REPORT TO CITY OF VISALIA PLANNING COMMISSION
HEARING DATE: May 28, 2024
PROJECT PLANNER: Brandon Smith, Principal Planner
Phone: 559-713-4636
Email: [email protected]
Devon Jones, Economic Development Manager
Phone: (559) 713-4190
E-mail: [email protected]
SUBJECT: Zoning Text Amendment No. 2024 -01: A request by the City of Visalia to amend Visalia Municipal Code Title 17 (Zoning Ordinance) and sections within other Titles of the Visalia Municipal Code based on multiple factors including, but not limited to:
changes in state law, errors in existing zoning text, changes in other sections of the Visalia Municipal Code or changes in city procedures, changes in business and/or development trends and activity, citywide.
STAFF RECOMMENDATION
Staff recommends that the Planning Commission adopt Resolution No. 2024-34, recommending that the City Council approve adoption of Zoning Text Amendment No. 2024 -01, which amends Title 17, Chapters 17.06 Zone Classifications, 17.08 Agricultural Zone, 17.10 Open Space Zone,
17.12 Single-Family Residential Zone, 17.16 Multi -Family Residential Zone, 17.18 Commercial Zones, 17.19 Mixed Use Zones, 17.25 Uses in the Commercial, Mixed Use, Office, and Industrial Zones, 17.26 Planned Development, 17.28 Site Plan Review Permit, 17.30 Development Standards, 17.32 Special Provisions, 17.34 Off-Street Parking and Loading Facilities, 17.36 Fences, Walls, and Hedges, 17.38 Conditional Use Permits, 17.40 Nonconformi ng Uses and Structures, 17.48 Signs, 17.56 Historic Preservation District, and 17.58 Downtown Retail Overlay District.
This recommendation is based on the findings contained therein and summarized as follows:
• The Zoning Text Amendment is consistent with the goals, objectives, and policies of the City’s General Plan.
• The Zoning Text Amendment makes various updates based on c hanges in state law , changes in city procedures , changes in business and/or development trends or activity, and various corrections based on e rrors in existing zoning text , or c hanges in other sections of the Visalia Municipal Code.
RECOMMENDED MOTION
I move to recommend that the City Council approve Zoning Text Amendment No. 2024-01 based on the findings and conditions in Resolution No. 2024-34.
REASON FOR ZONING TEXT AMENDMENTS
It has been staff’s practice every few years to process City-initiated text amendments for reasons that generally include clean -up and adjustment s to Title 17 “Zoning” . There has not been a comprehensive Zoning Ordinance text amendment request since 2017, when the City Council adopted the comprehensive Zoning Ordinance Update in follow -up to the General Plan Update adoption. Zoning Text Amendment (ZTA) No. 202 4-01 is a city -initiated request to implement many Zoning Ordinance update needs identified over the last several years. These amendments
consist of mainly non-substantive or ‘clean-up’ amendments that have been identified over time to ‘correct’ existing language.
On March 11, 2024, staff presented most of the proposed amendments below for initial Planning Commission review. Following the input received from Planning Commission at this work session presentation, staff also brought forward an amendment to Section 17.36.030 regarding the potential for wall height variations in single -family residential zones when extenuating circumstances exist such as flood grade elevation conflicts for authority to initiate at this time.
Additionally, specifically in Item 1 below, staff has brought several amendments necessary given the recent division of the Community Development Department to the Planning and Community Preservation Department and Engineering and Building Department. Below are the detailed edits to the various chapters of the Zoning text as proposed by staff. Where sections of Municipal Code are given, changes specified with strikeout are being deleted from Municipal Code, and changes specified with underline and italics are being added to Municipal Code.
1. CHAPTERS 17.06, 17.28, and 17.32 regarding renaming of Community Development Department
Summary: Updates will be necessary given the new structure of the former Community Development Department which was recently recognized . The former Community Development D epartment is split between the Planning and Community Preservation Department and the Engineering and Building Department . As a result of the department reorganization, references to the Community Development Department will need to be edited.
There are also several edits that will need to be made to municipal code language outside of Title 17, including Titles 5, 8, 12 , 16, and 18. All changes noted below to Section 1 are in reference to revising the department name.
Section 17.06.020 Establishment of zones by map.
The location and boundaries of the various zones are established, shown, and delineated on the "Official Zoning Map of the City of Visalia," which is made a part hereof, on file in the community development Planning and Community Preservation department. (Ord. 2017- 01 (part), 2017: prior code § 7227)
Section 17.28.020 Site plan review committee.
A. Members. The site plan review committee shall be comprised of staff representatives of the engineering, building, and planning divisions of the community development as well as the fire department; in addition, the city planner may request input from any other city department or public agency, subject to city council policies.
Section 17.28.030 Application procedure.
A. Information. The community developmentPlanning and Community Preservation department shall make available a site plan review application form. The site plan shall be drawn to a scale that clearly indicates all dimensions and includes the following information as well as information identified in the site plan review application form:
B. Submittal: The site plan shall be submitted to the community developmentPlanning and Community Preservation department along with a completed site plan review application form. The number of copies of the site plan required shall be determined by the site plan review committee and posted at the community development department and on the city website. If all of the required information as outlined within Section 17.28.030(A) is not submitted, the application may be rejected by the city planner.
Section 17.28.040 Issuance and re-submittal.
C. Upon completion or review, the Community DevelopmentPlanning and Community Preservation Department shall notify the applicant of the committee's determination along with a copy of the finally approved site plan. (Ord. 2018 -18 § 1 (part), 2018: Ord. 2017-01 (part), 2017: prior code § 7425)
Section 17.32.163.K. “Abandonment or Discontinuation of Use” under the Regulation of wireless telecommunication facilities section.
1. At such time that a wireless telecommunication facility owner or wireless provider plans to abandon or discontinue operation of that facility, said owner shall notify the community developmentPlanning and Community Preservation department director by certified U.S. Mail of the proposed date of abandonment or discontinuation of operations.
2. In the event all legally approved use of any wireless telecommunication facility has been discontinued for a period of six (6) months (one hundred eighty (180) days) and the owner or wireless provider has not notified the community developmentPlanning and Community Preservation department director, the facility shall be deemed to be abandoned.
Determination of the date of abandonment shall be made by the community developmentPlanning and Community Preservation department director who shall have the right to request documentation and/or affidavits from the facility owner regarding the issue of usage, including evidence that use of the wireless telecommunication facility is imminent.
3. At such time as the community developmentPlanning and Community Preservation department director determines that a wireless telecommunication facility is abandoned, the community developmentPlanning and Community Preservation department director shall provide written notice of an abandonment determination by certified mail addressed to all applicants at the addresses on file with the city and to the owner of the property at the address on file with the city, the property address, if applicable, and at the address to which tax notices are sent. Failure or refusal by the facility owner or any other co- applicant to respond to such notice within sixty (60) days of the receipt of the certified letter, shall constitute prima facie evidence that the wireless telecommunication facility has been abandoned.
