RIPON PLANNING COMMISSION MINUTES
RIPON CITY HALL
TUESDAY FEBRUARY 13, 2007 - 7:00 P.M.
Pledge of Allegiance: Commissioners pledged allegiance to the flag
Roll Call: Commissioners Mark Winchell, James Lewis, Garry Krebbs, Stan Hall,
and Debra Van Essen
Absent: Don Berg
Others Present: Director Ken Zuidervaart, Development Specialist Sheryl Prater,
Deputy City Attorney Stacy Guthmiller, Loraine Goff, Bernice Finley, Jeff Coker,
Joel & Debbie Castro, Ginger Eskes
Reorganization: Commissioners will appoint a Chairman and Vice-Chairman
MOTION: MOVED/SECONDED AND CARRIED BY A 4-1 VOTE (LEWIS-NO) (BERG-ABSENT) TO
APPOINT COMMISSIONER JAMES LEWIS AS CHAIRMAN
MOTION: MOVED/SECONDED AND CARRIED BY A 4-1 VOTE (HALL ABSTAINED) (BERG
ABSENT) TO APPOINT COMMISSIONER STAN HALL AS VICE-CHAIRMAN
Chairman Lewis then presided over the meeting.
Public Discussion: Chairman Lewis explained the public discussion process and
asked if anyone would like to speak. No one wished to speak at this time.
Minutes: Approval of the minutes of the regular Ripon Planning Commission
meeting of December 12, 2006
MOTION: MOVED/SECONDED (HALL/VAN ESSEN) AND CARRIED BY ALL (BERG-ABSENT) TO
APPROVE THE MINUTES OF THE DECEMBER 12, 2006 PLANNING COMMISSION MEETING
A. CONSENT CALENDAR
A.1 LOT MERGER (LM07-01) for DS Ripon, LLC c/o Mid Valley Engineering, this is a
request to merge two existing parcels under same ownership into one in order to
provide an additional access point from Brandy Lane to the Ripon Plaza Shopping
Center located on the Southeast corner of W. Colony Road and Brady Lane in the
C4 (Highway Service) district. This project is Categorical Exempt from CEQA.
MOTION: MOVED/SECONDED (KREBBS/HALL) AND APPROVED BY ALL (BERG-ABSENT) TO
APPROVE LOT MERGER (LM07-01) FOR DS RIPON, LLC BASED ON THE FINDINGS AND SUBJECT
TO THE CONDITIONS OF THE STAFF REPORT
1.0 PUBLIC HEARING
1.1 None
2.0 GENERAL PLANNING
2.1 MAJOR SITE REVIEW (SR07-01) for Dr. Debbie Daniels, this is a request to
construct a 6,612 square foot Veterinary Hospital with off street parking on a
32,480 square foot (more or less) parcel located at 575 Doak Boulevard in the M1
(light industrial) district. A Mitigated Negative Declaration (PEA07-02) is
recommended for this project.
Director Zuidervaart introduced the staff report into the record along with the
findings and conditions of approval.
The application is to develop a 6,612 square foot veterinary hospital with
off-street parking located on a 32,480 square foot parcel located at 575 Doak
Boulevard in the M1 (light industrial) district.
All frontage improvements (curb, gutter, sidewalk, etc.) currently already exist
along the frontages of the lot. Access to the site will be supplied by one
shared commercial driveway approach located on Doak Boulevard. The shared
driveway is between lots 50 and 51 and is meant to limit the number of driveway
approaches accessing Doak Boulevard which is designed and build as a minor
arterial.
Additional site improvements include off-street parking for employees and
customers, per City development code requirements and all parking stall sizes
and number of stalls meets current City Standards. The applicant has also noted
on the site plan that 7,592 square feet of their site will be landscaped, which
is actually 23.4% of their site, this is above the cities minimum requirement of
10%.
The building appears to be a stucco exterior building with stone facades
surrounding the front covered entrances of the facility.
The project was submitted to the project review committee, and a meeting was
held with the applicant to discuss comments and issues. The comments and
conditions of approval received during the review period have been incorporated
in the staff report where appropriate.
