Agenda Item Wording:
title
Ordinance Adoption - Second reading and adoption of:
1. Ordinance No. 2025-10 approving Change of Zone No. 2024-03, a request to change the zoning designation on APN: 098-050-038 from Multi-family Residential (R-M-3) to Service Commercial (C-S) for a 9.42-acre parcel, and the change of zoning on APN(s): 098-050-013, 098-050-060, 098-050-061, and 098-050-062 from R-1-5 (Single-Family Residential 5,000 sq. ft. minimum site area) to Multi-family Residential (R-M-3) for parcels measuring a total of 11.89-acres (Ordinance No. 2025-10 required).
2. Ordinance No. 2025-11 approving Conditional Zoning Agreement No. 2024-04, a request by Derrel’s Mini Storage to establish conditions for a storage facility on APN: 098-050-038; and, for the Housing Authority of Tulare County to establish conditions for a multi-family development of at least 238 dwelling units on APN(s): 098-050-013, 098-050-060, 098-050-061, and 098-050-062 (Ordinance No. 2025-11 required).
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Prepared by:
Josh Dan, Senior Planner, (559) 713-4003, josh.dan@visalia.city
Paul Bernal, Planning and Community Preservation Director, (559) 713-4025, paul.bernal@visalia.city
Department Recommendation:
Conduct the second reading and adopt the following:
1. Ordinance No. 2025-10 for Change of Zone No. 2024-03.
2. Ordinance No. 2025-11 for Conditional Zoning Agreement No. 2024-04.
Summary:
On September 14, 2025, the City Council held a public hearing to consider General Plan Amendment (GPA) No. 2024-02, Change of Zone No. 2024-02, and Conditional Zoning Agreement No. 2024-04. The project was a request to change both general plan land use and zoning designations on APN: 098-050-038 from High Density Residential / Multi-family Residential (R-M-3) to Service Commercial (C-S) for a 9.42-acre parcel, and from Low Density Residential / R-1-5 (Single-Family Residential 5,000 square feet minimum site area) to High Density Residential / Multi-family Residential (R-M-3) for 11.89-acres on APN(s): 098-050-013, 098-050-060, 098-050-061, and 098-050-062. Additionally, a conditional zoning agreement was introduced establishing conditions that only a storage facility be constructed on APN: 098-050-038; and, for the Housing Authority of Tulare County to establish conditions for a multi-family development of at least 238 dwelling units on their property.
No persons spoke in opposition at the City Council meeting, and Council voted (4-0) to conduct the First Reading of Ordinance Nos. 2025-10 and 2025-11 for Change of Zone No. 2024-03 and Conditional Zoning Agreement No. 2024-04, respectively.
The second reading of the Ordinances are the final action the City Council takes in order for Change of Zone No. 2024-03 and Conditional Zoning Agreement No. 2024-04 to take effect. Following the second reading and Council adoption, the ordinances will go into effect 30 days following adoption of the second reading.
Background Discussion:
The recommendation to land use and zoning designations for both sites will facilitate the removal of an auto dismantling and towing storage yard development and permit the development of a 55-building mini-storage facility, built in two phases, measuring a total of 210,035 square feet of mini-storage building area located at 1700 East Goshen Avenue, which is an expansion of the existing mini-storage facility. In order to facilitate the mini-storage expansion, four parcels measuring 11.89 acres and owned by the Housing Authority of Tulare County will be included in the request to help offset the loss of residential capacity by rezoning their site from R-1-5 to R-M-3, which meets the needs of the Housing Authority property based on their desire to develop their site with a higher unit count. The Housing Authority site is located on the northwest corner of East Goshen Avenue and North Lovers Lane, about 0.75 miles east of the mini-storage expansion project along Goshen Avenue.
The proposed project is consistent with California Government Code Sec. 66300 - Housing Crissi Act of 2019, Government Code Sec. 65863 - No Net Loss Law, the City’s Land Use Element of the General Plan, Housing Element, and Zoning Ordinance. Specifically, the entitlements will allow for an alternative land use plan on an underdeveloped infill location in the northeast quadrant of the city that will still provide for a low-intensity land use based on limiting the development of the Derrel’s Mini Storage future expansion site to only a private mini-storage facility, no other C-S uses would be permitted, and future multi-family residential dwelling units for the Housing Authority site based on a required unit count as specified in the Conditional Zoning Agreement. Additionally, the land uses will provide a suitable buffer between the existing service commercial land uses, major streets and state highway, and existing and future residential neighborhoods.
Fiscal Impact: None.
Prior Council Action:
• On September 14, 2025, Council voted (4-0) to conduct the First Reading of Ordinance No. 2025-10 for Change of Zone No. 2024-03 and Ordinance No. 2025-11 for Conditional Zoning Agreement No. 2024-04.
Other:
The Planning Commission conducted a public hearing on July 14, 2025, to consider the change of zone, general plan amendment, conditional zoning agreement, and variance for the entire project. The Planning Commission approved the variance for setbacks, based on the findings in the report and resolution, and recommended approval to the City Council the general plan amendment, change of zone, and conditional zoning agreement request.
Alternatives: None.
Recommended Motion (and Alternative Motions if expected):
recommendation
I move to approve the second reading of:
1. Ordinance No. 2025-10 for Change of Zone No. 2024-03, and,
2. Ordinance No. 2025-11 for Conditional Zoning Agreement No. 2024-04.
Environmental Assessment Status: An Initial Study and Negative Declaration were prepared for the proposed project. Initial Study and Negative Declaration No. 2024-45 disclosed that environmental impacts are determined to be not significant. Staff concludes that Initial Study and Negative Declaration No. 2024-45 adequately analyzes and addresses the proposed project and reduces environmental impacts to a less than significant level.
CEQA Review: An Initial Study and Negative Declaration were prepared for the proposed project. Initial Study and Negative Declaration No. 2024-45 disclosed that environmental impacts are determined to be not significant. Salem Engineering Group conducted both a Phase I and II Environmental Site Assessment which found that soil and soil vapor at the project site did not pose a potential risk to human health or the environment. No engineering controls (i.e. VOC vapor barrier) are required to protect current or future building occupants. However, only “out of an abundance of caution”, recommendation was proposed by SALEM for preparation of a Soil Management Plan (SMP) which should be distributed to construction personnel prior to conducting grading or excavation activities. The SMP will establish protocols for handling, sampling, storage, and disposal of any suspected hydrocarbon-affected soils generated during construction activities. The SMP is not required in order to avoid a significant impact and is therefore not a mitigation measure, though the applicant may voluntarily choose to proceed with its preparation. Staff concludes that Initial Study and Negative Declaration No. 2024-45 adequately analyzes and addresses the proposed project and reduces environmental impacts to a less than significant level.
Deadline for Action: 10/6/2025
Attachments:
1. Ordinance No. 2025-10 for Change of Zone No. 2024-03
2. Ordinance No. 2025-11 for Conditional Zoning Agreement No. 2024-04
3. Exhibit “A” - Site Plan
4. Aerial Photo