City Council
259 N. Wilma Avenue
Ripon, CA 95366
MEMO
To: Honorable City Council
From: Ken Zuidervaart, Planning Director
Date: 06/09/2026
Subject: Ionna Development Agreement - 1504 Colony Road - Ordinance RECOMMENDED ACTION:
Waive the second reading, and adopt the ordinance approving the Development Agreement with Ionna LLC (DA26-08).
BACKGROUND:
On October 20, 2025, the Ripon Planning Commission approved the necessary entitlements for an Electric Vehicle Charging Station project located at 1504 West Colony Road, subject to conditions of approval. As part of that action, the applicant was required to enter into a Development Agreement with the City of Ripon prior to the issuance of building permits.
On April 20, 2026, the Planning Commission reviewed the proposed Development Agreement and adopted a recommendation that the City Council approve the agreement.
Development Agreements are utilized by the City to formalize project-specific requirements and ensure ongoing compliance with the conditions of approval associated with a project. The proposed Development Agreement does not introduce new requirements; rather, it memorializes the obligations and conditions previously established as part of the project’s entitlement.
DISCUSSION/ANALYSIS:
Since approval of the project entitlements, the applicant has been coordinating with City staff and advancing the project toward building permit issuance. Approval of the Development Agreement is a required procedural step prior to issuance of building permits.
The agreement is consistent with the previously approved project and incorporates all applicable conditions imposed by the Planning Commission. No substantive changes to the project are proposed through this agreement.
Approval of the Development Agreement will satisfy the remaining entitlement requirement and allow the project to proceed to the construction phase.
FISCAL IMPACT:
There is no fiscal impact associated with this action. Approval of the Development Agreement does not create any new financial obligations and is consistent with the original project approval.
Attachments:
1. Attachment 1 - Signed IONNA DA
ORDINANCE NO. 936
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
RIPON APPROVING THE DEVELOPMENT AGREEMENT
ENTERED INTO BETWEEN THE CITY OF RIPON AND
IONNA, LLC. ("DEVELOPER") OF CERTAIN REAL
PROPERTY IN THE CITY OF RIPON.
WHEREAS, pursuant to Chapter 16.60 of the Ripon Municipal Code, the City may enter into a Development Agreement with the owners and/or developer of real property within the City; and
WHEREAS, the proposed Development Agreement with Ionna LLC pertains to the Electric Vehicle Charging Station project located at 1504 West Colony Road (the “Project”); and
WHEREAS, the Project was previously approved by the Ripon Planning Commission on October 20, 2025, subject to conditions of approval, including the requirement to enter into a Development Agreement prior to issuance of building permits; and
WHEREAS, the City has reviewed the Project in accordance with the California Environmental Quality Act and determined that the Project is categorically exempt from CEQA pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, as the Project involves limited new construction of a small-scale commercial facility and will not have a significant effect on the environment; and WHEREAS, the Ripon City Council has conducted all required public hearings and considered all testimony, staff reports, and evidence presented regarding the Development Agreement; and
WHEREAS, the City Council finds that the Development Agreement is consistent with the General Plan, the Ripon Municipal Code, and the previously approved Project entitlements.
NOW, THEREFORE, the City of Ripon City Council does ordain as follows:
SECTION 1. The above recitals are hereby declared to be true and correct and represent the findings of the City Council of the City of Ripon, made in the exercise of its independent Judgment. Said findings are incorporated by this reference.
SECTION 2. The City of Ripon hereby approves that certain Development Agreement, attached hereto as Attachment 1 by and between the City of Ripon and Ionna LLC (“Developer”). The City Clerk is hereby authorized and directed to record the Development Agreement and to take all actions necessary and appropriate to implement the provisions of the Agreement.
SECTION 3. All ordinances or parts of ordinances in conflict herewith are hereby expressly repealed.
SECTION 4. CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). The City Council finds that the Project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15303 (New Construction or Conversion of Small Structures) of the CEQA Guidelines. The City Council further finds that none of the exceptions to the use of a categorical exemption set forth in CEQA Guidelines Section 15300.2 apply.
SECTION 5. PUBLICATION AND EFFECTIVE DATE. This Ordinance shall become effective thirty days from and after the date of its final passage and adoption and shall be published at least once within fifteen days prior to its effective date in the Manteca Bulletin, the official newspaper of The City of Ripon.
SECTION 6. SEVERABILITY. If any section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid, such decision shall not affect the validity of the remaining portions of the ordinance. The Ripon City Council hereby declares that they would have adopted the ordinance, and each section, subsection, sentence, clause, or phrase thereof, irrespective of the fact that one or more sections, subsections, sentences, clauses or phrases was declared invalid.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Ripon this 9th day of June, 2026, by the following vote:
RESULT: ADOPTED [UNANIMOUS]
MOVER: Michael Restuccia, Council Member
SECONDER:Daniel de Graaf, Council Member
AYES: Barton, Uecker, Restuccia, Zuber, de Graaf
THE CITY OF RIPON,
A Municipal Corporation
By _______________________________
GARY BARTON, Mayor
ATTEST:
By: ___________________________
LISA ROOS, City Clerk