Ripon City Council
December 9, 2025

CITY OF RIPON
AB1600: DEVELOPMENT IMPACT FEE ANNUAL REPORT & FIVE-YEAR FINDINGS REPORT Fiscal Year 2024-2025
SUMMARY:

Public Facilities Fees are charged by local government agencies in connection with approval of development projects. The purpose of these fees is to defray all or a portion of the cost of public facilities related to the development project. The fees imposed on new development are based on the Public Facility Financing Plan Fee Justification Study for the City of Ripon report that includes a detailed study of the impacts of future growth on local facilities. This report was updated by Goodwin Consulting Group on March 1, 2017 and adopted by the City Council on March 14, 2017. In 2021, Goodwin Consulting Group updated the Corporation Yard Fee account and determined an increase was needed, which was approved by the City Council in June 2021.

A separate fund for each fee category has been established to account for the revenue collected and the expenses incurred related to each category. A description of each of these fees is noted below:
• Corporation Yard Fee - This fee is charged to pay for necessary facilities at the corporation yard that is needed to support new growth.
• Library Fee - This fee is charged to pay for expansion and improvements to the library that is needed to support new growth.
• Parks Fee - This fee is charged so that the parks system can be expanded or improved as new growth is added to the city.
• Police Fee - This fee is charged to pay for needed expansion to the police station that is needed to support new growth.
• City Hall Fee - This fee is charged to pay for needed expansion to city hall that is needed to support new growth.
• Refuse Fee - This fee is charged to purchase new refuse equipment necessary to support new growth.
• Storm Drain Fee - This fee is charged to provide for facilities necessary to handle storm water runoff to support new growth.
• Transportation Fee - This fee is charged to provide for necessary improvements to the transportation system that are needed to support new growth. • Wastewater Fee - This fee is charged to provide for expansion of the sewer system to support new growth.
• Water Fee - This fee is charged to pay for expansion of the water system that is necessary to support new growth.
24-25 PFFP Report

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Packet Pg. 164 Attachment: 24-25 PFFP Report (4900 : Annual AB1600 Report - PFFP Capital Funds)

ANNUAL REPORTING LEGAL REQUIREMENTS FOR DEVELOPMENT IMPACT FEES:

California Government Code Section 66006 (b) defines the specific reporting requirements for local agencies that impose AB1600 Development Impact Fees on new development. For each separate fund established, the local agency shall, within 180 days after the last day of each fiscal year, make available to the public the following information for the fiscal year:

A. A brief description of the type of fee in the account or fund.

B. The amount of the fee.

C. The beginning and ending balance of each account or fund.

D. The amount of the fees collected and the interest earned.

E. An identification of each public improvement of which fees were expended and the amount of the expenditures on each improvement, including the total percentage of the cost of the public improvement that was funded with fees.

F. i. An identification of an approximate date by which the construction of the public improvement will commence if the local agency determines that sufficient funds have been collected to complete financing of an incomplete public improvement, as identified in paragraph (2) of subdivision (a) of Section 66001, and the public improvement remains incomplete. ii. An identification of each public improvement identified in a previous report and whether construction began on the approximate date noted in the previous report. iii. For a project identified for which construction did not commence by the approximate date provided in the previous report, the reason for the delay and a revised approximate date that the local agency will commence construction.

G. A description of each interfund transfer or loan made from the account or fund, including the public improvement on which the transferred or loaned fees will be expended, and, in the case of an interfund loan, the date on which the loan will be repaid and the rate of interest that the account or fund will receive on the loan.

H. The amount of refunds made, pursuant to subdivision (e) of Section 66001, once determined that sufficient monies have been collected to fund fee-related project. i. For any refunds made, the number of persons or entities identified to receive those funds, and any allocations pursuant to subdivision (f) of Section 66001.

Attachment 1 is intended to satisfy the annual reporting requirements for Fiscal Year 2024-25.

FIVE-YEAR REPORTING LEGAL REQUIREMENTS FOR DEVELOPMENT IMPACT FEES:

California Government Code Section 66001 (d) requires that for the fifth year following the first deposit into the AB1600 Development Impact Fee account or fund, and every five years thereafter, the local agency shall make findings with respect to any remaining funds in the fee account, regardless of whether those funds are committed or uncommitted. The City last completed the five-year reporting requirements along with the AB1600 report for the fiscal year ending June 30, 2024. 24-25 PFFP Report

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Packet Pg. 165 Attachment: 24-25 PFFP Report (4900 : Annual AB1600 Report - PFFP Capital Funds)

PUBLIC REVIEW:

This report will be made available for public review and presented at the next regularly scheduled public meeting no less than 15 days after this information is made available to the public. 24-25 PFFP Report

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Packet Pg. 166 Attachment: 24-25 PFFP Report (4900 : Annual AB1600 Report - PFFP Capital Funds) ATTACHMENT 1

(A) A BRIEF DESCRIPTION OF THE TYPE OF FEE IN THE ACCOUNT. This fee is charged to pay for necessary facilities at the corporation yard that are needed to support new growth. (B) THE AMOUNT OF THE FEE.

Single Multi- Light Heavy
Family Family Commercial Office Industrial Industrial Warehouse Year (Per Unit) (Per Unit) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) 2024 $4,148.06 $2,354.71 $0.22 $0.22 $0.22 $0.09 $0.06
2025 $4,257.57 $2,416.87 $0.23 $0.23 $0.23 $0.09 $0.07
(C) THE BEGINNING AND ENDING BALANCE OF THE ACCOUNT OR FUND. In July 2024, there was a beginning balance for this account in the amount of $1,286,827.97. There was an ending balance as of June 2025 in the amount of $714,907.44. In May 2023, a loan of $5,687,300.00 was made from the City of Ripon to the AB1600 Corporation Yard Fee category to advance the Corporation Yard, Phase 1 Construction project. The terms of this loan are 1% per year simple interest with repayment made from AB1600 Corporation Yard development fees collected.
(D) THE AMOUNT OF THE FEES COLLECTED AND INTEREST EARNED. The amount of the fees collected was $175,923.32 and interest earned was $54,100.40. During fiscal year, 2024-2025, the Corporation Yard fee category paid $754,694.29 towards the City of Ripon loan and year end transfers due to the construction of the Corporation Yard, Phase 1 Construction Project were $441,249.83. Net change to the fund was -$83,420.74. The current outstanding loan payable from the AB1600 Corporation Yard Fee category to the City of Ripon is $4,993,664.43. (E) AN IDENTIFICATION OF EACH PUBLIC IMPROVEMENT ON WHICH FEES WERE EXPENDED AND

THE AMOUNT OF THE EXPENDITURES ON EACH IMPROVEMENT, INCLUDING THE TOTAL PERCENTAGE OF THE COST OF THE PUBLIC IMPROVEMENT THAT WAS FUNDED WITH FEES. 2024/2025 % of Total Project
Project Title Expenditures Fee-Funded
Corporation Yard, Phase 1 Const. $488,499.79 60%
(F) (i) AN IDENTIFICATION OF AN APPROXIMATE DATE BY WHICH THE CONSTRUCTION OF THE

PUBLIC IMPROVEMENT WILL COMMENCE IF THE LOCAL AGENCY DETERMINES THAT

SUFFICIENT FUNDS HAVE BEEN COLLECTED TO COMPLETE FINANCING ON AN INCOMPLETE PUBLIC IMPROVEMENT AND THE PUBLIC IMPROVEMENT REMAINS INCOMPLETE; (ii) AN

IDENTIFICATION OF EACH PUBLIC IMPROVEMENT IDENTIFIED IN A PREVIOUS REPORT AND

WHETHER CONSTRUCTION BEGAN ON THE APPROXIMATE DATE NOTED IN THE PREVIOUS REPORT; (iii) FOR A PROJECT IDENTIFIED FOR WHICH CONSTRUCTION DID NOT COMMENCE

BY THE APPROXIMATE DATE PROVIDED IN THE PREVIOUS REPORT, THE REASON FOR THE

DELAY AND A REVISED APPROXIMATE DATE THAT THE LOCAL AGENCY WILL COMMENCE CONSTRUCTION.

Reason for
Project Title Schedule Change
Corporation Yard, Phase 1 Const. 02/01/23 N/A
Start Date
Current Construction
Project completed 7/8/25

CITY OF RIPON

DEVELOPMENT IMPACT FEE ANNUAL REPORT
2024-2025

CORPORATION YARD FEE
Prior Report
Construction Start Date
24-25 PFFP Report

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Packet Pg. 167 Attachment: 24-25 PFFP Report (4900 : Annual AB1600 Report - PFFP Capital Funds) ATTACHMENT 1

(G) A DESCRIPTION OF EACH INTERFUND TRANSFER OR LOAN MADE FROM THE ACCOUNT OR

FUND, INCLUDING THE PUBLIC IMPROVEMENT ON WHICH THE TRANSFERRED OR LOANED

FEES WILL BE EXPENDED, AND IN THE CASE OF AN INTERFUND LOAN, THE DATE ON WHICH

THE LOAN WILL BE REPAID, AND THE RATE OF INTEREST THAT THE ACCOUNT OR FUND WILL RECEIVE ON THE LOAN.

No interfund transfers or loans were made from this account or fund. (H) THE AMOUNT OF REFUNDS MADE ONCE DETERMINED THAT SUFFICIENT MONIES HAVE BEEN COLLECTED TO FUND FEE-RELATED PROJECTS; (i) THE NUMBER OF PERSONS OR ENTITIES IDENTIFIED TO RECEIVE THOSE REFUNDS, AND ANY ALLOCATIONS.

No refunds were made from this account or fund.
24-25 PFFP Report

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Packet Pg. 168 Attachment: 24-25 PFFP Report (4900 : Annual AB1600 Report - PFFP Capital Funds)

(A) A BRIEF DESCRIPTION OF THE TYPE OF FEE IN THE ACCOUNT. This fee is charged to pay for expansion and improvements to the library that are needed to support new growth. (B) THE AMOUNT OF THE FEE.

