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It's a clock. We'll call the meeting to
order.

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» Steve, would you uh do the pledge of
allegiance for us?

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I aliance to the flag of the United
States of America and to the republic

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for which it stands. One nation under
God, indivisible, with liberty and

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justice for all.

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» Okay, roll call.
George Salin here.

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» Deborah Vaness here. David Collins,
>> Jeff Au

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» here,
>> Steven Ber

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» here,
>> Lori Bennell

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» here.
>> Okay, this is time for uh public

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comment. Uh this time is afforded to the
public to address any matter that's not

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on the agenda. Limit of 5 minutes and 30
minutes total.

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Is there any public comment?

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Okay. Any questions, comments,
corrections to the October minutes?

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» Make a motion that we approve them.
>> Second.

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Okay, the motion is accepted. Five to
zero.

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I'll explain the meeting procedure for
tonight. Um I will announce the agenda

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item that we have. Uh staff Mr. Zittoart
will uh describe the project and the

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staff report and any staff
recommendations. Uh I will open this

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discussion uh with the commission. Uh, I
will allow for public hearing and inform

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the audience that those wishing that to
speak on the item are to approach the

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podium and state their name and address.
That includes the applicant's testimony,

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the proponent's testimony and including
any written testimony as well as theo

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opponent's testimony in which time the
applicant will have a chance to rebut

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any questions, concerns.
Uh I will then close the public hearing

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and we will discuss the further the item
further and at that point uh public

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testimony will not be taken except for
if we have additional questions for

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myself or the commission. The planning
commission will then act upon the item

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and after which um I will inform the
audience which is you of the vote. Uh

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you do have a right to appeal and there
is a fee for that and make sure that you

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sign in uh in the registration in the
back.

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Okay. So, we our first item is and our
only item is the public hearing for the

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general plan amendment use and amendment
and the reszoning for 1408 and 1444 West

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Main Street. Kim, what do you have for
us?

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» Thank you, Mr. Chairman, fellow
commissioners. At this point, I'd like

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to introduce the staff report into
record. Um so tonight I'll be presenting

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uh the proposed general plan amendment
and reszone for the properties located

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at 1408 and 1444 West Main Street. Uh
the requested to change the zoning for

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professional office for uh uh two
community commercial to allow the

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establishment of a small animal
veterinary hospital within a portion of

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the building uh located at 1444 West
Main Street.

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Uh the two buildings on these parcels
total just over 15,500 square feet u of

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commercial or office space.
[clears throat] The building at 1408 um

44
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contains five suites and totals about
8,400 square ft. And the building at

45
00:09:16,399 --> 00:09:24,399
1444 West Main Street contains four
suites in total uh just a little bit

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00:09:21,360 --> 00:09:29,839
over 7,000 square ft. The applicant
proposes to uh place a 4,300 foot uh

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small animal clinic within suites C and
D of the the building located at 1444

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uh West Main Street. Under the current
uh professional zoning, uh veterinary

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hospitals are not permitted. Um by
contrast though, the community

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commercial district uh allows veterinary
uses while still allowing general office

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uses as well. Uh because of this, the C2
zone is more flexible and better aligned

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with the mix of commercial and services
along um the west main corridor.

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Um why is a reszone appropriate in in
this instance? There are a few reasons

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here that I've noted. Uh first, the C2
designation would allow the proposed

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small animal hospital uh which is
currently not permitted in the PO uh

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professional office district.
Uh second, the uh C2 zoning, the

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community commercial zoning maintains
flexibility. Um a even after reszoning

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the properties
um many of the properties may continue

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to operate as professional offices or
medical offices which are currently in

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those locations. The reason simply
broadens the range of allowable

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businesses um providing more
opportunities for both current and

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future tenants. [clears throat] And
third, uh the change is consistent with

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the surrounding land use. Uh the
properties along West Main Street and a

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few along Robert Avenue just at the
beginning there adjacent to West Main

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already include commercial and medium to
highdensity residential uses. Uh this

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resoning brings these two parcels into
alignment with the existing land use

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pattern and helps strengthen the
corridor cohesion.

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And then finally, the reason supports
the city's economic development goals by

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encouraging investment, diver
diversifying services and expanding

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community serving uses uh along this
important commercial corridor.

