City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 09/08/2026
Subject: Tentative Subdivision Map
Project Description:
The applicant requests City Council approval of Tentative Subdivision Map (S26-60) to convert four existing multi-tenant light industrial buildings, located on two existing parcels at 505 and 707 Doak Boulevard, into twenty-two commercial condominium units.
The proposed subdivision would establish separate ownership interests for the existing individual tenant suites. No new construction, building expansion, change in land use, or increase in development intensity is proposed. The existing buildings, site improvements, and overall operation of the development would remain substantially unchanged, with shared improvements and common areas maintained through a Commercial Owners Association, reciprocal easement agreements, and associated governing documents.
The Planning Commission considered the application at its July 20, 2026 meeting and recommended that the City Council approve Tentative Subdivision Map (S26-60), subject to the conditions of approval contained in this staff report. No members of the public spoke in opposition to the proposed project at the Planning Commission meeting.
Background and Existing Conditions:
The approximately 4.8-acre project site is located at 505 and 707 Doak Boulevard within the M-1 (Light Industrial) zoning district and is designated Light Industrial by the Ripon General Plan. The site is developed with four multi-tenant industrial buildings and associated parking, loading areas, internal circulation, landscaping, utilities, storm drainage improvements, and other supporting site infrastructure.
The buildings and associated improvements have historically operated as a single, integrated industrial development under common ownership. The proposed Tentative Condominium Subdivision Map would not authorize new construction, building expansion, a change in land use, or an increase in development intensity. Its purpose is to establish separate ownership interests for the existing industrial suites while preserving the coordinated operation and maintenance of the overall development.
Existing parking areas, drive aisles, loading areas, utilities, landscaping, lighting, fire protection facilities, and other common improvements would remain substantially unchanged. Because ownership could transition from a single owner to as many as twentytwo individual condominium owners, comprehensive reciprocal easement agreements, Cityapproved Covenants, Conditions and Restrictions (CC&Rs), and a Commercial Owners Association are necessary to clearly establish ownership rights, maintenance responsibilities, cost-sharing obligations, and long-term management of shared improvements. These documents will help ensure that the development continues to function as a unified industrial project and reduce the potential for future ownership or maintenance disputes.
Commercial Condominium Analysis:
Commercial condominium developments differ from traditional subdivisions because individual units are separately owned while many essential site improvements remain commonly owned or shared. Unlike a conventional industrial subdivision in which individual parcels may function independently, the proposed development will continue to rely on shared infrastructure and common facilities, including private drive aisles, parking and loading areas, utilities, storm drainage facilities, landscaping and irrigation, site lighting, fire protection systems, trash and recycling enclosures, roofs, perimeter walls, signage, and other improvements necessary for the continued operation of the development.
Because these improvements will serve multiple independently owned condominium units, the City has an interest in ensuring that the development continues to function as a single, coordinated industrial project. Clear provisions for ownership, maintenance, access, and cost sharing are necessary to reduce the potential for disputes, deferred maintenance, impaired emergency access, inadequate infrastructure maintenance, or diminished functionality of the development.
Accordingly, the conditions of approval require comprehensive reciprocal easement agreements across both 505 and 707 Doak Boulevard to provide perpetual rights for vehicular and pedestrian access, parking, utility service, drainage, emergency vehicle access, maintenance, and use of shared facilities. The applicant must also prepare comprehensive CC&Rs governing the ownership, operation, maintenance, repair, replacement, insurance, and long-term management of common improvements. These documents, together with the associated Commercial Owners Association documents, must be reviewed and approved by the appropriate City departments and the City Attorney before recordation of the Final Condominium Map.
The applicant must establish a Commercial Owners Association organized as a California Nonprofit Mutual Benefit Corporation, or another ownership entity acceptable to the City Attorney. The Association will be responsible for administering the CC&Rs, collecting assessments, maintaining adequate insurance and reserve funding, and ensuring the continued operation, maintenance, repair, and replacement of common improvements for the life of the development.
The proposed condominium subdivision does not alter the existing land use, increase development intensity, or modify the approved site layout. Rather, it creates a legal ownership framework that allows individual ownership of existing industrial suites while preserving the coordinated operation and maintenance of the development as a unified industrial project.
