Ripon Planning Commission Minutes
MONDAY, MAY 15, 2023 - 6:00 PM
REGULAR MEETING
PLEDGE OF ALLEGIANCE:
The meeting was called to order at 6:00 PM with Commissioner Veilleux leading in the Pledge Of Allegiance to the Flag.
ROLL CALL:
Commissioners George Saljian, Debra Van Essen, David Collins, Steve Stevenson, Jeff Veilleux and Steven Verver
Attendee Name Title Status Arrived
George Saljian Commissioner Absent
Steve Stevenson Commissioner Present
Steven Verver Commissioner Present
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, Rick Mummert, Eric Segaar, Gary Barton, Ronald Warren, Leo Zuber, Teri Harden.
PUBLIC DISCUSSION:
Chairman Van Essen asked if there were any public comments. There were no public comments on items not on the agenda.
REORGANIZATION:
Commissioners will appoint a new Chairman and Vice-Chairman. This process is annually done in February, however, this is the first meeting since January.
Chairman Van Essen noted that Commissioner West was no longer with us and would like to thank him and his family for his time and express condolences to his family for their loss. Van Essen welcomed Commissioner Veilleux as a voting member and Commissioner Verver as the new alternate.
Motion to appoint Commissioner Collins as Chairman (Veilleux/Stevenson) and carried by a 5-0 vote.
Motion to appoint Commissioner Salian as Vice-Chairman (Van Essen/Collins) and carried by a 5-0 vote.
Collins then assumed role of Chairman.
APPROVAL OF MINUTES:
Motion to approve the minutes of the regular Planning Commission Meeting of January 16, 2023.
RESULT: ADOPTED [4 TO 0]
MOVER: Debra Van Essen, Commissioner
SECONDER: Steve Stevenson, Commissioner
AYES: Stevenson, Van Essen, Collins, Veilleux
ABSTAIN: Verver
A. PLANNING COMMISSION - REGULAR MEETING - JAN 16, 2023 6:00 PM
1. DISCUSSION ITEMS:
A. MAJOR SITE REVIEW (SR23-23) FOR QUICK QUACK CARWASH
A request to construct a 3,596 square foot Should the Planning Commission agree drive-thru carwash with additional vacuum with staff's recommendation, the area canopy and queuing canopy on 1.38 following motion would be appropriate:
acres located at 1450 Brady Lane in the
Community Commercial (C2) district. "The Planning Commission approves the Major Site Plan Permit (SR23-23)
for Quick Quack Carwash, 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 a 3,596 square foot drive-thru car wash located at 1450 Brady Lane on the last vacant parcel within the Save Mart Shopping Center. The proposed project is located in the C2 (Community Commercial) district on approximately 1.38 acres. The proposed building will be centered in the undeveloped portion of the site, running parallel to Brady Lane. The vehicle queuing area will be adjacent to Brady Lane, while the vacuum area for the site will face inward, towards the shopping center. Placement of the building meets all required setbacks pursuant to the Ripon Municipal Code. The facility will have two vehicle stacking lanes with eight vacuum stalls.
Zuidervaart said the overall size of the parcel is larger than the undeveloped area where the car wash building will be located. A portion of it was previously developed with drive aisles and off-street parking when the shopping center was originally developed.
Currently, the existing parking onsite contains 51 spaces, while the car wash facility indicates an additional ten spaces. The entire shopping center has reciprocal parking and access easements currently in place, therefore staff believes there is more than enough parking for this type of use. Zuidervaart added that access to the site will be provided by the two existing driveway approaches off of Brady Lane, with the main access to the car wash located in the upper northeast portion of the site.
Zuidervaart said the exterior of the building will be a mixture of gray CMU block with Planning Commission Page 2 May 15, 2023
off-white, sand-blasted plaster. The building will be further accented with clear anodized aluminum, commercial-grade storefront glass windows and doors and green metal fascia trim with accents of yellow in certain areas. The building height does comply with the Ripon Municipal Code at 29'-0".
