Figure 3. ca. 1920 photograph of Portuguese dairy farmers in Ripon (courtesy of Ripon Historical Society).
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Packet Pg. 336 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 12 Figure 4. 1922 photograph looking east on Main Street, Ripon ((courtesy of Ripon Historical Society).
Figure 5. ca. 1948 photograph of the Ripon’s first “Public Reading Room and Library (courtesy of Ripon Historical Society).
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Packet Pg. 337 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 13 Figure 6. Photograph of Dutch immigrant H.O. Mohler, and his children, owner of “Waukeen Guernesy Dairy” (courtesy of Ripon Historical Society).
Figure 7. ca. 1940 photograph of the “Ripon Business District” sign (no longer extant) that was installed in the late 1920s, located next to the junction of present-day Main Street and Highway 99 (courtesy of Ripon Historical Society).
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Packet Pg. 338 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 14 Figure 8. ca. 1950 photograph of the N & S irrigation supply store (extant) on W. Main Street in Ripon (courtesy of Ripon Historical Society).
HISTORY OF RIPON SCHOOLS
The following section is mainly taken from the “History of Ripon”17 by Natalie W. Gardner, “Education was a vital ingredient in building a good individual. The citizens of Dent and Castoria Township, which was to become Ripon, demonstrated this early on in the development of the public school districts. Zinc House School was the first step in this process; being formed in 1852. The schools needed to be accessible to students by horse or by foot. This was the reason for a high number of schools in the Ripon area. By 1890 Ripon had 4 schools, with a daily attendance of 108 students: River School 14, Zinc School 33, San Joaquin School 32, and Ripon School 29.
The Zinc School was first created in 1860 and consisted of a brick building, later to be known as “Zinc House” that also doubled as an overnight wagon train stop.18 In 1916, a new tworoom school building was constructed, and the old one-room building was moved half-mile east to the Murphy Brothers property where it was used as a store. In the same year, the 17 Natalie W. Gardner, “History of Ripon”, (originally published in the San Joaquin Historian, 1957), http://www.cityofripon.org/residents/around_ripon/history, accessed April 29, 2022 18 Newspaper.com, “History of Atlanta School”, The Ripon Record, February 21, 1979.
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Packet Pg. 339 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 15 Zinc School name was changed to Atlanta School District, named after the city of Atlanta.19 An auditorium and stage was later added to the Zinc School and then two more classrooms, and restrooms in 1959.20 In 1971, the Atlanta School closed and the sixty-four students were moved to the new Ripon School.
The River School was first established in 1864 and located about a mile west of Ripon “on Stoel Candy land, across the road where Mr. Smith’s residence is”. 21 According toa 1917
newspaper article, in the 1870s, a new school building was built at the intersection of Murphy’s Ferry Road and River Road before being first moved “one mile and half east on Mr. Strayley’s land”, and then once more to an acre-property from Eldridge Reynold for $30.”
22 In August of 1910, several citizens of Ripon circulated a petition to hold an election for a High School Board.
The election results held 106 in favor to 35 opposed the creation of the school board. The High School Board was organized within one month after the vote. In 1910, the Ripon Union High School District was created,23 encompassing Ripon, River, San Joaquin, and Zinc House School Districts. This same year the new board voted to build Ripon High School. The new high school first operated in the IOOF hall on Main Street. Then in 1916, a bond election was held and approved $27,000 to build the new high school. 24 25 History of Ripon’s Christian Schools
The idea to open a Christian school in Ripon began in November of 1924, when a group of mainly Dutch citizens, led by Reverend John DeJong (Rev. DeJong), “recognized the necessity of Christian education for their children and founded the Society for Christian Instruction”.26 The Christian Reformed Church sponsored the organization27 with Rev. DeJong as the president until 1928.28 The organization operated as a non-profit and relied on donations and gifts from members to succeed, and had no state aid or tax funds. In 1928, five acres were purchased, and within four months, the school (1928 Ripon Christian School) opened with 71 pupils in grades first through sixth. In 1928, the first school bus was purchased and Ripon Christian School began a long tradition of providing transportation for its students. In 1929, the school added seventh and eighth grades, and in 1939, the first eighth-grade class, consisting of seven students, graduated from the school. Within a 19 Newspaper.com, “Atlanta School Farewell Party Set For This Sunday Afternoon”, The Ripon Record, December 1, 1971.
20 Newspaper.com, “History of Atlanta School”, The Ripon Record, February 21, 1979. 21 Newspaper.com, “A History of The River District School”, The Ripon Record, March 2, 1917. 22 Natalie W. Gardner, “History of Ripon”, (originally published in the San Joaquin Historian, 1957), http://www.cityofripon.org/residents/around_ripon/history, accessed April 29, 2022 23 Newspaper.com, “Ripon to Have a High School”, The Evening Mail, August 9, 1910. 24 Newspaper.com, “A History of The River District School”, The Ripon Record, March 2, 1917. 25 Newspaper.com, “Ripon High School Opens on Wednesday”, The Evening Mail, September 3, 1910. 26 Newspaper.com, “History of Ripon Christian Schools”, The Ripon Record, February 2, 1978. 27 Newspaper.com, “Another School for Ripon Students”, The Ripon Record, March 9, 1928. 28 Newspaper.com, “Christian School Society Runs Two School Plant”, The Ripon Record, September 28, 1961.
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Packet Pg. 340 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 16 few years, ninth grade was also added to the school, increasing the school student population to 116.
In 1946, as the community wanted Christian education to extend beyond the ninth grade, the Society for Christian Instruction raised funds to construct the Ripon Christian High School, which focused on Christcentered, liberal arts education for children from Christian families. By 1947, the high school was completed, and in 1951, four additional school buses were added, which brought students from as far away as Modesto and Escalon.29 In 1962, Ripon Christian Middle School was constructed, and by 1964, over 500 students were registered at Ripon Christian schools.
30 31 In 1971, the Western Association of Schools and Colleges (WASC) fully accredited the Ripon Christian schools.
PROPERTY HISTORY
In 1862, prior to the construction of the 1928 Ripon Christian School building, 1928 auxiliary building, and associated landscape, the Property was located within land owned by Peter Kennedy (Figure 9). By 1876, the Property resided with 1,109-acre property belonging to William Hiller Hughes, an earlier settler and pioneer of Ripon (Figure 10). During the time Hughes owned the property, it appears that it was planted in grain.
Hughes retained ownership of the land until his death in 1897 (Figure 11). 32 The land was then passed to his
son, Thomas Clarence Hughes, and by 1913, the larger parcel was subdivided, and the Property was within a 15-acre lot that remained in the ownership of Thomas Clarence Hughes (Figure 12). Thomas was born in 1875 in Ripon to William and Eliza Hughes. He married Martha (Mattie) Hughes in 1897.33 On the 1910 U.S. Federal Census record, Thomas and Martha are shown as living in Dent Township, where Thomas operated a 900- acre ranch.
34 35 During this time, it appears that Thomas and Mattie’s house was located on the Christian Grammar School property, though not within the current boundaries of the subject Property (Figure 13).36 37 By 1914, Thomas and Mattie were living in Oakland, but Thomas appears to have still operated his grain business in Ripon.38 In 1917, Thomas retired, and in 1920, he sold the now 13-acre property, including the subject Property, to Dr. Ned Burke Gould.
In 1913, Dr. Ned Gould and his family moved to Ripon where Dr. Gould established a medical clinic at the northwest corner of South Stockton and First streets.
39 Dr. Ned Gould was born on May 8, 1880.40 He married
29 Newspaper.com, “Society of Christian Instruction”, The Ripon Record, August 21, 1958. 30 Newspaper.com, “Ripon Christian to Celebrate 60 years of Heritage”, The Ripon Record, March 2, 1988. 31 Newspaper.com, “A Condense History of Ripon Christian Schools”, The Ripon Record, April 5, 1978. 32 Find A Grave.com, William Hiller Hughes, https://www.findagrave.com/memorial/46334975/william-hiller-hughes. 33 Ancestry.com. 1900 United States Federal Census.
34 Newspaper.com, “Thomas C. Hughes Funeral Tomorrow”, Oakland Tribune, May 1, 1945. 35 Ancestry.com. 1910 United States Federal Census.
36 Newspaper.com, “The First Hospital In Ripon”, The Ripon Record, February 22, 1935. 37 Newspaper.com, “A Tribute to Dr. Ned G. Gould”, The Ripon Record, October 4, 1978. 38 Ancestry.com. U.S., World War I Draft Registration Cards, 1917-1918. 39 Newspaper.com, “A Tribute to Dr. Ned G. Gould”, The Ripon Record, October 4, 1978. 40 Ancestry.com. U.S., World War I Draft Registration Cards, 1917-1918.
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Packet Pg. 341 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 17 Agnes Safely in 1910, while she was the head of the surgery department at Mt. Zion Hospital in San Francisco.41 42 Dr. Gould and Agnes had two children, Jeanette and Anna.43 In 1920, Dr. Gould and Agnes purchased the 13-acre property from Thomas Hughes and remodeled the old Hughes home.44 Dr. Gould appears to have constructed Ripon’s first hospital, known as “Gould Medical Group” within the property utilizing the remaining land to grow fruits and vegetables and raise cows and poultry. In 1926, the hospital burned down. Dr. Gould moved his practice to Modesto, re-opening his clinic in McPheeters Hospital; this same year, Dr. Gould sold the property to Society for Christian Instruction. 45 Figure 9. 1862 Handy Map showing the location of the Property within Peter Kennedy’s property. 41 Newspaper.com, “A Tribute to Dr. Ned G. Gould”, The Ripon Record, October 4, 1978. 42 Newspaper.com, “Popular Calistoga Girl Becomes Bride of Young Physician”, The Napa Weekly Journal, January 14, 1910.
43 Newspaper.com, “Dr. Ned. B. Gould Passes Saturday; Formerly Was Physician in Ripon”, The Ripon Record, March 8, 1956.
44 Newspaper.com, “The First Hospital in Ripon”, The Ripon Record, February 22, 1935. 45 Newspaper.com, “Dr. N. B. Gould, Modesto Doctor, Cattleman, Dies”, The Modesto Bee and News-Heard, March 3, 1956.
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Packet Pg. 342 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 18 Figure 10. 1876 Thompson and West Plat Book with the location of the Property shown within William Hughes’ 1,109-acre property.
Figure 11. 1895 Britton & Rey Official Map of San Joaquin County showing the location of the Property within William H. Hughes’ property.
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Packet Pg. 343 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 19 Figure 12. 1911 Chase Young Map showing the Property within Thomas Clarence Hughes’s 15-acre property.
Figure 13. 1915 USGS Map showing the location of the Property.
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Packet Pg. 344 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 20 Property History (1928 – Present)
In 1928, the Christian Reformed Church sponsored the Society for Christian Instruction, under the direction of Rev. DeJong,46 to purchase a 5-acre portion of the 13-acre property owned by Dr. Gould for $1,900.47 The money was provided by the Christian Reformed Church, which received donations for the purchase of the land to construct a Christian school.48 The Society for Christian Instruction then hired builder Lambert Ubels, who was a local contractor, to construct the school with a budget of $5,155. The school was designed as a three-room schoolhouse with a Mission Revival design. Ubels started construction on May 4, 1928, and within four months, on August 29, 1928, the school was complete (Figure 14). The 1928 Ripon Christian School opened with 71 students enrolled from grades first through sixth.
Since the construction of the 1928 Ripon Christian School, the property has not changed; however, the area around the school has grown to include new housing, churches, and public schools (Figure 15, Figure 16, Figure 17, and Figure 18).
Figure 14. ca. 1928 photograph of the 1928 Ripon Christian School building (courtesy of Ripon Historical Society). 46 Newspaper.com, “Christian School Society Runs Two School Plant”, The Ripon Record, September 28, 1961. 47 Newspaper.com, “History of Ripon Christian Schools”, The Ripon Record, February 21, 1979. 48 Newspaper.com, “Another School for Ripon Students”, The Ripon Record, March 9, 1928.
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Packet Pg. 345 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 21 Figure 15. A 1941 aerial photograph showing the Property and the 1928 building (courtesy of the University of Santa Barbara Library).
Figure 16. 1957 aerial photography showing the 1928 building in the Property (courtesy of University of Santa Barbara Library).
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Packet Pg. 346 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 22 Figure 17. 1969 USGS Map showing the 1928 building within the Property.
Figure 18. 1980 Aerial photography showing the 1928 building within the Property (courtesy of University of Santa Barbara Library).
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Packet Pg. 347 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 23 BUILDER: LAMBERT UBELS
Lambert was born in 1889 in the Netherlands and immigrated to Ripon in 1915, following the growing trend of local Dutch families moving to the area. Lambert relied on his carpentry skills, established a carpentry business,
49 and soon established himself as a building contractor.50 In 1919, he married Marie DeBoer, and they had three children, Engbert, Johanna, and John. In 1917, he was commissioned to build the first Christian Reform Church, which in 1931 housed the Ripon Women’s Improvement Club, and in 1945 the building was converted by the city into the City Hall (extant). 51 52 By the mid-1920s, Lambert was a known
building contractor in Ripon and in neighboring towns, such as Modesto, where Lambert also built a classroom addition to the Modest High School,
53 constructed several buildings for the Hammond Army
Hospital,
54 and worked on the St. Paul Episcopal Church.55 In 1928, Lambert was hired by the Society for Christian Instruction to construct the 1928 Ripon Christian School building. It does not appear that he was a licensed architect or involved in the design of the building. In 1934, Lambert was appointed chair of the Ripon Chamber of Commerce. Lambert died in 1943 in Ripon.56 57
ARCHITECTURAL STYLE
The 1928 Ripon Christian School building is associated with Mission Revival architecture, briefly described in the section below.
MISSION REVIVAL (1890 – 1920)
By the late 19th century, several California architects had made a monumental shift in the direction of their architectural inspiration. Rather than continuing to adopt imported East Coast architectural styles, these architects recognized the value of their own historic surroundings. They rediscovered the early Spanish Franciscan mission churches of the Southwestern United States, which were initially built in the mid to late 1700s. Their most prominent feature is the curvilinear parapet, often punctured by deep window and door openings. The Mission Revival style, as it was called, gained acceptance as early as 1885. However, it did not become popular until 1893, when the style was first used for the California Building at the Columbian Exposition in Chicago. Several exposition buildings followed at various fairs across the county, bringing the new style to the masses. While architects such as A. Page Brown, Bernard Maybeck, and Irving Gill popularized the style in California, architect Lester S. Moore is generally given credit for first seeing and appreciating the 49 Newspaper.com, “Dutch families rooted in Ripon”, The Ripon Record, February 20, 1991. 50 Ancestry.com. U.S., World War I Draft Registration Cards, 1917-1918. 51 Newspaper.com, “Museum: Officials say demolition would have cost $2d5,000”, The Modesto Bee, January 3, 2006. 52 Newspaper.com, “Preserve old city hall?”, The Ripon Record, October 12, 1988. 53 Newspaper.com, “Ripon Contractor Lands Modesto Job”, The Ripon Record, June 12, 1931. 54 Newspaper.com, “Students remember hospital, mental unit”, The Modesto Bee, July 25, 1996. 55 Newspaper.com, “Ripon Contractors Wins Church Work”, The Ripon Record, February 9, 1940. 56 Newspaper.com, “Ripon Mourns Death of Lambert Ubels”, The Ripon Record, September 10, 1943. 57 Newspaper.com, “Marriage Licenses”, The Stockton Daily Evening Record, December 5, 1919.
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Packet Pg. 348 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 24 possibilities of the Mission Revival style. The style quickly became popular nationally and was used in various building types, from churches to train stations and social clubs to single-family homes.
Early on Mission Revival architecture was associated with the Arts and Crafts Movement, whose primary emphasis was to be simple in form, without superfluous or excessive decoration, highlighting the quality of materials as many such examples show a blending of these two design motifs. During the late 1890s, and early 1900s, building magazines and architectural portfolios of the southwest fueled the styles’ popularity across the U.S. and although the period established for Mission Revival architecture is typically from 1890 to 1920, with its greatest popularity between 1905 and 1915, some representative examples can be found as late as 1930.
Character-defining features of Mission Revival Architecture often includes:
• Mission-shaped or curvilinear roof parapet
• Wide, overhanging eaves with decorative brackets
• Red clay roof tiles
• Towers with round or segmented domes
• Arched doorways
• Deep window openings without any framing, except the sill. • Quatrefoil windows with cement plaster or cast surrounds • Arcades with classical style round wood columns with Doric, Ionic, or Corinthian capitals and basess • Recessed balconies and verandas
• Decorative buttresses, windows, and door details
HISTORIC ARCHITECTURAL SURVEY
On April 5, 2022, EDS Principal Architectural Historian Stacey De Shazo, M.A., completed a historic architectural survey of the Property, including the 1928 Ripon Christian School building, 1928 auxiliary building, and associated landscape. The following section documents the results of the survey. 1928 RIPON CHRISTIAN SCHOOL BUILDING
The 1928 Ripon Christian School building is associated with Mission Revival architecture. The building is a single-story, u-shaped, symmetrical form with a central side gable and two hipped front gable forms extending to the south and projecting slightly in front of the primary façade wall. The building has a low pitch roof and moderate eave overhang with exposed rafter tails and projecting wood posts (aka vigas). Centered within the central side-gable form is a decorative Mission-style curvilinear parapet, where the main entrance to the school is located, and arched window and door openings. The exterior is clad in narrow wood clapboard with corner boards. The roof is clad in asphalt shingles, and there is a brick chimney located at the center The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 349 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 25 gable. The building rests on a concrete perimeter foundation.
North Elevation (primary façade)
The north elevation consists of symmetrical fenestration patterns, including two front-facing gables on both the west and east end and a decorative Mission-style curvilinear parapet centered along the eaves of the elevation (Figure 19). There is an arched window between two square windows (Figure 20). Beneath the parapet is a wood and glass door with an arched fanlight and arched sidelights, accessed via concrete steps with a temporary accessibility ramp (Figure 21). An arched vent is directly over the door, with a metal bell.
Between the gables and the center entryway are two groups of five, one-over-one, double-hung, wood windows with lugs (aka horns stiles) (Figure 22). Above each window are four-light, wooden hopper windows.
The gables have wood lattice vents at each peak.
Figure 19. 1928 Ripon Christian School building, facing south.
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Packet Pg. 350 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 26 Figure 20. East gable of north elevation, with an arched window between two square windows.
Figure 21. Arched front entry with double divided light doors, and side lights, facing south.
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Packet Pg. 351 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 27 Figure 22. Photograph showing a group of five windows on either side of the center arched front entrances.
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Packet Pg. 352 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 28 West Elevation
The west elevation consists of a single, wood-paneled door, accessed via a wood stoop (Figure 23). To the north of this door is a group of five one-over-one, single-hung, wood windows with lugs. Above these windows are four-light, wooden hopper windows covered with wooden boards. A narrow, one-over-one, single-hung, wood window with lugs is at the northernmost corner.
Figure 23. West elevation, facing east.
South Elevation
The south elevation consists of three south-facing gables with several doors and windows(Figure 24). Neither the west nor east gables have fenestration, though they each have wood lattice vents at each gable peak. The center gable has a narrow door centered beneath the gable (Figure 25). Between the west and center gables are two one-over-one, double-hung, wood windows to the west of the wood-paneled double-door, which has a one-over-one, double-hung, wood window to the east of the doors. The west wall of the center gable has a one-over-over, double-hung, wood window to the north of a single wood-paneled door; between the center and east gables is a double, wood-paneled door east of a boarded window (Figure 26). The east wall of the center gable has a pair of one-over-one, double-hung wood windows. The west wall of the east gable consists of two one-over-one, single-hung, wood windows to the north of a single wood-paneled door located to the north of a shed extension. The shed extension has a boarded window and a single wood-paneled door to the south of the shed extension (Figure 27).
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Packet Pg. 353 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 29 Figure 24. South elevation, facing east.
Figure 25. Center gable on south elevation, facing north.
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Packet Pg. 354 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 30 Figure 26. Double-door on south elevation between the east gables, facing north.
Figure 27. West gable of the south elevation, facing northeast.
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Packet Pg. 355 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 31 East Elevation
The east elevation consists of three single metal doors and fifteen one-over-one, single-hung windows, with four-light, wooden hopper windows set above each upper window sash (Figure 28). The windows are in groups of five; the fixed windows over two southern groups of windows are boarded up with wood panels (Figure 29). The red metal door is located between two groups of windows and is accessed via both a stair and an accessibility ramp. A metal awning is not original to the building, supported by metal arms attached to the wood siding (Figure 30). The remaining two windows are located between the two northern groups of windows and are accessed via wide concrete steps.
Figure 28. East elevation, facing northwest.
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Packet Pg. 356 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 32 Figure 29. Unaltered windows on the east elevation, with horn stiles on double-hung windows.
Figure 30. East entrance, accessed via both a ramp and stairs.
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Packet Pg. 357 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 33 1928 AUXILIARY BUILDING
The 1928 auxiliary building is not associated with any architectural style. The building is a front gable rectangular form constructed with a wood frame. The gables have exposed rafters with a wood lattice vent at the peak (Figure 31). The building is clad in wood siding and a corrugated metal roof. The eaves have a moderate overhang and exposed rafters. The north elevation has a wooden door (barn door) set on a central sliding metal track, situated between two windows (Figure 32). The easternmost window along this elevation is boarded up with plywood, while the westernmost window is a one-over-one, double-hung, wood window (Figure 33). The east elevation consists of a single wood door on the south, with two double-hung, wood windows to its north. The central window is boarded up. Neither the south nor west elevations have any fenestration (Figure 34).
Figure 31. North elevation, facing southeast.
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Packet Pg. 358 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 34 Figure 32. Wood paneled door on track.
Figure 33. North and east elevations, facing southeast.
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Packet Pg. 359 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 35 Figure 34. South and west elevations, facing northwest.
ASSOCIATED LANDSCAPE
The associated landscape consists of a central walkway surrounded by a lawn and two medium trees on either side of the main door (Figure 35). A large tree is located on the northwest corner of the building. The remaining landscape consists of shrubberies and grass surrounding the auxiliary building. The majority of the Property is void of landscaping.
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Packet Pg. 360 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 36 Figure 35. Photograph showing the front lawn and central walkway that leads to the front entrance to the school, flanked by two trees, facing south.
COMPARATIVE ANALYSIS
EDS completed a comparative analysis of the 1928 Ripon Christian School building - designed in the Mission Revival architectural style - to illustrate the difference between a representative example of this design from 1890 to 1920, in comparison to the “modest” example exhibited in the 1928 building within the Property.
San Joaquin County has numerous representative examples of Mission Revival architecture, ranging from modest to excellent. For this comparative analysis, EDS chose three representative examples within the county, one within the city of Ripon, one within the nearby town of Lodi, and one within the nearby city of Stockton, presented in the section below.
The three representative comparative examples include:
• Comparative 1: 1919 River School at 20700 E River Road, Ripon, relocated in 1972 from Main and Acacia Street to its current location.
• Comparative 2: 1907 Lodi Arch (aka Mission Arch) (NR #80000848) located on Pine Street, Lodi. • Comparative 3: 1910 Hotel Stockton (NR #81000174) at 133 E. Weber Avenue, Stockton.
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Packet Pg. 361 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 37 Comparative 1
The 1919 River School (Figure 36), located at 20700 E River Road in Ripon, is designed in the Mission Revival architectural style within the accepted design period from 1890 to 1920. It is unknown who designed the Mission Revival building, but the Ripon School District likely constructed it. The building is a side gable form with Mission-shaped curvilinear gable parapets; and on either side of the building, is a centered Missionshaped curvilinear roof parapet flanked by Mission-style bell towers with segmented domes, red clay roof tiles, arched elements, and a quatrefoil window with cement plaster or cast surrounds.
EDS Analysis: The 1919 River School is a representative example of Mission Revival Architecture within the accepted period for the style (1890 to 1920).
Figure 36. Photograph of the 1919 Ripon School within its current location at 20700 E River Road, Ripon (Google maps).
Comparative 2
The 1907 Lodi Arch (aka Mission Arch; Figure 37), located on Pine Street in downtown Lodi within San Joaquin County, is designed in the Mission Revival style within the accepted design period from 1890 to 1920. It was designed in 1907 by architect Edgar (E. B.) Brown, who is known for Mission Revival and Craftsman architecture within San Joaquin County. He was the principal of “E.B. Brown Architecture” in Stockton from ca. 1900 to ca. 1920 and the vice-president of the San Joaquin Valley Association of Architects in 1917.
According to the NR nomination form (NR #80000848),58
“Lodi's Mission Revival Ceremonial Arch, or the Lodi Arch, has many of the stylistic elements of early California mission architecture. The arch is constructed of an iron frame, cement, masonry, with a stucco coating. The dimensions of the structure are 80 ½ x 10 x 42 feet.
Incorporated into the structure are the following features: broad, massive undecorated 58 National Register of Historic Places Inventory-Nomination Form, “Lodi Arch” (NR #80000848), City of Lodi.
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Packet Pg. 362 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 38 walls, low-pitched, red-tiled porches, and a main arch spanning Pine Street. Within the massive arch wall are niches where three mission bells are hung. This central arch illustrates the characteristics of mission revival design in the massing, decoration, and overall visual appearance.”
