City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 07/11/2023
Subject: Development Code Text Amendment for Recreational Vehicle Storage RECOMMENDED ACTION:
Should the City Council agree with the Planning Commission’s and Staff’s recommendation, the following motion would be appropriate:
“The City Council approves the recommended amendments to Chapter 16.12 – Use Classification System Ordinance and Chapter 16.24 – Industrial District Ordinance, based on the findings in the staff report.”
BACKGROUND:
The current Ripon Municipal Code allows for Recreational Vehicle Storage in the following zones:
C2 (Community Commercial) with a Major Site Plan Permit C2R (Regional Commercial) with a Major Site Plan Permit C4 (Highway Service) with a Major Site Plan Permit
M1 (Light Industrial) with a Major Site Plan Permit
MU (Mixed Use) with a Conditional Use Permit
In August of 2022, the Planning Commission approved a mini-storage project on E. Fourth Street in the M2 (Heavy Industrial) district. The applicant at the time of submittal inquired about the feasibility of Recreational Vehicle Storage in conjunction with the mini-storage project. At the time, staff informed the applicant that the Ripon Municipal Code does not allow for Recreational Vehicle Storage in the heavy industrial district. The applicant chose to move forward with the mini-storage project regardless, and their proposal was approved on a 5-0 vote. To date, the applicant/developer has submitted plans and processing the necessary permits to start construction on the project.
DISCUSSION/ANALYSIS:
In March of 2023, Staff received an application for a zoning text amendment from the ministorage developer requesting that Recreational Vehicle Storage be allowed in the Heavy Industrial district. The applicant has indicated that they intend to store all recreational vehicles that may be allowed on their site indoors.
Staff has analyzed and researched their request and believe that Recreational Vehicle Storage could be allowed in the Heavy Industrial district and all the other above listed districts with certain parameters. Whether a site is developed solely as a Recreational Vehicle Storage facility or as a mini-storage that allows it as an ancillary use, staff believes that parameters should be put into place that limits the lot coverage, which would include outdoor RV storage, to that of the underlying zoning district. For example in the Heavy Industrial district, maximum building coverage percentages for a site equals 50%. RV storage, whether indoor or outdoor, would count towards that maximum lot coverage. Adhering to the City’s defined lot coverage percentages per zoning district prevents sites from over-crowding a site with RV storage that would affect public safety responses to a site.
In order to facilitate this standard, staff is recommending adding a Recreational Vehicle Storage definition to the City’s Use Classification System ordinance (Chapter 16.12) outlining the parameters of such uses within the City.
PLANNING COMMISSION ACTION:
On May 15, 2023 the Planning Commission held a public hearing to consider the amendments and to provide the public an opportunity to comment on the proposed amendment. At the meeting no one from the public wished to speak regarding the proposed amendment.
Subsequently, the Planning Commission took action, with a 5 to 0 vote, to recommend the City Council approve the proposed amendments. (Refer to the attached minutes for details regarding the discussion)
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: SS Developments / Michael Keltz
Application#: TAZ 23-26
GP Designation: HI (Heavy Industrial)
Zoning: M2 (Heavy Industrial)
Attachments:
1. 16-12 - Use Classification System - redlined
2. 16-24.1 Industrial Uses table - redlined
3. Applicants request and justification letter
4. Planning Commission Minutes
5. TAZ23-26 Council Meeting Public Hearing Notice