Single Family Multi-Family
Year (Per Unit) (Per Unit)
2024 $674.44 $420.99
2025 $692.25 $432.10
(C) THE BEGINNING AND ENDING BALANCE OF THE ACCOUNT OR FUND. In July 2024, there was a beginning balance for this account in the amount of [$629,152.20] and an ending balance as of June 2025 in the amount of [$621,320.16].1
(D) THE AMOUNT OF THE FEES COLLECTED AND INTEREST EARNED. The amount of the fees collected was $30,536.63.
(E) AN IDENTIFICATION OF EACH PUBLIC IMPROVEMENT ON WHICH FEES WERE EXPENDED

AND THE AMOUNT OF THE EXPENDITURES ON EACH IMPROVEMENT, INCLUDING THE

TOTAL PERCENTAGE OF THE COST OF THE PUBLIC IMPROVEMENT THAT WAS FUNDED WITH FEES.

Interest of $22,704.59 was expended from this fund for the current year. (F) (i) AN IDENTIFICATION OF AN APPROXIMATE DATE BY WHICH THE CONSTRUCTION OF THE

PUBLIC IMPROVEMENT WILL COMMENCE IF THE LOCAL AGENCY DETERMINES THAT

SUFFICIENT FUNDS HAVE BEEN COLLECTED TO COMPLETE FINANCING ON AN INCOMPLETE PUBLIC IMPROVEMENT AND THE PUBLIC IMPROVEMENT REMAINS INCOMPLETE; (ii) AN

IDENTIFICATION OF EACH PUBLIC IMPROVEMENT IDENTIFIED IN A PREVIOUS REPORT AND

WHETHER CONSTRUCTION BEGAN ON THE APPROXIMATE DATE NOTED IN THE PREVIOUS REPORT; (iii) FOR A PROJECT IDENTIFIED FOR WHICH CONSTRUCTION DID NOT COMMENCE

BY THE APPROXIMATE DATE PROVIDED IN THE PREVIOUS REPORT, THE REASON FOR THE

DELAY AND A REVISED APPROXIMATE DATE THAT THE LOCAL AGENCY WILL COMMENCE CONSTRUCTION.

No improvements were made for the current year.
(G) A DESCRIPTION OF EACH INTERFUND TRANSFER OR LOAN MADE FROM THE ACCOUNT OR

FUND, INCLUDING THE PUBLIC IMPROVEMENT ON WHICH THE TRANSFERRED OR LOANED

FEES WILL BE EXPENDED, AND IN THE CASE OF AN INTERFUND LOAN, THE DATE ON WHICH

THE LOAN WILL BE REPAID, AND THE RATE OF INTEREST THAT THE ACCOUNT OR FUND WILL RECEIVE ON THE LOAN.

No interfund transfers or loans were made from this account or fund. (H) THE AMOUNT OF REFUNDS MADE ONCE DETERMINED THAT SUFFICIENT MONIES HAVE BEEN COLLECTED TO FUND FEE-RELATED PROJECTS; (i) THE NUMBER OF PERSONS OR ENTITIES IDENTIFIED TO RECEIVE THOSE REFUNDS, AND ANY ALLOCATIONS.

No refunds were made from this account or fund.
1 CITY OF RIPON
2024-2025

LIBRARY FEE
The Update of the AB1600 Fee Justification Study completed by Goodwin Consulting Group in March 2017 addressed the existing deficiency in this account and noted that by the build out of the City’s planning area, sufficient funds will be collected to reimburse this account. This negative balance was reevaluated in 2021 with no proposed adjustment to the fee.

DEVELOPMENT IMPACT FEE ANNUAL REPORT
24-25 PFFP Report

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Packet Pg. 169 Attachment: 24-25 PFFP Report (4900 : Annual AB1600 Report - PFFP Capital Funds)

(A) A BRIEF DESCRIPTION OF THE TYPE OF FEE IN THE ACCOUNT. This fee is charged so that the par system can be expanded and improved as new growth is added to the city. (B) THE AMOUNT OF THE FEE.

Single MultiFamily Family
Year (Per Unit) (Per Unit)
2024 $20,637.05 $12,898.87
2025 $21,181.87 $13,239.40
(C) THE BEGINNING AND ENDING BALANCE OF THE ACCOUNT OR FUND. In July 2024, there was a beginning balance for this account in the amount of $78,243.96 and an ending balance as of June 2025 in the amount of $1,087,382.58.
(D) THE AMOUNT OF THE FEES COLLECTED AND INTEREST EARNED. The amount of the fees collected was $935,565.35 and interest earned was $73,775.71. Net change to the fund was $1,009,341 before expenditures.
(E) AN IDENTIFICATION OF EACH PUBLIC IMPROVEMENT ON WHICH FEES WERE EXPENDED AND

THE AMOUNT OF THE EXPENDITURES ON EACH IMPROVEMENT, INCLUDING THE TOTAL PERCENTAGE OF THE COST OF THE PUBLIC IMPROVEMENT THAT WAS FUNDED WITH FEES. 2024/2025 % of Total Project
Project Title Expenditures Fee-Funded
Mistlin Sports Park Tennis Courts $202.44 85%
(F) (i) AN IDENTIFICATION OF AN APPROXIMATE DATE BY WHICH THE CONSTRUCTION OF THE

PUBLIC IMPROVEMENT WILL COMMENCE IF THE LOCAL AGENCY DETERMINES THAT

SUFFICIENT FUNDS HAVE BEEN COLLECTED TO COMPLETE FINANCING ON AN INCOMPLETE PUBLIC IMPROVEMENT AND THE PUBLIC IMPROVEMENT REMAINS INCOMPLETE; (ii) AN

IDENTIFICATION OF EACH PUBLIC IMPROVEMENT IDENTIFIED IN A PREVIOUS REPORT AND

WHETHER CONSTRUCTION BEGAN ON THE APPROXIMATE DATE NOTED IN THE PREVIOUS REPORT; (iii) FOR A PROJECT IDENTIFIED FOR WHICH CONSTRUCTION DID NOT COMMENCE

BY THE APPROXIMATE DATE PROVIDED IN THE PREVIOUS REPORT, THE REASON FOR THE

DELAY AND A REVISED APPROXIMATE DATE THAT THE LOCAL AGENCY WILL COMMENCE CONSTRUCTION.

Reason for
Project Title Schedule Change
Mistlin Sports Park Tennis Courts N/A
(G) A DESCRIPTION OF EACH INTERFUND TRANSFER OR LOAN MADE FROM THE ACCOUNT OR

FUND, INCLUDING THE PUBLIC IMPROVEMENT ON WHICH THE TRANSFERRED OR LOANED

FEES WILL BE EXPENDED, AND IN THE CASE OF AN INTERFUND LOAN, THE DATE ON WHICH

THE LOAN WILL BE REPAID, AND THE RATE OF INTEREST THAT THE ACCOUNT OR FUND WILL RECEIVE ON THE LOAN.

No interfund transfers or loans were made from this account or fund. (H) THE AMOUNT OF REFUNDS MADE ONCE DETERMINED THAT SUFFICIENT MONIES HAVE BEEN COLLECTED TO FUND FEE-RELATED PROJECTS; (i) THE NUMBER OF PERSONS OR ENTITIES IDENTIFIED TO RECEIVE THOSE REFUNDS, AND ANY ALLOCATIONS.

No refunds were made from this account or fund.

Prior Report
Construction Start Date
N/A
Current Construction
Start Date
06/01/30

CITY OF RIPON

DEVELOPMENT IMPACT FEE ANNUAL REPORT
2024-2025

PARKS FEE
24-25 PFFP Report

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Packet Pg. 170 Attachment: 24-25 PFFP Report (4900 : Annual AB1600 Report - PFFP Capital Funds)

(A) A BRIEF DESCRIPTION OF THE TYPE OF FEE IN THE ACCOUNT. This fee is charged to pay for needed expansions to the police station as needed to support new growth. (B) THE AMOUNT OF THE FEE.

Single Multi- Light Heavy
Family Family Commercial Office Industrial Industrial Warehouse Year (Per Unit) (Per Unit) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) 2024 $777.54 $488.29 $0.04 $0.04 $0.04 $0.01 $0.01
2025 $798.07 $501.18 $0.04 $0.04 $0.04 $0.01 $0.01
(C) THE BEGINNING AND ENDING BALANCE OF THE ACCOUNT OR FUND. In July 2024, there was a beginning balance for this account in the amount of [$1,213,144.89] and an ending balance as of June 2025 in the amount of [$1,237,370.59]. 1
(D) THE AMOUNT OF THE FEES COLLECTED AND INTEREST EARNED. The amount of the fees collected was $19,821.65.
(E) AN IDENTIFICATION OF EACH PUBLIC IMPROVEMENT ON WHICH FEES WERE EXPENDED

AND THE AMOUNT OF THE EXPENDITURES ON EACH IMPROVEMENT, INCLUDING THE

TOTAL PERCENTAGE OF THE COST OF THE PUBLIC IMPROVEMENT THAT WAS FUNDED WITH FEES.

Interest of $44,047.35 was expended from this fund for the current year. (F) (i) AN IDENTIFICATION OF AN APPROXIMATE DATE BY WHICH THE CONSTRUCTION OF THE

PUBLIC IMPROVEMENT WILL COMMENCE IF THE LOCAL AGENCY DETERMINES THAT

SUFFICIENT FUNDS HAVE BEEN COLLECTED TO COMPLETE FINANCING ON AN INCOMPLETE PUBLIC IMPROVEMENT AND THE PUBLIC IMPROVEMENT REMAINS INCOMPLETE; (ii) AN

IDENTIFICATION OF EACH PUBLIC IMPROVEMENT IDENTIFIED IN A PREVIOUS REPORT AND

WHETHER CONSTRUCTION BEGAN ON THE APPROXIMATE DATE NOTED IN THE PREVIOUS REPORT; (iii) FOR A PROJECT IDENTIFIED FOR WHICH CONSTRUCTION DID NOT COMMENCE

BY THE APPROXIMATE DATE PROVIDED IN THE PREVIOUS REPORT, THE REASON FOR THE

DELAY AND A REVISED APPROXIMATE DATE THAT THE LOCAL AGENCY WILL COMMENCE CONSTRUCTION.

