Navigating the Future of Our Communities Growth

By Jacalynn Wells, Tulare County General Services Agency

On Friday, November 8th, Leadership Visalia gathered to discuss land use and planning in both the City of Visalia and Tulare County. Land use and planning, by definition, involve developing and approving long-term strategies for how communities grow and develop in a way that is sustainable, respects the environment, and preserves natural resources, while also aligning with the state’s environmental initiatives.

The first speaker of the day was City Council Vice Mayor Brett Taylor, who represents District 2. Vice Mayor Taylor spoke about the city’s tiered approach to growth and development, emphasizing the importance of preserving agricultural lands and supporting local businesses.

The planning process starts with the City’s Planning Commission, a group of policymakers who either approve or deny proposed land uses. The City Council, which ultimately makes the final decision, hears appeals to the Commission’s decisions. The Planning Commission and Council welcome public input, ensuring that residents have a say in how their community grows. However, while local decisions play an important role, the State of California must approve any general plan and may require modifications, especially in light of ongoing housing mandates.

Visalia’s growth strategy is structured around a three-tiered approach, with the city currently in Tier 2. This framework, laid out in the General Plan, determines land uses and governs how the city expands its boundaries. This approach ensures that growth is phased appropriately, allowing existing infrastructure to handle new development without being overwhelmed.

Next, Adam Peck, Chair of the City of Visalia Planning Commission, and Paul Bernal, the City’s Community Development Director, took the stage. They delved into the complex process of creating a general plan. Bernal explained that drafting the plan takes several years and follows a concentric growth theory that anticipates future growth and arranges land uses accordingly. It is a data-driven, community-centered process, informed by permits, public input, and demographic trends.

Peck highlighted that the general plan must balance state mandates with local needs. Downtown Visalia, for example, is central to the city’s economic vitality, while the city’s Industrial Park is strategically placed near the 99-corridor to foster economic growth. Mooney Boulevard is designated as a regional commercial corridor, designed to serve both Visalia and neighboring communities. He emphasized that planning decisions are based on land-use compatibility rather than the specifics of any particular business.

The discussion also touched on the tension between state-level mandates, such as those aimed at increasing residential density to address California's housing crisis, and local development goals. To mitigate this, the city employs consultants who work with lawmakers to protect local interests in the face of state legislation.

After a mid-day lunch break, Jason Garcia-LoBue, Planning and Permit Manager with Tulare County’s Resource Management Agency, provided insight into the county’s approach to land use and planning. Unlike Visalia’s focus on urban development, Tulare County’s General Plan is primarily centered on protecting agricultural lands and promoting the economic development of the agricultural industry. Garcia-LoBue stressed that collaboration between cities and counties is crucial, especially for large-scale projects that cross jurisdictional boundaries.

Garcia-LoBue also explained the County’s effort to streamline the permit process, making it easier for businesses to navigate the regulatory landscape while ensuring that agricultural preservation remains a priority. This approach aims to balance economic growth with the county’s commitment to safeguarding agricultural operations. The session concluded with a mock planning commission meeting where Leadership Visalia participants acted as commissioners, residents, and developers to simulate a public hearing on the development of an amusement park.

The final session featured Jeff Beck, CFO of the Lagomarsino Group, and Santiago Martin Jr., President of Trilogy Personnel and Land Management. Beck shared his perspective on the impacts of urban development on agricultural operations. As the City of Tulare expands, Lagomarsino, which has traditionally focused on agricultural land management, has pivoted toward real estate, either selling farmland to developers or directly engaging in commercial development. Beck also discussed the regulatory burdens, particularly those related to water and land management, which have created significant challenges for the agricultural industry. He pointed to the Sustainable Groundwater Management Act (SGMA), which has led to reduced access to water and pushed many farmers out of business by raising operational costs.

Martin also spoke about how urban development has negatively impacted the farm labor industry. With less farmland available due to development, job opportunities for farm laborers are shrinking. Additionally, SGMA restrictions on water use have forced many farmers to fallow land, further reducing agricultural work. Some properties, including walnut orchards, are being repurposed for solar farms, reflecting a significant shift in land use patterns.

The discussions highlighted the complex and often conflicting priorities surrounding land use and planning in the region. The City of Visalia is focused on urban growth, while Tulare County remains committed to agricultural preservation. Balancing these competing interests and ensuring cooperation between jurisdictions is key to managing the growth and development of our community in a sustainable and equitable way. The insights shared during the event underscored the importance of thoughtful planning in navigating the challenges of land use, housing, and economic development.