City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 12/09/2025
Subject: General Plan Amendment (GP25-128) and Rezone (Z25-127) RECOMMENDED ACTION:
If the City Council agrees with the City’s long-term vision of creating and enhancing service and retail business opportunities along the West Main Street corridor, the Planning Commission and staff recommends that the Commission support the proposed rezone from Professional Office (PO) to Community Commercial (C2) for the properties located at 1408 and 1444 W. Main Street.
This zoning change will preserve flexibility for continued professional and office uses while expanding opportunities for small-scale service, retail, and community-serving businesses consistent with the City’s General Plan and corridor revitalization goals.
Accordingly, the Planning Commission and staff recommend that the City Council take the following actions:
1. Find that the proposed project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15061(b)(3) (Common Sense Exemption) and 15301 (Existing Facilities), as described in the staff report; and
2. Recommend that the City Council approve the proposed General Plan Land Use Amendment (GPA25-128) and Rezone (Z25-127) from Professional Office (PO) to Community Commercial (C2) for the subject properties located at 1408 and 1444 W.
Main Street, subject to the conditions of approval contained in this staff report.
Approval of this rezone would advance the City’s objective of promoting a balanced and vibrant commercial corridor, supporting new investment, and providing expanded service and retail opportunities for the community.
BACKGROUND:
The properties located at 1408 and 1444 W. Main Street are currently zoned Professional Office (PO). The applicant, Kamaljit S. Brar, requests rezoning to Community Commercial (C2) to accommodate a small animal hospital in a portion of the building at 1444 W. Main Street.
The building at 1408 W. Main Street contains five suites totaling approximately 8,442 square feet, with the following suite distribution:
Suite A: 1,668 sq. ft.
Suite B: 1,587 sq. ft.
Suite C: 1,960 sq. ft.
Suite D: 1,470 sq. ft.
Suite E: 1,757 sq. ft.
The building at 1444 W. Main Street contains four suites totaling approximately 7,060 square feet, with the following suite distribution:
Suite A: 1,845 sq. ft.
Suite B: 921 sq. ft.
Suite C: 1,524 sq. ft.
Suite D: 2,770 sq. ft.
Currently, the Professional Office (PO) zoning district allows medical, dental, and administrative offices, but excludes veterinary hospitals due to operational intensity and potential compatibility concerns. The Community Commercial (C2) district, by contrast, allows a broader range of land uses, including small animal veterinary facilities, while still permitting professional office uses, thus retaining flexibility for both professional and service-oriented business operations.
DISCUSSION:
The PO district is designated to provide areas for low-intensity professional activities such as healthcare offices, administrative offices, and similar establishments. These uses typically generate limited traffic and noise, serving as a transition between residential and more intensive commercial uses.
The C2 district supports broad and complementary range of uses, including personal services, retail establishments, restaurants, and veterinary hospitals. Importantly, it also permits professional and medical offices, thereby preserving the opportunity for professional services within a more flexible zoning framework. This makes the CC district well-suited for corridors such as West Main Street, where mixed business types can coexist and strengthen the city’s commercial vitality.
Analysis of Proposed Rezoning:
Rezoning from Professional Office (PO) to Community Commercial (C2) would create opportunities while balancing key planning considerations such as neighborhood compatibility, infrastructure capacity, and corridor development goals.
Pros:
Allows Small Animal Hospitals: The C2 designation permits veterinary hospitals, allowing the applicant to legally establish a small animal facility that meets zoning and operational standards.
Expanded Use Flexibility: Provides for both general commercial and professional office uses, broadening development potential for property owners and supporting varied business types.
Economic Development: Promotes investment and business diversity, supporting additional sales tax revenue and job creation along the West Main Street corridor. Consistency with Adjacent Uses: Surrounding parcels feature commercial and medium/high density residential zoning, rezoning aligns the subject sites with existing land use patterns and enhances corridor cohesion.
Potential Property Value Growth: Broader allowable uses typically increase the longterm market value and tenant demand for commercial properties.
Cons:
Traffic and Parking Demand: Commercial uses can generate increased vehicle trips and require higher parking capacity compared to professional offices. Operation Impacts: Commercial uses, including veterinary services, may create more activity or deliveries than typical office environments. Infrastructure and Upgrade Requirements: Sites may need improvements such as ADA compliance, drainage upgrades, or updated parking layouts to meet commercial standards.
Reduced Dedicated Office Space: Reclassification could slightly reduce the amount of land reserved exclusively for office-type developments.
