Agenda packet — Woodland City Council, March 21, 2023 (part 2 of 3)

Public Hearing Draft 2023
General Plan 2035 City of Woodland | A-9
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housing affordable to low and very low income
households. $500,000 (in lieu fees) was provided
by the City in support of Phase I of the project.

9.A.6 The City Council shall hold a meeting each
year, per Section 65400 of the Government
Code, to review a ccomplishments in
implementing the Housing Element and
document these accomplishments in a
report to State office of Housing and
Community Development.

Documented
accomplish
ments in a
report to
State office
of Housing
and
Community
Developmen
t. APRs?
Community
Development
Department
Annually Each Housing Element Annual Report has been
submitted to HCD consistent with their submittal
requirements.

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9.A.7 Seek funds to provide financing to assist
housing construction of lower-income units
and moderate- income units that serve
special needs groups. Funding sources
may include HOME, CalHome, and other
federal and State sources.
-- Community
Development
Department
Annually The City, Yolo County, Friends of the Mission, Yolo Wayfarer Center, and Woodland
Opportunity Village are partnering on a 61- unit
permanent supportive housing project to house
the homeless on a City- owned site near the
northwest corner of East Beamer Street and
County Road 102. Funds of $582,000 were
approved by the City Council on December 15,
2020 for the project; this in addition to $900,000
approved by the City Council in 2019. The 61
units are expected to be installed in summer/fall
2021. Non-City funds in support of the project
include a $679,972 grant from Partnership
HealthPlan of California. The project site will be
donated by the City.

Funding (in-lieu fees of $751,000, Spring Lake
off-site fees of $149,000, and use of housing
assistance funds in the approximate amount of
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Public Hearing Draft 2023
A-10 | City of Woodland General Plan 2035
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$135,000) supported the development/
construction of a new 100- bed shelter for adult
women and men. (City funding of $1,035,000
does not include donation of City land for shelter
and use of Community Development Block Grant
resources for purchase of commercial modular
trailers to provide restrooms, showers, laundry,
and kitchen for the shelter operations.)

9.A.8 The City shall allocate CDBG funds for the
provision of extremely low -income uni ts,
very low -income units, low -income units,
and moderate-income housing units. The
City shall identify sites, establish
partnerships, and pursue CDBG funds.

Allocated
funds
Community
Development
Department
Annually In 2020, the City's CDBG Review Panel
recommended awarding $65,000 in funds for the
continued rehabilitation of the 42-unit Cottonwood
Meadows apartment complex that serves low
income senior citizen households. The City has
worked with the property owner, the nonprofit New
Hope Community Development Corporation, to
fund needed rehabilitation work on multiple
occasions that otherwise would require rent
increases if City CDBG funds and other funding
sources were not available. Final action on the
funding will be taken by the City Council in 2021.

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9.A.9 Offer incentives to developers of affordable
housing such as:
 waiver and/or deferral of all or a
portion of City development fees;
 waiver or modification of City
development standards; or
 assistance in obtaining federal, state,
or local financing and/or subsidies
-- Community
Development
Department
Ongoing on
a case-by-
case basis
The City has an approved fee deferral program
that has been actively utilized by multiple housing
developments.

The city provides means through a minor
exception, or per Community Development
Director, or Planned Development to allow a
waiver or modification of standards. A PD process
was utilized to approve two small lot single family
project in Spring Lake in 2020.

City focuses efforts on assisting those projects that
are seeking federal, state, or local financing and
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Public Hearing Draft 2023
General Plan 2035 City of Woodland | A-11
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subsidies. The city uses funds available in the
Housing Trust fund when needed and appropriate
to assist projects that will provide housing to low to
extremely low income households.

9.A.10 The City shall amend its zoning code
consistent with Health and Safety Code
Section 17021.5 and 17021.6 to further
facilitate housing for farmworkers.

Financial and technical assistance will be
sought from HCD’s Office of migrant
Services, the joe Serna jr. Farmworker
Housing Grant Program, the California Tax
Credit-Allocation Committee’s Farmworker
Housing Assistance Program, and the
USDA Rural Development Program.

Amend
Zoning
Code to
further
facilitate
housing for
farmworkers.

Community
Development
Director
Within 12
months
following
adoption of
the 2035
General
Plan;
provide
financial
and
technical
assistance
annually,
as needed
While no action was taken in 2020, it should be
noted that the City provided $2,410,000 in loan
funds from local sources (Spring Lake Affordable
Housing Off-Site and affordable housing in- lieu
fee funds) for Mutual Housing California's
farmworker housing development in the Spring
Lake Specific Plan area (phase 1 and 2). The
development resulted in the construction of 100
rental units for farmworker families.

City will address code updates as part of the
Comprehensive Code Update.

Incomplete -
Continue

9.A.11 The City shall continue to require the
provision of affordable housing as a
component of market - rate projects, as
codified in Chapter 6A of the municipal
Code. The City shall continue to implement
the affordable housing requirements of
South East Area Specific Plan as applicable.

