City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Kevin Werner, City Administrator
Date: 10/14/2025
Subject: Lennar Subdivision Improvement Agreement - Amendment No.2 RECOMMENDED ACTION:
Approve and authorize the Mayor to sign Amendment No. 2 of the Subdivision Improvement Agreement between the City of Ripon and Lennar Homes of California LLC to (1) provide the reimbursement of cost in the not to exceed amount of $756,092 for the full width extension of Fulton Avenue beyond the Meadowood conditions of approval and (2) process the final map to allow Lennar Homes of California LLC to construct 17 homes.
BACKGROUND:
The Meadowood Residential Subdivision project was approved on February 13, 2018 to develop 88 single family residences west of Fulton Avenue. As part of the Conditions of Approval, the developer is required to construct the full-width Fulton Avenue along the project’s frontage.
Also, the final map is not to be recorded until all civil improvements, including the off-site improvements have been accepted by the City Council.
At the August 13, 2024 City Council meeting, Council approved the Lennar Homes Subdivision Improvement Agreement between the City of Ripon and Lennar Homes of California LLC to guarantee the completion of improvements within the public right-of-way in accordance with the previously approved Development Agreement.
At the August 12, 2025 City Council meeting, Council approved Amendment No. 1 to the Lennar Homes Subdivision Improvement Agreement, which formally assigned to Lennar the rights previously granted to the City under the existing Master Encroachment Agreement between the City and South San Joaquin Irrigation District.
DISCUSSION:
The Lennar Subdivision Improvement Agreement Amendment No 2 addresses two project requirements.
Fulton Avenue Improvements
The Meadowood Conditions of Approval requires the developer to complete the Fulton Avenue 102-foot width improvements according to City Standards along the frontage of the Meadowood Project. These improvements will provide a 4-lane Fulton Avenue, which would transition to the existing 2-lane roadway north of the project.
Lennar Homes submitted civil improvement plans, which included the 4-lane Fulton Avenue improvements along the Meadowood project. After reviewing the planned transition to the existing 2-lane Fulton Avenue at the northern project limits, staff requested Lennar Homes explore extending the 102-foot width improvements to the Colony Roundabout to improve the safety and function of the roadway.
Since the Fulton Avenue improvements are not a Meadowood Condition of Approval, the City would reimburse Lennar Homes for these improvements. The reimbursement amount is $756,092, which does not include the landscaping along the section of Fulton Ave between the northern Meadowood project limits and the Colony Roundabout.
Phasing of Final Map
The Subdivision Improvement Agreement requires the developer to complete all civil improvements, including Fulton Avenue offsite improvements, before the final map is processed.
Lennar Homes has experienced delays completing the civil improvements. Lennar is requesting the Final Map be processed prior to the City Council accepting the civil improvements so they can move forward with the construction of 17 homes.
Lennar Homes has agreed to not enter into any sale agreements for the 17 homes until all civil improvements have been accepted by the City Council, including the Fulton Avenue extension.
Recommendation
Staff is recommending the City Council approve the Lennar Homes Subdivision Improvement Agreement No. 2, including the reimbursement of $756,092 for the extension of the 4-lane Fulton Avenue from the northern Meadowood project limits to the Colony Roundabout and process the final map to allow Lennar Homes to construct 17 homes.
FISCAL IMPACT:
The reimbursement for the Fulton Avenue improvements between the Meadowood project northern limits and the Colony Roundabout would be from the Transportation AB1600 Fund (current balance: $3,400,000). This does include certain improvements that would be the responsibility of the Meadowbrook developer to fund. Once the developer of the Meadowbrook project moves forward, the City would be reimbursed for these items.
Attachments:
1. Second Amendment to SIA(18937243.2)
2. Exhibit E_2025.10.07-NC13140-Meadowood - Offsite Fulton Avenue Preliminary Engineer's Estimate_Redline