City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 11/10/2025
Subject: Development Agreement - Annual Review (2025)
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 20, 2025 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.
A master list of all current and expired Development Agreements is attached for reference. Of the 57 agreements on record, six remain active. A breakdown of the active agreements is provided below.
Residential (4 agreements – 66.6%)
o Completed Subdivisions (100% built-out)
Silverstone Subdivision
The Vineyards Subdivision
o In Progress
Meadowood Subdivision (88 small lot single-family homes) o Pending Construction
Pereira Subdivision (47 lots, recently purchased by JKB Living; construction anticipated to begin in early-to-mid 2026) Mixed-Use (1 agreement – 16.6%)
o Ripon Gardens II – includes approximately 6.5 acres of apartments (110 units - completed) and 3.5 acres of Neighborhood Commercial; all but one commercial lot are developed
Institutional (1 agreement – 16.6%)
o Calvary Reformed Church Master Plan: extended by the City Council in 2019 for an additional 15 years, expiring in 2034
The master list also identifies 51 agreements that have expired or were terminated; these are shown in red for historical reference.
Based on staff’s review, all parties to the six active Development Agreements have generally demonstrated good faith compliance with their respective terms and conditions.
ENVIRONMENTAL ANALYSIS:
This annual review is not considered a project under CEQA. In accordance with CEQA Guidelines Section 15061(b)(3), the activity is Categorically Exempt because it can be seen with certainty that no potential environmental impacts will result.
Attachments:
1. Active DA Map 2025
2. Development Agreement Master List - 2025
3. October 20, 2025 Planning Commission Minutes
4. Public Hearing Notice