EDS Analysis: The 1907 Lodi Arch is one of the few remaining Mission Revival ceremonial structures within the state of California and is a representative example of Mission Revival Architecture within the accepted period for the style (1890 to 1920), and is listed on the NRHP.
Figure 37. Photograph of the 1917 Lodi Arch, designed in the Mission Revival style (courtesy of the City of Lodi) Comparative 3
The 1910 Stockton Hotel (Figure 38), located at 133 E. Weber Avenue in Stockton within San Joaquin County, is designed in the Mission Revival design within the accepted design period from 1890 to 1920. It was designed in 1907 by architect Edgar (E. B.) Brown, who is known for Mission Revival and Craftsman architecture within San Joaquin County. He was the principal of “E.B. Brown Architecture” in Stockton from ca. 1900 to ca. 1920 and the vice-president of the San Joaquin Valley Association of Architects in 1917.
According to the NR nomination form (NR #81000174),59
“The Hotel Stockton is significant as a well-executed, large-scale application of the Mission Revival Style.”
“This large (252 rooms, over 200,000 square feet) edifice occupies the entire "mini-block'1 bounded by El Dorado Street on the west, Hunter Street on the east, Bridge Street on the north, and Weber Avenue on the south. It is presently the northwest boundary of Hunter 59 National Register of Historic Places Inventory-Nomination Form, “Lodi Arch” (NR #81000174), Lawson-Ttaya-Espalin, AIA.
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 363 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 39 Plaza, site of the principal public buildings in San Joaquin County and focal point of the central business core of downtown Stockton. The forms and masses, in conjunction with the irregular hipped and dormered roofline which is articulated in sheet metal roofing formed to simulate red mission "tile", gives the Hotel Stockton a Striking and highly visible presence, reinforcing its preeminent position as "flagship" of the Delta and landmark of old downtown Stockton. The structure, executed in a steel reinforced concrete frame (first known use of such a structural system in the San Joaquin Valley) and supported on 1777 wooden piles over what was once a part of the Stockton Channel, is basically a five-story (with basement) building with a cement plaster envelope. The ground story is of mezzanine height; the succeeding four stories are capped "by a raised central block. The elements of the building are composed in a complex but symmetrical arrangement of hipped towers, dormers, and verandas.”
EDS Analysis: The 1910 Hotel Stockton is a representative example of Mission Revival Architecture within the accepted period for the style (1890 to 1920) and is listed on the NRHP.
Figure 38. 1910 Hotel Stockton, courtesy of Google maps.
ANALYSIS
All three comparative Mission Revival built environment resources are excellent examples of Mission Revival architecture, in contrast to the “modest” example of the 1928 Ripon Christian School within the subject Property. Although the 1928 Ripon Christian School does consist of elements of the Mission Revival design, such as its form, the curvilinear parapet, and arched window and door openings, there is nothing distinguishing about this example, and it was not designed by an architect or designer known for their work in Mission Revival design. Moreover, the 1928 Ripon Christian School was constructed outside the accepted period (1890 to 1920) for Mission Revival architecture, and, in the professional opinion of EDS, would have to be exceptional to be considered outside the accepted period of the style. Finally, besides the three representative examples, there are other representative Mission Revival buildings within San Joaquin Valley The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 364 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 40 that are more closely associated with the Mission Revival design.
EVALUATION FOR HISTORICAL SIGNIFICANCE
The Property, including the 1928 Ripon Christian School building, 1928 auxiliary building, and associated landscape was evaluated to determine individual eligibility for listing on the CRHR. The 1928 Ripon Christian School building was evaluated for its association with Mission Revival architecture with a period of significance of 1928, which is the year the school was constructed. The 1928 auxiliary building and associated landscape are not associated with any architectural style or landscape design.
CALIFORNIA REGISTER OF HISTORICAL RESOURCES
The CRHR is an inventory of significant architectural, archaeological, and historical resources in the State of California. Resources can be listed in the CRHR through several methods. State Historical Landmarks and NRHP listed properties are automatically listed in the CRHR. Properties can also be nominated to the CRHR by local governments, private organizations, or citizens. The CRHR follows similar guidelines to those used for the NRHP. One difference is that the CRHR identifies the Criteria for Evaluation numerically instead of alphabetically. Another difference, according to the OHP is that “It is possible that historical resources may not retain sufficient integrity to meet the criteria for listing in the NRHP, but they may still be eligible for listing in the California Register. A resource that has lost its historic character or appearance may still have sufficient integrity for the California Register if it maintains the potential to yield significant scientific or historical information or specific data”.60
To qualify for listing in the CRHR a property must possess significance under one of the four criteria and have historical integrity. The process of determining integrity consists of evaluating seven variables or aspects that include location, design, setting, materials, workmanship, feeling and association. According to the National Register Bulletin: How to Apply the National Register Criteria for Evaluation, these seven characteristics are defined as follows:
• Location is the place where the historic property was constructed. • Design is the combination of elements that create the form, plans, space, structure, and style of the property.
• Setting addresses the physical environment of the historic property inclusive of the landscape and spatial relationships of the building(s).
• Materialsrefer to the physical elements that were combined or deposited during a particular period of time and in a particular pattern of configuration to form the historic property. • Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history.
60 California Office of Historic Preservation Technical Assistance Series #6 California Register and National Register: A Comparison (for purposes of determining eligibility for the California Register).
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Packet Pg. 365 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 41 • Feeling is the property’s expression of the aesthetic or historic sense of a particular period of time. • Association is the direct link between an important historic event or person and a historic property.
The following section examines the individual eligibility of the Property containing the 1928 Ripon Christian School building, 1928 auxiliary building, and associated landscape for listing on the CRHR.
CRHR EVALUATION
1. (Event): Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage.
The Property containing the 1928 Ripon Christian School building, 1928 auxiliary building, and associated landscape is associated with early Christian education in Ripon. Although this event may be locally significant, it is not an event that significantly contributed to the broad patterns of California’s history and cultural heritage.
Therefore, the Property, including the 1928 Ripon Christian School building, 1928 auxiliary building, and associated landscape was not found to be eligible for listing on the CRHR under Criterion 2
2. (Person): Is associated with the lives of persons important in our past.
The ownership and occupancy history of the Property was thoroughly researched, and it does not appear that the resource is associated with a person important to California history.
Therefore, the Property, including the 1928 Ripon Christian School building, 1928 auxiliary building, and associated landscape was not found to be eligible for listing on the CRHR under Criterion 2.
3. (Construction/Architecture): Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values.
Mission Revival
The 1928 Ripon Christian School building is associated with Mission Revival architectural style. The building consists of character-defining features of this design, including symmetrical architectural elements, a low pitch roof, decorative curvilinear parapet, and arched double-hung windows and and arched door openings. Although the building consists of elements of the Mission Revival architectural style, the construction date is outside the design’s accepted period from 1890 to 1920, noting that some representative Mission Revival designs are found as late as 1930. As such, EDS completed a comparative analysis to determine if there are representative examples of the Mission Revival style within the city of Ripon or the surrounding area within the accepted period for this style or if the building is an exceptional or representative example of Mission Revival design that could be considered eligible from 1920 to 1930, the design’s transitional period.
Based on the results of the comparative analysis, it does not appear that the 1928 Ripon Christian School building is representative of the Mission Revival design from the accepted period for the style The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 366 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 42 (1890 to 1920) and is also not considered exceptional or representative within the timeframe of 1920 to 1930, when the design was less popular. As such, it is recommended that the 1928 building is not eligible for listing on the CRHR for its association with Mission Revival architecture.
The 1928 auxiliary building and associated landscape are not associated with any architectural style, form, or landscape architecture.
Builder
The builder of the 1928 Ripon Christian School was Lambert Ubels. Lambert was a skilled carpenter and builder who was a known building contractor in Ripon and in the neighboring towns, where Lambert also constructed buildings. However, it does not appear that he was a licensed architect and there is no evidence to suggest that Lambert was a master builder or craftsman. He is not listed within any known publications for noted builders and is not associated with any buildings that are listed on the Pacific Coast Architecture Database (PCAD) and is not a builder known for the construction of Mission Revival designed building. As such, the 1928 Ripon Christian School is not eligible for its association with Lambert Ubels.
In summary, the 1928 Ripon Christian School building was not found to be eligible for listing on the CRHR under Criterion 3 for association with Mission Revival architecture.
4. (Information potential): Has yielded, or may be likely to yield, information important in prehistory or history
Criterion D most commonly applies to resources that contain or are likely to contain information bearing on an important archaeological research question. While most often applied to archaeological sites, Criterion D can also apply to buildings that contain important information. For a building to be eligible under Criterion D, it must be a principal source of important information, such as exhibiting a local variation on a standard design or construction technique can be eligible if a study can yield important information, such as how local availability of materials or construction expertise affected the evolution of local building development.
The 1928 Ripon Christian School is associated with Mission Revival design; however, it does not appear to be the principal source of information for design techniques that can yield important information.
Therefore, the 1928 Ripon Christian School building, 1928 auxiliary building, and associated landscape was not found to be eligible for listing on the NRHP under Criterion D.
The Property was not evaluated for archaeology.
INTEGRITY
A Property must possess significance under one or more of the above-listed criteria and have historic integrity to qualify for listing in the CRHR. There are seven variables, or aspects, used to judge historic integrity, The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 367 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 43 including location, design, setting, materials, workmanship, feeling, and association. 61 A resource must possess the aspects of integrity that relate to the historical theme(s) and period of significance identified for the built-environment resources. National Register Bulletin 15 explains, “only after significance is fully established can you proceed to the issue of integrity.”
CONCLUSIONS
In accordance with CEQA regulations and guidelines, EDS completed an HRE for the Property at 816 W. Main Street, Ripon, San Joaquin County, California, within APN 259-18-017 (Property) consisting of the 1928 Ripon Christian School building, 1928 auxiliary building, and associated landscape. The purpose of the HRE was to determine if the Property or any of the built environment resources within the Property are eligible for listing on the CRHR. The methods used to complete the HRE included research and an intensive level historic architectural survey conducted by EDS Principal Architectural Historian Stacey De Shazo, M.A., who exceeds the Secretary of the Interior’s qualification standards in Architectural History and History, as well as Nicole LaRochelle, M.S. and Bee Thao, M.A.
The HRE determined that the 1928 Ripon Christian School building is associated with Mission Revival architecture, but based on a comparative analysis, it does not appear individually eligible for listing on the CRHR under Criterion C for its association with Mission Revival architecture with a period of significance of 1928. The building is also outside the acceptable period for this style and is not considered exceptional or representative of this style from 1920 to 1930, when the design was less popular. As such, it is recommended that the 1928 building is not eligible for listing on the CRHR for its association with Mission Revival architecture.
Therefore, the Property does not meet the definition of a historical resource under CEQA. As such, any future proposed Project will not impact built environment historical resources within the Property. 61 National Park Service, National Register Bulletin: How to Apply the National Register Criteria for Evaluation (Washington, D.C.: United States Department of the Interior, 1997).
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Packet Pg. 368 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 44
BIBLIOGRAPHY
Ancestry.com
Missouri, U.S., Marriage Records, 1805-2002
1880 United States Federal Census
1900 United States Federal Census
1910 United States Federal Census
1920 United States Federal Census
U.S., World War I Draft Registration Cards, 1917-1918.
Find A Grave, William Hiller Hughes, accessed April 18, 2022 https://www.findagrave.com/memorial/46334975/william-hiller-hughes.
Gudde, Erwin Gustav, and William Bright. California Place Names: The Origin and Etymology of Current Geographical Names. University of California Press. 1998.
Historic American Buildings Survey, Creator. Jones House, Escalon, San Joaquin County, CA. California Escalon San Joaquin County, 1933. Documentation Compiled After. Photograph. https://www.loc.gov/item/ca0756/.
Impact Sciences Inc., “San Joaquin COG RTP/SCS Draft EIR”, March 2014.
Ludwig, Brian, and Jason Coleman, “Cultural Resources Inventory and Evaluation Report Housing Authority of the County of San Joaquin Irwin Village Project”, Basecamp Environmental, Inc, 2021.
McAlester, Virginia and Lee McAlester, A Field Guild to American Houses, New York, Alfred A. Knopf.
Munro-Fraser, J.P. 2013.
National Register of Historic Places Inventory-Nomination Form, “Lodi Arch” (NR #80000848), City of Lodi.
Newspapers.com
“William Hiller Hughes Generally Acknowledge To Be the Founding Father of The Ripon Community”, The Ripon Record, February 23, 1967.
“Thomas C. Hughes Funeral Tomorrow”, Oakland Tribune, May 1, 1945. “The First Hospital In Ripon”, The Ripon Record, February 22, 1935. “Deaths”, The Modesto Bee, May 1, 1945.
Olmsted, Nancy, Vanished Waters: A History of San Francisco's Mission Bay, Mission Creek Conservancy, San Francisco, 1986.
Tinkham, George H., History of San Joaquin County, California: With Biographical Sketches of leading Men and Women of the County who have been identified with its growth and development from the early days to the present. Historic Record Company, Los Angeles, CA, 1923.
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 369 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 45 Tyler, Norman, Ted Ligibel, and Ilene R. Tyler, Historic Preservation: An Introduction to Its History, Principles, and Practice, New York: W.W. Norton & Co., 2009.
U.C. Santa Barbara Library
1957 Aerial photograph of Escalon
1963 Aerial photograph of Escalon.
1993 Aerial photograph of Escalon
Willis, Barbara and the Escalon Historical Society, Escalon, Arcadia Publishing, 2008.
United States Department of the Interior, National Park Service, Cultural Resources Division. National Register Bulletin: How to Apply the National Register Criteria for Evaluation. Washington, D.C.: United States Department of the Interior, 1990, revised 1997.
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 370 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California. 46 Appendix A:
DPR Forms
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Packet Pg. 371 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70))
P1. Other Identifier:
DPR 523A (9/2013) *Required information
State of California The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
PRIMARY RECORD Trinomial
NRHP Status Code
Other Listings
Review Code Reviewer Date
*P2. Location: Not for Publication Unrestricted
*a. County San Joaquin and
*b. USGS 7.5' Quad Ripon Date 1994 T 2S ; R 8E ; NW ¼ of NE ¼ of Sec 30; MD B.M. c. Address 816 West Main Street City Ripon Zip 95366
d. UTM: Zone 10N, 664539 mE/ 4178499 mN
e. Other Locational Data: The resource is located within the 1.18-acre property - Assessor’s Parcel Number (APN) 259-18-017 - at 816 West Main Street, Ripon, San Joaquin County, California. The property is situated on the northwest corner of W. Main Street and Vera Avenue, approximately 0.5 miles south of Highway 99 and about 1.5 miles north of the Stanislaus River.
*P3a. Description: The resource is the 1928 Ripon Christian School building, 1928 auxiliary building, and associated landscape. The 1928 Ripon Christian School building is associated with Mission Revival architecture. The 1928 auxiliary building and associated landscape are not associated with any architectural landscape design style, respectively. The 1928 Ripon Christian School building is a single-story, u-shaped, symmetrical form with a central side gable and two hipped front gable forms extending to the south and projecting slightly in front of the primary façade wall. The building has a low pitch roof and moderate eave overhang with exposed rafter tails and projecting wood posts (aka vigas). (Continued on Page 2, Continuation Sheet). *P3b. Resource Attributes: HP15.
Educational Building; HP4. Ancillary
Building
*P4.Resources Present: Building
Structure Object Site District
Element of District Other
(Isolates, etc.)
P5b. Description of Photo: 1928 Ripon
Christian School building, facing south
*P6. Date Constructed/Age and
Source: ◼ Historic Prehistoric
Both 1928 Ripon Christian School
building; 1928 auxiliary building;
various sources
*P7. Owner and Address:
Owner’s name withheld
*P8. Recorded by: Stacey De Shazo,
M.A., Evans & De Shazo, Inc., 1141
Gravenstein Highway South,
Sebastopol, CA 94572
*P9. Date Recorded: 4/5/2022
*P10. Survey Type: Intensive
*P11. Report Citation: Stacey De Shazo (Evans & De Shazo, 2022): A Historic Resource Evaluation of the Property at 816 W. Main Street, Ripon, San Joaquin County, California
*Attachments: NONE ◼Location Map ◼Continuation Sheet ◼Building, Structure, and Object Record Archaeological Record District Record Linear Feature Record Milling Station Record Rock Art Record Artifact Record Photograph Record Other (List):
P5a.
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Packet Pg. 372 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) *Resource Name or # Ripon Christian School *NRHP Status Code 3S
DPR 523B (9/2013) *Required information
State of California The Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
BUILDING, STRUCTURE, AND OBJECT RECORD
(This space reserved for official comments.)
B1. Historic Name: Ripon Christian School
B2. Common Name: Ripon Christian School
B3. Original Use: school B4. Present Use: meetings/classes *B5. Architectural Style: Mission Revival
*B6. Construction History: Since the construction of the 1928 Ripon Christian School, the original design and form of the building has not changed. There also do not appear to be any alterations to the resource. *B7. Moved? ◼No Yes Unknown Date: N/A Original Location: N/A *B8. Related Features: N/A
B9a. Architect: unknown b. Builder: Lambert Ubels
*B10. Significance: Theme Architecture Area Ripon
Period of Significance 1928 Property Type Educational Applicable Criteria 3 (Continued on Continuation Sheet pages 14-16)
B11. Additional Resource Attributes: N/A
*B12. References:
McAlester, Virginia and Lee McAlester, A Field Guild to American Houses, New York, Alfred A. Knopf. Munro-Fraser, J.P. 2013
United States Department of the Interior, National Park Service, Cultural Resources Division. National Register Bulletin: How to Apply the National Register Criteria for Evaluation. Washington, D.C.: United States Department of the Interior, 1990, revised 1997.
B13. Remarks:
*B14. Evaluator: Stacey De Shazo, M.A., Principal Architectural Historian
*Date of Evaluation: 4/5/2022
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Packet Pg. 373 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _Ripon Christian School _____________________________________________________
(Continued from Primary Record, Page 1)
Centered within the central side-gable form is a decorative Mission-style curvilinear parapet, where the main entrance to the school is located, and arched window and door openings. The exterior is clad in narrow wood clapboard with corner boards. The roof is clad in asphalt shingles, and there is a brick chimney located at the center gable. The building rests on a concrete perimeter foundation.
North Elevation (primary façade)
The north elevation consists of symmetrical fenestration patterns, including two front-facing gables on both the west and east end and a decorative Mission-style curvilinear parapet centered along the eaves of the elevation (Figure 1). There is an arched window between two square windows (Figure 2). Beneath the parapet is a wood and glass door with an arched fanlight and arched sidelights, accessed via concrete steps with a temporary accessibility ramp (Figure 3). An arched vent is directly over the door, with a metal bell.
Between the gables and the center entryway are two groups of five, one-over-one, double-hung, wood windows with lugs (aka horns stiles) (Figure 4). Above each window are four-light, wooden hopper windows.
The gables have wood lattice vents at each peak.
Figure 1. 1928 Ripon Christian School building, facing south.
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 374 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _Ripon Christian School _____________________________________________________
Figure 2. East gable of north elevation, with an arched window between two square windows.
Figure 3. Arched front entry with double divided light doors, and side lights, facing south.
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 375 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _Ripon Christian School _____________________________________________________
Figure 4. Photograph shows a group of five windows on either side of the center arched front entrances.
West Elevation
The west elevation consists of a single, wood-paneled door accessed via a wood stoop (Figure 5). To the north of this door is a group of five one-over-one, single-hung, wood windows with lugs. Above these windows are four-light, wooden hopper windows covered with wooden boards. A narrow, one-over-one, single-hung, wood window with lugs is at the northernmost corner.
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 376 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _Ripon Christian School _____________________________________________________
Figure 5. West elevation, facing east.
South Elevation
The south elevation consists of three south-facing gables with several doors and windows (Figure 6). Neither the west nor east gables have fenestration, though they each have wood lattice vents at each gable peak.
The center gable has a narrow door centered beneath the gable (Figure 7). Between the west and center gables are two one-over-one, double-hung, wood windows to the west of the wood-paneled double-door, which has a one-over-one, double-hung, wood window to the east of the doors. The west wall of the center gable has a one-over-over, double-hung, wood window to the north of a single wood-paneled door; between the center and east gables is a double, wood-paneled door east of a boarded window (Figure 8).
The east wall of the center gable has a pair of one-over-one, double-hung wood windows. The west wall of the east gable consists of two one-over-one, single-hung, wood windows to the north of a single woodpaneled door located to the north of a shed extension. The shed extension has a boarded window and a single wood-paneled door to the south of the shed extension (Figure 9).
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 377 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _Ripon Christian School _____________________________________________________
Figure 6. South elevation, facing east.
Figure 7. Center gable on south elevation, facing north.
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Packet Pg. 378 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _Ripon Christian School _____________________________________________________
Figure 8. Double-door on south elevation between the east gables, facing north.
Figure 9. West gable of the south elevation, facing northeast.
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 379 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) DPR 523L (Rev. 1/1995)(Word 9/2013)
State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _Ripon Christian School _____________________________________________________
East Elevation
The east elevation consists of three single metal doors and fifteen one-over-one, single-hung windows, with four-light, wooden hopper windows set above each upper window sash (Figure 10). The windows are in groups of five; the fixed windows over two southern groups of windows are boarded up with wood panels (Figure 11). The red metal door is located between two groups of windows and is accessed via both a stair and an accessibility ramp. A metal awning is not original to the building, supported by metal arms attached to the wood siding (Figure 12). The remaining two windows are located between the two northern groups of windows and are accessed via wide concrete steps.
Figure 10. East elevation, facing northwest.
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State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _Ripon Christian School _____________________________________________________
Figure 11. Unaltered windows on the east elevation, with horn stiles on double-hung windows.
Figure 12. East entrance, accessed via both a ramp and stairs.
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State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _Ripon Christian School _____________________________________________________
1928 AUXILIARY BUILDING
The 1928 auxiliary building is not associated with any architectural style. The building is a front gable rectangular form constructed with a wood frame. The gables have exposed rafters with a wood lattice vent at the peak (Figure 13). The building is clad in wood siding and a corrugated metal roof. The eaves have a moderate overhang and exposed rafters. The north elevation has a wooden door (barn door) set on a central sliding metal track, situated between two windows (Figure 14). The easternmost window along this elevation is boarded up with plywood, while the westernmost window is a one-over-one, double-hung, wood window (Figure 15). The east elevation consists of a single wood door on the south, with two double-hung, wood windows to its north with a boarded-up central window. Neither the south nor west elevations have any fenestration (Figure 16).
Figure 13. North elevation, facing southeast.
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State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _Ripon Christian School _____________________________________________________
Figure 14. Photograph shows a wood-paneled door on track.
Figure 15. North and east elevations, facing southeast.
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State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _Ripon Christian School _____________________________________________________
Figure 16. South and west elevations, facing northwest.
ASSOCIATED LANDSCAPE
The associated landscape consists of a central walkway surrounded by a lawn and two medium trees on either side of the main door (Figure 17). A large tree is located on the northwest corner of the building.
The remaining landscape consists of shrubberies and grass surrounding the auxiliary building. The majority of the property is void of landscaping.
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State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _Ripon Christian School _____________________________________________________
Figure 17. The photograph shows the front lawn and central walkway leading to the school's front entrance, flanked by two trees, facing south.
(Continued from BSO record, Page 2)
CALIFORNIA REGISTER OF HISTORICAL RESOURCES (CRHR) EVALUATION
1. (Event): Is associated with events that have made a significant contribution to the broad patterns of California’s history and cultural heritage.
The property containing the 1928 Ripon Christian School building, 1928 auxiliary building, and associated landscape is associated with early Christian education in Ripon. Although this event may be locally significant, it is not an event that significantly contributed to the broad patterns of California’s history and cultural heritage.
Therefore, the property, including the 1928 Ripon Christian School building, 1928 auxiliary building, and associated landscape was not found to be eligible for listing on the CRHR under Criterion 2
2. (Person): Is associated with the lives of persons important in our past.
The ownership and occupancy history of the property was thoroughly researched, and it does The Terraces - CEQA Document - Mitigated Negative Declaration
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State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _Ripon Christian School _____________________________________________________
not appear that the resource is associated with a person important to California history.
Therefore, the property, including the 1928 Ripon Christian School building, 1928 auxiliary building, and associated landscape was not found to be eligible for listing on the CRHR under Criterion 2.
3. (Construction/Architecture): Embodies the distinctive characteristics of a type, period, region, or method of construction, or represents the work of an important creative individual, or possesses high artistic values.
Mission Revival
The 1928 Ripon Christian School building is associated with Mission Revival architectural style.
The building consists of character-defining features of this design, including symmetrical architectural elements, a low pitch roof with an eave overhang and exposed rafter tails, projecting wood posts (aka vigas), decorative curvilinear parapet, arched window and door openings, and double-hung wood windows. As such, the building appears eligible for listing on the CRHR for its association with Mission Revival architecture.
The 1928 Ripon Christian School building, 1928 auxiliary building, and associated landscape are not associated with any architectural style, form, or landscape architecture.
Builder
The builder of the 1928 Ripon Christian School was Lambert Ubels. Lambert was a skilled carpenter and builder who was a known building contractor in Ripon and neighboring towns, where Lambert also constructed buildings. However, it does not appear that he was a licensed architect and there is no evidence to suggest that Lambert was a master builder or craftsman.