Zuidervaart explained the applicant showed approximately 16% landscaping throughout the site, which exceeds the required minimum of 15% for C2 zoning. The applicant will be required to submit more detailed landscaping plans, which will include irrigation.
Additionally, a detailed lighting plan must be submitted for approval to ensure adequate lighting of the site. A covered trash enclosure that matches the architecture of the main building will also be required. This enclosure is indicated on the plan on the eastern edge of the parcel. All signage will have to comply with current City of Ripon standards and applied for separately for review and approval.
Commissioner Van Essen asked for clarification on the parking spaces being utilized for this site. Zuidervaart explained that there are 51 existing spaces on the northern portion of this parcel. These spaces will remain and ten more will be added during construction of the car wash building in the undeveloped, dirt area. This will amount to 61 spaces total on the 1.38 acre parcel.
Van Essen commented that the car wash will be attended at all times. Zuidervaart agreed and said they will operate seven days a week, 7:00 AM to 9:00 PM.
Chairman Collins noted that the carwash produces 2.9 million gallons of wastewater each year and asked how the City recovers the cost of this. Zuidervaart clarified that they will use approximately that much water per year, but not all of it will be collected into the City wastewater system due to recirculation and evaporation. Zuidervaart compared this usage with residential homes in town, stating that the average household uses 570 gallons of water per day. The amount of usage the carwash is projecting is roughly 15 homes total usage per year. This is considered a fairly low amount of water use for this type of business.
Commissioner Veilleux noted that they capture over 90% of their water to be reused and appreciated this.
Vance Shannon (Quick Quack Car Wash) said Quick Quack started in 2004 with one store and two of the five founding members working there. Currently, there are 190 stores and they are the fourth largest carwash in nation with 900,000 members.
Shannon explained they recapture almost all the water they use. The only water not recaptured is dripping off the car. All water goes into a trough, is filtered and put back into the washing system repeatedly. This is significantly less water usage than washing your car in your driveway. Rather than the water used going into the City storm drain, i Shannon said he feels the building will look really nice there and that they provide a great service the members love. Shannon also noted that the plethora of parking spaces will not likely be utilized by carwash customers because no one is getting out of their cars, other Planning Commission Page 3 May 15, 2023
than to use the vacuums.
Veilleux thanked him for investing in our community and asked if he had done environmental reviews for this project. Shannon said yes, it meets all CEQA requirements, as well as dust and sound mitigation. Whatever the City has required as far as environmental review, they have been cleared.
Van Essen asked for their general timeline for opening the store. Shannon said once approved here, they will go right into construction permitting. Once the Building Department grants them a permit, it is roughly 150 days of construction.
Collins asked how many patrons are expected off of the freeway versus local residents.
Shannon said he does not have exact numbers, but people tend to use a car wash as a convenience, so it could be pretty equal as far as where patrons are coming from.
Veilleux asked him to speak to the corporate culture of Quick Quack and how they fit into the communities they serve. Shannon explained that they do a lot to benefit their surrounding community and their vision and mission is not just washing cars well, but changing lives for the better. He said when a new store is opened, they find a deserving family and they do not charge for car washing that first day. Rather, they collect donations, double the amount received and give it to that family. Shannon proceeded to give example of donations and fundraising Quick Quack has done.
Veilleux commented that it fits the location, our community and we need a good, quality carwash in town.
Motion to approve the Major Site Plan Permit (SR23-23) for Quick Quack Car Wash, based on the findings and subject to the conditions of the staff report.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Debra Van Essen, Commissioner
SECONDER: Steven Verver, Commissioner
AYES: Stevenson, Verver, Van Essen, Collins, Veilleux
B. MAJOR SITE PLAN PERMIT EXTENSION REQUEST - PARALLEL MINI-
STORAGE
A request from the developer (JKB Living Should the Planning Commission agree Inc.) for the Planning Commission to with staff's recommendation, the approve a one-year time extension for the following motion would be appropriate:
Parallel Self-Storage Project that was
approved in July of 2021. "The Planning Commission
approves a one-year extension
request for Major Site Plan Permit
(SR21-36), Ripon Parallel Self-
Storage project, based on the
findings and subject to the
conditions of approval of the
original staff report
Planning Commission Page 4 May 15, 2023
Planning Director Zuidervaart introduced the staff report into the record.
