City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 11/12/2024
Subject: Development Agreement - Annual Review (2024)
RECOMMENDED ACTION:
Should the City Council agree with the Planning Commission’s recommendation, the following motion would be appropriate:
“The City Council accepts this staff report as the written report from the Planning Commission that there has been compliance in good faith, with the terms and conditions of each respective Development Agreement.”
DISCUSSION/ANALYSIS:
Pursuant to provisions of Section 65865.1 of the California State Government Code, and Section
16.60.060 of the Ripon Municipal Code, the Planning Commission shall conduct a review of all current Development Agreements for compliance with the terms and conditions therein on a yearly basis. The Commission shall base it’s determination upon substantial evidence whether or not, for the period under review, there has been compliance in good faith with the terms and conditions of the agreements.
The Planning Commission held a Public Hearing on this matter at their October 14, 2024 Planning Commission meeting, where they determined that all current Development Agreements are in substantial compliance with the terms and conditions therein. At that time no one from the public came forward to make any comments. This staff report serves as the Planning Commission’s written report to the City Council on this matter.
Attached is a master list of all the previous and current Development Agreements. There are a total of 57 Development Agreements on the master list of which seven are considered still active.
Following is a breakdown of the seven active Development Agreements by type and status. Five (71.4%) are entirely residential projects
o Three are 100% built-out
Silverstone Subdivision
The Vineyards Subdivision
Alexandra Place Subdivision
o One has just started and the other one will most likely start in the Spring of 2025
Meadowood Subdivision (88 medium density lots, Lennar Homes has started construction of the Meadowood project along Fulton Avenue) Pereira Subdivision (45 lots, developer, JKB Living has purchased the project and is currently in the process of submitting improvement plans for the project. Construction is anticipated for spring of 2025) One (14.3%) is a mixture of commercial and residential o Ripon Gardens II – approximately 6.5 acres of apartments (110 units) and 3.5 acres of Neighborhood Commercial (apartments completed and majority of the commercial is completed – one vacant commercial lot remaining) One (14.3%) is not classified as residential, commercial, or industrial. o Calvary Reformed Church Master Plan (was extended by City Council for another 15 years - 2034)
Included on the master list is a summary of all past Development Agreements that have expired over time or were terminated for one reason or another, which include a total of 50 expired or terminated Development Agreements. They are listed in red on the Development Agreement Master List.
Staff has reviewed the indicated active agreements and has determined that all proponents have generally made a good faith effort to comply with the terms of the agreements.
ENVIRONMENTAL ANALYSIS:
In accordance with the California Environmental Quality Act and the Guidelines, this project is Categorically Exempt, pursuant to CEQA Guidelines Section 15061 (b)(3).
Attachments:
1. Active DA Map 2024
2. Development Agreement Master List - 2024
3. Council Public Hearing Notice - Annual Review 2024
4. October 14, 2024 Planning Commission Minutes