111 E. Commercial Street
Willits, California 95490
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WILLITS CITY COUNCIL
AGENDA
MARCH 13, 2024 | 6:30 PM | CITY COUNCIL CHAMBERS
1. OPENING MATTERS
a. Call to Order. | b. Pledge to Flag. | c. Roll Call.
2. PUBLIC COMMUNICATIONS
The City Council welcomes input from the audience. If there is a matter of business on the agenda that you are interested in, you may address the Council when this matter is considered. If you wish to speak on a matter that is not on the agenda, you may do so at this time. In order for everyone to be heard, please limit your comments to three (3) minutes per person. The Brown Act regulations do not allow action to be taken on audience comments in which the subject is not listed on the agenda.
Members of the public are asked to observe the rules of decorum. While the City Council welcomes public criticism of policies, procedures, programs, or services of the agency; behavior that disrupts, disturbs, impedes, or renders infeasible the orderly conduct of the meeting and that includes, but is not limited to use of profanity, slurs, yelling from the audience, threatening remarks, physically threatening conduct, or physical or verbal displays of disrespect, will not be tolerated and the individual will be removed immediately.
3. PUBLIC MATTERS
a. None.
4. ENACTMENT OF ORDINANCES
a. None.
5. CONSENT CALENDAR
The City Council considers matters listed under the Consent Calendar as routine. The Council will take action with a single motion and roll call vote. A Councilmember may request the removal of an item(s) from the Consent Calendar for separate discussion and subsequent action.
The following items as presented are before the City Council for approval or denial:
a. City Council Minutes:
i. February 28, 2024
6. MONTHLY ACTIVITY REPORTS
Matters that do not require action by the City Council but are of public interest. a. None.
7. COMMISSIONS, AGENCIES AND AUTHORITIES
The Willits City Council meets concurrently as the City of Willits Planning Commission & City of Willits Successor Agency. a. None.
Willits City Council Agenda – March 13, 2024.
8. CITY MANAGER REPORTS AND RECOMMENDATIONS
a. Introduction of Chris Dewey as Interim Chief of Police. b. Verbal Reports – No Action.
9. DEPARTMENT RECOMMENDATIONS (ACTION ITEMS)
a. Adopt a Resolution approving an Amendment to the Professional Services Agreement with Planwest Partners, Inc. to update the General Plan Land Use Element and Implementation of Corresponding Zoning Code Revisions for An Additional $75,000 using funds available from the General Plan Maintenance Fund.
Presenting staff member: Dusty Duley, Community Development Director.
10. DEPARTMENT MONTHLY REPORTS – (presented at the second meeting of each month) a. Airport. b. Community Dev. c. Finance. d. Police Dept. e. Services & Facilities. f. Utilities.
11. CITY COUNCIL ANNOUNCEMENTS, COMMUNICATIONS AND REPORTS
12. GOOD & WELFARE
13. CLOSED SESSION NOTICE
a. Pursuant to Government Code §54957 – Public Employee (Annual) Performance Evaluation – City Manager. Phase II.
14. ADJOURNMENT
Right to Appeal - Persons who are dissatisfied with the decisions of the City Council may have the right to a review of that decision by a court. The City has adopted Section 1094.6 of the Code of Civil Procedure, which generally limits to 90- days, the time within an individual and/or entity may judicially challenge the decisions of the City Boards and Agencies.
I hereby certify under penalty of perjury under the laws of the State of California that I posted the foregoing Agenda on the bulletin board at the main entrance of the City of Willits City Hall, located at 111 East Commercial Street, Willits, California, not less than 72 hours prior to the meeting set forth on this Agenda.
Dated this 7th day of March, 2024.
Delores Pedersen, City Clerk
Americans with Disabilities Act (ADA) Compliance
If you need assistance to attend or participate in a City Council meeting, please contact the City Clerk’s office at (707) 459-7113 or Fax (707) 459-1562. Notification at least 48-hours prior to the meeting will assist the City Clerk in assuring the implementation of reasonable accommodations to provide accessibility to the meeting. Our meeting room is wheelchair accessible and ADA parking is available.
Additional Meeting Information for Interested Parties
Materials related to an item on this Agenda submitted to the Willits City Council, Planning Commission, or Community Development Agency after distribution of the agenda packet are available for public inspection at City Clerk’s office at 111 E. Commercial Street, Willits, during normal business hours, Monday through Thursday 9 AM to 5:30 PM. 111 E. COMMERCIAL STREET
WILLITS, CALIFORNIA 95490
(707) 459-4601 TEL
(707) 459-1562 FAX
WILLITS CITY COUNCIL
MINUTES
WEDNESDAY, FEBRUARY 28, 2024
Mayor Rodriguez called a regular meeting of the City Council to order at 6:31 p.m., in Council Chambers. The meeting was preceded by the pledge to the flag.