5. Upon a determination of abandonment by the community developmentPlanning and Community Preservation department director pursuant to this section, and the failure of the wireless telecommunication facility owner or other co -applicant to remove the facility in accordance with this section, the wireless telecommunication facility shall be deemed unfit for use and in violation of the permit requirements so as to be deemed a danger to public health and a public and private nuisance. Failure of the wireless telecommunication facility owner or other co-applicant to dismantle and physically remove the facility and related structure s in accordance with the terms of this section shall result in the city taking all actions consistent with Chapter 8.40 and Chapter 1.13.
2. CHAPTERS 17.08, 17.10, 17.12, 17.16, 17.18, 17.26, 17.28, 17.30, 17.32, 17.34, 17.36,
17.38, 17.40, 17.56, 17.58, regarding SITE PLAN REVIEW COMMITTEE Summary: The term ‘Site Plan Review Committee’ should be discontinued and will be updated to ‘Site Plan Review staff’, since this body does not serve as a committee with members of the public (like other Committees and Commissions), but of City and Responsible Agen cy staff. This requires edits to chapters both inside and outside of Title 17. Those outside of Title 17 include Titles 12 and 16. All changes noted below to Item 9 are in reference to revising the term “committee” to “staff”.
In addition, there are a few edits necessary regarding site plan review processes and procedures to reflect current processes such as electronic submittals vs. paper submittals.
Section 17.08.050 Required conditions.
A. Any use involving a business, service or process not completely enclosed in a structure, when located on a site abutting on or across a street or an alley from an R -1 or R -M zone shall be screened by a concrete block or masonry wall not less than six feet in height if required by the Site Plan Review staffCommittee.
Section 17.10.050 Required conditions.
A. Any use involving a business, service or process not completely enclosed in a structure, when located on a site abutting on or across a street or an alley from an R -1 or R -M zone shall be screened by a concrete block or masonry wall not less than six feet in height if required by the Site Plan Review staffCommittee.
Section 17.12.070 Replacement and expansion of legally existing multiple family units.
B. Replacement/expansion of unit(s) shall be designed and constructed in an architectural style compatible with the existing single-family units in the neighborhood. Review of elevations for replacement/expansion shall occur through the site plan review process. Appeals to architectural requirements of the site plan review staffcommittee shall be subject to the appeals process set forth in Section 17.28.050.
Section 17.12.090 Side yards.
E. Side yard requirements may be zero feet on one side of a lot if two or more consecutive lots are approved for a zero lot line development by the site plan review staffcommittee.
Section 17.16.130 Trash enclosures.
Enclosures for trash receptacles are permitted that comply with the specifications and requirements of Section 17.32.010 and that are approved by the site plan review staffcommittee. Enclosures within the front yard setback are permitted for multiple family dwelling units when deemed necessary by city staff because no other appropriate location for an enclosure exists on the property. (Ord. 2017 -01 (part), 2017: Ord. 9717 § 2 (part), 1997:
prior code § 7303)
Section 17.16.190 Model good neighbor policies.
Before issuance of building permits, project proponents of multi -family residential developments in the R -M zones that are subject to approval by the Site Plan Review staffCommittee or the Planning Commission, shall enter into an operational management plan (Plan), in a form approved by the City for the long term maintenance and management of the development. The Plan shall include but not be limited to: The maintenance of landscapin g for the associated properties; the maintenance of private drives and open space parking; the maintenance of the fences, on -site lighting and other improvements that are not along the public street frontages; enforcing all provisions covered by covenants, conditions and restrictions that are placed on the property; and, enforcing all provisions of the model Good Neighbor Policies as specified by Resolution of the Planning Commission, and as may be amended by resolution. (Ord. 2017-01 (part), 2017: Ord. 2006-11 § 1, 2006)
Section 17.18.040 Required conditions.
D. All new construction in existing C -N zones not a part of a previously approved planned development shall conform with development standards determined by the site plan review staffcommittee. (Ord. 2017-01 (part), 2017: prior code § 7319)
Section 17.26.050 Application procedures.
A. Pre-Application Review. Pre -application review shall be a two -step process including a mandatory meeting with the planning department and submittal of a concept plan to the site plan review staffcommittee. Such pre-application review shall include, but is not limited to, the following elements:
Section 17.26.060 Exceptions.
Exceptions to the design criteria specified in Section 17.26.040 may be modified by the city council upon recommendation by the planning commission based on unique circumstances.
Such exceptions shall be reviewed by the site plan review staff for comment prior to planning commission recommendation. (Ord. 2017 -01 (part), 2017: Ord. 9718 § 2 (part), 1997: prior code § 7415)
Section 17.26.070 Amendments.
Minor amendments to an approved planned development may be granted by the planning commission upon recommendation of the site plan review staffcommittee. Major amendments shall be processed as an amendment to a conditional use permit with required public hearings. Major amendments include, but are not limited to, the following:
Section 17.28.020 Site plan review staffcommittee.
A. Members. The s Site plan review staffcommittee shall be comprised of staff representatives of the engineering, building, and planning divisions of the community development as well as the fire department; in addition, the city planner may request input from any other city department or public agency, subject to city council policies.
B. Powers and Duties. The site plan review staffcommittee shall have the power to:
Section 17.28.030 Application procedure.
A.20. Such other data as may be required to permit the site plan review staffcommittee to make the required findings;
B. Submittal: The site plan shall be submitted to the community development department along with a completed site plan review application form. The number of copies of the site plan required shall be determined by the site plan review staffcommittee and posted at the community development department and on the city website. If all of the required information as outlined within Section 17.28.030 (A) is not submitted, the application may be rejected by the city planner.
C. Review Timeline: Plans submitted by four p.m. on a Thursday shall be reviewed by the site plan review staffcommittee at their regular meeting at nine a.m. on the following Wednesday. Additional time may be required for site plans that must be reviewed by other agencies and/or city committees. The site plan review staffcommittee may modify these times by posting a revised schedule at the community development department and on the city website. (Ord. 2017-01 (part), 2017: Ord. 9605 § 30 (part), 1996: prior code § 7424) Section 17.28.040 Issuance and re-submittal.
A. The site plan review staffcommittee shall declare their intention to allow the project to proceed to apply for the necessary city permits, or require resubmittal of the site plan at the site plan review staffcommittee meeting.
B. Within thirty (30) working days after submission, the site plan review staffcommittee shall provide, in writing to the applicant, either to proceed with applying for necessary city permits, either with or without required revisions, or require resubmittal of the site plan review and identify required revisions. The site plan review staffcommittee shall consider each project's consistency with current city ordinances and whether it will affect the public health, safety and general welfare. In issuing direction to proceed, the staffcommittee shall consider the following:
CB. In making the required findings, the site plan review staffcommittee shall assure that the approval will be consistent with established policies and regulations relating to public improvements, street improvements, as approved and adopted by the city council, including necessary dedications and traffic safety.
DC. Upon completion or review, the Community Development Department shall notify the applicant of the staffcommittee's determination along with a copy of the finally approved site plan. (Ord. 2018-18 § 1 (part), 2018: Ord. 2017-01 (part), 2017: prior code § 7425) Section 17.28.050 Appeals to the planning commission.