Zuidervaart said this is a Major Site Plan Permit extension request for Ripon Parallel Mini-Storage at 700 S. Parallel Avenue. In July of 2021, the Planning Commission approved a request from Benchmark Engineering to construct a 48,950 square foot self- storage facility on two parcels totaling approximately 3.24 acres in the MI (Light Industrial) zoning district. To date, the applicant has been working diligently through the conditions of approval for the project, which included a fair amount of off-site improvements. Actual construction of the project has not commenced and the developer is now in jeopardy of losing their entitlements for the project due to permit expiration limits set within the Ripon Municipal Code stating all approvals granted under this title shall expire two years from the date of approval, unless a building permit has been issued. The Code does allow for a one-year time extension upon approval by the Planning Commission.
Commissioner Van Essen asked if there were any specific reasons the project is delayed.
Zuidervaart said yes, they have been working closely with PG&E because one of the conditions of approval was relocating overhead utilities underground. Unfortunately, the design work was delayed on this. There is also a fair amount of off-site work within the Project Improvement Agreement (PIA) with the City that must be completed.
Rick Mummert (Benchmark Engineering, Inc.) said he is here on behalf of the applicant, JKB Living. Mummert said they need an extension due to PG&E's delay. Employees of PG&E continuously were pulled away from their project due to needed disaster assistance with the storms throughout California. They are also working closely with the City Engineering Department to complete their easement requirements and off-site improvements listed in the PIA. Benchmark just received the approved Mylar plans from the Engineering Department so they can move forward with these requirements.
Commissioner Veilleux asked if there were any changes between the originally approved plans and the current plans for the project. Mummert said no changes have been made.
Motion to approve a one-year extension request for Major Site Plan Permit (SR21- 36), Ripon Parallel Self-Storage project, based on the findings and subject to the conditions of approval of the original staff report.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Debra Van Essen, Commissioner
SECONDER: Jeff Veilleux, Commissioner
AYES: Stevenson, Verver, Van Essen, Collins, Veilleux
Planning Commission Page 5 May 15, 2023
2. PUBLIC HEARINGS:
Chairman Collins explained the public hearing and appeal process.
A. ZONING TEXT AMENDMENT TAZ23-26 - RECREATIONAL VEHICLE STORAGE TAZ23-26 pertaining to regulations and Should the Planning Commission agree allowable zones for Recreational Vehicle with staff's recommendation, the Storage following motion would be appropriate:
"The Planning Commission
recommends that the City Council
approve the amendment to Chapter
16.12 - Use Classification System
Ordinance and Chapter 16.24 -
Industrial Districts based on the
findings in the staff report."
Planning Director Zuidervaart introduced the staff report into the record.
Zuidervaart explained this item is a Zoning Text Amendment for Recreational Vehicle Storage. 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 them that the Code does not allow this in the M2 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 developer has submitted plans and is about to pull permits to start construction on the project.
Zuidervaart said staff received an application for a zoning text amendment from the mini- storage developer requesting that Recreational Vehicle Storage be allowed in the M2 district. The applicant has indicated that they intend to store all recreational vehicles that may be allowed on their site indoors. Staff has analyzed their request and believe that Recreational Vehicle Storage, both indoor and outdoor, could be allowed in the M2 district with certain parameters, mainly limiting lot coverage to that of the underlying zoning district. Zuidervaart gave the example of maximum building coverage percentages for a Heavy Industrial site equals 50%. RV storage would count towards that maximum lot coverage. Adhering to the City's defined lot coverage percentages per zoning district prevents sites from over-crowding with RV storage that could affect public safety responses to a site. 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 and updating the Use Table in the Industrial Districts ordinance (16.24) to reflect this as an allowable use in M2.