Roll Call: Councilmembers Madge Strong, Larry Stranske, Greta Kanne, Vice Mayor Gerardo Gonzalez and Mayor Saprina Rodriguez were present.
Also present were staff members: Brian Bender, City Manager; Cathy Moorhead, Assistant City Manager; Jim Lance, City Attorney; Dusty Duley, Community Development Director; Manuel Orozco, Finance Director; Walter Kolon, Services and Facilities Director; Davey Bowles, Building Official; James Conner, Interim Police Chief; and Delores Pedersen, City Clerk.
MAYOR RODRIGUEZ HELD A MOMENT OF SILENCE
IN THE MEMORY OF EDIE CECCARELLI.
Chuck Persico announced that services for Edie Ceccarelli will be held on March 16th at 2:00 pm at St. Anthony’s Church with a Rosary on March 15th at 5:00 pm. A reception will be at the Senior Center following the services on March 16th.
2. Public Communications
None presented.
3. Public Matters
a. Sonoma Clean Power Presentation regarding rates and managing bills – Felicia Smith, Senior Program Manager.
Felicia Smith of Sonoma Clean Power gave a PowerPoint presentation explaining the difference between Sonoma Clean Power and PG&E charges on the bills of utility customers. On the PG&E bill there is a charge for Electric Delivery and Electric Generation. These charges are always billed on the PG&E Bills, if a customer opts out of Sonoma Clean Power the generation charges do not go away, they will then revert to PG&E Power Generation Charges which would be more expensive.
Public Comment: None presented.
b. Monthly Update – Little Lake Fire District (written report). c. Monthly Update – Mendocino County Third District Supervisor John Haschak. Mr. Haschak gave an update on the status of the Mendocino County Museum. The hopes are that a non-profit will take over the running of the museum. With the County running it there are limitations with what the Museum can do, like selling items in the store at the museum, there are rules against selling items for profit. Insurance would also be less if a non-profit took over the running as well. Mike McCoy, Executive Director of Kern County Museum, will be holding a community meeting on March 13th, from 4:00 to 6:00 pm at the Mendocino County Museum.
Willits City Council Minutes of February 28, 2024 Page 2 of 7 There was a presentation on the Fiber Optic Broad Band Grant for Brooktrails presented at the Brooktrails Board meeting on February 27, 2024. The hopes are to bring broadband to the Brooktrails community.
The Veteran Services office was moved back to the Observatory from the Public Health Building.
Councilmember Stranske asked Mr. Haschak how much of the Measure P tax dollars have been distributed to the local Fire Departments. Mr. Haschak reported that the Board of Supervisors had voted on a distribution plan on February 27th, money has been sent to the Mendocino County Fire Safe Council, local areas should receive money shortly.
d. Willits Chamber of Commerce’s Annual Report and City Council Presentation. The agreement between the Chamber of Commerce and the City for the allocation of Transient Occupancy Tax requires the Chamber to provide a report outlining activities carried out in the previous year.
Lisa Kavasnicka, Willits Chamber of Commerce Board President, introduced the Chamber Board members that were present and gave a small report. Linda Givens, Willits Chamber Board Member, gave an update of the events that the Chamber had in 2023.
• The Chamber hired Susan Mahoney as the Chamber Coordinator. • Chamber members did 1,800 volunteer hours and answered 500 phone calls. • Adventist Health donated computers to the Chamber, which allowed the chamber to update membership lists.
• Planning to revamp the website, and existing contracts were reviewed. • The overall goal for 2023 was to reestablish relationships. • The Chamber held eight mixers - the Rotary Club, Lions Club, North County College Center, Mendocino County Museum Store, the Mane House, Flourish and Flow, the Munchery, and the California Visitors Center in Ukiah. The Chamber also participated in events sponsored by Visit Mendocino which promoted tourism. • They sponsored the Calendar Page in the Willits Weekly. • Participated in the Land Use Committee. the Shoplifting and retail theft forum, the 95th Birthday of Howard Hospital, and the Blue Zone Ribbon cutting at Roots. • They put on an Economic Summit for small business owners with local and federal government representatives.
• Were involved in developing digital signage.
• Held the annual Car and Bike Show, with this year’s being held this year will be on May 26th.
• The Chamber sponsors Blues and Brews, Claws for Cause, Willits Soroptimists, Willits Community Theater, Center for the Arts, the Tiara for Willits Frontier Days, the Art Walk and the High School Yearbook.
Danette Rigo, Willits Chamber of Commerce Board Member, gave a report on what the future plans are for the Willits Chamber of Commerce.
