Ripon Planning Commission Minutes
MONDAY, OCTOBER 20, 2025 – 6:00 PM
REGULAR MEETING
PLEDGE OF ALLEGIANCE:
This meeting was called to order at 6:00 P.M. with Commissioner Saljian leading the Pledge Allegiance to the Flag.
ROLL CALL:
Attendee Name Title Status Arrived
George Saljian Commissioner Present
Dave Collins Commissioner Present
Steven Verver Commissioner Present
Debra Van Essen Commissioner Present
Jeff Veilleux Commissioner Present
Lori Bunnell Commissioner Present
Others Present: Planning Director Ken Zuidervaart, City Attorney Tom Terpstra Jr., Planning Secretary Michael Winters, Information Systems Technician Alex Arias, Anthony Hoac, Mauro Gonzalez.
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 September 15, 2025.
RESULT: ADOPTED [4 TO 0]
MOVER: Debra Van Essen, Commissioner
SECONDER: George Saljian, Commissioner
AYES: Saljian, Collins, Van Essen, Veilleux
ABSTAIN: Verver
A. PLANNING COMMISSION - REGULAR MEETING - SEP 15, 2025 6:00 PM Planning Commission Page 2 October 20, 2025
1. DISCUSSION ITEMS:
A. MAJOR SITE PLAN PERMIT (SR25-53) - 1504 COLONY ROAD
A request to develop an unattended electric
vehicle (EV) charging facility on a 27,443
square foot undeveloped parcel located at
1504 Colony Road within the C4
(Highway Service Commercial) zoning
district.
Should the Planning Commission agree
with staff’s recommendation, the
following motion would be appropriate:
“The Planning Commission approves
the Major Site Plan Permit (SR25-53)
to allow construction of an unattended
electric vehicle charging facility at
1504 Colony Road, based on the
findings and subject to the conditions
of approval contained in this staff
report.”
Planning Director Zuidervaart introduced the staff report into record.
Zuidervaart said the request is to develop an unattended electric vehicle (EV) charging facility on a 27,443-square-foot parcel located at 1504 Colony Road within the C4 (Highway Service Commercial) zoning district.
Zuidervaart said the State of California is strongly encouraging the development of electric vehicle charging facilities to advance its clean energy and air quality goals. He said these types of projects are becoming increasingly common along major travel routes and within commercial service areas.
Zuidervaart stated that staff believes the site, located along a primary commercial corridor with convenient access from Highway 99, is a suitable and appropriate location for an EV charging facility. Although currently undeveloped and presenting site access challenges, staff considers the project a practical opportunity to activate the vacant lot with a modern EV charging station. Zuidervaart added that with careful design, the accessibility challenges can be effectively addressed to ensure safe and functional operation.
Zuidervaart said the project includes six dual-port EV chargers, providing a total of 12 charging stalls, including one ADA-accessible stall. He said the project also features a covered canopy, new asphalt paving, and a trash enclosure. He added that the site lighting and landscaping are designed to comply with City standards.
Zuidervaart stated that the project will utilize the existing shared drive aisle providing access to the entire development from Colony Road. He said the site design ensures efficient vehicle circulation with safe ingress and egress throughout the facility.
Zuidervaart added that the Ripon Consolidated Fire Department reviewed the site plan and raised no concerns regarding emergency response.
Planning Commission Page 3 October 20, 2025
Zuidervaart stated that all new utilities for the site will be installed underground. He further indicated that the project includes storm water facilities designed to comply with the City’s storm water development standards. Additionally, he noted that the Ripon Police Department requires the applicant to install security cameras compatible with the City’s wireless mesh camera network.
Zuidervaart explained that the applicant is responsible for maintaining the site in a clean, safe, and operable condition at all times.
CHAIRMAN OPENED THE ITEM FOR PUBLIC COMMENT
Commissioner Saljian asked what PUG stood for on the landscape drawings.
Applicants: Mauro Gonzalez and Anthony Hoac from Ionna LLC and Kimley-Horn said it is an existing underground electrical line.
Vice-Chairman Van Essen asked Gonzalez if Ionna LLC owned the property.
Gonzalez confirmed that Ionna LLC does own the property.
Van Essen asked Gonzalez about the frequency of trash pickup from the site.
Gonzalez responded that the frequency of trash pickup depends on usage, and that the trash service is contracted out.
