Planning Commission reviews Galloway's commercial zone change for Visalia swap meet

In a recent Planning Commission meeting held on May 14, 2025, Tulare County officials discussed a proposed zone change that could significantly reshape a property located at 12021 Avenue 328, just northeast of Visalia. The proposal seeks to change the zoning from AE40, which is primarily agricultural, to C2MU, allowing for general commercial use with a mixed-use overlay. This change would enable the establishment of a swap meet, complete with food trucks and a beer garden, transforming the site from its current use as an equipment and storage yard.

The project, presented by applicant Galloway and representative Eric Tanye, aims to adaptively reuse the existing structures on the property. The area is within the urban development boundary for Visalia, which means the proposed changes align with the city’s growth strategies. A public hearing notice was sent to surrounding property owners and published in the Sun Gazette, ensuring community awareness and involvement in the decision-making process.

During the meeting, it was noted that the property received a score of 13 points on the Rural Valley Lands Plan checklist, placing it in a "gray area" regarding agricultural viability. This score indicates that while the land is currently designated for agricultural use, the Planning Commission and Board of Supervisors have the discretion to approve the zone change based on the project's compatibility with surrounding land uses and overall county development goals.

If approved, the swap meet would not only provide a new commercial space but also comply with existing agreements between Tulare County and the City of Visalia. The proposal includes designated areas for vendors and food trucks, which could enhance local economic activity and provide residents with new recreational options.

The Planning Commission is expected to recommend the Board of Supervisors approve the zone change and the special use permit, contingent upon a categorical exemption under the California Environmental Quality Act. This exemption would facilitate the conversion of existing structures for the new commercial use.

As the community awaits the Board's decision, the proposed swap meet represents a potential shift in the local landscape, reflecting ongoing efforts to adapt land use in response to urban growth and community needs.