The applicant or any interested person may appeal a decision of the site plan review staffcommittee to the planning commission, setting forth the reason for such appeal to the commission. Such appeal shall be filed with the city planner in writing with applicable fees, within ten (10) days after notification of such decision. The appeal shall be placed on the agenda of the commission's next regular meeting. If the appeal is filed within five (5) days of the next regular meeting of the commission, the appeal shall be placed on the agenda of the commission's second regular meeting following the filing of the appeal. The commission shall review the site plan and shall uphold or revise the decision of the site plan review, based on the findings set forth in Section 17.28.040. The decision of the commission shall be final unless appealed to the council pursuant to Section 17.02.145.
Section 17.28.080 Required improvements.
Because of changes that may occur in a local neighborhood due to increased vehicular traffic generated by facilities requiring a site plan review permit, and upon the principle that such development should be required to provide street dedications and impr ovements proportionate to such increased vehicular traffic, the following dedications and improvements may be deemed necessary by the site plan review staffcommittee and may be required as a revision to any site plan.
Section 17.28.085 Timing of improvements.
All improvements shall be to city standards existing at the time the site plan is approved and shall be installed at the time of the proposed development. Where it is determined by the site plan review staffcommittee that it is impractical to install any or all improvements at the time of the proposed development, an agreement to make such improvements may be accepted in lieu thereof. In any event, the applicant shall enter into an agreement with the city for the provision of improvements before a building permit may be issued, as specified in Sections 16.24.050 and 16.24.060. (Ord. 2017-01 (part), 2017)
Section 17.28.110 Suspension and revocation.
Upon violation of any of the applicable provisions of this chapter or upon failure to comply with the revisions identified in the permit, a site plan review permit approval shall be suspended by the city planner or site plan review staffcommittee. Notice of such suspension shall be sent immediately to the person responsible for noncompliance by the building official or by the City code enforcement officer. Within thirty (30) days of the suspension, the planning commission shall consider the suspen sion. If n ot satisfied that the regulation, general provision, or required revisions identified in the site plan review permit are being complied with, the commission may revoke the site plan approval or take such action as may be necessary to iensure compliance. (Ord. 2017-01 (part), 2017: prior code § 7432)
Section 17.30.015 Development standards.
A. Site Area. The minimum parcel size varies according to the zone district in which the parcel is located. However, this title shall not preclude parcels of less than the required minimum, which exist at the time of adoption of this title, from securing site plan review permits and building permits. Parcels of less than the required minimum size may be created upon approval of an acceptable master plan by the site plan review staffcommittee.
B. Setback. The minimum building setbacks in each zone district shall be conformed to the requirements set forth in that zone district. However, the site plan review staffcommittee may grant an exception to the required standards based on the uniqueness of the property or the specific design needs of the project. The average setback and landscaping under such exception shall be equal to the required standard.
C. 1. d. All landscaped areas shall be surrounded with six-inch high concrete curbing, unless waived by the site plan review staffcommittee.
C. 5. a. Planter required every other row to a width determined by the site plan review staffcommittee.
DE. Loading.
EF. Screening and Storage.
E.2. Where commercial, office, or industrial site adjoins an R -1 or R-M district, a concrete block or masonry wall to a height recommended by the site plan review staffcommittee shall be located on the property line except in a required front yard, or the street side of a corner lot and suitably maintained. This requirement may be waived if an alternative landscaped buffer is provided as approved by the planning commission as an exception.
E.3. A use not conducted entirely within a completely enclosed structure, on a site across a street or alley from an R-1, or R-M district shall be screened by a concrete block or masonry wall to a height to be determined by the site plan review staffcommittee, if the site plan review staffcommittee finds said use to be unsightly.
E.4. Open storage of materials and equipment, except commercial vehicles and used car sales lots, shall be permitted only within an area surrounded and screened by a concrete block or masonry wall to a height to be determined by the site plan review staffcommittee; provided, that no materials or equipment shall be stored to a height greater than that of the wall or fence.
FG. Curb Cuts.
GH. Lighting. No on-site lighting shall directly or indirectly illuminate adjacent properties or the public street that provides access. The lights and standard to be used shall be approved by the site plan review staffcommittee.
HI. Auto Traffic Easements. When deemed necessary for the traffic safety of the community, the site plan review staffcommittee shall have the right to require as a condition of granting a planned development site plan review permit, that a parcel provide an easement for purposes of vehicular traffic.
Section 17.32.010 Trash storage.
Permanent trash enclosures may be required for multiple family developments of four units or greater, all commercial, professional office and industrial uses subject to Chapter 8.28 of the Visalia Municipal Code. The specific location, design and size of a trash enclosure shall be reviewed and approved by the site plan review staffcommittee. (Ord. 2017-01 (part), 2017:
prior code § 7477)
Section 17.32.150 Bed and breakfast facilities.
C. Process. Applications for traditional bed and breakfast facilities meeting the criteria stated below shall be subject to approval of a site plan review permit pursuant to Chapter 17.28.
Such applications may be referred to the planning commission by the site plan review staffcommittee. Applications for bed and breakfast inns shall be subject to approval of a conditional use permit pursuant to Chapter 17.38. Bed and breakfast inns shall be subject to any such condition as deemed appropriate by the plann ing commission to further the purposes of this section.
D. 6. The scale and appearance of the bed and breakfast facility shall remain primarily residential in character; all buildings and site improvements shall be similar to and compatible in design with the surrounding neighborhood and adjacent residences. The site plan review staffcommittee and/or the planning commission shall have authority to grant or deny applications for bed and breakfast facilities based upon design and aesthetic criteria, as well as all other provisions of this section;
F. Appeals. Interested individuals may appeal the decision of the site plan review staffcommittee regarding traditional bed and breakfast inn facilities to the planning commission as set forth in Chapter 17.28. Decisions of the planning commission regarding bed and breakfast inn facilities may be appealed to the city council as set forth in Section 17.02.145. (Ord. 2017-01 (part), 2017: Ord. 2001-07 § 4, 2001: prior code § 7491)
Section 17.34.020 Schedule of off-street parking space requirements.
A. 2. c. In cases where multi-family developments do not require planning commission review, the site plan review staffcommittee shall have similar authority as described above.
Section 17.34.030 Standards for off-street parking facilities.
B. Entrances and exits to parking lots and other parking facilities shall be provided at locations approved by the site plan review staffcommittee.
I. Parking spaces for "compact automobile" will be permitted providing that each parking space is not less than fifteen (15) feet in length and seven and one-half feet in width, exclusive of aisles and access drives. Number of compact parking spaces shal l not exceed thirty (30) percent of the total required parking spaces of an establishment. There shall be no more than four contiguous compact stalls within a parking lot. Any compact parking shall be approved by the site plan review staffcommittee.
M. New parking facilities shall promote the use of time and/or motion sensitive parking lot and security lights, where feasible, as determined by the Site Plan Review staffCommittee.
N. New parking facilities shall promote and be evaluated as part of an overall program to implement low impact development features on -site that reduce impermeable surfaces and increase infiltration. The implementation and design of low impact development features for the site will be determined by the Site Plan Review staffCommittee.