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Um we did evaluate the parking uh staff
did uh look at the parking and traffic

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implications of the pro proposed
reszone. Uh across both parcels there is

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a uh 67 existing parking spaces
uh which exceeds kind of the most

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conservative commercial requirement
which would be about 62 spaces uh for

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the comi for the combined square
footages of the building. Uh the

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veterinary clinic itself is expected to
require about 17 to 19 spaces depending

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on staffing levels. Uh the remaining
suites on both properties will continue

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to operate as low inensity office uses
at this time. Um, however, they could uh

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obviously change uses in the future at
which at which point staff would

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re-evaluate the parking situation and uh
we could either approve or deny business

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licenses um based on parking generation
issues that might arise. So based on

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this staff concludes that the parking is
adequate under the proposed zoning. Uh,

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regarding traffic, while commercial uses
can generate higher trip counts in

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professional offices, uh, the roadway ne
network along West Main Street uh, is

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designed to accommodate commercial um,
volumes of traffic. Uh, the small animal

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clinic generates moderate trip levels
uh, prim primarily through scheduled

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appointments. Staff does not anticipate
any significant traffic impacts as a

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result of the reszone.
Um, the proposed reszone is consistent

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with the city's general plan. Uh we did
uh research that and uh and vetted that

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out uh which designates this corridor uh
the West Main Street corridor for mixed

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commercial uses intended to serve both
neighborhood and community needs. Uh the

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project supports the general plan goals
related to land use efficiency, corridor

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revitalization,
service a availability and circulation.

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00:13:11,600 --> 00:13:17,279
Um there are two primary conditions of
approval associated with the project

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that were listed in your staff report.
Um, one would be that any interior

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improvements to the building would
require um to we would require building

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permits uh through the building
department here. And secondly, the

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property at 1444 West Main Street will
be required to install a new uh trash

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enclosure consistent with the city's
design standards. Um, currently 1408 and

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1444 share trash enclosure. Um, so this
would just be aligning 1444 to to bring

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it up to current standards uh for
commercial re for commercial design

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guidelines.
Um, there is a couple staff

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recommendations in the staff report
there for you this evening. And um, at

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this point, uh, Mr. Chairman, I'll turn
it back over to you and I'd be happy to

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try to answer any questions if you have
any.

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» Any questions, comments?
>> Uh, yes. Can I have a couple questions?

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So, so does the applicant own both of
those buildings?

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» So, the applicant is actually proposing
to purchase the building at 1444 and is

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applied. But, so as as a matter of
consistency, we did approach the

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building at 1408, the property owners
there to see if they would be wanting to

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reszone that building as well. So,
there's not commercial zoning in the

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middle of professional office zoning.
Currently, the building located on the

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corner of of Robert and um West Main
Street. So the building furthest east is

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already zoned uh commercial and then the
last two buildings 1408 and this 1444

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were zoned or professional office at
this time.

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» Okay.
>> So that'd be converting making sure

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those all are consistent.
>> Okay.

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» Cross.
>> Okay. So when when you approach the

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owner of the other building are are do
they want that?

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» Yeah they were
>> they want that change as well.

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» They were fine with that.
>> Okay. Okay. Um and then my other

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question is about parking. Um I'm trying
to um visualize if there is parking

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other than in the parking lot. For
example,

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you know, we we had business offices and
stuff and we required our staff to park

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on off- streetet parking so that our
parking lot was free for tenants or for

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um customers. Is there off- streetet
parking

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on that's not really
>> there's only on there's only off-site

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on-site parking. I mean, there's no
offsite along Main Street. Um, there is

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some along Robert Avenue as you get
turned around that corner and but you're

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starting to head into residential areas
over there. So,

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» um,
>> not any in Rox on Roxy either there for

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staff to park.
>> The parking requirements for

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professional office and a lot of your
retail are about the same requirements.

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It's only when you get into say like
restaurant uses and such where the

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parking requirements go way up.
>> Okay. So I say again we would be reass

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we would be assessing businesses as they
come forward if trying to get a business

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license to see if they are going to be
causing any traffic impacts or parking

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impacts in there and the city can deny a
building permit or business license

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because of that.
>> Okay. So then and I just want to re

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revisit
again what you said about the buildings.

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So if we were to switch this then all
the buildings along there would be would

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all be the same.
>> Correct.

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» Okay.
>> Yes. So currently right now the like I

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said the buildings on the both buildings
on the corner of Robert Maine. So I

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think the one building is uh for Muan
the CPA offices there that's actually

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zoned commercial um as as well as the
building across the street there which

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has the dentist office and friend salon
and such in there. They they that's a

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zoned commercial as well.
>> Okay. uh assist those last two buildings

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that are zoned professional office
>> professional office and um I'm assuming

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we have plenty of professional office
space in Ripen I

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» uh we do have I mean there is quite a
bit of professional office however you

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know with commercial zoning it doesn't
preclude that we do have a lot of

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professional offices that are located in
uh commercial zones um as well as just

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office zones itself too so
>> right okay thank you Mhm.