• January 2025 will be a Membership launch, social media and Website Relaunch. • A balanced Calendar of events, that will include Annual Events as well as new ones.
• This year’s car show will be on Main Street instead of Rec Grove Park. • New business onboarding, there is an active committee that is working to develop an onboarding program for existing membership as well as new membership. The onboarding program will be vibrant and engaging with an opportunity for business support.
Councilmember Strongs asked for an update of their event “The State of Things”. Susan Mahoney reported that a representative from Assemblymember Jim Woods Office, Willits City Council Minutes of February 28, 2024 Page 3 of 7 Supervisor Haschak and Mayor Rodriguez were in attendance. The representative from Jim Woods office gave a report on Health Care updates within the county as well as the intricacies of getting information out to the district. Supervisor Haschak gave an update on the state of things in the county. Mayor Rodriguez reported on what is happening in Willits with programs and where the City stands on different projects. Mayor Rodriguez asked what the current hours were for the Chamber? It was reported that the Chamber is open from 10:00 am to 4:00 pm Monday through Thursday. Mayor Rodriguez asked Ms. Mahoney if the Chamber had a plan to help support retail businesses in the fourth quarter. Ms. Mahoney responded that they do not have a specific plan at this point but that they have been discussing supporting Shop Small in a stronger way. Ms. Kvasnicka is the event coordinator, there is a committee that is in the process of developing a timeline and looking for opportunities to promote businesses throughout the year and specifically during Christmas time. Vice Mayor Gonzalez asked if the website was currently up to date. Ms. Mahoney reported that she has been told by counsel not to try to update the current website, being that it is owned by a Chamber Marketing Company. Ms. Mahoney has written a grant to the Community Foundation to seek funding for a new website that will be more interactive and will assist the Chamber to administer their events in a more modern way. Mayor Rodriguez asked how a business would find out what the benefits are to becoming a Chamber member. Ms. Mahoney responded that the chamber is working on a new brochure that will explain the tiered pricing and what the benefits are of each tier.
4. Enactment of Ordinances
None presented.
5. Consent Calendar
The following item(s) are recommended for approval or denial, as follows:
a. City Council Minutes:
i. February 14, 2024.
Public Comment: None presented.
Moved by Gonzalez/Seconded by Strong and carried 4/1- with Stranske abstaining to approve Consent Calendar item(s) (a).
6. Monthly Activity Reports
Matters that do not require action by the City Council but are of public interest. a. Business License Activity Report – January 2024.
b. Building Activity Report – January 2024.
7. Commissions, Agencies and Authorities
None presented.
8. City Manager Reports and Recommendations
a. Discussion and Possible Acceptance of the East Commercial Street Corridor Master Plan.
i. Presentation from Sam Bickel of Terrain Landscape Architecture.
Councilmember Kanne asked how much of the plan will need to be done to consider the plan a success? City Manager Bender responded that he does not believe that a community is ever done with planning implementation, it is ongoing, if we are fortunate and we hit all the right notes with grant opportunities we may implement 100%, we might apply for every grant opportunity and only get one that is awarded to us. The City will make Willits City Council Minutes of February 28, 2024 Page 4 of 7 recommendations when staff presents budget proposals to council that there may be opportunities to be looking at lower tiered items through General Fund activity, maybe through Measure K which was allocated to improvements to public facilities in the parks.
Public Comment: None presented.
Moved by Strong/Seconded by Kanne and carried 3/1 with Mayor Rodriguez recused and Stranske dissenting, to adopt Resolution No. 2024-10 to accept the East Commercial Street Corridor Master Plan.
b. Recognition of Interim Chief James Conner’s Commitment and Service.
City Manager Bender expressed his gratitude for Interim Chief Conner serving as the Interim Chief for the Willits Police Department.
City Manager Bender wished Interim Chief Conner well in his future and thanked him for stepping in when we needed him.
All Councilmembers and staff wished Interim Chief Conner well and expressed their gratitude for all that he did in his short time with the City. c. Verbal Reports – No Action.
Public Comment: None presented.
Recessed at 8:20 pm. for a small reception in the lobby honoring Interim Chief Conner.
Reconvened to the Council Meeting at 8:30 pm.
9. Department Recommendations (Action Items)
a. Discussion and Possible Action Allowing the Finance Director the Authorization to Prepare Purchase Orders, in the amount of $124,308, to Reserve Build Slots for Two 2025 Ford Police Interceptors Ahead of the Fiscal Year 2024-25 Budget Approval.
Presenting staff member: Manuel Orozco, Finance Director.
Public Comment: None presented.
Moved by Gonzalez/Seconded by Kanne and carried unanimously to adopt Resolution No. 2024-11 approving the authorization for the submission of purchase orders, in the amount of $124,308, to secure build slots for two 2025 Ford Police Interceptors for the Willits Police Department.