No improvements were made for the current year.
(G) A DESCRIPTION OF EACH INTERFUND TRANSFER OR LOAN MADE FROM THE ACCOUNT OR

FUND, INCLUDING THE PUBLIC IMPROVEMENT ON WHICH THE TRANSFERRED OR LOANED

FEES WILL BE EXPENDED, AND IN THE CASE OF AN INTERFUND LOAN, THE DATE ON WHICH

THE LOAN WILL BE REPAID, AND THE RATE OF INTEREST THAT THE ACCOUNT OR FUND WILL RECEIVE ON THE LOAN.

No interfund transfers or loans were made from this account or fund. (H) THE AMOUNT OF REFUNDS MADE ONCE DETERMINED THAT SUFFICIENT MONIES HAVE BEEN COLLECTED TO FUND FEE-RELATED PROJECTS; (i) THE NUMBER OF PERSONS OR ENTITIES IDENTIFIED TO RECEIVE THOSE REFUNDS, AND ANY ALLOCATIONS.

No refunds were made from this account or fund.
1 The Update of the AB1600 Fee Justification Study completed by Goodwin Consulting Group in March 2017 addressed the existing deficiency in this account and noted that by the build out of the City’s planning area, sufficient funds will be collected to reimburse this account. This negative balance was reevaluated in 2021 with no proposed adjustment to the fee.

CITY OF RIPON

DEVELOPMENT IMPACT FEE ANNUAL REPORT
2024-2025

POLICE FEE
24-25 PFFP Report

2.A.c
Packet Pg. 171 Attachment: 24-25 PFFP Report (4900 : Annual AB1600 Report - PFFP Capital Funds)

(A) A BRIEF DESCRIPTION OF THE TYPE OF FEE IN THE ACCOUNT. This fee is charged to pay for needed expansions to city hall as needed to support new growth. (B) THE AMOUNT OF THE FEE.

Single Multi- Light Heavy
Family Family Commercial Office Industrial Industrial Warehouse Year (Per Unit) (Per Unit) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) 2024 $1,656.75 $1,035.29 $0.09 $0.09 $0.09 $0.03 $0.03
2025 $1,700.49 $1,062.62 $0.09 $0.09 $0.09 $0.03 $0.03
(C) THE BEGINNING AND ENDING BALANCE OF THE ACCOUNT OR FUND. In July 2024, there was a beginning balance for this account in the amount of [$3,880,536.04] and an ending balance as of June 2025 in the amount of [$3,943,238.46]. 1
(D) THE AMOUNT OF THE FEES COLLECTED AND INTEREST EARNED. The amount of the fees collected was $77,256.97.
(E) AN IDENTIFICATION OF EACH PUBLIC IMPROVEMENT ON WHICH FEES WERE EXPENDED

AND THE AMOUNT OF THE EXPENDITURES ON EACH IMPROVEMENT, INCLUDING THE

TOTAL PERCENTAGE OF THE COST OF THE PUBLIC IMPROVEMENT THAT WAS FUNDED WITH FEES.

Interest of $139,959.39 was expended from this fund for the current year. (F) (i) AN IDENTIFICATION OF AN APPROXIMATE DATE BY WHICH THE CONSTRUCTION OF THE

PUBLIC IMPROVEMENT WILL COMMENCE IF THE LOCAL AGENCY DETERMINES THAT

SUFFICIENT FUNDS HAVE BEEN COLLECTED TO COMPLETE FINANCING ON AN INCOMPLETE PUBLIC IMPROVEMENT AND THE PUBLIC IMPROVEMENT REMAINS INCOMPLETE; (ii) AN

IDENTIFICATION OF EACH PUBLIC IMPROVEMENT IDENTIFIED IN A PREVIOUS REPORT AND

WHETHER CONSTRUCTION BEGAN ON THE APPROXIMATE DATE NOTED IN THE PREVIOUS REPORT; (iii) FOR A PROJECT IDENTIFIED FOR WHICH CONSTRUCTION DID NOT COMMENCE

BY THE APPROXIMATE DATE PROVIDED IN THE PREVIOUS REPORT, THE REASON FOR THE

DELAY AND A REVISED APPROXIMATE DATE THAT THE LOCAL AGENCY WILL COMMENCE CONSTRUCTION.

No improvements were made for the current year.
(G) A DESCRIPTION OF EACH INTERFUND TRANSFER OR LOAN MADE FROM THE ACCOUNT OR

FUND, INCLUDING THE PUBLIC IMPROVEMENT ON WHICH THE TRANSFERRED OR LOANED

FEES WILL BE EXPENDED, AND IN THE CASE OF AN INTERFUND LOAN, THE DATE ON WHICH

THE LOAN WILL BE REPAID, AND THE RATE OF INTEREST THAT THE ACCOUNT OR FUND WILL RECEIVE ON THE LOAN.

No interfund transfers or loans were made from this account or fund. (H) THE AMOUNT OF REFUNDS MADE ONCE DETERMINED THAT SUFFICIENT MONIES HAVE BEEN COLLECTED TO FUND FEE-RELATED PROJECTS; (i) THE NUMBER OF PERSONS OR ENTITIES IDENTIFIED TO RECEIVE THOSE REFUNDS, AND ANY ALLOCATIONS.

No refunds were made from this account or fund.
1 The Update of the AB1600 Fee Justification Study completed by Goodwin Consulting Group in March 2017 addressed the existing deficiency in this account and noted that by the build out of the City’s planning area, sufficient funds will be collected to reimburse this account. This negative balance was reevaluated in 2021 with no proposed adjustment to the fee.

CITY OF RIPON

DEVELOPMENT IMPACT FEE ANNUAL REPORT
2024-2025

CITY HALL FEE
24-25 PFFP Report

2.A.c
Packet Pg. 172 Attachment: 24-25 PFFP Report (4900 : Annual AB1600 Report - PFFP Capital Funds)

(A) A BRIEF DESCRIPTION OF THE TYPE OF FEE IN THE ACCOUNT. This fee is charged to purchase new refuse equipment necessary to support new growth.
(B) THE AMOUNT OF THE FEE.

Single Multi- Light Heavy
Family Family Commercial Office Industrial Industrial Warehouse Year (Per Unit) (Per Unit) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) 2024 $1,059.39 Based on Usage Based on Usage Based on Usage Based on Usage Based on Usage Based on Usage 2025 $1,087.36 Based on Usage Based on Usage Based on Usage Based on Usage Based on Usage Based on Usage (C) THE BEGINNING AND ENDING BALANCE OF THE ACCOUNT OR FUND. In July 2024, there was a beginning balance for this account in the amount of [$758,514.39] and there was an ending balance as of June 2025 in the amount of [$702,920.53]. 1
(D) THE AMOUNT OF THE FEES COLLECTED AND INTEREST EARNED. The amount of the fees collected was $82,751.91.
(E) AN IDENTIFICATION OF EACH PUBLIC IMPROVEMENT ON WHICH FEES WERE EXPENDED AND

THE AMOUNT OF THE EXPENDITURES ON EACH IMPROVEMENT, INCLUDING THE TOTAL PERCENTAGE OF THE COST OF THE PUBLIC IMPROVEMENT THAT WAS FUNDED WITH FEES.

Interest of $27,158.05 was expended from this fund for the current year. (F) (i) AN IDENTIFICATION OF AN APPROXIMATE DATE BY WHICH THE CONSTRUCTION OF THE

PUBLIC IMPROVEMENT WILL COMMENCE IF THE LOCAL AGENCY DETERMINES THAT

SUFFICIENT FUNDS HAVE BEEN COLLECTED TO COMPLETE FINANCING ON AN INCOMPLETE PUBLIC IMPROVEMENT AND THE PUBLIC IMPROVEMENT REMAINS INCOMPLETE; (ii) AN

IDENTIFICATION OF EACH PUBLIC IMPROVEMENT IDENTIFIED IN A PREVIOUS REPORT AND

WHETHER CONSTRUCTION BEGAN ON THE APPROXIMATE DATE NOTED IN THE PREVIOUS REPORT; (iii) FOR A PROJECT IDENTIFIED FOR WHICH CONSTRUCTION DID NOT COMMENCE

BY THE APPROXIMATE DATE PROVIDED IN THE PREVIOUS REPORT, THE REASON FOR THE

DELAY AND A REVISED APPROXIMATE DATE THAT THE LOCAL AGENCY WILL COMMENCE CONSTRUCTION.

No improvements were made for the current year.
(G) A DESCRIPTION OF EACH INTERFUND TRANSFER OR LOAN MADE FROM THE ACCOUNT OR

FUND, INCLUDING THE PUBLIC IMPROVEMENT ON WHICH THE TRANSFERRED OR LOANED

FEES WILL BE EXPENDED, AND IN THE CASE OF AN INTERFUND LOAN, THE DATE ON WHICH

THE LOAN WILL BE REPAID, AND THE RATE OF INTEREST THAT THE ACCOUNT OR FUND WILL RECEIVE ON THE LOAN.

No interfund transfers or loans were made from this account or fund. (H) THE AMOUNT OF REFUNDS MADE ONCE DETERMINED THAT SUFFICIENT MONIES HAVE BEEN COLLECTED TO FUND FEE-RELATED PROJECTS; (i) THE NUMBER OF PERSONS OR ENTITIES IDENTIFIED TO RECEIVE THOSE REFUNDS, AND ANY ALLOCATIONS.