O. Vacant or unimproved lots shall not be used as vehicle parking facilities and/or outdoor storage of commercial equipment, construction equipment, and similar uses unless screened appropriately, as determined by Site Plan Review staffCommittee.
Section 17.34.040 Landscape requirement.
The submission of any plan for off-street parking facilities shall be accompanied by a detailed landscape plan for approval by the site plan review staffcommittee. All off -street parking facilities shall conform with the following standards, but not limited to:
G. The site plan review staffcommittee shall approve all landscaping plans within a parking area and shall have the right to require additional landscaping if the staffcommittee deems it necessary to improve the aesthetic character of the project. (Ord. 2017-01 (part), 2017: prior code § 7498)
Section 17.34.050 Shared parking.
The site plan review staffcommittee may grant an exception to the total number of spaces required when the joint users of a parking facility have divergent needs with respect to daytime versus nighttime use, or weekdays versus Saturdays or Sundays. Conditions for allowing shared parking are:
Section 17.34.070 Off-street loading facilities required.
A. In all commercial and industrial zones and in the O-PA, O-C, and BRP zones, if required by the commission, there shall be located on the site of each building or structure, off -street loading facilities for vehicles. Where, in the opinion of the site plan review staffcommittee, a practical difficulty is involved relating to site size, existing development or access, the planning commission may grant an exception to any portion of the requirements necessary to achieve the intent of this section. For all commercial and industrial buildings, one off -street loading berth shall be provided if the gross floor area exceeds five thousand (5,000) square feet, and one additional berth shall be provided for each additional ten thousand (10,000) square feet.
No off -street loading berths shall be required for buildings of less than five thousand (5,000) square feet of gross floor area.
B. The location of off -street loading facilities shall be approved by the site plan review staffcommittee. (Ord. 2017-01 (part), 2017: prior code § 7501) Section 17.36.070 Industrial zones.
B. A use not conducted entirely within an enclosed structure, on a site across a street or alley from an R -A, R-1 or R-M zone shall be screened by a concrete block or masonry wall not less than seven feet in height, if the site plan review staffcommittee finds said use to be unsightly.
Section 17.38.020 Application procedures.
A. 7. Additional technical studies or reports, as required by the Site Plan Review staffCommittee.
A. 8. A traffic study or analysis prepared by a certified traffic engineer, as required by the Site Plan Review staffCommittee or Traffic Engineer, that identifies traffic service levels of surrounding arterials, collectors, access roads, and regionally significant roadways impacted by the project and any required improvements to be included as a condition or mitigation measure o f the project in order to maintain the required services levels identified in the General Plan Circulation Element.
Section 17.40.040 Nonconforming structures.
G. 4. The extent of required improvements shall be determined through application for site plan review permit by the site plan review staffcommittee. Additional parking shall not be required except where a use is expanded in area or intensity, in which case the parking requirements shall apply only to the addition. Appeals of findings of the site plan review staffcommittee may be made to the planning commission as provided in Section 17.28.050.
Section 17.56.050 Creation of historic preservation advisory committee.
C. 2. It shall be the duty of the historic preservation advisory committee to review all applications for site plan review permits within the historic district for compliance with the provisions of this chapter. Items that shall be subject to review by th e committee include but are not limited to vehicular access, location and screening of parking, setbacks, location of service use areas, walls and landscaping. The committee may recommend approval, conditional approval, disapproval or resubmittal of the site plan review permit application. The committee's recommendation shall be forwarded to the site plan review staffcommittee for its consideration.
Section 17.56.060 Appeal.
Any person or persons jointly or severally aggrieved by a decision of the historic preservation advisory committee may make an appeal in writing therefrom to the city council within ten days of said action. The city council, after proceeding in the manner as provided therein and with the same power and authority there invested in passing upon appeals before it under the provisions of law and this chapter and in the exercise thereof, may reverse, affirm or modify or affirm as modified the action of the historic preservation advisory committee. Appeals of a decision of the site plan review staffcommittee shall be filed with the planning commission in the manner prescribed in Section 17.28.050. (Ord. 2017 -01 (part), 2017: Ord. 2001 -13 § 4 (part), 2001: prior code § 7705)
Section 17.58.050 Procedures for review of applications.
A. The site plan review staffcommittee shall be the reviewing authority for the downtown retail overlay district, with powers and duties as specified in this chapter.
B. The site plan review staffcommittee shall review applications only as specified in this chapter, consistent with the rules and regulations in this chapter. Applications shall be approved or disapproved based solely on those building design criteria in this chapter, for which compliance is mandatory. The board may suggest that building design criteria that are permissive be followed; however, applications shall not be approved or disapproved on the basis of any such nonmandatory criteria. The duties and responsibilities of the site plan review staffcommittee shall include the following:
C1. At the option of the planning commission, the site plan review staffcommittee may review proposed zoning actions (zone changes, conditional use permits, special zoning exceptions, planned unit developments and variances) within the district. The site plan review staffcommittee may recommend approval, conditional approval, modification or disapproval of an application based upon the expected impact of the proposed zoning action on the character of the affected improvement(s), neighboring properties, or the entire district. The board's recommendation shall be forwarded to the planning commission for its consideration.
D2. It shall be the duty of the site plan review staffcommittee to review all applications for the construction or exterior alteration or enlargement of improvements within the overlay district. The site plan review staffcommittee shall have the power to approve, modify or disapprove such applications before a building permit can be issued.
F3. It shall be the duty of the site plan review staffcommittee to review all applications for the moving or demolition of structures within the overlay district. The site plan review staffcommittee shall have the power to approve, conditionally approve, or disapprove such applications, subject to the provisions of Section 17.58.060.
G4. Permits may be issued for air conditioners, electrical work and plumbing work that is visible from a public right -of-way when the chief building official determines that the work insignificantly affects the exterior of a structure, or that reasonable alternatives as to location or screening have been employed. The building official may forward to the site plan review staffcommittee applications for permits for this type of work when it appears that the appearance of a structure may be significantly altered. This subsection shall not apply to the following types of permit applications:
1a. Reroofing with like materials;
2b. Residing with like materials;
3c. Masonry repairs with like materials;
4d. Chimney repair with like materials. (Ord. 2017-01 (part), 2017: prior code § 7724)
Section 17.58.060 Appeal to the city council.
Any person or persons jointly or severally aggrieved by a decision of the site plan review staffcommittee may make an appeal in writing therefrom to the city council. Such appeal shall be filed with the city clerk within ten days of said action. The appeal shall be placed on the agenda of the council's next regular meeting after the appeal is filed. The council shall review the decision of the board and may reverse, affirm, modify or affirm as modified the action of the board. The decision of the council shall be final. (Ord. 2017 -01 (part), 2017: prior code § 7725)
Section 17.58.090 Exceptions.