Councilmember Stranske excused himself from the meeting at 8:41 pm.
10. Department Monthly Reports – (presented at the second meeting of each month). a. Airport
Airport Manager Moorhead added that staff will be watching this weekend weather closely, if it gets too bad, she will call for a NOTAM (Notice to Airmen ) and close the airport.
b. Community Development Department
Davey Bowles, Building Official provided an update on the Van Hotel. Staff submitted a warrant of inspection to the Superior Court of Mendocino County on February 1st; the warrant was authorized by the Court on February 9th. Staff executed the warrant on February 21st after proper notification was sent to the Willits City Council Minutes of February 28, 2024 Page 5 of 7 owner on February 16th. At 9:01am on the 21st of February, with the aid of a locksmith, staff gained access to the building. Mr. Bowles reported that there is a very large list of health and safety code violations.
Dusty Duley, Community Development Director reported that the Pavilion in Bud Snyder Park is a priority project and staff is trying to come up with a game plan to support construction as early as this year. There is $350,000 allocated for the Pavilion.
Staff has been meeting about the Housing Rehab Program with hopes of developing guidelines so that money could be allocated and that residents could make use of those funds this summer to complete improvements to their homes.
Plans to bring guidelines and program details for Council approval in May, which would allow staff to get the program up and running.
The $75,000 Grant funding that the City received from Cal Recycle will be used to support staff in educating businesses and other entities about the requirements of SB1383 (California’s Short-Lived Climate Pollutant Reduction Strategy). The funds will also allow us to purchase compost, which is a state requirement, without this funding the City would have had to use the General Fund to meet the requirement. c. Finance
Manuel Orozco, Finance Director added that the Audit is moving forward. The Auditors will be here the week of March 4th.
d. Police Department – Nothing further to add.
e. Services & Facilities
Walter Kolon, Services and Facilities Director reports that the staff is working with PG&E Engineers to add lighting to the Wood Street Parking Lot. PG&E is exploring the option of running electricity to the parking lot for a new light pole. If that cannot happen, the lights will need to be solar.
Mr. Kolon reports that he has met with a contractor that, the owner of the Rexall Building, has engaged with to repair the West Mendocino sidewalk. It was explained that the City would like to keep the width of the sidewalk at six feet. The City has recommended that all trees be removed, they are continuing to cause damage to the area. The owner of the property would like to have the work done within the next couple of months.
f. Utilities – Nothing further to add.
No action taken.
11. City Council Announcements, Communications and Reports Councilmember Kanne
Finance Committee – Audits are moving forward; hopes are that all Audits will be done by the end of June making us up to date by the end of the fiscal year. Measure K – Once the city has their fiscal year in order the committee can begin to start allocating Measure K Funds to help improve facilities and deferred maintenance within the city.
Met with City Manager Bender and discussed what to spend ARPA Funds on. The two items Councilmember Kanne identified were: Lighting for the Wood St. Parking Lot and finishing up the Urban Forestry Management Plan which is to create a Tree ordinance and hiring an arborist to help make recommendations to city staff moving forward.
Willits City Council Minutes of February 28, 2024 Page 6 of 7 Councilmember Strong
Mendocino Solid Waste Management Authority (MSWMA)- Hazmobile will be in Willits on April 4th & 5th.
Sonoma Clean Power – Meets March 7, 2024.
Councilmember Gonzalez
League of California Cities/Redwood Empire Division – Meets March 8, 2024. Local Agency Formation Commission (LAFCo) – Meets March 4, 2024. Attended the Public Utilities Commission (PUC) meeting, AT&T wants to abandon landlines. There were a lot of residents from multiple counties there speaking out against this.
Attended a presentation at the Willits United Methodist Church on Sunday, February 25, 2024, regarding Homeless presented by Hellen Fallandes. Councilmember Gonzalez, when asked by citizens, stated that he does not believe the City should be running a homeless shelter but that the City could provide guidance through staff when the time comes. That they would need to reach out to organizations and groups that are already doing this type of work.
Mayor Rodriguez
Mendocino Transit Authority (MTA) – A large part of the meeting was about Acceptance of a Ukiah Transit Center Feasibility Study. Nine locations for a possible Transit Center have been identified in the Study.
Mendocino Council of Governments (MCOG) – The State Transit Agency only meets twice a year, and it is rare for it to come to the Mendocino County Area, this year one of their visits is to Fort Bragg. One concern they are wanting to relay to the state is the Zero Emissions Policy and how Transit Agencies are going to realistically meet that policy. A current problem that MTA is running into is the company that they bought the two zero emissions buses from has already folded. So, there is currently no warranty on those two buses and if they break down there are no parts to repair them.