The City shall continue to implement the
affordable housing requirements of the
Spring lake Specific Plan, as applicable.

The City shall monitor and annually report
to the City Council on the number of
-- Community
Development
Department
Ongoing The City continues to implement the affordable
housing provisions (inclusionary housing) of its
Municipal Code and Spring Lake Affordable
Housing Plan. It should be noted that the South
East Area Specific Plan has been built out. The
City continues to work with the developer of the
Gracewood Commons senior citizen affordable
housing project to secure funding for construction
of the first phase of the rental project. In 2019, the
City the City had the 4.6-acre site multi-family site
dedicated to the developer's nonprofit partner.

The project is expected to generate 146 units
through two phases. (The Woodland Municipal
Code was re-codified and the City's Inclusionary
No ongoing
action- establish
as a policy or
delete.

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Public Hearing Draft 2023
A-12 | City of Woodland General Plan 2035
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affordable ownership units constructed and
converted to unrestricted market-rate units.

Housing Ordinance is now located at Chapter

15.16 of the code.)
In the Spring Lake Specific Plan area, the majority
of the single-family projects approved have been
required, through Development Agreements, to
pay fees in lieu of constructing affordable on-site
homes. The in-lieu fees have been used to assist
projects that benefit homeowners who are
extremely and very low income including the East
Beamer Way homeless shelter.

9.A.12 The C ity shall continue to facilitate the
provision of emergency shelter services
through its participation in the countywide
Homeless Coordination Project that
provides services to the homeless in Yolo
County. The Project includes Homeless
Coordination and the Cold Weather
Shelter.
-- Community
Development
Department
Ongoing The City continues to participate in the
Countywide Homeless Coordination Project to
support staffing for the homeless services and
operation of Fourth & Hope's emergency shelter.

In addition, the City established a Homeless
Coordinator position in 2018. The position
provides community outreach and coordination
with internal/external partners on services,
programs, and projects; and referrals to address
community social service needs, including at-risk
youth and individuals and families that are
homeless or at risk of homelessness. In 2020 the
City's CDBG review panel recommended the
award of CDBG funds to Fourth & Hope for
operation of its emergency shelter and to
Empower Yolo f or operation of its emergency
shelter that serves the homeless who are victims
of domestic violence, sexual assault, stalking,
and trafficking. Final action on the review panel
funding recommendations will be taken by the
City Council in 2021.

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Public Hearing Draft 2023
General Plan 2035 City of Woodland | A-13
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The City Co uncil in 2020 approved funds of
$1,400,000 for the construction of the Emergency
Shelter Project on City-owned land located near
the northwest corner of East Beamer Street and
County Road 102. The City served as the
developer for the shelter project and construction
was started and completed in 2020. The new
shelter has capacity for 100 single men and
women and began operations in early January
2021 with a reduced capacity because of the
COVID-19 pandemic. The previous emergency
shelter location had capacity for 65 individuals.

Starting in March 2020 and continuing into 2021,
the City's Homeless Coordinator and other City
staff have been working on Project Roomkey in
partnership with Yolo County and other project
partners to shelter vulnerable homeless in l ocal
motels during the pandemic. More than 100
unduplicated individuals were served in Woodland
motels. A number of the individuals have exited the
motel sheltering into permanent housing.

9.A.13 The City shall pursue grant and loan
funding opportunities from federal, State,
and other agencies and coordinate with
other agencies and nonprofit organizations
for the provisions of different sizes, scales,
and types of housing, including transitional
housing, efficiency units, housing with
supportive services, and other special-
needs housing, consistent with policies in
the Land Use, Community Design, and
Historic Preservation Element.
-- Community
Development
Department
Ongoing The City continues to partner with Fourth & Hope applied for grant funds th rough the Federal
Continuum of Care Competition to provide
permanent supportive housing for chronically
homeless families and individuals. The U.S.

Department of Housing and Urban Development
has delayed the notice of funding availability for
the 2020 Federal Continuum of Care Program.

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Public Hearing Draft 2023
A-14 | City of Woodland General Plan 2035
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9.A.14 The City shall continue to support the
services of Yolo County’s Homeless
Coordinator.
-- Homeless
Coordinator
Ongoing The City continues its participation in the
Countywide Homeless Coordination Project to
support staffing for homeless services and
operation of Fourth & Hope's emergency shelter.

Continue

9.A.15 The City shall consider options to allow
Residential Care Homes with more than six
mentally disordered or otherwise
handicapped persons or dependent and
neglected children as a permitted use in the
Multiple-Family Residential Zone (R-M).

Amend RM
Zone's
permitted
uses
Community
Development
Director
Within 12
months
following
adoption of
2035
General
Plan
The 2035 General Plan update was approved on
May 16, 2017. The City is in the process of putting
together a comprehensive update of its zoning
code and will ensure compliance with State
requirements regarding group homes.