Within the downtown retail overlay district, design and construction conditions exist that are unique and are not generally found elsewhere in the city. Structures were often constructed on or near lot lines and abut one another in many cases. Storefronts and building facades have often been redesigned, covered or otherwise subjected to major alterations over the years. Due to these peculiar conditions, it is sometimes in the interest of enhancing the character of the district to make an exception to the bu ilding design criteria in this chapter and/or signage, landscaping, setbacks, fencing and screening requirements of the Visalia zoning ordinance. Where it is deemed that the physical and economic well-being of the district would be better served by such an exception rather than the strict application of the above mentioned building design criteria and other ordinance requirements, the site plan review staffcommittee may recommend to the planning commission that such exception be made, pursuant to Section 17.42.030. (Ord. 2017-01 (part), 2017: prior code § 7729)
Section 17.58.100 Role of building official.
A. The building official shall refuse to issue all building or sign permits based upon an application disapproved by the site plan review staffcommittee, unless such application is later approved by the city council. The building official may approve any application approved or conditionally approved by the site plan review staffcommittee at such time as any conditions specified in such approval are clearly indicated by the applicant on the plans presented to the building official for approval. If an appeal to the city council is filed within ten days from the date of board approval of an application, no permit shall be issued until the outcome of said appeal is finally determined by the city council.
3. CHAPTER 17.12 SINGLE-FAMILY RESIDENTIAL ZONE
Section 17.12.040 Conditional Uses
C. Public and private charitable institutions, general hospitals, sanitariums, nursing and convalescent homes , and hospices ; not including specialized hospitals, sanitariums, or nursing, rest and convalescent homes including care for acute psychiatric, drug addiction or alcoholism cases;
Summary: Hospices are a use that is similar to others in the category.
4. CHAPTER 17.12 SINGLE-FAMILY RESIDENTIAL ZONE
Section 17.12.100 Rear Yard
C. Main structures may encroach up to five feet into a required rear yard area provided that such encroachment does not exceed one story and that a usable, open, rear yard area of at least one thousand two hundred and fifty five hundred (1,2501,500) square feet shall be maintained. Such encroachment and rear yard area shall be approved by the city planner prior to issuing building permits.
Summary: The 1,500 square feet requirement was a requirement dating to when the Single - family Residential zone had a minimum lot size of 6,000 square feet (i.e., R -1-6 zone). The reduced usable rear yard area carries over the same ratio of yard area into the R -1-5 zone.
Also, these approvals have historically been conducted by staff without input from the City Planner.
5. CHAPTER 17.16 MULTI-FAMILY RESIDENTIAL ZONE
Section 17.16.040 Conditional Uses
B. Public and private charitable institutions; general hospitals, sanitariums, nursing and convalescent homes, and hospices; including specialized hospitals, sanitariums, or nursing, rest and convalescent homes including care for acute psychiatric, drug addiction or alcoholism cases;
Summary: Hospices are a use that is similar to others in the category.
6. CHAPTER 17.18 COMMERCIAL ZONES
Sections 17.18.060, 070, and 080 Development standards in the C-N, C-R, and C-S zone
17.18.060 D. Minimum required landscaped yard (setback) areas:
2. Rear: five (5) feet (except where a building is located on rear side property line);
17.18.070 D. Minimum required landscaped yard (setback) areas:
2. Rear: five (5) feet (except where a building is located on rear property line);
17.18.080 D. Minimum required landscaped yard (setback) areas:
2. Rear: five (5) feet (except where a building is located on rear side property line); Summary: Incorrect location listed . Rear setback should be matched with rear setback.
Additionally, the C-R zone language omits this phrase entirely so it should be added.
7. CHAPTER 17.19 MIXED USE ZONES
Section 17.19.070 Development standards in the D-MU zone and in the C-MU zones inside the downtown area
17.19.070 D. Minimum required landscaped yard (setback) areas:
6. Street side on corner lot: five (5) feet (except where a building is located on property line).
Summary: Need to insert “except where a building is located on property line” to clarify, since this zone permits buildings on property line.
8. CHAPTER 17.25 USES IN THE COMMERCIAL, MIXED USE, OFFICE, AND INDUSTRIAL ZONES
Section 17.25.030 Commercial, Office, and Industrial Zone Use Table Summary: Various non-substantive edits to the Zone Use Matrix, including clean-up, removing of unutilized lines, capitalization, addition of notes, and addition of clarification. For the most part, no changes are being recommended regarding the allowance of the use in a specific zone (i.e. permitted, conditionally allowed, not allowed) with the exception of a few such changes resulting from uses that are being combined into a single line item. S taff does not believe the changes from combining the items would result in uses that are inconsistent with the purpose and intent of the zones. Those exceptions are identified below among the other specific changes proposed:
▪ There are two Line M17s, the latter to be renumbered along with the resulting renumbering required.
▪ Removing line items that do not have listed permitted, or conditionally permitted zones given listing them could cause confusion that those uses could be permitted in various zones.
▪ Capitalizing listed uses that may be a single use and not part of a list for consistency and ease of use for viewers.
▪ Adding a capitalized Drive Thru list header.
▪ Revise ‘Parking Facilities for Off-site uses’ (P2) to make consistent with Section 17.34.060 by adding reference in ‘Special Use Standards’ column.
▪ Add ‘Quick Service’ to ‘Fast Food Restaurants’ (E6 and E7) ▪ Revise ‘Combined office/warehouse’ (M45) to add 25% office space restriction. ▪ Removal of several line items that are duplicative or otherwise unnecessary, specifically:
▪ Clothing Costume Rental (C6) - Addressed in Retail
▪ Adult Daycare, 7 to 12 (D2) - Redundant, edit D1
▪ Children Daycare, 9 to 14 (D5) - Redundant, edit D4
▪ Pizza Sandwich Shops with/without alcohol, Ice cream shop (E8 – E10) -Addressed in Fast Food
• This change could provide for a pizza sandwich shop serving wine and beer to be permitted by right in a Neighborhood Commercial zone as opposed to conditionally permitted. Staff believes there is little difference between a pizza sandwich shop that serves wine/beer and a sit-down restaurant with a bar using less than 25% of public area which is permitted by right in Neighborhood Commercial zoning. If such a restaurant were to propose a bar area larger than 25% of the public area, a conditional use permit would be required.
▪ Night Clubs/Discotheques (E11) – Addressed in Live Entertainment (E12) • This change could provide for a nightclub/discotheque to be conditionally permitted in a Commercial Mixed-Use zone. Staff believes the requirement of a conditional use permit allows ample space for scrutiny and review in this new zone and that such uses could likely also operate without disturbing the peace in many Commercial Mixed Use zoned areas.
▪ Lumberyard (see also Retail) (M6) - Addressed in Retail
▪ Hospices (M58) – Add ‘hospices’ to ‘Convalescent Hospitals/Senior Care Facilities/Nursing Homes’ (M55)
• This change could provide for a hospice to be conditionally permitted in the Commercial Mixed Use and Downtown Mixed-Use zones. Staff believes the requirement of a conditional use permit allows ample space for scrutiny and review in these new zones and that such uses could likely also operate without disturbing the peace in these areas.
▪ Opticians – Dispensing (M61) – Addressed in Medical Offices • This change could provide for a n optician to be conditionally permitted in the Regional Commercial zone and permitted by right in the Office Conversion zone.