Finance Committee – Very happy to see significant movement on the Audits. Measure K – There is a lot of support from the committee for deferred maintenance and for the Police Department.
Attended the Chili Cook off at the Senior Center.
Attended the event at the Museum on February 24, 2024, was very well attended.
The event was a way of allowing people to sign up as Friends of the Museum.
Public Comment: None presented.
No action taken.
12. Good & Welfare
Councilmember Kanne – Encouraged everyone to be safe, there is snow in the forecast this weekend.
13. Closed Session Notice
None.
14. Adjournment
Mayor Rodriguez declared the meeting adjourned at 9:13 p.m.
Willits City Council Minutes of February 28, 2024 Page 7 of 7 _____________________________
SAPRINA RODRIGUEZ, Mayor
City Council for the City of Willits
ATTEST:
__________________________
DELORES PEDERSEN
City Clerk
Item No. 9a
Meeting Date: March 13, 2024
AGENDA SUMMARY REPORT
To: Honorable Mayor and Council Members
From: Dusty Duley, Community Development Director
Agenda Title: ADOPT A RESOLUTION APPROVING AN AMENDMENT TO THE PROFESSIONAL SERVICES AGREEMENT WITH PLANWEST PARTNERS, INC. TO UPDATE THE GENERAL PLAN
LAND USE ELEMENT AND IMPLEMENTATION OF CORRESPONDING ZONING CODE REVISIONS FOR AN ADDITIONAL $75,000 USING FUNDS AVAILABLE FROM THE GENERAL PLAN MAINTENANCE FUND.
Type: Presentation Consent Regular Agenda Public Hearing Urgent Time: 15 min Summary of Request: The Community Development Department is seeking Council approval to amend the current professional services agreement with the consulting group Planwest Partners, Inc to add $75,000 to the agreement for a total of $332,790.
Additional funds will be used to support completion of environmental review for the General Plan Land Use Element Update as well as additional tasks to the work scope to include completion of zoning code revisions consistent with the Land Use Element Update. New tasks include development of the new General Mixed Use zoning classifications as well as the Stream and Riparian Combining Zone, preparation of a revised City Zoning map consistent with any changes made to the General Plan Land Use Diagram, support discussion of alternative approaches to off-street parking standards and associated CEQA analysis. Sixty Thousand Dollars of the funds will be used to support completion of the Land Use Element Update and $15,000 will support completion of associated zoning code revisions.
Background
The City of Willits is currently working with the consulting group Planwest Partners, Inc. to complete an update of the City General Plan Land Use Element. The City previously entered into an agreement with Planwest Partners for the not to exceed amount of $257,790 to complete the Land Use Element Update including an amendment to the City Sphere of Influence and associated environment review. The project was originally scoped based on available grant funding from three State grant programs, Local Early Action Planning (LEAP), Regional Early Action Planning (REAP), and Senate Bill 2 (SB2), however the hours necessary to complete the project have exceeded the current available budget. Specifically, $58,930 of the grant funds was made available to support completion of a Programmatic Environmental Impact Report (PEIR) pursuant to the California Environmental Quality Act (CEQA).
The funds have proven to be insufficient to cover the actual hours necessary to complete the PEIR. Planwest has expended an additional $66,025 in staff time attributed to working on the EIR to date, noting their commitment to project completion and seeing the lasting value of this project to the City of Willits. Further, Planwest anticipates an additional $20,000 of staff time will be needed to complete the final PEIR, including incorporation of City staff revisions to the Administrative Draft PEIR, publishing the Public Draft PEIR and responding to final comments. As noted in the consultant budget amendment request (Attachment A), Planwest Partners staff have performed a number of services beyond the original scope of work that further solidifies their dedication to this project.
Staff is recommending using the General Plan Maintenance Fee that is collected at 0.14-percent of the job value used for determining Building Permit fees, to support the requested $75,000 increase in funds to support this project.
This fee was previously established by Council at the June 25, 2014 meeting to support updates of the City General Plan.
Budget amendment request for Land Use Element Update to include additional $60,000 to complete PEIR is provided as Attachment A and the zoning code scope of work is provided as Attachment B.
Recommended Action: Adopt the accompanying Resolution approving an amendment to the professional services agreement with Planwest Partners, Inc. for professional planning services in the amount of $75,000 and authorize the City Manager to execute the agreement.
Alternative(s): None recommended.
Fiscal Impact: Staff recommends utilizing the funds collected in the General Plan Maintenace Fee to cover the increase in additional expenses. The current balance of this fund is $76,221.56 and it will get its funding from planning fees collected. These fees will be placed in the Fund assigned to house the General Plan Maintenance Fee, Fund 230 in the Springbrook Software system. The fees collected usually range about $12,000.00 per year, the current balance is from fees collected since 2016.
