[5:25] It's a clock. We'll call the meeting to
order.
[5:30] » Steve, would you uh do the pledge of
allegiance for us?
[5:40] I aliance to the flag of the United
States of America and to the republic
[5:46] for which it stands. One nation under
God, indivisible, with liberty and
[5:52] justice for all.
[5:58] » Okay, roll call.
George Salin here.
[6:03] » Deborah Vaness here. David Collins,
>> Jeff Au
[6:08] » here,
>> Steven Ber
[6:09] » here,
>> Lori Bennell
[6:11] » here.
>> Okay, this is time for uh public
[6:15] comment. Uh this time is afforded to the
public to address any matter that's not
[6:19] on the agenda. Limit of 5 minutes and 30
minutes total.
[6:24] Is there any public comment?
[6:30] Okay. Any questions, comments,
corrections to the October minutes?
[6:38] » Make a motion that we approve them.
>> Second.
[6:58] Okay, the motion is accepted. Five to
zero.
[7:01] I'll explain the meeting procedure for
tonight. Um I will announce the agenda
[7:05] item that we have. Uh staff Mr. Zittoart
will uh describe the project and the
[7:12] staff report and any staff
recommendations. Uh I will open this
[7:18] discussion uh with the commission. Uh, I
will allow for public hearing and inform
[7:22] the audience that those wishing that to
speak on the item are to approach the
[7:25] podium and state their name and address.
That includes the applicant's testimony,
[7:30] the proponent's testimony and including
any written testimony as well as theo
[7:34] opponent's testimony in which time the
applicant will have a chance to rebut
[7:38] any questions, concerns.
Uh I will then close the public hearing
[7:43] and we will discuss the further the item
further and at that point uh public
[7:49] testimony will not be taken except for
if we have additional questions for
[7:53] myself or the commission. The planning
commission will then act upon the item
[7:57] and after which um I will inform the
audience which is you of the vote. Uh
[8:03] you do have a right to appeal and there
is a fee for that and make sure that you
[8:07] sign in uh in the registration in the
back.
[8:12] Okay. So, we our first item is and our
only item is the public hearing for the
[8:18] general plan amendment use and amendment
and the reszoning for 1408 and 1444 West
[8:24] Main Street. Kim, what do you have for
us?
[8:26] » Thank you, Mr. Chairman, fellow
commissioners. At this point, I'd like
[8:30] to introduce the staff report into
record. Um so tonight I'll be presenting
[8:35] uh the proposed general plan amendment
and reszone for the properties located
[8:39] at 1408 and 1444 West Main Street. Uh
the requested to change the zoning for
[8:45] professional office for uh uh two
community commercial to allow the
[8:50] establishment of a small animal
veterinary hospital within a portion of
[8:54] the building uh located at 1444 West
Main Street.
[8:59] Uh the two buildings on these parcels
total just over 15,500 square feet u of
[9:05] commercial or office space.
[clears throat] The building at 1408 um
[9:10] contains five suites and totals about
8,400 square ft. And the building at
[9:16] 1444 West Main Street contains four
suites in total uh just a little bit
[9:21] over 7,000 square ft. The applicant
proposes to uh place a 4,300 foot uh
[9:27] small animal clinic within suites C and
D of the the building located at 1444
[9:34] uh West Main Street. Under the current
uh professional zoning, uh veterinary
[9:39] hospitals are not permitted. Um by
contrast though, the community
[9:43] commercial district uh allows veterinary
uses while still allowing general office
[9:48] uses as well. Uh because of this, the C2
zone is more flexible and better aligned
[9:53] with the mix of commercial and services
along um the west main corridor.
[10:00] Um why is a reszone appropriate in in
this instance? There are a few reasons
[10:04] here that I've noted. Uh first, the C2
designation would allow the proposed
[10:09] small animal hospital uh which is
currently not permitted in the PO uh
[10:13] professional office district.