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» And you just made a comment. Um
Deb asked about um

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the availability of professional
offices. Um what is demand like right

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now in or or can you speak to that even
what demand is like and have we had any

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shortfall there?
>> Um I'm not 100% certain on that. I could

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probably get some numbers as as far as
how much property or land is zone

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professional office versus commercial.
Why would I'd have to research that and

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00:17:50,080 --> 00:17:58,240
get that information back to you. Um I
don't have that off off top of my head.

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Um but we we don't really track as far
as in city hall here if there's a what

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the demand and stuff is for that. Um
typically the market kind of washes that

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out. Um you know we do have professional
office located kind of at the end of

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Wilma here. That whole um
complex down here towards the end right

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by the roundabout. Um, there's office
space that's in downtown which is also

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it's all zoned commercial down there.
So, there's a lot of office space down

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there. As far as the vacancies though, I
I wouldn't be able to speak to that.

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» Can you speak to uh any variance between
cost per square foot of professional

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office space and commercial?
Typically, this is just typically what

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we've seen in the past is that um
commercial does yield a little bit

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00:18:44,960 --> 00:18:54,640
higher um per square foot pricing. Um if
if it takes a while for the uses to kind

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of get that switched over, but you know,
uh like a restaurant stuff would

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typically pay more per square foot than
a than an office use would.

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» That's what my research has shown as
well. I'm curious as to if this is uh

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this could potentially squeeze out
professional office um you know

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00:19:11,600 --> 00:19:21,120
occupants in you know in le of a higher
rent payer for um commercial office

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00:19:18,320 --> 00:19:24,559
space or commercial space itself and is
that something that we need to be

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concerned about as a city?
>> That's some yeah that it's definitely

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one of the cons on the pros and cons of
this. Uh there could be some higher

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rates being paid for office space or
competition for that.

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» Do you know if the if the space where
the um veterinary office wants to go in

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is currently occupied or is it
unoccupied?

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00:19:44,000 --> 00:19:50,840
» I believe it's currently occupied. The
applicant might be able to speak to that

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00:19:47,280 --> 00:19:50,840
a little bit better.

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00:19:51,919 --> 00:19:57,440
» We you know we did just approve that
project down on Main Street that's

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00:19:54,960 --> 00:20:01,120
professional offices too.
>> I think there's six suites there.

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00:20:01,919 --> 00:20:13,360
And my question is um regarding the
trash the the suite own or leis in 1444

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00:20:10,880 --> 00:20:19,120
they do have their own green and black
cans. They do not use the trash um large

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00:20:16,799 --> 00:20:23,679
bin at 1408.
Will they be required to put in a large

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00:20:21,039 --> 00:20:26,799
bin? And I guess if the answer is yes,
where do they put that and will that use

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00:20:25,679 --> 00:20:31,039
parking spaces?
>> Yeah. Um, they will be required, it is a

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00:20:29,600 --> 00:20:34,880
condition, they will be required to put
a trash enclosure in and it most likely

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00:20:33,039 --> 00:20:40,120
would probably affect at least two
parking spaces in the whole area there.

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00:20:40,960 --> 00:20:46,240
Uh, they have not proposed a location
yet for it, but um, yeah, they I mean

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00:20:44,960 --> 00:20:51,960
there's really not a spot to put it
without affecting at least one or two

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00:20:47,840 --> 00:20:51,960
spaces. Yeah.

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00:20:54,880 --> 00:21:00,400
Marin Hospital. Is it going to be a
24-hour hospital or normal business

199
00:20:59,760 --> 00:21:04,080
hours?
>> Uh, normal business hours. Any any

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00:21:02,240 --> 00:21:08,640
business uh seeking to operate between
the hours of of midnight and um 6:00

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00:21:06,880 --> 00:21:13,200
a.m. I believe it is or 5:00 a.m. has to
do a use permit. So, um they have not

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00:21:11,600 --> 00:21:18,240
applied for a use permit to operate
those hours, but certainly the applicant

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00:21:15,039 --> 00:21:21,480
might be able to answer that certainly
for you.

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00:21:28,080 --> 00:21:35,120
We will open the public hearing. Uh is
the applicant here would wish to provide

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00:21:32,720 --> 00:21:38,080
testimony?
If you do, please come up to the

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00:21:36,720 --> 00:21:41,799
microphone up here and state your name
and your address, please.