Personnel Impact: Staff time managing consultant services. 2021 Adopted Goals: This item addresses Goal #1 for Community Development…Complete an update to the City’s General Plan to be used to guide future development within the City including encouragement of housing opportunities and sustainable economic development. Further, complete a zoning update to implement Land Use Element of the General Plan once it is updated.
California Environmental Quality Act: Not applicable.
This Item Relates to the following General Plan Element: N/A Land Use Circulation Conservation and Open Space Noise Housing Public Services and Facilities, Parks and Recreation Economic Development
Reviewed by: City Manager City Attorney Assistant City Manager City Clerk Finance Director Human Resources Risk Manager
Council Action: Approved Denied Other: ________________________________________ Records: Agreement Resolution #_________ Ordinance #_________ Other _________ TEL: (707) 825-8260 P.O. Box 4581 [email protected] FAX: (707) 825-9181 Arcata, CA 95518 www.planwestpartners.com
WILLITS LAND USE ELEMENT
BUDGET AMENDMENT REQUEST
Planwest Partners Inc. (Planwest) is currently under contract with the City of Willits to assist with preparing a comprehensive Land Use Element Update (Project). This project includes 1) preparing an updated General Plan Land Use Element consistent with state law; 2) evaluating and proposing Sphere of Influence Amendment areas that can accommodate population and housing beyond current city limits; 3) conducting extensive community outreach including an project website, online survey, community workshops, tribal consultation, and council study sessions; and 4) preparing a Program Environmental Impact Report to evaluate the impacts of land use changes related to the proposed Project. The Planwest team includes several subcontractors, including LACO Associates to assist with infrastructure and services capacity analyses and environmental review, Fehr & Peers to provide transportation analysis services, and JB Lovelace and Associates to provide biological services.
This Project was originally scoped based on available grant funding secured through Local Early Action Planning (LEAP), Regional Early Action Planning (REAP), and SB2 grant funding. Work commenced in Fall of 2022, and as of Fall of 2023 all grant funding has been expended. During this time, Planwest has completed an Administrative Draft Land Use Element and an Administrative Draft Program EIR which are under review by City staff. As part of this effort, Planwest has performed the following services that extend beyond the original scope of work:
• Sphere of Influence Area and City Land Use Change Area Evalua�on – Planwest assisted in evalua�ng the preliminary constraints associated with the proposed Locust Street SOI expansion area specifically defined in Atachment A to the request for proposal, which suggested that significant environmental constraints were present and improvement costs may be very high due to Fire Code related access requirements and would significantly limit residen�al development poten�al. As result, Planwest prepared a comprehensive review of all land surrounding the City of Willits to evaluate suitability of land that could poten�ally be included within a City SOI expansion area. Planwest prepared several presenta�ons to the Advisory Commitee to gather input and seek direc�on and compiled detailed GIS data and prepared a detailed technical memo with recommenda�ons. In addi�on, and because the proposed SOI expansion area may not support the new development an�cipated by the City, Planwest conducted a more detailed review of the Housing Inventory and other vacant and underu�lized land than an�cipated in the scope of work to iden�fy addi�onal development poten�al within the City. • Housing and Safety Element Conformance – Planwest prepared a high-level evalua�on of evacua�on issues rela�ng to residen�al areas and the development of a dra� policy to address the fact that the Safety Element has not been adopted, did not fully evaluate this issue consistent with state law, and proposed Safety Element implementa�on has not been ini�ated.
Planwest also assisted with the applicability of Housing Law, in par�cular researching and suppor�ng a determina�on that SB 9 is applicable to the City of Willits. • Popula�on Projec�ons and Disadvantaged Communi�es. Addi�onally, Planwest prepared a technical memo containing a detailed evalua�on of past and present popula�on and economic data and provided a range of popula�on projec�ons for the City based on state and regional 2 | Page
projects, given that recently adopted Housing Element and Dra� Safety Element did not provide them. Planwest also prepared a technical memo containing the iden�fica�on and evalua�on of Disadvantaged Unincorporated Communi�es within Planning Area, because recently adopted Housing Element and Mendocino LAFCo did not iden�fy them. • GIS Mapping – Planwest prepared and verified GIS-based City of Willits land use and zoning maps, including data from the City’s GIS-Zoning consultant, to develop an accurate exis�ng General Plan Map and Zoning Map based on a low-quality PDF included in the City of Willits General Plan and a higher quality PDF Zoning Map available from the City webpage, plus gathering land use changes using CEQAnet, internet searches of the City of Willits City Council agenda, and informa�on provided by City Staff and LACO Associates. Planwest also established parcel-based GIS mapping of City parks and out-of-area-water and wastewater services, as well as parcel-based GIS mapping of Housing Element inventory for correla�on with LUE update (City mapping was not available).
