August 17, 2022
MGR, LLC – Randy Eskes
775 Frontage Road
Ripon, CA 95366
Ripon Christian Schools
435 Maple Avenue
Ripon, CA 95366
Re: Conditional Use Permit (UP22-55) – 775 Frontage Road for Ripon Christian School The City of Ripon Planning Commission on August 15, 2022 took the following action on your application:
Motion to approve the Ripon Christian bus maintenance and storage facility Use Permit UP22-55, based on the findings and subject to the conditions of the staff report and with the condition that traffic signage be added as approved by the Ripon Police Chief.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Dave Collins, Commissioner
SECONDER: George Saljian, Commissioner
AYES: Saljian, Stevenson, West, Van Essen, Collins
Findings:
1. The proposed use is consistent with the goals, policies, standards, and maps of the General Plan, any applicable Master Plan, Specific Plan, Special Purpose Plan, and any other applicable plan adopted by the City.
2. Adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary facilities have been provided, and the proposed improvements are properly related to existing and proposed roadways.
3. The site is physically suitable for the type of development and for the intensity of development.
MAYOR
Dean Uecker
VICE MAYOR
Michael Restuccia
COUNCIL MEMBERS
Leo Zuber
Daniel de Graaf
Gary Barton
CITY ADMINISTRATOR/
CITY ENGINEER
Kevin Werner
CITY ATTORNEY
Thomas Terpstra
CITY CLERK/FINANCE DIRECTOR
Lisa Roos
DIRECTOR OF PLANNING &
ECONOMIC DEVELOPMENT
Ken Zuidervaart
DIRECTOR OF PUBLIC WORKS
James Pease
DIRECTOR OF RECREATION
Kye Stevens
City of Ripon
259 N. Wilma Avenue • Ripon, California 95366
Phone: 209 599-2108 • Fax: 209 599-2685
DEPARTMENTS OF PLANNING
and ECONOMIC DEVELOPMENT
EXHIBIT A
4. Issuance of the permit will not be significantly detrimental to the public health, safety, or welfare, or be injurious to the property or improvements of adjacent properties.
5. The use is compatible with adjoining land uses.
6. That the Ripon Municipal Code expressly allows for such use under certain conditions, and the project meets those conditions.
Conditions:
Building Department – Todd Hatch (209-599-0284)
1. Demolition, construction and placement of all structures on the site will be as approved and in compliance with all applicable building, electrical and plumbing codes, and that any changes to the plans as approved, will be submitted to the Planning and Building Departments for further review and approval.
2. Proponent shall submit appropriate building plans and obtain all necessary building permits for any and all construction on site.
3. Proponent shall provide and install all necessary water meters and backflow prevention devices per City of Ripon Standard Specifications and Standard Details.
4. Proponent shall be required to provide an ADA path of travel from all facilities to the public right-of-way.
Engineering Department – Kevin Werner (599-0235)
5. Proponent shall enter into a Project Improvement Agreement (PIA) with the City of Ripon Engineering Department. The PIA will incorporate all right-of-way and public utility easements, improvement security, plan check and oversight fees, including general items required by the City. The PIA shall be in place prior to improvement plan review.
6. Proponent shall submit all on-site and off-site improvement plans to the City Engineering Department for review and approval prior to starting the work. All improvements shall be constructed to the latest City of Ripon Standards and City Master Plans in effect at the time of construction plan approval. The General Contractor shall obtain an encroachment permit through the Engineering Department prior to starting any work within the City right-of-way.
7. Detailed landscape and irrigation plans for on-site landscape improvements shall be submitted to the City Engineer, Public Works Director and Director of Planning for review and approval. Landscaping and irrigation shall comply with the provisions of Ripon Municipal Code Chapter 13.06 (Water Efficient Landscape), where applicable, a non-potable service will be required. Developer shall utilize non-potable water for on-site irrigation.
8. Proponent shall develop the site in accordance with the current version of the City of Ripon Storm Water Development Standards and submit the necessary documentation to the Engineering Department. The City will charge associated fees for each Post Construction Storm Water Development Standards review. Media filters are not allowed in the City and shall not be installed. Drywells are not allowed within San Joaquin County limits. Link to Storm Water Development Standards:
http://www.cityofripon.org/city_hall/departments/engineering
9. Contractor performing work shall complete and submit an Erosion and Sediment Control Plan to the Engineering Department prior to beginning the work, unless required to complete a Storm Water Pollution Prevention Plan per the Contractor General Permit with the State.
