Planning Commission Staff Report Planning Commission Hearing November 14, 2016 Project Title: Major Site Review (SR16-06) for Ripon Gardens II Commercial Request: A request to develop a 15,996 square foot multi-tenant commercial building and a 6,286 square foot restaurant on 2.85 acres of a 4.06 acre (more/less) commercial site. Location: 122 W. River Road (261-030-17) Planner: Ken Zuidervaart, Director of Planning Discussion: The request is for a site plan permit to construct a 15,996 square foot multi-tenant commercial building and a 6,286 square foot restaurant. The proposed project is located in the C1 (Neighborhood Commercial) district on approximately 2.85 acres of a 4.06 acre site. The current configuration of the property is three (3) parcels and the applicant intends to develop 2 out of the 3 commercial parcels at this time. The parcels are located at 122 W. River Road; please refer to the attached vicinity map. The proposed location of the buildings will be on the middle and western most parcels of the commercial site, the corner site is not being proposed for development at this time. The proposed restaurant (6,286 sq. ft.), planned for the middle commercial parcel (parcel 3), will be oriented closer to River Road with parking around the back of the building. The proposed building meets all required setbacks for the C1 (Neighborhood Commercial), and is planned to have a 20 foot setback from the northern property line, thus placing the building forty four (44) feet from the edge of River Road. The proposed multi-tenant building (15,996 sq. ft.), planned for the westernmost parcel (parcel 2), will be oriented for the most part in the center of the site. The building will have a ninety one (91) foot setback from the northern property line, a seventy eight (78) foot setback from the western property line and a fifty nine (59) foot setback from the southern property line. The ninety one (91) foot front setback will place the building one hundred fifteen (115) feet from the edge of River Road. The off-street parking facility will be located in the rear of the building for the proposed restaurant, parcel #3, and around the perimeter of the proposed multi-tenant building located on parcel #2. The off-street parking facility provides a total of one hundred seventy nine (179) spaces (156 standard, 17 compact, and 6 handicap) which meets and slightly exceeds the required spaces by local regulations. For the purposes of determining parking, it is assumed
that approx. 6,000 square feet of the proposed 15,996 square foot multi-tenant building will develop out as restaurant/food service types of businesses with the remainder developing out as retail uses. All proposed stalls meet the City of Ripon s standard parking dimensions which are 10 X 19. Although the site plan does not necessarily indicate where bicycle parking will be located, the plan indicates that there will be 10 bicycle parking spaces provided, again slightly exceeding the required spaces by local City of Ripon regulations. The site plan depicts a drive-through window as part of the multi-tenant building. At this time drive through windows are not an allowable use within the C1 (Neighborhood Commercial) district. Prior to construction or installation of a drive through window amendments to the Ripon Municipal Code will have to be approved by both the Planning Commission and City Council. Access to the site will be provided by three (3) commercial driveway approaches, two (2) off of River Road and one (1) off of North Ripon Road. The accesses on River Road will be limited access to right in/right out vehicle movements only for eastbound traffic on River Road, and the far west commercial driveway approach will be allowed to have a left-in turn pocket for traffic traveling westbound on River Road. The commercial driveway approach on North Ripon Road will be designed to allow full movement access onto North Ripon Road. Appropriate access and traffic movement signage has been made a condition of approval of the project for all driveways with limited traffic movements. The exterior of the restaurant building appears to be a combination of stucco finishes with smooth troweled stucco finish for the main structure and heavy rough texture finish as secondary detail walls and accents. The roof will be a flat roof with a clean parapet detail. The exterior of the multi-tenant building appears to be a combination of stucco with corrugated natural metal siding accents. The building will also be adorned with decorative canopies and accent lighting. Please refer to the attached colored elevation renderings. Also indicated on the site plan are four (4) trash enclosures located throughout the site. The trash enclosure will be 6-0 high painted CMU block wall with solid metal gates. And although not indicated on the site plan, the trash enclosures will have to contain roof structures in order to comply with the latest City of Ripon storm water standards. Although there is some site lighting indicated on the plans, the applicant will have to submit a more detailed lighting plan for the site to verify compliance with City of Ripon lighting standards. Once submitted, the lighting plans will be reviewed in more detail by the Ripon Police Department and Planning Department to ensure adequate site lighting for security around the buildings and the site, and to ensure that all lighting is appropriately shielded from adjacent properties. The site contains approximately 21,920 square feet or 12.5% of landscaping, which slightly exceeds the City s standard of 10% for the C1 (Neighborhood Commercial) district. The applicant did not submit any landscaping plans at this point, however the applicant will be required to submit detailed landscaping and irrigation plans to the Public Works Department and Planning Department for approval showing compliance with the latest State of California Model Water Efficient Landscape Ordinance.