No refunds were made from this account or fund.
1 The Update of the AB1600 Fee Justification Study completed by Goodwin Consulting Group in March 2017 addressed the existing deficiency in this account and noted that by the build out of the City’s planning area, sufficient funds will have been collected to reimburse this account. This negative balance were reevaluated in 2021 with no proposed adjustment to the fee.

CITY OF RIPON

DEVELOPMENT IMPACT FEE ANNUAL REPORT
2024-2025

REFUSE FEE
24-25 PFFP Report

2.A.c
Packet Pg. 173 Attachment: 24-25 PFFP Report (4900 : Annual AB1600 Report - PFFP Capital Funds)

(A) A BRIEF DESCRIPTION OF THE TYPE OF FEE IN THE ACCOUNT. This fee is charged to provide for facilities necessary to handle storm water run-off to support new growth. (B) THE AMOUNT OF THE FEE.

Single Multi- Light Heavy
Family Family Commercial Office Industrial Industrial Warehouse Year (Per Unit) (Per Unit) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) 2024 $3,619.93 $829.09 $0.52 $0.52 $0.52 $0.63 $0.63
2025 $3,715.50 $850.98 $0.53 $0.53 $0.53 $0.65 $0.65
(C) THE BEGINNING AND ENDING BALANCE OF THE ACCOUNT OR FUND. In July 2024, there was a beginning balance for this account in the amount of $2,736,394.02 and an ending balance as of June 2025 in the amount of $2,925,233.79. The fund balance in this account will accrue to pay for future projects.
(D) THE AMOUNT OF THE FEES COLLECTED AND INTEREST EARNED. The amount of the fees collected was $88,618.29 and interest earned was $100,221.48. Net change to the fund was $188,839.77 before expenditures.
(E) AN IDENTIFICATION OF EACH PUBLIC IMPROVEMENT ON WHICH FEES WERE EXPENDED AND

THE AMOUNT OF THE EXPENDITURES ON EACH IMPROVEMENT, INCLUDING THE TOTAL PERCENTAGE OF THE COST OF THE PUBLIC IMPROVEMENT THAT WAS FUNDED WITH FEES.

No fees were expended from this fund for the current year. (F) (i) AN IDENTIFICATION OF AN APPROXIMATE DATE BY WHICH THE CONSTRUCTION OF THE

PUBLIC IMPROVEMENT WILL COMMENCE IF THE LOCAL AGENCY DETERMINES THAT

SUFFICIENT FUNDS HAVE BEEN COLLECTED TO COMPLETE FINANCING ON AN INCOMPLETE PUBLIC IMPROVEMENT AND THE PUBLIC IMPROVEMENT REMAINS INCOMPLETE; (ii) AN

IDENTIFICATION OF EACH PUBLIC IMPROVEMENT IDENTIFIED IN A PREVIOUS REPORT AND

WHETHER CONSTRUCTION BEGAN ON THE APPROXIMATE DATE NOTED IN THE PREVIOUS REPORT; (iii) FOR A PROJECT IDENTIFIED FOR WHICH CONSTRUCTION DID NOT COMMENCE

BY THE APPROXIMATE DATE PROVIDED IN THE PREVIOUS REPORT, THE REASON FOR THE

DELAY AND A REVISED APPROXIMATE DATE THAT THE LOCAL AGENCY WILL COMMENCE CONSTRUCTION.

No improvements were made for the current year.
(G) A DESCRIPTION OF EACH INTERFUND TRANSFER OR LOAN MADE FROM THE ACCOUNT OR

FUND, INCLUDING THE PUBLIC IMPROVEMENT ON WHICH THE TRANSFERRED OR LOANED

FEES WILL BE EXPENDED, AND IN THE CASE OF AN INTERFUND LOAN, THE DATE ON WHICH

THE LOAN WILL BE REPAID, AND THE RATE OF INTEREST THAT THE ACCOUNT OR FUND WILL RECEIVE ON THE LOAN.

No interfund transfers or loans were made from this account or fund. (H) THE AMOUNT OF REFUNDS MADE ONCE DETERMINED THAT SUFFICIENT MONIES HAVE BEEN COLLECTED TO FUND FEE-RELATED PROJECTS; (i) THE NUMBER OF PERSONS OR ENTITIES IDENTIFIED TO RECEIVE THOSE REFUNDS, AND ANY ALLOCATIONS.

No refunds were made from this account or fund.

CITY OF RIPON

DEVELOPMENT IMPACT FEE ANNUAL REPORT
2024-2025

STORM DRAIN FEE
24-25 PFFP Report

2.A.c
Packet Pg. 174 Attachment: 24-25 PFFP Report (4900 : Annual AB1600 Report - PFFP Capital Funds)

(A) A BRIEF DESCRIPTION OF THE TYPE OF FEE IN THE ACCOUNT. This fee is charged to provide for necessary improvements to the transportation system that are needed to support new growth. (B) THE AMOUNT OF THE FEE.

Single Multi- Light Heavy
Family Family Commercial Office Industrial Industrial Warehouse Year (Per Unit) (Per Unit) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) 2024 $8,872.27 $4,231.37 $2.35 $1.56 $1.40 $1.72 $2.03
2025 $9,106.50 $4,343.08 $2.41 $1.60 $1.44 $1.76 $2.09
(C) THE BEGINNING AND ENDING BALANCE OF THE ACCOUNT OR FUND. In July 2024, there was a beginning balance for this account in the amount of $2,704,795.07. There was an ending balance as of June 2025 in the amount of $3,373,440.02.
(D) THE AMOUNT OF THE FEES COLLECTED AND INTEREST EARNED. The amount of the fees collected was $552,584.66 and interest earned was $102,102.55. Net change to the fund was $654,687.21 before expenditures.
(E) AN IDENTIFICATION OF EACH PUBLIC IMPROVEMENT ON WHICH FEES WERE EXPENDED

AND THE AMOUNT OF THE EXPENDITURES ON EACH IMPROVEMENT, INCLUDING THE

TOTAL PERCENTAGE OF THE COST OF THE PUBLIC IMPROVEMENT THAT WAS FUNDED WITH FEES.
2024/2025 % of Total Project
Project Title Expenditures Fee-Funded
E. Main Street Signalized Intersection ($48,774.74) 45% N. Ripon/River Rd Traffic Signal $34,817.00 100%
(F) (i) AN IDENTIFICATION OF AN APPROXIMATE DATE BY WHICH THE CONSTRUCTION OF THE

PUBLIC IMPROVEMENT WILL COMMENCE IF THE LOCAL AGENCY DETERMINES THAT

SUFFICIENT FUNDS HAVE BEEN COLLECTED TO COMPLETE FINANCING ON AN INCOMPLETE PUBLIC IMPROVEMENT AND THE PUBLIC IMPROVEMENT REMAINS INCOMPLETE; (ii) AN

IDENTIFICATION OF EACH PUBLIC IMPROVEMENT IDENTIFIED IN A PREVIOUS REPORT AND

WHETHER CONSTRUCTION BEGAN ON THE APPROXIMATE DATE NOTED IN THE PREVIOUS REPORT; (iii) FOR A PROJECT IDENTIFIED FOR WHICH CONSTRUCTION DID NOT COMMENCE

BY THE APPROXIMATE DATE PROVIDED IN THE PREVIOUS REPORT, THE REASON FOR THE

DELAY AND A REVISED APPROXIMATE DATE THAT THE LOCAL AGENCY WILL COMMENCE CONSTRUCTION.

Current Report
Project Title Construction Start Date
E. Main Street Signalized Intersection
N. Ripon/River Rd Traffic Signal
(G) A DESCRIPTION OF EACH INTERFUND TRANSFER OR LOAN MADE FROM THE ACCOUNT OR

FUND, INCLUDING THE PUBLIC IMPROVEMENT ON WHICH THE TRANSFERRED OR LOANED

FEES WILL BE EXPENDED, AND IN THE CASE OF AN INTERFUND LOAN, THE DATE ON WHICH

THE LOAN WILL BE REPAID, AND THE RATE OF INTEREST THAT THE ACCOUNT OR FUND WILL RECEIVE ON THE LOAN.

No interfund transfers or loans were made from this account or fund. (H) THE AMOUNT OF REFUNDS MADE ONCE DETERMINED THAT SUFFICIENT MONIES HAVE BEEN COLLECTED TO FUND FEE-RELATED PROJECTS; (i) THE NUMBER OF PERSONS OR ENTITIES IDENTIFIED TO RECEIVE THOSE REFUNDS, AND ANY ALLOCATIONS.

No refunds were made from this account or fund.

Schedule Change
Project priority downgraded.

Delay due to right-of-way acquisition.

Prior Report Reason for
07/01/21
01/01/23
Construction Start Date
N/A
01/01/27

DEVELOPMENT IMPACT FEE ANNUAL REPORT

CITY OF RIPON

TRANSPORTATION FEE
2024-2025
24-25 PFFP Report

2.A.c
Packet Pg. 175 Attachment: 24-25 PFFP Report (4900 : Annual AB1600 Report - PFFP Capital Funds)

(A) A BRIEF DESCRIPTION OF THE TYPE OF FEE IN THE ACCOUNT. This fee is charged to provide for expansion of the sewer system that is necessary to support new growth. (B) THE AMOUNT OF THE FEE.

Single Multi- Light Heavy
Family Family Commercial Office Industrial Industrial Warehouse Year (Per Unit) (Per Unit) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) 2024 $6,067.11 $3,791.76 $1.09 $1.09 $1.09 $1.52 $1.09
2025 $6,227.28 $3,891.87 $1.12 $1.12 $1.12 $1.56 $1.12
(C) THE BEGINNING AND ENDING BALANCE OF THE ACCOUNT OR FUND. In July 2024, there was a beginning balance for this account in the amount of $6,430,748.13 and an ending balance as of June 2025 in the amount of $7,008,668.31. The fund balance in the account will accrue to pay for future projects.
(D) THE AMOUNT OF THE FEES COLLECTED AND INTEREST EARNED. The amount of the fees collected was $342,519.62 and interest earned was $235,400.56. Net change to the fund was $577,920.18 before expenditures.
(E) AN IDENTIFICATION OF EACH PUBLIC IMPROVEMENT ON WHICH FEES WERE EXPENDED

AND THE AMOUNT OF THE EXPENDITURES ON EACH IMPROVEMENT, INCLUDING THE

TOTAL PERCENTAGE OF THE COST OF THE PUBLIC IMPROVEMENT THAT WAS FUNDED WITH FEES.