10. Proponent shall comply with the City Survey Monument Preservation Policy.
11. Proponent shall provide the following necessary improvements upon development of the project:
a. Proponent shall dedicate a 10’-0” PUE along the property frontages (Frontage Road)
b. Proponent shall improve right-of-way along their frontage for the full width of Frontage Road (70’-0”), such improvements shall include but not be limited to the following:
i. Installation of necessary asphalt paving, curb, gutter and sidewalk along the street frontage.
ii. Cape sealing the entire street (Frontage Road) along the project frontage as approved by the City Engineer.
iii. Installation of all necessary striping along Frontage Road across the property frontage. Such required striping shall be as approved by the City Engineer.
iv. Installation of one streetlight at a location to be approved by the City Engineer.
12. Proponent shall prepare and deliver a copy of the record drawings to the City Engineer prior to final acceptance of the improvements. The drawings will be an electronic version in AutoCAD and PDF formats.
13. Proponent shall design and construct a trash enclosure in accordance with City of Ripon Standard Specifications and Standard Details and shall be required to be covered with a roof structure to comply with storm water requirements. Proponent shall provide a detailed plan for the trash enclosure to the Engineering Department and Planning Department for review and approval of the final design.
Planning Department – Ken Zuidervaart (209-599-0222)
14. Any and all signage shall be under a separate permit and in accordance with Ripon Municipal Code.
15. Proponent shall install wrought iron fencing as approved by the Planning Director across the property frontage. Additionally the main vehicle gate location shall be approved by the Planning Director to ensure adequate queuing distance for vehicles entering the site.
Ripon Consolidated Fire Department– Dennis Bitters (209-599-4209)
16. That the proponent will comply with the standard conditions of the Ripon Consolidated Fire District, including but not limited to providing ‘knox box’ facilities, on-site hydrants, etc.
17. That the applicant will provide civil drawings (on-site improvement plans for hydrant placement, emergency accessibility, etc.) to the Ripon Consolidated Fire Department for review and approval. Plans shall include location of fire risers and panel rooms for all buildings.
Ripon Police Department – Ed Ormonde (209-599-0259)
18. Proponent shall provide a detailed lighting plan to the Chief of Police and the Planning Department for review and approval. Plan shall depict adequate lighting around the outside of the facility and site for security purposes. The lighting plan shall also include appropriate shielding as necessary in order to comply with the Ripon Municipal Code Chapter 16.156 pertaining to Lighting and Glare.
19. Additional signage indicating buses entering the roadway should be installed on Frontage Road. A detailed plan for this sign should be submitted to the Police Department for approval.
Miscellaneous
20. Comply with the conditions as necessary in the attached letter dated July 11, 2022 from the San Joaquin County Environmental Health Department.
Cc: Ken Zuidervaart, Director of Planning and Building
Kevin Werner City Engineer
Ed Ormonde, Police Chief
Dennis Bitters, Fire Chief
Todd Hatch, Building Official
DWG BY: rocky0714
APP. BY:
DATE: 08/01/2022
APP. BY:
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ANNA DR
99 GARRISON WAY CANAL
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Existing Conduit
Existing MID Pole
Existing Fused Cutout
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APN: 261-630-11
775 Frontage Road
NO. REVISION DATE
W.O. NO:
PROJECT:
TAG NO:
ELECTRIC
MAP: 1 OF 1
1231 Eleventh St.
P.O. Box 4060
Modesto, CA 95352
(209) 526-7373
August 8, 2022
City of Ripon – Department of Planning and Economic Development 259 N. Wilma Ave.
Ripon, CA 95366
RE: Conditional Use Permit (UP22-55) – RC Bus Barn
APN: 261-630-11 (775 Frontage Rd., Ripon, CA)
Thank you for allowing the District to comment on this referral. Following are the recommendations from our Electrical, Irrigation and Domestic Water Divisions:
Irrigation
• MID has no Water Operations facilities in the proposed project vicinity.
Domestic Water
• No Comments at this time.
Electrical
• The attached drawing shows the approximate location of the District's existing electrical facilities within or adjacent to the project area.
