Planning commission reviews residential zoning updates, approves multiple parcel maps and a zone variance

Tulare County planning staff presented a workshop on proposed text amendments to the residential portions of Tulare County Zoning Ordinance No. 352 and commissioners approved multiple land-division approvals and related entitlements during the same meeting.

Russell Cashew (Resource Management Agency staff) opened the workshop on the residential zoning update and described a package of changes meant to simplify and align residential use rules with the county general plan and the housing element. "The purpose of this workshop is to create transparency for the general public," Cashew said, listing affected sections that include residential zones (R-A, MR, R-1, R-2, R-3), the special mobile-home overlay (Section 14.3), planned developments and the zoning matrix and development standards in Section 15.

Key proposed changes summarized by staff include a consolidated zoning matrix to make permitted uses clearer, simplified corner-lot and reverse-corner setbacks, clarified rules for walls/hedges/fences (allowed up to 3.5 feet within front-yard obstruction vision and up to 7 feet outside the front-yard setback with at least 50% openness), separate treatment of private garages, alignment of allowances for fur-bearing animals and poultry with agricultural zones, and revisions to mobile-home standards to allow the chief building official to determine suitability rather than a flat 10-year age limit.

Staff explained the proposed removal of the special mobile-home overlay (M overlay) in some zones, which would in turn cause mobile-home size to default to the second-unit (ADU) size limit (1,200 square feet) in RA zones unless the ordinance language is revised. Cashew said the M overlay was retained in prior community-plan updates in response to local pushback and suggested the county should consider whether that overlay remains appropriate.

The discussion included state-related changes to accessory dwelling units (ADUs). Staff referenced state law and related government code provisions, noting that ADU rules are largely governed by state law (staff cited government code provisions during the workshop) and that proposed county language aims to align the local ordinance with state standards.

During the meeting the commission also considered several consent and hearing items and voted on multiple land-use actions. Commissioners approved categorical/common-sense exemptions under CEQA and conditionally approved the following tentative parcel maps, variance and special use permits (votes noted):

- Tentative Parcel Map PPM24-050 (Evelyn DeBoer Lock and Neil Zerlais): motion to approve exemption and conditionally approve PPM24-050 with waiver for final map; motion maker recorded as Bill (mover) and seconded by Karen Brown; motion passed 7–0 with 1 absent.

- Tentative Parcel Map PPM25-004: motion by Wayne Milius to approve exemption and conditionally approve PPM25-004 with required final map; second by Commissioner Lauter; motion passed 7–0 with 1 absent.

- Zone Variance PZV25-012 and Tentative Parcel Map PPM25-007 (Butterfly Orchard, LLC / DeWolfe Comp Corporation): staff described PZV25-012 as a variance to allow creation of an additional homesite parcel while retaining agricultural acreage intact; the commission approved a CEQA exemption and conditionally approved both the variance and the parcel map. The motion(s) passed 7–0 with 1 absent.

- Special Use Permit PSP25-005 (Jose Luis and Arturo Nunez Cisneros; Frank Gomez): the commission conditionally approved a special use permit to recognize seven existing residences on a 0.99-acre parcel in the E-20 zone (the site includes three mobile homes, one duplex and two single-family residences; the property was previously enrolled in the employee housing program and the applicants proposed to exit that program and retain the residences for family use). An on-the-record agent, Ryan Gomez, spoke in support and confirmed family occupancy; staff noted three septic systems on the parcel and said septic and well testing would be required as part of the permit process. The motion to approve PSP25-005 passed 7–0 with 1 absent.

Staff told commissioners the zoning ordinance update is informational and a workshop (staff cited a statutory exemption for informational workshops and noted a public notice was published in the Exeter Sun-Gazette on 04/09/2025). The public may continue to submit comments via email or the RMA website; staff posted the draft ordinance and supporting documents in the planning section of the RMA site.

Commissioners and staff discussed implementation and next steps for technology and permitting systems: staff noted recent upgrades to the county’s permitting software (Tyler Technologies) and plans for additional online permit and application tools.