[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6656460,"mediaKeyId","5329808-ea1343b8dffbebb687aae99f31b79d77","parentId",5329808,"title","Board approves zone change and use permit for swap meet and adaptive reuse at 12021 Avenue 328 with conditions","audioSeconds",1566,"startMs",3732000,"endMs",5298000,"viewUrl","/Search/View?dp=1&key=5329808-ea1343b8dffbebb687aae99f31b79d77&start=3732&end=5298","thumbnailUrl","https://assets.pipeline.soar.com/5329808-ea1343b8dffbebb687aae99f31b79d77/thumbnail_3732000.jpg","articleUrl","/articles/6656460/Tulare-County/California/Board-approves-zone-change-and-use-permit-for-swap-meet-and-adaptive-reuse-at-12021-Avenue-328-with-conditions","mediaUrl","https://secure.pipeline.soar.com/6656460-33dd0f73aa4ca966165773203cb0f0b5/orig.mp4?Expires=1771175233&Signature=RfsWl01gA8JT18aWVHrxUlz7lR2eHlpYsKD4gEob5dPkeBEIfNsC5Htmvxfl3yQG818BZC~ajt47f0ZMmWsxKu6L8l5Fi6MmriKbIoH11rriqk-foZON2BHre8H51CBkNy~MfE4rx3Mr2sHNQsfZq9S87FxrDP8s-hMhfPqosIOHippSAWgYP0y8H-qNAr-kyL0-ODvO-2diuByfPib66tJ1ygr5m8JBEcuwGa6lyyPZd0qa82wF3U0ETRAX~7gsNC37HIWjJwCWS7nsQE42O1-VNxZVxCal0RCSneRDuK8guxhF1T-XJGp8W5gJLx1GSpp8st54z-cGuZDLiERIaw__&Key-Pair-Id=KUT5TJCACFTXG","author","Tulare County","date","2025-07-08T15:39:38Z","article","The Tulare County Board of Supervisors approved a concurrent zone change and use permit to convert a former cotton-gin and equipment yard at 12021 Avenue 328 to a commercial mixed-use site that will host a swap meet on limited days.

Aaron Bach of the Resource Management Agency presented the proposal (Zone Change PZC24-009 and Special Use Permit PSP24-074). The applicant (Galloway, represented by Eric Tangi) and owner (Larry Ritchie) requested rezoning from AE‑40 (exclusive agriculture, 40‑acre minimum) to C‑2 MU (general commercial with mixed‑use overlay) to allow an adaptive reuse including a swap meet with parking, food trucks and a beer garden. Bach said the site is inside the City of Visalia urban area boundary and that staff found the rezone consistent with applicable land-use guidance and the Rural Valley Lands Plan advisories for the urban area boundary.

Neighborhood and environmental concerns were raised during public comment. Mitchell Cote, speaking for nearby residents, asked that the property remain agricultural or, if commercial uses proceed, that community concerns be addressed; he raised noise, traffic and possible kit fox habitat as issues. Eric Tangi, representing the applicant, said the planned swap meet would operate two days a week (Wednesdays and Saturdays) with hours limited to roughly 6:30 a.m. to 5 p.m. He and Matt Graham (Graham & Associates, representing the Ritchie family) said the site plan includes about 1,500 parking spaces overall with roughly 750 vendor spaces and that the intent is to park vehicles largely at the rear of the site to minimize off-site street parking and congestion.

Boardmembers and staff discussed use-permit conditions to address neighborhood concerns. Staff confirmed the use permit is required and would include standard screening and other use standards; members discussed adding a condition that certain uses (for example, conversion to an evening concert or “party barn” venue) would require a modification to the use permit and review by the planning commission. Supervisors asked about animal sales; members suggested the county could consider a code condition or future ordinance to restrict on-site or adjacent roadside animal sales if needed.

Supervisor McCarrie moved to approve the zone change and use permit with the discussed conditions; Supervisor Shuckland seconded. The board voted 5-0 to adopt the ordinance and approve the use permit with the alternative and modifications discussed on the record.