Director Zuidervaart said that staff believes that the findings can be made and
recommends approval of the project subject to the conditions in the staff
report.
A Mitigated Negative Declaration (PEA07-02) is recommended for this project.
Commissioner Van Essen asked if the current office on Main Street will be closed
and Debbie Daniels replied that this is correct and the current building is for
sale.
Applicant Dr. Debbie Daniels (20969 River Rd) said that she has owned Ripon
Veterinary Hospital for the last ten years and has outgrown the facility. She
then said that she found a lot on Doak Boulevard to build a new facility and is
very excited about the location. Dr. Daniels said that she currently does
boarding at her facility and will expand at the new location to twenty runs, all
of which are indoor runs. Dr. Daniels said that she has had no problems in the
last ten years doing this and does not anticipate any at the new location.
Commissioner Hall asked what she would be doing with regards to odor, waste,
disposal, bio hazard materials and if there would be a crematorium on site.
Dr. Daniels replied that they have a whole house fan to address any odors; that
the facility has drains; that they use an outside facility for the cremations;
and they have a company that handles any bio hazard materials.
Roy Van Dorst (605 Madsen) said that he worked in conjunction with Dale Ramey on
the animal shelter on Doak Boulevard and is the architect for this facility. Mr.
Van Dorst said that his only request with regards to the conditions is item #5.d
regarding curb stops. He said that he would like clarification on this because
they have designed the project to include a landscape area to get away from the
curb stops and a regular vertical curb will accommodate the vehicles.
Director Zuidervaart said that this is very typical to use landscaping in place
of curb stops.
Commissioner Winchell said that he thinks this way is safer and feels that 5.d.
could be modified to allow for this. Commissioner Winchell said that he likes
the design of the building and hopes that others will follow suite.
MOTION: MOVED/SECONDED (HALL/VAN ESSEN) AND CARRIED BY A 5-0 VOTE (BERG-ABSENT)
TO ADOPT THE MITIGATED NEGATIVE DECLARATION AND APPROVE MAJOR SITE REVIEW
(SR07-01) FOR DR. DEBBIE DANIELS BASED ON THE FINDINGS AND SUBJECT TO THE
AMENDED CONDITIONS OF THE STAFF REPORT
Amended Condition:
5.d. Provide parking spaces designed to prevent damage to building or fencing.
2.2 DRIVE-THRU REPORT The Planning Commission will direct staff to research
how other Cities regulate drive-thru businesses in their towns and prepare a
report for consideration of such regulations for the City of Ripon.
Director Zuidervaart said that this item was put on the agenda at the request of
Commissioner Hall for discussion. Director Zuidervaart then said that the City
Council has requested that prior to requesting this research which will take a
considerable amount of staff time and expense, would like to have a consensus
from the Commission of their interest in going forward with this.
Commissioner Krebbs asked if basically what is being said is if we want to go
forward with this, the Council would like to know and Director Zuidervaart
replied that prior to research they would like a consensus to move forward.
Commissioner Hall said that Ripon is in the San Joaquin Valley Air Attainment
district. He said that San Luis Obispo not only eliminated future drive thrus
but also have taken out all existing ones.
Chairman Lewis asked if there have been any studies or science behind the reason
why that shows that it really changes the air quality.
Commissioner Hall said that idling time could also be reduced.
Commissioner Van Essen said that it would be difficult if not impossible to get
rid of these.
Commissioner Krebbs said that it is important for our Highway areas to have
these in order to compete with exits north of south of Ripon as people would go
elsewhere and he is not sure the City would want that as businesses have to make
a living.
Chairman Lewis said he was in agreement with Commissioner Krebbs that at least
for the Jack Tone Road interchange area.
Commissioner Van Essen said that it is a tough decision and does not want to put
that kind of economic strain on businesses.
Commissioner Krebbs commented that it would be different if the entire San
Joaquin Valley as a whole opted to do this rather then us alone. He then said
that compared to Redding or Fresno, Ripon is clean.
Commissioner Winchell said that he likes the idea but does not see where it is
plausible right now and does not think City Council will go for it either.