• High voltage is present within and adjacent to the project area. This includes 69,000 volts underground primary, 17,200 volts underground and overhead primary and underground secondary facilities. Use extreme caution when operating heavy equipment, using a crane, ladders, scaffolding, handheld tools or any other type of equipment near the existing MID electric lines and cables. Assume all overhead and underground electric facilities are energized.
• The contractor shall verify actual depth and location of all underground utilities prior to start of construction. Notify "Underground Service Alert" (USA) (Toll Free 800-227-2600) before trenching, grading, excavating, drilling, pipe pushing, tree planting, post-hole digging, etc. USA will notify all utilities to mark the location of their underground facilities. • MID requires that any trenching maintain a 1:1 horizontal distance from any existing pole, determined by the depth of the trench. If trenching encroaches on this requirement, the Contractor needs to contact the MID Electric Engineering Department to brace any affected poles during the trenching process. The cost of any required pole bracing will be assumed by the requesting party. Estimates for bracing any existing poles will be supplied upon request.
City of Ripon
Referral Letter: 775 Frontage Rd.
August 8, 2022
• In conjunction with related site improvement requirements, existing overhead and underground electric facilities within or adjacent to the proposed project shall be protected, relocated or removed as required by the District's Electric Engineering Department. Any relocation or installations shall conform to the District's Electric Service Rules. Customer will be responsible for all MlD's cost associated with the development. • MID easements for protection of overhead and underground electrical facilities are required. MID overhead secondary cable shall be protected by a minimum 20’ wide easement centered on the overhead cable. Overhead primary cable shall be protected by a minimum 30’ wide easement centered on the overhead cable. MID underground secondary cable shall be protected by a minimum 5 foot. wide easement centered on the underground cable. MID underground primary cable shall be protected by a minimum 10 foot. wide easement centered on the underground cable. When underground cable is not located in the Road Right of Way or within the PUE along the street frontage a MID easement is required to protect the existing underground electrical facilities and maintain necessary safety clearances.
• This area falls with the PG&E and MID competitive zone. If electric service is desired, contact MID’s Electric Engineering Department to determine the availability of service and coordinate service requirements to propose projects. Please contact Modesto Irrigation District at (209) 526-7337 or (888) 335-1643 and ask for the Electric Engineering Design Group if you have any questions or concerns.
The Modesto Irrigation District reserves its future rights to utilize its property, including its canal and electrical easements and rights-of-way, in a manner it deems necessary for the installation and maintenance of electric, irrigation, agricultural and urban drainage, domestic water and telecommunication facilities.
These needs, which have not yet been determined, may consist of poles, crossarms, wires, cables, braces, insulators, transformers, service lines, open channels, pipelines, control structures and any necessary appurtenances, as may, in District’s opinion, be necessary or desirable.
If you have any questions, please contact me at (209) 526-7447.
Sincerely,
Lien Campbell
Risk & Property Analyst
Copy: File
Lien Campbell
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SAN JOAQUIN
, COUNTY
4,:etba . Greatness grows here.
July 11,2022
Environmental Health Department
Jasjit Kang, REHS, Director
Muniappa Naidu, REHS, Assistant Director
PROGRAM COORDINATORS
Robert McClellan, REHS
Jeff Carruesco, REHS, RDI
Willy Ng, REHS
Steven Shih, REHS
Michelle Henry, REHS
Elena Manzo, REHS
To: City of Ripon Department of Planning and Economic Development From: Aaron Gooderham (209) 616-3062
Registered Environmental Health Specialist
RE: UP22-55, Referral, SU0015045
775 Frontage Road, Ripon
The San Joaquin County Environmental Health Department (EHD) recommends the following conditions as a part of developing this project:
Any geotechnical drilling shall be conducted under permit and inspection by The Environmental Health Department (San Joaquin County Development Title, Section 9- 1115.3 and 9-1115.6).
Before any hazardous materials/waste can be stored or used onsite, the owner/operator must report the use or storage of these hazardous materials to the California Environmental Reporting System (CERS) at cers.calepa.ca.gov/ and comply with the laws and regulations for the programs listed below (based on quantity of hazardous material in some cases). The applicant may contact the Program Coordinator of the CUPA program, Elena Manzo (290) 953-7699, with any questions.
