Ione planning commission directs staff to study adding residential to downtown commercial zones

The City of Ione Planning Commission reviewed a staff workshop on potential updates to the city’s zoning map and directed planning staff to draft changes that would allow residential uses in some downtown commercial zones.

City planner Susan (last name not specified) said the review was prompted by a 2023 general plan update that left inconsistencies between the general plan and the 2018 zoning map. “When we amend the zoning ordinance, you also have to amend your general plan so that they're consistent,” Susan said, noting that any change would require public notice and environmental review under the California Environmental Quality Act (CEQA).

The workshop flagged several specific issues. Staff reported that the Reed property (a small parcel near the prison and former Union Schoolhouse) appears on the zoning map as county land but LAFCO records show it is inside the city; the parcel currently lacks an assigned city zoning designation. Susan said Mr. Reed has expressed interest in limited commercial or a school-type use and asked the commission for direction on what zone to apply.

Several residents urged a broader solution for parcels that have historically been used as housing but are currently mapped C1 or C2 commercial. Patty Fisher Mizaraka, a property owner who recently bought 15 Plymouth Highway, said insurance and lending complications arise when lots are zoned commercial. “When Pete and I bought it, there was nothing at the county that says it was a commercial lot…cities trump the county,” Fisher Mizaraka said, describing problems securing insurance and loans on lots treated as commercial by the city zoning map.

Staff said one practical fix would be to allow mixed-use or residential in the light commercial (C1) and central business district (C2) zones by changing the zone descriptions and permitted uses; heavy commercial (C3) could allow residential only with a conditional-use permit. Susan recommended packaging the small mapping fixes (the Reed parcel and others) together with mandated zoning updates and bringing a consolidated proposal back to the commission.

Commissioners and members of the public said roughly 20 lots in the downtown area appear to be affected by the mismatch between historic residential use and current commercial zoning. Susan cautioned that rezoning would require CEQA review, public noticing, and a Planning Commission recommendation to the City Council before any action could be final.

The commission provided direction to staff to begin drafting amendments to: add residential/mixed-use allowances to C1 and C2; consider C3 residential only via conditional use permit; update the zoning map to match the 2023 general plan where the council previously approved map changes; and prepare an analysis of environmental review needs and impacts. Susan said she would compile the list of affected parcels and expected impacts and bring the package back to the commission, likely in more than four weeks to allow time for the required analysis.

The workshop also included a brief discussion of an existing nonconforming residence at 15 Plymouth Highway, which burned years ago. Susan said the City Council has granted the property owner an extension of the three-year rebuilding window so the owner may submit a building permit while staff pursues the broader zoning updates.

Background: staff noted the municipal code table of allowed land uses (Municipal Code section 17.24.030) will be used to verify compatibility and required permit types for any changes. The commission did not take a formal vote on a zoning ordinance amendment at the workshop; the item was a direction to staff to prepare proposed amendments and supporting environmental review.