MOTION: MOVED/SECONDED (HALL/VAN ESSEN) AND DENIED BY A VOTE OF 3-2 (BERG
ABSENT) (WINCHELL, LEWIS, KREBBS - NO) TO FORWARD ON TO THE CITY COUNCIL A
CONSIDERATION TO RESEARCH THE BANNING OF DRIVE-THRU WINDOWS
2.3 2006 AFFORDABLE HOUSING REPORT AND GAP++ REPORT Commissioners will review
the 2006 affordable housing report for the City of Ripon
Development Specialist Prater briefly reviewed the 2006 affordable housing
report with the Commission.
Commissioner Krebbs asked if Ripon is doing a better job than the surrounding
cities and if there is some report showing the comparison. Specialist Prater
said that she has not seen any such documentation but that Ripon is doing a
better job with actual production of affordable housing rather than site
identification. She said that she has been giving tours to other Cities and most
recently gave a tour to Stockton who is coming back for a video documentary to
take back to the City Council of Stockton.
Commissioner Krebbs said if we dont meet the States requirements they will not
approve the plan but does not think they will follow through and Specialist
Prater said that Ripon is currently being monitored now and we do not want to
put Ripon in that type of situation. She then said that the State continues to
tighten their regulations of affordable housing and what ever has not been meet
will be carried over and we will have to zone for it. Specialist Prater also
said that once you zone property as high density residential you can not down
zone it later.
Commissioner Krebbs said that some developers are doing second dwelling units
now but how can the City be sure that they will build them. Specialist Prater
replied that the City has learned the hard way that you only give so many
permits of market rate housing before they have to construct the affordable
units. Specialist Prater said that Cornerstone I is building 12 second dwelling
units and have identified the lots.
Commissioner Van Essen asked if there is any statistics to show that these units
are being used and Specialist Prater said that the lots with the second dwelling
units will have a deed restriction on them. She then said that staff will send a
generic letter on an annual basis to confirm that the person living in the unit
meets the qualifications. Specialist Prater said that the City is not concerned
because the developer is constructing these units at a 2 to 1 ratio and so even
if only 50% of the units are rented, the City will still meet the number.
Director Zuidervaart said that the State passed that second dwelling units can
be classified as affordable housing and it is the City that is requiring the 2
to 1 ratio.
Commissioner Van Essen asked if High Density residential really so bad and why
is the City not considering providing high density for the downtown to be more
of a walkable community.
Director Zuidervaart replied that it is hard to get people who want to do this
and to find a location. Director Zuidervaart then said that staff is looking at
considering high density residential commercial combinations in certain mixed
use zones.
Director Zuidervaart said that the State does not give incentives for apartment
complexes and developers are more interested in doing single family
developments.
Commissioner Krebbs said that Villagio was recently approved and if successful,
maybe others will see this and want to do something similar.
Specialist Prater said that Cornerstone I is constructing a second dwelling unit
with one of their models and encourage the Commission to go see it.
Commissioner Winchell said that when he thinks of high density he thinks of San
Francisco. He said that it all comes down to affordability and everyone is
worried about the area going down hill. Commissioner Winchell said that he
thinks high density should be addressed.
Commissioner Van Essen said that she thinks they should put an apartment complex
on top of the Library.
Chairman Lewis thanked Specialist Prater for her report.
Commissioners= Reports: None
City Attorney=s Reports: None
Director=s Reports: Director Zuidervaart said that he attended an Economic
seminar and there was a Representative from Henderson Nevada there who said that
they are growing in population by 10,000 a month and have constructed 28 new
schools this past year. Development is being done at 2,000 acres at a time for a
subdivision.
Director Zuidervaart said that he is hoping to have the dimension regulations
and fencing and screening regulations for the March Planning Commission meeting.
Commissioner Van Essen said that she read that all have an opportunity to attend
a County wide blue print meeting and Director Zuidervaart replied that this is
correct and it is March 1, 2007 from 6:30 to 8:30.
Adjournment: There being no further business the meeting was adjourned at 7:50
P.M. to the next regular meeting of Tuesday, March 13, 2007 at 7:00 P.M.
(Signed) James Lewis, Chairman
ATTEST:
____________________ ______
(Signed) Ken Zuidervaart, Secretary