Ripon Planning Commission Minutes
MONDAY, OCTOBER 14, 2024 – 6:00 PM
REGULAR MEETING
PLEDGE OF ALLEGIANCE:
This meeting was called to order at 6:00 P.M. with Commissioner Van Essen leading the Pledge of Allegiance to the Flag.
ROLL CALL:
Attendee Name Title Status Arrived
Steven Verver Commissioner Absent
George Saljian Commissioner Absent
Steve Stevenson Commissioner Absent
Debra Van Essen Commissioner Present
Dave Collins Commissioner Present
Jeff Veilleux Commissioner Present
Others Present: Planning Director Ken Zuidervaart, Planning Secretary Michael Winters, Information Systems Alex Arias, Ryan Van Groningen, Allen Van Slyke, Steven Terpstra, Nancy Terpstra.
PUBLIC DISCUSSION:
No one from the public wished to speak at this time.
APPROVAL OF MINUTES:
Motion to approve the minutes of the regular Planning Commission Meeting of August 19, 2024.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Debra Van Essen, Commissioner
SECONDER: Dave Collins, Commissioner
AYES: Van Essen, Collins, Veilleux
A. PLANNING COMMISSION - REGULAR MEETING - AUG 19, 2024 6:00 PM Planning Commission Page 2 October 14, 2024
1. DISCUSSION ITEMS:
A. MAJOR SITE REVIEW (SR24-62) FOR 821 S. ACACIA AVENUE A request to construct an unattended RV &
Boat storage facility located on a portion
of a light industrial property located at 821
S. Acacia Avenue.
Should the Planning Commission agree
with staff’s recommendation, the
following motion would be appropriate:
“The Planning Commission approves
the Major Site Plan Permit (SR24-62)
for 821 S. Acacia Avenue (Acacia
Avenue RV Storage), based on the
findings and subject to the conditions
of the staff report.”
Planning Director Zuidervaart introduced the staff report into record.
Zuidervaart said the request is to construct an unattended RV and Boat storage facility on a 1.02-acre M1 (Light Industrial) zoned property at 821 South Acacia Avenue. He said the proposed storage facility would occupy approximately 0.50 acres of the parcel. He noted that the property currently contains five residential units on the remaining 0.52 acres, which will remain.
Zuidervaart said access to the site would be provided by two new commercial driveways off Acacia Avenue. He said the northern driveway will serve as the entrance with an automated keypad entry gate located 57’ behind the sidewalk, which allows the vehicles and trailers to pull off the public road. He said the southern driveway will serve as the exit and will align with an alley providing access to the residential units. He said modifications to fencing and storage areas would be made to facilitate a rear exit. He said the Ripon Consolidated Fire District (RCFD) reviewed the plans and approved the turning radii for emergency vehicles.
Zuidervaart said the site will contain 14 RV parking spaces ranging from 23 to 30.5 feet in length, with most spaces being 12 feet wide. He said a condition of approval would require concrete bollards to be installed at the rear of each RV space to protect the adjacent mini-storage facility.
Zuidervaart said there is no vehicle parking spaces identified on the site plan. He said the applicant will have to identify a location and install one off street handicap van accessible parking space pursuant to the California Building Code.
Zuidervaart said landscaping will be focused at the front of the site and at the rear North/West corner of the site. He said the site plan indicates slightly over 10% of landscaping, which meets the City’s standards for the M1 (Light Industrial) district. He said the landscaping on-site will be required to hook into the City’s non-potable water system for irrigation purposes.
Planning Commission Page 3 October 14, 2024
Zuidervaart noted that the site plan does not include any lighting plans; however, a detailed lighting plan will need to be submitted to the RCFD and the Planning Department for approval. He added that the project requirements include installing new asphalt pavement on the southbound lane of Acacia Avenue, a city-standard concrete sidewalk, curb, and gutter along the property frontage, and an 8-foot masonry block wall along the western property line. The project will also include one city streetlight with a city security camera on Acacia Avenue, and an 8-foot-tall wrought iron fence at the site entrance.
Zuidervaart said a project referral was sent out to all affected agencies on August 6, 2024, soliciting comments on the proposed project. He said all comments and conditions of approval received during the review period have been incorporated into the staff report where appropriate.
PUBLIC HEARING OPENED
Applicant: Ryan Van Groningen said he has nothing to present, but is willing to answer any questions.
Commissioner Van Essen asked Van Groningen if he owns the dwelling units on the property, and if they will remain on site.
Van Groningen said he purchased the property in May of this year and intends to keep the dwelling units.
Commissioner Collins asked if there would be any additional amenities for the RV storage facility.
Van Groningen said no, the facility is too small to offer additional amenities.
Collins asked if there would be any additional parking spaces.
Van Groningen said there would be additional parking available on the street if needed.
Vice Chairman Veilleux asked about the containment of fluid or other hazardous materials.
Van Groningen said since they are not offering amenities such as washing bays, or dump/maintenance stations, each RV should be self-contained. He said they would only be parking at this facility so there should be no concern.
Proponents: No one wished to speak in favor of this project.
Planning Commission Page 4 October 14, 2024
Opponents:
Steven Terpstra stated that he and his wife own Acacia Storage, which is adjacent to the project site. He expressed concerns about the size of the bollards and the drainage pathway for run-off water, emphasizing the need to ensure that his building is protected from potential damage or flooding.
Nancy Terpstra echoed her husband’s sentiments, and expressed concerns regarding parking on the street.