General Plan Consistency:
Staff finds the proposed Tentative Subdivision Map consistent with the Light Industrial General Plan designation and applicable General Plan policies. In particular:
Industrial land use is preserved with no change in permitted uses. The proposal supports continued employment opportunities. No increase in traffic, utility demand, or public service demand will occur. The project preserves existing investment and encourages owner occupancy. Existing infrastructure remains adequate.
Subdivision Map Act Discussion:
The proposed Tentative Condominium Subdivision Map would create separate ownership interests within four existing multi-tenant industrial buildings while preserving the coordinated operation and integrated function of the overall development. Unlike a traditional subdivision in which each parcel may be independently served by public infrastructure, the proposed condominium subdivision will continue to rely on shared private improvements and common facilities serving all twenty-two condominium units.
Prior to recordation of the Final Condominium Map, the applicant must demonstrate that each condominium unit has adequate legal rights for access, parking, utilities, drainage, emergency vehicle access, and the use and maintenance of common improvements.
Comprehensive reciprocal easement agreements must provide perpetual rights for vehicular and pedestrian access, parking, water, sanitary sewer, storm drainage, electrical service, natural gas, telecommunications, fire protection systems, emergency access, landscaping, irrigation, trash and recycling enclosures, maintenance activities, and other shared facilities necessary for continued operation of the development.
The applicant must also prepare comprehensive CC&Rs and establish a Commercial Owners Association to govern the ownership, operation, maintenance, repair, replacement, insurance, and long-term management of common improvements. These documents are necessary to clearly establish the rights and obligations of future owners and to ensure that the development continues to function as a unified industrial complex despite multiple ownership interests.
Because the development spans two existing parcels that will function as a single integrated condominium project, reciprocal easement agreements must extend across both properties to ensure uninterrupted access, circulation, parking, utility service, emergency vehicle access, drainage, and maintenance. This cross-parcel approach is necessary to preserve coordinated operation of the development and reduce the potential for future conflicts between individual unit owners or the two underlying parcels.
Prior to recordation of the Final Condominium Map, the applicant must submit the following documents for review and approval by the Planning Director, City Engineer, Building Official, Ripon Consolidated Fire District, Police Department, as applicable, and City Attorney:
Final Condominium Map prepared in accordance with the California Subdivision Map Act.
Reciprocal Easement Agreement(s) (REA) establishing perpetual rights for access, parking, utilities, drainage, emergency access, maintenance, and all other common facilities.
Covenants, Conditions and Restrictions (CC&Rs).
Articles of Incorporation and Bylaws for the Commercial Owners Association. Preliminary Title Report and updated title information. Easement exhibit and legal descriptions for all existing and proposed easements. Building Code Compliance documentation, if required by the Building Official. Documentation demonstrating compliance with all Building, Engineering, Fire District, Police Department, and Planning Department conditions of approval. Any additional legal documents, maintenance agreements, or technical exhibits determined necessary by the Planning Director, City Engineer, Building Official, Fire District, Police Department, or City Attorney.
The Final Condominium Map shall not be presented for City Council until staff has determined that the required documents have been reviewed and approved and all applicable conditions of approval have been satisfied.
Planning Commission Review:
The Planning Commission considered Tentative Subdivision Map (S26-60) at its regular meeting on July 20, 2026. Following staff's presentation and the public hearing, the Planning Commission voted to recommend approval of the Tentative Subdivision Map to the City Council, subject to the conditions of approval contained in this staff report.
No members of the public spoke in opposition to the project. Based on its review of the application, staff report, and information presented at the public hearing, the Planning Commission determined that the required findings could be made and recommended City Council approval.
Findings:
1. General Plan Consistency Finding
Finding: The proposed project is consistent with the goals, policies, standards, and maps of the General Plan, as well as any applicable Master Plan, Specific Plan, Special Purpose Plan, and any other applicable plan adopted by the City.
Discussion:
Staff believes this finding can be made because the proposed subdivision creates separate ownership interests within an existing Light Industrial development and does not alter the approved land use, increase development intensity, or change the character of the site.