Any amount but not limited to the following hazardous waste; hazardous material spills, used oil, used oil filters, used oil-contaminated absorbent/debris, waste antifreeze, used batteries or other universal waste, etc. — Hazardous Waste Program (Health &Safety Code (HSC) Sections 25404 & 25180 et sec.) Onsite treatment of hazardous waste — Hazardous Waste Treatment Tiered Permitting Program (HSC Sections 25404 & 25200 et sec. & California Code of Regulations (CCR), Title 22, Section 67450.1 et sec.)
Reportable quantities of hazardous materials-reportable quantities are 55 gallons or more of liquids, 500 pounds for solids, or 200 cubic feet for compressed gases, with some exceptions. Carbon dioxide is a regulated substance and is required to be reported as a hazardous material if storing 1,200 cubic feet (137 pounds) or more onsite in San Joaquin County — Hazardous Materials Business Plan Program (HSC Sections 25508 & 25500 et sec.)
Any amount of hazardous material stored in an Underground Storage Tank — Underground Storage Tank Program (HSC Sections 25286 & 25280 et sec.) i. If an underground storage tank (UST) system will be installed, a permit is required to be submitted to, and approved by, the San Joaquin County 1868 E. Hazelton Avenue I Stockton, California 95205 I T 209 468-3420 I F 209 464-0138 I www.sjgov.org/ehd UP22-55 Referral, SU0015045 Page 2 of 2
775 Frontage Road, Ripon July 11,2022
Environmental Health Department (EHD) before any UST installation work can begin.
ii. Additionally, an EHD UST permit to operate is required once the approved UST system is installed.
Storage of at least 1,320 gallons of petroleum aboveground or any amount of petroleum stored below grade in a vault — Aboveground Petroleum Storage Program (HSC Sections 25270.6 & 25270 et sec.)
i. Spill Prevention, Countermeasures and Control (SPCC) Plan requirement Threshold quantities of regulated substances stored onsite - California Accidental Release Prevention (CalARP) Program (Title 19, Section 2735.4 & HSC Section 25531 et sec.)
i. Risk Management Plan requirement for covered processes 1868 E. HazeIton Avenue I Stockton, California 95205 I T 209 468-3420 I F 209 464-0138 I www.sjgov.org/ehd From: Tajiri, Joshua
To: McDonald, Stephen; Shelby DeHaven
Cc: Aleman, Alberto
Subject: Re: Project Review Notice - UP22-55 - 775 Frontage Rd Date: Monday, July 11, 2022 2:38:09 PM
Attachments: image003.png
image.png
Outlook-i5fh2mfo.png
Shelby,
Here is a mapping of our current facilities.
We have an aerial lead that shouldn't interfere with the construction build. However, we do have an underground buried cable going to a building. I don't know if this building is going to be a part of your project.
Please let me know if you have any other questions or concerns.
Joshua Tajiri | Senior Network Engineer
M 408-607-3202 | Manteca,CA
[email protected]
From: McDonald, Stephen <[email protected]>
Sent: Friday, July 8, 2022 8:20 AM
To: Shelby DeHaven <[email protected]>; Tajiri, Joshua <[email protected]> Cc: Aleman, Alberto <[email protected]>
Subject: RE: Project Review Notice - UP22-55 - 775 Frontage Rd Adding Josh; the Frontier engineer for the area.
Steve McDonald | Manager Engineering
O 805-375- 3765 | M 661-645-5593 | [email protected] From: Shelby DeHaven <[email protected]>
Sent: Thursday, July 7, 2022 4:39 PM
To: Aleman, Alberto <[email protected]>; Alurel Boyd <[email protected]>; carla rodriguez <[email protected]>; Souza, Chad <[email protected]>; Dawn @ SSJID <[email protected]>; Dennis Bitters Forward <[email protected]>; Dr. Ziggy Robeson <[email protected]>; Ed Ormonde <[email protected]>; Environmental Health Dept <[email protected]>; Elms, Eric <[email protected]>; Forrest Killingsworth <[email protected]>; E911AddressDatabase <[email protected]>; Grace Luke <[email protected]>; Isaiah Anderson - SJCOG <[email protected]>; Jacob Andresen <[email protected]>; James Pease <[email protected]>; Jose Molina - Assessor's Office <[email protected]>; Tajiri, Joshua <[email protected]>; Ken Zuidervaart <[email protected]>; Kevin M. Werner <[email protected]>; Lien Campbell - MID <[email protected]>; Linda Fischer <[email protected]>; Lori Wilson Post Office <[email protected]>; Lozeau Drury LLP <[email protected]>; Lozeau Drury LLP <[email protected]>; Lozeau Drury LLP <[email protected]>; Newell, Justin PG&E <[email protected]>; PGE Plan Review <[email protected]>; Rafedah Carella <[email protected]>; Sanchez, Robert <[email protected]>; McDonald, Stephen <[email protected]>; Swearingen, Joshua B@DOT <[email protected]>; Todd Hatch <[email protected]>; Valley Air <[email protected]> Subject: Project Review Notice - UP22-55 - 775 Frontage Rd WARNING: External email. Please verify sender before opening attachments or clicking on links.