He is not listed within any known publications for noted builders and is not associated with any buildings that are listed on the Pacific Coast Architecture Database (PCAD). As such, the 1928 Ripon Christian School is not eligible for its association with Lambert Ubels.
In summary, the 1928 Ripon Christian School building was found to be eligible for listing on the CRHR under Criterion 3 for association with Mission Revival architecture.
4. (Information potential): Has yielded, or may be likely to yield, information important in prehistory or history
Criterion D most commonly applies to resources that contain or are likely to contain information bearing on an important archaeological research question. While most often applied to archaeological sites, Criterion D can also apply to buildings that contain important information.
For a building to be eligible under Criterion D, it must be a principal source of important information, such as exhibiting a local variation on a standard design or construction technique The Terraces - CEQA Document - Mitigated Negative Declaration
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State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI #
Trinomial
CONTINUATION SHEET
Property Name: _Ripon Christian School _____________________________________________________
can be eligible if a study can yield important information, such as how local availability of materials or construction expertise affected the evolution of local building development.
The 1928 Ripon Christian School is associated with Mission Revival design; however, it does not appear to be the principal source of information for design techniques that can yield important information. Therefore, the 1928 Ripon Christian School building, 1928 auxiliary building, and associated landscape was not found to be eligible for listing on the NRHP under Criterion D.
The integrity assessment found that the 1928 Ripon Christian School retains all seven aspects of integrity to convey significance under Criterion 3.
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*Map Name: USGS 7.5’ Ripon Quadrangle *Scale: 1:24,000 *Date of map: _1994_ DPR 523J (Rev. 1/1995)(Word 9/2013) * Required information State of California Natural Resources Agency Primary #
DEPARTMENT OF PARKS AND RECREATION HRI#
LOCATION MAP Trinomial
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APPENDIX D
TRAFFIC STUDY
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TRAFFIC OPERATIONAL ANALYSIS
FOR THE
BETHANY HOME SENIOR LIVING FACILITY
Ripon, California
Prepared For:
Bethany Home
930 Main Street
Ripon, CA 95366
Prepared By:
KD Anderson & Associates, Inc.
3853 Taylor Road, Suite G
Loomis, CA 95650
(916) 660-1555
April 7, 2022
Job No. 0952-01
Bethany Home Sr Living.rpt
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TRAFFIC OPERATIONAL ANALYSIS FOR THE
BETHANY HOME SENIOR LIVING FACILITY
Ripon, California
TABLE OF CONTENTS
INTRODUCTION....................................................................................................................................... 1 Project Description........................................................................................................................... 1 Analysis Approach........................................................................................................................... 1 EXISTING SETTING ................................................................................................................................ 4 Study Area Circulation System........................................................................................................ 4 Standards of Significance: Levels of Service - Methodology.......................................................... 5 Existing Traffic Volumes / Levels of Service.................................................................................. 8 PROJECT CHARACTERISTICS .......................................................................................................... 11 Description..................................................................................................................................... 11 Project Travel Characteristics........................................................................................................ 11 PROJECT TRAFFIC OPERATIONAL AND SAFETY EFFECTS ................................................... 17 Existing Plus Project Traffic Conditions and Levels of Service.................................................... 17 Safety ............................................................................................................................................. 17 APPENDIX.......................................................................................................................................................20 April 7, 2022
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Bethany Home Independent Senior Living Facility, Ripon, CA (April 7, 2022)
TRAFFIC OPERATIONAL ANALYSIS FOR THE
BETHANY HOME INDEPENDENT SENIOR LIVING FACILITY
Ripon, California
INTRODUCTION
This report documents KD Anderson & Associates' assessment of traffic circulation, pedestrian safety and access associated with the Bethany Home Independent Senior Living Facility at 816 West Main Street in the City of Ripon, California. This assessment of traffic operations has been requested by the City of Ripon and addresses both the project’s effects at key intersections near the project and the adequacy and safety of project vehicular and pedestrian access.
Project Description
The Bethany Home Independent Senior Living Facility is a three story 107,700 ksf building to be located on a 2¼ acre parcel at the southeast corner of the W. Main Street / Vera Avenue intersection in the Historic Ripon district, as noted in Figure 1. The project site has previously been occupied by two medical office buildings and a small office building last used as meeting space. The site is bordered by Ripon Grace Church on the east and by private residences to the south. The project is one block east of Bethany Home’s existing Independent Living, Skilled Nursing and Assisted Living facilities at 930 W. Main Street.
The proposed project will provide 82 independent living units along with ancillary support facilities. As shown in Figure 2, the site will have 84 parking spaces, and vehicular access will occur at a full access driveway on Vera Avenue and via a connection to Ripon Grace Church’s existing right-turn-in-only connection to West Main Street near the Maple Avenue intersection.
The project is across W. Main Street from Ripon Christian School’s pre-school facility.
Analysis Approach
The City of Ripon has asked for a focused traffic study and provided these instructions:
We will be needing the traffic analysis to cover levels of service/congestion in the surrounding area and what this project might add, as well as an analysis of public safety as it relates to both vehicular and pedestrian traffic and circulation. Essentially, are there any modifications or mitigation measures needed to safely move vehicles on and off the site as well as pedestrian traffic between Bethany’s main campus and this new facility.
The overall approach to this traffic operational analysis describes the trip generation and travel characteristics of the project based on rates developed nationally for similar facilities. Current morning and afternoon peak hour traffic conditions in the area of the project which reflect peak commute activity and travel to the adjoining schools were collected and assessed. With that information traffic patterns at the access and at adjoining intersections were assessed with the project and operation of the access as proposed was investigated. The need for improvements to satisfy minimum City standards was considered. Current pedestrian activity in the area was identified and pedestrians caused by the project were projected to determine whether conflicts between automobiles and pedestrians are possible and whether safety improvements are needed.
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Packet Pg. 392 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) KD Anderson
& Associates, Inc.
Transportation Engineers
figure 1
VICINITY MAP
0045-01 RA 4/7/2022
PROJECT
LOCATION
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2 SITE PLAN
0045-01 RA 4/7/2022
KD Anderson & Associates, Inc.
Transportation Engineers
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Bethany Home Independent Senior Living Facility, Ripon, CA (April 7, 2022)
EXISTING SETTING
This report section describes the transportation facilities that are available today serving vehicular, pedestrian and bicycle traffic and transit users in this area of Ripon, as well as General Plan policies that guide consideration of traffic operations.
Study Area Circulation System
Regionally, the new Bethany Home Senior Living Facility will be served by major City streets that link the existing Bethany Home operations with state highways and the rest of the community.
State Route 99 (SR 99) connects Ripon with the balance of San Joaquin County and with the Stockton and Modesto Metropolitan areas. In the area of the proposed project, access to the state highway occurs at grade separated interchanges on Main Street roughly ½ mile east of the site, on Fulton Avenue about ½ mile to the north and on Jack Tone Road about 1½ miles to the northwest.
Community-wide circulation is provided via Main Street and Wilma Avenue.
The limits of the area addressed by this study were identified in consultation with City staff based on their understanding of traffic conditions in this area of Ripon and on consideration of the characteristics of senior living facilities The text which follows provides additional detail regarding the streets, intersections and pedestrian facilities included in the study area.
Streets. These streets are near the project site.
Main Street is an east-west arterial street that runs easterly from an intersection with West Ripon Road at Jack Tone Road past the project site to an interchange on SR 99. The configuration of the street varies along its length. Just west of the Vera Avenue intersection, Main Street is a four-lane commercial street with continuous Two-Way Left-Turn (TWLT) lane and traffic signals at major intersections. The posted speed limit is 35 mph in this area. At the entrance to the Historic Ripon district Main Street narrows to a three-lane facility with one travel lane in each direction and TWLT lane, and this 40-foot cross section continues through the Vera Avenue intersection to Maple Avenue. On-street parking is prohibited in this area and the speed limit is 25 mph. The TWLT lane ends beyond Maple Avenue and W. Main Street has a through travel lane in each direction to Acacia Avenue. On-street parking is permitted on the north side along Ripon Elementary School.
Maple Avenue is a local street that extends north from Main Street towards SR 99 before turning to the west along the freeway at Garrison Way to Wilma Avenue. Maple Avenue is 40 feet wide (curb to curb) and accommodates on-street parking, as well as residential driveways.
Maple Avenue also provides access to Ripon Christian School’s Elementary, Middle and High Schools. The speed limit on Maple Avenue is 25 mph.
Vera Avenue is a north-south local street that extends southerly from Main Street to Doak Blvd at the community’s southern boundary. Vera Avenue is 40 feet wide (curb to curb) and accommodates on-street parking, as well as residential and commercial driveways. The speed limit on Vera Avenue is 25 mph.
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Bethany Home Independent Senior Living Facility, Ripon, CA (April 7, 2022) Intersections. The operation of an urban circulation system is typically limited by the capacity of major intersections, and two locations have been included in this analysis.
The Main Street / Vera Avenue intersection is a “tee” controlled by a stop sign on the northbound Vera Avenue approach. A right-turn-only exit from Ripon Christian School’s Pre-school is on the north side of the intersection. Vera Avenue has a single approach lane, but Main Street has a TWLT lane through the intersection to accommodate westbound left turns. Sidewalks exist on both sides of the intersection.
The Main Street / Maple Avenue intersection is a “tee” controlled by an all-way stop. On-street parking has been eliminated at the intersection in order to provide auxiliary right turn lanes on southbound Maple Avenue and on westbound Main Street, and a left turn lane is provided for eastbound traffic. A right-turn-in-only entrance to Ripon Grace Church exists about 40 feet west of the intersection, and a full access church driveway exists 150 feet east of the intersection.
Pedestrian Facilities. The extent of facilities for pedestrians and of measures taken to ensure their safety has been identified.
Sidewalks exist along all the streets in the study area. On the south side of W. Main Street the sidewalk is separated from the through travel lane within the Historic Ripon district.
Marked crosswalks exist across Vera Avenue at the W. Main Street intersection and on all three legs of the Maple Avenue intersection. Both intersections have depressed curbs at the corners that are ADA accessible. West of Vera Avenue the next marked crossing on W. Main Street occurs at the Wilma Avenue traffic signal about 650 feet away.
An overhead flashing beacon exists at the W. Main Street / Maple Avenue intersection.
The Ripon Unified School District provides a school crossing guard to direct traffic at the Main Street / Acacia Avenue intersection which adjoins Ripon Elementary School.
Standards of Significance: Levels of Service - Methodology Levels of Service were calculated at study area intersections in order to assess the quality of existing traffic conditions and to provide a basis for analyzing the effects of developing the Bethany Home Senior Living facility. "Level of Service" is a qualitative measure of traffic operating conditions whereby a letter grade "A" through "F", corresponding to progressively worsening operating conditions, is assigned to an intersection or roadway segment. The City of Ripon’s minimum standard is LOS D.
Analysis Methodology for Intersections. This analysis evaluates the operation of un-signalized intersections using the methodology described in the Highway Capacity Manual, 6th Edition (HCM). HCM techniques base Level of Service on the length of delays experienced by motorists waiting at stop signs or otherwise being required to yield the right of way at an intersection. Delay values can be reported as an average value for the overall operation of the intersection in the case The Terraces - CEQA Document - Mitigated Negative Declaration
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Bethany Home Independent Senior Living Facility, Ripon, CA (April 7, 2022) of all-way stop controls or for each movement where motorists are required to yield the right of way to other traffic, in the case of side-street stops.
Table 1 presents general characteristics associated with each Level of Service grade.
At intersections, Level of Service calculations can reflect average conditions occurring over the breadth of the hour or can be indicative of conditions occurring during the highest volume 15 minute period within that hour. The choice of perspective is made by local agencies as part of their development of standards of significance. This analysis considers the conditions occurring during the highest volume 15 minute period within the peak hour, and because the area provides access to many schools, these peak conditions can be much worse than the average over the entire hour. Table 2 identified the current bell schedule for the schools in this area.
TABLE 1
LEVEL OF SERVICE DEFINITIONS
Level of
Service Signalized Intersection Unsignalized Intersection Roadway (Daily) "A" Uncongested operations, all queues
clear in a single-signal cycle.
V/C < 0.60 or Ave Delay < 10 sec/veh
Little or no delay.
Ave Delay < 10 sec/veh
Completely free flow.
"B" Uncongested operations, all queues
clear in a single cycle.
V/C > 0.61 and < 0.70 or Delay > 10
sec/veh and < 20 sec/veh
Short traffic delays.
Delay > 10 sec/veh and
< 15 sec/veh
Free flow, presence of
other vehicles noticeable.
"C" Light congestion, occasional backups
on critical approaches.
V/C > 0.71 and < 0.80 or Delay > 20
sec/veh and < 35 sec/veh
Average traffic delays.
Delay > 15 sec/veh and
< 25 sec/veh
Ability to maneuver and
select operating speed
affected.
"D" Significant congestions of critical
approaches but intersection functional.
Cars required to wait through more than
one cycle during short peaks. No long
queues formed. V/C > 0.81 and < 0.90
Delay > 35 sec/veh and <55 sec/veh
Long traffic delays.
Delay > 25 sec/veh and
< 35 sec/veh
Unstable flow, speeds and
ability to maneuver
restricted.
"E" Severe congestion with some long
standing queues on critical approaches.
Blockage of intersection may occur if
traffic signal does not provide for
protected turning movements. Traffic
queue may block nearby intersection(s)
upstream of critical approach(es).
V/C > 0.91 and < 1.00 Delay > 55
sec/veh and < 80 sec/veh
Very long traffic delays, failure,
extreme congestion. Delay > 35
sec/veh and < 50 sec/veh
At or near capacity, flow
quite unstable.
"F" Total breakdown, stop-and-go
operation. V/C > 1.01 Delay > 80
sec/veh
Intersection often blocked by
external causes. Delay > 50 sec/veh
Forced flow, breakdown.
Sources: Highway Capacity Manual, 6th Edition, and Transportation Research Board (TRB) Special Report 209.
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Bethany Home Independent Senior Living Facility, Ripon, CA (April 7, 2022) TABLE 2
LOCAL SCHOOL SCHEDULES
School Morning Afternoon
Ripon HS
301 N. Acacia Avenue
0 period 7:15 a.m.
1 period 8:30 a.m. Period 7 3:40 p.m.
Ripon ES
509 W. Main Street
TK-2 8:15 a.. TK-2 2:00
3-8 8:15 a.m. 3-8 2:50 p.m.
Ripon Christian School
435 Maple Avenue
ES 8:20 a.m. 2:55 p.m.
MS 8:20 a.m. 2:58 p.m.
HS 8:20 a.m. 3:00 p.m.
Ripon Grace Church
734 W. Main Street Pre-School 7:00 a.m. Pre-School 6:00 p.m.
Warrants for Traffic Control Devices. The extent to which an all-way stop of traffic signal may be justified is determined based on many factors. Quantitatively, criteria contained in the California Manual of Uniform Traffic Control Devices (CMUTCD) are employed.
All-Way Stop. Multi-way stop control can be useful as a safety measure at intersections if certain traffic conditions exist. Safety concerns associated with multi-way stops include pedestrians, bicyclists, and all road users expecting other road users to stop. Multi-way stop control is used where the volume of traffic on the intersecting roads is approximately equal. The following criteria should be considered for a multi-way STOP sign installation:
• As an “interim” measure where traffic control signals are justified while arrangements are being made for the installation of the traffic control signal. • Five or more reported crashes in a 12-month period that are susceptible to correction by a multi-way stop installation.
• Minimum volumes of at least 300 entering vehicles per hour for any 8 hours of an average day, and the combined vehicular, pedestrian, and bicycle volume entering the intersection from the minor street approaches (total of both approaches) averages at least 200 units per hour for the same 8 hours, with an average delay to minor-street vehicular traffic of at least 30 seconds per vehicle during the highest hour.
• The need to control left-turn conflicts
• The need to control vehicle/pedestrian conflicts near locations that generate high pedestrian volumes
• Locations where a road user, after stopping, cannot see conflicting traffic and is not able to negotiate the intersection unless conflicting cross traffic is also required to stop The Terraces - CEQA Document - Mitigated Negative Declaration
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Bethany Home Independent Senior Living Facility, Ripon, CA (April 7, 2022) • An intersection of two residential neighborhood collector (through) streets of similar design and operating characteristics where multi-way stop control would improve traffic operational characteristics of the intersection.
Traffic Signal Warrants. For this analysis, Warrant 3 (Peak Hour Traffic Volume), Warrant 4 (Minimum Pedestrian Volume) and Warrant 5 (School Crossing) have been employed.
Traffic volume criteria consider traffic on both major and minor street approaches in combination.
The pedestrian volume warrant is intended for application where the traffic volume on the major street is so heavy that pedestrians experience excessive delays in crossing the major street. The School Crossing warrant requires a minimum of 20 school age pedestrians crossing the street in any one hour as well as the absence of adequate gaps in traffic to accommodate pedestrians.
Existing Traffic Volumes / Levels of Service
Current traffic operating conditions have been described through methods accepted by the City of Ripon
Traffic Volume Counts. Traffic count data was collected when area schools were in session.
New morning (7:00 to 9:00 a.m.) and evening (4:00 to 6:00 p.m.) counts were collected January 25, 2022 to capture the peak traffic of area schools and as well as peak commuter traffic. The highest hourly traffic volume period within each two-hour windows was identified as the peak hour.
Figure 3 illustrates the intersection turning movement count data used for this analysis. This figure also notes the existing geometric layout of each intersection and the location of traffic controls.
This data has been used to determine the operating Level of Service at each intersection.
Pedestrian Volume Counts. Pedestrians were counted at the intersection when the traffic counts were conducted. During the peak morning hour a total of 45 pedestrian crossings in all directions occurred at the Main Street / Vera Avenue intersection. In the evening that total was 11 crossings.
Similar pedestrian count data have been collected in 2017 for the Ripon Christian School’s PreSchool Relocation Project traffic analysis. The data indicated that in the morning hour a total of 38 crossings occurred at the Main Street / Maple Avenue intersection, with 22 across the north leg of the intersection. In the mid-afternoon when the school day ended, 82 crossings were counted, with 33 across Maple Avenue and 47 across the western leg of Main Street and 2 across the eastern leg.
Intersection Level of Service. Table 3 identifies current intersection Levels of Service at the study location. The City of Ripon’s goal is LOS D.
It is important to note that traffic flow conditions around schools can be poor even though a street or intersection has the theoretical capacity to accommodate the traffic volume that is present. Often traffic is slowed or stopped due to on-site conditions at a school as parents wait for a parking space or a spot in a loading zone. These effects are not reflected in Level of Service calculation results.
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Bethany Home Independent Senior Living Facility, Ripon, CA (April 7, 2022) As shown, the Level of Service at each location meets the City’s LOS D minimum standard.
TABLE 3
EXISTING INTERSECTION LEVEL OF SERVICE
Intersection Control
Time Period
AM Peak Hour
(7:00 to 9:00 a.m.)
PM Peak Hour
(4:00 to 6:00 p.m.)
LOS
Average Delay
(sec/veh) LOS
Average Delay
(sec/veh)
Main Street / Vera Avenue
Northbound approach
Southbound approach
NB Vera Ave Stop Sign
SB driveway exit C
C
16.4 15.2
C
C
15.4 19.4
Bold indicates conditions in excess of adopted minimum LOS standard All-Way Stop Warrants. The results of our traffic volume and pedestrian counts were compared to MUTCD criteria to determine whether an all-way stop might be justified. The volume of traffic on Vera Avenue and the number of pedestrians crossing the street are both too low to reach the level that might justify an all-way stop. Left turn conflicts and sight distance limitations are not present.
Traffic Signal Warrants. Current a.m. and p.m. peak hour traffic volumes at the intersection were compared to MUTCD warrants for signalization. Current volumes do not that reach the level that satisfy signal warrants. Current pedestrian activity does not reach the level that satisfies Warrants 4 or 5.
Traffic Safety. As noted from review of Figure 3 observed morning peak hour traffic exiting at Ripon Christian Pre-School’s right-turn-only exit included several vehicles that turned left or turned onto Vera Avenue. All exiting traffic occurred during the 30-minute period from 8:00 to 8:30 a.m. which coincides with the beginning of the school day at Ripon Christian School.
While a right-turn-only driveway was recommended in the Pre-School’s traffic study and conditioned by the City, the study also noted that future conditions may permit full access. While not related to the proposed Bethany Home project, the City of Ripon should review the situation and if full access is acceptable, work with Ripon Christian School to modify the current traffic control to be consistent with permitted movements. Alternatively, if outbound left turns are causing a safety issue, the City should follow up with Ripon Christian to identify measures to further limit outbound left turns.
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Packet Pg. 400 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) KD Anderson & Associates, Inc.
Transportation Engineers
figure 3
EXISTING TRAFFIC VOLUMES AND LANE CONFIGURATIONS
0045-01 RA 4/7/2022
1 Vera Ave/ W Main St
1 2
R1-1
R1-1
VEHICLE TRAFFIC
PEDESTRIAN TRAFFIC
1 Vera Ave/ W Main St
2 Vera Ave/ Project Dwy
R1-1
(0) 2(0) 0
0 (0)0 (0)
0 (7)
23 (2)
(2) 7
(1) 13
Stop Sign
Legend
AM Peak Hour Volume
Signalized Intersection
R1-1
XX
Pedestrian Crossing
(XX) PM Peak Hour Volume
(1) 1
(0) 12(0) 26
12 (7)32 (8)
297 (341)
20 (11)
(391) 307
(22) 16
(0) 0
(33) 48
0 (0)44 (15) 0 (0)
0 (0)
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 401 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Traffic Operational Analysis for the Page 11
Bethany Home Independent Senior Living Facility, Ripon, CA (April 7, 2022)
PROJECT CHARACTERISTICS
Description
The proposed project is an independent living facility catering to Ripon’s Senior population. The facility is a three-story 107,700 ksf building to be located on an 2¼ acre parcel at the southeast corner of the W. Main Street / Vera Avenue intersection. The project site has previously been occupied by two medical office buildings and a small office building. The site is bordered by Ripon Grace Church on the east and by private residences to the south. The project is one block east of Bethany Home’s existing Independent Living, Skilled Nursing and Assisted Living facilities at 930 W. Main Street.
The proposed project will provide 82 independent living units along with ancillary support recreational and food service facilities. The site will have 84 parking spaces, and vehicular access will occur at a full access driveway on Vera Avenue and via a connection to Ripon Grace Church’s existing right-turn-in-only connection to West Main Street near the Maple Avenue intersection.
The project is across W. Main Street from Ripon Christian School’s pre-school facility.
Project Travel Characteristics
The travel characteristics of the project are described in terms of its Trip Generation and Trip Distribution.
Vehicle Trip Generation. The amount of traffic associated with proposed development projects is typically forecast using information developed from recognized national sources. The Institute of Transportation Engineers (ITE) has compiled and published information regarding trip generation associated with various uses, and this source is widely accepted by public agencies, including Caltrans, San Joaquin County and the City of Ripon. Their publication Trip Generation, 11th Edition is the most current data and contains rates for various types of senior care / residential projects. Of the land use categories presented by ITE, Code 252 Sr. Adult Housing Multi-Family is the most directly comparable to the proposed project. The rates for this use would capture all travel associated with the project, including employee and resident travel, deliveries, etc.
Previous uses on the site that will be replaced by the project would have generated travel that no longer occurs, and the trip generation associated with these uses has also been estimated from ITE rates. ITE Code 720 Medical Dental Office Building and Code 712 Small Office Building are applicable to these uses.
Table 5 presents the Bethany Home Senior Residential project’s trip generation estimates based on ITE land use Code 252. As indicated, over a 24 hour period the project could generate 266 daily one-way trips (i.e., ½ inbound and ½ outbound). During the morning peak hour the project could generate 16 trips, or about one vehicle every four minutes. In the evening the project could generate 21 trips during the peak commute hour. At some point in the afternoon that is not necessarily the peak commute hour the project would be expected to generate highest hour traffic volume, and 25 trips are expected at that time. This would be equivalent to about one vehicle every two minutes.
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Packet Pg. 402 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) Traffic Operational Analysis for the Page 12
Bethany Home Independent Senior Living Facility, Ripon, CA (April 7, 2022) Trip generation forecasts for the three previous uses on the site are also presented for comparison.
As indicated, the uses that will be replaced by the Bethany Home facility would be expected to generate 460 daily trips, or slightly less than twice the daily trips of the proposed project. The difference is more pronounced during peak traffic hours. In the morning the site’s previous uses total 45 trips, with 73 trips in the business afternoon hour and 58 trips in the p.m. peak commute hour. Hourly estimates for previous site uses are roughly 2.8 times that of the proposed Bethany Home project.
Based on this comparison it is reasonable to conclude that the effects of the Bethany Home Independent Senior Living facility on regional circulation will be less than those already caused by the previous uses on the site.
Pedestrian Trip Generation. Limited information is available regarding the rates at which residential projects generate pedestrian activity, and none is specific to senior multi-family residences. ITE data indicates that residents of conventional low-rise multi-family suburban development generate pedestrian trips at a rate of 0.03 trips per dwelling unit during both the a.m. and p.m. peak hours. For an 82-unit development, this would be two to three trips per hour.