• Program EIR – The Program EIR budget of $58,930 ($36,540 under Task 2 and $22,390 dedicated to CEQA under Task 3) is insufficient to cover the comprehensive nature of environmental review, in par�cular because the analysis of current and poten�al future condi�ons must rely on the policy of a Safety and Conserva�on and Open Space Elements prepared in the 1990’s and the project descrip�on included substan�al areas of land use change within and outside the City (as noted above, the SOI Area specified in Atachment A to the RFP would not accommodated the level of growth an�cipated by the City and a range of op�ons were provided by Planwest to support desired residen�al development poten�al). Between August-October 2023, Planwest has expended an addi�onal $66,025 atributable to the EIR only, along with other costs related to the Admin Dra� Land Use Element described above. We an�cipate an addi�onal ~$20,000 to complete the EIR, which would include incorpora�ng City revisions to the Admin Dra� PEIR, publishing the Dra� PEIR, and responding to comments.
Planwest is committed to project completion and sees the lasting value of this project to the City of Willits.
By this letter, we are requesting a contract amendment to fund the additional work, as follows:
• Increase the not-to-exceed amount of the contract from $260,364.00 to $320,364.00. This reflects an increase of $60,000 for Program EIR completion. • Extend the term of the contract through December 31, 2024.
TEL: (707) 825-8260 P.O. Box 4581 [email protected] FAX: (707) 825-9181 Arcata, CA 95518 www.planwestpartners.com
WILLITS LAND USE ELEMENT ZONING IMPLEMENTATION
SCOPE OF WORK
TASK DESCRIPTIONS
TASK 1 – ONGOING PROJECT COORDINATION AND T EAM MEETINGS • Kickoff mee�ng and scope refinement
• Ongoing project coordina�on and team mee�ngs
TASK 2 - PREPARE NEW ZONING CLASSIFICATIONS CONSISTENT WITH GENERAL PLAN 2A - For the General Mixed-Use and Main Street Mixed Use Zones prepare dra� regula�ons consistent with the General Plan and the format of current City of Willits Zoning Classifica�ons, including:
• Purpose
• Principal Permited Uses following the City of Willits Zoning Use Group Classifica�ons • Condi�onal Permited Uses following the City of Willits Zoning Use Group Classifica�ons • Height regula�ons
• Lot regula�ons
• Addi�onal regula�ons, as necessary consistent with the Land Use Element Policies 2B - Prepare a dra� Stream and Riparian Combining Zone consistent with the Land Use Element following the format of the Floodplain Combining (-FP) Zone, including:
• Purpose
• Basis for establishing area
• Compliance
• Interpreta�on
• Areas included in the zone
• Defini�ons
• Stream and riparian area regula�ons
• Excep�ons
2C - Evaluate exis�ng Principal Zones and Use Group Classifica�ons to iden�fy any conflicts or significant inconsistencies with the Land Use Element and Land Use Designa�ons and recommend edits to the Zoning Regula�ons to achieve General Plan consistency.
2D – Prepare alterna�ve approaches for off-street and shared use parking standards, including:
• Alterna�ve 1: Provide updated background informa�on and ra�onale for elimina�ng offstreet parking minimum mandates for the Main Street Mixed-Use Area that includes:
o Upda�ng the Parking Discussion memo.
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o Recommending a strategy for businesses/property owner, community, City Council outreach to be carried out by the City to implement to determine if elimina�ng offstreet parking minimum mandates is poli�cally feasible. • Alterna�ve 2: Propose streamlined excep�on process that is objec�ve to allow project-byproject reduc�ons in minimum off-street parking requirements for the Main Street Mixed - Use Area that includes:
o Iden�fying a range of general criteria that could be considered to jus�fy excep�ons. o Iden�fying and outlining several general permit pathways that could be considered by the City in a future update to Chapter 17.52 Off-Street Parking and Loading Regula�ons.
Deliverables
a. Dra� General Mixed-Use, Main Street Mixed Use, and Stream and Riparian Combining Zone. b. Document containing strikethrough and underline edits to Principal Zones and Use Group Classifica�ons to provide consistency between the Zoning Regula�ons and the Land Use Element.
c. Document alterna�ve approaches for off-street and shared use parking standards.
TASK 3 - PREPARE REVISED ZONING MA P CONSISTENT WITH THE LAND USE ELEMENT • Based on approved General Plan Land Use Map reflec�ng the Land Use Designa�on Changes, revise the zoning districts to be consistent with the General Plan. • Apply new Combining Zone Classifica�ons, as necessary, based on the General Plan Land Use Changes.
