City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 08/08/2023
Subject: Recreational Vehicle Storage Amendment
RECOMMENDED ACTION: This ordinance amends Chapter 16.12, entitled “Definitions and Use Classification Systems” and Table 16.24.1, entitled “Uses in Industrial Districts”.
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 is about to pull permits to start construction on the project.
DISCUSSION/ANALYSIS: In March of 2023, Staff received an application for a zoning text amendment from the mini-storage developer requesting that Recreational Vehicle Storage be allowed in the Heavy Industrial district. The applicant has indicated that they intend to store any and 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.
The proposed amendment to Chapter 16.12 “Definitions and Use Classification Systems” and Table 16.24.1 “Uses in Industrial Districts” will amend this section of the Municipal Code to allow for recreational vehicle storage in the heavy industrial district. There are no changes from first reading to second reading. Following is the proposed Ordinance recommended for second reading and adoption.
FISCAL IMPACT: N/A
Attachments:
1. 16-12 - Use Classification System - redlined
2. 16-24.1 Industrial Uses table - redlined
ORDINANCE NO. 921
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
RIPON AMENDING CHAPTER 16.12 - DEFINITIONS AND
USE CLASSIFICATION SYSTEMS AND TABLE 16.24.1 OF
CHAPTER 16.24 - INDUSTRIAL DISTRICTS OF THE RIPON
MUNICIPAL CODE
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF RIPON AS FOLLOWS:
SECTION 1. AMENDMENT OF CODE. Chapter 16.12 of the Ripon Municipal Code is hereby amended, in part, as follows:
1. Section 16.12.040 is amended to add the following definition:
“RECREATIONAL VEHICLE STORAGE FACILITY”. A commercial
development which provides fenced or indoor, secure, onsite storage of more than three (3) recreational vehicles, boats and all-terrain vehicles. The storage of recreational vehicles on a site shall not exceed the maximum lot area building coverage percent for the district, regardless of whether the storage is indoors or outdoors. For outdoor storage, the building coverage percentage shall be calculated by the parking space size.
2. Table 16.24.1 “Uses in Industrial Districts” is hereby amended to read in full as attached hereto as Exhibit “A”.
SECTION 2. REPEAL OF CONFLICTING ORDINANCES. All ordinances or parts of ordinances in conflict herewith are hereby expressly repealed.
SECTION 3. SEVERABILITY. If any section, subsection, sentence, clause or phrase of this Chapter is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Chapter. The City Council hereby declares that it would have passed the ordinance codified in this Chapter, and each and every section, subsection, sentence, clause or phrase not declared invalid or unconstitutional without regard to whether any portion of this Chapter would be subsequently declared invalid or unconstitutional.
SECTION 4. EFFECTIVE DATE AND PUBLICATION. This ordinance shall go into effect 30 days after its adoption and a summary of this ordinance shall be published five (5) days prior to and within fifteen (15) days following its adoption in the Manteca Bulletin, the official paper of the City of Ripon.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Ripon this 8th day of August, 2023, by the following vote:
RESULT: ADOPTED [UNANIMOUS]
MOVER: Leo Zuber, Vice Mayor
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