Staff believes the requirement of a conditional use permit allows ample space for scrutiny and review in the Regional Commercial zone and that there is little difference in terms of land use impacts between an Optician office that the market would support in an Office Conversion zone and an Optometrist office which is already permitted by right in the Office Conversion zone. ▪ Temporary Trailers (O10) - No longer processed with TCUPs ▪ Private Libraries (R6)
▪ Temporary Facilities (Christmas tree recycling) (R25) ▪ Household Pets (R32)
▪ Add ‘Lumberyard’ to Fencing Stores/yards (R43)
▪ Floor & Wall Coverings, Hardware Stores, Paint Stores (R44, R48 - R51) combine under ‘Home Improvement’ (R52) to be permitted in all C zones • This change could provide for floor and wall covering stores to be permitted by right in Neighborhood Commercial zones; hardware stores over 10,000 square feet (SF) to be permitted by right in Neighborhood Commercial, Regional Commercial, Service Commercial, and Commercial Mixed Use zones; hardware stores under 10,000 SF to be permitted by right in Regional Commercial zones; paint stores to be permitted by right in Neighborhood Commercial and Downtown Mixed Use zones; and, home improvement stores to be perm itted by right in Neighborhood Commercial and Downtown Mixed Use zones. While there are many changes with this proposed edit, staff believes there is little difference amongst the various use types and that ultimately, the consumer market would dictate site suitability in these various zones for these types of stores.
▪ Outlet stores (R70 - R72) - Addressed in Retail
▪ Printing Services (S27) - Addressed in Manufacturing (M35), Photocopying (P4), Photography (P6)
o Remove ‘Water processing & bottling’ (M30) and split ‘Soft drink bottling & distribution’ (M28) into ‘Beverage manufacturing’ requiring a CUP in Industrial zone and ‘Beverage distribution’ being permitted by right in Industrial and Light Industrial zones. ▪ Given groundwater resource concerns and the Sustainable Groundwater Management Act, this use must be revised to better reflect the City’s ability to accommodate this industry.
Please see complete list of edits in attached, “Edits to Table 17.25.030 Zoning Use Matrix”.
9. CHAPTER 17.28 SITE PLAN REVIEW PERMIT
Section 17.28.100 Lapse of site plan review permit
A site plan review permit shall lapse and become null and void one year following the date of approval unless, prior to the expiration of one year, a planning entitlement is approved by the Planning Commission or City Council, or a building permit is issued by the building official and construction is commenced and diligently pursued toward completion.
Summary: Clarify that a Planning entitlement will allow for a site plan review permit to continue to be active beyond one year.
10. CHAPTER 17.32 SPECIAL PROVISIONS
Section 17.32.140 Garage Conversions
B. Requirements:
1. The site is being used as a single -family, detached, residence with a minimum lot size of five thousand (5,000) square feet;
2. The area converted shall be used as part of the main dwelling and shall not be used as a separate dwelling unit or accessory dwelling unit;
23. The area converted shall be subject to all applicable building code requirements;
4. The site shall be owner occupied and that such ownership shall have been in effect for a minimum of twelve (12) months prior to approval of a conversion under this section;
35. The garage door shall either be removed from the structure, or a wall shall be constructed behind the preexisting garage door with the garage door remaining in place. The exterior elevation of the conversion shall be compatible in design with the existing dwelling;
46. In the case of garage door removal buffering, such as a planter, shall be provided between the carport or garage and the remaining parking area;
57. The remaining parking area shall have two parking spaces, each space having a minimum width of nine (9) feet and a minimum depth of eighteen (18) feet from the property line.
Summary: Remove 12 month occupancy rule and owner occupancy requirement due to the City’s inability to review and enforce this requirement. Additionally, State law now permits ADUs within garages.
11. CHAPTER 17.34 OFF-STREET PARKING AND LOADING FACILITIES Section 17.34.020 Schedule of off-street parking space requirements A. 65. Planned unit developments, condominiums: one covered parking space plus one uncovered guest parking space for each dwelling unit.
Summary: Numbering correction; Should be item #6 since #5 is repeated twice.
12. CHAPTER 17.36 FENCES, WALLS AND HEDGES
Section 17.36.040 Multiple-family residential zones
A. Fences, walls and hedges not exceeding seven feet in height shall be permitted except that in a required front yard, or within five feet of a street side property line a required side yard on a corner or side on cul-de-sac lot, a fence, wall or hedge shall not exceed three feet in height. A fence or wall may be allowed to a height of four feet provided that the additional one-foot height is at least fifty (50) percent open.
Section 17.36.050 Commercial and mixed use zones
D. No fence or wall shall exceed seven feet in height if located in a required side or rear yard or three feet in height if located in a required front yard or street side yard . A fence or wall may be allowed in a required front yard or street side yard to a height of four feet provided that the additional one-foot height is not of a solid material, upon approval of the city planner.
Section 17.36.060 Office zones (O-PA, O-C, BRP)
B. No fence or wall in the OPA, O-C, or BRP zone shall exceed seven feet in height if located in a required side or rear yard or three feet in height if located in a required front yard or street side yard. A fence or wall may be allowed in a required front yard or street side yard to a height of four feet provided that the additional one-foot height is not of a solid material, upon approval of the city planner.
Section 17.36.070 Industrial zones
D. No fence or wall shall exceed seven feet in height if located in a required side or rear yard or three feet in height if located in a required front yard or street side yard . A fence or wall may be allowed in a required front yard or street side yard to a height of four feet ; provided, that the additional one-foot height is not of a solid material.
Summary: All sections need to be edited to be consistent with the fence standards for Single- family residential zones, which describe allowing a three -foot fence within a required front yard or within five feet of a street side property line on a corner lot . Section 17.36.040 is revised to have consistent wording as other sections. Also, these approvals have historically been conducted by staff without input from the City Planner.
13. CHAPTER 17.36 FENCES, WALLS AND HEDGES
Section 17.36.030 Single-family residential zones
A. Fences, walls and hedges not exceeding seven feet in height shall be permitted, except that in a required front yard or within five feet of a street side property line on a corner or side on cul-de-sac lot, a fence, wall or hedge shall not exceed three feet in height. A fence or wall may be allowed to a height of four feet provided that the additional one-foot height is at least fifty (50) percent open. A fence, wall, or hedge height greater than seven feet may be allowed when extenuating circumstances exist such as to address grade elevation differences between parcels, which allows fence height to be measured from the higher base elevation.
Section 17.36.040 Multiple-family residential zones
A. Fences, walls and hedges not exceeding seven feet in height shall be permitted except that in a required front yard, or a required side yard on a corner or side on cul -de-sac lot, a fence, wall or hedge shall not exceed three feet in height. A fence or wall may be allo wed to a height of four feet provided that the additional one -foot height is at least fifty (50) percent open. A fence, wall, or hedge height greater than seven feet may be allowed when extenuating circumstances exist such as to address grade elevation differences between parcels, which allows fence height to be measured from the higher base elevation.
Section 17.36.050 Commercial and mixed use zones.