Modify. Include
new program to
remove barriers
to large group
homes.
“B” Programs

9.B.1 The City shall periodically review its
eligibility for various federal and State
programs that will provide rehabilitation
and maintenance assistance for lower -
income units and special needs groups.

The City shall submit applications for
programs for which the City is eligible, as
appropriate.

Submitted
applications
Community
Development
Department
Annually The City, Yolo County, Friends of the Mission, Yolo Wayfarer Center, and Woodland Opportunity
Village are partnering on a 61- unit permanent
supportive housing project to house the homeless
on a City-owned site near the northwest corner of
East Beamer Street and County Road 102. Funds
of $582,000 were approved by the City Council on
December 15, 2020 for the project; this in addition
to $900,000 approved by the City Council in 2019.

The 61 units are expected to be installed in
spring/summer 2021. The City Council in 2020
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Public Hearing Draft 2023
General Plan 2035 City of Woodland | A-15
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approved funds of $1,400,000 for the construction
of the Emergency Shelter Project on City-owned
land located near the northwest corner of East
Beamer Street and County Road 102. The City
served as the developer for the shelter project and
construction was started and completed in 2020.

The new shelter has capacity for 100 single men
and women and began operations in early January
2021 with a reduced capacity because of the
COVID-19 pandemic. The previous emergency
shelter location had capacity for 65 individuals.

9.B.2 The City shall continue to periodically
gather information regarding the status of
local housing conditions to determine the
need for housing rehabilitation and/or the
removal of unsafe units. A housing
condition survey that meets the criteria of
the State Department of Housing and
Community Development will be
conducted in targeted neighborhoods.

Housing
conditions
survey
Community
Development
Department
Every 5
years
The City employs a full -time code compliance
officer who works with residents and owners to
facilitate improvement of housing conditions as
needed.

In 2014 one residential structure was demolished
because of substandard conditions. No persons
were displaced since the home had been vacant
for a number of years.

Continue

9.B.3 The City shall continue to include funds in
its operating budget for code compliance
and nuisance abatement programs.

Allocated
funds
Community
Development
Department
Ongoing The City employs a full -time code compliance
officer.

Continue

9.B.4 The City shall continue to implement the
Downtown Specific Plan to encourage the
preservation of existing housing in the
downtown area, the conversion of
underutilized upper floors of commercial
buildings to housing, and construction of
infill, mixed- use h ousing projects with
street-level commercial uses. The City
Report on
housing
units
constructed
as part of
the DTSP
Community
Development
Department
Ongoing The City continues to encourage conversion of
underutilized upper floors of commercial buildings
to residential uses. The City is in the process of
preparing a Comprehensive Zoning Code update
that wil l provide further direction for planned
development criteria and intends to provide
objective review criteria for qualified multi-family
development.

Remove
reference to
Downtown
Specific Plan.

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A-16 | City of Woodland General Plan 2035
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shall monitor and annually report on the
number of housing units constructed as
part of infill and mixed- use projects in the
Downtown Specific Plan Area.

9.B.5 No later than one year prior to expiration of
affordability, the City will contact property
owners of units at -risk of converting to
market rate housing to discuss the City’s
desire to preserve complexes as affordable
housing. The City will seek participation
from agencies interested in purchasing
and/or managing units at -risk. Funding
assistance, which can be leveraged with
outside sources by the developer to either
transfer ownership, or provide rent
subsidies to maintain affordability, shall
utilize applicable federal, State, and local
financing sources. Where properties are at
risk of conversion, the City will work with
tenants to provide education regarding
tenant rights and conversion procedures
pursuant to California law.

Community
Development
Department
Ongoing No action was taken in 2020.

For 2020, the City's CDBG Review Panel
recommended awarding CDBG funds to Friends
of the Mission to install energy efficient water
heaters at the 925 North Street affordable rental
complex and Walter's House, a residential
treatment facility. A portion of the Walter's House
clients are homeless.

Modify- contact
property owners
sooner than 12
months from
expiration in
order to ensure
adequate time
to negotiate
preservation.

9.B.6 The City shall continue to strive for greater
energy conservation in existing residential
development. CDBG monies are available
for energy efficiency work as a part of the
local housing rehabilitation program.

Additionally, the City will continue to
provide information to residents regarding
available home rehabilitation programs and
increase public awareness of self-help and
rehabilitation programs through outreach.

Allocated
funds.

Community
Development
Director
Ongoing For 2020, the City's CDBG Review Panel
recommended awarding CDBG funds to Friends
of the Mission to insta ll energy efficient water
heaters at the 925 North Street affordable rental
complex and Walter's House, a residential
treatment facility. A portion of the Walter's House
clients are homeless.

The City will incorporate sustainability and energy
conservation requirements as part of the
comprehensive code update.

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General Plan 2035 City of Woodland | A-17
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“C” Programs

9.C.1 The City shall continue to distribute Fair
Housing brochures and booklets indicating
what the Fair Housing laws are and where
advice, assistance and enforcement
activities can be obtained. The City will
provide this information to any person who
feels they have been discriminated against
in acquiring housing within the city and to
any housing provider who requests such
information. Information will be made
available at the City’s website and at the
City’s Homebuyer Education Seminars.