The project remains consistent with the Light Industrial General Plan land use designation and existing zoning, while ensuring continued coordinated ownership and maintenance of shared improvements through reciprocal easement agreements, Cityapproved Covenants, Conditions and Restrictions (CC&Rs), and a Commercial Owners Association.
The proposed subdivision supports the orderly development of industrial land, promotes continued economic investment within the City, and ensures that adequate infrastructure, access, parking, drainage, landscaping, and utility facilities will continue to be maintained through recorded agreements.
Specifically, staff finds the project to be consistent with the following General Plan Goals:
Land Use and Growth Accommodations: Goals A, B, C, D, and E. Circulation and Transportation: Goals A and B.
Community Health and Safety: Goals B, D, E, G, and J. Economic Development: Goals C, D, and E.
Accordingly, staff finds that the proposed project is consistent with the City's General Plan and furthers the City's long-range planning objectives.
2. Improvement Finding
Finding: Adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary public facilities have been provided, and the proposed improvements are properly related to existing and planned public infrastructure.
Discussion: Staff believes this finding can be made because the proposed subdivision creates separate ownership interests within an existing industrial development and does not increase the intensity of development or demand for public services. The site is currently served by existing public streets, water, sewer, storm drainage, and other necessary public improvements. Long-term maintenance of shared private improvements will be ensured through recorded reciprocal easement agreements, City-approved CC&Rs, and a Commercial Owners Association.
3. Site Suitability Finding
Finding: The site is physically suitable for the type of development and the intensity of development proposed.
Discussion: Staff believes this finding can be made because the proposed subdivision creates separate ownership interests within an existing industrial development and does not alter the approved site layout or increase the intensity of development. The property is currently developed with adequate access, parking, utilities, drainage, and other improvements necessary to support the approved industrial use, making the site physically suitable for the proposed project.
4. Issuance Not Detrimental Finding
Finding: Issuance of the permit will not be significantly detrimental to the public health, safety, or welfare, nor will it be injurious to the property or improvements of adjacent properties.
Discussion: Staff believes this finding can be made because the proposed subdivision creates separate ownership interests within an existing industrial development and does not authorize additional development or increase the intensity of use. The project complies with the City's General Plan, Municipal Code, and applicable development standards, and review by the City's departments and agencies has identified no evidence that the project would be detrimental to public health, safety, or welfare or injurious to adjacent properties.
5. Compatibility Finding
Finding: The proposed project is compatible with adjoining land uses.
Discussion: Staff believes this finding can be made because the proposed subdivision creates separate ownership interests within an existing industrial development and does not alter the approved site layout, architectural design, permitted land uses, or operational characteristics of the property. As no physical changes or increase in development intensity are proposed, the project will remain compatible with adjoining land uses and the surrounding industrial development pattern.
6. Compliance with the California Subdivision Map Act
Finding: The proposed Tentative Condominium Subdivision Map is consistent with the requirements of the California Subdivision Map Act and the Ripon Municipal Code.
Discussion: Staff believes this finding can be made because the proposed Tentative Condominium Subdivision Map is capable of complying with the applicable provisions of the California Subdivision Map Act and the City's subdivision regulations. Although the Tentative Map does not currently depict all reciprocal access, utility, drainage, maintenance, and other easements necessary to support the proposed condominium subdivision, conditions of approval require that all necessary easements, reciprocal easement agreements, City-approved Covenants, Conditions and Restrictions (CC&Rs), and the Commercial Owners Association documents be reviewed and approved by the City prior to recordation of the Final Map. Subject to these conditions, the project will comply with the requirements of the Subdivision Map Act and the Ripon Municipal Code.
7. Adequate Long-Term Maintenance and Management Finding Finding: Adequate provisions have been made for the long-term maintenance, operation, and management of common improvements through a Commercial Owners Association and City-approved CC&Rs.
Discussion: Staff believes this finding can be made because the project includes the establishment of a Commercial Owners Association and the recordation of City-approved Covenants, Conditions and Restrictions (CC&Rs), together with reciprocal easement agreements, to govern the ownership, use, operation, and maintenance of all common areas and shared improvements. These documents will establish the rights and responsibilities of each unit owner, provide for the maintenance and repair of shared facilities, allocate maintenance costs among the owners, and ensure the long-term functionality and appearance of the development in a manner acceptable to the City.
