City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 07/11/2023
Subject: General Plan Amendment (GP22-96) and Rezone (Z22-97) RECOMMENDED ACTION: Should the City Council agree with the Planning Commission and Staff recommendations, the following motions would be appropriate:
1. Approve the Ripon Christian General Plan Land Use Map Amendment (GP22-96) and adopt the attached resolution; and
2. Approve the Ripon Christian School rezone (Z22-97), waive the first reading and introduce the ordinance for the rezone of the property listed later on this agenda.
DISCUSSION:
Ripon Christian Schools processed an application to construct a greenhouse and campus maintenance facility on the Ripon Christian High School campus. The application also included a general plan land use amendment application, a property rezone application and a lot merger application in order to facilitate the proposed project as well as potential future campus expansion projects.
General Plan Land Use Amendment and Rezone:
In order to facilitate this project and other future campus improvements, the applicant is seeking to amend the General Plan land use designations and zoning designations of two parcels owned by Ripon Christian Schools. The two subject properties are located at 552 N. Wilma Avenue and 456 Maple Avenue. The property located at 552 N. Wilma currently contains an existing residential dwelling and the property located at 456 Maple Avenue is vacant (recently demolished single family home). The current land use designations for the two properties are Low Density Residential and High-Low Density Residential respectively, while the current zoning designations are R1 (Single Family Residential) and R1UC (Single Family Residential Urban Core) respectively. The applicant is seeking to change the General Plan Land Use designations to S-HS (High School) and the zoning designations to PS (Public-Semipublic).
Please refer to attachments 1 and 2 for the existing and proposed general plan land use designations and zoning designations of the property.
All required notifications for the General Plan amendment and rezoning of the property have been sent out and to date, staff has received no comments.
Planning Commission Action:
On May 15, 2023 the Planning Commission held a public hearing to review the project and provide the public an opportunity to comment on the proposed General Plan map amendment (GP22-96) and property rezone (Z22-97). At that time, no one from the public came forward in opposition of the General Plan map amendment or the rezone of the above mentioned property.
Subsequently, the Commission took action to recommend the City Council approve the proposed General Plan map amendment and rezone of the property. The Planning Commission minutes have been attached to this staff report for reference.
Attachments:
1. Exhibit "1"
2. Rezoning Exhibit
3. SR22-98 Staff Report
4. May 15, 2023 PC Minutes
5. City Council Public Hearing Notice
RESOLUTION NO. 23-38
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RIPON APPROVING A GENERAL PLAN MAP AMENDMENT
(GP22-96) TO ALLOW FOR CURRENT AND FUTURE
IMPROVEMENTS TO THE RIPON CHRISTIAN SCHOOL
CAMPUS
WHEREAS, the City of Ripon previous hereto has adopted a General Plan for The City of Ripon on September 19, 2006; and
WHEREAS, Ripon Christian Schools filed Planning Application No. SR22-98, GPA22-96, Z22- 97 and LM23-28 proposing to construct a greenhouse and campus maintenance facility on the Ripon Christian High School Campus, including amending the General Plan Land Use designation and Rezoning of several properties owned by Ripon Christian Schools for the above mentioned planning application as well as anticipated future campus improvement projects; and WHEREAS, previous hereto the Planning Commission of The City of Ripon, after proceedings as required by law, has recommended to the City Council of The City of Ripon certain further proposed amendments and revisions to the General Plan land use designations of certain real properties known as 552 N. Wilma Avenue (APN 259-660-35) and 456 Maple Avenue (APN 259-040-02); and WHEREAS, the proposed amendments to the General Plan would amend the land use designation of two properties owned by Ripon Christian Schools adjacent to their current high school campus from the current designations of LD (Low Density Residential) and HLD (High Low Density Residential) to a designation of High School (S-HS) as depicted in exhibit 1; and WHEREAS, pursuant to California State Law and the RMC, public hearing notices were mailed to all property owners within a three hundred foot radius of the subject properties and a public hearing notice was published for a minimum of 10 days prior to the first public hearing in the Ripon Bulletin; and WHEREAS, on May 15, 2023, the Planning Commission held a public hearing, at which time any interested persons had an opportunity to testify either in support or opposition to the proposal; and WHEREAS, the Planning Commission reviewed and considered the information contained in the General Plan Amendment application for the proposal; and WHEREAS, the Planning Commission unanimously voted to recommend approval of the proposed General Plan Map Amendment; and
WHEREAS, on July 11, 2023, the City Council held a public hearing at which time interested persons had an opportunity to testify either in support or opposition to the proposed General Plan Map Amendment; and
WHEREAS, the City Council has reviewed and considered the information contained in the proposed General Plan Map Amendment.
NOW, THEREFORE, BE IT RESOLVED by the City Council of The City of Ripon pursuant to the provisions of Section 65350 et seq. of the Government Code of the State of California, after all necessary proceedings as required by law, that the following amendments to the General Plan and the land use designations of The City of Ripon are hereby adopted, which said amendments shall be in full force and effect from and after the effective date of the passage of this Resolution and shall become a part of the General Plan of The City of Ripon. The particular parcel of real properties and the map amendment to the General Plan Land Use pertaining thereto are as set forth in Exhibit “1” attached hereto and made a part hereof in its entirety.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Ripon this 11th day of July, 2023, by the following vote:
RESULT: ADOPTED [UNANIMOUS]
MOVER: Daniel de Graaf, Council Member
SECONDER:Gary Barton, Council Member
AYES: Restuccia, Zuber, de Graaf, Barton, Uecker
THE CITY OF RIPON,
A Municipal Corporation
By ________________________________
MICHAEL RESTUCCIA, Mayor
ATTEST:
By: ___________________________
LISA ROOS, City Clerk