Uh second, the uh C2 zoning, the
[10:19] community commercial zoning maintains
flexibility. Um a even after reszoning
[10:23] the properties
um many of the properties may continue
[10:27] to operate as professional offices or
medical offices which are currently in
[10:31] those locations. The reason simply
broadens the range of allowable
[10:35] businesses um providing more
opportunities for both current and
[10:38] future tenants. [clears throat] And
third, uh the change is consistent with
[10:43] the surrounding land use. Uh the
properties along West Main Street and a
[10:47] few along Robert Avenue just at the
beginning there adjacent to West Main
[10:52] already include commercial and medium to
highdensity residential uses. Uh this
[10:57] resoning brings these two parcels into
alignment with the existing land use
[11:01] pattern and helps strengthen the
corridor cohesion.
[11:05] And then finally, the reason supports
the city's economic development goals by
[11:09] encouraging investment, diver
diversifying services and expanding
[11:14] community serving uses uh along this
important commercial corridor.
[11:20] Um we did evaluate the parking uh staff
did uh look at the parking and traffic
[11:24] implications of the pro proposed
reszone. Uh across both parcels there is
[11:29] a uh 67 existing parking spaces
uh which exceeds kind of the most
[11:34] conservative commercial requirement
which would be about 62 spaces uh for
[11:38] the comi for the combined square
footages of the building. Uh the
[11:42] veterinary clinic itself is expected to
require about 17 to 19 spaces depending
[11:47] on staffing levels. Uh the remaining
suites on both properties will continue
[11:52] to operate as low inensity office uses
at this time. Um, however, they could uh
[11:59] obviously change uses in the future at
which at which point staff would
[12:02] re-evaluate the parking situation and uh
we could either approve or deny business
[12:07] licenses um based on parking generation
issues that might arise. So based on
[12:14] this staff concludes that the parking is
adequate under the proposed zoning. Uh,
[12:18] regarding traffic, while commercial uses
can generate higher trip counts in
[12:22] professional offices, uh, the roadway ne
network along West Main Street uh, is
[12:28] designed to accommodate commercial um,
volumes of traffic. Uh, the small animal
[12:33] clinic generates moderate trip levels
uh, prim primarily through scheduled
[12:37] appointments. Staff does not anticipate
any significant traffic impacts as a
[12:42] result of the reszone.
Um, the proposed reszone is consistent
[12:46] with the city's general plan. Uh we did
uh research that and uh and vetted that
[12:52] out uh which designates this corridor uh
the West Main Street corridor for mixed
[12:56] commercial uses intended to serve both
neighborhood and community needs. Uh the
[13:02] project supports the general plan goals
related to land use efficiency, corridor
[13:06] revitalization,
service a availability and circulation.
[13:11] Um there are two primary conditions of
approval associated with the project
[13:15] that were listed in your staff report.
Um, one would be that any interior
[13:19] improvements to the building would
require um to we would require building
[13:25] permits uh through the building
department here. And secondly, the
[13:28] property at 1444 West Main Street will
be required to install a new uh trash
[13:34] enclosure consistent with the city's
design standards. Um, currently 1408 and
[13:41] 1444 share trash enclosure. Um, so this
would just be aligning 1444 to to bring
[13:47] it up to current standards uh for
commercial re for commercial design
[13:51] guidelines.
Um, there is a couple staff
[13:55] recommendations in the staff report
there for you this evening. And um, at
[13:59] this point, uh, Mr. Chairman, I'll turn
it back over to you and I'd be happy to
[14:02] try to answer any questions if you have
any.
[14:06] » Any questions, comments?
>> Uh, yes. Can I have a couple questions?
[14:10] So, so does the applicant own both of
those buildings?
[14:14] » So, the applicant is actually proposing
to purchase the building at 1444 and is
[14:19] applied. But, so as as a matter of
consistency, we did approach the
[14:23] building at 1408, the property owners
there to see if they would be wanting to
[14:27] reszone that building as well. So,
there's not commercial zoning in the
[14:31] middle of professional office zoning.
Currently, the building located on the
[14:35] corner of of Robert and um West Main
Street. So the building furthest east is
[14:42] already zoned uh commercial and then the
last two buildings 1408 and this 1444
[14:48] were zoned or professional office at
this time.
[14:51] » Okay.
