City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 05/13/2025
Subject: Major Site Plan Permit for the Ripon Water Supply Pipeline Project (SR24- 104)
RECOMMENDED ACTION:
Approve the Ripon Water Supply Pipeline Project (SR 24-104), based on the findings and subject to the conditions of approval in the staff report, and adopt the Final Initial Study/Mitigated Negative Declaration and Mitigation Monitoring/Reporting Plan for the Ripon Water Supply Pipeline Project and direct staff to file the Notice of Determination.
BACKGROUND:
The project would construct a pipeline allowing the City of Ripon to take delivery of drinking water treated by the South San Joaquin Irrigation District (SSJID) and made available by the cities participating in Phase 1 of the South County Water Supply Project (SWSCP). The SWSCP and the rights to take delivery of Phase 1 potable water are owned by the cities of Manteca, Lathrop, Tracy and Escalon (the Project Participants). Water to be transported by the pipeline will be subject to the approval of the Project Participants and SSJID.
The project proposes to install two parallel water pipelines, each 18 inches in diameter, or a single pipeline 24 inches in diameter, along Jack Tone Road from River Road in Ripon to French Camp Road, where the lines would connect to an existing 48-inch diameter SWSCP potable water line managed by SSJID. The proposed pipeline may be located on either or both sides of Jack Tone Road and is expected to cross the road at one or more locations to be determined during the final design process. The total length of the project would be approximately 4.5 miles.
The project would tie into the City of Ripon water system in the vicinity of River Road by means yet to be determined.
The project alignment extends north along Jack Tone Road from the existing Mistlin Sports Park area through the predominantly agricultural lands north of the City. Agricultural lands, primarily vineyards and orchards, are distributed along the alignment, together with miscellaneous agricultural facilities, and low-density rural residences fronting primarily on Jack Tone Road.
The proposed project would cross several existing SSJID irrigation canals and pipelines, along with Graves Road, State Route 120 and East Louise Avenue.
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, Goal E, Goal F and Goal G.
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 scope explicitly includes all site improvements necessary to accommodate the installation and operation of the new pipeline and associated infrastructure. This encompasses on-site construction, installation of interconnecting piping, pump stations, fencing, and other necessary facilities to ensure the safe and efficient operation of the system.
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 proposed pipeline route follows public rights-of-way and traverses areas zoned for residential and agricultural use, minimizing disruption to developed or environmentally sensitive areas. The project’s linear infrastructure is compatible with the existing land uses along the alignment, and no new zoning changes are required within the public road rights-of-way.
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 because the pipeline project alignment traverses areas with various residential and agricultural zoning designations, as well as public road rights-of-way, which typically permit utility infrastructure projects like water pipelines. Additionally, the project is consistent with the City’s General Plan designations and does not require rezoning or major land use changes.
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.
CONDITIONS: Unless otherwise specified, all conditions must be complied with prior to the issuance of any required permit.
Engineering Department – Spencer Schroen (599-0230)
1. 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.
2. Proponent shall comply with the City Survey Monument Preservation Policy.
Miscellaneous
3. Proponent shall comply with all conditions identified in the Mitigated Negative Declaration for the project.
ENVIRONMENTAL ANALYSIS:
In accordance with the California Environmental Quality Act and the Guidelines, an Initial Study and Mitigated Negative Declaration (PEA 24-14) has been prepared for this project.
The Initial Study/Mitigated Negative Declaration (IS/MND) was circulated for public and agency review for 30 days, locally and through the State Clearinghouse; a Notice of Intent to adopt the Negative Declaration was published in the Manteca Bulletin on November 19, 2024.
The comments received on the IS/MND and responses are contained in the Introduction to the Final IS/MND. No substantive environmental issues that would require reconsideration or recirculation of the IS/MND were raised during the public review period.
Attachments:
1. Final IS/MND for the Ripon Water Supply Pipeline Project with appendices
2. Mitigation Monitoring/Reporting Plan for the Ripon Water Supply Pipeline Project