Ripon Crossing Development Agreement Meeting

August 20, 2007 1:00 p.m.

Present: Chuck Winn, Mayor; Curt Pernice, Council Member; Ken Zuidervaart, Planning and Economic Development Director; Dick Bull, Police Chief; Leon Compton, City Administrator; Tom Terpstra, City Attorney, Kevin Werner, City Engineer, John Glikbarg, Mason Miller, and Dan Schalit, Ripon Crossing Corporation

Others Present: Robert Stricler, Ken Barker

J. Glikbarg said that this has taken a longer time then he had expected but believes that the architects have done a good job in providing a theme that the Committee had requested. J. Glikbarg said that each business uses their own architect and it took some time to get it all coordinated. D. Schalit said that in respecting the history of the site they are keeping with the ag theme, and have included a great deal of landscaping. The site will be pleasing for people to go to. In staying within City guidelines the developer has selected a plant pallet that is water efficient and drought tolerant and tried to bring in material that is indigenous to the area. They will install live oak for the perimeter that will provide a 30’ canopy when fully grown. There will also be western hackberries and non-fruit bearing almond trees that will be located along the driveway entrances.

D. Shalit then said that in trying to unify the buildings, an ag theme motif was adopted with barn type structures. Brick was also introduced into the design.

D. Shalit said that the Tractor Supply store will also incorporate a trellis system into their design. The Prime Shine car wash has also modified their colors to match the theme as did Les Schwab Tires. There will also be wainscotings and gable roof. Everyone was one board to do this.

D. Shalit said that they have been working with Tait & Associates and are ready to move forward on their project but want to make sure they are going in the right direction.

C. Pernice asked if on the Tractor Supply area, was there a fenced area. J. Glikbarg replied yes, that this is for farm supplies and sit down lawn mowers. It is a 10’ security fence.

C. Pernice asked about a planter area against the building and J. Glikbarg said that this area is for the tractor display.

C. Pernice replied that the tractor display is great but thinks that a planter would give a more soft feel to the building.

J. Glikbarg said that he will talk to Tractor Supply or Les Schwab about some possible raised planters.

R. Stricler asked how this project was going to fit in with what the City wants to see on the west side with a Santa Row theme.

C. Pernice said that when you are coming down the interchange you are going to see two different Jack Tones no matter what. The concept was to develop an ag theme.

C. Winn said that the Mayor and other City Council members have talked about seeing a Santa Row or Grove design as in Los Angeles but the bottom line is getting an anchor. With the infusion of Measure K rail dollars we hope to get a rail station and bus station. Currently we have not have anyone saying they are going to do this because we are still too small.

C. Winn said that we were also being sensitive to the residents on the other side of Canal in trying to meet their needs.

C. Winn said that the Tractor Supply should have landscaping of some type. They then asked about where the trash area would be located on the Les Schwab building. D. Shalit replied that it is on the s/e corner of the building.

There will be two monument signs for multi-tenants.

J. Glikbarg reminded the committee that phase I does not back up to Hwy 99 because it is blocked by the water tower. In Phase II, we will want more landscaping on Garrison Way.

C. Pernice asked if they would be constructing part of the roundabout and J. Glikbarg replied yes; that they will be doing an interim ROB and a median that runs along Jack Tone. The median on Canal is in progress now. This will be complete before this phase.

C. Pernice asked if the ROB and median will be landscaped and J. Glikbarg said that he is not sure if it was part of the requirement but if that is what the engineer has required, will do.

C. Winn asked if the interim ROB will be big enough for semi-trucks to make a 180 degree turn around.

K. Werner said that Jack Tone merges from two lanes to one lane just before the roundabout and then the northbound just after the Roundabout will go back to two lanes.

J. Glikbarg said that they can show the truck radius on their plans.

C. Winn said that if the City is going to put in a roundabout here it has to be big enough for trucks to handle it.

R. Stricler said that the median will cut off access to his house.

C. Winn replied that we will look at this. The City Engineer will look at options. If we open up the median, we would have to design the Parking Lot to force people to turn right.

K. Werner commented that this is going to be a very busy road in the future.

C. Pernice agreed that a median is needed.

L. Compton asked if they would be O.K. with a possible pork chop and J. Glikbarg replied yes.

C. Winn said that it would depend on where the access is; we might be able to do a left turn only.

J. Glikbarg asked if the City would like them to superimpose the neighbors’ homes on their plans and C. Winn replied yes. He then said that the traffic safety aspect is the biggest concern and will leave this to the traffic engineer.

Once the Planning Commission approves the site plan that is it. J. Glikbarg said that this is why they want to get it right.

T. Terpstra asked if the other parcels would carry this same design theme through and J. Glikbarg replied that if the parcels on the other side of Kamps become professional office they would want a different design.

There was a question about a strip of property and L. Compton replied that he thinks that the City still owns it as CalTrans never executed the documents.

C. Winn said that the City is all for conserving water, but that we do not want to see something that will be brown. He then mentioned that we have non-potable water lines there so will always have water. C. Winn said that he would not want any cactus here.

D. Shalit replied that there is a variety of plants on the pallet and the site is not in danger of creating a sparse look.

C. Pernice said that he is not sure how fast oaks grow.

D. Shalit replied that the trees are 15 gallon trees, not the tiny ones.

A variety of different tree types were discussed.

Everyone was unanimous in accepting the Ag design theme and allowing the project to move on to the Planning Commission.

There being no further business, the meeting was adjourned at 2:15 P.M.

Submitted by: Mitzi Johnston