Van Essen asked Gonzalez if the chargers work for all electrical vehicles.
Gonzalez explained that there will be chargers specifically for Teslas and separate chargers for non-Tesla vehicles. He added that the system is natively integrated to charge any electric vehicle.
Van Essen asked Gonzalez who the utility provider is.
Gonzalez responded Modesto Irrigation District (MID).
Saljian asked Gonzalez whether all power for the site will be supplied by MID or if battery storage will be incorporated on-site.
Gonzalez replied that there is no battery storage on-site and all power will be served by MID.
Saljian asked Gonzalez if fire suppression is required on the canopy.
Gonzalez responded that fire suppression has not been flagged at this time, and that the canopy is constructed out of steel.
Proponent: No one wished to speak in favor of this project.
Planning Commission Page 4 October 20, 2025
Opponents: No one wished to speak in opposition of this project.
Motion to approve the Major Site Plan Permit SR25-53 to allow construction of an unattended electric vehicle charging facility at 1504 Colony Road, based on the findings and subject to the conditions of approval contained in the staff report.
RESULT: ADOPTED [UNANIMOUS]
MOVER: George Saljian, Commissioner
SECONDER: Dave Collins, Commissioner
AYES: Saljian, Collins, Verver, Van Essen, Veilleux
2. PUBLIC HEARINGS:
A. ZONING TEXT AMENDMENT TAZ25-126 - ELECTRIC VEHICLE CHARGING
STATIONS
TAZ 25-126 will consider amendments to
Ripon Municipal Code Title 16
(Development Title) by adding a new
Chapter to address development of Electric
Vehicle Charging Stations pursuant to
California Government Code Sections
65850.7 and 65850.71.
Should the Planning Commission agree
with staff’s recommendation, the
following motion would be
appropriate:
“The Planning Commission
recommends that the City
Council approve the creation of
Chapter 16.218 – Electric
Vehicle Charging Stations,
based on the findings in the
staff report.”
Planning Director Zuidervaart introduced the staff report into record.
Zuidervaart said the State of California has adopted legislation requiring local jurisdictions to streamline the permitting process for Electric Vehicle (EV) charging stations in accordance with Government Code Sections 65850.7 and 65850.71.
Zuidervaart explained that these laws are intended to accelerate the availability of EV infrastructure statewide by requiring cities to adopt an ordinance providing for ministerial review and expedited approval of qualifying EV charging station applications.
Zuidervaart said the City of Ripon currently processes EV charging station installations, particularly those proposed for commercial or public parking areas, through either the Minor or Major Site Plan Review process, depending on the project’s size, location, and associated improvements.
Zuidervaart stated that the purpose of this item is to establish a chapter in the Municipal Code that complies with state law regarding EV charging stations. He noted that the draft ordinance includes provisions for streamlining the permitting process and sets application processing timelines. Zuidervaart also explained that the City is required to adopt a checklist for applicants, outlining the required submittals for the Building Department.
Planning Commission Page 5 October 20, 2025
Zuidervaart said while the City is preempted by State law from imposing discretionary design review on qualifying EV charging stations, staff has included provisions that continue to safeguard Ripon’s community standards to the greatest extent allowed.
Zuidervaart said all applications will go through an administrative process. If an applicant is not satisfied with the Building Official’s determination, they may appeal the decision to the Planning Commission for final review.
Zuidervaart said he is available to answer any questions. He noted that there are no conditions of approval for this item. He added that tonight the Planning Commission is being asked to provide a recommendation to the City Council to adopt the ordinance as proposed or as amended if the Commission recommends changes to the draft ordinance.
Commissioner Saljian said it sounds like the City has little discretion and asked Zuidervaart for further clarification.
Zuidervaart stated that the City has limited discretion over qualifying streamlined EV charging station projects. He explained that projects like the one approved tonight at 1504 Colony require discretionary approval because they are proposing a new development on undeveloped property.
Zuidervaart stated in contrast, EV charging projects located on already developed properties that fall under the streamlined State code are not subject to City discretion, meaning the City cannot enforce restrictions related to the removal of parking spaces or landscaping. Zuidervaart added that while the City cannot hold applicants of this streamlined process accountable for removing things such as parking spaces or landscaping for their EV charging stations, property owners will still be required to maintain the original conditions of approval associated with their projects.
Commissioner Collins asked Zuidervaart where these streamlined EV charging stations can locate, specifically for residential areas.
