Ripon City Council
Special Meeting Minutes
FRIDAY, SEPTEMBER 26, 2025
SPECIAL MEETING
10:00 AM
The Special Meeting was called to order by Mayor Daniel de Graaf at 10:00 am ROLL CALL:
Attendee Name Title Status Arrived
Daniel de Graaf Mayor Present
Gary Barton Vice Mayor Present
Dean Uecker Council Member Present
Michael Restuccia Council Member Present
Leo Zuber Council Member Present
OTHERS PRESENT:
City Administrative Kevin Werner, City Attorney Tom Terpsta Jr., Deputy City Clerk Jane Kilgore, Information Systems Technician Elizabeth Farnam.
PUBLIC DISCUSSION:
No one from the public wished to speak at this time.
1. TOPICS OF DISCUSSION
A. ACCESSORY DWELLING UNIT ORDINANCE UPDATE
Discussion/No Action Staff to provide a comprehensive review of the history of Accessory Dwelling
Units within the City of Ripon,
highlighting key state-mandated
requirements introduced over the past
eight years.
Planning Director Zuidervaart provided a comprehensive history of California's Accessory Dwelling Unit (ADU) laws starting in 2016. He said since the City's ADU ordinance was updated, there have been over 13 new laws passed. Staff is recommending amending the ordinance to retain local control over non-exempt ADUs including setbacks, design guidelines, lot coverage, parking requirements, development impact fees and owner-occupancy requirements.
Vice Mayor Barton asked Zuidervaart to explain the difference between a state-exempt ADU versus a non-exempt ADU. Zuidervaart said under State law, every single-family property must be allowed to build a state-exempt ADU, and local governments cannot impose restrictions that would prevent it. He said a state-exempt ADU is defined as a detached unit of 800 square feet or less, with at least a four-foot side and rear setback. He City Council Page 2 September 26, 2025
said non-exempt ADU is any unit larger than 800 square feet. The current Code applies the same four-foot side and rear setback requirements to them, but staff is proposing stricter standards similar to those for detached accessory structures. He emphasized that the majority of ADUs built in town so far, roughly 99% of 50 units, qualify as stateexempt, with most under 750 square feet, in part to avoid full development fees.
Mayor de Graaf said people will build exempt units in order to avoid the fees and expressed concern about the State’s increasing role in overriding local development standards, noting that while communities establish standards to maintain character and manage infrastructure, state law requires cities to allow ADUs with few restrictions. He said Ripon is a special place and just because someone can build something, does not mean they should.
Council Member Restuccia asked for clarification regarding setbacks. Zuidervaart explained that front setbacks must match those of the primary residence. If a property cannot accommodate an 800-square-foot ADU under standard requirements, the City must reduce setbacks or similar standards to ensure that at least one 800-square-foot ADU can be built.
Council Member Zuber asked what the limit is as far as the number of ADUs and attached ADUs that can be built on one property. Zuidervaart said that state law permits one detached ADU and one attached ADU. The attached unit may be up to 50% of the primary residence or a maximum of 1,200 square feet. He said this could allow a singlefamily property to become a three-unit property. City Attorney Terpstra said the law is fairly clear that a lot may only hold one detached ADU and one attached ADU.
Barton said the State law leaves almost no room for cities like Ripon to consider neighborhood impacts, even though ADUs will inevitably affect community character.
He said when streets become crowded with parked cars, property values often decline and people may even start parking in front yards.
Zuidervaart said that the City has limited discretion to regulate non-exempt ADUs, while state-exempt ADUs must be approved ministerially with virtually no local control. Since nearly all ADUs fall into the exempt category, local standards will only matter in rare cases, but staff would like to update the ordinance so that staff may ensure the standards are upheld regarding non-exempt ADUs.
Barton said he agrees with staff’s recommendation regarding the ordinance updates and Council agreed.