Parking and Traffic Impact Analysis
Parking Impacts
The rezoning from Professional Office (PO) to Community Commercial (C2) may result in a modest increase in parking demand due to the broader range of allowable uses, including retail, restaurant, and service-oriented businesses. Under the PO zoning, parking ratios typically range from 1 space per 250-300 square feet of office area, while under the C2 zoning, parking requirements vary by use type, for example, retail and service uses generally require 1 space per 250 square feet, and veterinary hospitals typically require 1 space per 300 square feet plus 1 per employee on the maximum shift.
At 1408 W. Main Street (8,442 sq. ft., 5 suites) and 1444 W. Main Street (7,060 sq. ft., 4 suites), the combined building area totals approximately 15,502 square feet. Using the most conservative commercial standard (1 per 250 sq. ft.), the maximum parking demand would be approximately 65 spaces. The two sites currently provide a total of 67 parking spaces, which slightly exceeds the most stringent commercial requirement.
At 1444 W. Main Street, the applicant proposes to establish a small animal veterinary clinic within Suites C and D, totaling approximately 4,300 square feet. Based on the veterinary use parking ratio (1 space per 300 sq. ft. + 1 per employee) and the remaining building area remaining retail, office, and service types of uses, the adjusted parking demand for 1408 and 1444 W. Main Street would be 65 spaces, as summarized below:
Retail, Office,
Service Type of
Uses
Parking Demand
a
Vet Hospital Parking Demand
b
Total Parking
Demand
1408 W. Main
Street
8,442 sq. ft. 34 spaces - - 34 spaces
1444 W. Main
Street
2,760 sq. ft. 12 spaces 4,300 sq. ft. 19 spaces 31 spaces Parking Requirement 65 spaces
Available Parking 67 spaces
Notes:
a. Based on 1 parking space for every 250 sq. ft.
b. Based on 1 parking space for every 300 sq. ft. plus 1 parking space per employee.
Adding a small animal veterinary clinic as proposed would not exceed the available parking spaces. Looking ahead as other changes may be proposed, the Planning Department retains the authority to deny a proposed change of use or to refuse issuance of a business license if the new use would create parking deficiencies or generate traffic impacts inconsistent with applicable standards. This regulatory safeguard ensures that future tenant changes under the C2 zoning will maintain compliance with parking and circulation requirements. Traffic Impacts
Trip generation for Professional Office uses generally averages 11 daily trips per 1,000 sq. ft., compared to 42 daily trips per 1,000 sq. ft. for Community Commercial uses (per ITE Trip Generation Manual, 11th Edition). Applying these rates to the total 15,502 sq. ft. of building area yields an estimated increase from approximately 170 daily trips (PO) to 651 daily trips (C2), an incremental rise of roughly 480 daily vehicle trips if fully converted to high-intensity commercial uses.
In practice, traffic increases are expected to be lower because a substantial portion of the buildings will remain occupied by office or low-traffic service uses. The proposed small animal clinic typically generates moderate trip volumes limited to client appointments and occasional deliveries, well within the capacity of the existing access points and the surrounding street network. West Main Street (arterial) and Robert Avenue (collector) are designed to accommodate commercial-level traffic volumes and can absorb the additional trips without affecting level of service or public safety.
Conclusion
The existing 67 parking spaces adequately serve current and anticipated uses under the proposed C2 zoning. The incremental traffic increases are well within the capacity of nearby roadways, and ongoing City review of future tenant changes will ensure that adequate parking and circulation are maintained. The Planning Department’s authority to restrict or deny use changes that would negatively impact parking ratios or traffic operations provides an additional safeguard against potential over-intensification. Therefore, the proposed rezoning would not result in significant adverse traffic or parking impacts and remains consistent with the City’s goals for a balanced, vibrant West Main Street commercial corridor.
Summary Observation:
If the City’s long-term vision for West Main Street aims to enhance activity and expand service and retail oriented businesses, the rezoning to Community Commercial (C2) supports that vision.
This action also maintains flexibility by continuing to allow professional office uses alongside new commercial uses and services.
Maintaining the existing Professional Office (PO) designation would preserve lower-intensity office uses but limit the availability to attract community serving commercial activities such as animal care services.
Overall Benefits to the City:
Rezoning these parcels would:
Encourage new commercial investment while maintaining professional office potential. Promote corridor revitalization and land use consistency along West Main Street. Diversify economic and service opportunities for residents. Support small business development, employment, and overall community convenience.
PLANNING COMMISSION ACTION:
On November 17, 2025 the Planning Commission held a public hearing to review the project and provide the public an opportunity to comment on the proposed General Plan map amendment and property rezone. At that time, no one from the public came forward in opposition of the General Plan map amendment or the rezone of the above mentioned properties.