In this case, walkability is one of the selling points for the proposed project. Retail and medical services and restaurants are available near the W. Main Street / Wilma Avenue intersection and at other locations along W. Main Street. The project could also generate pedestrian travel between the project and the existing Bethany Home independent living facilities across Vera Avenue (i.e., 55 units in Manor Apartments, 39 units in Garden Apartments, and 36 units at Sunset Apartments).
Residents may also walk to visit a spouse in Bethany Homes Skilled Nursing and Assisted Living facilities. Pedestrian activity could also occur over the day by staff at the various locations. Some residents are also likely to walk simply to get out of the house, for exercise or to walk pets.
Conversely, with on-site food services (formal dining room and café/bistro) and other amenities there is no pressing need for residents to leave the facility on a day-to-day basis.
Based on these factors it was conservatively assumed that residents of the proposed Bethany Homes Independent Living Facility could generate three round trips to and from the site per resident per week. This activity would most likely occur over ten daylight hours. Assuming two residents per unit, this projects to 140 one-way pedestrian trips per day, with 14 in an hour.
There are 130 existing independent living units at Bethany Homes immediately west of the proposed project. Some may use the exercise facilities in the project. It is conservatively assumed that most residents may visit the new project site once every three weeks, but that 10% would be on a regular fitness program and visit three times a week at various times.
Some staff interaction between the current Bethany Home operations and the project may occur.
It is assumed ten one-way pedestrian trips will occur each day.
A noted in Table 4, 200 daily and 21 hourly pedestrian trips are projected for the project.
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 403 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) Traffic Operational Analysis for the Page 13
Bethany Home Independent Senior Living Facility, Ripon, CA (April 7, 2022) TABLE 4
PROJECTED PEDESTRIAN ACTIVITY
Description Quantity
Daily Hourly
One-Way
Trip
Rates
Total
One Way
Trip
Rates
Total
Trips Project Residents 164 residents 0.861 140 0.092 14 Staff - - 10 - 1
Occasional trips by current Bethany Home
Independent Living Residents 260 0.103 26 0.012 3
Regular trips by current Bethany Home
Independent Living Residents associated
with a fitness program
260 0.094 24 0.012 3
Total 200 21
1 two one-way trips per round trip times 3 round trips per week divided by 7 days per week = 0.86 trips per day.
2 10% of daily rate.
3 two one-way trips per round trip time 1 round trip every three weeks = 0.10 trips per day. 4 assumes 10% of residents visit three times a week.
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 404 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) Traffic Operational Analysis for the Page 14
Bethany Home Independent Senior Living Facility, Ripon, CA (April 7, 2022) TABLE 5
ITE TRIP GENERATION RATES / FORECASTS
ITE
Code Land Use
Unit /
Quantity
Trip Generation
Daily
AM Peak Hour
(7:00 to 9:00 a.m.)
Project Highest
Afternoon Hour
PM Peak Hour
(4:00 to 6:00 p.m.)
Inbound Outbound Total Inbound Outbound Total Inbound Outbound Total Proposed Bethany Home Independent Living
252
Senior Adult
Housing –
Multi-family
Dwelling
unit 3.24 34% 66% 0.20 54% 46% 0.30 56% 44% 0.25
82 266 5 11 16 13 12 25 11 10 21
Previous on-Site Uses
720
Medical Dental
Office Building ksf 36.0 79% 21% 3.10 40% 60% 4.79 30% 70% 3.93 Ripon Family
Physicians 7.0 252 17 5 22 13 21 34 8 20 28
Cronin Dentistry 4.0 144 9 3 12 8 11 19 5 11 16
712
Small Office ksf 14.39 82% 18% 1.67 42% 58% 3.15 34% 66% 2.16 Ripon Interfaith
Ministries 6.5 94 9 2 11 8 12 20 5 9 14
Total 490 35 10 45 29 44 73 18 40 58
Source: Trip Generation Manual, 11th Edition, Institute of Transportation Engineers (ITE), 2021 The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 405 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Traffic Operational Analysis for the Page 15
Bethany Home Independent Senior Living Facility, Ripon, CA (April 7, 2022) Trip Distribution. Having determined the number of vehicle and pedestrian trips that are expected to be generated by the project, it is necessary to identify the directional distribution of project-generated trips.
Vehicle Trips. For Senior Residential development, peak hour employee trips would generally be focused on routes to/from the residences within the City of Ripon / Southern San Joaquin County/ northern Stanislaus County area. Residents are permitted to park their personal vehicle on site, and their automobile trips would likely be oriented to social, medical and shopping destinations that primarily avoid freeway travel to the extent possible. Within that context the trip distribution for the proposed project shown in Table 6 was developed.
Similarly, pedestrian activity would be concentrated to destinations west of the site, but some travel along W. Main Street to the east and south on Vera Avenue is also possible.
TABLE 6
TRIP DISTRIBUTION ASSUMPTIONS
Direction Route
Share of Total Trips
Pedestrians Automobiles
East W. Main Street beyond Maple Avenue 20% 25%
West W. Main Street beyond Vera Avenue 70% 50%
South Vera Avenue beyond Main Street 10% 25%
Total 100%
Trip Assignment. Project vehicle and pedestrian trips were assigned to the local street system based on the distribution assumptions identified above, the parking lot layout and the routes available through each driveway and pedestrian access. While the right turn only entrance on W.
Main Street may limit access, it is possible to leave the site towards W. Main Street through the Ripon Grace Church parking lot. Based on these characteristics the peak hour automobile and pedestrian trip assignment is shown in Figure 4.
It is important to note that the pedestrian forecast represents “average” hourly volumes. It is reasonable to assume that senior pedestrians may not choose to walk during the peak periods before and after the school day at Ripon’s schools when background traffic is busy.
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 406 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) KD Anderson & Associates, Inc.
Transportation Engineers
figure 4
PROJECT ONLY TRAFFIC VOLUMES AND LANE CONFIGURATIONS
0045-01 RA 4/7/2022
1 Vera Ave/ W Main St
1 2
R1-1
R1-1
VEHICLE TRAFFIC
PEDESTRIAN TRAFFIC
1 Vera Ave/ W Main St
2 Vera Ave/ Project Dwy
R1-1
(0) 0(0) 0
0 (0)0 (0)
0 (0)
0 (0)
(8) 8
(8) 8
Stop Sign
Legend
AM Peak Hour Volume
Signalized Intersection
R1-1
XX
Pedestrian Crossing
(XX) PM Peak Hour Volume
(0) 0
3 (3)5 (5)
0 (0)
1 (2)
(3) 2
(3) 1
(5) 2(0) 0
1 (3)0 (0)
8 (8)
3 (2)
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 407 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Traffic Operational Analysis for the Page 17
Bethany Home Independent Senior Living Facility, Ripon, CA (April 7, 2022)
PROJECT TRAFFIC OPERATIONAL AND SAFETY EFFECTS
Existing Plus Project Traffic Conditions and Levels of Service Traffic / Pedestrian Volumes. Figure 5 superimposes project vehicle and pedestrian trips onto the current background traffic volumes to create the “Existing Plus Project” condition. Subsequent tables compare the “Existing” and “Existing Plus Project” Levels of Service.
Project Traffic Effects on Level of Service. As shown in Table 7, the addition of project traffic does not change current LOS and does not result in any location operating with a Level of Service that exceeds the City of Ripon’s minimum LOS D standard. The study intersection and main driveway will operate at LOS C or better.
Need for Traffic Control Devices. Existing plus Project traffic and pedestrian volumes were compared to warrants for an all-way stop and signalization. The addition of project pedestrians and automobile trips does not result in volumes which reach the level that satisfy warrants for either device.
Safety
While the standard measures of operation (i.e., Level of Service) indicate that the project does not result in traffic operating conditions that exceed the City of Ripon General Plan standards, other safety factors were considered.
Pedestrian Safety. As noted earlier the Bethany Home Independent Living project may result in additional pedestrians on Ripon’s streets, and most of these pedestrians will be seniors. As a group seniors tend to walk more slowly and may be less aware of their surroundings than regular pedestrians.
The project would add pedestrians to the exiting Vera Avenue crossing at Main Street and to the crossings at the Main Street / Wilma Avenue intersection. A marked crosswalk already exits across Vera Avenue, but measures to improve visibility are possible. For example, No Parking limits could be installed on the east side of Vera Avenue south of the intersection to preserve the line of site at the corner for both pedestrians and approaching vehicles. However, a more practical option would be to install a stop bar across northbound Vera Avenue about 5 feet outside of the crosswalk.
This limit would require motorists to first to stop outside the crosswalk before moving into the crosswalk to turn right.
At the W. Main Street / Wilma Avenue traffic signal the City of Ripon should continue to monitor the adequacy of pedestrian crossing intervals already incorporated into the signal timing to sure that seniors have adequate time to cross the streets.
Vehicular Access. Because the project generates relatively little automobile traffic and background traffic volumes on Vera Avenue are low, the project access will operate satisfactorily, and capacity improvements are not needed. However, because senior drivers may use the access, it will be important to maintain adequate sight distance looking north and south from the new driveway. The city should consider the need for No Parking limitations in that area.
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 408 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) KD Anderson & Associates, Inc.
Transportation Engineers
figure 5
EXISTING PLUS PROJECT TRAFFIC VOLUMES AND LANE CONFIGURATIONS 0045-01 RA 4/7/2022
1 Vera Ave/ W Main St
1 2
R1-1
R1-1
VEHICLE TRAFFIC
PEDESTRIAN TRAFFIC
1 Vera Ave/ W Main St
2 Vera Ave/ Project Dwy
R1-1
(0) 2(0) 0
0 (0)0 (0)
0 (7)
23 (2)
(10) 15
(9) 21
Stop Sign
Legend
AM Peak Hour Volume
Signalized Intersection
R1-1
XX
Pedestrian Crossing
(XX) PM Peak Hour Volume
(1) 1
(0) 12(0) 26
35 (11)17 (12)
297 (341)
21 (13)
(394) 309
(25) 17
(5) 2
(33) 48
1 (3)44 (15) 8 (8)
3 (2)
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 409 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Traffic Operational Analysis for the Page 19
Bethany Home Independent Senior Living Facility, Ripon, CA (April 7, 2022) TABLE 7
EXISTING PLUS PROJECT PEAK HOUR
INTERSECTION LEVELS OF SERVICE
Intersection Control
Time Period
AM Peak Hour
(7:00 to 9:00 a.m.)
PM Peak Hour
(4:00 to 6:00 p.m.)
LOS
Average
Delay
(sec/veh) LOS
Average
Delay
(sec/veh) LOS
Average
Delay
(sec/veh) LOS
Average
Delay
(sec/veh)
Main Street / Vera Avenue
Northbound approach
Southbound Approach
NB / SB Stop C
C
16.4 15.2
C
C
18.5 15.4
C
C
15.4 19.4
C
C
16.7 19.8
Vera Avenue / Access
Westbound approach WB Stop - -A 8.7 - -A 8.5
Bold indicates conditions in excess of adopted minimum LOS D standard The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 410 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Traffic Operational Analysis for the Page 20
Bethany Home Independent Senior Living Facility, Ripon, CA (April 7, 2022)
APPENDIX
Traffic Count
Level of Service Worksheets
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 411 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) Prepared by National Data & Surveying Services
ID: 22-090002-001 Day:
City: Ripon Date:
AM 26 12 1 0 AM
NOON 0 0 0 0 NOON
PM 0 0 1 0 PM
AM NOON PM PM NOON AM
0 0 0 0
0 0 0 0
0 341 0 297
0 0 0 0 0 11 0 20
0 0 0 0 TEV 723 0 782 0 0 0 0
307 0 391 0 PHF 0.70 0.85
16 0 22 0
0 0 0 0
AM NOON PM PM NOON AM
PM 0 7 0 9 PM
NOON 0 0 0 0 NOON
AM 0 12 0 32 AM
Pedestrians (Crosswalks)
Totals (PM) Total Bikes (PM)
0 48
NORTHBOUND
Vera Ave
Totals (NOON) Total Bikes (NOON)
NONE
401 0 340
Totals (AM) 33 Total Bikes (AM)
W Main St
EASTBOUND
WESTBOUND
W Main St
335 0 348
CONTROL
1-Way Stop(NB)
0 NONE
04:45 PM - 05:45 PM 0
Vera Ave & W Main St
Peak Hour Turning Movement Count
Vera Ave Tuesday
SOUTHBOUND 1/25/2022
PEAK HOURS
4:00 PM - 06:00 PM
07:45 AM - 08:45 AM 0 7:00 AM - 09:00 AM
COUNT PERIODS
AM NOON PM
PM
AM
AM
NOON
PM
PM
NOON
AM
AM
NOON
PM
NOON
PMNOONAMAMNOONPM
PMNOONAMAMNOONPM
0 0
0 0
0 2
10 1370
2 0
0 0
0 0
0 20 2300 7
0 2
0 0
0 0
000
000
0 0
0 0
0 0
000
000
0 1
0 0
3 0
000
000
0 341
22 11
391
0 001
709
0 0
0 0
0 0
000
000
0 297
16 20
307
0 26121
12032
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 412 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) National Data & Surveying ServicesIntersection Turning Movement Count Location: Vera Ave & W Main St
City: Ripon Project ID:
Control: 1-Way Stop(NB) Date:
NS/EW Streets:
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
7:00 AM 5 0 0 0 0 0 0 0 0 37 1 0 0 21 0 0 64
7:15 AM 2 0 7 0 0 0 0 0 0 44 4 0 1 31 0 0 89
7:30 AM 2 0 1 0 0 0 0 0 0 40 2 0 2 23 0 0 70
7:45 AM 6 0 11 0 0 0 0 0 0 99 3 0 1 55 0 0 175
8:00 AM 2 0 19 0 0 7 14 0 0 104 8 0 10 96 0 0 260
8:15 AM 3 0 1 0 1 5 12 0 0 71 5 0 8 108 0 0 214
8:30 AM 1 0 1 0 0 0 0 0 0 33 0 0 1 38 0 0 74
8:45 AM 3 0 3 0 0 0 0 0 0 20 2 0 0 34 0 0 62
NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
TOTAL VOLUMES : 24 0 43 0 1 12 26 0 0 448 25 0 23 406 0 0 1008 APPROACH %'s : 35.82% 0.00% 64.18% 0.00% 2.56% 30.77% 66.67% 0.00% 0.00% 94.71% 5.29% 0.00% 5.36% 94.64% 0.00% 0.00% PEAK HR : 7:45 AM 40 0 0 TOTAL
PEAK HR VOL : 12 0 32 0 1 12 26 0 0 307 16 0 20 297 0 0 723 PEAK HR FACTOR : 0.500 0.000 0.421 0.000 0.250 0.429 0.464 0.000 0.000 0.738 0.500 0.000 0.500 0.688 0.000 0.000 Headers NBL NBT NBR NBU SBL SBT SBR SBU EBL EBT EBR EBU WBL WBT WBR WBU 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
4:00 PM 6 0 1 0 0 0 0 0 0 70 13 0 2 50 0 0 142
4:15 PM 8 0 1 0 0 0 0 0 0 80 4 0 3 52 0 0 148
4:30 PM 9 0 2 0 0 0 0 0 0 75 12 0 4 62 0 0 164
4:45 PM 0 0 5 0 1 0 0 0 0 95 3 0 2 66 0 0 172
5:00 PM 1 0 0 0 0 0 0 0 0 89 8 0 1 81 0 0 180
5:15 PM 2 0 4 0 0 0 0 0 0 110 8 0 3 102 0 0 229
5:30 PM 4 0 0 0 0 0 0 0 0 97 3 0 5 92 0 0 201
5:45 PM 2 0 1 0 0 0 0 0 0 83 4 0 0 46 0 0 136
NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
TOTAL VOLUMES : 32 0 14 0 1 0 0 0 0 699 55 0 20 551 0 0 1372 APPROACH %'s : 69.57% 0.00% 30.43% 0.00% 100.00% 0.00% 0.00% 0.00% 0.00% 92.71% 7.29% 0.00% 3.50% 96.50% 0.00% 0.00% PEAK HR : 4:45 PM 292 0 0 TOTAL
PEAK HR VOL : 7 0 9 0 1 0 0 0 0 391 22 0 11 341 0 0 782 PEAK HR FACTOR : 0.438 0.000 0.450 0.000 0.250 0.000 0.000 0.000 0.000 0.889 0.688 0.000 0.550 0.836 0.000 0.000 Data - Totals
Vera Ave Vera Ave W Main St W Main St
0.524 0.464 0.721 0.683
AM
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
PM
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
22-090002-001
1/25/2022
04:45 PM - 05:45 PM
0.854 0.667 0.250 0.875 0.838
07:45 AM - 08:45 AM
0.695
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 413 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) National Data & Surveying ServicesIntersection Turning Movement Count Location: Vera Ave & W Main St
City: Ripon Project ID:
Control: 1-Way Stop(NB) Date:
NS/EW Streets:
0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
7:00 AM 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 1
7:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 1
7:30 AM 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 1
7:45 AM 0 0 0 0 0 0 0 0 0 2 0 0 0 1 0 0 3
8:00 AM 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 1
8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
8:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
8:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
TOTAL VOLUMES : 0 0 0 0 0 0 0 0 0 5 0 0 1 1 0 0 7
APPROACH %'s : 0.00% 100.00% 0.00% 0.00% 50.00% 50.00% 0.00% 0.00% PEAK HR : 7:45 AM 40 0 0 TOTAL
PEAK HR VOL : 0 0 0 0 0 0 0 0 0 3 0 0 0 1 0 0 4
PEAK HR FACTOR : 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.375 0.000 0.000 0.000 0.250 0.000 0.000 Headers NBL NBT NBR NBU SBL SBT SBR SBU EBL EBT EBR EBU WBL WBT WBR WBU 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
4:00 PM 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 0 2
4:15 PM 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 1
4:30 PM 0 0 0 0 0 0 0 0 0 1 0 0 0 2 0 0 3
4:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1
5:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
5:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1
5:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2
NL NT NR NU SL ST SR SU EL ET ER EU WL WT WR WU TOTAL
TOTAL VOLUMES : 0 0 0 0 0 0 0 0 0 4 0 0 0 6 0 0 10
APPROACH %'s : 0.00% 100.00% 0.00% 0.00% 0.00% 100.00% 0.00% 0.00% PEAK HR : 4:45 PM 292 0 0 TOTAL
PEAK HR VOL : 0 0 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2
PEAK HR FACTOR : 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.500 0.000 0.000 Data - Bikes
Vera Ave Vera Ave W Main St W Main St
0.375 0.250
AM
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
PM
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
22-090002-001
1/25/2022
04:45 PM - 05:45 PM
0.500 0.500
07:45 AM - 08:45 AM
0.333
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 414 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) National Data & Surveying ServicesIntersection Turning
Movement Count
Location: Vera Ave & W Main St Project ID:
City: Ripon Date:
NS/EW Streets:
EB WB EB WB NB SB NB SB TOTAL
7:00 AM 1 0 0 1 0 0 0 0 2
7:15 AM 1 0 0 0 0 0 0 0 1
7:30 AM 1 3 0 0 0 0 0 0 4
7:45 AM 8 0 3 1 0 0 1 0 13
8:00 AM 9 0 3 4 0 0 0 0 16
8:15 AM 6 0 7 2 0 0 0 0 15
8:30 AM 0 0 0 0 0 0 1 0 1
8:45 AM 3 2 1 0 2 0 0 0 8
EB WB EB WB NB SB NB SB TOTAL
TOTAL VOLUMES : 29 5 14 8 2 0 2 0 60
APPROACH %'s : 85.29% 14.71% 63.64% 36.36% 100.00% 0.00% 100.00% 0.00% PEAK HR : 7:45 AM 39 -1 -1 TOTAL
PEAK HR VOL : 23 0 13 7 0 0 2 0 45
PEAK HR FACTOR : 0.639 0.464 0.438 0.500
Headers NEB NWB SEB SWB ENS ESB WNB WSB
EB WB EB WB NB SB NB SB TOTAL
4:00 PM 5 2 0 2 0 0 0 0 9
4:15 PM 2 1 1 2 0 0 0 0 6
4:30 PM 0 1 1 0 0 1 0 0 3
4:45 PM 0 2 0 0 0 0 0 0 2
5:00 PM 0 0 0 1 0 0 0 0 1
5:15 PM 0 5 0 1 0 0 0 0 6
5:30 PM 2 0 1 0 0 0 0 0 3
5:45 PM 0 4 0 0 0 0 0 0 4
EB WB EB WB NB SB NB SB TOTAL
TOTAL VOLUMES : 9 15 3 6 0 1 0 0 34
APPROACH %'s : 37.50% 62.50% 33.33% 66.67% 0.00% 100.00% PEAK HR : 4:45 PM 289 -3 -3 TOTAL
PEAK HR VOL : 2 7 1 2 0 0 0 0 12
PEAK HR FACTOR : 0.250 0.350 0.250 0.500
Data - Pedestrians (Crosswalks)
Vera Ave Vera Ave W Main St W Main St
0.556 0.500
07:45 AM - 08:45 AM
AM NORTH LEG SOUTH LEG EAST LEG WEST LEG
PM NORTH LEG SOUTH LEG EAST LEG WEST LEG
22-090002-001
1/25/2022
0.500 0.450 0.750
04:45 PM - 05:45 PM
0.703 0.639
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 415 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 416 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) HCM 6th TWSC AM EXISTING
1: VERA AVE & W MAIN ST 02/03/2022
BETHANY SENIOR HOUSING Synchro 11 Report
KD ANDERSON & ASSOC Page 1
Intersection
Int Delay, s/veh 2
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Vol, veh/h 0 307 16 20 297 0 12 0 32 1 12 26
Future Vol, veh/h 0 307 16 20 297 0 12 0 32 1 12 26
Conflicting Peds, #/hr 0 0 20 20 00200002
Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None
Storage Length - - - 0 --------
Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 -
Grade, % - 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 70 70 70 70 70 70 70 70 70 70 70 70
Heavy Vehicles, % 2 22222222222
Mvmt Flow 0 439 23 29 424 0 17 0 46 1 17 37
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 424 0 0 482 0 0 982 953 471 956 964 426 Stage 1 - - - - - - 471 471 - 482 482 -
Stage 2 - - - - - - 511 482 - 474 482 -
Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - ----- 6.12 5.52 - 6.12 5.52 -
Critical Hdwy Stg 2 - ----- 6.12 5.52 - 6.12 5.52 -
Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1135 - - 1081 - - 228 259 593 238 255 628 Stage 1 - - - - - - 573 560 - 565 553 -
Stage 2 - - - - - - 545 553 - 571 553 -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver 1135 - - 1060 - - 195 247 582 215 244 627 Mov Cap-2 Maneuver - - - - - - 195 247 - 215 244 -
Stage 1 - - - - - - 562 549 - 565 538 -
Stage 2 - - - - - - 482 538 - 526 542 -
Approach EB WB NB SB
HCM Control Delay, s 0 0.5 16.4 15.2
HCM LOS C C
Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 378 1135 - - 1060 - - 409
HCM Lane V/C Ratio 0.166 - - - 0.027 - - 0.136
HCM Control Delay (s) 16.4 0 - - 8.5 - - 15.2
HCM Lane LOS C A - - A - - C
HCM 95th %tile Q(veh) 0.6 0 - - 0.1 - - 0.5
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 417 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) HCM 6th TWSC PM EXISTING
1: VERA AVE & W MAIN ST 02/03/2022
BETHANY SENIOR HOME Synchro 11 Report
KD ANDERSON & ASSOC Page 1
Intersection
Int Delay, s/veh 0.5
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Vol, veh/h 0 391 22 11 341 0708100
Future Vol, veh/h 0 391 22 11 341 0708100
Conflicting Peds, #/hr 0 03300000000
Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None
Storage Length - - - 0 --------
Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 -
Grade, % - 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85
Heavy Vehicles, % 2 22222222222
Mvmt Flow 0 460 26 13 401 0809100
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 401 0 0 489 0 0 903 903 476 905 916 401 Stage 1 - - - - - - 476 476 - 427 427 -
Stage 2 - - - - - - 427 427 - 478 489 -
Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - ----- 6.12 5.52 - 6.12 5.52 -
Critical Hdwy Stg 2 - ----- 6.12 5.52 - 6.12 5.52 -
Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1158 - - 1074 - - 258 277 589 257 272 649 Stage 1 - - - - - - 570 557 - 606 585 -
Stage 2 - - - - - - 606 585 - 568 549 -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver 1158 - - 1071 - - 255 273 587 251 268 649 Mov Cap-2 Maneuver - - - - - - 255 273 - 251 268 -
Stage 1 - - - - - - 568 555 - 606 578 -
Stage 2 - - - - - - 599 578 - 559 547 -
Approach EB WB NB SB
HCM Control Delay, s 0 0.3 15.4 19.4
HCM LOS C C
Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 365 1158 - - 1071 - - 251
HCM Lane V/C Ratio 0.048 - - - 0.012 - - 0.005
HCM Control Delay (s) 15.4 0 - - 8.4 - - 19.4
HCM Lane LOS C A - - A - - C
HCM 95th %tile Q(veh) 0.2 0 - - 0 - - 0
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 418 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) HCM 6th TWSC AM EX PL PROJ
1: VERA AVE & W MAIN ST 02/03/2022
BETHANY SENIOR HOUSING Synchro 11 Report
KD ANDERSON & ASSOC Page 1
Intersection
Int Delay, s/veh 2.4
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Vol, veh/h 0 309 17 21 297 0 17 0 35 1 12 26
Future Vol, veh/h 0 309 17 21 297 0 17 0 35 1 12 26
Conflicting Peds, #/hr 0 0 32 32 00200002
Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None
Storage Length - - - 0 --------
Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 -
Grade, % - 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 70 70 70 70 70 70 70 70 70 70 70 70
Heavy Vehicles, % 2 22222222222
Mvmt Flow 0 441 24 30 424 0 24 0 50 1 17 37
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 424 0 0 497 0 0 998 969 485 962 981 426 Stage 1 - - - - - - 485 485 - 484 484 -
Stage 2 - - - - - - 513 484 - 478 497 -
Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - ----- 6.12 5.52 - 6.12 5.52 -
Critical Hdwy Stg 2 - ----- 6.12 5.52 - 6.12 5.52 -
Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1135 - - 1067 - - 223 254 582 235 249 628 Stage 1 - - - - - - 563 552 - 564 552 -
Stage 2 - - - - - - 544 552 - 568 545 -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver 1135 - - 1034 - - 188 239 564 209 235 627 Mov Cap-2 Maneuver - - - - - - 188 239 - 209 235 -
Stage 1 - - - - - - 546 535 - 564 536 -
Stage 2 - - - - - - 480 536 - 518 529 -
Approach EB WB NB SB
HCM Control Delay, s 0 0.6 18.5 15.4
HCM LOS C C
Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 341 1135 - - 1034 - - 401
HCM Lane V/C Ratio 0.218 - - - 0.029 - - 0.139
HCM Control Delay (s) 18.5 0 - - 8.6 - - 15.4
HCM Lane LOS C A - - A - - C
HCM 95th %tile Q(veh) 0.8 0 - - 0.1 - - 0.5
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 419 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) HCM 6th TWSC AM EX PL PROJ
2: PROJECT DWY & VERA AVE 02/03/2022
BETHANY SENIOR HOUSING Synchro 11 Report
KD ANDERSON & ASSOC Page 2
Intersection
Int Delay, s/veh 1
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 3 8 44 1 2 48
Future Vol, veh/h 3 8 44 1 2 48
Conflicting Peds, #/hr 2 20000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 22222
Mvmt Flow 3 9 48 1 2 52
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 107 51 0 0 49 0
Stage 1 49 -----
Stage 2 58 -----
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 891 1017 - - 1558 -
Stage 1 973 -----
Stage 2 965 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 888 1015 - - 1558 -
Mov Cap-2 Maneuver 888 -----
Stage 1 973 -----
Stage 2 962 -----
Approach WB NB SB
HCM Control Delay, s 8.7 0 0.3
HCM LOS A
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 977 1558 -
HCM Lane V/C Ratio - - 0.012 0.001 -
HCM Control Delay (s) - - 8.7 7.3 0
HCM Lane LOS - - A A A
HCM 95th %tile Q(veh) - - 0 0 -