These efforts will also focus on special
needs population groups that might face
housing discrimination, such as
farmworkers and persons with disabilities.

Fair
Housing
brochures
and
booklets
Community
Development
Department
Ongoing Information such as Fair Housing brochures are
published in English and Spanish and are
available at the Community Development
Department office and through the City's website.

Continue

9.C.2 The City shall support an Annual Fair
Housing Open House for rental property
owners and various social services
organization and agencies to discuss
mechanisms to evaluate tenant
applications according to fair housing law.

Annual Fair
Housing
Open House
Community
Development
Department
Ongoing Legal Services of Northern California did not hold the Fair Housing Conference in 2020 because of
the COVID -19 pandemic. In 2019, the fair
housing conference was held at the Woodland
and Community Center and the City did not
charge for the use of the facility. In addition, the
City paid for the refreshments provided to
conference participants and assisted with
outreach.

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A-18 | City of Woodland General Plan 2035
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9.C.3 The City shall continue to provide
individuals with disabilities reasonable
accommodation in rules, policies,
practices and procedures that may be
necessary to ensure equal access to
housing pursuant to the Reasonable
Accommodations for Persons with
Disabilities provisions of Section 25.21.85
of the Municipal Code
-- Community
Development
Department
Ongoing The City continues to follow the Reasonable
Accommodation provisions of its Municipal
Code. (The Woodland Municipal Code was
recodified, and the reasonable accommodation
provisions are now located in Section 1 No
action was taken in 2020.7.104.190 of the code.)

Continue

9.C.4 The City shall continue to implement
measures to encourage developers to
apply universal design principles in new
housing developments so that housing
units and the neighborhoods in which they
are located are as accessible as possible
to all individuals, regardless of age or
abilities. Such measures include density
bonuses, fee reductions/deferrals, or other
incentives.
-- Community
Development
Department
Ongoing Barrier-free design is governed by accessibility law and incorporated with all designs. All
apartments are required to comply with Chapter
11B of the California Building Code.

The City has incorporated specific conditions in
Development Agreement for the Prudler project,
located adjacent to the Senior Center, to require
universal design features
Continue

9.C.5 The City shall increase its educational
outreach efforts by providing fair housing
information in English and Spanish
whenever feasible. Financial and technical
assistance may be sought from California
Rural Legal Assistance the Farmworker
Justice Fund, the USDA Rural
Development Program, and HCD’s Office
of Migrant Services.

English/
Spanish fair
housing
flyers
Community
Development
Department
Ongoing Information such as Fair Housing brochures are
published in English and Spanish and are
available at the Community Development
Department office and through the City's website.

Continue

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Public Hearing Draft 2023
General Plan 2035 City of Woodland | A-19
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9.C.6 The City shall continue to ensure that
relocation assistance is provided to tenant
relocated as a result of removal of housing,
in compliance with the federal Housing and
Community Development Act of 1974
-- Community
Development
Director
Ongoing as
needed
No action was taken in 2020. Continue

9.C.7 The City shall affirmatively further fair
housing by contracting with the Fair
Housing Hotline Project provided through
Legal Services of Northern California.

Contract
with Fair
Housing
Hotline
Project.

Community
Development
Department
Ongoing For 2020, the City's CDBG Review Panel
recommended awarding CDBG funds to Legal
Services of Northern California to support the
operation of the Fair Housing Hotline Project.

Continue

9.C.8 The City shall refer fair housing complaints
to the Fair Housing Hotline Project
provided through Legal Services of
Northern California and State Department
of Fair Employment and Housing for
resolution.
-- Community
Development
Department
Ongoing Fair housing issues continue to be referred to the Fair Housing Hotline Project.

Continue
“D” Programs

9.D.1 The City shall consider citywide application
of energy conservation policies contained
in the Spring Lake Specific Plan. These
policies include but are not limited to the
use of energy efficient air conditioners,
light-colored roofing materials, photovoltaic
energy systems, and Energy Star
appliances. The City shall monitor and
report on the number of housing units
constructed with energy efficiency features
that exceed the requirements of the
CalGreen Code.
-- Community
Development
Director
Monitor
and report
to the City
Council
every five
years, as a
part of the
implementa
tion of the
Climate
Action
Plan;
Ongoing
For 2020 the City issued 617 building permits for
rooftop solar energy systems. Most of the permits
were issued for residential structures.