>> So that'd be converting making sure
[14:53] those all are consistent.
>> Okay.
[14:55] » Cross.
>> Okay. So when when you approach the
[14:58] owner of the other building are are do
they want that?
[15:01] » Yeah they were
>> they want that change as well.
[15:04] » They were fine with that.
>> Okay. Okay. Um and then my other
[15:06] question is about parking. Um I'm trying
to um visualize if there is parking
[15:13] other than in the parking lot. For
example,
[15:17] you know, we we had business offices and
stuff and we required our staff to park
[15:23] on off- streetet parking so that our
parking lot was free for tenants or for
[15:28] um customers. Is there off- streetet
parking
[15:32] on that's not really
>> there's only on there's only off-site
[15:36] on-site parking. I mean, there's no
offsite along Main Street. Um, there is
[15:40] some along Robert Avenue as you get
turned around that corner and but you're
[15:43] starting to head into residential areas
over there. So,
[15:46] » um,
>> not any in Rox on Roxy either there for
[15:50] staff to park.
>> The parking requirements for
[15:52] professional office and a lot of your
retail are about the same requirements.
[15:56] It's only when you get into say like
restaurant uses and such where the
[16:00] parking requirements go way up.
>> Okay. So I say again we would be reass
[16:04] we would be assessing businesses as they
come forward if trying to get a business
[16:08] license to see if they are going to be
causing any traffic impacts or parking
[16:11] impacts in there and the city can deny a
building permit or business license
[16:16] because of that.
>> Okay. So then and I just want to re
[16:20] revisit
again what you said about the buildings.
[16:23] So if we were to switch this then all
the buildings along there would be would
[16:27] all be the same.
>> Correct.
[16:29] » Okay.
>> Yes. So currently right now the like I
[16:32] said the buildings on the both buildings
on the corner of Robert Maine. So I
[16:35] think the one building is uh for Muan
the CPA offices there that's actually
[16:41] zoned commercial um as as well as the
building across the street there which
[16:45] has the dentist office and friend salon
and such in there. They they that's a
[16:50] zoned commercial as well.
>> Okay. uh assist those last two buildings
[16:53] that are zoned professional office
>> professional office and um I'm assuming
[16:59] we have plenty of professional office
space in Ripen I
[17:03] » uh we do have I mean there is quite a
bit of professional office however you
[17:07] know with commercial zoning it doesn't
preclude that we do have a lot of
[17:11] professional offices that are located in
uh commercial zones um as well as just
[17:15] office zones itself too so
>> right okay thank you Mhm.
[17:21] » And you just made a comment. Um
Deb asked about um
[17:28] the availability of professional
offices. Um what is demand like right
[17:33] now in or or can you speak to that even
what demand is like and have we had any
[17:38] shortfall there?
>> Um I'm not 100% certain on that. I could
[17:42] probably get some numbers as as far as
how much property or land is zone
[17:46] professional office versus commercial.
Why would I'd have to research that and
[17:50] get that information back to you. Um I
don't have that off off top of my head.
[17:54] Um but we we don't really track as far
as in city hall here if there's a what
[18:00] the demand and stuff is for that. Um
typically the market kind of washes that
[18:04] out. Um you know we do have professional
office located kind of at the end of
[18:09] Wilma here. That whole um
complex down here towards the end right
[18:14] by the roundabout. Um, there's office
space that's in downtown which is also
[18:19] it's all zoned commercial down there.
So, there's a lot of office space down
[18:23] there. As far as the vacancies though, I
I wouldn't be able to speak to that.
[18:29] » Can you speak to uh any variance between
cost per square foot of professional
[18:35] office space and commercial?
Typically, this is just typically what
[18:41] we've seen in the past is that um
commercial does yield a little bit
[18:44] higher um per square foot pricing. Um if
if it takes a while for the uses to kind
[18:52] of get that switched over, but you know,
uh like a restaurant stuff would
[18:56] typically pay more per square foot than
a than an office use would.