The approval includes conditions of approval and the ability for the county to require return to the planning commission for modifications that would materially change the operation (for example, extended hours or conversion to an evening event venue).","mediaType","Video","parentTitle","Board of Supervisors Meeting - 07/08/2025","oneSentenceSummary","The Board approved a zone change from AE-40 to C-2 MU and an associated use permit to allow a swap meet (Wednesdays and Saturdays) and adaptive reuse of an existing equipment/cotton-gin site at 12021 Avenue 328, with staff and neighbors discussing traffic, noise and animal-sales concerns and potential conditions.","taxTitle","Tulare County, California","taxId",7749,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6656465,"Board withdraws Traver Community Plan amendment and zone change after local schools and residents raise capacity concerns",814,3051000,3865000,"/Search/View?dp=1&key=5329808-ea1343b8dffbebb687aae99f31b79d77&start=3051&end=3865","https://assets.pipeline.soar.com/5329808-ea1343b8dffbebb687aae99f31b79d77/thumbnail_3051000.jpg","/articles/6656465/Tulare-County/California/Board-withdraws-Traver-Community-Plan-amendment-and-zone-change-after-local-schools-and-residents-raise-capacity-concerns","https://secure.pipeline.soar.com/6656465-58ce88577bcc3b2e91afbc787990573a/orig.mp4?Expires=1771175233&Signature=CepqGQ8MGNHoRPLEiTmpHMH~knUyva393XaNVITCJlYg7cCts7oaennob2bI2eodCk5bsY2TZ3UYGVuitOOAzdIQNCbbA~JtLKvL0LAwht6LdCmqcVaErEDmOG3LBuGME5zjAZd~GVyDeoR2eIEwCuNuQzBbxf2sJXnTiPNHsZABze-JOsbw3fStDtVb4X~orP0z4heXPMhGlAMnl5W1HmafKkS6oNUmlUPJ2-jWlRVPzD4HmPiGgGP07CZeak-zPnAK4KdqoseLGs-fGiHOqUmNK1oJoW1Yxygesk5l32lftziwwq~vk5a2Ae8PxTgwpTW3TPSuQ1rcweQyN5NhdA__&Key-Pair-Id=KUT5TJCACFTXG","The Tulare County Board of Supervisors voted unanimously to accept staff’s request to withdraw General Plan Amendment GPA 25-003 and Zone Change PZC 25-002 related to the Traver Community Plan update.

Assistant director Aaron Bach of the Resource Management Agency presented the staff report and said the item before the board was a request to withdraw both the general plan amendment and the zone change. After staff presentation, several education officials and local residents spoke during public comment, urging the county to consider the plan’s impacts on school capacity, water and infrastructure before proceeding.

Rufino Ucillo, assistant superintendent at Kingsburg Joint Union High School District, told the board the district’s grade spans average fewer than 300 students and that the plan included an estimated 328 additional students who would feed into the high school. \"This will highly impact these specific 328 kiddos that are being proposed with this plan,\" Ucillo said, adding that the district’s developer fee study projected only about 100 new students locally over the next five years and that developer fees would not cover the larger projected demand.

A Kingsburg High School board member (public speaker identified in the record without a full name) and Traver Joint Elementary School Superintendent Steve Ramirez described Traver’s limited facilities and infrastructure. Ramirez said his district currently serves about 230 students and that space is already constrained; he noted a site proposal in the planning materials allocating eight acres for a new school but said eight acres would not be sufficient for a complete new campus and that construction and state approvals would take years. Ramirez also raised concerns about sewer and water capacity and the community’s lack of sidewalks and other basic infrastructure.

After public comment the board approved the withdrawal. Supervisor McCarrie moved to withdraw the items; Supervisor Townsend seconded. The motion passed 5-0.

