Ripon Planning Commission Minutes
MONDAY, NOVEMBER 14, 2022 - 6:00 PM
REGULAR MEETING
PLEDGE OF ALLEGIANCE:
The meeting was called to order at 5:59 PM with Commissioner Collins leading in the Pledge of Allegiance to the Flag.
ROLL CALL:
Commissioners George Saljian, James West, David Collins, Steve Stevenson, Jeff Veilleux and Debra Van Essen.
Attendee Name Title Status Arrived
George Saljian Commissioner Present
Steve Stevenson Commissioner Present
James West Commissioner Absent
Debra Van Essen Commissioner Present
Dave Collins Commissioner Present
Jeff Veilleux Commissioner Present
Others Present: Planning Director Ken Zuidervaart, Planning Secretary Shelby DeHaven, Information Systems Technician Alex Arias, Bob Wilson, Sue Wilson, Jeremy West.
PUBLIC DISCUSSION:
Chairman Van Essen asked if there were any public comments. There were no public comments on items not on the agenda.
APPROVAL OF MINUTES:
Motion to approve the minutes of the regular Planning Commission Meeting of October 17, 2022.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Dave Collins, Commissioner
SECONDER: George Saljian, Commissioner
AYES: Saljian, Stevenson, Van Essen, Collins, Veilleux
1. PUBLIC HEARINGS:
Chairman Van Essen explained the public hearing and appeal process.
A. DEVELOPMENT AGREEMENT - ANNUAL REVIEW (2022)
Cornerstone II Subdivision Should the Planning Commission agree Silverstone Subdivision with staff's recommendation, the Alexandra Subdivision following motion would be
The Vineyards Subdivision appropriate:
Meadowood Subdivision
Pereira Subdivision "The Planning Commission
Ripon Gardens II agrees that there has been
Calvary Reformed Church Master Plan compliance in good faith with the terms and conditions of all
the respective Development
Agreements and directs staff to
prepare a written report to the
City Council."
Planning Director Zuidervaart introduced the staff report into the record.
Zuidervaart explained that this is an
Agreements to ensure developers are complying in good faith with the terms and conditions agreed upon. Some Development Agreements are built out, but the 10 year agreement is still active. Zuidervaart said the developers are complying with all requirements and that staff will be forwarding the Commission's recommendation to the City Council as a report on the motion.
Chairman Van Essen thanked Zuidervaart for this report and for the monthly updates the Commission receives about projects happening in Ripon.
PUBLIC HEARING OPENED
No one wished to speak in favor or opposition on this item.
PUBLIC HEARING CLOSED
Motion to agree that there has been compliance in good faith with the terms and conditions of all the perspective Development Agreements and direct staff to prepare a written report for the City Council.
RESULT: ADOPTED [UNANIMOUS]
MOVER: George Saljian, Commissioner
SECONDER: Steve Stevenson, Commissioner
AYES: Saljian, Stevenson, Van Essen, Collins, Veilleux
Planning Commission Page 2 November 14, 2022
2. DISCUSSION ITEMS:
A. MAJOR SITE REVIEW (SR22-73) FOR THE COTTAGES AT ACACIA & PINE A request to construct three two-story Should the Planning Commission agree attached townhomes with two car-garages with staff's recommendation, the and an Accessory Dwelling Unit with an following motion would be appropriate:
attached garage on an R3 zoned parcel
with an existing single-family home "The Planning Commission approves located at 230 N. Acacia Avenue. the Major Site Plan Permit (SR22-73) for The Cottages at Acacia & Pine,
based on the findings and subject to the
conditions of the staff report."
Planning Director Zuidervaart introduced the staff report into the record.
Zuidervaart explained this is a request to construct three, two-story attached townhomes with two-car garages and a detached Accessory Dwelling Unit (ADU) with an attached garage on a lot that contains an existing single-family home. The proposed project is located at 230 N. Acacia Avenue, on the corner of Acacia Avenue and Pine Street, in the R3 district. This district allows for up to 11 units per gross acre. The property is 0.4 acres in size, allowing four units. The parcel currently holds a single-family home, therefore, an ADU is permissible. Totaling the amount of dwelling units on this lot to five units.
Zuidervaart said the proposed triplex will be located towards the rear eastern edge of the property, with the front entrances facing inward towards the main property. Each is a three bedroom, two and a half bath unit, with an attached two-car garage and the square footage will slightly vary between units. Vehicular access to the site will be provided via the Capps Way alley, entering from Pine Street. Also provided is a small storage structure so each tenant can store larger items to prevent tenant vehicles being left out and impacting off-street parking in the busy surrounding area. It will be stated in all lease agreements between property owner and tenant that vehicles must be parked in designated garages.
Zuidervaart said the existing single-family home on the lot will remain unchanged. In order to fully develop the parcel, the existing garage, carport and storage unit on-site will be demolished. A smaller, single-story Accessory Dwelling Unit (ADU) is also being proposed. One of the single-car garage units attached to this ADU will be designated for the single-family residence.
Zuidervaart said there will be 11 off-street parking spots on the parcel, which exceeds requirements for a small multi-family project. The plans also indicate approximately 29% of perimeter landscaping with 7.3% of interior landscaping. The proponent will be required to submit detailed landscaping plans to the City for review and approval as part of the project submittal requirements. Zuidervaart added that there will be a dedicated trash can storage area so all tenants have a place to put their garbage can and screen them from public view.