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00:21:51,200 --> 00:21:58,080
Okay. My name is Mandep Kurum. Calling
for regarding 1444 West Main Street. C

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00:21:56,720 --> 00:22:02,240
» could you spell your name for me? I'm
sorry.

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00:21:58,960 --> 00:22:05,880
» Mandep M an A D E P. Last name spelled
Gu U RM.

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00:22:06,000 --> 00:22:09,159
» Thank you.

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00:22:09,600 --> 00:22:15,360
Any question? I mean, what was I'm
sorry.

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00:22:13,520 --> 00:22:17,919
» Uh, sure. I I have a couple questions.
So, you're you currently do not own the

213
00:22:17,440 --> 00:22:20,799
building?
>> I do not. Okay. It's in it's in escro

214
00:22:20,240 --> 00:22:24,320
right now.
>> Okay. So, um is the building occupied

215
00:22:23,679 --> 00:22:27,280
right now?
>> It is.

216
00:22:25,200 --> 00:22:30,559
» Okay. So, you'll be requiring the
current tenants to leave so you can move

217
00:22:29,280 --> 00:22:34,799
your business in there.
>> Yeah. They don't have long-term leases.

218
00:22:32,640 --> 00:22:37,919
» Okay. Okay. So, that's And do you
currently own a a veterary business

219
00:22:36,880 --> 00:22:40,240
someplace else?
>> I do.

220
00:22:38,400 --> 00:22:43,760
» And and are you going are you relocating
or are you adding or what what what's

221
00:22:42,400 --> 00:22:47,440
your business plan?
>> It's additional location.

222
00:22:46,000 --> 00:22:51,440
» Okay. Okay. Where's your current
business located? in Stockton. Okay. And

223
00:22:50,080 --> 00:22:52,799
do you live here in Ripen?
>> I do not.

224
00:22:52,240 --> 00:22:55,280
» Okay.
>> But planning to.

225
00:22:54,159 --> 00:23:02,440
» It's my city.
>> Yeah. Okay. Okay. Um, let's see.

226
00:23:02,640 --> 00:23:07,120
I think that's all the questions I have.
Oh, the hours of operation. What are you

227
00:23:05,600 --> 00:23:10,080
What are you planning for your hours of
operation?

228
00:23:08,480 --> 00:23:14,320
» We're planning to open to, you know,
probably until 700 p.m. 6 7 a.m. to 7:00

229
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p.m.
>> Okay.

230
00:23:17,120 --> 00:23:21,480
That's all the questions I have at this
time.

231
00:23:23,280 --> 00:23:32,440
» That you are going to um actively market
for more commercial use in the building?

232
00:23:34,559 --> 00:23:40,640
» Probably not because I will keep the
same tenants whoever there. They barely,

233
00:23:38,880 --> 00:23:45,679
as far as I know, the building was empty
for so long and they barely got tenants

234
00:23:43,600 --> 00:23:50,159
and they're all brand new leases except
for the chiropractor,

235
00:23:47,679 --> 00:23:54,080
which where we going to be.
>> That last statement

236
00:23:51,360 --> 00:23:56,960
» that that's the uh I think it's a suite
D, C, and D. Okay,

237
00:23:55,600 --> 00:23:59,200
» that's where we're trying to be. Those
are like they're the one who've been

238
00:23:58,240 --> 00:24:03,760
there from
>> for a year or so. The rest of the

239
00:24:01,679 --> 00:24:07,960
tenants are all brand new location. I
mean, brand new leases.

240
00:24:04,960 --> 00:24:07,960
» Okay.

241
00:24:09,280 --> 00:24:17,480
How many employees do you anticipate?
>> Anywhere from four to six at a time.

242
00:24:24,640 --> 00:24:27,640
» Yes.

243
00:24:37,679 --> 00:24:44,559
Just a question you about
[clears throat] the uh given it's going

244
00:24:42,559 --> 00:24:50,080
to be a C2
uh commercial zoning and Ken stated that

245
00:24:47,760 --> 00:24:57,440
that price would be higher for leases.
Is it your um strategy, business

246
00:24:53,520 --> 00:25:02,159
strategy to increase those lease rates
as they expire or keep them the same or

247
00:24:59,919 --> 00:25:07,000
nominal increases based on inflation?
>> Keep them same so we can keep it

248
00:25:04,000 --> 00:25:07,000
occupied.

249
00:25:10,320 --> 00:25:17,600
» And my last question would be, do you
intend to comply with the approval of

250
00:25:15,760 --> 00:25:21,880
the zoning requirements should they be
approved?

