Agenda Item Wording:
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Prezone Ordinance Adoption - Second Reading and adoption of Ordinance No. 2025-05, a request by the City of Visalia to adopt a prezone of the property related to Annexation No. 2024-05, undergoing annexation into the City limits of Visalia. The prezone will change zones on the Official Zoning Map of the City of Visalia from 62 acres of unzoned to approximately 55 acres of R-1-5 (Single-Family Residential, 5,000 square foot minimum site area) and approximately 7 acres of C-MU (Mixed Use Commercial) zone designation, consistent with the land use designations of the Visalia General Plan Land Use Map and consistent with Section 17.06.050 of the Visalia Municipal Code. The proposed project site is located on approximately 62 acres, on the southeast corner of South Santa Fe Street and East Caldwell Avenue (APNs: 123-400-005 and 123-400-001).
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Prepared by:
Colleen A. Moreno, Assistant Planner, (559) 713-4031, colleen.moreno@visalia.city;
Paul Bernal, Planning and Community Preservation Director (559) 713-4025, paul.bernal@visalia.city
Department Recommendation: Staff recommends that the City Council conduct the second reading and adopt Ordinance No. 2025-05 for Prezone to Annexation No. 2024-05 pertaining to the Blankenship Subdivision.
Summary:
The proposed Prezone action upon Annexation No. 2024-05 is a city-initiated request being made to confirm the zone designations of Single-Family Residential, 5,000 square foot minimum site area (R-1-5) and Mixed Use Commercial (C-MU) for property undergoing annexation into the City limits of Visalia.
Background Discussion:
The zone designations in this Prezone are synonymous with the previous actions of Planning Commission and City Council on the corresponding annexation. This Prezone does not make any new change to the zoning upon the project site, nor does it result in any change to the underlying project (i.e. Blankenship subdivision) associated with the annexation.
Annexation No. 2024-05 is an annexation proposed by San Joaquin Valley Homes to annex two parcels totaling approximately 62 acres into the City limits of Visalia. This annexation will facilitate the development of a 203-lot single-family residential development and provide for a future mixed use commercial zone, although that 7 acre area is not being developed together with the residential project.
The City Council held a public hearing on June 2, 2025, and approved a resolution to initiate proceedings toward filing the annexation application with the Tulare County Local Agency Formation Commission (LAFCO). The City Council Resolution initiating the annexation proceedings, confirmed the R-1-5 (Single-Family Residential, 5,000 square foot minimum site area) and C-MU (Mixed Use Commercial) zone designations to be assigned to the property upon annexation to the City are consistent with the General Plan Land Use Map. This confirmation of zone designations was done following past practices wherein the City relied upon its adopted General Plan Land Use Map together with the Visalia Municipal Code Section 17.06.050(A) to effectuate the zoning on the project prior to filing with LAFCO. City staff, based on an internal review of our processes, have decided to revise the prezoning process to incorporate a formal adoption of an ordinance that establishes the specific prezoning of each proposed annexation.
Updating Process to Adopt a Specific Zoning Amendment Ordinance:
While the City maintains that its manner of prezoning prescribed in Section 17.06.050 complies with State law by meeting Government Code Sections 56375 and 65859, a more explicitly formal procedure could also be utilized. Such procedure would be to enact an ordinance reviewing the General Plan designation for the property proposed for annexation, the proposed usage of that property, then, by ordinance, direct the change from “unzoned” to the equivalent zoning as prescribed by the General Plan land use map (substantiated in the Implementation chapter of the General Plan). This additional step for the City Council to adopt an ordinance declaring prezoning on a project-by-project basis is beneficial in that it requires a specific review and record of the underlying project and the proposed zoning by a project-specific ordinance prezoning the property instead of relying on the general city-wide ordinance for prezoning. The more formal project specific ordinance is commonly used by municipalities throughout the State of California, and following statewide practices can simplify working with developers that have projects in other areas of California.
Fiscal Impact: No impact to the City. Future development of the property will require the developer to pay development impact fees.
Prior Council Action:
On July 21, 2025, the City Council held a public hearing regarding the Introduction and first Reading of Ordinance No. 2025-05. No public comment was received on the item. The item was approved by the City Council on a 5-0 vote.
On June 2, 2025, the City Council held a public hearing regarding the Blankenship Project for Annexation No. 2024-05. The item was approved by the City Council with the recommendation to initiate proceedings toward filing the annexation application with the Tulare County local Agency Formation Commission (LAFCO).
Other: On April 28, 2025, the Planning Commission held a public hearing regarding Annexation No. 2024-05, and the Blankenship Tentative Subdivision Map No. 5602. The Planning Commission recommended approval of the annexation initiation request to the City Council and approved the subdivision map by a 5-0 vote.
Alternatives: None.
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to approve for second reading Ordinance No. 2025-05, a request by the City of Visalia to adopt a Prezone to Annexation no. 2024-05.
Environmental Assessment Status: An Initial Study and Mitigated Negative Declaration were prepared for the proposed project.
CEQA Review: An Initial Study was prepared for this project, consistent with the California Environmental Quality Act (CEQA). Ther Initial Study / Mitigated Negative Declaration No. 2024-63 (SCH 2025040063) was certified by City Council on June 2, 2025, by Resolution No. 2025-31. This Initial Study / Mitigated Negative Declaration is being utilized for consideration of the prezone’s environmental analysis in accordance with CEQA.
Deadline for Action: 8/4/2025
Attachments:
1. Ordinance No. 2025-05
2. City Council Staff Report from July 21, 2025
3. Related Plans and Policies