Zuber said one of the controlling factors mentioned was whether the lot is multi-family or single-family and asked if there are any multi-family lots in town and if residents can request to change from one to the other. Zuidervaart said approval from the Planning Commission would be necessary to rezone a parcel from single-family to multi-family. de Graaf asked if an apartment building can build an ADU. Zuidervaart said yes, but it would have to be detached.
Zuidervaart said that after receiving direction from the Council on non-exempt ADUs, City Council Page 3 September 26, 2025
staff would finalize the draft ordinance and bring it to the Planning Commission for review. The Commission would make a recommendation to the City Council, which could adopt, amend, or otherwise modify the ordinance. He said once adopted, the ordinance must be submitted to the State Department of Housing and Community Development (HCD) for review. HCD could require revisions if it determines the ordinance does not comply with state law, which could send the matter back to the City.
He estimated that the earliest a new ordinance might be completed is sometime next year.
Zuidervaart said that while the City has no authority to impose design standards on stateexempt ADUs, the units built in Ripon so far have generally been of good quality and appearance. Although owners could choose to build cheaply, he said most have produced units that fit reasonably well in the community.
Adam Corkins said the City should consider how to incentivize higher-quality ADUs rather than placing heavy burdens on non-exempt units that might push people toward the exempt category. He shared his own experience of trying to build a unit above a garage with better materials, only to have the plan rejected for not matching the existing structure.
Corkins encouraged the Council to view the ordinance not only as a tool to limit development but also as a way to create opportunities. He said as both an investor and a father of five, his goal is to strengthen the community, keep property values strong, and provide affordable housing so local young people can remain in Ripon.
Corkins described housing as a “ladder,” where families move up over time, and said the City should think about where that housing stock is best located to support future generations. He added that while he would not build an ADU in his own front yard, there are parts of town that need redevelopment and investment, and those areas could benefit from affordable housing options.
Ryan Van Groningen said he has built several ADUs and considers himself part of the 99% of typical projects. He urged the Council to look at the ADUs that have already been built, noting that while initial neighborhood concerns are common, most issues fade once the units are in place.
Van Groningen explained that ADUs often serve individuals or couples who want a small home with a yard rather than an apartment. He said the concept is not inherently bad, but acknowledged that it needs to be implemented correctly. He added that ADUs provide Ripon residents with lower-cost housing options at a time when alternatives are limited and expensive.
Restuccia requested a list of ADUs that have been built so he can go look at them. de Graaf said he was less concerned about property owners building quality units and more concerned about outside investors who might build without regard to neighborhood character.
Zuidervaart said he will provide Council a list of completed ADUs.
City Council Page 4 September 26, 2025
2. CLOSED SESSION
PUBLIC DISCUSSION ON CLOSED SESSION MATTERS: No one from the public wished to speak at this time.
ROLL CALL: Council Members Leo Zuber, Michael Restuccia, Dean Uecker, Vice Mayor Gary Barton, Mayor Daniel de Graaf.
OTHERS PRESENT: City Administrator Kevin Werner, City Attorney Tom Terpstra Jr., Deputy City Clerk Jane Kilgore.
IN THE MATTER OF:
(1) Personnel Negotiations Pursuant to Section 54957.6 of the California Government Code - Relation Insurance Group: 2026 Health and Welfare Renewals Return to open session.
City Attorney Terpstra said Council met in in closed session to discuss the 2026 Health and Welfare renewals and no reportable action was taken.
3. ADJOURNMENT
There being no further business, the meeting was adjourned at 11:14 AM. (Signed) Daniel de Graaf
Mayor
ATTEST:
(Signed) Lisa Roos
City Clerk
City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 09/26/2025
Subject: Accessory Dwelling Unit Ordinance Update
DISCUSSION/ANALYSIS:
Staff to provide a comprehensive review of the history of Accessory Dwelling Units (ADUs) within the City of Ripon, highlighting key state-mandated requirements introduced over the past eight years. Staff will also focus on areas where the City retains some local control and discretion. Council input will be sought to guide the upcoming ADU ordinance amendment to ensure compliance with state law while addressing local community needs and priorities.
1.A
Packet Pg. 5