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 420 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) HCM 6th TWSC PM EX PL PROJ
1: VERA AVE & W MAIN ST 02/03/2022
BETHANY SENIOR HOME Synchro 11 Report
KD ANDERSON & ASSOC Page 1
Intersection
Int Delay, s/veh 0.6
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Traffic Vol, veh/h 0 394 25 13 341 0 12 0 11 1 0 0
Future Vol, veh/h 0 394 25 13 341 0 12 0 11 1 0 0
Conflicting Peds, #/hr 0 0 15 15 00000000
Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - - None - - None - - None - - None
Storage Length - - - 0 --------
Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 -
Grade, % - 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 85 85 85 85 85 85 85 85 85 85 85 85
Heavy Vehicles, % 2 22222222222
Mvmt Flow 0 464 29 15 401 0 14 0 13 1 0 0
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 401 0 0 508 0 0 925 925 494 916 939 401 Stage 1 - - - - - - 494 494 - 431 431 -
Stage 2 - - - - - - 431 431 - 485 508 -
Critical Hdwy 4.12 - - 4.12 - - 7.12 6.52 6.22 7.12 6.52 6.22 Critical Hdwy Stg 1 - ----- 6.12 5.52 - 6.12 5.52 -
Critical Hdwy Stg 2 - ----- 6.12 5.52 - 6.12 5.52 -
Follow-up Hdwy 2.218 - - 2.218 - - 3.518 4.018 3.318 3.518 4.018 3.318 Pot Cap-1 Maneuver 1158 - - 1057 - - 250 269 575 253 264 649 Stage 1 - - - - - - 557 546 - 603 583 -
Stage 2 - - - - - - 603 583 - 563 539 -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver 1158 - - 1042 - - 244 261 567 244 257 649 Mov Cap-2 Maneuver - - - - - - 244 261 - 244 257 -
Stage 1 - - - - - - 549 538 - 603 575 -
Stage 2 - - - - - - 594 575 - 550 531 -
Approach EB WB NB SB
HCM Control Delay, s 0 0.3 16.7 19.8
HCM LOS C C
Minor Lane/Major Mvmt NBLn1 EBL EBT EBR WBL WBT WBR SBLn1 Capacity (veh/h) 335 1158 - - 1042 - - 244
HCM Lane V/C Ratio 0.081 - - - 0.015 - - 0.005
HCM Control Delay (s) 16.7 0 - - 8.5 - - 19.8
HCM Lane LOS C A - - A - - C
HCM 95th %tile Q(veh) 0.3 0 - - 0 - - 0
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 421 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) HCM 6th TWSC PM EX PL PROJ
2: PROJECT DWY & VERA AVE 02/03/2022
BETHANY SENIOR HOME Synchro 11 Report
KD ANDERSON & ASSOC Page 2
Intersection
Int Delay, s/veh 1.9
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 2 8 15 3 5 33
Future Vol, veh/h 2 8 15 3 5 33
Conflicting Peds, #/hr 2 20000
Sign Control Stop Stop Free Free Free Free
RT Channelized - None - None - None
Storage Length 0 -----
Veh in Median Storage, # 0 - 0 - - 0
Grade, % 0 - 0 - - 0
Peak Hour Factor 92 92 92 92 92 92
Heavy Vehicles, % 2 22222
Mvmt Flow 2 9 16 3 5 36
Major/Minor Minor1 Major1 Major2
Conflicting Flow All 66 20 0 0 19 0
Stage 1 18 -----
Stage 2 48 -----
Critical Hdwy 6.42 6.22 - - 4.12 -
Critical Hdwy Stg 1 5.42 -----
Critical Hdwy Stg 2 5.42 -----
Follow-up Hdwy 3.518 3.318 - - 2.218 -
Pot Cap-1 Maneuver 939 1058 - - 1597 -
Stage 1 1005 -----
Stage 2 974 -----
Platoon blocked, % - - -
Mov Cap-1 Maneuver 934 1056 - - 1597 -
Mov Cap-2 Maneuver 934 -----
Stage 1 1005 -----
Stage 2 969 -----
Approach WB NB SB
HCM Control Delay, s 8.5 0 1
HCM LOS A
Minor Lane/Major Mvmt NBT NBRWBLn1 SBL SBT
Capacity (veh/h) - - 1029 1597 -
HCM Lane V/C Ratio - - 0.011 0.003 -
HCM Control Delay (s) - - 8.5 7.3 0
HCM Lane LOS - - A A A
HCM 95th %tile Q(veh) - - 0 0 -
The Terraces - CEQA Document - Mitigated Negative Declaration
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Packet Pg. 422 Attachment: CEQA Document - Mitigated Negative Declaration (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) Terraces at Bethany Visual Simulation 1
VISUAL ANALYSIS
THE PROPOSED PROJECT AND CONTEXT
The Terraces at Bethany is a proposed new construction senior housing facility to be located at West Main Street and Vera Avenue in the City of Ripon, California just inside the Historic Ripon district. The main entrance and porte cochere face Vera Avenue to the West. The proposed building would be three stories and 46.5 feet high above sidewalk level1. The approximate setbacks of the of the three story envelope are 20 feet from Vera Avenu, 20 feet from West Main Street, 56 feet from the East property line shared with Ripon Grace Church, and 80 feet from the Southern boundary. Carport structures on the South and East are set back 5 feet and 0 feet respectively. There is an 8 foot tall solid wall proposed on the Southern property line adjacent to a neighbor’s driveway access to parking.
The surrounding neighborhood land uses include several churches, senior citizen housing, a high school, a pre school, a Pilates studio, and predominantly one story single family and institutional residences.
Mature, deciduous street trees line West Main Street and there are relatively recent streetscape improvements such as meandering sidewalks, landscaped parkways and large planter urns on pedestals along West Main Street. The City required visual simulations to help evaluate the proposed project.
WHAT IS VISUAL SIMULATION
Visual simulations are a standardized representation of proposed projects shown in context of the surroundings. The purpose of these simulations is to provide the community and decision makers an impartial visual representation of the proposed housing facility in neighborhood context alongside a photo of existing conditions.
HOW THESE VISUAL SIMULATION VIEWS WERE CREATED
The visual simulations are created by photo collage method that combines a rendered scale model view of the proposed housing facility with a photograph of the site and context. A normal (50mm planar) lens is used to photograph the site from several vantage points and the same angle of view and eye height are used in the model to create the renderings. Several ground and aerial references were placed in the scene for position and height accuracy verification. The work was performed by a certified planner and urban designer with experience in creating visual simulations for public agencies.
Five simulations were created and shown on the attached exhibits.
VISUAL ANALYSIS OF THE SIMULATIONS
This analysis focuses on urban design considerations from the community’s viewpoint. CEQA Visual Resources evaluation is addressed separately by others.
There exist several established design criteria for evaluating buildings in neighborhoods. The most
1 Plus an additional 3 ft. for the elevator override on the East side of the building
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Packet Pg. 423 Attachment: Visual Analysis for the Project (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) Terraces at Bethany Visual Simulation 2
fundamental visual considerations are what the project would present to the community from a visual and social perspective-how the proposed design address community interests and mitigates neighborhood concerns.
The proposed facility would represent a more intensive use of the site than what exists. The building’s 3 story visual mass is a primary interest in an area of smaller, one story structures but equally important concerns include the visual scale, the interface between private space and the public right of way, pedestrian access and neighbor’s experience on the street.
Specific design elements and the general design approach appear to shape the facility to fit this neighborhood environment. The building envelope, as distinguished from the carport structures, would be set back from the sidewalk with a softscape interface. Such setbacks combined with the City’s detached sidewalks on West Main Street are consistent with lower and medium density residential character. Attached sidewalks are used on both sides of Vera Avenue however buildings are set back from the walk way substantially. The site would be configured with parking behind the building from the street intersection although side views of parking would clearly be visible from the streets.
Pedestrian scale appropriate for the area would be established with the combination of building articulation, varied roof heights, application of contrasting brick and plaster exterior finish materials, fenestration (doors and windows) pattern and scale and the used of overhangs at building entries.
It is desirable for buildings to face the street, and for building architecture and streetscape improvements to establish clear visual definition of the public right of way. The immediate neighborhood is zoned for three story buildings consistent with the general plan and is likely to be developed at that height over time. Similar buildings could be developed across Vera Avenue in the future that would balance the view from the street. This would have the effect of giving stronger visual definition to the street and the intersection. Overhead power lines and poles along the Vera Avenue frontage would be placed underground as part of the project.
A street’s aspect ratio, the height of buildings or street trees compared with the distance between buildings or street trees across the street, is a measure of a sense of visual enclosure and public space delineation. Although subjective and without empirical basis, LEED for Neighborhood Development uses 1:3 ratio at the lower end of effective for visual definition. A ratio of 1:1 is considered by some the lower end of urban character streets. The existing typical aspect ratio on this block of Vera Avenue is approximately 1:6.5. If buildings on both sides of Very Avenue were developed to a height of 45 feet, the aspect ratio would be less than 1:2, a ratio that could give clear visual definition to that part of Vera Avenue where it meets West Main Street. Mature street trees that are spaced regularly on both sides of the street contribute to the sense of visual enclosure and affect the aspect ratio.
The Terraces would provide architectural interest at street level. The facility would face West Main Street and Vera Avenue, a positive design quality sometimes referred to as “turning the corner”. A single story angled building element would face the intersection. There would be strong visual connection between private and public space because of the placement of exterior activity patios, larger ground level windows, landscaping design, trellises and building entrances with walkway connections to the
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Packet Pg. 424 Attachment: Visual Analysis for the Project (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) Terraces at Bethany Visual Simulation 3
public sidewalk. The site appears to be designed with pedestrian access a central consideration. These design aspects would support social connection and conversation between neighbors. Balconies and locations where someone could appear to look out on the street contribute to a perceived sense of “eyes on the street” and increase a feeling of security in the neighborhood.
Vehicular access to parking is via driveways placed far from the intersection. Sidewalks are not shown as continuous past the driveways. Provision of continuous sidewalks all along the streets and making driveways narrow with ramped curb cuts would be supportive of pedestrian comfort and walking.
However in this case, a safe delivery truck and emergency vehicle access must be provided continuously around the building. The sidewalks in front of the drop off circle are separated by 40 feet of drive. A pedestrian sidewalk island could reduce the crossing distance for pedestrians without compromising car access.
SELECTED VIEWS
We studied the proposed project and neighborhood context with the goal of representing typical daytime visual experiences of neighbors, community members and visitors to the area. City Staff approved five views from which to create visual simulations. These are shown on the key maps on the attached exhibits. We eliminated several locations on Palm Avenue and mid-block on Second Street from further consideration after testing whether the proposed structure would be visible from these locations.
View A
View A is taken just inside the Historic Ripon gateway. Deciduous street trees along the Southern side of West Main Street would obscure much of the building from pedestrian and driver views during Spring and Summer and partially screen views during winter months.
Building setbacks from the two streets mitigate the appearance of the building’s mass. The building is designed to “turn the corner” with the façade, meaning it faces both streets. Pedestrian access and interface between public and private space are prominent and present a welcoming appearance from this view. Variation in materials along the street, scale and pattern of fenestration, and building articulation work together to establish human scale. Balconies, streetside patios, and the many windows contribute to an “eyes on the street” feeling of security.
View B
The View B camera position is on Maple Avenue where neighbors would approach West Main Street.
The three story façade and the parking area would be visually prominent from this location. Landscape screening of the parking area is proposed but cannot be increased to completely screen the parking to allow access. Articulation of this East side of the building, variation of roof heights and types and exterior finish materials differentiation help to mitigate visual impacts to this approach.
View C
View C is taken from the Southwest corner of the Ripon High School athletic field. The building is minimally visible from this vantage point. The view of the East side of the building from West Main Street here would be effectively obscured by the large street trees during half the year, and partially
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Packet Pg. 425 Attachment: Visual Analysis for the Project (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) Terraces at Bethany Visual Simulation 4
screened the rest of the year. Ripon Grace Church would be in the foreground when viewed from further East. The carport would be visible beneath the tree canopy.
View D
The camera was positioned at the Southwest corner of Second Street and Vera Avenue. The building is prominent from this vantage point and appears as a grouping of separate buildings along Vera Avenue because of building massing, articulation, change in window pattern and spacing, and differentiation of materials. Large street trees along Vera Avenue could reduce the building’s visibility over time. The eight foot solid wall separating the site on the South side is a hard demarcation. There is no opportunity to plant on the neighbor’s side of the wall because of the neighbor’s drive location. Possibly the wall could be a lower open type fence that would use the planned landscaping on the project site as visual screening.
View E
View E was set approximately 200 feet North of View D and across Vera Avenue from the Southern vehicle entrance. The contrast in height between the proposed 3 story project and the single story school across West Main Street is prominent, but mitigated by the presentation of the proposed facility as a grouping of smaller buildings along Vera Avenue. A line of street trees is proposed as part of the project and their growth over time could reduce the building’s presence on the street.
ADDITIONAL CONSIDERATIONS
Proposed lighting is not evaluated because information on exterior lighting fixtures and lamping is not provided. Lighting fixtures that are shielded to prevent direct light from the site to project beyond the property would be desirable. Ambient light from the building interior and patio area should be enough when combined with the municipal streetlights to provide most of the street side illumination of the public way. Broad spectral distribution and color rendition of warm tone lighting could provide good visibility at lower light levels than higher levels of cool tone lighting with narrow spectral distribution and color rendition.
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Packet Pg. 426 Attachment: Visual Analysis for the Project (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) April 4, 2022
View A
Visual Simulation
CARL M. MAXEY
, AICP
A RCHIT ECT
[email protected]
831.236.0817
Camera
Proposed
Project
Existing
Proposed
Terraces at Bethany
Field of View: 46 degrees (Zeiss 50/f1.4 Planar lens)
View Origin and Direction shown below
Shadows: 1:15 PM 15 May 2022
Camera Location Google Earth © 2012
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Packet Pg. 427 Attachment: Visual Analysis for the Project (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) CARL
M. MAXEY, AICP
[email protected]
831.236.0817
April 4, 2022
View BVisual Simulation
Camera
Proposed Proposed
Project
Existing
Proposed
Terraces at Bethany
Field of View: 46 degrees (Zeiss 50/f1.4 Planar lens) View Origin and Direction shown belowShadows: 11:15 AM 15 May 2022 Camera Location Google Earth © 2012 G
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Packet Pg. 428
Attachment: Visual Analysis for the Project (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) CARL
M. MAXEY, AICP
[email protected]
831.236.0817
April 4, 2022
View CVisual Simulation
Camera
Proposed Proposed
Project
Existing
Proposed
Terraces at Bethany
Field of View: 46 degrees (Zeiss 50/f1.4 Planar lens) View Origin and Direction shown belowShadows: 11:00 AM 15 May 2022 Camera Location Google Earth © 2012 G
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Packet Pg. 429
Attachment: Visual Analysis for the Project (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) CARL
M. MAXEY, AICP
[email protected]
831.236.0817
April 4, 2022
View DVisual Simulation
Existing
Proposed
Terraces at Bethany
Field of View: 46 degrees (Zeiss 50/f1.4 Planar lens) View Origin and Direction shown belowShadows: 2:15 PM 15 May 2022 Camera Location Google Earth © 2012 G
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Packet Pg. 430
Attachment: Visual Analysis for the Project (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) CARL
M. MAXEY, AICP
[email protected]
831.236.0817
April 4, 2022
View EVisual Simulation
Camera
Proposed Proposed
Project
Existing
Proposed
Terraces at Bethany
Field of View: 46 degrees (Zeiss 50/f1.4 Planar lens) View Origin and Direction shown belowShadows: 1:30 PM 15 May 2022 Camera Location Google Earth © 2012 G
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Packet Pg. 431
Attachment: Visual Analysis for the Project (3529 : Bethany Home - The Terraces at Bethany (UP21-70))
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that The City of Ripon City Council will hold a public hearing on Tuesday, August 9, 2022 at 6:00 P.M. in the Council Chambers, 259 N.
Wilma Avenue, Ripon, on the following matter:
CONDITIONAL USE PERMIT (UP21-70) for the Terraces at Bethany Home, a public hearing on a request to approve the construction of a 106,894 square foot three-story, 82-unit residential care facility with indoor and outdoor amenities. The building will be located on two adjacent parcels totaling approximately 2.73 acres and is located in the C1 (Neighborhood Commercial) zone at 816 W Main Street (259-180-17) & 200 Vera Avenue (259-180-16). The applicant is also looking for approval on the Mitigated Negative Declaration (PEA21-15) from CEQA.
PURSUANT TO SECTION 65009 OF THE GOVERNMENT CODE OF THE STATE OF
CALIFORNIA, NOTICE IS HEREBY FURTHER GIVEN THAT IF SUCH PROPOSED
AMENDMENTS ARE CHALLENGED IN COURT, SUCH CHALLENGES MAY BE
LIMITED TO ONLY THOSE ISSUES RAISED AT THE PUBLIC HEARING OR IN
WRITTEN CORRESPONDENCE DELIVERED TO THE CITY CLERK AT OR PRIOR TO THE PUBLIC HEARING.
ALL INTERESTED PARTIES will be given an opportunity to appear and be heard by the City Council of the City of Ripon at said time and place pertaining to the above described matter. In addition, comments may be submitted via e-mail to [email protected] prior to the meeting.
CITY OF RIPON
Lisa Roos, City Clerk
Published: July 28, 2022
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Packet Pg. 432 Attachment: Notice of Public Hearing (3529 : Bethany Home - The Terraces at Bethany (UP21-70))
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that The City of Ripon Environmental Review officer considered the following project and is recommending a Mitigated Negative Declaration be prepared:
PEA21-15 for Bethany Home, a request to construct a 106,894 square foot three-story, 82-unit residential care facility with indoor and outdoor amenities. The building will be located on two adjacent parcels totaling approximately 2.73 acres and is located in the C1 (Neighborhood Commercial) zone at 816 W Main Street (259-180-17) & 200 Vera Avenue (259-180-16).
Review period is from June 25, 2022 through July 18, 2022.
CITY OF RIPON
Ken Zuidervaart, Director
Planning and Economic Development
Published: June 25, 2022
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Packet Pg. 433 Attachment: Public Notice for CEQA review (3529 : Bethany Home - The Terraces at Bethany (UP21-70))
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Packet Pg. 434
Attachment: Notice to property owners (3529 : Bethany Home - The Terraces at Bethany (UP21-70))
WEST MAIN STREET
HWY 99
CITY OF RIPON
SAN JOAQUIN COUNTY
VERA AVENUE
PALM AVENUE
PROJECT
MAPLE AVENUE
SITE
SECOND STREET
JACK TONE ROAD
NORTH
0 ENGINEERING
w w w . m c r e n g . c o m
MCR ENGINEERING, INC.
1242 DUPONT COURT
MANTECA , CA 95336
TEL : ( 209 ) 239 - 6229
FAX : ( 209 ) 239 - 8839
NTS
0 RIPON, CA
VICINITY MAP
BETHANY HOME
DATE: 9/01/2021
3.A.m
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3.A.m
Packet Pg. 436
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Packet Pg. 437
Attachment: Notice to property owners (3529 : Bethany Home - The Terraces at Bethany
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Packet Pg. 438 Attachment: Planning Commission Minutes 7-18-22 (3529 : Bethany Home - The Terraces at Bethany (UP21-70))
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Packet Pg. 439 Attachment: Planning Commission Minutes 7-18-22 (3529 : Bethany Home - The Terraces at Bethany (UP21-70))
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Packet Pg. 440 Attachment: Planning Commission Minutes 7-18-22 (3529 : Bethany Home - The Terraces at Bethany (UP21-70))
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Packet Pg. 441 Attachment: Planning Commission Minutes 7-18-22 (3529 : Bethany Home - The Terraces at Bethany (UP21-70))
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Packet Pg. 442 Attachment: Planning Commission Minutes 7-18-22 (3529 : Bethany Home - The Terraces at Bethany (UP21-70))
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Packet Pg. 443 Attachment: Planning Commission Minutes 7-18-22 (3529 : Bethany Home - The Terraces at Bethany (UP21-70))
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Packet Pg. 444 Attachment: Planning Commission Minutes 7-18-22 (3529 : Bethany Home - The Terraces at Bethany (UP21-70))
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Packet Pg. 445 Attachment: Planning Commission Minutes 7-18-22 (3529 : Bethany Home - The Terraces at Bethany (UP21-70))
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Packet Pg. 446 Attachment: Planning Commission Minutes 7-18-22 (3529 : Bethany Home - The Terraces at Bethany (UP21-70))
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Packet Pg. 447 Attachment: Planning Commission Minutes 7-18-22 (3529 : Bethany Home - The Terraces at Bethany (UP21-70))
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Packet Pg. 448 Attachment: Planning Commission Minutes 7-18-22 (3529 : Bethany Home - The Terraces at Bethany (UP21-70)) City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 08/09/2022
Subject: Development Code Text Amendment - TAZ 22-46 - Public Hearing RECOMMENDED ACTION:
Should the City Council agree with the Planning Commission’s recommendation, the following motion would be appropriate:
“The City Council approves the amendment to Chapter 16.88 – Home Occupation Permit Ordinance based on the findings in the staff report.” BACKGROUND:
The Home Occupation Permit ordinance was last updated in August of 2009. Since that time, and especially during the pandemic, the City has experienced an increase in Home Occupation Permit requests. Staff believes it would be beneficial to update the City ordinance to correct a few minor processing technicalities and update certain regulations to align more closely with the current home business environment, while continuing to protect the integrity of our residential neighborhoods.
DISCUSSION/ANALYSIS:
Staff has researched surrounding communities within the valley, greater bay area and Sacramento area regarding Home Occupation Permits, operating requirements and allowable/prohibited home occupations. The following items are the suggested changes and updates to the City of Ripon’s Home Occupation Permit ordinance:
1. The “Development Requirements” section was updated to read as “Operating Requirements and Conditions.” The major change in this area was the section dealing
3.B
Packet Pg. 449
with clients/students. The previous code did not allow for clients/students to come to the home without first receiving approval by the Planning Commission. The proposed update would allow for limited clients/students to visit a home occupation with the following parameters:
a. Shall be limited to only one client and/or student at a time, by appointment only. One client and/or student shall mean either one person or couple. b. Shall be between the hours of 8:00 am and 6:00 pm, Monday through Friday.
Home occupations desiring to have more than one, but fewer than six clients and/or students at a time must receive special approval by the Planning Commission for such request.
