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Supervisors approve zone change for 4.5‑acre Spruce/Avenue 256 site to allow commercial mixed use
Summary
Tulare County supervisors on Sept. 9 approved rezoning a roughly 4.5‑acre parcel near Exeter from agricultural to commercial mixed‑use to allow future development including a convenience store and auto service uses.
The Tulare County Board of Supervisors on Sept. 9 approved a zone change request (PZC 24-007) that rezones a roughly 4.5-acre parcel at the southeast corner of Avenue 256 and Spruce from AE-20 (exclusive agriculture, 20-acre minimum) to C2-MU (general commercial, mixed-use overlay).
Mike Washam of the Resource Management Agency told the board the application from Duval Espinosa requests the change to allow future development such as a gas station and convenience store, agricultural auto repair service, storage area and a residence. Washam said the action before the board was a zone change only, not project approval, and that subsequent discretionary approvals could require additional CEQA review. Staff applied a Class 3 CEQA categorical exemption for construction of small commercial structures (Cal. Code Regs., tit. 14, §15303(a), (c)), noting the proposed convenience store/gas station would be approximately 2,500 sq. ft.
As part of the analysis, staff applied the Rural Valley Lands Plan (RVLP) scoring system and reported the parcel accumulated six points — below the threshold (11 points or less) typically considered appropriate for non‑agricultural zoning. Washam highlighted that the parcel is surrounded by commercial and industrial zoning to the north, west and south (including a restaurant, Amarillo Windmill, Waterman and nearby industrial suppliers) and that Southern California Edison is planning undergrounding in the corridor under Rule 20A (an $11.8 million project for about a half‑mile north and south of the intersection). He said intersection improvements, including signalization and left‑turn lanes, are planned and that construction timing will be influenced by utility undergrounding schedules; staff currently estimates intersection work in about five years.
No written or verbal comments had been received during the planning commission process or for the board hearing, Washam said. Supervisor Mercari moved approval; Supervisor Eddie Valero seconded. The motion passed 4–0, with Supervisor Dennis Townsend not voting because he was not present.
Because this action is a change of zone, Washam said additional discretionary project approvals (for example, special use permits for fueling infrastructure) could trigger additional environmental review and planning commission review at a later date.
Votes at a glance: motion to approve zone change PZC 24‑007 from AE‑20 to C2‑MU for parcel at SE corner of Avenue 256 and Spruce — mover Supervisor Mercari; second Supervisor Eddie Valero; outcome: approved 4–0; Supervisor Dennis Townsend not voting (absent).