Board members did not take new action on the Traver plan at the meeting; the items are recorded as withdrawn per staff request.","Tulare County’s Board of Supervisors voted unanimously to withdraw a proposed General Plan amendment and zone change for the Traver Community Plan update after speakers from local school districts and residents raised concerns about student impacts, water and infrastructure capacity.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6656468,"Tulare County board approves resolution of necessity to begin eminent domain for Avenue 280 widening",481,1959000,2440000,"/Search/View?dp=1&key=5329808-ea1343b8dffbebb687aae99f31b79d77&start=1959&end=2440","https://assets.pipeline.soar.com/5329808-ea1343b8dffbebb687aae99f31b79d77/thumbnail_1959000.jpg","/articles/6656468/Tulare-County/California/Tulare-County-board-approves-resolution-of-necessity-to-begin-eminent-domain-for-Avenue-280-widening","https://secure.pipeline.soar.com/6656468-bda78f9d48d3452bf0320460edb5e8b4/orig.mp4?Expires=1771175233&Signature=oVbyapibAWj-pUehjrOsBpZEwnp4VPUv-UCelOUzdFVX5AOOijMXZOjxapKQs00DN05kiAEjuXvLy5UCorJCAWvylLzCV610tDfxMsEm8O6wNuXTkc050T43XTfMspK1rZIW3nCTR-O3cLedd-dW9QjSXc7MALfw5gSaygfxr0O1Xs8ZhpFipoqpwCXfiy34JUwFLGvUQPcFJBPqUkCqXiOtNGze3FWYlxxOKTse4b2wl3TmVVEX~Jydm0Td16YPM9WV5INx-noKYxTS39WDvtfZDSiRhne32VxJ1GdaiMYPVu1fExxQi0HYKmJYJpu7ONDyL1xmpL~gOywvk40fzQ__&Key-Pair-Id=KUT5TJCACFTXG","The Tulare County Board of Supervisors voted unanimously to adopt a resolution of necessity authorizing staff and counsel to begin eminent domain proceedings for property needed to widen Avenue 280 between Visalia and Farmersville.

Resource Management Agency representative Reid Chenkie told the board the action would enable the county to complete right-of-way acquisitions that remain outstanding while continuing negotiations with property owners. \"We don't intend to prevent continued discussions or negotiations with the property owners by doing this action,\" Chenkie said, adding that staff prefers negotiated acquisitions but needs the resolution to keep the project moving.

The project is the Avenue 280 (Caldwell) widening, a multi-segment effort to expand a two-lane roadway to four lanes and include drainage upgrades, a bridge replacement, utility relocations and new traffic markings. Chenkie said a Notice of Determination under CEQA was adopted by the board in February 2012. He said the county has completed 37 of 51 right-of-way acquisitions and has three active resolutions of necessity working through the courts; this item was the fourth and may be followed by one final resolution.

The properties targeted in this action are two parcels with overlapping ownership identified as the Elliott and Mathewson Trusts. Chenkie said the permanent roadway take would total about 0.86 acres of roughly 53.5 acres across the two parcels; a ponding basin shown in staff materials would affect about 2.2 acres and a temporary construction easement about 0.25 acres. He said the county's probable deposit of compensation is currently based on an appraised value of $192,000. Construction is planned to start in the spring of 2026, according to staff remarks.

Supervisor questions touched on setbacks and whether the planned right of way would intrude on residences; Chenkie said the structure on the parcel appeared to be set back beyond the right-of-way and that the mapped setbacks did not appear to be violated. No property owner testimony was provided at the hearing, and no members of the public spoke in opposition during the public comment period.

Supervisor Valero moved to approve the resolution of necessity; Supervisor Shuckland seconded. The board voted 5-0 to adopt the resolution and direct counsel to proceed with eminent domain filings.

The county emphasized that adopting the resolution does not foreclose continued negotiations with property owners and that staff will continue outreach while the legal process proceeds.","The Tulare County Board of Supervisors voted unanimously to initiate eminent domain proceedings to acquire portions of two parcels needed to widen Avenue 280 between Visalia and Farmersville, citing public benefit and project schedule.","actionData","errors"]

Article not found

Board approves zone change and use permit for swap meet and adaptive reuse at 12021 Avenue 328 with conditions

Board withdraws Traver Community Plan amendment and zone change after local schools and residents raise capacity concerns

Tulare County board approves resolution of necessity to begin eminent domain for Avenue 280 widening