No fees were expended from this fund for the current year. (F) (i) AN IDENTIFICATION OF AN APPROXIMATE DATE BY WHICH THE CONSTRUCTION OF THE

PUBLIC IMPROVEMENT WILL COMMENCE IF THE LOCAL AGENCY DETERMINES THAT

SUFFICIENT FUNDS HAVE BEEN COLLECTED TO COMPLETE FINANCING ON AN INCOMPLETE PUBLIC IMPROVEMENT AND THE PUBLIC IMPROVEMENT REMAINS INCOMPLETE; (ii) AN

IDENTIFICATION OF EACH PUBLIC IMPROVEMENT IDENTIFIED IN A PREVIOUS REPORT AND

WHETHER CONSTRUCTION BEGAN ON THE APPROXIMATE DATE NOTED IN THE PREVIOUS REPORT; (iii) FOR A PROJECT IDENTIFIED FOR WHICH CONSTRUCTION DID NOT COMMENCE

BY THE APPROXIMATE DATE PROVIDED IN THE PREVIOUS REPORT, THE REASON FOR THE

DELAY AND A REVISED APPROXIMATE DATE THAT THE LOCAL AGENCY WILL COMMENCE CONSTRUCTION.

No improvements were made for the current year.
(G) A DESCRIPTION OF EACH INTERFUND TRANSFER OR LOAN MADE FROM THE ACCOUNT OR

FUND, INCLUDING THE PUBLIC IMPROVEMENT ON WHICH THE TRANSFERRED OR LOANED

FEES WILL BE EXPENDED, AND IN THE CASE OF AN INTERFUND LOAN, THE DATE ON WHICH

THE LOAN WILL BE REPAID, AND THE RATE OF INTEREST THAT THE ACCOUNT OR FUND WILL RECEIVE ON THE LOAN.

No interfund transfers or loans were made from this account or fund. (H) THE AMOUNT OF REFUNDS MADE ONCE DETERMINED THAT SUFFICIENT MONIES HAVE BEEN COLLECTED TO FUND FEE-RELATED PROJECTS; (i) THE NUMBER OF PERSONS OR ENTITIES IDENTIFIED TO RECEIVE THOSE REFUNDS, AND ANY ALLOCATIONS.

No refunds were made from this account or fund.

CITY OF RIPON

DEVELOPMENT IMPACT FEE ANNUAL REPORT
2024-2025

WASTEWATER FEE
24-25 PFFP Report

2.A.c
Packet Pg. 176 Attachment: 24-25 PFFP Report (4900 : Annual AB1600 Report - PFFP Capital Funds)

(A) A BRIEF DESCRIPTION OF THE TYPE OF FEE IN THE ACCOUNT. This fee is charged to pay for expansion of the water system that is necessary to support new growth. (B) THE AMOUNT OF THE FEE.

Single Multi- Light Heavy
Family Family Commercial Office Industrial Industrial Warehouse Year (Per Unit) (Per Unit) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) (Per land sq. ft.) 2024 $14,385.22 $9,591.10 $0.66 $0.66 $0.66 $0.66 $0.66 2025 $14,764.99 $9,844.31 $0.68 $0.68 $0.68 $0.68 $0.68 (C) THE BEGINNING AND ENDING BALANCE OF THE ACCOUNT OR FUND. In July 2024, there was a beginning balance for this account in the amount of $4,246,612.11 and an ending balance as of June 2025 in the amount of $5,169,052.93. The fund balance in the account will accrue to pay for future projects. (D) THE AMOUNT OF THE FEES COLLECTED AND INTEREST EARNED. The amount of the fees collected was $798,796.35 and interest earned was $155,397.67. Net change to the fund was $954,194.02 before expenditures.
(E) AN IDENTIFICATION OF EACH PUBLIC IMPROVEMENT ON WHICH FEES WERE EXPENDED AND

THE AMOUNT OF THE EXPENDITURES ON EACH IMPROVEMENT, INCLUDING THE TOTAL PERCENTAGE OF THE COST OF THE PUBLIC IMPROVEMENT THAT WAS FUNDED WITH FEES. 2024/2025 % of Total Project
Project Title Expenditures Fee-Funded
Surface Water Supply Project $31,753.20 70%
(F) (i) AN IDENTIFICATION OF AN APPROXIMATE DATE BY WHICH THE CONSTRUCTION OF THE

PUBLIC IMPROVEMENT WILL COMMENCE IF THE LOCAL AGENCY DETERMINES THAT

SUFFICIENT FUNDS HAVE BEEN COLLECTED TO COMPLETE FINANCING ON AN INCOMPLETE PUBLIC IMPROVEMENT AND THE PUBLIC IMPROVEMENT REMAINS INCOMPLETE; (ii) AN

IDENTIFICATION OF EACH PUBLIC IMPROVEMENT IDENTIFIED IN A PREVIOUS REPORT AND

WHETHER CONSTRUCTION BEGAN ON THE APPROXIMATE DATE NOTED IN THE PREVIOUS REPORT; (iii) FOR A PROJECT IDENTIFIED FOR WHICH CONSTRUCTION DID NOT COMMENCE

BY THE APPROXIMATE DATE PROVIDED IN THE PREVIOUS REPORT, THE REASON FOR THE

DELAY AND A REVISED APPROXIMATE DATE THAT THE LOCAL AGENCY WILL COMMENCE CONSTRUCTION.

Project Title
Surface Water Supply Project
(G) A DESCRIPTION OF EACH INTERFUND TRANSFER OR LOAN MADE FROM THE ACCOUNT OR

FUND, INCLUDING THE PUBLIC IMPROVEMENT ON WHICH THE TRANSFERRED OR LOANED

FEES WILL BE EXPENDED, AND IN THE CASE OF AN INTERFUND LOAN, THE DATE ON WHICH

THE LOAN WILL BE REPAID, AND THE RATE OF INTEREST THAT THE ACCOUNT OR FUND WILL RECEIVE ON THE LOAN.

No interfund transfers or loans were made from this account or fund. (H) THE AMOUNT OF REFUNDS MADE ONCE DETERMINED THAT SUFFICIENT MONIES HAVE BEEN COLLECTED TO FUND FEE-RELATED PROJECTS; (i) THE NUMBER OF PERSONS OR ENTITIES IDENTIFIED TO RECEIVE THOSE REFUNDS, AND ANY ALLOCATIONS.

No refunds were made from this account or fund.

Delay due to federal process to
08/01/23 receive awarded grant funding.

Prior Report
Construction Start Date
06/01/30
Current Report
2024-2025

WATER FEE

CITY OF RIPON

DEVELOPMENT IMPACT FEE ANNUAL REPORT
Construction Start Date
Reason for
Schedule Change
24-25 PFFP Report

2.A.c
Packet Pg. 177 Attachment: 24-25 PFFP Report (4900 : Annual AB1600 Report - PFFP Capital Funds) 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

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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

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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:

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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

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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.

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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.

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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:

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• 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

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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

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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

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V
icintyMap
1408&1444W. MainStreet
900ft
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2.B.a
Packet Pg. 188 Attachment: Vicinity Map (25-40 : General Plan Amendment (GP25-128) and Rezone (Z25-127)) N Jack Tone Rd
N Wilma Ave LD (Low Density Residential) MD (Medium Density Residential) HD (High Density Residential) NC (Neighborhood Commercial) CC (Community Commercial) PO (Professional Office) MU (Mixed Use) MS (Municipal Service) P (Park) S Jack Tone Rd
S Wilma Ave W Main Street
Robert Ave
Roxie Dr Elena Dr Fourth Street
N Jack Tone Rd
N Wilma Ave
S Jack Tone Rd
S Wilma Ave W Main Street
Robert Ave
Roxie Dr Elena Dr Fourth Street 2.B.b
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Attachment: Land Use Map Exhibit (25-40 : General Plan Amendment (GP25-128) and Rezone (Z25-127)) 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

2.B.c
Packet Pg. 190 Attachment: November 17 2025 P.C. Minutes (25-40 : General Plan Amendment (GP25-128) and Rezone (Z25-127)) 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.

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Packet Pg. 191 Attachment: November 17 2025 P.C. Minutes (25-40 : General Plan Amendment (GP25-128) and Rezone (Z25-127)) 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.

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Packet Pg. 192 Attachment: November 17 2025 P.C. Minutes (25-40 : General Plan Amendment (GP25-128) and Rezone (Z25-127)) 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.

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Packet Pg. 193 Attachment: November 17 2025 P.C. Minutes (25-40 : General Plan Amendment (GP25-128) and Rezone (Z25-127)) 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

2.B.c
Packet Pg. 194 Attachment: November 17 2025 P.C. Minutes (25-40 : General Plan Amendment (GP25-128) and Rezone (Z25-127)) 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.

2.B.c
Packet Pg. 195 Attachment: November 17 2025 P.C. Minutes (25-40 : General Plan Amendment (GP25-128) and Rezone (Z25-127))

NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that The City of Ripon City Council will hold a public hearing on Tuesday, December 9, 2025 at 6:00 P.M. in the Council Chambers, 259 N.

Wilma Avenue, Ripon, on the following matter:

Rezone (Z25-127) & General Plan Amendment (GPA25-128) for 1408 & 1444 West Main Street - a public hearing on a request to rezone a 27,791 sq. ft. (+/-) parcel currently zoned Professional Office (PO) and a 24,306 sq. ft. (+/-) parcel currently zoned Professional Office into C2 (Community Commercial) for the purpose of accommodating a small animal hospital for a portion of 1444 W. Main Street. This project is Categorically Exempt from CEQA, pursuant to CEQA Guidelines Section 15332.