• Apply obvious Combining Zone Classifica�ons, as necessary, that were not previously applied on the Zoning Map (e.g., apply to Floodplain Combining (-FP) Zone to FEMA 100-year floodplain, Floodway Combining (-FW) Zone to FEMA mapped floodway, or Seismic Study Combining (-SS) Zone to Alquist-Priolo zones).
• Apply newly adopted Combining Zone Classifica�ons, such as the Stream and Riparian Combining Zone, consistent with the Land Use Element.
Deliverables
a. GIS Shapefiles containing revised zoning districts to be consistent with the General Plan and applicable combining zones.
TASK 4 – PREPARE CEQA ANALYSIS
Conduct a consistency analysis of environmental compliance to determine if the adop�on of the Zoning Regula�ons and Map is fully within the scope of the PEIR or if addi�onal CEQA documenta�on, such as an Addendum to the PEIR, is required to support the approval of the amended Zoning Regula�ons and Map. Prepara�on of addi�onal CEQA documenta�on is outside of this scope and would require a budget amendment for comple�on.
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Deliverables
a. Prepare CEQA memo with analysis to support findings that the approval of the Zoning changes are within the scope of the project covered by the Land Use Element Program EIR, and no new environmental document would be required.
TASK 5 – PREPARE FINAL ZONING MA P
Prepare Final Zoning Map to be consistent with the General Plan.
Deliverables
a. Prepare black and white map or map set that can accompany the adop�on documents. b. Prepare Print Ready PDF zoning maps showing approval date and ordinance number, principal zone and labels (map colors with transparency), combining zone labels, parcel outlines, and street labels in map sizes (36” x 48” and 8 ½” x 11”).
Task Description
Principal
Planners
GIS
Manager Expense Total
Rate $170 $145
1. Ongoing Project Coordination/Team Meetings 20.00 4.00 $3,980.00
2. Prepare New Zoning Classifications 24.00 $4,080.00
3. Prepare Revised Zoning Map 8.00 16.00 $3,680.00
4. Prepare CEQA Analysis 8.00 $1,360.00
5. Prepare Final Zoning Map 4.00 8.00 $60.00 $1,900.00
Total Hours 64.00 28.00
Total $10,880.00 $4,060.00 $60.00 $15,000.00
Willits Land Use Element Zoning Implementation - Cost Estimate Resolution No. 2024- Page 1 of 1 March 13, 2024
RESOLUTION NO. 2024-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WILLITS APPROVING AN AMENDMENT IN THE AMOUNT $75,000 TO THE PROFESSIONAL SERVICES AGREEMENT WITH PLANWEST PARTNERS, INC. FOR PROFESSIONAL PLANNING SERVICES AND AUTHORIZE THE CITY MANAGER TO EXECUTE THE AGREEMENT.
WHEREAS, the City Council has previously determined that it is the public interest to complete an update of the City of Willits General Plan Land Use Element and prepare an amendment to the City’s Sphere of Influence, hereinafter referred to as the Project; and WHEREAS, in order to pay for the Project, the City applied for, and received, grant funding through the Local Early Action Planning (LEAP), Regional Early Action Planning (REAP), and Senate Bill 2 (SB2) grant series totaling $260,364; and WHEREAS, the City entered into a professional services agreement with Planwest Partners, Inc. professional consulting firm for a not to exceed amount of $260,364 to perform environmental, planning, and project management services for the City, to complete the project; and
WHEREAS, the aforementioned grant funds have proven to be insufficient to support completion of the required Project environmental review pursuant to the California Environmental Quality Act; and
WHEREAS, additional professional consultant services are needed to implement revisions to the City Zoning Code consistent with the General Plan Land Use Update; and WHEREAS, staff recommends amendment of the Professional Services Agreement with Land Logistics, Inc. to increase the compensation as noted above.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Willits approves an amendment to the professional services agreement to Planwest Partners, Inc. for professional planning, services and authorize the City Manager to execute the agreement.
BE IT FURTHER RESOLVED that the City Council of the City of Willits authorizes the Finance Director to increase appropriations to move fees collected in the General Fund to a new fund designed to facilitate the General Plan development and maintenance and to increase appropriations in that fund to facilitate the execution of this agreement.
The above and foregoing Resolution was introduced by Councilmember seconded by Councilmember , and passed and adopted at a regular meeting of the City Council of the City of Willits, held on the 13th day of March 2024, by the following vote:
AYES:
NOES:
ABSENT:
ATTEST:
___________________________________
__________________________
SAPRINA RODRIGUEZ, Mayor
City Council of the City of Willits
DELORES PEDERSEN, City Clerk