North Pointe Specific Plan consists of 240 acres east of Highway 99 in the area of the Mistlin Sports Complex.
What becomes of the land use is yet to be determined.
“We actually have a plan,” said David Gates, founder and president of the San Ramon-based Gates + Associates. “It’s not perfect but it makes sense.”
The sketch of what could be about 300 more homes or dwellings, possibly within the next five years or so, thus far, complying with the City of Ripon’s General Plan guidance.
Rod Lowe Inc. is hoping to bring in 100 single family houses with garages not too far from Jack Tone Road while Mid Valley Engineering is looking at 200 homes.
Homes or dwellings, according to the City’s Director of Planning Ken Zuidervaart, can be anything from senior housing, rentals, triplex units, or town houses.
“I think people want nice homes on smaller lots,” said John Mangelos, who is an active member of the community.
That’s the feedback he received during Main Street Days. Mangelos was in San Jose earlier in the day, attending a conference that calls for extending ACE train services to the Ripon and Modesto.
It was there that he mentioned Ripon – as well as Manteca – being referred to “an extended Silicon Valley.”
The specific commercial uses, as presented by Wayne Rasmussen of Rasmussen Planning Inc., could be a campus / technology area for high-tech businesses and medical offices.
The plan sketches out neighborhoods possibly with plazas, Paseo and trails, boulevards, pedestrian pocket parks, and wider streets and easements akin to what’s already there.
“Ripon leads the way in roundabouts,” said Rasmussen.
He added that other land use could be highway commercial, heavy commercial with bigger parking lots, regional retail, and big box.
The folks attending this second workshop held in the Council Chambers – the first one was held in August with the Planning Commission – didn’t appear to keen on attracting the big box retailers.
Landscape Architect Linda Gates of Gates + Associates, however, noted that Ripon is losing out to neighboring cities on the retail aspect.
“They’re leaving to shop elsewhere,” she said. “That’s a loss of tax dollars (for Ripon).”
For now, the North Pointe Specific Plan is just a guide. Another workshop is planned for Nov. 18.
“When you put a community together, there are pieces that make it special and unique,” said David Gates.
He added: “The plan is to build what’s here now and not change it.”
The Gates and Rasmussen team jotted down several recommendations from those at the workshop, including medical and high-tech needs, preferred medium density, and smaller lot housing.
They agree that the needs of the area will be market driven.
As for the plan, the Council will have the final say. Zuidervaart estimates that the plan could go out to vote by May or June.
“We really don’t know how long it will take (to build out),” he said. “It could be 20 years? It could be 30 years?”