[19:00] » That's what my research has shown as
well. I'm curious as to if this is uh
[19:06] this could potentially squeeze out
professional office um you know
[19:11] occupants in you know in le of a higher
rent payer for um commercial office
[19:18] space or commercial space itself and is
that something that we need to be
[19:22] concerned about as a city?
>> That's some yeah that it's definitely
[19:26] one of the cons on the pros and cons of
this. Uh there could be some higher
[19:31] rates being paid for office space or
competition for that.
[19:35] » Do you know if the if the space where
the um veterinary office wants to go in
[19:41] is currently occupied or is it
unoccupied?
[19:44] » I believe it's currently occupied. The
applicant might be able to speak to that
[19:47] a little bit better.
[19:51] » We you know we did just approve that
project down on Main Street that's
[19:54] professional offices too.
>> I think there's six suites there.
[20:01] And my question is um regarding the
trash the the suite own or leis in 1444
[20:10] they do have their own green and black
cans. They do not use the trash um large
[20:16] bin at 1408.
Will they be required to put in a large
[20:21] bin? And I guess if the answer is yes,
where do they put that and will that use
[20:25] parking spaces?
>> Yeah. Um, they will be required, it is a
[20:29] condition, they will be required to put
a trash enclosure in and it most likely
[20:33] would probably affect at least two
parking spaces in the whole area there.
[20:40] Uh, they have not proposed a location
yet for it, but um, yeah, they I mean
[20:44] there's really not a spot to put it
without affecting at least one or two
[20:47] spaces. Yeah.
[20:54] Marin Hospital. Is it going to be a
24-hour hospital or normal business
[20:59] hours?
>> Uh, normal business hours. Any any
[21:02] business uh seeking to operate between
the hours of of midnight and um 6:00
[21:06] a.m. I believe it is or 5:00 a.m. has to
do a use permit. So, um they have not
[21:11] applied for a use permit to operate
those hours, but certainly the applicant
[21:15] might be able to answer that certainly
for you.
[21:28] We will open the public hearing. Uh is
the applicant here would wish to provide
[21:32] testimony?
If you do, please come up to the
[21:36] microphone up here and state your name
and your address, please.
[21:51] Okay. My name is Mandep Kurum. Calling
for regarding 1444 West Main Street. C
[21:56] » could you spell your name for me? I'm
sorry.
[21:58] » Mandep M an A D E P. Last name spelled
Gu U RM.
[22:06] » Thank you.
[22:09] Any question? I mean, what was I'm
sorry.
[22:13] » Uh, sure. I I have a couple questions.
So, you're you currently do not own the
[22:17] building?
>> I do not. Okay. It's in it's in escro
[22:20] right now.
>> Okay. So, um is the building occupied
[22:23] right now?
>> It is.
[22:25] » Okay. So, you'll be requiring the
current tenants to leave so you can move
[22:29] your business in there.
>> Yeah. They don't have long-term leases.
[22:32] » Okay. Okay. So, that's And do you
currently own a a veterary business
[22:36] someplace else?
>> I do.
[22:38] » And and are you going are you relocating
or are you adding or what what what's
[22:42] your business plan?
>> It's additional location.
[22:46] » Okay. Okay. Where's your current
business located? in Stockton. Okay. And
[22:50] do you live here in Ripen?
>> I do not.
[22:52] » Okay.
>> But planning to.
[22:54] » It's my city.
>> Yeah. Okay. Okay. Um, let's see.
[23:02] I think that's all the questions I have.
Oh, the hours of operation. What are you
[23:05] What are you planning for your hours of
operation?
[23:08] » We're planning to open to, you know,
probably until 700 p.m. 6 7 a.m. to 7:00
[23:13] p.m.
>> Okay.
[23:17] That's all the questions I have at this
time.
[23:23] » That you are going to um actively market
for more commercial use in the building?
[23:34] » Probably not because I will keep the
same tenants whoever there. They barely,
[23:38] as far as I know, the building was empty
for so long and they barely got tenants
[23:43] and they're all brand new leases except
for the chiropractor,
[23:47] which where we going to be.
