Ripon Planning Commission Minutes
MONDAY, NOVEMBER 17, 2025 – 6:00 PM
REGULAR MEETING
PLEDGE OF ALLEGIANCE:
This meeting was called to order at 6:00 P.M. with Commissioner Verver leading the Pledge Allegiance to the Flag
ROLL CALL:
Attendee Name Title Status Arrived
George Saljian Commissioner Present
Dave Collins Commissioner Absent
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 Elizabeth Farnam.
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 October 20, 2025.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Debra Van Essen, Commissioner
SECONDER: Steven Verver, Commissioner
AYES: Saljian, Verver, Van Essen, Veilleux, Bunnell
A. PLANNING COMMISSION - REGULAR MEETING - OCT 20, 2025 6:00 PM Planning Commission Page 2 November 17, 2025
1. PUBLIC HEARINGS:
A. 1408 AND 1444 W. MAIN STREET - GENERAL PLAN LAND USE AMENDMENT
AND REZONE
This is a request from the applicant,
Kamaljit S. Brar, for the Planning
Commission to recommend that the City
Council approve both the General Plan
Land Use Amendment and the zoning
change for the properties located at 1408
and 1444 W. Main Street, changing the
designation from Professional Office to
Community Commercial.
Should the Planning Commission agree
with staff’s recommendation, the
following motions would be appropriate:
1. The Planning Commission finds
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. Recommends 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.
Planning Director Zuidervaart introduced the staff report into record.
Zuidervaart said the request is for a general plan amendment and rezone of the properties located at 1408 and 1444 West Main Street from Professional Office (PO) to Community Commercial (C2) to allow the establishment of a small animal veterinary hospital.
Zuidervaart said the two buildings total approximately 15,500 square feet. He said the building at 1408 West Main Street consists of five suites totaling roughly 8,400 square feet, while the 1444 West Main Street building contains four suites totaling just over 7,000 square feet. Zuidervaart said the applicant proposes to occupy suites C and D of 1444 West Main Street, which totals 4,300 square feet.
Planning Commission Page 3 November 17, 2025
Zuidervaart explained that veterinary hospitals are not allowed under the current PO zoning. However, the C2 zoning designation permits veterinary uses while also allowing general office uses. Zuidervaart said the C2 zone offers greater flexibility and is better aligned for the West Main Street Corridor.
Zuidervaart said the rezone would broaden the range of allowable businesses, which would provide opportunities for current and future tenants.
Zuidervaart stated that the change of use is consistent with the surrounding land uses. He noted that properties along West Main Street and Robert Avenue already include commercial and medium to high-density residential uses. Zuidervaart added that the rezone would align the two parcels with the existing land use pattern and help strengthen the corridor’s cohesion.
Zuidervaart discussed the traffic implications, noting that the site provides sixty-seven parking spaces, which exceeds the commercial zoning requirement. Zuidervaart stated that the veterinary clinic is expected to need seventeen to nineteen spaces, depending on staffing levels. He said the remaining suites will continue to operate as low-intensity office uses, so he does not anticipate any parking issues.
Zuidervaart explained that staff could deny a change of use in the remaining suites if a proposed business would generate excessive traffic or require additional parking, such as a restaurant use. He noted that commercial uses can generate higher trip counts than professional offices, but the roadway network along West Main Street is designed to accommodate commercial-level traffic volumes. Zuidervaart added that the small animal clinic generates moderate trip levels and that he does not anticipate any significant traffic impacts resulting from the rezone.
Zuidervaart stated that there are two conditions of approval associated with this project.
He explained that any interior improvements to the building will require a building permit through the Building Department. Zuidervaart added that the second condition of approval requires the applicant to construct a trash enclosure on 1444 West Main Street.
He noted that the two buildings currently share the trash enclosure located at 1408 West Main Street, and that this requirement will bring 1444 West Main Street up to City standards under the Commercial Design Guidelines.
Vice-Chairman Van Essen asked Zuidervaart if the applicant owns both 1408 and 1444 West Main Street.
Zuidervaart stated that the applicant is proposing to purchase 1444 West Main Street. He explained that staff approached the owners of 1408 West Main Street for the sake of consistency, to avoid a mixture of commercial and professional office zoning.
Zuidervaart noted that the third building on the corner of Robert Avenue is already zoned Commercial, so this rezone would create consistent commercial zoning across the area.
Van Essen asked whether the owners of 1408 West Main Street supported the rezone.
Planning Commission Page 4 November 17, 2025
Zuidervaart confirmed that the owners were supportive of the rezone.
Commissioner Saljian asked about the difference in price per square foot between professional office and commercial zoning.
Zuidervaart stated that commercial zoning generally yields higher price per square foot.
Saljian expressed his concern about the possibility of office uses being displaced.
Saljian asked whether the office space that the veterinary clinic intends to occupy is currently leased.
Zuidervaart stated that he believes the space is currently occupied.
Commissioner Bunnell asked where the trash enclosure would be located and whether it would reduce the number of parking spaces.
Zuidervaart replied that the applicant has not yet proposed a location for the trash enclosure, and that it would most likely affect two parking spaces.
Chairman Veilleux asked whether the veterinary hospital would operate 24 hours a day or follow normal business hours.
Zuidervaart stated that the veterinary hospital must operate during typical business hours.
He added that any business wishing to operate between midnight and 5:00 AM would require a use permit.
PUBLIC HEARING OPENED
Applicant: Mandeep Gurm said he is happy to answer any questions.
Van Essen asked Gurm if he currently owned 1444 West Main Street. Gurm replied that he does not, but the property is currently in escrow.
Van Essen asked Gurm if the building is occupied by tenants. Gurm confirmed that it is.
Van Essen asked whether the current tenants would be required to vacate so he could occupy Suites C and D. Gurm stated that they would, noting that the tenants do not have long-term leases.
Van Essen asked if Gurm owns a veterinary business in another city and whether this location would be a relocation or an additional business. Gurm replied that he owns a clinic in Stockton and that this will be his second location.
Planning Commission Page 5 November 17, 2025
Van Essen asked Gurm what the hours of operation would be. Gurm replied 7 AM to 7 PM.
Saljian asked Gurm whether he plans to actively market the other two suites as commercial space. Gurm replied that he intends to retain the existing office-use tenants.
Bunnell asked Gurm how many employees his business will have. Gurm replied that there will be between four and six employees at any given time.
Veilleux asked Gurm whether he intends to raise the rent for the current tenants. Gurm replied that he plans to keep the rent the same to ensure the units remain occupied.
Commissioner Verver asked Gurm whether his business generates a significant amount of trash. Gurm replied that his business produces a minimal amount of trash.
Proponents: No one wished to speak in favor of this project.
Opponents: No one wished to speak in opposition of this project.
PUBLIC HEARING CLOSED
Saljian asked whether the building is equipped with fire sprinklers.
Zuidervaart replied that he is unsure, but noted that any building over 5,000 square feet is required to have fire sprinklers.
Bunnell asked whether any additional lighting would be required.
Zuidervaart said no, the Police Department did not require any additional lighting during the project referral process.
Motion that the City of Ripon Planning Commission find the proposed project categorically exempt from the California Environmental Quality Act pursuant to section 15061(b)(3) and 15301 and 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 & 1444 West Main Street, subject to the conditions of approval contained in the staff report.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Debra Van Essen, Commissioner
SECONDER: Lori Bunnell, Commissioner
AYES: Saljian, Verver, Van Essen, Veilleux, Bunnell
Planning Commission Page 6 November 17, 2025
REPORTS:
Planning Director Zuidervaart said at this moment we do not have any items slated for the December 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 6:34 PM.