Although the multi-tenant building elevation drawing shows some signage, it is for illustration purposes only. There is no signage proposed as part of this application and any future signage for the site shall require separate approval and comply with the City of Ripon s latest sign ordinance. On October 31, 2016, a meeting was held with the applicant and project review committee to review the project and discuss concerns and conditions of approval. The comments and conditions of approval received during the review period have been incorporated into the staff report where appropriate. Although not required by law, notices of this public meeting were sent out to over 85 residents located in proximity of the proposed project. Findings: 1. The proposed use is consistent with the goals, policies, standards, and maps of the General Plan, any applicable Master Plan, Specific Plan, Special Purpose Plan, and any other applicable plan adopted by the City. 2. 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. 3. The site is physically suitable for the type of development and for the intensity of development. 4. Issuance of the permit will not be significantly detrimental to the public health, safety, or welfare, or be injurious to the property or improvements of adjacent properties. 5. The use is compatible with adjoining land uses. 6. The use is consistent with the zone district in which it is located. Conditions: Building Department Ted Johnston (599-0283) 1. Demolition, construction and placement of all structures on the site will be as approved and in compliance with all applicable building, electrical, plumbing codes, and that any changes to the plans, as approved, will be submitted to the Planning Department for review. 2. Proponents shall submit appropriate building plans and obtain all necessary building permits for any and all construction on site.
3. Proponent shall provide and install all necessary water meters and backflow prevention devices per City of Ripon Standard Specifications and Standard Details. 4. Proponent shall provide a delineated path of travel from the facilities to the public right of way to meet ADA requirements. Engineering Department James Pease (599-0225) 5. Proponent shall enter into a Project Improvement Agreement with the City of Ripon Engineering Department. This will incorporate all right-of-way and public utility easements, improvement security, plan check and oversight fees, payment of benefit assessment fees and general items required by the City. The agreement shall be in place prior to the improvement plan review. 6. Proponent shall dedicate the necessary right-of-way and 10 public utility easement along all existing and proposed roadways to comply with the City Master Plan. River Road 140 ROW North Ripon Road 102 ROW. The proponent shall make improvements to the roadways accordingly. 7. Necessary improvements shall include but not be limited to the following: street lights, water, sewer, storm, non-potable, sidewalk, curb & gutter, asphalt, medians, landscaping, striping, etc. All existing overhead facilities along North Ripon Road shall be relocated below ground. All proposed facilities for all utilities including boxes are to be installed below ground. Developer shall grind and complete a 2 overlay for the full width of North Ripon Road along the entire frontage of the property. Developer shall utilize non-potable water for on-site irrigation. Improvements to the intersection of River Road and North Ripon Road will be required as directed by the City Engineer pending impact review and traffic analysis. 8. Proponent shall provide detailed landscape and irrigation plans to the City Engineer, Public Works Director and Director of Planning for review and approval. Landscaping and irrigation shall comply with the provisions of Ripon Municipal Code Chapter 13.06 (Water Efficient Landscape) and the State of California s latest Model Water Efficient Landscape Ordinance. Back flow prevention device, as approved by the Public Work Department, shall be installed as necessary. 9. Proponent to submit all improvement plans to the City Engineering Department for review and approval prior to starting the work. All improvements are shall be constructed to the latest City of Ripon Standards and City Master Plans in effect at the time of construction plan approval. The General Contractor shall obtain an encroachment permit through the Engineering Department prior to starting any work. 10. Proponent shall develop the site in accordance with the current version of the City of