Conditions:
Building Department – Todd Hatch (209)-599-0284
1. Development shall conform to the approved Tentative Condominium Subdivision Map and all conditions of approval. Any modifications affecting the approved plans shall be submitted to the Planning Department for review and approval prior to implementation.
2. The applicant shall submit complete building plans and obtain all required building permits for any building modifications or improvements required to facilitate the condominium subdivision or to comply with applicable Building Codes.
3. Prior to recordation of the Final Condominium Map, the applicant shall complete all building improvements required by the Building Official to ensure compliance with the California Building Standards Code.
4. The Building Official shall review the proposed condominium conversion to determine compliance with applicable provisions of the California Building Standards Code, including, but not limited to:
Fire-resistance-rated construction and occupancy separations; Means of egress;
Accessibility requirements;
Structural requirements;
Mechanical, electrical, and plumbing systems;
Fire protection systems;
Utility service and metering; and
Any other applicable Building Code requirements.
5. Any fire-resistance-rated assemblies, fire walls, occupancy separations, or other lifesafety improvements determined necessary by the Building Official shall be completed prior to recordation of the Final Condominium Map.
6. Any accessibility improvements required by the California Building Standards Code shall be completed to the satisfaction of the Building Official prior to recordation of the Final Condominium Map.
7. Any unpermitted construction identified during plan review or inspection shall be legalized through the issuance of the appropriate permits or removed to the satisfaction of the Building Official.
8. Separate utility metering, utility disconnects, or other approved methods of allocating utility service shall be provided where required by the Building Official or otherwise addressed through City-approved condominium documents.
9. The Building Official shall approve the condominium plans and certify that all Building Division requirements have been satisfied prior to recordation of the Final Condominium Map.
Engineering Department – Spencer Schroen (209)-599-0230
10. Prior to recordation of the Final Condominium Map, the applicant shall submit the Final Map, all supporting documents, and technical exhibits to the City Engineer for review and approval. The Final Map shall comply with the California Subdivision Map Act, the Ripon Municipal Code, and all applicable City standards.
11. Prior to recordation of the Final Condominium Map, the applicant shall prepare and record reciprocal easement agreements, in a form approved by the City Engineer and City Attorney, providing perpetual rights for access, ingress and egress, vehicular and pedestrian circulation, parking, utilities, storm drainage, emergency vehicle access, landscaping, irrigation, lighting, trash and recycling enclosures, signage, maintenance, and all other common facilities necessary for the continued operation, use, and maintenance of the development.
12. Prior to recordation of the Final Condominium Map, the applicant shall dedicate or grant all public and private easements necessary to serve the proposed condominium subdivision, including, but not limited to, utility, drainage, access, emergency access, parking, maintenance, and other easements as determined necessary by the City Engineer.
13. The applicant shall provide a current Preliminary Title Report together with an easement exhibit identifying all existing easements benefiting and burdening the property. The City Engineer shall determine whether existing easements are adequate or whether additional easements are required prior to recordation of the Final Condominium Map.
14. The applicant shall demonstrate to the satisfaction of the City Engineer that each proposed condominium unit has permanent legal and physical access to a public street through recorded easements or other approved legal instruments.
15. Existing water, sewer, storm drainage, and other utility infrastructure shall be reviewed by the City Engineer. Any modifications necessary to adequately serve the proposed condominium subdivision shall be completed prior to recordation of the Final Condominium Map.
16. The applicant shall demonstrate that all common improvements, including but not limited to private streets, drive aisles, parking areas, drainage facilities, utilities, landscaping, lighting, and other shared improvements, are adequately addressed through the reciprocal easement agreements, CC&Rs, and Commercial Owners Association documents.
17. The applicant shall comply with the City of Ripon Survey Monument Preservation Policy and all applicable provisions of the California Subdivision Map Act pertaining to survey monument preservation.
18. Any improvements proposed within the public right-of-way shall require an encroachment permit from the Engineering Department prior to commencing work.