251
00:25:18,320 --> 00:25:21,880
» Yes. Sure.

252
00:25:22,960 --> 00:25:29,760
» Do your hospital, your veterinary
hospitals generate a lot of garbage? No.

253
00:25:27,840 --> 00:25:32,640
» This seems to be a bit of a issue we
were talking about with the enclosure

254
00:25:31,360 --> 00:25:37,360
and adding
>> taking away parking space and everything

255
00:25:34,400 --> 00:25:41,039
else. Does it generate
>> very minimum?

256
00:25:39,200 --> 00:25:46,480
Right now, the place we have is open
seven days a week in Stockton and we

257
00:25:43,520 --> 00:25:53,240
don't even use a we only use the small
cans only. So they don't even require us

258
00:25:49,600 --> 00:25:53,240
to have a big ones

259
00:26:01,120 --> 00:26:10,640
possible
because town needs it right now. Ripen

260
00:26:07,440 --> 00:26:16,400
there's only one clinic in town and uh
we are seeing so many clients out there

261
00:26:13,360 --> 00:26:20,080
and as far as I know they're running two
to three weeks behind for the

262
00:26:17,760 --> 00:26:22,880
appointment.
>> Does that come to you in Stockton?

263
00:26:21,840 --> 00:26:25,760
» Yes, we do.
>> So there is a demand.

264
00:26:24,159 --> 00:26:30,320
» There is a big demand just like I said
they're running three weeks behind as

265
00:26:27,279 --> 00:26:37,360
far as I know because I have called and
check on before we pick this town how

266
00:26:33,840 --> 00:26:37,360
soon they can get appointment.

267
00:26:38,960 --> 00:26:44,880
You know, pets are very important to a
lot of people.

268
00:26:42,080 --> 00:26:48,559
» I don't have any myself, but [laughter]
>> No, I'm just like just like I said,

269
00:26:46,799 --> 00:26:52,880
we're
like in Stockton, you can get a same day

270
00:26:50,559 --> 00:26:56,720
appointment and RIP is just like I said,
three two to three weeks minimum no

271
00:26:54,799 --> 00:27:02,440
matter what kind of emergency you have.
So either they have to go to Modesto or

272
00:26:59,440 --> 00:27:02,440
Stockton.

273
00:27:07,520 --> 00:27:10,520
question.

274
00:27:11,600 --> 00:27:18,799
» Okay, Mr. G, thank you. Appreciate it.
>> Is there anyone that's a proponent of

275
00:27:15,520 --> 00:27:22,360
this would like to come up and speak?
>> Are there any opponents?

276
00:27:22,480 --> 00:27:28,960
» Okay,
we will close the public hearing and are

277
00:27:26,960 --> 00:27:33,760
there any questions, comments from the
commission?

278
00:27:30,320 --> 00:27:38,640
» Just comments. I like I think the
the addition of a veterinary clinic

279
00:27:36,159 --> 00:27:44,400
would be great as Mr. Gro has said if
there's demand for it. I like that idea.

280
00:27:40,799 --> 00:27:50,080
what my reservations are as regard to
pushing out and I know Debb you just um

281
00:27:47,840 --> 00:27:56,000
talked about uh the other space that we
have recently approved and that's a

282
00:27:52,320 --> 00:28:02,000
positive um but I just would hate to see
other professional offices pushed out or

283
00:27:59,440 --> 00:28:06,559
their rates increased significantly
because a retail space can afford it

284
00:28:04,559 --> 00:28:12,080
more than a professional office might be
able to. Uh that's one of my concerns

285
00:28:09,039 --> 00:28:17,679
and the other is just this in incredible
list of other possibilities um that

286
00:28:14,960 --> 00:28:24,080
could go into the spot once we open up a
bit of a can of worms. Um it's a pretty

287
00:28:21,039 --> 00:28:29,279
significant list.
I don't know that uh like an auto repair

288
00:28:26,480 --> 00:28:34,159
shop it seems highly unlikely. And
actually the veterinary clinic seems

289
00:28:30,880 --> 00:28:38,799
like it would be a really good fit. Um
but some of these others not so much in

290
00:28:36,320 --> 00:28:43,360
my opinion.
Maybe somebody can talk me out of that

291
00:28:40,559 --> 00:28:47,919
position because I do like the idea.
>> I think that's one of the reasons why I

292
00:28:46,000 --> 00:28:53,600
asked the questions about what's there
already there. So these other buildings

293
00:28:50,240 --> 00:28:56,880
already are C2. They're and they're
right next to them. So why why wouldn't

294
00:28:55,440 --> 00:29:01,200
we want everything else? Why wouldn't we
want it to be consistent if for

295
00:28:58,399 --> 00:29:06,000
everybody to be um on the same page as
far as what what can go in there? And I

296
00:29:03,520 --> 00:29:09,120
know our our city
I know Ken will look at when people come

297
00:29:07,840 --> 00:29:12,080
with an application, he's going to look
at whether or not it's fitting. Like

298
00:29:11,120 --> 00:29:18,799
there's probably not going to be any
auto repair shops there, I would think.