Allen Van Slyke expressed concerns about traffic and the condition of the roads. He noted that Acacia Avenue has become a major thoroughfare, and the addition of trailers and RVs would further deteriorate the already poor road conditions.
PUBLIC HEARING CLOSED
Collins asked Zuidervaart if he knew when Acacia Avenue would get resurfaced with new asphalt. Zuidervaart said he did not know and would have to check with the Engineering Department.
Veilleux asked Zuidervaart whether he believes the project could lead to an increase in theft or vandalism. Zuidervaart responded that the applicant would be required to install a streetlight and a city security camera overlooking the property, which should mitigate any potential issues.
Collins asked if there were any drawings for the installation of the bollards.
Zuidervaart stated that there are no drawings at this time. He noted that a condition of approval requires the applicant to submit drawings detailing the placement and size of the bollards before installation.
Motion to approve the Major Site Plan Permit SR24-62 for 821 S. Acacia Avenue, based on the findings and subject to the conditions of the staff report.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Dave Collins, Commissioner
SECONDER: Debra Van Essen, Commissioner
AYES: Van Essen, Collins, Veilleux
Planning Commission Page 5 October 14, 2024
2. PUBLIC HEARINGS:
A. USE PERMIT EXTENSION REQUEST - AVID/CANDLEWOOD SUITES A request from the developer (Manteca
Hospitality, Inc.) for the Planning
Commission to approve an additional oneyear time extension for the Avid/Candlewood Suites Project that was
approved in October of 2022.
Should the Planning Commission agree
with staff’s recommendation, the
following motion would be appropriate:
“The Planning Commission
approves an additional one-year
extension request for Use Permit
(UP22-61), Avid/Candlewood
Suites project, based on the
findings and subject to the
conditions of approval of the
original staff report”
Planning Director Zuidervaart introduced the staff report into the record.
Zuidervaart stated that at the October 2022 meeting date, the Planning Commission approved a request to construct a 45,000 square foot, four-story hotel at 1499 North Jack Tone Road, adjacent to Denny’s. He mentioned that staff reviewed all the original conditions of approval when the extension request was received and determined that no changes or additional conditions were necessary.
Zuidervaart said the recommended action from staff would be to approve the one-year time extension. He mentioned that the applicant had reported difficulty finding builders for the project, compounded with higher interest rates.
PUBLIC HEARING OPEN
No one wished to speak in favor or opposition on this item.
PUBLIC HEARING CLOSED
Motion to approve an additional one-year extension request for Use Permit (UP22- 61), Avid/Candlewood Suites 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: Dave Collins, Commissioner
AYES: Van Essen, Collins, Veilleux
Planning Commission Page 6 October 14, 2024
B. DEVELOPMENT AGREEMENT - ANNUAL REVIEW (2024)
Silverstone Subdivision
Alexandra Place Subdivision
The Vineyards Subdivision
Meadowood Subdivision
Pereira Subdivision
Ripon Gardens II
Calvary Reformed Church Master Plan
Should the Planning Commission agree
with staff’s recommendation, the
following motion would be
appropriate:
“The Planning Commission
agrees that there has been
compliance in good faith with
the terms and conditions of all
the respective Development
Agreements and directs staff to
prepare a written report to the
City Council.”
Vice Chairman Veilleux explained the public hearing and appeal process.
Planning Director Zuidervaart introduced the staff report into the record.
Zuidervaart explained that this is the annual review of active Development Agreements to ensure developers are complying in good faith with the agreed-upon terms and conditions. He noted that while some agreements are fully built out, the 10-year agreement remains active. He confirmed that developers are meeting all requirements, and staff will forward the Planning Commission’s recommendation to the City Council as a report, if the motion is passed.
PUBLIC HEARING OPENED
No one wished to speak in favor or opposition on this item.
PUBLIC HEARING CLOSED
Motion to agree that there has been compliance in good faith with the terms and conditions of all the perspective Development Agreements and direct staff to prepare a written report for the City Council.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Dave Collins, Commissioner
SECONDER: Debra Van Essen, Commissioner
AYES: Van Essen, Collins, Veilleux
Planning Commission Page 7 October 14, 2024
REPORTS:
Planning Director Zuidervaart said staff is still processing an application for a gas station on the corner of Frontage Road and Arc Way. He said the Environmental Impact Report identified some traffic issues with Arc Way and Fulton Avenue. He said staff is sitting down with the applicant to talk through the possibility of them putting in a roundabout at that intersection as a mitigation for their project.
Zuidervaart said staff received a notice from San Joaquin County regarding an amendment to their development code (PA-2400268). He said the amendment would allow Mobile Home Parks to be located on agricultural zoned properties within the County, as long as it is located within two miles of the city limits. He expressed concerns that this amendment could have on future growth and noted that staff has been collaborating with other cities in the county on this issue.
Zuidervaart stated that staff received a notice from Stanislaus County regarding an Environmental Impact Report being prepared for the Salida Community Plan (PLN2024-0083).
He noted that staff is particularly focused on the potential economic and transportation impacts the plan could have.
Commissioner Collins asked if the Salida Community Plan encapsulates both sides of the freeway.
Zuidervaart said the proposed Salida Community Plan does include development on both sides of the freeway.
Vice Chairman Veilleux asked for an update on the new wine and spirits building on 798 North Jack Tone Road.
Zuidervaart stated that the applicant is currently seeking funding to complete the interior improvements. He added that while the exterior is finished, the project is awaiting financing to proceed with the interior work.
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 6:54 PM.