Planning Commission
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Planning Commissioners
From: Ken Zuidervaart, Planning Director
Date: 05/15/2023
Subject: Ripon Christian Schools Green House and Maintenance Building DISCUSSION:
The request is 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 development.
General Plan 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.
Major Site Plan:
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The project consists of 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 greenhouse for the agricultural department and a campus maintenance facility.
The proposed greenhouse is a 30’ x 36’ building with a shade cover on the back side. The proposed location will be approximately 60’ south of the existing industrial arts/agriculture building on site and will sit approximately 75’ back from Maple Avenue. The shade structure will extend to within 10’ of the neighboring rear property (Ripon High School).
The proposed shop building is a 40’ x 110’ metal building. The proposed setbacks will be 20’ feet from Maple Avenue, 10’ from the rear (Ripon High School) and 10’ from the adjacent property to the south. The overall height of the building will be 20’ to the peak and the metal building will have the same colors as the existing industrial arts/agriculture building. The new maintenance building will also contain a small 12’ x 12’ office and a restroom facility.
Other site improvements will include some on-site parking, concrete or pavement surfacing, a trash enclosure, wrought iron fencing along Maple Avenue, along with associated landscaping and a proposed privacy fence between the adjacent southern neighbor.
Access to the site will remain unchanged via an existing wrought iron slide gate off of Maple Avenue.
Lot Merger:
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 a vacant adjacent parcel just south of the existing bus parking shed and associated shop. Since access to the site and utilities will be provided from the existing parcel, the applicant was required to merge the two parcels. Once the merger is complete, the applicant will be required to file the appropriate paperwork with the San Joaquin County Surveyor’s office to finalize the lot merger process.
On May 9, 2023, a meeting was held with the applicant and project review committee to review the project and discuss concerns and conditions of approval. The comments and conditions of approval received during the review period have been incorporated into the staff report where appropriate.
Findings:
1. Consistency Finding - 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. Staff believes this finding can be made because the proposed use accomplishes the following General Plan Goals:
o Land Use and Growth Accommodations - Goal A
o Circulation and Transportation - Goal A, Goal B and Goal C o Community Health and Safety - Goal B, Goal C, Goal D, Goal E, Goal G and Goal J
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2. Improvement Finding - 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. Staff believes this finding can be made because the project incorporates all of the utility, roadway, water supply and other necessary infrastructure as identified in the City of Ripon's General Plan and Master Plans.
3. Site Suitability Finding - The site is physically suitable for the type of development and for the intensity of development.
Staff believes this finding can be made because the site meets or exceeds all parking, landscaping, setbacks, and related development standards as outlined with the Ripon Municipal Code.
4. Issuance Not Detrimental Finding - 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.
Staff believes this finding can be made because the project is consistent with all General Plan and development standards, and because the application referral process has yielded no evidence that the project would be detrimental to the adjacent neighborhood or to the general public welfare.
5. Compatibility Finding - The use is compatible with adjoining land uses. Staff believes this finding can be made based upon the design and architectural renderings created and submitted for the project.
6. That the Ripon Municipal Code expressly allows for such use under certain conditions, and the project meets those conditions.
Based upon the reasoning set forth in findings 1-5 above, Staff believes this finding can be made.
7. The proposed zone change is consistent with the General Plan land use designation as amended.
Based upon the adopted City of Ripon General Plan 2040, the proposed zone change is consistent with the General Plan land use designation, therefore staff believes this finding can be made.
Conditions of Approval:
Building Department – Todd Hatch (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
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codes, and that any changes to the plans, as approved, will be re-submitted to the Planning Department for additional review and approval.
2. Proponents 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 the facilities to the public right-of-way.
Engineering Department – Christiana Giedd (599-0236)
5. Proponent shall submit all 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 and pay associated fees.
6. Detailed landscape and irrigation plans for on-site landscape improvements shall be submitted to the City Engineer, Building Department 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).