299
00:29:14,960 --> 00:29:24,480
Um and then to speak to the the concerns
about cost and you know, professional

300
00:29:21,679 --> 00:29:29,440
offices don't get as much rent as as
commercial. Um that's not our job for

301
00:29:27,600 --> 00:29:34,960
the planning commission. It's it's not
up to us to determine the the rents and

302
00:29:32,240 --> 00:29:40,159
and what you know you you just need to
let whatever is happening happen and and

303
00:29:37,600 --> 00:29:43,440
as a landlord of a commercial building
you have a lot of expenses. So I

304
00:29:41,760 --> 00:29:46,960
understand that you got to you got to
you know meet your expenses. So you need

305
00:29:45,120 --> 00:29:51,679
to charge what you need to charge in
order to maintain the building for your

306
00:29:49,120 --> 00:29:55,120
tenants. So I don't think that we as a
planning commission can control what you

307
00:29:54,080 --> 00:29:58,000
know the amount of money they're
charging. Well, I certainly wouldn't be

308
00:29:56,640 --> 00:30:00,320
interested in trying to set rents for
somebody, but this is our decision.

309
00:29:59,600 --> 00:30:02,799
» Yeah.
>> As to which way that building should be

310
00:30:02,240 --> 00:30:06,559
zoned.
>> Yeah.

311
00:30:04,240 --> 00:30:12,799
» Yeah. It sets forth in motion and a
change of zoning who's going to be the

312
00:30:10,799 --> 00:30:16,000
who's going to lease the property and
that changes traffic. That changes

313
00:30:14,240 --> 00:30:22,640
everything. So, I think it to me it
boils down to is this reasonzoning going

314
00:30:19,679 --> 00:30:29,360
to affect um all those areas of traffic
and u noise and all the other things.

315
00:30:26,880 --> 00:30:33,600
But, but to your point, uh Deb, I think
it's I think it's you're right to say

316
00:30:30,960 --> 00:30:37,120
that there's already C2 in the area. So,
why would we not make that more

317
00:30:35,039 --> 00:30:40,279
consistent? Makes that does make a lot
of sense.

318
00:30:41,840 --> 00:30:47,919
And and thankfully Main Street is wide
enough that so if you look at the the

319
00:30:46,320 --> 00:30:51,960
people across the street, I don't I
don't think this is going to affect

320
00:30:48,960 --> 00:30:51,960
them.

321
00:30:52,960 --> 00:31:01,039
» Your analysis states that the parking
isn't a significant issue. And so let me

322
00:30:59,200 --> 00:31:05,760
go backwards. You said that you didn't
think traffic was a big issue and that

323
00:31:04,080 --> 00:31:12,640
was largely based on the kind of
business that's going in currently as a

324
00:31:10,240 --> 00:31:17,039
veterinary clinic. However, if all of
that space eventually does become

325
00:31:14,880 --> 00:31:21,200
commercially occupied,
uh what does that picture look like?

326
00:31:19,279 --> 00:31:25,760
Sounds like from a parking standpoint,
you guys have have said it's okay. From

327
00:31:23,760 --> 00:31:29,760
a traffic standpoint, was that looked at
as well in some way?

328
00:31:27,039 --> 00:31:32,960
» Yeah, that was looked at. Um you it was
kind of outlined in the in the staff

329
00:31:31,200 --> 00:31:39,200
report a little bit. Um you know
commercial does have a

330
00:31:36,399 --> 00:31:43,840
h it does come more traffic with
commercial uses obviously it can and so

331
00:31:42,159 --> 00:31:49,600
that was kind of what was looked at in
the in the staff report. Um it did up

332
00:31:46,799 --> 00:31:53,840
the daily trips. Um however the site is
designed appropriately enough to handle

333
00:31:51,519 --> 00:31:58,240
the increase but it would be an increase
if if the a lot of the businesses

334
00:31:55,600 --> 00:32:02,720
changed over in there.
I don't know the age of that building. I

335
00:31:59,679 --> 00:32:07,440
assume it's sprinklered.
>> Um it's yeah should be sprinklered. I

336
00:32:05,600 --> 00:32:13,480
not 100% certain on that, but it it
should be sprinkler. Anything over 5,000

337
00:32:09,039 --> 00:32:13,480
square feet would be sprinklered. So

338
00:32:14,000 --> 00:32:18,960
» So right now
>> in that space though is a chiropractor's

339
00:32:17,760 --> 00:32:22,399
office, right?
>> Correct.