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A-20 | City of Woodland General Plan 2035
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9.D.2 Through its General Plan, Zoning Code,
and Climate Action Plan, the City shall
promote infill development, including
affordable housing, in proximity to services,
transit, pedestrian and bicycle facilities,
and other urban amenities; mixed use of
commercial areas – including upstairs
spaces in the downtown area (e.g., uses
including retail, entertainment, services,
and residential); and redevelopment of
vacant or underutilized lots with buildings,
including second stories for retail,
residential, or office uses.
-- Community
Development
Director
Ongoing Construction of the Cleveland Street Suites
development started in 2020 on a site in the
"Mixed Use Distr ict" of the Downtown Specific
Plan Area. The 26,170 square foot project site
was subdivided to accommodate the construction
of 16 for sale units. City staff worked with the
developer/builder to find solutions for setbacks
and parking requirements. Cleveland Street
Suites is the second infill residential project
constructed or under construction in Woodland's
downtown area in the last two years.
(Construction of the first project, Downtown
Suites, was completed in 2020.)
Continue

9.D.3 The City shall continue to promote
residential energy conservation practices
pursuant to the Title 24 provisions of the
California Building Code Standards,
including the provisions for sustainable
construction and development practices
that are contained in the CalGreen Code.

Community
Development
Department
Ongoing The City has adopted the 2019 California Building Standards Code and 2019 California Green
Code. For 2020 the City issued 617 building
permits for rooftop solar energy systems. Most of
the permits were issued for residential structures.

Continue

9.D.4 The City shall coordinate with Pacific Gas &
Electric, community-based organizations,
other public agencies to provide public
education and outreach on energy
conservation. Specific actions related to
energy conservation will be coordinated
through the Climate Action Plan.
-- Community
Development
Department
Ongoing The City jointed the Valley Clean Energy (VCE)
Alliance, a joint powers authority, in 2017 to
empower local control of electricity procurement
decisions, reduce the carbon footprint associated
with their electricity services, and help support
growth of local renewables. The other members
of VCE include the City of Davis and Yolo County.

Continue

9.D.5 The City shall encourage the continued
affordability of both rental and ownership
housing by encouraging energy
conservation in all existing development.
-- Community
Development
Director
Ongoing For 2020 the City issued 617 building permits for rooftop solar energy systems. Most of the permits
were issued for residential structures.

Continue

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General Plan 2035 City of Woodland
Appendix B: Housing Needs Assessment

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Public Hearing Draft 2023
General Plan 2035 City of Woodland | B-i
Contents
Appendix B: Housing Needs Assessment ................................................. 1 Section B.1 Population Characteristics and Trends ................................................................. 1 B.1.1 General Characteristics and Trends ..................................................................... 1 B.1.2 Age, Race, And Ethnicity Characteristics ............................................................. 2 B.1.3 Employment Characteristics ................................................................................ 3 Section B.2 Household Characteristics ................................................................................... 3 B.2.1 Household Type ................................................................................................... 3 B.2.2 Household by Tenure ........................................................................................... 4 B.2.3 Household Size and Overcrowding ...................................................................... 4 B.2.4 Household Income ............................................................................................... 5 B.2.5 Special Housing Needs ........................................................................................ 6 Section B.3 Housing Stock Characteristics ........................................................................... 13 B.3.1 Housing Type.................................................................................................... 13 B.3.2 Housing Occupancy and Vacancy ................................................................... 14 B.3.3 Housing Age and Condition ............................................................................. 15 Section B.4 Housing Cost and Affordability ........................................................................... 16 B.4.1 Housing Costs Compared to Ability to Pay ......................................................... 16 B.4.2 Overpayment ..................................................................................................... 18 B.4.3 Units At-Risk of Conversion ............................................................................... 19

Tables
Table B-1: Population and Household Trends for Woodland and Yolo County 2010-2018 ......... 1 Table B-2: Woodland and Yolo County Age, Sex, and Race and Ethnicity ................................. 2 Table B-3: Employment History by Industry ............................................................................... 3 Table B-4: Woodland and Yolo County Household Type ............................................................ 4 Table B-5: Woodland and Yolo County Housing Tenure ............................................................ 4 Table B-6: Number of Households in Woodland by Tenure with Overcrowding Conditions ........ 5 Table B-7: Household Income Distribution for Woodland and Yolo County ................................ 5 Table B-8: Residents with Disabilities ........................................................................................ 6 Table B-9: Disability and Employment ........................................................................................ 7 Table B-10: Senior Population and Percentage Change ............................................................ 8

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B-ii | City of Woodland General Plan 2035
Table B-11: Seniors with Incomes Below the Poverty Rate ........................................................ 9 Table B-12: Housing Tenure of Woodland’s Senior and Non-Senior Households ...................... 9 Table B-13: Tenure for Large Households ................................................................................10 Table B-14: Yolo County Farms and Farm Labor Workers ........................................................10 Table B-15: Farm Worker Housing in and near Woodland ........................................................11 Table B-16: Female-Headed Households .................................................................................11 Table B-17: 2019 Homeless Census .........................................................................................12 Table B-18: Housing Units By Units in Structure for Woodland and Yolo County ......................14 Table B-19: Occupancy and Vacancy Status for Woodland and Yolo County ...........................14 Table B-20: Age of Woodland Housing Stock ...........................................................................15 Table B-21: Housing Income Limit Definitions ...........................................................................16 Table B-22: City of Woodland Ability to Pay for Housing for Extremely Low, Very Low, Low, and Moderate Income Households, and Fair Market Rents ..................................17 Table B-23: Median Housing Cost.............................................................................................18 Table B-24: Woodland Households Paying 30-50% of Income for Housing, by Income Level ...19 Table B-25: Non-Profit and For-Profit Housing Organizations Interested in Acquiring At-Risk Rental Housing .....................................................................................................22