>> That last statement
[23:51] » that that's the uh I think it's a suite
D, C, and D. Okay,
[23:55] » that's where we're trying to be. Those
are like they're the one who've been
[23:58] there from
>> for a year or so. The rest of the
[24:01] tenants are all brand new location. I
mean, brand new leases.
[24:04] » Okay.
[24:09] How many employees do you anticipate?
>> Anywhere from four to six at a time.
[24:24] » Yes.
[24:37] Just a question you about
[clears throat] the uh given it's going
[24:42] to be a C2
uh commercial zoning and Ken stated that
[24:47] that price would be higher for leases.
Is it your um strategy, business
[24:53] strategy to increase those lease rates
as they expire or keep them the same or
[24:59] nominal increases based on inflation?
>> Keep them same so we can keep it
[25:04] occupied.
[25:10] » And my last question would be, do you
intend to comply with the approval of
[25:15] the zoning requirements should they be
approved?
[25:18] » Yes. Sure.
[25:22] » Do your hospital, your veterinary
hospitals generate a lot of garbage? No.
[25:27] » This seems to be a bit of a issue we
were talking about with the enclosure
[25:31] and adding
>> taking away parking space and everything
[25:34] else. Does it generate
>> very minimum?
[25:39] Right now, the place we have is open
seven days a week in Stockton and we
[25:43] don't even use a we only use the small
cans only. So they don't even require us
[25:49] to have a big ones
[26:01] possible
because town needs it right now. Ripen
[26:07] there's only one clinic in town and uh
we are seeing so many clients out there
[26:13] and as far as I know they're running two
to three weeks behind for the
[26:17] appointment.
>> Does that come to you in Stockton?
[26:21] » Yes, we do.
>> So there is a demand.
[26:24] » There is a big demand just like I said
they're running three weeks behind as
[26:27] far as I know because I have called and
check on before we pick this town how
[26:33] soon they can get appointment.
[26:38] You know, pets are very important to a
lot of people.
[26:42] » I don't have any myself, but [laughter]
>> No, I'm just like just like I said,
[26:46] we're
like in Stockton, you can get a same day
[26:50] appointment and RIP is just like I said,
three two to three weeks minimum no
[26:54] matter what kind of emergency you have.
So either they have to go to Modesto or
[26:59] Stockton.
[27:07] question.
[27:11] » Okay, Mr. G, thank you. Appreciate it.
>> Is there anyone that's a proponent of
[27:15] this would like to come up and speak?
>> Are there any opponents?
[27:22] » Okay,
we will close the public hearing and are
[27:26] there any questions, comments from the
commission?
[27:30] » Just comments. I like I think the
the addition of a veterinary clinic
[27:36] would be great as Mr. Gro has said if
there's demand for it. I like that idea.
[27:40] what my reservations are as regard to
pushing out and I know Debb you just um
[27:47] talked about uh the other space that we
have recently approved and that's a
[27:52] positive um but I just would hate to see
other professional offices pushed out or
[27:59] their rates increased significantly
because a retail space can afford it
[28:04] more than a professional office might be
able to. Uh that's one of my concerns
[28:09] and the other is just this in incredible
list of other possibilities um that
[28:14] could go into the spot once we open up a
bit of a can of worms. Um it's a pretty
[28:21] significant list.
I don't know that uh like an auto repair
[28:26] shop it seems highly unlikely. And
actually the veterinary clinic seems
[28:30] like it would be a really good fit. Um
but some of these others not so much in
[28:36] my opinion.
Maybe somebody can talk me out of that
[28:40] position because I do like the idea.
>> I think that's one of the reasons why I
[28:46] asked the questions about what's there
already there. So these other buildings
[28:50] already are C2. They're and they're
right next to them. So why why wouldn't
[28:55] we want everything else? Why wouldn't we
want it to be consistent if for
[28:58] everybody to be um on the same page as
far as what what can go in there? And I
[29:03] know our our city
I know Ken will look at when people come
[29:07] with an application, he's going to look
at whether or not it's fitting. Like
[29:11] there's probably not going to be any
auto repair shops there, I would think.