A. Where a site in the C -N, C-R, C-S, C-MU, or D -MU zone adjoins an R -1 or R -M zone, either a concrete block masonry wall not less than seven feet in height shall be located on the property line except in a required front yard and suitably maintained or a landscaped buffer be provided as approved by the planning commission. A fence, wall, or hedge height greater than seven feet may be allowed when extenuating circumstances exist such as to address grade elevation differences between parcels, which allows fence height to be measured from the higher base elevation.
Section 17.36.060 Office zones (O-PA, O-C, BRP).
A. Where a site in the OPA, O-C, or BRP zone adjoins an R-A, R-1 or R-M zone a concrete or masonry wall not less than seven feet in height shall be located on the property line except in a required front yard, and suitably maintained. A landscaped buffer can be approved by the planning commission in place of the wall as an exception. A fence, wall, or hedge height greater than seven feet may be allowed when extenuating circumstances exist such as to address grade elevation differences between parcels, whi ch allows fence height to be measured from the higher base elevation.
Section 17.36.070 Industrial zones.
A. Where a site within an I-L or I zone adjoins an R-A, R-1 or R-M zone a concrete block or masonry wall not less than seven feet in height shall be located on the property line except in a required front yard and suitably maintained. A fence, wall, or hedge height greater than seven feet may be allowed when extenuating circumstances exist such as to address grade elevation differences between parcels, which allows fence height to be measured from the higher base elevation.
Summary: Add language to allow for wall height variations should certain factors arise that result in increases to the parcel elevation grade and/or increases in building pad height to address grading and/or floor plain management issues.
14. CHAPTER 17.48 SIGNS
Summary: Various clean-up edits to the Sign Ordinance, summarized as follows:
Section 17.48.030 Exempt Signs.
C. Commercial Displays On Vehicles. Signs on vehicles may be displayed, provided that:
1. The message pertains to the establishment of which the vehicle is an instrument or tool; and
21.The message does not utilize changeable copy or special illumination.
Summary: Section 1 should be removed as this is unenforceable and unrealistic, leaving only section 2 to be renamed Section 1.
G. Interior Signs. Signs that are located entirely within a building or enclosed structure and not visible from the public right of way and do not require other necessary permits such as electrical or structural permits.
Summary: ‘Interior Signs’ section needs to be rewritten to address signage in spaces such as Visalia Mall that require permitting due to electrical work associated.
L. Window Signs. Permanent Window Signs that conform to the standards of Section
17.48.110(FI). (Ord. 2017-01 (part), 2017: Ord. 2016-11 § 2 (part), 2016)
Summary: Refers to Section 17.48.110(I) when it should refer to Section 17.48.110.F.
Section 17.48.040 Prohibited Signs.
N. Snipe Signs. Snipe signs , meaning sSigns tacked, nailed, posted, pasted, glued, or otherwise attached to trees, utility poles, government signs, fences, trailers, temporary construction barriers or other supporting structures, are prohibited unless the sign owner also owns the structure supporting the sign. (Ord. 2017 (part), 2017: Ord. 2016-11 § 2 (part), 2016) Summary: ‘Snipe Signs’ section needs to be revised to allow individuals to post such signs on their own property (e.g., ‘beware of dog’ signs on fences, in yards).
Section 17.48.090 Sign Standards for Agricultural and Residential Zones.
D.1. Sign Types, Materials and Maintenance. Allowable temporary signs include portable signs, window signs, or banners. Portable signs shall be constructed of materials and maintained as set forth in Section 17.48.130.B.4 below, temporary window signs shall be constructed of materials and maintained as set forth in Section 17.48.130.C.5D.2 below, and banners shall be constructed of materials and maintained as set forth in Section
17.48.130.C.5D.2 below. All temporary signs shall also be maintained in accor dance with Section 17.48.170.
Summary: In ‘Temporary Signs Allowed on Residential Properties ’ the code references to temporary window sign and temporary banners are reversed.
E.2.c Internal Temporary Signage. Additional portable signs, banners and flags may be maintained within the boundaries of a residential subdivision, provided that they are predominantly not viewable from the exterior of the developing residential subdivision, and do not create a safety hazard by obstructing the clear view of pedestrian and vehicular traffic within the developing residential subdivision. Inflatable portable signs may only be displayed on Saturdays and Sundays. Portable signs shall be constr ucted of materials and maintained as set forth in Section 17.48.130.B.4 below and banners shall be constructed of materials and maintained as set forth in Section 17.48.130.D.2C.5 below. All internal temporary signs shall also be maintained in accordance with Section 17.48.170.
Summary: In ‘Temporary Signs on Developing Residential Properties ’ the code reference to temporary banners incorrectly references code for temporary window signs.
G.2. Maximum Sign Area per Sign: Freestanding signs shall not be more than 35 square feet in area. Wall signs shall not be more than 36 square feet in area.
Summary: In ‘Public and Quasi-Public Uses’ the maximum sign areas specified in subsection G.2 and in the figure are in conflict.
Section 17.48.100 Sign Standards for Other Zones.
17.48.100 Sign Standards for Commercial, Office, Industrial, and Quasi-Public Zones Other Zones.
Summary: This section should be renamed “Sign Standards for Commercial, Office, Industrial, and Quasi-Public Zones” which helps identify that this section addresses signage requirements for these zones.
Section 17.48.110 Standards for Specific Sign Types.
C.6. Sign Base. Freestanding signs of 10 feet or less shall be mounted on a base, the width of which shall not be less than 50 percent of the width of the widest part of the sign.
Summary: ‘Sign Base’ section needs to remove “of 10 feet or less”.
Summary: Figure 17.48.110(C) caption shall remove the phrase “for signs 10 ft. or less in height”.
C.8. Open Air Uses. For open air uses such as automobile dealerships, the additional standards apply to freestanding signs:
a. Maximum Sign Area. 35 square feet per face, with the total sign area not exceeding 70 square feet.
b. Setback. 20 feet from any interior side property line.
Summary: Remove Sections 17.48.110.C.8.a and b., due to these sections being redundant of Sections 17.48.110.C.4 and 5.
D.3. Maximum Height. 18 feet; 12 feet in Commercial Districts.
Summary: The m aximum height specified is in conflict with that indicated in figure
17.48.110(D).
E.3. Maximum Sign Area per Sign. See Table 17.48.100(B).
Summary: Remove phrase “per sign”.
Section 17.48.160 Nonconforming Signs.
C. Abandonment of Nonconforming Sign. Whenever a nonconforming sign has been abandoned, or the use of the property has been discontinued for a continuous period of 30 days, the nonconforming sign must be removed. If the sign is not so removed, the City Planner or designee may have the sign removed in accordance with the public nuisance abatement provisions of this Code.
Summary: Add specific language for noticing property owners.
15. CHAPTER 17.58 DOWNTOWN RETAIL OVERLAY DISTRICT
17.58.050 Procedures for review of applications
E. It shall be the duty of the site plan review committee to review all applications for sign permits within the district. Applications for sign permits shall be obtained from and filed with city pursuant to Chapter 17.48, and thereafter the application shall immediately be referred to the site plan review committee for their review and recommendation. The site plan review committee may recommend approval, conditional approval or denial of the sign permit application. The application shall then be presented to the proper issuing authority for sign permits, pursuant to Chapter 17.48 of the Municipal Code. Sign permits shall be issued only in compliance with the recommendation of the site plan review committee. Approval by the site plan review committee in no way implies approval by the issuing authority for sign permits, whose approval must also be secured pursuant to Chapter 17.48.