Commissioner Van Essen asked if there could be any additional issues with storing recreational vehicles in the Heavy Industrial district. Zuidervaart said it would depend on the location specifically. Surrounding traffic and elements being emitted from nearby Planning Commission Page 6 May 15, 2023
sites could determine if RV owners want outdoor storage. This location should not pose an issue because all RVs will be stored indoors and there should not be an excessive impact on traffic in the area.
Van Essen clarified that this amendment would not only affect this specific site, but the entire City moving forward. Zuidervaart confirmed.
PUBLIC HEARING OPENED
Gus Schultz (SS Development) explained they were not changing their plans from what sile sail 40% ol yed, The tie tied lans already han a the roper adores it ca, RVs at this site will be located indoors, therefore, the building will look the exact same as what was approved initially.
Commissioner Veilleux asked how many RV parking spots there will be. Schultz said he was not sure how many spots are allotted for RVs, but all units meet the 50% lot coverage. Veilleux asked if this would affect traffic on E. Fourth Street. Schultz said there would be no more traffic than usual because the average person uses their RV once every few months.
Chairman Collins asked what the cost is monthly to store an RV indoors for customers.
Schultz said it depends on the area and any additional amenities offered for these spaces.
It could be anywhere from $300-$1,000 per month.
No one wished to speak in favor or opposition on this item.
PUBLIC HEARING CLOSED
Van Essen said given the circumstances of the project, she did not see any issue with approving this.
Motion to recommend that the City Council approve the amendment to Chapter
16.12 — Use Classification System Ordinance and Chapter 16.24 - Industrial District Ordinance, based on the findings in the staff report.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Debra Van Essen, Commissioner
SECONDER: Steve Stevenson, Commissioner
AYES: Stevenson, Verver, Van Essen, Collins, Veilleux
Planning Commission Page 7 May 15, 2023
B. RIPON CHRISTIAN SCHOOLS GREEN HOUSE AND CAMPUS MAINTENANCE
BUILDING PROJECT
A request from the applicant (Ripon Should the Planning Commission agree Christian Schools) for the Planning with staff's recommendation, the Commission to approve the construction of following motions would be appropriate:
a 1,100 square foot greenhouse facility and
a 4,400 campus maintenance facility on 1. The Planning Commission multiple parcels owned by the School. approves the Ripon Christian Greenhouse and Campus
Maintenance Facility Major Site
Plan Permit application (SR22-98)
contingent upon the City Council
approving the General Plan Land
Use amendment and rezone of the
property, all based on the findings
and subject to the conditions of the
staff report; and
2. The Planning Commission
approves the Ripon Christian Lot
Merger (LM23-28); and
3. The Planning Commission
recommends that the City Council
approves the Ripon Christian
General Plan Land Use amendment
(GPA22-96); and
4. The Planning Commission
recommends that the City Council
approves the Ripon Christian
Rezone (Z22-97).
Chairman Collins recused himself for this item as he lives within 300' of the project site.
Commissioner Van Essen took over as Chairman for the remainder of the meeting.
Planning Director Zuidervaart introduced the staff report into the record.
Zuidervaart said this is a request for a site plan permit to construct a greenhouse and campus maintenance facility on the Ripon Christian High School campus. The application also includes a General Plan land use amendment, property rezone and a lot merger in order to facilitate the proposed and future developments.
Zuidervaart said to enable 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 on N. Wilma Avenue currently contains an existing residential dwelling. The land use designation is Low Density Residential and the zoning designation is R1 (Single Planning Commission Page 8 May 15, 2023
Family Residential). The property located on Maple Avenue is vacant after recently demolishing the single family home. The land use designation is High-Low Density Residential, and the zoning designation is RIUC (Single Family Residential Urban Core).
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).
Zuidervaart explained this project entails removing the existing bus parking shed and associated shop building adjacent to the existing industrial arts/agriculture building at the High School and constructing a new 30' x 36' greenhouse for the agricultural department and a campus maintenance facility including a 40' x 110' metal shop building with a 12' x 12' office.