[29:14] Um and then to speak to the the concerns
about cost and you know, professional
[29:21] offices don't get as much rent as as
commercial. Um that's not our job for
[29:27] the planning commission. It's it's not
up to us to determine the the rents and
[29:32] and what you know you you just need to
let whatever is happening happen and and
[29:37] as a landlord of a commercial building
you have a lot of expenses. So I
[29:41] understand that you got to you got to
you know meet your expenses. So you need
[29:45] to charge what you need to charge in
order to maintain the building for your
[29:49] tenants. So I don't think that we as a
planning commission can control what you
[29:54] know the amount of money they're
charging. Well, I certainly wouldn't be
[29:56] interested in trying to set rents for
somebody, but this is our decision.
[29:59] » Yeah.
>> As to which way that building should be
[30:02] zoned.
>> Yeah.
[30:04] » Yeah. It sets forth in motion and a
change of zoning who's going to be the
[30:10] who's going to lease the property and
that changes traffic. That changes
[30:14] everything. So, I think it to me it
boils down to is this reasonzoning going
[30:19] to affect um all those areas of traffic
and u noise and all the other things.
[30:26] But, but to your point, uh Deb, I think
it's I think it's you're right to say
[30:30] that there's already C2 in the area. So,
why would we not make that more
[30:35] consistent? Makes that does make a lot
of sense.
[30:41] And and thankfully Main Street is wide
enough that so if you look at the the
[30:46] people across the street, I don't I
don't think this is going to affect
[30:48] them.
[30:52] » Your analysis states that the parking
isn't a significant issue. And so let me
[30:59] go backwards. You said that you didn't
think traffic was a big issue and that
[31:04] was largely based on the kind of
business that's going in currently as a
[31:10] veterinary clinic. However, if all of
that space eventually does become
[31:14] commercially occupied,
uh what does that picture look like?
[31:19] Sounds like from a parking standpoint,
you guys have have said it's okay. From
[31:23] a traffic standpoint, was that looked at
as well in some way?
[31:27] » Yeah, that was looked at. Um you it was
kind of outlined in the in the staff
[31:31] report a little bit. Um you know
commercial does have a
[31:36] h it does come more traffic with
commercial uses obviously it can and so
[31:42] that was kind of what was looked at in
the in the staff report. Um it did up
[31:46] the daily trips. Um however the site is
designed appropriately enough to handle
[31:51] the increase but it would be an increase
if if the a lot of the businesses
[31:55] changed over in there.
I don't know the age of that building. I
[31:59] assume it's sprinklered.
>> Um it's yeah should be sprinklered. I
[32:05] not 100% certain on that, but it it
should be sprinkler. Anything over 5,000
[32:09] square feet would be sprinklered. So
[32:14] » So right now
>> in that space though is a chiropractor's
[32:17] office, right?
>> Correct.
[32:19] » Okay. I can't imagine that a veterary
clinic is going to have more visits than
[32:23] a chiropractor.
[32:28] you know, they they run those people
through every 15 minutes.
[32:33] » So, the comment that I have as a as a
pet owner and going to Rip and Vet is
[32:38] they aren't taking any new pets and you
can always find a parking spot on Main
[32:44] Street, which as we know is very
congested uh with businesses that u have
[32:49] normal business hours. So I I would say
that I can't imagine there be a parking
[32:54] impact of significance at least from
what I can tell
[32:58] » on this end right
>> work on the other end and it can be
[33:03] miserable if you give up your parking
spot near the lunch hour and then come
[33:07] back it can be really difficult
sometimes but that's specific to that
[33:11] time of day and completely different end
of the end of the street. So,
[33:16] » I have one more quick question, is um
would additional lighting be needed?
[33:22] » No. Um the police departments reviewed
the project and they didn't have any
[33:26] additional conditions beyond that. So,
>> okay.
[33:30] » Yeah.
[33:38] » So, there's I noticed there's there are
two two recommendations. So they they go
[33:44] together or we could do them or or we
could do one or
[33:48] » they go together. One's did one's
dealing with the environmental and the
[33:52] second recommendation is so you are
>> agreeing that the environmental it is a
[33:57] um exempt categorically exempt from SQA
and also you're recommending that city
[34:02] council approve or deny whatever you
guys decide uh the proposed general plan
[34:09] use amendment and reszone. So, so, so we
so we make a recommendation and then it
[34:14] goes to the city council and then they
decide if it's correct. Okay.