PURSUANT TO SECTION 65009 OF THE GOVERNMENT CODE OF THE STATE

OF CALIFORNIA, NOTICE IS HEREBY FURTHER GIVEN THAT IF SUCH

PROPOSED REZONE & GENERAL PLAN AMENDMENT IS CHALLENGED IN

COURT, SUCH CHALLENGES MAY BE LIMITED TO ONLY THOSE ISSUES RAISED

AT THE PUBLIC HEARING OR IN WRITTEN CORRESPONDENCE DELIVERED TO THE CITY CLERK AT OR PRIOR TO THE PUBLIC HEARING.

ALL INTERESTED PARTIES will be given an opportunity to appear and be heard by the City Council of the City of Ripon at said time and place pertaining to the above described matter.

CITY OF RIPON
Ken Zuidervaart, Planning Director
Published: November 26, 2025

2.B.d
Packet Pg. 196 Attachment: Public Hearing Notice (25-40 : General Plan Amendment (GP25-128) and Rezone (Z25-127)) City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 12/09/2025
Subject: 1408 and 1444 W. Main Street rezone ordinance
RECOMMENDED ACTION: This ordinance rezones properties located at 1408 and 1444 W.

Main Street (APN 259-090-28 and 259-090-27) from PO (Professional Office) to C2 (Community Commercial).

DISCUSSION/ANALYSIS: There are no changes from first reading to second reading.

Following is the proposed Ordinance recommended for second reading and adoption.

Attachments:

1. Exhibit A - Zoning Map

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ORDINANCE NO. 933

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

RIPON REZONING CERTAIN REAL PROPERTY LOCATED
AT 1408 AND 1444 W. MAIN STREET (APNS 259-090-28 AND
259-090-27) IN THE CITY OF RIPON
WHEREAS, the real properties located at 1408 and 1444 W. Main Street (Assessor’s Parcel Numbers 259-090-27 and 259-090-28) were previously annexed to the City of Ripon; and WHEREAS, the City previously amended the General Plan land use designation for the properties from PO (Professional Office) to CC (Community Commercial); and WHEREAS, the City Council desires to amend the zoning classification of the properties from PO (Professional Office) to C2 (Community Commercial).

WHEREAS, on December 9, 2025, the Ripon City Council conducted a duly noticed public hearing at which time the City Council considered and approved the proposed changes to the General Plan and zoning designations of the properties; and WHEREAS, the City Council, after conducting the appropriate environmental review pursuant to the California Environmental Quality Act (CEQA), and after holding all required public meetings and hearings, now desires to formally amend the zoning classifications of the properties as set forth herein.

NOW, THEREFORE, BE IT ORDAINED by the City Council of The City of Ripon as follows:

Section 1: Amendment to Zoning Map.

The Official Zoning Map of the City of Ripon is hereby amended to change the zoning classifications of the following Assessor’s Parcel Numbers from Professional Office (PO) to Community Commercial (C2):

APN Current Zone Classification New Zoning Classification 259-090-27 Professional Office (PO) Community Commercial (C2) 259-090-28 Professional Office (PO) Community Commercial (C2) Said amendments are more particularly depicted on the map attached hereto as Exhibit “A”, incorporated herein by reference.

Section 2: Repeal of Conflicting Ordinances.

All ordinances or parts of ordinances in conflict with this Ordinance are hereby repealed to the extent of such conflict.

Section 3: Effective Date and Publication.

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This Ordinance shall become effective thirty (30) days after it final passage and adoption.

The Ordinance shall be published at least once within fifteen (15) days after its adoption in the Manteca Bulletin, the official newspaper of the City of Ripon.

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: FIRST READING [3 TO 1] Next: 1/13/2026 6:00 PM
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

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N Jack Tone Rd
N Wilma Ave R1 (Single Family Residential) R3 (Limited Multiple Family Residential) R4 (Multiple Family Residential) C1 (Neighborhood Commercial) C2 (Community Commercial) PO (Professional Office) MU (Mixed Use) PS (Public Semipublic) S Jack Tone Rd
S Wilma Ave W Main Street
Robert Ave
Roxie Dr Elena Dr Fourth Stre t
N Jack Tone Rd
N Wilma Ave
S Jack Tone Rd
S Wilma Ave W Main Street
Robert Ave
Roxie Dr Elena Dr Fourth Stre t Exhibit A 3.A.a
Packet Pg. 200
Attachment: Exhibit A - Zoning Map (933 : 1408 and 1444 W. Main Street rezone ordinance) City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 12/09/2025
Subject: Development Code Text Amendment TAZ 25-126
RECOMMENDED ACTION:

This ordinance establishes expedited, streamlined, and ministerial permitting processes for Electric Vehicle Charging Stations within the City of Ripon to comply with California Government Code Sections 65850.7 and 65850.71.

DISCUSSION/ANALYSIS:

The proposed creation of Chapter 16.218 “Electric Vehicle Charging Stations” establishes expedited, streamlined, and ministerial permitting processes for Electric Vehicle Charging Stations within the City of Ripon to comply with California Government Code Sections 65850.7 and 65850.71. There are no changes from first reading to second reading. Following is the proposed Ordinance recommended for second reading and adoption

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ORDINANCE NO. 932

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
RIPON ESTABLISHING CHAPTER 16.218 OF THE RIPON

MUNICIPAL CODE TO BE COMPLIANT WITH STATE LAW
SECTION 1. AMENDMENT OF CODE
Chapter 16.218 (Electric Vehicle Charging Stations) is hereby adopted to read as follows:

Chapter 16.218
Electric Vehicle Charging Stations
Sections:

16.218.010 Purpose

16.218.020 Definitions

16.218.030 Electric Vehicle Charging Station Requirements

16.218.040 Expedited Permitting Process

16.218.050 Permit Review Requirements

16.218.060 Fees

16.218.070 Approvals for Undeveloped Sites

16.281.080 Appeals

16.218.010 Purpose
The purpose of this chapter is to comply with California Government Code Sections 65850.7 and 65850.71 by establishing an expedited, streamlined, and ministerial permitting process for electric vehicle charging stations in compliance with State law. This chapter applies to the permitting of all electric vehicle charging stations within the City.

16.218.020 Definitions
For the purposes of this chapter, the following definitions shall apply to the following terms:

A. “Electric vehicle charging station,” or “charging station” shall mean: Any level of electric vehicle supply equipment station that is designed and built in compliance with Article 625 of the California Electrical Code, as it reads on the effective date of this Ordinance, and delivers electricity from a source outside an electric vehicle into a plug-in electric vehicle.

B. “Specific, adverse impact” shall mean: A significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.

C. “Undeveloped site” or “vacant site” shall mean: parcels lacking buildings, structures, paved access, grading, lighting, drainage, or other necessary site improvements that would otherwise be required to comply with the Ripon Municipal Code or state or federal law or regulations.

16.218.030 Electric Vehicle Charging Station Requirements A. All charging stations shall comply with applicable health and safety standards and requirements imposed by the state, the City, the Ripon Consolidated Fire District, and the

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applicable electric utility with jurisdiction over the area where the proposed charging station is to be constructed.

B. All stations shall meet all applicable safety and performance standards established by the California Electrical Code, the Society of Automotive Engineers, the National Electrical Manufacturers Association, and accredited testing laboratories such as Underwriters Laboratories and, where applicable, rules of the Public Utilities Commission regarding safety and reliability, or rules of the Department of Food and Agriculture regarding safety, reliability, weights, and measures.

C. The City of Ripon shall maintain and publish on its official website a checklist of application requirements for charging station permits. The Planning Director shall adopt and maintain the checklist, and may refer to the recommendations contained in the most current version of the “Electric Vehicle Charging Station Permitting Guidebook” published by the Governor’s Office of Business and Economic Development when adopting or amending the checklist.

16.218.040 Expedited Permitting Process
A. Application Requirements

1. Applicants shall submit all required information and documentation indicated on the City’s checklist of requirements.

2. Applications and all supporting documents, including site plans showing site access, striping, lighting, and other information pertinent to public health and safety, may be submitted electronically via the City’s online application portal.

3. Electronic signatures on applications shall be accepted.

B. Completeness Determination

1. An application that satisfies the information requirements in the checklist, as determined by the Building Official in his or her discretion, shall be determined to be complete.

2. For applications proposing 25 or fewer charging stations at a single site, the Building Official shall notify the applicant within five (5) business days if the application is incomplete, specifying all deficiencies.

3. For applications proposing more than 25 charging stations at a site, the Building Official shall notify the applicant within ten (10) business days if the application is incomplete, specifying all deficiencies.

4. If the Building Official fails to provide notice to the applicant within the applicable timeframe specified in this subsection (B), the application shall be deemed complete.

C. Permit Review and Approval

1. For applications proposing 25 or fewer charging stations, the Building Official shall approve or deny the application within twenty (20) business days after the application is deemed complete.

2. For applications proposing more than 25 charging stations, the Building Official shall approve or deny the application within forty (40) business days after the application is deemed complete.

3. If the Building Official fails to act within the applicable timeframe specified in this subsection (C), the application shall be deemed approved.

D. Basis for Denial
The Building Official may deny an application only if he or she makes written findings, based on substantial evidence in the record, that the proposed installation would have a specific, adverse

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impact on public health or safety, and that there is no feasible method to satisfactorily mitigate or avoid the impact.

16.218.050 Permit Review Requirements
A. Review of an application for electric vehicle charging stations shall be limited to the Building Official’s review of whether the application meets local, state, and federal health and safety requirements. Upon receipt of an application for an electric vehicle charging station, the Building Official shall also refer the application to the Planning Director, or his or her designee, to review for compliance with City land use standards, any applicable conditions of approval, and the Ripon Municipal Code.