340
00:32:19,600 --> 00:32:27,000
» Okay. I can't imagine that a veterary
clinic is going to have more visits than

341
00:32:23,840 --> 00:32:27,000
a chiropractor.

342
00:32:28,080 --> 00:32:33,559
you know, they they run those people
through every 15 minutes.

343
00:32:33,840 --> 00:32:42,480
» So, the comment that I have as a as a
pet owner and going to Rip and Vet is

344
00:32:38,399 --> 00:32:45,840
they aren't taking any new pets and you
can always find a parking spot on Main

345
00:32:44,159 --> 00:32:50,960
Street, which as we know is very
congested uh with businesses that u have

346
00:32:49,120 --> 00:32:56,399
normal business hours. So I I would say
that I can't imagine there be a parking

347
00:32:54,240 --> 00:33:01,039
impact of significance at least from
what I can tell

348
00:32:58,320 --> 00:33:04,799
» on this end right
>> work on the other end and it can be

349
00:33:03,120 --> 00:33:09,039
miserable if you give up your parking
spot near the lunch hour and then come

350
00:33:07,600 --> 00:33:14,240
back it can be really difficult
sometimes but that's specific to that

351
00:33:11,919 --> 00:33:19,440
time of day and completely different end
of the end of the street. So,

352
00:33:16,799 --> 00:33:25,279
» I have one more quick question, is um
would additional lighting be needed?

353
00:33:22,640 --> 00:33:28,480
» No. Um the police departments reviewed
the project and they didn't have any

354
00:33:26,559 --> 00:33:33,320
additional conditions beyond that. So,
>> okay.

355
00:33:30,320 --> 00:33:33,320
» Yeah.

356
00:33:38,480 --> 00:33:46,720
» So, there's I noticed there's there are
two two recommendations. So they they go

357
00:33:44,399 --> 00:33:50,320
together or we could do them or or we
could do one or

358
00:33:48,559 --> 00:33:54,880
» they go together. One's did one's
dealing with the environmental and the

359
00:33:52,000 --> 00:34:00,880
second recommendation is so you are
>> agreeing that the environmental it is a

360
00:33:57,120 --> 00:34:05,360
um exempt categorically exempt from SQA
and also you're recommending that city

361
00:34:02,880 --> 00:34:12,720
council approve or deny whatever you
guys decide uh the proposed general plan

362
00:34:09,440 --> 00:34:15,919
use amendment and reszone. So, so, so we
so we make a recommendation and then it

363
00:34:14,560 --> 00:34:24,000
goes to the city council and then they
decide if it's correct. Okay.

364
00:34:20,159 --> 00:34:27,760
» Well, unless there's other discussion.
>> Okay.

365
00:34:25,679 --> 00:34:33,919
» Again, it does say even not that this
would happen here, but a gas station

366
00:34:30,960 --> 00:34:38,480
is permitted and it's not highlighted
for a conditional use permit.

367
00:34:36,800 --> 00:34:42,320
Is that
>> Yeah. I mean, you can't look at this

368
00:34:40,480 --> 00:34:46,560
list of uses and think all of them are
going to go in there. There's like just

369
00:34:44,879 --> 00:34:52,000
a question. No. Yeah. But they are those
are allowed uses in the C2 zone. So, a

370
00:34:49,520 --> 00:34:55,119
gas station could locate in the C2 zone.
So, it

371
00:34:53,679 --> 00:34:57,920
» you're more than likely
>> tearing the whole building down and

372
00:34:56,399 --> 00:35:00,720
trying to redevelop the site to the gas
station, which brings a whole host of

373
00:34:59,520 --> 00:35:02,640
other things that would come back in
front of the planning commission at that

374
00:35:01,920 --> 00:35:06,000
point. So,
>> more serious than just a

375
00:35:03,599 --> 00:35:10,000
» condition. So, but there is uses that
could go locate into a suite over there

376
00:35:08,400 --> 00:35:15,200
that would just come through through a
staff level. And those are the ones that

377
00:35:11,440 --> 00:35:17,760
we evaluate the parking um and stuff
that at a staff level to look at if

378
00:35:16,960 --> 00:35:21,680
we're [clears throat] going to issue a
business license on that or not, if it

379
00:35:19,359 --> 00:35:26,240
needs to go through a minor site plan or
a major site plan. So, uh any change of

380
00:35:24,320 --> 00:35:29,200
use is kind of at the discretion of the
director to either handle that at a

381
00:35:27,760 --> 00:35:34,560
staff level or bring it to the
commission if it's significant enough.