2. The table of permitted and prohibited home occupation uses was eliminated and sections were added pertaining to allowable (16.88.050) and prohibited (16.88.060) uses. Both sections were updated using information that was found during staff’s research. Many of the communities varied on what was allowed and prohibited, however staff attempted to structure Ripon’s sections based on potential impacts to residential neighborhoods. Although the lists certainly are not all-inclusive, uses that are not listed will be at the discretion of the Planning Director based upon the potential impacts to neighborhoods. As always, an applicant can appeal the Planning Director’s decision to the Planning Commission if they are not satisfied with his/her decision.
3. Section 16.88.070 was added handling Home Occupations that may be allowed upon approval by the Planning Commission. Staff have oftentimes run into the issue where an individual will want to assemble/manufacture/repair small items that have little to no impact on neighboring properties. However, our previous code does not allow for such use, therefore, they were denied. This section will allow for a resident to bring their home occupation request in front of the Planning Commission for a determination on their permit.
4. Lastly, the neighbor notification process for Home Occupation Permits has changed.
With the previous code, neighbors would be notified prior to issuance of the Home Occupation Permit. With this amendment, they will be notified after the permit is issued. The reasoning for this change in process is twofold. First, it helps expedite the home occupation permitting process. Secondly, if an applicant meets all home occupation regulations the home occupation permit shall be issued. The neighbor notification is for informational purposes only, letting neighbors know that they have a home occupation occurring next door to them and providing them with the guidelines for operation. This helps ensure that compliance with our code is maintained and holds the home occupation permittee accountable. The previous method of notification prior to permit issuance, misled neighbors into thinking they could protest the home occupation permit to stop the City from issuing said permit.
PLANNING COMMISSION ACTION:
3.B
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On July 18, 2022, the Planning Commission held a public hearing to consider the amendments and to provide the public an opportunity to comment on the proposed amendments. At that meeting no one from the public came forth to comment on the proposed amendment.
Subsequently, the Planning Commission took action, with a 5 to 0 vote, to recommend the City Council approve the proposed amendment. (Refer to the attached minutes for details.) FINDINGS:
1. That the proposed use is consistent with the goals, policies, standards, and maps of the General Plan, any applicable Master Plan, Specific Plan, any Specific Purpose Plan, and any other applicable plan adopted by the City of Ripon.
ENVIRONMENTAL ANALYSIS:
The proposed Zoning Text Amendment is not subject to CEQA review pursuant to CEQA guidelines Section 15061(b)(3).
GENERAL APPLICATION INFORMATION:
Owner/Applicant: City of Ripon – Ken Zuidervaart
Application#: TAZ22-46
GP Designation: All Residential Land Use Designations Zoning: All Residential Zoning Designations
Attachments:
1. Chapter 16-88 Home Occupation Permit - current code clean version
2. Chapter 16-88 Home Occupation Permit - Redline Version
3. Chapter 16-88 Home Occupation Permit - Clean Version
4. Planning Commission Minutes 7-18-22
5. Notice of Public Hearing
3.B
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Chapter 16-88 Home Occupation Permit - current code clean version
3.B.a
Packet Pg. 452 Attachment: Chapter 16-88 Home Occupation Permit - current code clean version (3524 : Development Code Text Amendment - TAZ 22-46 - Chapter 16-88 Home Occupation Permit - current code clean version
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Packet Pg. 453 Attachment: Chapter 16-88 Home Occupation Permit - current code clean version (3524 : Development Code Text Amendment - TAZ 22-46 - Chapter 16-88 Home Occupation Permit - current code clean version
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Packet Pg. 454 Attachment: Chapter 16-88 Home Occupation Permit - current code clean version (3524 : Development Code Text Amendment - TAZ 22-46 - Chapter 16-88 Home Occupation Permit - current code clean version
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Packet Pg. 455 Attachment: Chapter 16-88 Home Occupation Permit - current code clean version (3524 : Development Code Text Amendment - TAZ 22-46 - Chapter 16-88 Home Occupation Permit - current code clean version
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Packet Pg. 456 Attachment: Chapter 16-88 Home Occupation Permit - current code clean version (3524 : Development Code Text Amendment - TAZ 22-46 - Home Occupation Permit 16.88
Ripon Development Code
Chapter 16.88
HOME OCCUPATION PERMIT
Sections:
16.88.010 Purpose.
16.88.020 Permitted Districts
16.88.030 Requirements for Application
16.88.040 Operating Requirements and
ConditionsReview
Procedures.
16.88.050 Allowed Home Occupations
Development Requirements.
16.88.060 Revocation of
PermitsProhibited Home Occupations
16.88.070 Home Occupations that may
be allowed upon approval by the Planning
Commission Uses.
16.88.080 Exemptions.Application
Review Procedures
16.88.090 Permit Expiration and
Revocation
16.88.010 Purpose.
It is the purpose of this Chapter to provide
for business uses in association with
residences in cases where the uses clearly
will not alter the character or appearance of
the residence and the use must be clearly
secondary or incidental to the use of the
dwelling for residential purposes. This section
is intended to protect the rights of residents to
engage in certain home occupations that are
harmonious with a residential environment
and to protect neighborhoods from the
negative impacts that home occupations may
have on a residential area. (Ord. 606, 1999)
16.88.020 Permitted DistrictsUses.
Home occupation permit applications may
be accepted in any residential district. (Ord.
774 §1, 2009)
16.88.030 Requirements for Application.
A. Persons conducting a home occupation
shall secure and maintain a home occupation
permit from the City of Ripon. Home
occupation applications shall be filed with the
Planning Department. A request for a home
occupation permit must clearly describe the
location and characteristics of the proposed
home occupation.
B. Persons conducting a home occupation
shall secure and maintain a Business License
from the City of Ripon.
C. Applications for a home occupation
may be initialized by the property owner(s) or
the property owner’s authorized agent. If the
home occupation is to be conducted in rental
property, the city shall be provided with
evidence of the property owner’s authorization
for the proposed use.
D. A fee, as specified by resolution of the
City Council is required with the application.
(Ord. 606, 1999)
E. The applicant agrees to make the
premises available for inspection by the
Planning Director, or his/her designee, at all
reasonable times and without an inspection
warrant for the purpose of assuring
compliance with the requirements of this code.
16.88.040 Review Procedures.
A. The home occupation permits shall be
reviewed by the Director of Planning and
Economic Development.
B. If the use requested in the application
meets all of the development requirements
and standards set forth in this Chapter the
home occupation permit will be issued fifteen
(15) days after notices have been mailed to
surrounding property owners. The permit shall
be denied if all standards and conditions are
not fulfilled.
C. Notices shall be mailed to adjoining
properties and properties directly across from
the proposed home occupation.(Ord. 774 §1,
2009)
16.88.0450 OperatingDevelopment
Requirements and Conditions..
Home occupations approved under the
provisions of this Chapter shall comply with
the provisions of this Section.
A. Location The home occupation shall
be confined within the main building. A
detached garage/structure is considered as
part of the main building., When, conducted in
Chapter 16-88 Home Occupation Permit - Redline Version
3.B.b
Packet Pg. 457 Attachment: Chapter 16-88 Home Occupation Permit - Redline Version (3524 : Development Code Text Amendment - TAZ 22-46 - Public Home Occupation Permit 16.88
Ripon Development Code
a garage, the home occupation cannot
eliminate the use of the garage as space for
the required parking.
B. Appearance
1. There shall be no external alteration of
the appearance of the dwelling in which the
home occupation is conducted that would
reflect the existence of the home occupation,
either by color, materials, construction,
lighting, signs, or sounds. A person standing
on the boundary/property line of the property
should not be aware of the home occupation.
2. There shall be no exterior signs or
displays to identify the home occupation.
Signage may be allowed on a vehicle primarily
used for the home occupation, no more than 2
signs per vehicle and no greater than a 2 foot
by 2 foot area per sign.
C. Size Limits One room or twenty
(20%) percent of the floor area of the main
residence or detached garage/structure,
whichever is greater, may be used for the
home occupation and any related storage of
materials and supplies.
D. Materials
1. The home occupation shall not entail
the use or storage of explosive, flammable or
otherwise hazardous materials, beyond that
normally incidental to a typical residential use,
or change the fire rating of the structure or the
neighborhood.
2. No goods, supplies, equipment,
materials or product related to a home
occupation shall be stored outside, or be
visible from the outside of any structure or unit
conducting a home occupation.
E. Emissions, Noise
and Equipment
Dust, noise, odor, vibration, fumes, or
smoke shall not be created so that they are
readily discernable at the exterior boundaries
of the parcel used for the home occupation.
Electrical or mechanical equipment that
creates audible interference in radio receivers
or visual or audible interference in televisions
receivers or causes fluctuation in line voltage
outside the dwelling is prohibited. No
mechanical equipment which is larger than
that normally associated with a residence,
shall be installed on the exterior of the
structure.
F. Employees All employees must be
members of the resident family and shall
reside on the premises. Any other employees
must meet the home occupation operator at
the off-site job location and may not leave
from or arrive at the home occupation
operator’s residence to start or end the work
shift or workday.
G. Clients/StudentsCustomers A home
occupation shall be limited to only one client,
and/or student at a time, except small
residential care homes, small family home
care centers, etc. licensed by the state for
care of eight or fewer persons. A home
occupation shall be limited to only one client
and/or student at a time between the hours of
8:00 a.m. and 6:00 p.m. Monday through
Friday by appointment only. For all practical
purposes one client and/or student shall mean
either one person or couple. Anyone desiring
to have more than one, but fewer than six
clients and/or students at a time must receive
special approval by the Planning Commission
for such request.
1. Clients or customers shall not visit the
home, unless first receiving approval of the
Planning Commission. The home occupation
shall not create vehicular or pedestrian traffic
above and beyond that normally generated by
residential use of the dwelling unit.
2. Hours - Clients/Customers may come to
the residence upon receipt of approval from
the Planning Commission between the hours
of 8:00 a.m. to 5:00 p.m.
H. Deliveries Deliveries at the home
occupation residence by large commercial
semi-trucks will be prohibited, but deliveries of
parcels and small packages by delivery vans
will be permissible so long as they do not
exceed what is normally incidental to typical
residential use.
I. Vehicles No more than one vehicle or
truck of not more than one ton capacity may
be kept on the site in association with the
Home Occupation. Any additional vehicles,
trailers, or wheeled equipment incidental to
the home occupation must be kept within an
Chapter 16-88 Home Occupation Permit - Redline Version
3.B.b
Packet Pg. 458 Attachment: Chapter 16-88 Home Occupation Permit - Redline Version (3524 : Development Code Text Amendment - TAZ 22-46 - Public Home Occupation Permit 16.88
Ripon Development Code
enclosure, such as a garage, or behind the
front setback of the residence and screened
from public view as approved by the Planning
Director.. All vehicles and associated
equipment shall be owned or leased by the
occupant of the dwelling.
J. Sale of Merchandise No direct sale to
customers of any item related to a home
occupation shall occur on the premises, and
there shall be no display of products and/or
equipment produced or used by the home
occupation so as to be visible from outside the
home.
K. Transferability A home occupation
granted in accordance with the provisions of
this title shall not be transferred, assigned or
used by a person other than the permittee. A
home occupation may be transferred upon
request of the permittee to another qualified
location, so long as all requirements of the
Home Occupation ordinance can be
satisfied.nor be transferred to any location
other than the one for which the permit was
granted. (Ord. 774 §1, 2009)
16.88.050 Allowed Home Occupations.
A. Certain business activities are deemed
appropriate when conducted by the
resident(s) of a dwelling in a manner
subordinate to and compatible with the
residential characteristics of the surrounding
neighborhood. The following list presents
examples of commercial uses that are
generally considered to be subordinate to and
compatible with residential activities:
1. Accounting/Bookkeeping services
2. Architectural/Drafting services
3. Art and Craft Work (ceramics,
painting, sculpture, and minor
woodworking).
4. Barber and Beauty services
(operating as a sole proprietor
provided all other state
requirements are met).
5. Catering services (provided all
other state and county
requirements are met).
6. Computer repair and service
7. Consulting services
8. Data processing services
9. Engineering services
10. Financial Planning or Investment
services
11. Gun and Ammunition sales (office
portion only, no on-site
transactions)
12. Health salons, gyms, dance studios
and/or aerobic exercise studios of
only one client and/or student at a
time.
13. Internet business (internet-based
sales and services conducting all
functions via the internet)
14. Interior Design services
15. Instructional lessons (music,
swimming, tutoring, and similar
lessons on an individual basis)
16. Photographer
17. Professional/Business Office uses
18. Other uses that the Director of
Planning determines to be similar in
impacts to those listed above.
16.88.060 Prohibited Home Occupations
A. Certain business activities are
deemed inappropriate as home
occupations because their existence and
operation as a home occupation are not
subordinate to or compatible with the
residential characteristics of the
surrounding neighborhoods. The
following list presents examples of
commercial uses that are prohibited as
home occupations:
1. Adult Businesses
2. Auto or vehicle repair or tune-ups
3. Businesses which entail the
breeding, grooming, harboring,
raising, or training of dogs, cats or
other animals on the premises, to
include kennels and boarding
used for these animals
4. Card reading/astrological services
5. Carpentry and cabinetmaking
(does not prohibit a normal
woodworking hobby operation)
6. Construction Business (does not
include just an office space for a
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construction business where no
materials are stored on-site)
7. Dance Club/Night Club
8. Fortune Telling (psychic)
9. Lawn mower and small engine
repair
10. Health salons, gyms, dance
studios and/or aerobic exercise
studios of more than one client
and/student at a time.
11. Massage parlors
12. Medical and Dental offices, clinics
and laboratories
13. Mini-storage, rv storage, vehicle
storage, etc.
14. On-site painting services (auto,
boat, rv, appliances, etc.)
15. Retail sales of merchandise stored
and/or displayed within the
property
16. Storage of equipment, materials
and other accessories to the
construction and service trades
17. Tattoo parlors, to include body
piercing
18. Vehicle Sales
19. Welding and Machine Work (not
normally associated with a
residential use)
20. Other uses that the Director of
Planning determines is not
compatible with the residential
characteristics of the surrounding
neighborhood.
16.88.070 Home Occupations that may be
allowed upon approval by the
Planning Commission.
A. Following is a list of home occupation
activities that may be allowed subject to
approval by the Planning Commission upon
satisfactory evidence that the use will not be
detrimental to the surrounding residential
neighborhoods.
1. Assembly/Manufacturing of small
items that can be demonstrated to the
Planning Commission to not be detrimental or
have any adverse effects on neighboring
residential properties. Such home
occupations shall not require any special
equipment not normally associated with a
residential home.
2. Any home occupation desiring to
have more than one client and/or student visit
the premises at a time, but no more than six
clients and/or students max.
3. Any use or occupation that does
not meet the criteria set forth in this chapter,
may at the discretion of the Director of
Planning be allowed to go before the Planning
Commission for discretionary approval.
16.88.080 Application Review
Procedures
A. Upon submittal of a completed
home occupation permit application and
associated fee, the Director of Planning,
or his/her designee shall review the
application for compliance with this
Chapter.
B. If the use requested in the application
meets all of the operating requirements
and conditions set forth in this Chapter,
the home occupation permit will be issued
no later than fifteen (15) days after review
and approval of the home occupation
permit by the Planning Director or his/her
designee. The permit shall be denied if all
requirements and conditions cannot be
fulfilled.
C. Notices shall be mailed to adjoining
properties and properties directly across
from the proposed home occupation upon
issuance of a home occupation permit.
16.88.0960 Revocation of PermitsPermit
Expiration and Revocation.
A. Home occupation permits are good for
two (2) calendar years and shall expire upon
non-renewal of a home occupation permit. All
home occupation permits shall immediately
expire upon discontinuance or cessation of
use for a period of thirty (30) days of the home
occupation.
B. Revocation of Permit. In the event
that a home occupation permit is deemed in
non-compliance with this chapter or any letter
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of complaint is submitted to the Ripon
Planning Department concerning a home
occupation and contains substantive evidence
of violations as corroborated by city officials,
the use will be deemed in violation of this
Chapter and the permit may be suspended or
revoked using the following procedures:
1. The Director of Planning may
revoke a home occupation permit for
noncompliance with the provisions of this
chapter and/or with noncompliance the
conditions set forth in granting the permit. If
the home occupation permit is revoked, any
associated business license in conjunction
with the home occupation permit shall also be
revoked. Fees will not be refunded for any
revoked home occupation permits or
associated business licence.
2. The revocation shall be effective
upon delivery of written notice to the
permittee.
3. The permittee may appeal the
revocation of their permit pursuant to Chapter
16.08 of the Ripon Municipal Code section
16.08.060.
4. All appeals to this chapter shall
be in writing setting forth the reasons for the
appeal and be filed, along with associated
appeal fees, with the City of Ripon Planning
Department.
In the event that any letter of complaint is
submitted to the Ripon planning department
concerning a home occupation and contains
substantive evidence of violations as
corroborated by city officials and deemed valid
by the planning commission, the use will be
deemed in violation of this Title and the permit
may be suspended or revoked. (Ord. 774 §1,
2009)
16.88.070 Home Occupation Uses
Table 16.88.1 indicates those uses
permitted (Y) and prohibited (N) as home
occupations under this chapter and shall be
established by resolution of the planning
commission. The list as shown in Table
16.88.1, may be amended from time to time
by resolution of the planning commission.
(Ord. 606, 1999, Ord. 774 §1, 2009)
16.88.080 Exemptions.
Washing, ironing, sewing, landlords, sales
representatives, telecommuters, babysitting
(including family day care of fourteen (14) or
fewer children), tutoring (one on one),
swimming lessons, music, dance, and/or art
lessons (one on one), and independent sales
associates are exempted from the home
occupation regulations as long as they are
clearly incidental and normally associated with
the residential use. (Ord. 774 §1, 2009)
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HOME OCCUPATION USES
1. Accounting/Bookkeeping services (office use only) Y
2. Adult Entertainment Activities/Businesses N
3. Adult or child care of more than fourteen (14) persons N
4. Appliance repair N
5. Architectural service (office use only) Y
6. Art and Craft Work (ceramics, painting, sculpture, and minor woodworking) Y
6. Art restoration (as approved by the Director of Planning) Y
7. Artist studio Y
8. Automobile repairs, parts sales, upholstery, detailing, washing service N
9. Beauty salons and Barber shops N
10. Bicycle repair N
11. Boardinghouse, bed and breakfast, hotel, time-share unit N
12. Carpentry and/or cabinet makers N
13. Catering service (provided all other state and county requirements are met) Y
14. Churches, and/or religious instruction and/or services N
15. Commercial Laundry N
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16. Commercial photography studio that includes onsite chemical processing N
17. Consulting services (office use only) Y
18. Contracting (office use only) Y
19. Data processing (office use only) Y
20. Dating services N
21. Day spas and skin care N
22. Dental laboratory N
23. Dismantling, junk, scrap, or storage yards N
24. Drafting and Graphic services (office use only) Y
25. Engineering services (office use only) Y
26. Financial Planning or Investment services (office use only) Y
27. Furniture Manufacturer N
28. Gardening and/or Landscape maintenance (office use only) Y
29. Gun Sales (office use only) Y
30. Health salons, gyms, dance studios, and/or aerobic exercise studios N
31. Housecleaning service (office use only) Y
32. Insurance sales or broker (office use only) Y
33. Interior design Y
34. Knife sharpening N
35. Jewelry making and/or jeweler Y
36. Limousine or taxicab service (office use only) Y
37. Locksmith (office use only) Y
38. Mail order (not from home retail sales) Y
39. Manicure and Pedicure services N
40. Massage parlors N
41. Medical, Dental, or Chiropractor offices or clinics N
42. Medical Marijuana dispensaries N
43. Millinery Y
44. Mortician, hearse service N
45. Music, dancing, and/or art schools of any kind with organized classes of less than four students at any one time and no more than eight students per day Y
46. Painter (office use only) Y
47. Palm reading, fortune telling N
48. Photographer Y
49. Print shops N
50. Private clubs N
51. Real Estate sales or broker (office use only) Y
52. Restaurants, taverns, or commercial food preparation N
53. Retail Sales from site N
54. Security service (office use only) Y
55. Small engine repair N
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57. Tax preparation (office use only) N
58. Telephone answering, switchboard, call forwarding Y
59. Tow truck service N
60. Typing, word processing Y
61. Upholstery N
62. Veterinary uses and Animal Hospitals (including care, grooming or boarding) N
63. Wall papering (office use only) Y
64. Watch repair Y
65. Welding and/or Machine work N
66. Writing, computer programming Y
67. Other uses that the Director of Planning determines to be similar in impact to those listed above.
N/A
(Y) = Permitted (N) = Prohibited
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Chapter 16.88
HOME OCCUPATION PERMIT
Sections:
16.88.010 Purpose.
16.88.020 Permitted Districts
16.88.030 Requirements for Application
16.88.040 Operating Requirements and
Conditions
16.88.050 Allowed Home Occupations
16.88.060 Prohibited Home
Occupations
16.88.070 Home Occupations that may
be allowed upon approval by
the Planning Commission
16.88.080 Application Review
Procedures
16.88.090 Permit Expiration
and Revocation
16.88.010 Purpose.
It is the purpose of this Chapter to provide
for business uses in association with
residences in cases where the uses clearly
will not alter the character or appearance of
the residence and the use must be clearly
secondary or incidental to the use of the
dwelling for residential purposes. This section
is intended to protect the rights of residents to
engage in certain home occupations that are
harmonious with a residential environment
and to protect neighborhoods from the
negative impacts that home occupations may
have on a residential area. (Ord. 606, 1999)
16.88.020 Permitted Districts.
Home occupation permit applications may
be accepted in any residential district. (Ord.
774 §1, 2009)
16.88.030 Requirements for Application.
A. Persons conducting a home occupation
shall secure and maintain a home occupation
permit from the City of Ripon. Home
occupation applications shall be filed with the
Planning Department. A request for a home
occupation permit must clearly describe the
location and characteristics of the proposed
home occupation.
B. Persons conducting a home occupation
shall secure and maintain a Business License
from the City of Ripon.
C. Applications for a home occupation
may be initialized by the property owner(s) or
the property owner’s authorized agent. If the
home occupation is to be conducted in rental
property, the city shall be provided with
evidence of the property owner’s authorization
for the proposed use.
D. A fee, as specified by resolution of the
City Council is required with the application.
(Ord. 606, 1999)
E. The applicant agrees to make the
premises available for inspection by the
Planning Director, or his/her designee, at all
reasonable times and without an inspection
warrant for the purpose of assuring
compliance with the requirements of this code.
16.88.040 Operating Requirements and
Conditions.
Home occupations approved under the
provisions of this Chapter shall comply with
the provisions of this Section.
A. Location The home occupation shall
be confined within the main building. A
detached garage/structure is considered as
part of the main building. When, conducted in
a garage, the home occupation cannot
eliminate the use of the garage as space for
the required parking.
B. Appearance
1. There shall be no external alteration of
the appearance of the dwelling in which the
home occupation is conducted that would
reflect the existence of the home occupation,
either by color, materials, construction,
lighting, signs, or sounds. A person standing
on the boundary/property line of the property
should not be aware of the home occupation.
2. There shall be no exterior signs or
displays to identify the home occupation.
Signage may be allowed on a vehicle primarily
used for the home occupation, no more than 2
signs per vehicle and no greater than a 2 foot
by 2 foot area per sign.
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C. Size Limits One room or twenty
(20%) percent of the floor area of the main
residence or detached garage/structure,
whichever is greater, may be used for the
home occupation and any related storage of
materials and supplies.
D. Materials
1. The home occupation shall not entail
the use or storage of explosive, flammable or
otherwise hazardous materials, beyond that
normally incidental to a typical residential use,
or change the fire rating of the structure or the
neighborhood.
2. No goods, supplies, equipment,
materials or product related to a home
occupation shall be stored outside, or be
visible from the outside of any structure or unit
conducting a home occupation.
E. Emissions, Noise and Equipment
Dust, noise, odor, vibration, fumes, or
smoke shall not be created so that they are
readily discernable at the exterior boundaries
of the parcel used for the home occupation.
Electrical or mechanical equipment that
creates audible interference in radio receivers
or visual or audible interference in television
receivers or causes fluctuation in line voltage
outside the dwelling is prohibited. No
mechanical equipment which is larger than
that normally associated with a residence,
shall be installed on the exterior of the
structure.
F. Employees All employees must be
members of the resident family and shall
reside on the premises. Any other employees
must meet the home occupation operator at
the off-site job location and may not leave
from or arrive at the home occupation
operator’s residence to start or end the work
shift or workday.
G. Clients/Students A home occupation
shall be limited to only one client, and/or
student at a time, except small residential care
homes, small family home care centers, etc.
licensed by the state for care of eight or fewer
persons. A home occupation shall be limited
to only one client and/or student at a time
between the hours of 8:00 a.m. and 6:00 p.m.
Monday through Friday by appointment only.
For all practical purposes one client and/or
student shall mean either one person or
couple. Anyone desiring to have more than
one, but fewer than six clients and/or students
at a time must receive special approval by the
Planning Commission for such request.
H. Deliveries Deliveries at the home
occupation residence by large commercial
semi-trucks will be prohibited, but deliveries of
parcels and small packages by delivery vans
will be permissible so long as they do not
exceed what is normally incidental to typical
residential use.