[34:20] » Well, unless there's other discussion.
>> Okay.
[34:25] » Again, it does say even not that this
would happen here, but a gas station
[34:30] is permitted and it's not highlighted
for a conditional use permit.
[34:36] Is that
>> Yeah. I mean, you can't look at this
[34:40] list of uses and think all of them are
going to go in there. There's like just
[34:44] a question. No. Yeah. But they are those
are allowed uses in the C2 zone. So, a
[34:49] gas station could locate in the C2 zone.
So, it
[34:53] » you're more than likely
>> tearing the whole building down and
[34:56] trying to redevelop the site to the gas
station, which brings a whole host of
[34:59] other things that would come back in
front of the planning commission at that
[35:01] point. So,
>> more serious than just a
[35:03] » condition. So, but there is uses that
could go locate into a suite over there
[35:08] that would just come through through a
staff level. And those are the ones that
[35:11] we evaluate the parking um and stuff
that at a staff level to look at if
[35:16] we're [clears throat] going to issue a
business license on that or not, if it
[35:19] needs to go through a minor site plan or
a major site plan. So, uh any change of
[35:24] use is kind of at the discretion of the
director to either handle that at a
[35:27] staff level or bring it to the
commission if it's significant enough.
[35:31] » Okay. Thanks. One last question that
just came to mind that I was thinking
[35:36] about earlier. Um, the professional
office zoning, the PO office zoning
[35:40] allows for medical offices, obviously,
chiropractors, whatever. Is animal
[35:43] husbandry excluded from that? It is.
It's I mean, it's not it's not allowed
[35:49] in in professional office districts in
in our community and and it's kind of
[35:53] the same across a lot of communities. I
did some of the research on that and
[35:56] most most surrounding communities here
uh do not allow veterinary clinics in
[36:02] professional office use areas. Got it.
>> Thank you.
[36:06] Any other questions?
Do we have a motion?
[36:12] » Sure. I'll make a motion um that we find
that the pro proposed project is
[36:18] category exempt from the SQUA and then
also that we recommend that the city
[36:23] council approve the proposed general
plan land use amendment and reszoned
[36:28] from professional office to community
commercial for the subject properties
[36:33] located at 1408 and 1444 West Main
Street subject to the conditions and
[36:39] approval contained in the staff report.
[36:46] » We have a second.
[37:04] » Okay, the motion has been adopted five
to zero. Congratulations and thank you
[37:09] for investing in Ripen. Appreciate it.
[37:14] » Make those pet owners happy.
[laughter]
[37:19] » Good.
>> Thank you.
[37:22] » You're welcome to stay if you want to
hang out, but you don't have to.
[37:30] » Okay, this meeting is adjourned. Thank
you.
[37:32] » Wait, wait, wait, wait. We have reports.
>> Oh, I'm sorry. Staff reports. Nope.
[37:36] Excuse me. No worries. Um, yeah, just
really quick. Uh we do not have anything
[37:40] scheduled at this point for the December
meeting. Um we possibly could have um an
[37:46] accessory dwelling unit ordinance
amendment in front of you guys. Uh
[37:50] there's I think Tommy's taking a look at
it right now, but there's quite a bit to
[37:54] it. So I'm not sure if we'll make that
meeting or not, but uh that's coming
[37:57] either December or January.
>> Just wait. The state will make some new
[38:01] rules.
>> We can just we can just wait a couple
[38:04] Yeah, let's just wait.
>> Yeah. Well, it's like every January we
[38:08] deal with a few more laws and and we got
to update it. So, I think it's going to
[38:11] be a yearly thing from now on, but
[laughter]
[38:13] » yeah.
>> So, that's all we have at this point.
[38:16] » Okay. Tommy, do you have a report for
us?
[38:21] » Okay.
All right. Thank you for your time. This
[38:24] meeting is journed.