Ripon Planning Commission Minutes
MONDAY, JULY 20, 2026 – 6:00 PM
REGULAR MEETING
PLEDGE OF ALLEGIANCE:
This meeting was called to order at 6:00 P.M. with Commissioner Saljian leading the Pledge of Allegiance to the Flag.
ROLL CALL:
Attendee Name Title Status Arrived
George Saljian Commissioner Present
Dave Collins Commissioner Present
Steven Verver Commissioner Absent
Debra Van Essen Commissioner Present
Jeff Veilleux Commissioner Absent
Lori Bunnell Commissioner Present
Others Present: Planning Director Ken Zuidervaart, City Attorney Tom Terpstra Jr., Planning Secretary Michael Winters, Information Systems 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 May 18, 2026.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Lori Bunnell, Commissioner
SECONDER: Dave Collins, Commissioner
AYES: Saljian, Collins, Van Essen, Bunnell
A. PLANNING COMMISSION - REGULAR MEETING - MAY 18, 2026 6:00 PM Planning Commission Page 2 July 20, 2026
1. PUBLIC HEARINGS:
A. TENTATIVE SUBDIVISION MAP (S26-60) - KAIZEN RIVER (COMMERCIAL
CONDO PROJECT)
A request to subdivide two existing Light
Industrial parcels into twenty-two (22)
commercial condominium units within
four existing multi-tenant industrial
buildings. The project consists solely of a
commercial condominium conversion to
allow separate ownership of the existing
suites and involves no new exterior
construction or expansion of the existing
buildings. The subject properties are
approximately 2.42 acres and 2.38 acres in
size and are located at 505 and 707 Doak
Boulevard in the M-1 (Light Industrial)
zoning district.
Should the Planning Commission agree
with staff’s recommendation, the
following motion would be appropriate:
“The Planning Commission adopts the
findings contained herein and
recommends that the City Council
approve the Tentative Subdivision Map
(S26-60), subject to the conditions of
approval contained in this staff report.”
Planning Director Zuidervaart introduced the staff report into record.
Zuidervaart stated that the request was to create 22 individual commercial condominium units on the already-developed 4.8-acre site located at 505 and 707 Doak Boulevard, within the M-1 (Light Industrial) zone. Zuidervaart said that no new exterior construction, expansion of the buildings, change of use, or increase in development intensity was being proposed.
Zuidervaart further elaborated on the existing development, which consists of four buildings on two lots, operating as a modern light industrial complex with existing parking, lighting, landscaping, and utilities already in place.
Zuidervaart explained that the property is currently under single ownership with shared infrastructure across all four buildings, and that the proposal would create up to 22 individual owners sharing the same buildings and infrastructure, which would require formation of a Commercial Owners Association similar to a Homeowners Association (HOA).
Zuidervaart explained the basis for staff’s recommendation on the project, stating that there were community and economic benefits associated with the project, including the opportunity for businesses to own rather than lease their space, encouragement of longterm private investment, and the building of equity for local businesses. He further noted additional economic development benefits, including support for business retention and expansion, encouragement of reinvestment in industrial property, and the continued strengthening of Ripon's economic base.
Planning Commission Page 3 July 20, 2026
Zuidervaart further elaborated on the need for a Commercial Owners Association, explaining that commercial condominiums require careful review due to shared parking, utilities, landscaping, fire access, drainage, and maintenance, which could lead to future ownership disputes if not properly addressed. Zuidervaart said the conditions of approval include creation of reciprocal easements and agreements for parking, utilities, landscaping, drainage, and garbage service. Zuidervaart noted that the City will review the CC&Rs (Covenants, Conditions and Restrictions) to clearly define ownership, maintenance responsibilities, and cost sharing for the project. Zuidervaart said that the Commercial Owners Association would be responsible for long-term operation and maintenance, including reserve funds for lighting, landscaping, and parking lot striping.
Zuidervaart stated that the final map cannot be recorded until all conditions are met, and that following the Planning Commission's recommendation, the matter proceeds to City Council. He outlined that multiple City departments will be involved, including Planning (CC&Rs and future interior modifications), Engineering (easements and infrastructure), Building (California Building Code compliance), Fire (emergency access), Police (security and addressing), and the City Attorney (legal documents). Zuidervaart described the three-phase approval process: Phase One, Planning Commission recommendation and City Council approval of the tentative map; Phase Two, satisfaction of all conditions of approval; and Phase Three, City Council approval and recording of the final map, after which individual units may be sold.
Zuidervaart recommended the Planning Commission adopt the findings and recommend City Council approve the tentative subdivision map subject to the conditions of approval.
Zuidervaart requested one additional condition of approval requiring the applicant to enter into a reimbursement agreement with the City of Ripon to cover staff time for document review.
PUBLIC HEARING OPENED
Commissioner Saljian asked Zuidervaart whether the fire separation or firewalls were already in place.
Zuidervaart said the City was not sure whether the fire separation or any firewalls were currently in place, and that the applicant would be responsible for hiring an engineer to conduct an as-built survey to determine whether they exist.
Commissioner Collins asked Zuidervaart about noise concerns and whether the existing conditions of approval from the project's initial construction would remain in place.
Zuidervaart said all the original project conditions would remain in place.
Commissioner Bunnell asked Zuidervaart whether the Commercial Owners Association would be professionally managed or whether the owner would manage it.
Zuidervaart stated that this was something the City would need to work through as part of the documentation process.
Planning Commission Page 4 July 20, 2026
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
Motion to adopt the findings contained herein and recommend that the City Council approve the Tentative Subdivision Map (S26-60), subject to the conditions of approval contained in the staff report, with the following added condition:
1. The applicant shall enter into a reimbursement agreement with the City of Ripon to cover City staff time for document review.
RESULT: ADOPTED [UNANIMOUS]
MOVER: George Saljian, Commissioner
SECONDER: Debra Van Essen, Commissioner
AYES: Saljian, Collins, Van Essen, Bunnell
REPORTS:
Planning Director Zuidervaart said there is one item scheduled for the August 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 $637.00.
There being no further business, the meeting was adjourned at 6:18 PM.