I. Vehicles No more than one vehicle or
truck of not more than one ton capacity may
be kept on the site in association with the
Home Occupation. Any additional vehicles,
trailers, or wheeled equipment incidental to
the home occupation must be kept within an
enclosure, such as a garage, or behind the
front setback of the residence and screened
from public view as approved by the Planning
Director. All vehicles and associated
equipment shall be owned or leased by the
occupant of the dwelling.
J. Sale of Merchandise No direct sale to
customers of any item related to a home
occupation shall occur on the premises, and
there shall be no display of products and/or
equipment produced or used by the home
occupation so as to be visible from outside the
home.
K. Transferability A home occupation
granted in accordance with the provisions of
this title shall not be transferred, assigned or
used by a person other than the permittee. A
home occupation may be transferred upon
request of the permittee to another qualified
location so long as all requirements of the
Home Occupation ordinance can be satisfied.
16.88.050 Allowed Home Occupations.
A. Certain business activities are deemed
appropriate when conducted by the
resident(s) of a dwelling in a manner
subordinate to and compatible with the
residential characteristics of the surrounding
neighborhood. The following list presents
examples of commercial uses that are
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generally considered to be subordinate to and
compatible with residential activities:
1. Accounting/Bookkeeping services
2. Architectural/Drafting services
3. Art and Craft Work (ceramics,
painting, sculpture, and minor
woodworking).
4. Barber and Beauty services
(operating as a sole proprietor
provided all other state
requirements are met).
5. Catering services (provided all
other state and county
requirements are met).
6. Computer repair and service
7. Consulting services
8. Data processing services
9. Engineering services
10. Financial Planning or Investment
services
11. Gun and Ammunition sales (office
portion only, no on-site
transactions)
12. Health salons, gyms, dance studios
and/or aerobic exercise studios of
only one client and/or student at a
time.
13. Internet business (internet-based
sales and services conducting all
functions via the internet)
14. Interior Design services
15. Instructional lessons (music,
swimming, tutoring, and similar
lessons on an individual basis)
16. Photographer
17. Professional/Business Office uses
18. Other uses that the Director of
Planning determines to be similar in
impacts to those listed above.
16.88.060 Prohibited Home Occupations
A. Certain business activities are
deemed inappropriate as home
occupations because their existence and
operation as a home occupation are not
subordinate to or compatible with the
residential characteristics of the
surrounding neighborhoods. The
following list presents examples of
commercial uses that are prohibited as
home occupations:
1. Adult Businesses
2. Auto or vehicle repair or tune-ups
3. Businesses which entail the
breeding, grooming, harboring,
raising, or training of dogs, cats or
other animals on the premises, to
include kennels and boarding
used for these animals
4. Card reading/astrological services
5. Carpentry and cabinetmaking
(does not prohibit a normal
woodworking hobby operation)
6. Construction Business (does not
include just an office space for a
construction business where no
materials are stored on-site)
7. Dance Club/Night Club
8. Fortune Telling (psychic)
9. Lawn mower and small engine
repair
10. Health salons, gyms, dance
studios and/or aerobic exercise
studios of more than one client
and/student at a time.
11. Massage parlors
12. Medical and Dental offices, clinics
and laboratories
13. Mini-storage, rv storage, vehicle
storage, etc.
14. On-site painting services (auto,
boat, rv, appliances, etc.)
15. Retail sales of merchandise stored
and/or displayed within the
property
16. Storage of equipment, materials
and other accessories to the
construction and service trades
17. Tattoo parlors, to include body
piercing
18. Vehicle Sales
19. Welding and Machine Work (not
normally associated with a
residential use)
20. Other uses that the Director of
Planning determines is not
compatible with the residential
characteristics of the surrounding
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neighborhood.
16.88.070 Home Occupations that may be
allowed upon approval by the
Planning Commission.
A. Following is a list of home occupation
activities that may be allowed subject to
approval by the Planning Commission upon
satisfactory evidence that the use will not be
detrimental to the surrounding residential
neighborhoods.
1. Assembly/Manufacturing of small
items that can be demonstrated to the
Planning Commission to not be detrimental or
have any adverse effects on neighboring
residential properties. Such home
occupations shall not require any special
equipment not normally associated with a
residential home.
2. Any home occupation desiring to
have more than one client and/or student visit
the premises at a time, but no more than six
clients and/or students max.
3. Any use or occupation that does
not meet the criteria set forth in this chapter,
may at the discretion of the Director of
Planning be allowed to go before the Planning
Commission for discretionary approval.
16.88.080 Application Review
Procedures
A. Upon submittal of a completed
home occupation permit application and
associated fee, the Director of Planning,
or his/her designee shall review the
application for compliance with this
Chapter.
B. If the use requested in the application
meets all of the operating requirements
and conditions set forth in this Chapter,
the home occupation permit will be issued
no later than fifteen (15) days after review
and approval of the home occupation
permit by the Planning Director or his/her
designee. The permit shall be denied if all
requirements and conditions cannot be
fulfilled.
C. Notices shall be mailed to adjoining
properties and properties directly across
from the proposed home occupation upon
issuance of a home occupation permit.
16.88.090 Permit Expiration and
Revocation.
A. Home occupation permits are good for
two (2) calendar years and shall expire upon
non-renewal of a home occupation permit. All
home occupation permits shall immediately
expire upon discontinuance or cessation of
use for a period of thirty (30) days of the home
occupation.
B. Revocation of Permit. In the event
that a home occupation permit is deemed in
non-compliance with this chapter or any letter
of complaint is submitted to the Ripon
Planning Department concerning a home
occupation and contains substantive evidence
of violations as corroborated by city officials,
the use will be deemed in violation of this
Chapter and the permit may be suspended or
revoked using the following procedures:
1. The Director of Planning may
revoke a home occupation permit for
noncompliance with the provisions of this
chapter and/or with noncompliance the
conditions set forth in granting the permit. If
the home occupation permit is revoked, any
associated business license in conjunction
with the home occupation permit shall also be
revoked. Fees will not be refunded for any
revoked home occupation permits or
associated business license.
2. The revocation shall be effective
upon delivery of written notice to the
permittee.
3. The permittee may appeal the
revocation of their permit pursuant to Chapter
16.08 of the Ripon Municipal Code section
16.08.060.
4. All appeals to this chapter shall
be in writing setting forth the reasons for the
appeal and be filed, along with associated
appeal fees, with the City of Ripon Planning
Department.
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NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that The City of Ripon City Council will hold a public hearing on Tuesday, August 9, 2022 at 6:00 P.M. in the Council Chambers, 259 N.
Wilma Avenue, Ripon, on the following matter:
ZONING TEXT AMENDMENT (TAZ22-46) for the City of Ripon - a public hearing on a request to consider amendments to the Ripon Municipal Code, Title 16, Chapter 16.88, Home Occupation Permits. This proposed text amendment is not subject to CEQA review pursuant to CEQA Guidelines Section 15061(b) (3).
PURSUANT TO SECTION 65009 OF THE GOVERNMENT CODE OF THE STATE OF
CALIFORNIA, NOTICE IS HEREBY FURTHER GIVEN THAT IF SUCH PROPOSED
AMENDMENTS ARE CHALLENGED IN COURT, SUCH CHALLENGES MAY BE
LIMITED TO ONLY THOSE ISSUES RAISED AT THE PUBLIC HEARING OR IN
WRITTEN CORRESPONDENCE DELIVERED TO THE CITY CLERK AT OR PRIOR TO THE PUBLIC HEARING.
ALL INTERESTED PARTIES will be given an opportunity to appear and be heard by the City Council of the City of Ripon at said time and place pertaining to the above described matter. In addition, comments may be submitted via e-mail to [email protected] prior to the meeting.
CITY OF RIPON
Lisa Roos, City Clerk
Published: July 26, 2022
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Packet Pg. 480 Attachment: Notice of Public Hearing (3524 : Development Code Text Amendment - TAZ 22-46 - Public Hearing) City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 08/09/2022
Subject: Development Code Text Amendment TAZ22-46 - Ordinance RECOMMENDED ACTION:
This ordinance amends Chapter 16.88 – “Home Occupation Permit”, based on the findings in the staff report and waives the first reading and introduces the ordinance.
DISCUSSION/ANALYSIS:
The proposed amendment to Chapter 16.88 – “Home Occupation Permit” will amend this section of the Municipal Code to correct a few minor processing technicalities and update a few of the City regulations to be more aligned with the current business environment, while continuing to protect the integrity of our residential neighborhoods. There were no recommended changes by the Planning Commission on the proposed amendment, therefore following is the proposed Ordinance recommended for first reading and introduction. Attached are redline changes showing the proposed text changes to the Municipal Code and labeled “Chapter 16.88 Home Occupation Permit - Redline Version”.
Attachments:
1. Chapter 16.88 Home Occupation Permit - Redline Version
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ORDINANCE NO. 916
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
RIPON AMENDING CHAPTER 16.88 - "HOME OCCUPATION
PERMIT" OF THE RIPON MUNICIPAL CODE
NOW, THEREFORE, the City of Ripon Council does ordain as follows:
SECTION 1. AMENDING CHAPTER 16.88 TO THE RIPON MUNICIPAL CODE.
Chapter 16.88 to the Ripon Municipal Code is hereby amended to read in full as follows:
Chapter 16.88
HOME OCCUPATION PERMIT
Sections:
16.88.010 Purpose
16.88.020 Permitted Districts
16.88.030 Requirements for Application
16.88.040 Operating Requirements and Conditions
16.88.050 Allowed Home Occupations
16.88.060 Prohibited Home Occupations
16.88.070 Home Occupations that may be allowed upon approval by the Planning Commission
16.88.080 Application Review Procedures
16.88.090 Permit Expiration and Revocation
16.88.010 Purpose
It is the purpose of this Chapter to provide for business uses in association with residences in cases where the uses clearly will not alter the character or appearance of the residence and the use must be clearly secondary or incidental to the use of the dwelling for residential purposes.
This section is intended to protect the rights of residents to engage in certain home occupations that are harmonious with a residential environment and to protect neighborhoods from the negative impacts that home occupations may have on a residential area.
16.88.020 Permitted Districts
Home Occupation Permit applications may be accepted in any residential district.
16.88.030 Requirements for Application
A. Persons conducting a home occupation shall secure and maintain a Home Occupation Permit from the City of Ripon. Home occupation applications shall be filed with the Planning Department. A request for a Home Occupation Permit must clearly describe the location and characteristics of the proposed home occupation.
B. Persons conducting a home occupation shall secure and maintain a Business License from the City of Ripon.
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C. Applications for a home occupation may be initialized by the property owner(s) or the property owner’s authorized agent. If the home occupation is to be conducted in rental property, the city shall be provided with evidence of the property owner’s authorization for the proposed use.
D. A fee, as specified by resolution of the City Council is required with the application. (Ord. 606, 1999)
E. The applicant agrees to make the premises available for inspection by the Planning Director, or his/her designee, at all reasonable times and without an inspection warrant for the purpose of assuring compliance with the requirements of this code.
16.88.040 Operating Requirements and Conditions.
Home occupations approved under the provisions of this Chapter shall comply with the provisions of this Section.
A. Location The home occupation shall be confined within the main building. A detached garage/structure is considered as part of the main building. When, conducted in a garage, the home occupation cannot eliminate the use of the garage as space for the required parking.
B. Appearance
1. There shall be no external alteration of the appearance of the dwelling in which the home occupation is conducted that would reflect the existence of the home occupation, either by color, materials, construction, lighting, signs, or sounds. A person standing on the boundary/property line of the property should not be aware of the home occupation.
2. There shall be no exterior signs or displays to identify the home occupation. Signage may be allowed on a vehicle primarily used for the home occupation, no more than 2 signs per vehicle and no greater than a 2 foot by 2 foot area per sign.
C. Size Limits One room or twenty (20%) percent of the floor area of the main residence or detached garage/structure, whichever is greater, may be used for the home occupation and any related storage of materials and supplies.
D. Materials
1. The home occupation shall not entail the use or storage of explosive, flammable or otherwise hazardous materials, beyond that normally incidental to a typical residential use, or change the fire rating of the structure or the neighborhood.
2. No goods, supplies, equipment, materials or product related to a home occupation shall be stored outside, or be visible from the outside of any structure or unit conducting a home occupation.
E. Emissions, Noise and Equipment
Dust, noise, odor, vibration, fumes, or smoke shall not be created so that they are readily discernable at the exterior boundaries of the parcel used for the home occupation. Electrical or mechanical equipment that creates audible interference in radio receivers or visual or audible interference in television receivers or causes fluctuation in line voltage outside the dwelling is prohibited. No mechanical equipment which is larger than that normally associated with a residence, shall be installed on the exterior of the structure.
F. Employees All employees must be members of the resident family and shall reside on the premises. Any other employees must meet the home occupation operator at the off-site job location and may not leave from or arrive at the home occupation operator’s residence to start or end the work shift or workday.
G.Clients/Students A home occupation shall be limited to only one client, and/or student at
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a time, except small residential care homes, small family home care centers, etc. licensed by the state for care of eight or fewer persons. A home occupation shall be limited to only one client and/or student at a time between the hours of 8:00 a.m. and 6:00 p.m. Monday through Friday by appointment only. For all practical purposes one client and/or student shall mean either one person or couple. Anyone desiring to have more than one, but fewer than six clients and/or students at a time must receive special approval by the Planning Commission for such request.
H.Deliveries Deliveries at the home occupation residence by large commercial semi-trucks will be prohibited, but deliveries of parcels and small packages by delivery vans will be permissible so long as they do not exceed what is normally incidental to typical residential use.
I. Vehicles No more than one vehicle or truck of not more than one ton capacity may be kept on the site in association with the Home Occupation. Any additional vehicles, trailers, or wheeled equipment incidental to the home occupation must be kept within an enclosure, such as a garage, or behind the front setback of the residence and screened from public view as approved by the Planning Director. All vehicles and associated equipment shall be owned or leased by the occupant of the dwelling.
J. Sale of Merchandise No direct sale to customers of any item related to a home occupation shall occur on the premises, and there shall be no display of products and/or equipment produced or used by the home occupation so as to be visible from outside the home.
K. Transferability A home occupation granted in accordance with the provisions of this title shall not be transferred, assigned or used by a person other than the permittee. A home occupation may be transferred upon request of the permittee to another qualified location so long as all requirements of the Home Occupation ordinance can be satisfied.
16.88.050 Allowed Home Occupations.
A.Certain business activities are deemed appropriate when conducted by the resident(s) of a dwelling in a manner subordinate to and compatible with the residential characteristics of the surrounding neighborhood. The following list presents examples of commercial uses that are generally considered to be subordinate to and compatible with residential activities:
1. Accounting/Bookkeeping services
2. Architectural/Drafting services
3. Art and Craft Work (ceramics, painting, sculpture, and minor woodworking).
4. Barber and Beauty services (operating as a sole proprietor provided all other state requirements are met).
5. Catering services (provided all other state and county requirements are met).
6. Computer repair and service
7. Consulting services
8. Data processing services
9. Engineering services
10. Financial Planning or Investment services
11. Gun and Ammunition sales (office portion only, no on-site transactions)
12. Health salons, gyms, dance studios and/or aerobic exercise studios of only one client and/or student at a time.
13. Internet business (internet-based sales and services conducting all functions via the internet)
14. Interior Design services
15. Instructional lessons (music, swimming, tutoring, and similar lessons on an individual
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basis)
16. Photographer
17. Professional/Business Office uses
18. Other uses that the Director of Planning determines to be similar in impacts to those listed above.
16.88.060 Prohibited Home Occupations
A. Certain business activities are deemed inappropriate as home occupations because their existence and operation as a home occupation are not subordinate to or compatible with the residential characteristics of the surrounding neighborhoods. The following list presents examples of commercial uses that are prohibited as home occupations:
1. Adult Businesses
2. Auto or vehicle repair or tune-ups
3. Businesses which entail the breeding, grooming, harboring, raising, or training of dogs, cats or other animals on the premises, to include kennels and boarding used for these animals
4. Card reading/astrological services
5. Carpentry and cabinetmaking (does not prohibit a normal woodworking hobby operation)
6. Construction Business (does not include just an office space for a construction business where no materials are stored on-site)
7. Dance Club/Night Club
8. Fortune Telling (psychic)
9. Lawn mower and small engine repair
10. Health salons, gyms, dance studios and/or aerobic exercise studios of more than one client and/student at a time.
11. Massage parlors
12. Medical and Dental offices, clinics and laboratories
13. Mini-storage, rv storage, vehicle storage, etc.
14. On-site painting services (auto, boat, rv, appliances, etc.)
15. Retail sales of merchandise stored and/or displayed within the property
16. Storage of equipment, materials and other accessories to the construction and service trades
17. Tattoo parlors, to include body piercing
18. Vehicle Sales
19. Welding and Machine Work (not normally associated with a residential use)
20. Other uses that the Director of Planning determines is not compatible with the residential characteristics of the surrounding neighborhood.
16.88.070 Home Occupations that may be allowed upon approval by the Planning Commission.
A. Following is a list of home occupation activities that may be allowed subject to approval by the Planning Commission upon satisfactory evidence that the use will not be detrimental to the surrounding residential neighborhoods.
1. Assembly/Manufacturing of small items that can be demonstrated to the Planning Commission to not be detrimental or have any adverse effects on neighboring residential
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properties. Such home occupations shall not require any special equipment not normally associated with a residential home.
2. Any home occupation desiring to have more than one client and/or student visit the premises at a time, but no more than six clients and/or students max.
3. Any use or occupation that does not meet the criteria set forth in this chapter, may at the discretion of the Director of Planning be allowed to go before the Planning Commission for discretionary approval.
16.88.080 Application Review Procedures
A. Upon submittal of a completed Home Occupation Permit application and associated fee, the Director of Planning, or his/her designee shall review the application for compliance with this Chapter.
B. If the use requested in the application meets all of the operating requirements and conditions set forth in this Chapter, the Home Occupation Permit will be issued no later than fifteen (15) days after review and approval of the Home Occupation Permit by the Planning Director or his/her designee. The permit shall be denied if all requirements and conditions cannot be fulfilled.
C. Notices shall be mailed to adjoining properties and properties directly across from the proposed home occupation upon issuance of a Home Occupation Permit.
16.88.090 Permit Expiration and Revocation.
A. Home Occupation Permits are good for two (2) calendar years and shall expire upon nonrenewal of a Home Occupation Permit. All Home Occupation Permits shall immediately expire upon discontinuance or cessation of use for a period of thirty (30) days of the home occupation.
B. Revocation of Permit. In the event that a Home Occupation Permit is deemed in noncompliance with this chapter or any letter of complaint is submitted to the Ripon Planning Department concerning a home occupation and contains substantive evidence of violations as corroborated by city officials, the use will be deemed in violation of this Chapter and the permit may be suspended or revoked using the following procedures:
1. The Director of Planning may revoke a Home Occupation Permit for noncompliance with the provisions of this chapter and/or with noncompliance of the conditions set forth in granting the permit. If the Home Occupation Permit is revoked, any associated business license in conjunction with the Home Occupation Permit shall also be revoked. Fees will not be refunded for any revoked Home Occupation Permits or associated business license.
2. The revocation shall be effective upon delivery of written notice to the permittee.
3. The permittee may appeal the revocation of their permit pursuant to Chapter 16.08 of the Ripon Municipal Code section 16.08.060.
4. All appeals to this chapter shall be in writing setting forth the reasons for the appeal and be filed, along with associated appeal fees, with the City of Ripon Planning Department.
SECTION 2. The remaining Chapters of Title 16 of the Ripon Municipal Code shall remain in full force and effect.
SECTION 3. All ordinances or parts of ordinances in conflict herewith are hereby expressly repealed.
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SECTION 4. SEVERABILITY If any provisions of this ordinance or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications of the ordinance which can be effective without the invalid provision of application, and to his/her end the provisions of this ordinance are severable. The City Council hereby declares that it would have adopted this ordinance irrespective of the validity of any particular portion thereof.
SECTION 5. EFFECTIVE DATE AND PUBLICATION This ordinance shall go into effect 30 days after its adoption and a summary of this ordinance shall be published five (5) days prior to and within fifteen (15) days following its adoption in the Manteca Bulletin, the official paper of the City of Ripon.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Ripon this 9th day of August, 2022, by the following vote:
RESULT: FIRST READING [UNANIMOUS] Next: 9/13/2022 6:00 PM MOVER: Leo Zuber, Council Member
SECONDER:Michael Restuccia, Vice Mayor
AYES: Uecker, Restuccia, Zuber, de Graaf, Barton
THE CITY OF RIPON,
A Municipal Corporation
By _______________________________
DEAN UECKER, Mayor
ATTEST:
By: ___________________________
LISA ROOS, City Clerk
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Home Occupation Permit 16.88
Ripon Development Code
Chapter 16.88
HOME OCCUPATION PERMIT
Sections:
16.88.010 Purpose.
16.88.020 Permitted Districts
16.88.030 Requirements for Application
16.88.040 Operating Requirements and
ConditionsReview
Procedures.
16.88.050 Allowed Home Occupations
Development Requirements.
16.88.060 Revocation of
PermitsProhibited Home Occupations
16.88.070 Home Occupations that may
be allowed upon approval by the Planning
Commission Uses.
16.88.080 Exemptions.Application
Review Procedures
16.88.090 Permit Expiration and
Revocation
16.88.010 Purpose.
It is the purpose of this Chapter to provide
for business uses in association with
residences in cases where the uses clearly
will not alter the character or appearance of
the residence and the use must be clearly
secondary or incidental to the use of the
dwelling for residential purposes. This section
is intended to protect the rights of residents to
engage in certain home occupations that are
harmonious with a residential environment
and to protect neighborhoods from the
negative impacts that home occupations may
have on a residential area. (Ord. 606, 1999)
16.88.020 Permitted DistrictsUses.
Home occupation permit applications may
be accepted in any residential district. (Ord.
774 §1, 2009)
16.88.030 Requirements for Application.
A. Persons conducting a home occupation
shall secure and maintain a home occupation
permit from the City of Ripon. Home
occupation applications shall be filed with the
Planning Department. A request for a home
occupation permit must clearly describe the
location and characteristics of the proposed
home occupation.
B. Persons conducting a home occupation
shall secure and maintain a Business License
from the City of Ripon.
C. Applications for a home occupation
may be initialized by the property owner(s) or
the property owner’s authorized agent. If the
home occupation is to be conducted in rental
property, the city shall be provided with
evidence of the property owner’s authorization
for the proposed use.
D. A fee, as specified by resolution of the
City Council is required with the application.
(Ord. 606, 1999)
E. The applicant agrees to make the
premises available for inspection by the
Planning Director, or his/her designee, at all
reasonable times and without an inspection
warrant for the purpose of assuring
compliance with the requirements of this code.
16.88.040 Review Procedures.
A. The home occupation permits shall be
reviewed by the Director of Planning and
Economic Development.
B. If the use requested in the application
meets all of the development requirements
and standards set forth in this Chapter the
home occupation permit will be issued fifteen
(15) days after notices have been mailed to
surrounding property owners. The permit shall
be denied if all standards and conditions are
not fulfilled.
C. Notices shall be mailed to adjoining
properties and properties directly across from
the proposed home occupation.(Ord. 774 §1,
2009)
16.88.0450 OperatingDevelopment
Requirements and Conditions..
Home occupations approved under the
provisions of this Chapter shall comply with
the provisions of this Section.
A. Location The home occupation shall
be confined within the main building. A
detached garage/structure is considered as
part of the main building., When, conducted in
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a garage, the home occupation cannot
eliminate the use of the garage as space for
the required parking.
B. Appearance
1. There shall be no external alteration of
the appearance of the dwelling in which the
home occupation is conducted that would
reflect the existence of the home occupation,
either by color, materials, construction,
lighting, signs, or sounds. A person standing
on the boundary/property line of the property
should not be aware of the home occupation.
2. There shall be no exterior signs or
displays to identify the home occupation.
Signage may be allowed on a vehicle primarily
used for the home occupation, no more than 2
signs per vehicle and no greater than a 2 foot
by 2 foot area per sign.
C. Size Limits One room or twenty
(20%) percent of the floor area of the main
residence or detached garage/structure,
whichever is greater, may be used for the
home occupation and any related storage of
materials and supplies.
D. Materials
1. The home occupation shall not entail
the use or storage of explosive, flammable or
otherwise hazardous materials, beyond that
normally incidental to a typical residential use,
or change the fire rating of the structure or the
neighborhood.
2. No goods, supplies, equipment,
materials or product related to a home
occupation shall be stored outside, or be
visible from the outside of any structure or unit
conducting a home occupation.
E. Emissions, Noise
and Equipment
Dust, noise, odor, vibration, fumes, or
smoke shall not be created so that they are
readily discernable at the exterior boundaries
of the parcel used for the home occupation.
Electrical or mechanical equipment that
creates audible interference in radio receivers
or visual or audible interference in televisions
receivers or causes fluctuation in line voltage
outside the dwelling is prohibited. No
mechanical equipment which is larger than
that normally associated with a residence,
shall be installed on the exterior of the
structure.
F. Employees All employees must be
members of the resident family and shall
reside on the premises. Any other employees
must meet the home occupation operator at
the off-site job location and may not leave
from or arrive at the home occupation
operator’s residence to start or end the work
shift or workday.