B. The Building Official may require an applicant to submit a Site Plan application or Use Permit application pursuant to Ripon Municipal Code Chapters 16.72 or 16.76 if he or she finds, based on substantial evidence in the record, that the electric vehicle charging station could have a specific, adverse impact upon the public health and safety. An application for a Site Plan or Use Permit may be denied by the Planning Commission for the same reasons as stated in Section

16.218.040(D).

C. The City shall not require discretionary review, design review, or impose conditions related to aesthetics or site layout, including landscaping, for EV charging stations, unless required as part of a Site Plan application or Use Permit application, if required by the provisions of this Chapter.

D. Where an application meets the requirements of the City’s current checklist, standards, and ordinances, and no specific adverse impacts upon public health and safety are found, the Building Official shall approve the permit ministerially.

16.218.060 Fees
The City Council may, by resolution, establish fees that shall be charged for permits issued pursuant to the provisions of this chapter.

16.218.070 Approvals for Undeveloped Sites
A. Any approval granted pursuant to the provisions of this Chapter to an applicant to install one or more electric vehicle charging stations on an undeveloped or vacant site shall not constitute a permit to develop the site.

B. Notwithstanding the expedited ministerial permit process established in this chapter, any installation of an electric vehicle charging station of an undeveloped or vacant site shall require concurrent development of the site, which shall be subject to discretionary Site Plan approval and any other permit or approval required by the Ripon Municipal Code. Development of the undeveloped or vacant site shall, in all other respects, be approved and constructed in accordance with all applicable provisions of the Ripon Municipal Code and state and federal laws and regulations.

16.281.080 Appeals
Decisions of the Building Official may be appealed to the Planning Commission. A Site Plan or Use Permit required by the provisions of this Chapter that is denied by the Planning Commission may be appealed to the City Council. A written request for an appeal shall be filed with the City Clerk within ten (10) business days of the issuance of the decision of the Building Official or

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Planning Commission, as the case may be, accompanied by a filing fee in an amount that shall be set by the City Council by resolution.

SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA).

The City Council hereby finds that the adoption of this Ordinance does not constitute the approval of a “project” under the California Environmental Quality Act (CEQA) pursuant to section 15060(c)(2) and (3), 15061(b)(3), 15262, and 15378 of the State of California CEQA Guidelines. Specifically, this Ordinance will not result in a direct or reasonably foreseeable indirect physical change in the environment because it does not authorize the construction of any new structures or other physical changes to the environment.

SECTION 3. NO MANDATORY DUTY OF CARE. This Ordinance is not intended to, and shall not be construed or given effect in a manner that imposes upon the City or any officer, agent, employee or volunteer, thereof a mandatory duty of care towards persons and property, so as to provide a basis of civil liability for damages, except as otherwise imposed by law.

SECTION 4. SEVERABILITY. If any section, subsection, sentence, clause or phrase of this Chapter is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Chapter. The City Council hereby declares that it would have passed the ordinance codified in this Chapter, and each and every section, subsection, sentence, clause or phrase not declared invalid or unconstitutional without regard to whether any portion of this Chapter would be subsequently declared invalid or unconstitutional.

SECTION 5. EFFECTIVE DATE AND PUBLICATION. This ordinance shall go into effect 30 days after its adoption and a summary of this ordinance shall be published five (5) days prior to and within fifteen (15) days following its adoption in the Manteca Bulletin, the official paper of the City of Ripon.

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 [UNANIMOUS]
MOVER: Leo Zuber, Council Member
SECONDER:Michael Restuccia, Council Member
AYES: de Graaf, Barton, Uecker, Restuccia, Zuber

THE CITY OF RIPON,
A Municipal Corporation
By _______________________________
GARY BARTON, Mayor
ATTEST:

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By: ___________________________
LISA ROOS, City Clerk

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City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Kevin Werner, City Administrator
Date: 12/09/2025
Subject: City of Ripon and Ripon Consolidated Fire District Memorandum of Understanding
RECOMMENDED ACTION:

City Council to approve the Memorandum of Understanding between the City of Ripon and Ripon Consolidated Fire District that establishes each agency’s role in the Fire District’s pursuit of a fire suppression assessment pursuant to Proposition 218, including the sharing of cost on a 50/50 basis.

BACKGROUND
Residents and businesses within the City of Ripon are served by several essential agencies, including the Ripon Consolidated Fire District. The Fire District has communicated ongoing fiscal challenges associated with maintaining adequate operations within its service boundary, which includes the City of Ripon.

The members of the Ripon City Council and Ripon Consolidated Fire District Board 2x2 Committee (“2x2 Committee”) have met several times over the last few years to discuss ways the City may support the Fire District and help ensure the continuation of the high-quality fire emergency services that Ripon residents and businesses rely upon.

In 2021, the City and Fire District executed an MOU outlining each agency’s roles and responsibilities as the Fire District pursued a Proposition 218 assessment to increase operating revenue. As part of that MOU, the costs associated with the assessment were shared equally.

The City’s share total was $81,200, representing half of the total cost for the preparation of the Engineer’s Report and related public outreach.

In August 2024, the Fire District held a public hearing to count the ballots submitted for the proposed assessment. A majority approval was required for the assessment to pass; however, only 45.1 percent of ballots were in favor of the assessment, and the assessment failed.

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DISCUSSION:

The Fire District has recently decided to pursue another fire suppression assessment pursuant to Proposition 218 to generate additional operating revenue, after taking the following steps:
 A committee of residents was formed by the Fire District to evaluate options of how to move forward following the unsuccessful 2024 assessment and to provide a recommendation to the Fire District Board of Directors.  After a series of meetings, the Fire District committee recommended moving forward with a revenue measure to increase operating revenue that will allow the Fire District to increase staffing levels as necessary to address rising concurrent call incidents that have contributed to longer response times.
 The Fire District updated the 2x2 Committee on the Fire District committee’s recommendation, including the option of another fire suppression assessment pursuant to “Proposition 218” or a Property Tax Assessment.
 On September 22, 2025, the Fire District Board of Directors directed staff to proceed with another fire suppression assessment pursuant to “Proposition 218”.  The District solicited proposals from consulting firms to prepare the required Engineer’s Report and assist with election administration. One proposal was received—from SCI Consulting Group—in an amount not to exceed $118,800.

City representatives on the 2x2 Committee recommend that the City of Ripon enter into a new MOU with the Fire District with terms consistent with the 2021 agreement, including a 50/50 cost share of expenses related to the fire suppression assessment pursuant to Proposition 218. A draft of the MOU is attached for consideration.

FISCAL IMPACT:

The estimated cost is $118,800, of which the City of Ripon would be responsible for $59,400, which would be paid through the City’s General Fund.

Attachments:

1. City District MOU 218 2025

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1 MEMORANDUM OF UNDERSTANDING

CITY OF RIPON/RIPON CONSOLIDATED FIRE DISTRICT
This Memorandum of Understanding is made and entered into this ___ day of November, 2025, by and between the Ripon Consolidated Fire District (“District”) and the City of Ripon (“City”). It is made with respect to the facts and circumstances set forth in the Recitals.

RECITALS

1. City and District desire to cooperate and utilize their best efforts to provide a stable source of supplemental revenue for fire suppression services provided by District within its jurisdictional boundaries which include, but are not limited to, the City of Ripon.

2. Section 50078 of the California Government Code provides a mechanism allowing special districts such as the District to adopt a fire suppression assessment consistent with the requirements of Proposition 218 (Article XIII D of the California State Constitution) which can provide additional revenue for fire suppression activities to supplement existing property tax revenues and other funding sources for the District.

3. SCI Consulting Group (“SCI”) has presented a proposal and Scope of Work (“SCI Scope of Work”) dated November 3, 2025 to assist the District in evaluating the adoption of a fire suppression assessment (the “Assessment”) and the preparation of an Engineer’s Report based upon the requirements of the Fire Suppression Benefit Assessment (California Government Code 50078).

4. At such time as City and District mutually determine that the proposed Assessment is fair and reasonable, and in compliance with the provisions of Government Code Section 50078 and Proposition 218, the District would proceed to take all necessary and appropriate actions to implement the notice, protest and hearing requirements set forth in the Proposition 218 Omnibus Implementation Act and other applicable laws.

5. The Parties desire to set forth in clear terms their respective assumptions and expectations for working with SCI to complete the “deliverables” set forth in the Scope of Work, as well as subsequent steps in placing the Assessment on the ballot and securing passage of the Assessment.

NOW, THEREFORE, IT IS AGREED AS FOLLOWS:

1. Responsibilities of District. District shall be responsible for (a) retaining and paying fees and costs charged by SCI in connection with completing the SCI Scope of Work, including but not limited to, the retention of a sub-consultant public relations firm to assist in voter education efforts (if deemed necessary), and such additional and necessary tasks as mutually deemed necessary by District and City via the approval of change orders, District agrees (a) to provide SCI with full access to District management personnel (i.e. Fire Chief, finance staff, auditors, etc) and other District staff during normal business hours, (b) to provide SCI with available public records and financial data in connection with the Task 1 Scope of Work and the Assessment, (c) to meet from time to time with City staff and Council members via the existing “2x2” structure, to include SCI when appropriate, (d) to attend the kick-off meeting described in Task 1 of the SCI Scope of Work, (e) lead the public outreach efforts as recommended by SCI, including but not limited to, providing information supporting the proposed assessment to civic groups/other identified stakeholders, conducting community “town hall” meetings for the general public, creating and sending out informational mailers, and organizing a door-to-door campaign, (f) to take all other actions and

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Packet Pg. 209 Attachment: City District MOU 218 2025 (4877 : City of Ripon and Ripon Consolidated Fire District Memorandum of Understanding) 2 efforts necessary to implement the notice, protest and hearing requirements set forth in the Proposition 218 Omnibus Implementation Act and other applicable laws.

2. Responsibilities of City. City agrees (a) to attend the kick-off meeting described in Task 1 of the SCI scope of work, (b) to meet from time to time with District staff and Board members via the existing “2x2” structure, to include SCI when appropriate, (c) to provide access to City Staff and/or non privileged documents and information to assist SCI, and (d) to provide the use of the City Council chambers for public meetings on the proposed assessment.