Subsequently, the Commission took action to recommend the City Council affirm the CEQA determination and approve the proposed General Plan map amendment and rezone of the properties. The Planning Commission minutes have been attached to this staff report for reference.
FINDINGS:
1. Consistency Finding - The proposed rezone is consistent with the goals, policies, standards, and maps of the City of Ripon General Plan, including the Land Use, Circulation, and Community Design Elements.
Staff Analysis: The proposed change from Professional Office (PO) to Community Commercial (C2) supports the General Plan’s goals to strengthen commercial vitality along major corridors such as West Main Street by promoting a balanced mix of professional, service, and retail uses. The project advances Land Use and Growth Accommodations Goal A, encouraging efficient development within existing urbanized areas, and is consistent with Circulation Goals A-C by maintaining appropriate roadway capacity and access. The rezoning also supports Community Health and Safety Goals B, C, and D by allowing essential local services such as small animal care facilities within close proximity to residential neighborhoods.
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 Analysis:
The sites are fully developed with existing infrastructure that meets City standards. Both parcels have existing access to public water, sewer, and storm drainage systems, and the adjoining roadway network (West Main Street and Robert Avenue) provides adequate capacity to serve existing and future commercial traffic. No off-site infrastructure upgrades are required at this time. Future tenant improvements or use changes will be reviewed during the building permit process to ensure ongoing compliance with all infrastructure standards.
3. Site Suitability Finding - The sites are physically suitable for the type and intensity of development.
Staff Analysis:
The combined parcels total approximately 15,502 square feet of commercial floor area across two buildings, with 67 existing parking spaces. This parking supply is adequate under both the Professional Office and Community Commercial zoning standards. The sites provide sufficient lot area, access, landscaping, and circulation to accommodate a range of commercial and professional uses. The proposed veterinary clinic occupying Suites C and D (approximately 4,300 sq. ft.) at 1444 W. Main Street can be supported within the existing parking supply and circulation layout.
4. Issuance Not Detrimental Finding - Issuance of the zone change will not be significantly detrimental to the public health, safety, or welfare, or injurious to property or improvements of adjacent properties.
Staff Analysis:
The rezoning will not generate adverse impacts on adjacent properties. Traffic analysis shows that the change to C2 zoning could incrementally increase daily trips; however, roadway capacity is sufficient, and any such increases will remain within acceptable limits for this commercial corridor. The City retains the authority through its Planning and Business Licensing processes to deny proposed changes of use or refuse business license issuance if a proposed use would negatively impact parking ratios, traffic circulation, or neighborhood compatibility. These safeguards ensure that future operations remain consistent with City standards and do not adversely affect nearby properties.
5. Compatibility Finding - The proposed zoning and uses are compatible with adjoining land uses.
Staff Analysis:
The surrounding properties are developed with a mix of commercial, office, and mediumdensity residential uses, making the C2 district an appropriate transition zone. The Community Commercial designation allows continued professional office operations while accommodating small-scale service and retail uses consistent with the established corridor character. Building design, access, and operational characteristics are compatible with existing development along West Main Street.
6. Code Compliance Finding - The Ripon Municipal Code expressly allows for such uses under the proposed C2 zoning district, and the project meets those conditions.
Staff Analysis:
The C2 (Community Commercial) district expressly permits veterinary hospitals, personal services, and professional offices, subject to applicable development standards. Both existing buildings comply with City code requirements regarding setbacks, landscaping, access, and parking ratios. Future tenant improvements will be reviewed for compliance with applicable zoning, building, and public safety codes.
7. General Plan Consistency Finding - The proposed rezone is consistent with the adopted General Plan land use designation.
Staff Analysis:
The General Plan designates the West Main Street corridor for mixed commercial development that provides neighborhood and community-serving uses. The proposed rezoning from PO to C2 supports this designation by broadening allowable uses, enhancing business flexibility, and aligning the zoning with the City’s long-term economic development and land use policies. The change maintains consistency between zoning and the General Plan land use map.
Conditions of Approval:
Building Department - Todd Hatch (599-0284)
1. Demolition, construction and placement of all structures on the site will be as approved and in compliance with all applicable building, electrical and plumbing codes, and that any changes to the plans, as approved, will be re-submitted to the Planning Department for additional review and approval.
2. Proponents shall submit appropriate building plans and obtain all necessary building permits for any and all construction on site.