G. Clients/StudentsCustomers A home
occupation shall be limited to only one client,
and/or student at a time, except small
residential care homes, small family home
care centers, etc. licensed by the state for
care of eight or fewer persons. A home
occupation shall be limited to only one client
and/or student at a time between the hours of
8:00 a.m. and 6:00 p.m. Monday through
Friday by appointment only. For all practical
purposes one client and/or student shall mean
either one person or couple. Anyone desiring
to have more than one, but fewer than six
clients and/or students at a time must receive
special approval by the Planning Commission
for such request.
1. Clients or customers shall not visit the
home, unless first receiving approval of the
Planning Commission. The home occupation
shall not create vehicular or pedestrian traffic
above and beyond that normally generated by
residential use of the dwelling unit.
2. Hours - Clients/Customers may come to
the residence upon receipt of approval from
the Planning Commission between the hours
of 8:00 a.m. to 5:00 p.m.
H. Deliveries Deliveries at the home
occupation residence by large commercial
semi-trucks will be prohibited, but deliveries of
parcels and small packages by delivery vans
will be permissible so long as they do not
exceed what is normally incidental to typical
residential use.
I. Vehicles No more than one vehicle or
truck of not more than one ton capacity may
be kept on the site in association with the
Home Occupation. Any additional vehicles,
trailers, or wheeled equipment incidental to
the home occupation must be kept within an
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enclosure, such as a garage, or behind the
front setback of the residence and screened
from public view as approved by the Planning
Director.. All vehicles and associated
equipment shall be owned or leased by the
occupant of the dwelling.
J. Sale of Merchandise No direct sale to
customers of any item related to a home
occupation shall occur on the premises, and
there shall be no display of products and/or
equipment produced or used by the home
occupation so as to be visible from outside the
home.
K. Transferability A home occupation
granted in accordance with the provisions of
this title shall not be transferred, assigned or
used by a person other than the permittee. A
home occupation may be transferred upon
request of the permittee to another qualified
location, so long as all requirements of the
Home Occupation ordinance can be
satisfied.nor be transferred to any location
other than the one for which the permit was
granted. (Ord. 774 §1, 2009)
16.88.050 Allowed Home Occupations.
A. Certain business activities are deemed
appropriate when conducted by the
resident(s) of a dwelling in a manner
subordinate to and compatible with the
residential characteristics of the surrounding
neighborhood. The following list presents
examples of commercial uses that are
generally considered to be subordinate to and
compatible with residential activities:
1. Accounting/Bookkeeping services
2. Architectural/Drafting services
3. Art and Craft Work (ceramics,
painting, sculpture, and minor
woodworking).
4. Barber and Beauty services
(operating as a sole proprietor
provided all other state
requirements are met).
5. Catering services (provided all
other state and county
requirements are met).
6. Computer repair and service
7. Consulting services
8. Data processing services
9. Engineering services
10. Financial Planning or Investment
services
11. Gun and Ammunition sales (office
portion only, no on-site
transactions)
12. Health salons, gyms, dance studios
and/or aerobic exercise studios of
only one client and/or student at a
time.
13. Internet business (internet-based
sales and services conducting all
functions via the internet)
14. Interior Design services
15. Instructional lessons (music,
swimming, tutoring, and similar
lessons on an individual basis)
16. Photographer
17. Professional/Business Office uses
18. Other uses that the Director of
Planning determines to be similar in
impacts to those listed above.
16.88.060 Prohibited Home Occupations
A. Certain business activities are
deemed inappropriate as home
occupations because their existence and
operation as a home occupation are not
subordinate to or compatible with the
residential characteristics of the
surrounding neighborhoods. The
following list presents examples of
commercial uses that are prohibited as
home occupations:
1. Adult Businesses
2. Auto or vehicle repair or tune-ups
3. Businesses which entail the
breeding, grooming, harboring,
raising, or training of dogs, cats or
other animals on the premises, to
include kennels and boarding
used for these animals
4. Card reading/astrological services
5. Carpentry and cabinetmaking
(does not prohibit a normal
woodworking hobby operation)
6. Construction Business (does not
include just an office space for a
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construction business where no
materials are stored on-site)
7. Dance Club/Night Club
8. Fortune Telling (psychic)
9. Lawn mower and small engine
repair
10. Health salons, gyms, dance
studios and/or aerobic exercise
studios of more than one client
and/student at a time.
11. Massage parlors
12. Medical and Dental offices, clinics
and laboratories
13. Mini-storage, rv storage, vehicle
storage, etc.
14. On-site painting services (auto,
boat, rv, appliances, etc.)
15. Retail sales of merchandise stored
and/or displayed within the
property
16. Storage of equipment, materials
and other accessories to the
construction and service trades
17. Tattoo parlors, to include body
piercing
18. Vehicle Sales
19. Welding and Machine Work (not
normally associated with a
residential use)
20. Other uses that the Director of
Planning determines is not
compatible with the residential
characteristics of the surrounding
neighborhood.
16.88.070 Home Occupations that may be
allowed upon approval by the
Planning Commission.
A. Following is a list of home occupation
activities that may be allowed subject to
approval by the Planning Commission upon
satisfactory evidence that the use will not be
detrimental to the surrounding residential
neighborhoods.
1. Assembly/Manufacturing of small
items that can be demonstrated to the
Planning Commission to not be detrimental or
have any adverse effects on neighboring
residential properties. Such home
occupations shall not require any special
equipment not normally associated with a
residential home.
2. Any home occupation desiring to
have more than one client and/or student visit
the premises at a time, but no more than six
clients and/or students max.
3. Any use or occupation that does
not meet the criteria set forth in this chapter,
may at the discretion of the Director of
Planning be allowed to go before the Planning
Commission for discretionary approval.
16.88.080 Application Review
Procedures
A. Upon submittal of a completed
home occupation permit application and
associated fee, the Director of Planning,
or his/her designee shall review the
application for compliance with this
Chapter.
B. If the use requested in the application
meets all of the operating requirements
and conditions set forth in this Chapter,
the home occupation permit will be issued
no later than fifteen (15) days after review
and approval of the home occupation
permit by the Planning Director or his/her
designee. The permit shall be denied if all
requirements and conditions cannot be
fulfilled.
C. Notices shall be mailed to adjoining
properties and properties directly across
from the proposed home occupation upon
issuance of a home occupation permit.
16.88.0960 Revocation of PermitsPermit
Expiration and Revocation.
A. Home occupation permits are good for
two (2) calendar years and shall expire upon
non-renewal of a home occupation permit. All
home occupation permits shall immediately
expire upon discontinuance or cessation of
use for a period of thirty (30) days of the home
occupation.
B. Revocation of Permit. In the event
that a home occupation permit is deemed in
non-compliance with this chapter or any letter
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of complaint is submitted to the Ripon
Planning Department concerning a home
occupation and contains substantive evidence
of violations as corroborated by city officials,
the use will be deemed in violation of this
Chapter and the permit may be suspended or
revoked using the following procedures:
1. The Director of Planning may
revoke a home occupation permit for
noncompliance with the provisions of this
chapter and/or with noncompliance the
conditions set forth in granting the permit. If
the home occupation permit is revoked, any
associated business license in conjunction
with the home occupation permit shall also be
revoked. Fees will not be refunded for any
revoked home occupation permits or
associated business licence.
2. The revocation shall be effective
upon delivery of written notice to the
permittee.
3. The permittee may appeal the
revocation of their permit pursuant to Chapter
16.08 of the Ripon Municipal Code section
16.08.060.
4. All appeals to this chapter shall
be in writing setting forth the reasons for the
appeal and be filed, along with associated
appeal fees, with the City of Ripon Planning
Department.
In the event that any letter of complaint is
submitted to the Ripon planning department
concerning a home occupation and contains
substantive evidence of violations as
corroborated by city officials and deemed valid
by the planning commission, the use will be
deemed in violation of this Title and the permit
may be suspended or revoked. (Ord. 774 §1,
2009)
16.88.070 Home Occupation Uses
Table 16.88.1 indicates those uses
permitted (Y) and prohibited (N) as home
occupations under this chapter and shall be
established by resolution of the planning
commission. The list as shown in Table
16.88.1, may be amended from time to time
by resolution of the planning commission.
(Ord. 606, 1999, Ord. 774 §1, 2009)
16.88.080 Exemptions.
Washing, ironing, sewing, landlords, sales
representatives, telecommuters, babysitting
(including family day care of fourteen (14) or
fewer children), tutoring (one on one),
swimming lessons, music, dance, and/or art
lessons (one on one), and independent sales
associates are exempted from the home
occupation regulations as long as they are
clearly incidental and normally associated with
the residential use. (Ord. 774 §1, 2009)
Redline Version
4.A.a
Packet Pg. 492 Attachment: Chapter 16.88 Home Occupation Permit - Redline Version (916 : Development Code Text Amendment TAZ22-46 - Ordinance) TABLE 16.88.1
HOME OCCUPATION USES
1. Accounting/Bookkeeping services (office use only) Y
2. Adult Entertainment Activities/Businesses N
3. Adult or child care of more than fourteen (14) persons N
4. Appliance repair N
5. Architectural service (office use only) Y
6. Art and Craft Work (ceramics, painting, sculpture, and minor woodworking) Y
6. Art restoration (as approved by the Director of Planning) Y
7. Artist studio Y
8. Automobile repairs, parts sales, upholstery, detailing, washing service N
9. Beauty salons and Barber shops N
10. Bicycle repair N
11. Boardinghouse, bed and breakfast, hotel, time-share unit N
12. Carpentry and/or cabinet makers N
13. Catering service (provided all other state and county requirements are met) Y
14. Churches, and/or religious instruction and/or services N
15. Commercial Laundry N
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16. Commercial photography studio that includes onsite chemical processing N
17. Consulting services (office use only) Y
18. Contracting (office use only) Y
19. Data processing (office use only) Y
20. Dating services N
21. Day spas and skin care N
22. Dental laboratory N
23. Dismantling, junk, scrap, or storage yards N
24. Drafting and Graphic services (office use only) Y
25. Engineering services (office use only) Y
26. Financial Planning or Investment services (office use only) Y
27. Furniture Manufacturer N
28. Gardening and/or Landscape maintenance (office use only) Y
29. Gun Sales (office use only) Y
30. Health salons, gyms, dance studios, and/or aerobic exercise studios N
31. Housecleaning service (office use only) Y
32. Insurance sales or broker (office use only) Y
33. Interior design Y
34. Knife sharpening N
35. Jewelry making and/or jeweler Y
36. Limousine or taxicab service (office use only) Y
37. Locksmith (office use only) Y
38. Mail order (not from home retail sales) Y
39. Manicure and Pedicure services N
40. Massage parlors N
41. Medical, Dental, or Chiropractor offices or clinics N
42. Medical Marijuana dispensaries N
43. Millinery Y
44. Mortician, hearse service N
45. Music, dancing, and/or art schools of any kind with organized classes of less than four students at any one time and no more than eight students per day Y
46. Painter (office use only) Y
47. Palm reading, fortune telling N
48. Photographer Y
49. Print shops N
50. Private clubs N
51. Real Estate sales or broker (office use only) Y
52. Restaurants, taverns, or commercial food preparation N
53. Retail Sales from site N
54. Security service (office use only) Y
55. Small engine repair N
56. Swimming pool cleaning services (office use only) Y Redline Version
4.A.a
Packet Pg. 494 Attachment: Chapter 16.88 Home Occupation Permit - Redline Version (916 : Development Code Text Amendment TAZ22-46 - Ordinance)
57. Tax preparation (office use only) N
58. Telephone answering, switchboard, call forwarding Y
59. Tow truck service N
60. Typing, word processing Y
61. Upholstery N
62. Veterinary uses and Animal Hospitals (including care, grooming or boarding) N
63. Wall papering (office use only) Y
64. Watch repair Y
65. Welding and/or Machine work N
66. Writing, computer programming Y
67. Other uses that the Director of Planning determines to be similar in impact to those listed above.
N/A
(Y) = Permitted (N) = Prohibited
Redline Version
4.A.a
Packet Pg. 495 Attachment: Chapter 16.88 Home Occupation Permit - Redline Version (916 : Development Code Text Amendment TAZ22-46 - Ordinance) City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Kevin Werner, City Administrator
Date: 08/09/2022
Subject: Chapter 2.08 Administrative Officer
RECOMMENDED ACTION:
This Ordinance amends Chapter 2.08 “Administrative Officer” of the Ripon Municipal Code in order to update the employee oversight obligations of the City Administrator.
BACKGROUND:
The City of Ripon operates under a council-administrator form of government. The elected council members represent the community and establish the policies that steer the direction of the municipal organization. The City Administrator position is appointed by the City Council to oversee the day-to-day business of the City, including the responsibility of overseeing the hiring and termination of employees, subject to the personnel rules and regulations of the City of Ripon.
DISCUSSION/ANALYSIS:
Chapter 2.08.060 of the Ripon Municipal Code was reviewed and the following changes are recommended, for the City Council’s consideration:
1. City Engineer position to be included in the scope of the City Administrator’s oversight obligations.
2. Remove the reference to the City Council ratifying the hiring or termination of employees.
3. Remove the reference to the “personnel board” as this does not exist.
Attached is the redline changes to the Municipal Code of the changes summarized above, labeled, “Chapter 2.08 Administrative Officer – Redline Version”.
Attachments:
1. Chapter 2.08 Administrative Officer - Redline Version
4.B
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ORDINANCE NO. 917
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
RIPON AMENDING CHAPTER 2.08 "ADMINISTRATIVE
OFFICER" OF THE RIPON MUNICIPAL CODE
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF RIPON AS FOLLOWS:
SECTION 1. AMENDMENT TO CODE. The purpose of this ordinance is to amend Chapter
2.08 “Administrative Officer” of the Ripon Municipal Code.
SECTION 2. AMENDMENT OF CHAPTER. Chapter 2.08.060 of the Ripon Municipal Code is hereby amended to include the position of City Engineer as part of the scope of the City Administrator’s oversight obligations.
Chapter 2.08.060C is hereby amended to read as follows:
2.08.060 Powers and Duties
C. Appoint and remove, subject to any personnel rules and regulations and personnel ordinance of the City, any officers and employees of the City, except the elected officers and their respective staffs. In addition to the elective officers and their respective staffs, the planning commission and the position of City Attorney shall be excluded from the scope of the City Administrator’s oversight obligations; however, the services and facilities of the City Attorney and the planning commission shall be made available to the City Administrator; SECTION 3. REPEAL OF CONFLICTING ORDINANCES.
All ordinances or parts of ordinances in conflict herewith are hereby expressly repealed.
SECTION 4. NO MANDATORY DUTY OF CARE. This Ordinance is not intended to, and shall not be construed or given effect in a manner that imposes upon the City or any officer, agent, employee or volunteer, thereof a mandatory duty of care towards persons and property, so as to provide a basis of civil liability for damages, except as otherwise imposed by law.
SECTION 5. SEVERABILITY. If any section, subsection, sentence, clause or phrase of this Chapter is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Chapter. The City Council hereby declares that it would have passed the ordinance codified in this Chapter, and each and every section, subsection, sentence, clause or phrase not declared invalid or unconstitutional without regard to whether any portion of this Chapter would be subsequently declared invalid or unconstitutional.
SECTION 6. EFFECTIVE DATE AND PUBLICATION. This ordinance shall go into effect 30 days after its adoption and a summary of this ordinance shall be published five (5) days prior to and within fifteen (15) days following its adoption in the Manteca Bulletin, the official paper of the City of Ripon.
4.B
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PASSED AND ADOPTED at a regular meeting of the City Council of the City of Ripon this 9th day of August, 2022, by the following vote:
RESULT: FIRST READING [UNANIMOUS] Next: 9/13/2022 6:00 PM MOVER: Michael Restuccia, Vice Mayor
SECONDER:Daniel de Graaf, Council Member
AYES: Uecker, Restuccia, Zuber, de Graaf, Barton
THE CITY OF RIPON,
A Municipal Corporation
By _______________________________
DEAN UECKER, Mayor
ATTEST:
By: ___________________________
LISA ROOS, City Clerk
4.B
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2.08.010
Chapter 2.08
ADMINISTRATIVE OFFICER
Sections:
2.08.010 Created.
2.08.015 Applicability of Merit System
Rules and Regulations.
2.08.020 Residence
requirement—Eligibility.
2.08.030 Appointment of substitute in
case of absence.
2.08.040 Removal
2.08.050 Compensation.
2.08.060 Powers and duties.
2.08.070 Association with city council.
2.08.010 Created.
The position of City Administrator is created
and established in the unclassified service of the
City. The City Administrator shall be appointed
by the City Council solely on the basis of his or
her executive and administrative qualifications
and ability and shall hold office at the pleasure of
the City Council, subject to the provisions of this
Chapter. The City Council may enter into an
employment agreement with the City
Administrator which sets forth additional terms
and conditions of employment, provided that any
such employment agreement shall be consistent
with the provisions of this Chapter. (Ord. 81 § 1,
1953; Ord. 802, §1, 2013)
2.08.015 Applicability of Merit System
Rules and Regulations.
It is the intent of the City Council in enacting
this Chapter to exclude the position of City
Administrator from Chapter 9 (Probationary
Status) and Chapter 10 (Disciplinary Proceedings)
of the “City of Ripon Merit System Rules and
Regulations”. The City Council may enter into an
employment agreement with the City
Administrator pursuant to which additional
provisions of the Merit System Rules and
Regulations are made inapplicable to the City
Administrator, and are instead addressed in the
employment agreement. (Ord. 802, §1, 2013)
2.08.020 R e s i d e n c e r e q u i r e m e n t —
Eligibility.
A. The City Administrator shall live within the
boundaries of the Ripon Unified School District
within six (6) months after acceptance of
appointment to the position. Should the City
Administrator desire to move outside of the
boundaries of the Ripon Unified School District
while serving in the position, then, upon the
request of the City Administrator, the City
Council may, in its discretion, approve or deny
such request.
B. No person elected or appointed to
membership on the City Council shall, subsequent
to such election or appointment, be eligible for
appointment as City Administrator of the City
until one (1) year has elapsed after he or she has
ceased to be a member of the City Council. (Ord.
802, §1, 2013)
2.08.030 Appointment of Substitute in Case
of Absence.
In case of the absence or suspension of the
City Administrator, the City Council may
designate another duly qualified person to perform
the duties of the City Administrator. (Ord. 802,
§1, 2013)
2.08.040 Removal.
The City Council shall appoint the City
Administrator for an indefinite term. The City
Administrator may be removed from service in the
following circumstances:
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2.08.040
A. Resignation. The City Administrator may
resign at any time by providing a thirty (30) day
written notice of his or her resignation to the City
Council.
B. Removal for Cause/Procedure. The City
Council may remove the City Administrator for
cause by a three (3) member vote of the council.
At least thirty (30) days before such removal shall
become effective, the City Council shall by a three
(3) member vote of the City Council adopt a
resolution stating the reasons for the removal.
The resolution shall be published at least two (2)
times in a newspaper of general circulation
printed and published and circulated in the City
prior to the effective date of the resolution
providing for the removal of the City
Administrator. By the resolution, the City
Council in its absolute discretion may suspend the
City Administrator immediately from duty, but
shall, in any case, cause to be paid to him or her
any unpaid balance of his or her salary up to the
date upon which the removal shall become
effective. The City Council’s action to remove
the City Administrator pursuant to this Section
shall be final. For purposes of this Section, “for
cause” shall mean that the City Administrator has:
1. Engaged in willful misconduct, gross
negligence, or repeated failure to satisfactorily
perform his or her job duties, when such conduct
continues for thirty (30) days after the City
Council has provided written notice to the City
Administrator outlining the alleged
deficiency(ies);
2. Engaged in an act constituting fraud against,
theft from or embezzlement from the City; or
3. Been convicted of, or has entered a plea of
nolo contender to, a felony or other crime
involving moral turpitude.
C. Removal Without Cause. The City Council
may remove the City Administrator without cause
(defined to include any circumstance other than
those described in Section 2.08.040(B)) by a four
(4) member vote of the City Council. The City
Administrator shall be paid any unpaid balance of
his or her salary up to the date upon which the
removal shall become effective. The City
Council’s action to remove the City Administrator
pursuant to this Section shall be final.
D. Limitation on Removal After Municipal
Election. Notwithstanding the provisions of this
Section, the City Administrator shall not be
removed from office during or within a period of
ninety (90) days following any general municipal
election held in the City at which a member of the
City Council is elected. The purpose of this
provision is to allow any newly elected member of
the City Council, or a reorganized City Council, to
observe the actions and ability of the City
Administrator in the performance of the powers
and duties of his or her office. After the
expiration of the ninety (90) day period, the
remaining provisions of this Section governing
removal of the City Administrator shall apply and
be effective. (Ord. 802, §1, 2013)
2.08.050 Compensation.
A. The City Administrator shall receive such
compensation as the City Council shall from time
to time determine and fix, and the compensation
shall be a proper charge against such funds of the
City as the City Council shall designate.
B. The City Administrator shall be reimbursed
for all sums necessarily incurred or paid by him or
her in the performance of his or her duties, or
incurred when traveling on business pertaining to
the business of the City under direction of the City
Council. (Ord. 802, §1, 2013)
10 (7/13)
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Packet Pg. 500 Attachment: Chapter 2.08 Administrative Officer - Redline Version (917 : Chapter 2.08 Administrative Officer)
2.08.060
2.08.060 Powers and Duties.
The City Administrator shall be the
administrative head of the City government under
the direction and control of the City Council,
except as otherwise provided in this Chapter. The
City Administrator shall be responsible for the
efficient administration of all the affairs of the
City which are under this control. In addition to
general powers as administrative head, and not as
a limitation thereon, it shall be the City
Administrator’s duty and he or she shall have the
power and duty to do the following:
A. See that all laws and ordinances of the City
are duly enforced, and that all franchises, permits
and privileges granted by the City are faithfully
observed.
B. Analyze the functions, duties and activities of
the various departments, divisions and services of
the City government and of all employees thereof
and to make such recommendations to the City
Council with reference thereto as in his or her
judgment will result in the highest degree of
efficiency in the overall operation of the City
government.
C. Appoint and remove, subject to any personnel
rules and regulations and personnel ordinance of
the City, any officers and employees of the City,
except the elected officers and their respective
staffs.; subject further, however, at all times to
ratification of any such action by the City
Council. In addition to the elective officers and
their respective staffs, the planning commission,
the personnel board, and the positions of City
Attorney and City Engineer shall be excluded
from the scope of the City Administrator’s
oversight obligations; however, the services and
facilities of the City Engineer, City Attorney, and
the planning commission, and the personnel
board, shall be made available to the City
Administrator;
D. Exercise control over all departments of the
City government and over all appointive officers
and employees thereof, except elective officers
and their respective staffs.
E. Attend all meetings of the City Council unless
excused therefrom by the City Council, except
when his or her removal is under consideration by
the Council.
F. Recommend to the City Council for adoption
such measures and ordinances as he or she deems
necessary or expedient.
G. Keep the City Council at all times fully
advised as to the financial conditions and needs of
the City.
H. Cause to be prepared and submitted to him or
her by each department, division or service of the
City government, itemized annual estimates of
income and expenditures required by any of them
for capital outlay, salaries, wages and
miscellaneous operating costs; to tabulate the
same into a preliminary consolidated municipal
budget and submit the same to the City Council
before the fifteenth day of May of each year with
his or her recommendations as to such changes
which he or she deems advisable.
I. Prepare and to submit to the City Council as
of the end of the fiscal year a complete report on
the finances and administrative activities of the
City for the preceding year, such financial report
not to be confused with the City Clerk's report to
the state controller.
J. Purchase or cause to be purchased all supplies
for all of the departments or divisions of the City.
K. Make investigation into the affairs of the City,
and any department or division thereof, and any
contract, or the proper performance of any
obligations of the City.
L. Investigate all complaints in relation to
matters concerning the administration of the City
government and in regard to the service
maintained by public utilities in the City, and to
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2.08.060
see that all franchises, permits and privileges
granted by the City are faithfully performed and
observed.
M. Exercise general supervision over all public
buildings, public parks and other public property
which are under the control and jurisdiction of the
City Council.
N. Devote his or her entire time to the duties of
this office and the interest of the City.
O. Provide leadership for civic movements
designed to benefit the residents of the City when
so authorized by the City Council.
P. Supervise in general the operations of all
departments of the City, securing special counsel
as required.
Q. Compile and keep up to date a complete
inventory of all property, real and personal,
owned by the City and to recommend to the City
Council the purchase of new machinery,
equipment and supplies whenever in his or her
judgment the same can be obtained at the best
advantage, taking into consideration trade-in value
of machinery and equipment, etc., in use.
R. Perform such other duties and exercise such
other powers as may be delegated to him or her
from time to time by ordinance or resolution of
the City Council. (Ord. 802, §1, 2013)
2.08.070 Association with City Council.
A. The City Council and its members shall deal
with the administrative services of the City
through the City Administrator, except for the
purpose of inquiry.
B. It is the responsibility of the City Council and
its members to aid and assist in an advisory
capacity, any department head, individually or
collectively, on any phase of policy and/or public
relations, provided, however, that such association
shall not conflict with the administrative duties of
the City Administrator. (Ord. 802, §1, 2013)
12 (7/13)
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Packet Pg. 502 Attachment: Chapter 2.08 Administrative Officer - Redline Version (917 : Chapter 2.08 Administrative Officer)