7. 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. On-site storm drain retention basins shall meet volume requirements as detailed in City of Ripon Standard Detail SD-2. 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
8. 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.
9. Proponent shall comply with the City Survey Monument Preservation Policy.
10. Proponent shall install/replace any existing and new curb, gutter, sidewalk and associated handicap ramps if necessary that are damaged, cracked or lifted along the
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perimeter of the site. This includes damaged, cracked or lifted concrete that could have occurred prior to construction, as well as during construction. Unless otherwise approved by the City Engineer, concrete shall be removed and replaced to the nearest joint.
11. 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.
12. 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. Such trash enclosure shall be designed to match the architecture of the main buildings on-site.
Proponent shall provide a detailed plan for the trash enclosure to the Planning Department for review and approval of the final design.
Planning Department – Ken Zuidervaart (599-0222)
13. Proponent agrees that any signage shall be under a separate permit and in accordance with local regulations.
14. Proponent shall ensure all lighting on-site will be directed away from any residential units adjacent to the project site. All lighting on-site shall comply with the City of Ripon’s Municipal Code pertaining to lighting and glare.
15. Proponent agrees that the fencing along Maple Avenue and the first 20’ of fencing along the southern property line shall match the existing wrought iron fencing along Maple Avenue. Proponent further agrees to install a 6’-0” wood picket fence for the remainder of the southern property line separating the shop building from the adjacent residential parcel. Any changes to the fencing plan and/or materials as approved shall be re-submitted to the Planning Department for additional review and approval.
Ripon Consolidated Fire Department– Dennis Bitters (599-4209)
16. That the applicant will comply with the standard conditions of the Ripon Consolidated Fire District, including but not limited to providing ‘knox box’ facilities (grand master keyed for all facilities), on-site hydrants, fire sprinklers for the buildings with an OSY assembly, separate control room for sprinkler controls, eight inch crash bollards, etc.
17. That the applicant will provide civil drawings (on-site improvement plans for hydrant placement, emergency accessibility, fire lane markings, etc.) to the Ripon Consolidated Fire Department for review and approval.
Ripon Police Department – Ed Ormonde (599-0259)
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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.
Miscellaneous
19. Proponent shall comply with the conditions as necessary in the attached Comment Letter Packet.
Environmental Analysis:
Pursuant to the California Environmental Quality Act (CEQA) and the City of Ripon Environmental Quality Guidelines, it has been determined that this project is categorically exempt under CEQA Guidelines sections 15061(b)(3) Common Sense Exemption and 15332 – Infill Development Projects.
RECOMMENDED ACTION:
Should the Planning Commission agree with staff’s recommendation, the following motions would be appropriate:
1. The Planning Commission 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).
General Application Information:
Owner/Applicant: Society for Christian Instruction/Ripon Christian Schools Application#: Major Site Plan Permit (SR22-98), Lot Merger (LM23-28), General Plan Land Use Amendment (GPA22-96), and Rezone
(Z22-97)
GP Designation: Current – S-HS (High School), LD (Low Density Residential) and HLD (High-Low Density Residential)
Proposed – S-HS (High School)
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Zoning: Current – PS (Public – Semipublic), R1 (Single Family Residential) and R1UC (Single Family Residential Urban
Core)
Proposed – PS (Public – Semipublic)
Attachments:
1. Vicinity Map for General Plan Land Use Amendment and Rezone
2. Land Use Change Exhibit
3. Rezone Exhibit
4. General Plan Land Use Notice to property owners
5. General Plan Land Use Amendment Public Hearing Notice
6. Rezone Notice to property owners
7. Rezone Public Hearing Notice
8. Vicinity Map for Site Plan and Lot Merger
9. Site Plan
10. Project Renderings
11. Lot Merger Plat Map
12. Legal Descriptions Before and After Merger
13. Notice to property owners
14. Comment Letter Packet
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