382
00:35:31,680 --> 00:35:37,920
» Okay. Thanks. One last question that
just came to mind that I was thinking

383
00:35:36,000 --> 00:35:42,560
about earlier. Um, the professional
office zoning, the PO office zoning

384
00:35:40,720 --> 00:35:47,280
allows for medical offices, obviously,
chiropractors, whatever. Is animal

385
00:35:43,839 --> 00:35:51,520
husbandry excluded from that? It is.
It's I mean, it's not it's not allowed

386
00:35:49,040 --> 00:35:55,200
in in professional office districts in
in our community and and it's kind of

387
00:35:53,359 --> 00:35:59,599
the same across a lot of communities. I
did some of the research on that and

388
00:35:56,800 --> 00:36:04,560
most most surrounding communities here
uh do not allow veterinary clinics in

389
00:36:02,160 --> 00:36:09,440
professional office use areas. Got it.
>> Thank you.

390
00:36:06,400 --> 00:36:16,320
Any other questions?
Do we have a motion?

391
00:36:12,880 --> 00:36:21,839
» Sure. I'll make a motion um that we find
that the pro proposed project is

392
00:36:18,480 --> 00:36:25,680
category exempt from the SQUA and then
also that we recommend that the city

393
00:36:23,760 --> 00:36:30,640
council approve the proposed general
plan land use amendment and reszoned

394
00:36:28,400 --> 00:36:36,480
from professional office to community
commercial for the subject properties

395
00:36:33,200 --> 00:36:44,119
located at 1408 and 1444 West Main
Street subject to the conditions and

396
00:36:39,040 --> 00:36:44,119
approval contained in the staff report.

397
00:36:46,560 --> 00:36:49,960
» We have a second.

398
00:37:04,800 --> 00:37:13,880
» Okay, the motion has been adopted five
to zero. Congratulations and thank you

399
00:37:09,359 --> 00:37:13,880
for investing in Ripen. Appreciate it.

400
00:37:14,079 --> 00:37:20,960
» Make those pet owners happy.
[laughter]

401
00:37:19,280 --> 00:37:23,760
» Good.
>> Thank you.

402
00:37:22,480 --> 00:37:27,640
» You're welcome to stay if you want to
hang out, but you don't have to.

403
00:37:30,480 --> 00:37:34,880
» Okay, this meeting is adjourned. Thank
you.

404
00:37:32,800 --> 00:37:38,960
» Wait, wait, wait, wait. We have reports.
>> Oh, I'm sorry. Staff reports. Nope.

405
00:37:36,640 --> 00:37:42,640
Excuse me. No worries. Um, yeah, just
really quick. Uh we do not have anything

406
00:37:40,640 --> 00:37:48,960
scheduled at this point for the December
meeting. Um we possibly could have um an

407
00:37:46,800 --> 00:37:52,880
accessory dwelling unit ordinance
amendment in front of you guys. Uh

408
00:37:50,480 --> 00:37:56,160
there's I think Tommy's taking a look at
it right now, but there's quite a bit to

409
00:37:54,320 --> 00:38:00,079
it. So I'm not sure if we'll make that
meeting or not, but uh that's coming

410
00:37:57,839 --> 00:38:02,960
either December or January.
>> Just wait. The state will make some new

411
00:38:01,520 --> 00:38:06,160
rules.
>> We can just we can just wait a couple

412
00:38:04,800 --> 00:38:09,760
Yeah, let's just wait.
>> Yeah. Well, it's like every January we

413
00:38:08,079 --> 00:38:13,836
deal with a few more laws and and we got
to update it. So, I think it's going to

414
00:38:11,200 --> 00:38:15,280
be a yearly thing from now on, but
[laughter]

415
00:38:13,839 --> 00:38:18,960
» yeah.
>> So, that's all we have at this point.

416
00:38:16,880 --> 00:38:22,720
» Okay. Tommy, do you have a report for
us?

417
00:38:21,119 --> 00:38:27,880
» Okay.
All right. Thank you for your time. This

418
00:38:24,480 --> 00:38:27,880
meeting is journed.