19. Any future modifications affecting access, circulation, parking, utilities, drainage, grading, landscaping, or other common improvements shall be subject to review and approval by the City Engineer and may require amendment of the recorded easement documents, CC&Rs, or condominium documents, as determined by the City Engineer.
20. The Final Condominium Map shall not be recorded until the City Engineer has determined that all required easements, reciprocal easement agreements, legal descriptions, plats, and supporting documents have been completed and approved.
21. All reciprocal easement agreements, CC&Rs, and other documents affecting the operation and maintenance of the condominium subdivision shall be recorded concurrently with, or immediately prior to, the recordation of the Final Condominium Map, as approved by the City Engineer and City Attorney.
Planning Department – Ken Zuidervaart (599-0222)
22. The development shall substantially conform to the approved Tentative Condominium Subdivision Map and all conditions of approval. Any modifications to the approved project shall be subject to review and approval by the Planning Director and may require amendment of this approval.
23. Prior to recordation of the Final Condominium Map, the applicant shall prepare Covenants, Conditions and Restrictions (CC&Rs), reciprocal easement agreements, and Commercial Owners Association documents for review and approval by the Planning Director, City Engineer, and City Attorney.
24. Prior to recordation of the Final Condominium Map, the applicant shall establish a California Nonprofit Mutual Benefit Corporation, or other ownership entity acceptable to the City Attorney, to serve as the Commercial Owners Association responsible for the ownership, operation, management, and maintenance of all common areas and shared improvements.
25. The CC&Rs shall clearly identify the ownership, operation, maintenance, repair, replacement, and cost-sharing responsibilities for all common improvements, including but not limited to private drive aisles, parking areas, utilities, drainage facilities, landscaping, irrigation, lighting, trash and recycling enclosures, signage, perimeter walls, fences, and all other common facilities.
26. The CC&Rs shall require that all common improvements be maintained in a safe, functional, and attractive condition for the life of the development. Failure to maintain common improvements shall constitute a violation of the Ripon Municipal Code and may result in enforcement action by the City.
27. The reciprocal easement agreements and CC&Rs shall provide each condominium owner with perpetual rights for access, parking, utility service, emergency access, maintenance, and use of all common facilities necessary for the operation of the development.
28. The CC&Rs shall prohibit the obstruction, elimination, or modification of any required parking area, fire lane, emergency access route, utility easement, drainage facility, or other common improvement without prior approval of the City.
29. Exterior building modifications, building additions, changes to the site layout, or other physical alterations visible from the exterior shall be subject to review and approval by the City in accordance with the Ripon Municipal Code.
30. Future tenant improvements, changes in occupancy, or new business operations shall comply with the Ripon Municipal Code and shall obtain all required City approvals and permits prior to occupancy.
31. All uses conducted within the development shall be limited to those permitted or conditionally permitted within the applicable zoning district unless otherwise approved by the City.
32. The Final Condominium Map shall not be recorded until the Planning Director has determined that all Planning Department conditions have been satisfied.
33. Any amendments to the CC&Rs, reciprocal easement agreements, or Commercial Owners Association documents that materially affect the findings made by the City in approving the Tentative Condominium Map—including, but not limited to, amendments affecting common area ownership, maintenance responsibilities, parking, circulation, access, utility easements, fire access, or drainage facilities—shall require review and approval by the Planning Director and City Attorney, to the extent permitted by law.
34. The Commercial Owners Association shall be responsible for maintaining current contact information, including the name, mailing address, telephone number, and email address of the Association or its management representative, with the City of Ripon Planning Department.
Ripon Police Department – Daniel Sauer (209-599-0259)
35. The applicant shall maintain clearly visible building addresses and individual condominium unit numbers in accordance with the requirements of the Ripon Police Department and the Ripon Consolidated Fire District. Addressing shall be maintained in a legible condition and shall be visible from all access drives and adjacent streets.
36. All exterior lighting serving parking areas, drive aisles, pedestrian walkways, and common areas shall be maintained in good working order to provide adequate illumination for public safety. Lighting shall be directed and shielded to minimize glare onto adjacent properties and public rights-of-way.