Planning Department - Ken Zuidervaart (599-0222)
3. The proponent shall install a new trash enclosure on the parcel located at 1444 W. Main Street. The enclosure shall be designed and constructed in accordance with the City of Ripon Standard Specifications and Standard Details, including the requirement for a roof structure to comply with storm water management and screening requirements. The enclosure shall be architecturally compatible with the existing building on-site and shall be reviewed and approved by the Planning Department prior to any building permit issuance or site occupancy.
Environmental Analysis:
Pursuant to the California Environmental Quality Act (CEQA) and the City of Ripon Environmental Quality Guidelines, staff has determined that the proposed rezone and establishment of a small animal veterinary clinic within existing suites at 1444 W. Main Street are categorically exempt from environmental review under the following CEQA Guidelines:
• Section 15061(b)(3) - Common Sense Exemption, as it can be seen with certainty that there is no possibility that the activity may have a significant effect on the environment.
The project involves no new construction or land disturbance and would not result in any physical environmental impacts.
• Section 15301 - Existing Facilities (Class 1), which exempts the operation, repair, maintenance, or minor alteration of existing structures involving negligible expansion of use. The proposed veterinary clinic and related site improvements, such as installation of a new trash enclosure, occur entirely within existing developed parcels and do not expand building footprints or intensity of use beyond that anticipated by existing zoning.
The project is located within a fully urbanized corridor served by existing infrastructure, with no potential for cumulative impacts or effects on sensitive environmental resources. Therefore, no further environmental review is required, and the project is exempt from CEQA.
General Application Information:
Owner/Applicant: Diablo View Enterprises Corp & Plaza Partners PTP / Kamaljit S.
Brar
Application#: General Plan Land Use Amendment (GPA25-128) & Rezone (Z25-127)
GP Designation: Current - PO (Professional Office)
Proposed - CC (Community Commercial)
Zoning: Current - PO (Professional Office)
Proposed - C2 (Community Commercial)
Property Details: • 1408 W. Main Street: 8,442 sq. ft. (5 suites: A-E) •1444 W. Main Street: 7,060 sq. ft. (4 suites: A-D; Suites C & D proposed for animal clinic use)
Attachments:
1. Vicinity Map
2. Land Use Map Exhibit
3. November 17 2025 P.C. Minutes
4. Public Hearing Notice
RESOLUTION NO. 25-40
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
RIPON APPROVING A GENERAL PLAN MAP AMENDMENT
TO ALLOW FOR THE REZONING OF THE PROPERTIES
LOCATED AT 1408 AND 1444 W. MAIN STREET (APN'S 259-
090-27 AND 259-090-28)
WHEREAS, the City of Ripon previous hereto has adopted a General Plan for The City of Ripon on September 19, 2006; and
WHEREAS, an application was submitted requesting approval of a General Plan Land Use Amendment (GP25-128) for the properties located at 1408 and 1444 W. Main Street, identified as APNs 259-090-28 and 259-090-27; and
WHEREAS, the proposed General Plan amendment would redesignate the properties from Professional Office (PO) to Community Commercial (CC) to allow a broader range of neighborhoodserving commercial uses; and WHEREAS, pursuant to the Ripon Municipal Code and applicable state law, the Planning Commission held a duly noticed public hearing on the project, reviewed the proposed amendment, received public testimony, and adopted a recommendation that the City Council approve the request; and WHEREAS, the City Council considered the staff report, the Planning Commission recommendation, supporting material, and all public comments submitted regarding this matter; and WHEREAS, the City Council affirms the Planning Commission’s determination that the project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15061(b)(3) (Common Sense Exemption) and 15301 (Existing Facilities) of the CEQA Guidelines, as described in the staff report.
NOW, THEREFORE, BE IT RESOLVED by the City Council of The City of Ripon that:
1. The City Council hereby makes the findings required for approval of a General Plan Land Use Map Amendment as set forth in the staff report and incorporated herein by reference; and
2. The City Council hereby approves the General Plan Land Use Map Amendment for 1408 and 1444 W. Main Street (GP25-128), redesignating the parcels from Professional Office (PO) to Community Commercial (CC).
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Ripon this 9th day of December, 2025, by the following vote:
RESULT: ADOPTED [3 TO 1]
MOVER: Leo Zuber, Council Member
SECONDER:Daniel de Graaf, Council Member
AYES: Daniel de Graaf, Gary Barton, Leo Zuber
NAYS: Michael Restuccia
ABSTAIN: Dean Uecker
THE CITY OF RIPON,
A Municipal Corporation
By ________________________________
GARY BARTON, Mayor
ATTEST:
By: ___________________________
LISA ROOS, City Clerk