Agenda Item Wording:
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Prezone Ordinance Adoption - Second Reading and adoption of Ordinance No. 2025-04, a request by the City of Visalia to adopt a prezone of the property related to Annexation No. 2024-03, undergoing annexation into the City limits of Visalia. The prezone will change zones on the Official Zoning Map of the City of Visalia from 284 acres of unzoned to approximately 253 acres of Industrial (I) zone designation and approximately 31 acres of I-L (Light Industrial), 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 is located on approximately 284 acres, on the north side of Riggin Avenue between Shirk Street and Kelsey Street. (APN: 077-840-004, 005, 006).
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Prepared by:
Brandon Smith, Principal Planner, brandon.smith@visalia.city, (559) 713-4636;
Paul Bernal, Planning and Community Preservation Development Director, paul.bernal@visalia.city, (559) 713-4025
Department Recommendation: Staff recommends that the City Council conduct the second reading and adopt Ordinance No. 2025-04 for a Prezone to Annexation No. 2024-03 pertaining to the Shirk-Riggin Industrial Park.
Summary:
The proposed Prezone action upon Annexation No. 2024-03 is a city-initiated request being made to confirm the zone designations of Industrial (I) and Light Industrial (I-L) 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. Shirk-Riggin Industrial Park) associated with the annexation.
Annexation No. 2024-03 is an annexation proposed by Seefried Industrial Properties, Inc. to annex three parcels totaling approximately 284 acres into the City limits of Visalia. This annexation will facilitate the development of a large-scale industrial park on the subject site.
The City Council held a public hearing on March 17, 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 Industrial and Light Industrial 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. 2025-04. No public comment was received on the item. The item was approved by the City Council on a 5-0 vote.
The City Council had previously acted on entitlements related to the Shirk-Riggin Industrial Park. On March 17, 2025, the Council voted (4-0) to certify an EIR, approve General Plan Amendment No. 2025-01, initiate Annexation No. 2024-03, and conduct the First Reading of Ordinance No. 2025-02 for authorization to enter into a Development Agreement. On April 7, 2025, the City Council voted to approve the Second Reading of Ordinance No. 2025-02.
Other: On February 10, 2025, the Planning Commission held a public hearing regarding the Shirk-Riggin Industrial Park. The Planning Commission recommended approval of the annexation initiation request to the City Council and recommended approval of other entitlements by a 5-0 vote.
Alternatives: None.
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to approve for second reading Ordinance No. 2025-04, a request by the City of Visalia to adopt a Prezone to Annexation No. 2024-03.
Environmental Assessment Status: An Environmental Impact Report was prepared for the proposed project.
CEQA Review: A Draft and Final Environmental Impact Report (EIR) (State Clearinghouse Number 2022080658), incorporated herein by reference, has been prepared in association with the Shirk and Riggin Industrial Park project, in accordance with the California Environmental Quality Act (CEQA). This EIR was certified by the City Council on March 17, 2025 by Resolution No. 2025-09. The City Council’s action included the adoption of a Finding of Fact, Statement of Overriding Considerations, and Mitigation and Monitoring Plan. This certified EIR is being utilized for consideration of the prezone’s environmental analysis in accordance with CEQA. The proposed Prezone action, which was considered by the EIR, has no new effects that could occur, or new mitigation measures that would be required that have not been addressed within the scope of the Shirk & Riggin Industrial Park Project EIR. The Environmental Impact Report adequately analyzed and addressed this proposed project and determined that there would be significant impacts resulting from the development of the Shirk & Riggin Industrial Park Project. A Mitigation and Monitoring Plan adopted with the EIR includes mitigation measures that reduce or eliminate the severity of some of these impacts to a level that is less than significant.
Deadline for Action: 8/4/2025
Attachments:
1. Ordinance No. 2025-04
2. City Council Staff Report from July 21, 2025
3. Related Plans and Policies