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