Ripon Storm Water Development Standards and submit the necessary documentation with the improvement plan submittal. Media filters are not allowed in the City and shall not be installed. Drywells are not allowed within San Joaquin County limits. 11. Proponent shall prepare and deliver a copy of the parcel map and record drawings to the City Engineer prior to final acceptance of the improvements. The drawings will be on 3 mil Mylar film, double matte and an electronic version in AutoCAD and PDF formats. 12. Proponent shall install/replace any curb, gutter, sidewalk and associated handicap ramps if necessary that are damaged or cracked along the perimeter of the site. 13. Prior to construction of the project, any private well(s) or septic tank shall be destroyed under permit and inspection by the San Joaquin County Environmental Health Division if present on the site. Planning Department Ken Zuidervaart (599-0222) 14. That any signage will be under a separate permit and in accordance with local regulations. 15. Proponent shall provide adequate bike parking stalls per City of Ripon Standard parking requirements. 16. Proponent shall submit plans for the EVA gates to the Planning Department for review and approval prior to construction/installation. Ripon Consolidated Fire Department Dennis Bitters (599-4209) 17. That the proponent will comply with the standard conditions of the Ripon Consolidated Fire District, including but not limited to providing knox box facilities, on-site hydrants, etc. 18. That the applicant will provide civil drawings (on-site improvement plans for hydrant placement, emergency accessibility, etc.) to the Ripon Consolidated Fire Department for review and approval. Plans shall include location of fire risers and panel rooms for all buildings. 19. Proponent shall provide a detailed striping and signage plan to the Ripon Consolidated Fire Department for review and approval showing appropriate Fire Lane striping for the site. Ripon Police Department Ed Ormonde (599-0259) 20. Proponent shall provide a detailed lighting plan to the Chief of Police and the Planning Department for review and approval. Plan shall depict adequate lighting around the outside of the facility and site for security purposes. The lighting plan shall also include
appropriate shielding as necessary in order to comply with the Ripon Municipal Code Chapter 16.156 pertaining to Lighting and Glare. 21. Proponent shall submit a detailed striping and signage plan to the Chief of Police, the City Engineer and the Planning Director for review and approval depicting on-site and off-site striping and signage for the limited access driveways along River Road. 22. Applicant shall be required to install one (1) MESH Wireless Access Point and City Security Camera as per the Ripon Gardens II Development Agreement as approved by the Chief of Police. Miscellaneous 23. Comply with the conditions in the attached letter dated September 30, 2016 from the Modesto Irrigation District. 24. Comply with the conditions in the attached letter dated September 19, 2016 from the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan. Environmental Analysis: An Initial Study/Mitigated Negative Declaration (PEA 15-20) was prepared for the overall Ripon Gardens II project in accordance with CEQA. The Mitigated Negative Declaration was adopted March 8, 2016 and took into consideration commercial development on the Neighborhood Commercial portion of the project site as well as the multi-family portion of the project proposed in the southern area of the property. The proposed commercial project is consistent with the project as defined and evaluated in the adopted Negative Declaration and is subject to the established mitigation monitoring and reporting program for the project. The conclusion of the environmental assessment is that the proposed action will result in no new significant effects on the environment beyond the effects identified in the adopted adopted Initial Study/Mitigated Negative Declaration (PEA 15-20) for the Ripon Gardens II project, and that the mitigation measures agreed to in the adopted Ripon Gardens II Mitigated Negative Declaration are sufficient to substantially lessen any potential significant effects. Recommended Action: Should the Planning Commission agree with staff s recommendation, the following motion would be appropriate: The Planning Commission approves the Ripon Gardens II Commercial Site Plan Permit SR16-06, based on the findings and subject to the conditions of the staff report, and makes a finding that the proposed commercial project is consistent with the evaluation conducted previously under the adopted Initial Study/Mitigated Negative Declaration (PEA 15-20) for the Ripon Gardens II project.
General Application Information: Owner/Applicant: Application#: GP Designation: Zoning: JKB Living / J.B. Anderson Land Use Planning Major Site Plan Permit (SR16-06) NC (Neighborhood Commercial) C1 (Neighborhood Commercial) Attachments: A. Vicinity Map B. Existing Parcel Ariel Photo C. Site Pan D. River Road turn pocket exhibit E. Elevation Drawings F. Notice of Public Meeting