Hello All,
Please find the attached project review notice for UP22-55. Applicant is requesting a Conditional Use Permit for new construction of a bus barn and maintenance facility for Ripon Christian Schools.
Comments can be emailed to Ken Zuidervaart – [email protected] or Shelby DeHaven – [email protected].
Let me know if you need any more information. Thanks!
P.O. Box 747, Ripon, CA 95366-0747 (Mailing)
11011 E. Highway 120, Manteca, CA 95336-9750
(209) 249-4600
July 13, 2022
Ken Zuidervaart
City of Ripon
259 N. Wilma Ave.
Ripon, Ca 95366
Re: Ripon Christian School Bus Barn
APN: 261-630-11
Dear Mr. Zuidervaart:
Based upon review of the above referenced site plan, there does not appear to be any District facilities located within the proposed site.
Thank you for the opportunity to review and comment on this matter. If you have any questions, please feel free to contact me at 249-4620.
Sincerely,
Forrest Killingsworth
Engineering Dept. Manager
RIPON FIRE DISTRICT
General Conditions
1 of 4
For: General Conditions for Development
Date: 08-01-22
Supersedes: 01-01-22
Purpose: To provide general conditions for approval of projects within the jurisdiction of the Ripon Fire District. The conditions listed in this document are not intended to be all-inclusive, and the District may impose additional conditions or requirements prior to approval. Projects are required to be constructed in accordance with any and all applicable local, state and federal laws and regulations.
FIRE DEPARTMENT ACCESS
󠄀 All designated fire access routes and lanes shall be in accordance with the currently adopted codes, and as required by the District. Fire lanes will be marked in accordance with District specifications and approved by the District prior to installation. All gates located on fire access route shall be provided with means for entry as approved by the District.
󠄀 One or more Knox Key Boxes shall be installed at a location approved by the District. Ordering information for Knox Company products is available online at www.knoxbox.com 󠄀 Roof and attic access hatches shall be sized suitable for firefighters and be provided as approved by the District.
PREMISES IDENTIFICATION
󠄀 All buildings shall be provided with approved street address/suite numbers, plainly visible and legible from the street. Where a building is set back from the street or road fronting the property, and whenever an addresses may not be clearly identifiable due to distance from the street or roadway, landscape, architectural appendages or other obstructions, address posting shall be required both at the street driveway serving the building(s) and on the building(s).
Size and Height
Determined by distance to location of address as posted, measured from curb. 25 Feet 4 inch
26-40 Feet 6 inch
41-55 Feet 9 inch
Over 55 Feet 12 inch
Numbers shall be a minimum of a ¾” stroke and shall contrast with their background.
Rear of Buildings
Any business or apartment building which affords vehicular access to the rear through a driveway, alley way or parking lot, shall also display approved identification or address numbers on the rear of the building for such business or apartment building in a location approved by the Fire Chief.
RIPON FIRE DISTRICT
General Conditions
2 of 4
Multiple Dwelling Units
An approved diagram of the premises which clearly indicates all individual addresses of each unit in the complex shall be erected at the entrance driveways to every multiple dwelling complex having more than one building on the premises or when required by the Fire Chief. In addition, the Fire Chief may require that individual buildings on the premises be identified in an approved manner.
Premises Identification-Multiple Buildings
An approved identification of multiple buildings within an industrial complex shall be required which clearly indicates each individual building in the complex. Identification shall be placed on each building in a size and location when required by the Fire Chief and be visible for responding emergency personal in an approved manner.
WATER SUPPLY
󠄀 Water Supplies and Fire Hydrants shall be in accordance with all current codes and specifications adopted by the District.