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General Plan 2035 City of Woodland | B-1
Section B.1 Population Characteristics and Trends
The 2020 City of Woodland Housing Element is an update to the 2013 Housing Element, which relied primarily on 2010 U.S. Census and State of California, Department of Finance (DOF) data.

This update uses data from the previous Housing Element where applicable, along with American Community Survey data and population, housing, and employment data published by DOF and the Sacramento Area Council of Governments (SACOG).

The primary sources of the data used are SACOG’s HCD Approved data packages. Data Package 1 is primarily point-in-time data based off 2013-2017 Census ACS 5-year data. Data Package 2 is primarily trend data based off of the 2000 Census, the 2010 Census, and Census ACS 5-year data products from 2010-2014 and 2014-2018. Data for some analysis topic areas was provided in both data packages; however, more recent data is available in Data Package 2, making it the preferred source of data for background trend analysis and context. In some cases, comparable data between Data Packages is not available, thus in some instances total values (such as number of units or number of households) varies across tables in this analysis. To overcome the limitations, both total number and percentages are provided, to ensure a similar point of comparison.

The data for Woodland is presented alongside comparable data for Yolo County where possible.

This facilitates an understanding of Woodland’s characteristics by illustrating how the City's demographics are similar to, or differ from, the county.

B.1.1 General Characteristics and Trends
As shown in Table B- 1, Woodland’s population grew modestly, 6. 4 percent between 2010 and 2018, compared to 7.0 percent for Yolo County.

Woodland’s median age was 35.9 in 2018, higher than Yolo County’s median of 31.0 years.

Between 2010 and 2018, Woodland experienced a decrease in persons per household.

Table B-1: Population and Household Trends for Woodland and Yolo County 2010-2018 Woodland Yolo County
2010 2018 Percent Increase 2010 2018 Percent Increase
Population 55,468 59,044 6.4% 200,849 214,977 7.0%
Median Age 33.7 35.9 6.5% 30.4 31.0 2.0%
Total Households 18,721 20,408 9.0% 70,872 73,510 3.7%
Household Population 54,483 57,876 6.2% 194,140 206,773 6.5% Group Quarters Population 985 1,168 18.6% 6,709 8,204 22.3% Persons per Household 2.91 2.84 -2.6% 2.74 2.81 2.7%
Source: 2019 SACOG Data Package 2, 2010 Census, ACS 2014-2018, Worksheet 1-5 population trends, Table 5.

Group Quarters Total; 2019 SACOG Data Package 2, 2010 Census, ACS 2014-2018, Worksheet 8-10 household growth, Table 8. Households by Tenure, Table 9. Household Population by Tenure

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B.1.2 Age, Race, And Ethnicity Characteristics
Table B-2 compares 2014-2018 ACS data for a variety of demographic characteristics including age, sex, and race, and ethnicity for Woodland and Yolo County. The Hispanic population in Woodland is significantly greater than that of the County, at 48.6 percent compared to 31.5 percent.

Table B-2: Woodland and Yolo County Age, Sex, and Race and Ethnicity Woodland Yolo County
Age Distribution Number Percent Number Percent
Total Population 59,044 100% 214,977 100%
Under 5 3,653 6.2% 12,467 5.8%
5 to 9 3,960 6.7% 12,618 5.9%
10 to 14 4,261 7.2% 13,052 6.1%
15 to 19 4,199 7.1% 20,389 9.5%
20 to 24 4,099 6.9% 30,396 14.1%
25 to 34 8,531 14.4% 29,455 13.7%
35 to 44 7,734 13.1% 24,981 11.6%
45 to 54 8,055 13.6% 23,778 11.1%
55 to 59 3,374 5.7% 11,704 5.4%
60 to 64 3,286 5.6% 10,696 5.0%
65 to 74 4,579 7.8% 14,761 6.9%
75 to 84 1,919 3.3% 7,050 3.3%
85 and Over 1,394 2.4% 3,630 1.7%
Median Age 35.9 - 31.0 -
Sex
Male 28,864 48.9% 104,375 48.6%
Female 30,180 51.1% 110,602 51.4%
Race/Ethnicity
Total Population 59,044 100% 214,977 100%
Hispanic 28,703 48.6% 67,809 31.5%
Not Hispanic 30,341 51.4% 147,168 68.5%
White 23,149 39.2% 101,274 47.1%
Black 880 1.5% 5,215 2.4%
American Indian/Alaskan Native 154 0.3% 533 0.2%
Asian 4,713 8.0% 29,360 13.7%
Native Hawaiian/Other Pacific Islander 99 0.2% 919 0.4% Other/Two or more 1,346 2.3% 9,867 4.6%
Source: 2019 SACOG Data Package 2, 2010 Census, ACS 2014-2018, Worksheet 1-5 population trends

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B.1.3 Employment Characteristics
According to the data provided by SACOG (2014- 2018 ACS data), the City of Woodland has 27,210 persons in the civilian labor force (age 16 years and over) who are employed (Table B-3).