Planning Commission Page 3 November 14, 2022
Zuidervaart stated the Capps Way alley is not an official alley and contains a dirt surface.
In order to mitigate appropriate access to the garage units, the applicant will be required to dedicate and improve their half of the alley. Improvements will include the removal and installation of a new driveway approach from Pine Street to Capps Way, installation of a new valley gutter down the center of the alley, installation of a storm drain line/ inlet connecting the valley gutter to the City's storm line, and brick pavers for surfacing on their half of the newly dedicated alley.
Commissioner Saljian asked for additional information on the newly dedicated alley.
Zuidervaart explained that Capps Way is a not an official City alley. The property lines of surrounding parcels go to the center of the alley and, throughout the years, it has been utilized as an alley-way because some units in the neighborhood face into it. Therefore, it must be maintained to allow vehicles to those units. This is an opportunity for the City to begin receiving dedications so, in the future, it can become an official City alley. As development of the area happens over the years, the City can require dedication of whatever portion of alley goes with that property. With this project, the alley will be improved on the applicant's side with a valley gutter through the middle and will remain dirt on the other side, until that half is eventually committed to the City, because we cannot condition the applicant to develop on someone else's property.
Saljian is concerned about the remaining dirt on one side of the valley gutter entering the storm drain. Zuidervaart said there will be some filter fabric until the improvements on the other side.
Commissioner Veilleux asked what would trigger improvements on the other side.
Zuidervaart explained further development on the parcels, such as adding units or increasing density, which is allowable in the R3 district. If not, City Council would have to see it as a large need and attempt to acquire property or request dedications to begin improvements.
Saljian thanked Zuidervaart for the thoughtful look at parking for the parcel.
Commissioner Collins asked if there would be enough clearance for vehicles to turn into the garages. Zuidervaart said the garages sit about five feet from the dedicated ten foot alley portion, so they will have plenty of room.
Collins asked if the storm drain will be an issue in the alley for vehicles. Zuidervaart said no, it will all tie into the storm system.
Collins noted the windows on the second-story of the triplex and asked if there were any regulations on second-story windows next to a single-story house. Zuidervaart said no.
Saljian commented that if a car parked in the alley, it could cause an issue for tenants attempting to park in their garages. Zuidervaart said since it is not a legal alley, we are unable to enforce parking restrictions from a City standpoint. If there is a blockage disallowing access for emergency vehicles or preventing people from getting to their own driveways, the police department could then enforce it. Once the entire alley is fully Planning Commission Page 4 November 14, 2022
dedicated, then we can go out and enforce parking regulations as a City.
Van Essen asked if the area was considered a "downtown district," therefore allowing different setbacks than standard residential. Zuidervaart said the property is actually zoned R3, medium density, and the Municipal Code allows some leeway on setbacks for lots zoned for higher density residential and is up to the Commission's discretion.
Saljian said this trash enclosure is not a standard commercial enclosure. Zuidervaart agreed and said the property owner is planning on using City garbage services, therefore, tenants will have one standard 90-gallon can per unit. This will be the designated spot for tenants to put their cans. If the City service is exchanged for a commercial dumpster, the property owner will have to update the enclosure to meet commercial standards Jeremy West (1873 Davidson Court) said he is the primary developer for project and is willing to answer any questions.
Van Essen asked if he owned the property. West said yes.
Van Essen asked if he agreed with all findings and conditions listed in the report. West said yes.
Veilleux asked when he was planning on beginning construction of the project and expected completion. West said he was hoping to begin early next year, likely in the spring and his contractor estimates less than one year to complete.
Saljian asked if there is anything else the developer will have to do on site. Zuidervaart said they will have to look at storm water for the site, as well as sewer and water connection to the units.
Saljian explained that construction in the winter months can be very cumbersome and all re-site work must be done correctly in order to maintain their timeline and encourage eginning in the sprin:
Saljian complimented the project and asked if he had done a development like this before. West said he has done commercial projects before, but not as much residential.
West is confident in his designer and is looking forward to bringing more beautiful Van Essen commented that security would be a good idea during the school year.
Motion to approve the Major Site Plan Permit (SR22-73) for The Cottages at Acacia & Pine, based on the findings and subject to the conditions of the staff report.
RESULT: ADOPTED [UNANIMOUS]
MOVER: George Saljian, Commissioner
SECONDER: Jeff Veilleux, Commissioner
AYES: Saljian, Stevenson, Van Essen, Collins, Veilleux
Planning Commission Page 5 November 14, 2022
REPORTS:
Zuidervaart reported there are two applications being reviewed at the December meeting. One Parcel Map application on South Mohler Road and one on North Stockton Avenue. We have also received some applications coming to the January meeting for a parcel map on Vera Avenue and a Use Permit for a 16-unit townhouse complex on Gilbert Drive.
Van Essen said she enjoys seeing all of the development and improvements in town on in-fill Collins asked if there was any movement on the health club coming to North Jack Tone Road Zuidervaart said the building department is still waiting for plan submittal.
ADJOURNMENT:
The appeal period for this agenda expires 10 days from the date of the meeting at 5:00 p.m. The appeal fee is $553.00.
There being no further business, the meeting was adjourned at 6:34 PM.
Planning Commission Page 6 November 14, 2022