Zuidervaart explained that these types of projects are typically located on private property for personal use within residential settings. He further noted that the projects being discussed here are intended for public settings, such as parking lots for various businesses.
Vice-Chairman Van Essen asked Zuidervaart if the City receives any sales tax revenue from EV charging stations.
Zuidervaart said no, the City does not receive any revenue.
Chairman Veilleux asked Zuidervaart if there is a limit to how many projects can be built.
Zuidervaart responded there is no limit.
PUBLIC HEARING OPENED
Planning Commission Page 6 October 20, 2025
No one wished to speak at this time.
PUBLIC HEARING CLOSED
Motion to recommend that the City Council approve creation of Chapter 16.218 – Electric Vehicle Charging Stations, based on the findings in the staff report.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Debra Van Essen, Commissioner
SECONDER: Dave Collins, Commissioner
AYES: Saljian, Collins, Verver, Van Essen, Veilleux
B. DEVELOPMENT AGREEMENT - ANNUAL REVIEW (2025)
Silverstone 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.”
Planning Director Zuidervaart introduced the staff report into record.
Zuidervaart explained that is a mandatory annual review of active development agreements to ensure developers are complying in good faith with the terms and conditions mutually agreed upon. He said some Development Agreements are fully built out, but the 10-year agreement is still active.
Zuidervaart said the City of Ripon has processed a total of fifty-seven development agreements over its history, with six currently considered active. Among these active agreements, four pertain to residential developments: two completed, Silverstone Subdivision and The Vineyards Subdivision; one in progress, Meadowood Subdivision; and one pending construction, Pereira Subdivision.
Zuidervaart said the remaining two active agreements include one mixed-use project, Ripon Gardens II, which is nearly built out, and one institutional agreement for the Calvary Reformed Church Master Plan.
Planning Commission Page 7 October 20, 2025
Zuidervaart stated that the developers are in compliance with all requirements and that staff will forward the Commission’s recommendation to the City Council as a report on the motion.
Commissioner Saljian asked Zuidervaart if all developers are in compliance.
Zuidervaart said yes, they are.
PUBLIC HEARING OPENED
No one wished to speak at this time.
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: Saljian, Collins, Verver, Van Essen, Veilleux
C. TENTATIVE PARCEL MAP (PM25-97) FOR 1297 E. MILGEO AVENUE A request to subdivide one property into
two single-family residential lots located at
1297 E. Milgeo Avenue, in the R1A
Zoning District.
Based on the information provided
above, staff recommends the following
motion:
“The Planning Commission
moves to open the public
hearing for the Tentative Parcel
Map (PM 25-97) for the
property at 1297 E. Milgeo
Avenue, receive any testimony,
and continue the item to a
future meeting date to be
determined, leaving the public
hearing open until such date.”
Planning Director Zuidervaart introduced the staff report into record.
Zuidervaart said the request is for approval of a tentative parcel map to subdivide an approximately 0.9 acre property located at 1297 E. Milgeo Avenue, within the singlefamily residential (R1A) zoning district. He said the purpose of the subdivision is to split a large single-family parcel into two single-family parcels, fully compliant with R1A (single-family residential) zoning standards.
Planning Commission Page 8 October 20, 2025
Zuidervaart stated that staff has not yet received the outstanding technical documents and other submittals required to complete the final staff review, and therefore the application has been deemed incomplete. He recommended that the item be continued to a future Planning Commission meeting, with the date to be determined.
Zuidervaart explained that since public notices were issued in advance of tonight’s meeting, the public hearing must be opened at the current meeting and will remain open until the Commission reconsiders the item after staff receives a complete application with all required submittals.
PUBLIC HEARING OPENED
Motion to open the public hearing for the Tentative Parcel Map (PM25-97) for the property at 1297 E. Milgeo Avenue, receive any testimony, and continue the item to a future meeting date to be determined, leaving the public hearing open until such date.
RESULT: ADOPTED [UNANIMOUS]
MOVER: George Saljian, Commissioner
SECONDER: Debra Van Essen, Commissioner
AYES: Saljian, Collins, Verver, Van Essen, Veilleux
REPORTS:
Planning Director Zuidervaart said there will be a couple items scheduled for the November Planning Commission meeting.
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 $628.00.
There being no further business, the meeting was adjourned at 6:48 PM.