The largest employment sector continues to be the E ducational, health, a nd social services category at 24.7 percent, which saw an increase of 1.8 percent from 2010. Between 2010 and 2018, Woodland saw the largest declines in shares of employment in the Construction and Finance, insurance, real estate, and rental and leasing sectors. Less than 6 percent work in the Agriculture, forestry, fishing, hunting and mining category (Table B-3).

Table B-3: Employment History by Industry
2014-2018 Jobs of
Resident Population
Percent Percentage Increase
from 2006-2010 ACS
Employed civilian population 16 years and over 27,210 100% 7.6% Agriculture, forestry, fishing and hunting, and mining 1,567 5.8% 0.8% Construction 1,594 5.9% -2.1%
Manufacturing 1,984 7.3% 2.3%
Wholesale trade 865 3.2% 0.2%
Retail trade 3,791 13.9% -0.1%
Transportation and warehousing, and utilities 1,433 5.3% 0.9% Information 179 0.7% -0.4%
Finance, insurance, real estate, and rental and
leasing
910 3.3% -3.0%
Professional, scientific, management, administrative,
and waste management services
2,132 7.8% -1.6%
Educational, health, and social services 6,716 24.7% 1.8% Arts, entertainment, recreation, accommodation, and
food services
2,617 9.6% 1.2%
Other services (except public administration) 1,495 5.5% 0.6% Public administration 1,927 7.1% -0.6%
Source: 2019 SACOG Data Package 2, ACS 2014-2018, Worksheet 25 disabled-emp-NEW, Table 23. Total Civilian noninstitutionalized population with a disability; 2019 SACOG Data Package 2, ACS 2006-2010, 2014-2018, Worksheet 6-employment, Table 6. Employment by Industry Section B.2 Household Characteristics
B.2.1 Household Type
The U.S. Census divides households into two different categories, depending on their composition.

Family households are those that consist of two or more related persons living together. Non- family households include persons who live alone or in groups composed of unrelated individuals.

As shown in Table B-4, Woodland had a larger percentage of family households (73 percent) than

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Yolo County ( 63 percent). Additionally, it also had fewer non -family households equaling 27 percent of the total units, compared to the County’s 37 percent.

Table B-4: Woodland and Yolo County Household Type
Woodland Yolo County
Total Percent Total Percent
Family Households 14,857 73% 46,152 63%
Non-Family Households 5,551 27% 27,358 37%
Total Households 20,408 100% 73,510 100%
Source: 2019 SACOG Data Package 2, ACS 2014-2018, Worksheet 32-33 female headed households B.2.2 Household by Tenure
The rate of home ownership in Woodland was 54.8 percent in 2018, slightly higher than the

51.7 percent in Yolo County (Table B-5, below).

Table B-5: Woodland and Yolo County Housing Tenure
Woodland Yolo County
Total Percent Total Percent
Owner-occupied 11,181 54.8% 38,013 51.7%
Renter-occupied 9,227 45.2% 35,497 48.3%
Total Households 20,408 100.0% 73,510 100.0%
B.2.3 Household Size and Overcrowding
As shown in Table B-1, in 2018, the average household size in Woodland was 2.84 persons per household, compared to 2.81 persons per household in Yolo County . The average household size in Woodland has decreased from 2.91 persons per household in 2010. Over the same time period, the average household size in Yolo County increased from 2.74.

SACOG provides overcrowding data, expressed as the number of persons per room in occupied housing units. The Census includes living rooms, dining rooms, bedrooms, kitchens, finished attics and basements, family rooms, offices, and permanently enclosed porches in the definition of a “room”. A housing unit with more than 1 person per room is considered overcrowded, and a housing unit with 1.5 or more people per room is severely overcrowded.

In Woodland, 90.6 percent of the occupied housing units were not overcrowded, and had less than 1 person per room during the 2013-2017 period. A total of 1,449 units (7.2 percent of units) were overcrowded, including 352 owner -occupied and 1,097 renter -occupied units.

Approximately 2 percent of total units were severely overcrowded, including 170 owner-occupied and 271 renter-occupied units. The data indicates a need for additional units with enough rooms that are affordable to larger households, as well as additional affordable units to reduce the need

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for multiple families to share a single housing unit, particularly for renters. Table B-6 presents overcrowding data for Woodland.