3. Cooperation between Parties. City and District agree to work in a collaborative manner to support and assist SCI in the completion of the tasks outlined in the SCI Scope of Work, as well as the subsequent public information and election phases of the fire suppression assessment.

4. Beneficial Use of Public Funds. The City Council hereby finds and declares that the expenditure of public funds as contemplated herein is in the public interest because the funds generated by the proposed Assessment will be used to improve fire suppression and related services within the City.

5. Payment of Costs/Reimbursement. City shall reimburse District for one half of the total payments by District to SCI (including necessary sub-consultants if/when mutually agreed upon ) within 30 days from the District’s payment to SCI.

6. Legal Relationship. The Parties affirm and intend that nothing in this Agreement shall be construed to create any legal relationship, partnership or joint venture between the Ripon Consolidated Fire District and the City of Ripon.

7. Effective Date. This MOU shall become effective on the date of approval and execution by authorized signatories of both the City and the District. “District” “City”
Ripon Consolidated Fire District City of Ripon, a municipal corporation By: _______________________ By: ________________________

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Packet Pg. 210 Attachment: City District MOU 218 2025 (4877 : City of Ripon and Ripon Consolidated Fire District Memorandum of Understanding) City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Kevin Werner, City Administrator
Date: 12/09/2025
Subject: San Joaquin One Voice Advocacy Trip 2026
RECOMMENDED ACTION:

If the City Council is interested in sending a representative or representatives to participate in the 2026 One Voice trip, please designate and approve the City’s representative(s) to attend.

BACKGROUND:

San Joaquin One Voice is San Joaquin Council of Government’s federal advocacy program for San Joaquin County that promotes projects, programs, and issues of regional significance to federal legislators and agencies typically through an annual trip to Washington, D.C.

With the return of federal earmarks, continued availability of funding opportunities from transportation and infrastructure legislation, the SJCOG is focusing the One Voice initiative on elevating regional projects and maximizing funding success. As a result, projects being submitted to SJCOG for One Voice support will need to ensure they’re clearly aligned with SJCOG’s legislative priorities and eligibility requirements for the discretionary and federal earmark programs.

In 2022 the SJCOG developed a new process to review and evaluate project applications. This new criterion for the One Voice projects is intended to allow SJCOG to bring forward and focus on the projects that provides the best chance at securing available funds. The following is a summary of the criteria that will be used by SJCOG to select One Voice projects:
 Project needs to prove it is regional and has a federal nexus;  Complete or near complete National Environmental Policy Act clearance;  Significantly developed to warrant Federal spending; and  Demonstrated community support.

Each jurisdiction will be limited to one regionally significant project.

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DISCUSSION/ANALYSIS:

SJCOG has requested project submittals for the 2026 San Joaquin One Voice trip. Submitted projects will be reviewed by SJCOG staff and the SJCOG Executive Committee and will be subject to the approval by the full SJCOG Board to be included as part of the 2026 One Voice trip.

Over the last 10 years, the City of Ripon has been attending the One Voice trip focused on funding for the South San Joaquin Irrigation District Surface Water Connection project and the Altamont Commuter Express Station (planned to be located on Industrial Avenue) project. Both projects have received federal funding through these efforts. For the 2026 One Voice trip, the City of Ripon does not have a project that meets the criteria identified by SJCOG for a project submittal.

SJCOG will be submitting a regional project that impacts the City of Ripon - State Route 99 / 120 Connector Project, Phase 1B. The current 99/120 freeway to freeway interchange is subject to significant congestion, delays, and high accident rates. This has resulted in drivers taking alternative routes to avoid this interchange, including City of Ripon local streets that were not designed for this increased volume of traffic. The SR 99/120 Connector Project, Phase 1B will widen the connector from northbound SR 99 to westbound SR 120 and construct a westbound auxiliary lane on SR 120 between SR 99 and Main Street in Manteca in order to improve the interchange operations and keep commuters on the state highway system rather than using local roads to avoid the interchange.

Phase 1A of the project (addressing eastbound SR 120 and southbound SR 99) is currently under construction. SJCOG’s intent is to complete the design and right-of-way phases of Phase 1B during the Phase 1A construction period, allowing Phase 1B to enter construction seamlessly upon the completion of Phase 1A.

The 2026 One Voice trip is tentatively scheduled for May 3 to May 7, 2026. This does not conflict with the May City Council meeting. If the City of Ripon was to send a representative(s) to the 2026 One Voice trip, they would be advocating for the SR 99/120 Connector Project, Phase 1B, along with other regionally significant projects.

FISCAL IMPACT:

The projected cost for each One Voice participant is estimated to be $5,000 that would be paid from the General Fund.

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City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Jane Kilgore, Deputy City Clerk
Date: 12/09/2025
Subject: Council Committee and Task Forces
Mayor Barton to discuss Council Committee and Task Force appointments for 2026.

Attachments:

1. Council Member Assignments 2025

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CITY COUNCIL ASSIGNMENTS – CALENDAR YEAR 2025
Each year the Mayor recommends to the City Council the assignments for individual council members for the upcoming calendar year, which is ratified by the City Council. These assignments include local and regional Boards, Commissions, and Task Forces Ripon City Council Members have been requested to sit on. Additionally, it also includes City Council Committees that are focused on more local issues.

BOARDS AND COMMISSIONS

1. Central Valley Division of League of California Cities Executive Member Dean Uecker
Gary Barton (Alternate)

2. San Joaquin County Council of Governments Executive Board Leo Zuber
Michael Restuccia (Alternate)

3. San Joaquin Integrated Solid Waste Management Board
Daniel de Graaf

4. LAFCO Board
Gary Barton

5. San Joaquin Partnership Board
Gary Barton

6. San Joaquin County Board of Supervisor’s Advisory Water Commission Gary Barton
Daniel de Graaf (Alternate)

7. South San Joaquin Irrigation District Groundwater Sustainability Agency Board Daniel de Graaf
Gary Barton (Alternate)

TASK FORCE(S)

1. City/County Criminal Justice Task Force
Mike Restuccia
Dean Uecker (Alternate)
City Administrator
Chief of Police

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Packet Pg. 214 Attachment: Council Member Assignments 2025 (4912 : Council Committee and Task Forces)

CITY COUNCIL COMMITTEES
City Council committees are intended to (1) enhance the communication between the City Council and City staff at the early phase of the development of significant items affecting public policy, (2) allow committee members to develop a deeper level of knowledge on matters of public policy or public concerns, and/or (3) make recommendations to the City Council on matters of public policy. The City Council Committees do not replace the City Council as final decision makers.

Committees should be disbanded when their primary function or task has been completed or no longer exists.

The Council member with the lowest seat assignment shall chair the committee.

1. Legislative Response
Purpose: As directed by the Mayor, review proposed state or federal legislation and provide a recommendation to the City Council on a formal position.

Daniel de Graaf
Mike Restuccia
City Administrator
City Attorney

2. Community Concerns & Public Engagement
Purpose: Meet with concerned citizens or local organizations regarding concerns over existing City policies.

Leo Zuber
Mike Restuccia
City Administrator
Chief of Police (as needed)
Public Works Director (as needed)
Planning Director (as needed)
City Attorney (as needed)

3. Code Enforcement
Purpose: Review staff approach to code enforcement matters such that the process being following is consistent with City Council Ripon Municipal Code. Recommend changes to those chapters of the Ripon Municipal Code related to code enforcement, as needed.

Leo Zuber
Mike Restuccia
City Administrator
Chief of Police
Planning Director
City Attorney

4. Housing and Loan
Purpose: Participate in discussions related to housing policies in Ripon and make recommendations to the City Council on policies and agreements related to housing.

Dean Uecker
Mike Restuccia
City Administrator
City Clerk
Planning Director

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Packet Pg. 215 Attachment: Council Member Assignments 2025 (4912 : Council Committee and Task Forces)

5. Economic Development
Purpose: Consider policies related to economic development and make recommendations to the City Council, as needed. For projects that are taking advantage of the City of Ripon’s incentive program, review the proposal and make a recommendation to the City Council.

Gary Barton
Leo Zuber
City Administrator
Planning Director

6. Budget Development
Purpose: Consider budget policies and make a recommendation on policies for the City Council’s consideration.

Daniel de Graaf
Mike Restuccia
All Department Heads (as needed)

7. Swimming Pool Operations
Purpose: Meet with the representatives of the Ripon Unified School District and provide input as stated in the Joint Use Agreement between the City of Ripon and Ripon Unified School District, including establish hours of operations, determine types of programs and activities, develop proposals for growth and expansion, and fiscal oversight.

Leo Zuber
Dean Uecker (Alternate)
City Administrator
Recreation Director

8. Golf Course
Purpose: Evaluate the requested use of the Capital Improvement Account funds for Long-Term Capital Improvements and Emergency Improvements and Repairs, as described in Resolution No. 08-1, “Establishing Policy for Allocation of Revenues from Jack Tone Golf Course Dean Uecker
Daniel de Graaf
City Administrator
Recreation Director

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Packet Pg. 216 Attachment: Council Member Assignments 2025 (4912 : Council Committee and Task Forces)

9. Two-by-Two Committee
Purpose: Meet with representatives of the organizations listed below to discuss matters related to the coordination between the agencies, concerns of an agency, or challenges an agency may be experiencing.

Make recommendations to the City Council on agreements, policy changes, etc. as it relates to these discussions.

Leo Zuber
Daniel de Graaf
City Administrator
City Attorney
Ripon Unified School District Ripon Consolidated Fire District Chamber of Commerce City of Manteca
Ripon Christian Schools City of Lathrop

CITY COUNCIL POSITIONS

1. Council Check Review
Gary Barton

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Packet Pg. 217 Attachment: Council Member Assignments 2025 (4912 : Council Committee and Task Forces)