Zuidervaart added that other site improvements will include some on-site parking, concrete/pavement surfacing, a trash enclosure, wrought iron fencing along Maple Avenue, along with associated landscaping and a proposed privacy fence bordering the adjacent southern neighbor. Access to the site will remain unchanged via an existing wrought iron slide gate on Maple Avenue.
Zuidervaart said the last application connected to this request is a Lot Merger application.
As part of the greenhouse and campus maintenance facility project, the applicant will be merging two parcels. The proposed campus maintenance facility will be located on the vacant, adjacent parcel just south of the existing bus parking shed and associated shop.
Van Essen asked about the fence being installed between the residential neighbor on Maple Avenue and the proposed building. Zuidervaart said the Code does not require a masonry block wall between schools and residences. Ripon Christian and the property owner are collaborating on the type of regular height, privacy fence to put between their properties. Along Maple Avenue, a wrought iron fence will be required as not to block the view of oncoming traffic.
PUBLIC HEARING OPENED
Eric Segaar (Ripon Christian Schools) said this is phase one of a multi-phase project we are looking to implement over next few years. The maintenance staff is excited to consolidate all equipment to one location rather than all over campus. The bus barn is ›eing relocated to Frontage Road, so traffic will be reduced down Maple Avenue. This project will clean up the area and provide needed resources for students and the Van Essen asked about the future plans for the property on Wilma Avenue. Segaar said ideally the plans are to build tennis courts where the two houses owned by Ripon Christian currently sit. Van Essen asked if there would be any additional parking added to the tennis court area. Segaar confirmed there are no plans at this time, but the school would be looking at this seriously due to the current traffic impact when events are held at the school.
Teri Harden (522 N. Wilma Avenue) said she lives next to the properties owned by Ripon Christian on Wilma Avenue and if there was any information regarding what the shared Planning Commission Page 9 May 15, 2023
fencing would look like between their properties. Segaar said the school is still in the initial planning phase, so there are no plans yet, but anything that would impact neighboring property would require collaboration with the surrounding property owners.
Segaar said they would reach out to Harden directly when the time comes. Zuidervaart added that any future projects Ripon Christian applies for in that area will require the neighbors to be notified prior to coming before the Commission for approval.
No one wished to speak in favor or opposition on this item.
PUBLIC HEARING CLOSED
Commissioner Veilleux asked about the demand for a greenhouse and what the future plans are with this new addition.
Segaar said some produce is being grown by the agriculture department. The agriculture program began roughly six years ago and boasts 130 students. A lot of the students are involved in plant science based projects. A greenhouse would allow them to grow these projects year-round and also host plant science courses for the students.
Motion to approve the Ripon Christian Greenhouse and Campus Maintenance Facility Major Site Plan Permit application (SR22-98) contingent upon the City Council approving the General Plan Land Use amendment and rezone of the property all based on the findings and subject to the conditions of the staff report; and approve the Ripon Christian Lot Merger (LM23-28); and recommend that the City Council approves the Ripon Christian General Plan Land Use amendment (GPA22-96); and recommend that the City Council approves the Ripon Christian Rezone (Z22-97).
RESULT: ADOPTED [4 TO 0]
MOVER: Debra Van Essen, Commissioner
SECONDER: Steve Stevenson, Commissioner
AYES: Stevenson, Verver, Van Essen, Veilleux
ABSTAIN: Collins
Planning Commission Page 10 May 15, 2023
REPORTS:
Planning Director Zuidervaart reported the Noosa Battery Storage Extension Request will be heard by the Commission at either the July or the August meeting. Staff is doing their due diligence in ensuring all proper studies are completed and reviewed by expert consultants. This will confirm the safety of the project once completed.
Zuidervaart reported there will not be a June Planning Commission Meeting.
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 $591.00.
There being no further business, the meeting was adjourned at 6:57 PM.
Planning Commission Page 11 May 15, 2023