󠄀 Fire hydrant location, distribution and installation shall be in accordance with the current codes and specifications adopted by the District. Onsite hydrants may be required depending on access and hazards present. 󠄀 All Hydrants shall be supplied by a dedicated 8” service from the main line, unless otherwise approved by the Fire Chief. On-site systems may be required to be supplied from two directions otherwise known as “looped” systems.
FIRE CODE PLAN CHECK
󠄀 Submit 1 complete set of plans to the Ripon Fire District office located at 142 S. Stockton Ave. in Ripon, CA.
Plans for fire protection systems shall be submitted and approved prior to construction, unless other arrangements have been made and approved to by the District.
󠄀 Submit to the District a one page facility plan in PDF format for inclusion in Fire Department Pre-Fire Plan Program. Contact Fire Chief for additional information. 󠄀 Payment for all Plan Checks are due at the time of completion of the plan check process in order to receive approved plans and proceed. . Work shall not commence until approved plans are received from the District.
FIRE PROTECTION SYSTEMS
󠄀 Automatic Sprinkler Systems
Electronic plan submittal is preferred. If electronic submittal is not possible, contact via email for instructions. All plans for fire protection systems shall be submitted and approved prior to construction, unless other arrangements have been made and approved by the District in advance. All correspondence should be routed to [email protected]
System Requirements
The location of all hydrants, fire department connections, indicating valves, etc. shall be approved by the District prior to installation. All hydrants, OS&Y’s and FDC’s shall be painted for identification purposes as required by the Fire District.
RIPON FIRE DISTRICT
General Conditions
3 of 4
All fire department connections (FDC) shall be provided with locking cap(s) to prevent tampering. The approved make and model is as follows:
KNOX Company
Locking FDC Cap
Model #3011
Ordering information for Knox Company products is available online at www.knoxbox.com All backflow and detector check assemblies shall be installed per City of Ripon specifications, and monitored with tamper switch(s). Indicating valves shall be provided with locking devices in order to lock valve(s) in open position.
All piping that is any part of an automatic sprinkler system shall meet the C 900 specification, rated at 200 psi.
Unless otherwise approved, all automatic sprinkler systems shall be supplied by a dedicated 8” connection from the main line.
Fire Department Connections (FDC) shall be located within 30 feet of an approved fire hydrant Multi-Story buildings shall provide standpipe connections on each floor for firefighting operations as approved by the District. Depending on roof configuration, a roof connection also may be required.
ALARM SYSTEMS
󠄀 Automatic Fire Suppression Systems controls shall be monitored by an approved alarm monitoring Service.
Electronic plan submittal is preferred. If electronic submittal is not possible, contact via email for instructions. All plans for fire protection systems shall be submitted and approved prior to construction, unless other arrangements have been made and approved by the District in advance. All correspondence should be routed to [email protected]
In the event that electronic submittal is not possible, three (3) sets of plans and equipment specifications shall be submitted to the District for approval prior to commencement of installation.
The following devices shall be monitored by the alarm system:
System valves - Tamper Switches
Sprinkler Risers - Flow switches
Post Indicator Valves - Tamper Switches
Manual Pull Stations
Commercial Hood & Duct Systems
COMMERCIAL COOKING OPERATIONS
󠄀 Automatic Fire Suppression Systems shall be installed for protection of commercial cooking equipment.
Electronic plans submittal is preferred, otherwise submit three (3) complete sets of plans for hood & duct systems to the Ripon Fire District Office for review and approval prior to installation.
RIPON FIRE DISTRICT
General Conditions
4 of 4
INSPECTIONS
󠄀 Builder/Contractor is required to contact the Fire District 48 hours in advance to arrange the following on-site I inspections when required:
Fire Access Roads and Lanes
Sprinkler Systems
Fire Alarm Systems
Fire Hydrant Installation
Fire Extinguisher Placement
Special Systems
Final Occupancy Inspections
A set of stamped and approved plans shall be on-site at all times during construction.
FIRE EXTINGUISHERS
󠄀 Provide extinguishers with a minimum rating of 2A 10B:C within 75 feet of exits and for every 3000 square feet in general use areas. Placement of extinguishers shall be in compliance with currently adopted codes. In any event, placement of fire extinguishers shall meet or exceed Section 906 of the California Fire Code. 󠄀 The Fire District shall be notified prior to occupancy of the facility for the approval of the locations, type and size of each fire extinguisher. Extinguishers are required during construction, alteration or demolition of any building.