37. The Commercial Owners Association shall be responsible for maintaining all common areas, including landscaping, lighting, fencing, gates, parking areas, and access drives, in a manner that promotes public safety and provides clear visibility for law enforcement and emergency responders.
38. Any security gates, access control systems, or other security improvements installed after approval of the project shall be subject to review by the Ripon Police Department and the Ripon Consolidated Fire District to ensure adequate emergency access is maintained.
39. The applicant shall ensure that all required fire lanes, emergency access routes, and designated parking areas remain unobstructed at all times.
40. The Commercial Owners Association shall promptly repair or replace damaged lighting, fencing, gates, or other security-related improvements serving the common areas of the development.
41. The Ripon Police Department reserves the right to recommend reasonable security measures, consistent with Crime Prevention Through Environmental Design (CPTED) principles, should future operational characteristics of the development warrant additional security improvements.
42. Prior to recordation of the Final Condominium Map, the applicant shall provide a site addressing and unit numbering plan, subject to review and approval by the Ripon Police Department and the Ripon Consolidated Fire District. Unit numbers shall remain consistent with the approved condominium plan and shall not be changed without prior approval from the City.
Ripon Consolidated Fire Department– Eric DeHart (599-4209)
43. All existing fire protection systems, including fire sprinkler systems, fire alarm systems, fire hydrants, fire service lines, fire department connections (FDCs), and other fire protection equipment shall be maintained in good working order and shall comply with the California Fire Code and the requirements of the Ripon Consolidated Fire District.
44. Any modifications to existing fire protection systems required as a result of the condominium subdivision or any associated building improvements shall be completed to the satisfaction of the Ripon Consolidated Fire District and the Building Official.
45. All required fire apparatus access roads, fire lanes, emergency access routes, and fire department access easements shall remain unobstructed at all times. Any required reciprocal emergency access easements shall be recorded prior to recordation of the Final Condominium Map.
46. Existing fire hydrants, fire department connections, fire service lines, and fire protection equipment shall remain accessible at all times. No improvements, landscaping, fencing, parking, or storage shall interfere with access to such facilities.
47. Knox Boxes, Knox Key Switches, or other emergency access devices shall be installed, relocated, or upgraded where required by the Ripon Consolidated Fire District.
48. The applicant shall provide any fire access easements, fire water line easements, or other easements necessary to ensure continued operation and maintenance of fire protection facilities, as determined by the Ripon Consolidated Fire District and City Engineer.
49. The Commercial Owners Association shall be responsible for the continued maintenance of fire lanes, emergency access routes, fire protection equipment located within the common areas, and all related signage serving the development.
50. The applicant shall comply with all applicable requirements and conditions of the Ripon Consolidated Fire District in effect at the time of Final Map approval.
Environmental Analysis:
Pursuant to the California Environmental Quality Act (CEQA), staff recommends that the City Council find the project categorically exempt pursuant to CEQA Guidelines Section 15301 (Existing Facilities). The proposed project consists solely of the legal subdivision and commercial condominium conversion of existing industrial buildings and does not involve expansion of an existing or former use, new construction, physical enlargement of the facilities, or an increase in development intensity. Accordingly, the project qualifies for the Class 1 Categorical Exemption.
Staff has also considered the exceptions contained in CEQA Guidelines Section 15300.2 and finds that none of the exceptions apply.
Recommended Action:
Staff recommends that the City Council:
1. Find that the Tentative Subdivision Map (S26-60) is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 (Existing Facilities), and that none of the exceptions contained in CEQA Guidelines Section 15300.2 apply; and
2. Adopt the findings contained in this staff report and approve Tentative Subdivision Map (S26-60), subject to the conditions of approval contained herein.
Suggested Motion:
“The City Council approves the Tentative Subdivision Map (S26-60), subject to the conditions of approval contained in this staff report.” General Application Information:
Owner/Applicant: Kaizen River LLC / Chris Fahey
Application#: Tentative Subdivision Map (S26-60)
GP Designation: LI (Light Industrial)
Zoning: M1 (Light Industrial)
Attachments:
1. Vicinity Map
2. Tentative Subdivison Map
3. CC&R Review Checklist
4. PC Minutes - 7-20-26
5. Public Hearing Notice