Ripon planning commission approves parcel map splitting farmhouse from almond orchard

The Ripon City Planning Commission approved a tentative parcel map to split a 19.23-acre property at 1749 North Jacktown Road into two parcels, separating an existing single-family residence from an almond orchard.

The commission’s approval of Tentative Parcel Map PM25-77 was based on staff findings and conditions of approval and passed 4-0. The commission announced a 10-day appeal period; the planning staff said the appeal fee is $628.

Planning Director Ken said the map proposes Parcel 1 at 1.74 acres to contain the existing residence and Parcel 2 at 17.49 acres to remain in orchard. “The subdivision does comply with the Subdivision Map Act and meets all applicable development standards of our mixed use zoning as far as parcel sizes and other standards,” Ken said, adding that because the site is rural and lacks nearby public utilities the applicant will not be required to connect to city services or install frontage improvements such as curb, gutter or sidewalk at this time. He said those improvements would be required if and when future development occurs on either parcel.

Applicant Jeffrey Van Grunigan told the commission the split is intended to allow the family to retain or transfer the house separately from the orchard. “We’re just wanting to separate the dwelling from the remaining parcel. Believe it or not, we’re getting older,” Van Grunigan said, describing the change as an estate-planning measure and a way to make selling or transferring the house easier without transferring the orchard.

A member of the public, Mike Westine of 23775 South Olive Avenue, told the commission the proposal could set a local precedent that differs from county rules. “I completely understand why Jeff is doing it… but I’m just saying that it’s not consistent with county standards,” Westine said, noting county limits on creating new parcels under current rules and referencing the Williamson Act and other county requirements.

Ken and commissioners responded that the commission’s responsibility is to apply city standards and the city’s mixed-use zoning and that the map meets those requirements. Ken said similar splits have been approved in Ripon in the past when they conformed to city standards, and he did not expect the map to be growth-inducing in the near term because the site sits about a half-mile off Jacktown Road and lacks infrastructure that would speed development.

A commissioner emphasized the role of the panel: it must determine whether the staff-provided findings are met rather than apply county regulations. Commissioners also noted surrounding parcels include some city-owned land and property held by the cemetery association for potential future uses and that substantial off-site improvements would be required for large-scale development in the area.

After closing the public hearing, a commissioner moved to approve PM25-77 “for Jeffrey Van Grunigan based on the findings and subject to the conditions of the staff report.” The motion was adopted 4-0. The staff announced the 10-day appeal window and the $628 appeal fee.

Staff told the commission that future agendas are expected to include another parcel map in the Mill Joe Road/Spring Creek area, a draft electric-vehicle charging station ordinance required by state law, an annual development agreement review and possibly an EV charging-station project application.