Fire Extinguishers shall be tagged by a licensed extinguisher service company prior to installation.
FEES/PERMITS
󠄀 Plan Check/Inspection Fees
Plan check/inspection fees will be charged for the following in accordance with the fee schedule adopted by the Board of Directors of the Ripon Fire District:
Fire Code Plan Check
Fire Protection Systems
Commercial Cooking Operations (Hood and Duct) Fire Protection Systems Fire Alarm Systems
A list of construction permit fees can be found on the Ripon Fire District website @ www.riponfire.com Construction permits include the cost for all inspections and certifications. 󠄀 Fire Impact Fees
Fire Impact Fees will be charged in accordance with the fee schedule on record at the City of Ripon and/or as described in the Development Agreement between the City of Ripon and the Developer. Development Fees are based on use, not zoning. Estimates of fees can be provided by the Fire District upon request.
ANNUAL OPERATING PERMIT(S)
󠄀 The California Fire Code (CFC) lists specific uses or operations that require annual operating permits. This list can be found on the District’s website located at www.riponfire.com under Fire Code Permit Fee Schedule.
PARTICIPATION IN RCFD COMMUNITY CONNECT PROGRAM
󠄀 Occupant may be required to register an account in RCFD Community Connect Program for specific pre-arrival and pre-planning information.
S J C O G, Inc.
555 East Weber Avenue ● Stockton, CA 95202 ● (209) 235-0600 ● FAX (209) 235-0438 San Joaquin County Multi-Species Habitat Conservation & Open Space Plan (SJMSCP)
SJMSCP RESPONSE TO LOCAL JURISDICTION (RTLJ)
ADVISORY AGENCY NOTICE TO SJCOG, Inc.
To: Ken Zuidervaart, City of Ripon, Department of Planning & Economic Development From: Laurel Boyd, SJCOG, Inc. Phone: (209) 235-0574 Email: [email protected] Date: July 11, 2022
Local Jurisdiction Project Title: Conditional Use Permit (UP22-55) Assessor Parcel Number(s): 261-630-11
Local Jurisdiction Project Number: UP22-55
Total Acres to be converted from Open Space Use: Unknown Habitat Types to be Disturbed: Urban Habitat Land
Species Impact Findings: Findings to be determined by SJMSCP biologist.
Dear Mr. Zuidervaart:
SJCOG, Inc. has reviewed the project referral for the Conditional Use Permit (UP22-55). This project consists of a request to construct an approximately 6,000 square foot pole barn building for bus storage and a maintenance yard for Ripon Christian School. The existing lot is approximately 34,848 square feet in a Community Commercial (C2) zoned district and contains a pre-existing shop building on-site that will be used for minor bus maintenance. Site improvements include installation of curb, gutter and sidewalk across the frontage, installation of landscaping on-site, paving a portion of the site, etc. The project site is located at 775 Frontage Road, Ripon (APN: 261-630-11).
The City of Ripon is a signatory to San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP). Participation in the SJMSCP satisfies requirements of both the state and federal endangered species acts, and ensures that the impacts are mitigated below a level of significance in compliance with the California Environmental Quality Act (CEQA). The LOCAL JURISDICTION retains responsibility for ensuring that the appropriate Incidental Take Minimization Measure are properly implemented and monitored and that appropriate fees are paid in compliance with the SJMSCP. Although participation in the SJMSCP is voluntary, Local Jurisdiction/Lead Agencies should be aware that if project applicants choose against participating in the SJMSCP, they will be required to provide alternative mitigation in an amount and kind equal to that provided in the SJMSCP.
This project is not subject to participate at this time due to structure and ground disturbance already existing. Any future structures that require ground disturbance on this or subsequent divided parcels will be subject to participate in the SJMSCP and should be resubmitted to this agency.
It should be noted that if this project has any potential impacts to waters of the United States [pursuant to Section 404 Clean Water Act], it would require the project to seek voluntary coverage through the unmapped process under the SJMSCP which could take up to 90 days. It may be prudent to obtain a preliminary wetlands map from a qualified consultant. If waters of the United States are confirmed on the project site, the Corps and the Regional Water Quality Control Board (RWQCB) would have regulatory authority over those mapped areas [pursuant to Section 404 and 401 of the Clean Water Act respectively] and permits would be required from each of these resource agencies prior to grading the project site.
If you have any questions, please call (209) 235-0600.