Summary: Remove requirement for Site Plan Review consideration of any signage within the Downtown Retail Overlay District. This is currently not enforced and is not consistent with the purpose of Site Plan Review.
BACKGROUND INFORMATION
Environmental Review:
The requested action would be considered exempt under Section 15061(b)(3) , Per Section 15061(b)(3) of the State Guidelines for the California Environmental Quality Act (CEQA). A Notice of Exemption has been prepared for the project because Section 15061 (b) (3) states that the project is exempted from CEQA if the activity is covered by the commonsense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.
RECOMMENDED FINDINGS
1. That the Zoning Text Amendment is needed to achieve the objectives of the Zoning Ordinance (Visalia Municipal Code Title 17) prescribed in Code Section 17.02.020.
2. That the proposed Zone Text Amendment is consistent with the intent of the General Plan, and Zoning Ordinance, and is not detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.
3. The Zoning Text Amendment makes various updates based on c hanges in state law , changes in city procedures, changes in business and/or development trends or activity, and various corrections based on errors in existing zoning text, or changes in other sections of the Visalia Municipal Code.
4. That the project is exempt from further review under the California Environmental Quality Act (CEQA) Guidelines section 15061(b)(3) (common sense exemption).
APPEAL INFORMATION
The Planning Commission’s recommendation on Zoning Ordinance Text Amendment No. 2024- 01 is advisory only and is automatically referred to the City Council for final action.
Attachments:
• Related Plans and Policies
• Resolution No. 2024-34 for 2024 Zoning Ordinance Text Update • Exhibit A – Planning Commission Work Session Staff Report (March 11, 2024) • Edits to Table 17.25.030 Zoning Use Matrix
RELATED PLANS AND POLICIES
Chapter 17.44
ZONING AMENDMENTS
Sections:
17.44.010 Purpose.
17.44.020 Initiation.
17.44.030 Application procedures.
17.44.040 Public hearing—Notice.
17.44.050 Investigation and report.
17.44.060 Hearing.
17.44.070 Action of city planning commission.
17.44.090 Action of city council.
17.44.100 Change of zoning map.
17.44.110 New application.
17.44.120 Report by city planner.
17.44.010 Purpose.
As a general plan for Visalia is put into effect, there will be a need for changes in zoning boundaries and other regulations of this title. As the general plan is reviewed and revised periodically, other changes in the regulations of this title may be warranted. Such amendments shall be made in accordance with the procedure prescribed in this chapter.
17.44.020 Initiation.
A. A change in the boundaries of any zone may be initiated by the owner of the property within the area for which a change of zone is proposed or by his authorized agent. If the area for which a change of zone is proposed is in more than one ownership, all of the property owners or their authorized agents shall join in filing the application, unless included by planning commission resolution of intention.
B. A change in boundaries of any zone, or a change in a zone regulation, off-street parking or loading facilities requirements, general provision, exception or other provision may be initiated by the city planning commission or the city council in the form of a request to the commission that it consider a proposed change; provided, that in either case the procedure prescribed in Sections 17.44.040 and
17.44.090 shall be followed.
17.44.030 Application procedures.
A. A property owner or his authorized agent may file an application with the city planning commission for a change in zoning boundaries on a form prescribed by the commission and that said application shall include the following data:
1. Name and address of the applicant;
2. Statement that the applicant is the owner of the property for which the change in zoning boundaries is proposed, the authorized agent of the owner, or is or will be the plaintiff in an action in eminent domain to acquire the property involved;
3. Address and legal description of the property;
4. The application shall be accompanied by such sketches or drawings as may be necessary to clearly show the applicant's proposal;
5. Additional information as required by the historic preservation advisory board.
B. The application shall be accompanied by a fee set by resolution of the city council sufficient to cover the cost of processing the application.
17.44.040 Public hearing—Notice.
The city planning commission shall hold at least one public hearing on each application for a change in zone boundaries and on each proposal for a change in zone boundaries or of a zone regulation, off-street parking or loading facilities requirements, general provisions, exception or other provision of this title initiated by the commission or the city council. Notice of the public hearing shall be given not less than ten days or more than thirty (30) days prior to the date of the hearing by publication in a newspaper of general circulation within the city, and by mailing notice of the time and place of the hearing to property owners within three hundred (300) feet of the boundaries of the area occupied or to be occupied by the use that is the subject of the hearing.
17.44.050 Investigation and report.
The city planning staff shall make an investigation of the application or the proposal and shall prepare a report thereon that shall be submitted to the city planning commission.
17.44.060 Hearing.
A. At the public hearing, the city planning commission shall review the application or the proposal and may receive pertinent evidence as to why or how the proposed change is necessary to achieve the objectives of the zoning ordinance prescribed in Section 17.02.020.
B. If the commission's recommendation is to change property from one zone designation to another, the commission may recommend that conditions be imposed so as not to create problems adverse to the public health, safety and general welfare of the city and its residents.
17.44.070 Action of city planning commission.
The city planning commission shall make a specific finding as to whether the change is required to achieve the objectives of the zoning ordinance prescribed in Section 17.02.020. The commission shall transmit a report to the city council recommending that the application be granted, conditionally approved, or denied or that the proposal be adopted or rejected, together with one copy of the application, resolution of the commission or request of the Council, the sketches or drawings submitted and all other data filed therewith, the report of the city engineer and the findings of the commission.
17.44.080 [Reserved].
17.44.090 Action of city council.
A. Upon receipt of the resolution or report of the city planning commission, the city council shall review the application or the proposal and shall consider the resolution or report of the commission and the report of the city planning staff.
B. The city council shall make a specific finding as to whether the change is required to achieve the objectives of the zoning ordinance prescribed in Section 17.02.020. If the council finds that the change is required, it shall enact an ordinance amending the zoning map or an ordinance amending the regulations of this title, whichever is appropriate. The city council may impose conditions on the change of zone for the property where it finds that said conditions must be imposed so as not to create problems inimical to the public health, safety and general welfare of the city and its residents. If conditions are imposed on a change of zone, said conditions shall run with the land and shall not automatically be removed by a subsequent reclassification or change in ownership of the property. Said conditions may be removed only by the city council after recommendation by the planning commission. If the council finds that the change is not required, it shall deny the application or reject the proposal.
17.44.100 Change of zoning map.
A change in zone boundary shall be indicated on the zoning map.
17.44.110 New application.
Following the denial of an application for a change in a zone boundary, no application for the same or substantially the same change shall be filed within one year of the date of denial of the application.
17.44.120 Report by city planner.
On any amendment to the zoning code changing property from one zone classification to another, the city planner shall inform the planning commission and the city council of any conditions attached to previous zone changes as a result of action taken pursuant to Sections 17.44.060, 17.44.070 and 17.44.090.