Table B-6: Number of Households in Woodland by Tenure with Overcrowding Conditions Number of Units Percent
Owner occupied units 11,159 55.4% of total occupied units Overcrowded 352 3.2% of owner-occupied units
Severely Overcrowded 170 1.5% of owner-occupied units
Renter Occupied Units 8,991 44.6% of total occupied units Overcrowded 1,097 12.2% of renter occupied units
Severely Overcrowded 271 3.0% of renter occupied units Total Occupied Units 20,150 100.0%
Source: 2019 SACOG Data Package 1, ACS 2013-2017, Worksheet Overcrowding

B.2.4 Household Income
Table B-7 shows the distribution of households according to their 2014- 2018 incomes for Woodland and Yolo County. Woodland’s median household income is similar to the median income countywide, and Woodland had a lower percentage of households earning less than $25,000 per year. Woodland has a slightly higher p roportion of households that fall with in the medium ranges (between $25,000 and $99,000 ) while Yolo County has higher proportion of households at the highest and lowest ranges.

Table B-7: Household Income Distribution for Woodland and Yolo County Woodland Yolo County
Number Percent Number Percent
Less than $24,999 3,440 16.9% 15,843 21.6%
$25,000 to $49,999 4,307 21.1% 12,877 17.5%
$50,000 to $74,999 3,952 19.4% 12,203 16.6%
$75,000 to $99,999 2,795 13.7% 8,701 11.8%
$100,000 or more 5,914 29.0% 23,886 32.5%
Total Households 20,408 100% 73,510 100%
Median Household Income $ 64,122 - $65,923 -

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B.2.5 Special Housing Needs
The following subsections discuss these special housing needs of six groups identified in State housing element law (Government Code, Section 65583(a)(7)). These groups, referred to in this document as “special needs groups,” include seniors, persons with disabilities, large households, farm workers, families with female heads of households, and the homeless.

Total Population Developmental Disabilities and Disabilities by Type As shown in Table B-8, 6,478 Woodland residents from the ages of zero to 64 have some form of disability, which is 1 1.2 percent of the noninstitutionalized population in 2018. 60 percent of persons with a disability are under the age of 65, and one third of these persons have independent living difficulty.

Table B-8: Residents with Disabilities
Number Percent
Total Persons with a Disability(ies) 6,478 100%
Person’s with a Disability(ies) for Ages 0 to 64 3,983 61.5% Hearing Difficulty 780 12%
Vision Difficulty 774 11.9%
Cognitive Difficulty 1,853 28.6%
Ambulatory Difficulty 1,722 26.6%
Self-Care Difficulty 811 12.5%
Persons with a Disability(ies) for ages 18 to 64 3,583 100% Independent Living Difficulty (Ages 18-64 only) 1,086 30.3% Persons with a Disability(ies) for Ages 65 and Over 2,495 38.5% Hearing Difficulty 1,300 20.1%
Vision Difficulty 395 6.1%
Cognitive Difficulty 599 9.2%
Ambulatory Difficulty 1,485 22.9%
Self-Care Difficulty 489 7.5%
Independent Living Difficulty 960 14.8%
Source: ACS 2013-2017 Table S1810

Table B-9 presents data on the types of disabilities among people in Woodland from the ACS.

Based on the data, more than 50 percent of civilian noninstitutionalized Woodland residents who have a disability are not in the labor force.

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Table B-9: Disability and Employment
Total Percent
Total civilian noninstitutionalized population 18 to 64 years 36,081 In the labor force: 27,614 76.5%
Employed: 26,055 94.4%
With a disability 1,204 4.6%
No disability 24,851 95.4%
Unemployed: 1,559 5.6%
With a disability 90 5.8%
No disability 1,469 94.2%
Not in labor force: 8,467 23.5%
With a disability 1,927 22.8%
No disability 6,540 77.2%
Source: 2019 SACOG Data Package 2, ACS 2014-2018, Worksheet 25 disabled-emp-NEW

Chapter 507, Statutes of 2010 (SB 812), which took effect January 2011, amended State housing element law to require the analysis of the disabled to include an evaluation of the special housing needs of persons with developmental disabilities. A “developmental disability” is defined as a disability that originates before an individual becomes 18 years old, continues or can be expected to continue indefinitely, and constitutes a substantial disability for that individual. This includes Mental Retardation, Cerebral Palsy, Epilepsy, and Autism.

According to data from the California Department of Developmental Services, there are 711 persons in Woodland with developmental disabilities in 2017, including 336 persons ages 18 and over and 375 persons under 18 . A large majority (83 percent) live at home with family, a parent, or a guardian. Only 16 individuals live in a community care facility, and 56 individuals live independently or with supportive services.

Many developmentally disabled persons can live and work independently in a conventional housing environment; although, more severely disabled individuals may require supportive services, potentially in a group living environment. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are available.

Because developmental disabilities appear during childhood, the first issue in supportive housing for persons with developmental disabilities is the transition from the person’s living situation as a child to an appropriate level of independence as an adult.

The type of housing that is suitable for persons with development disabilities varies substantially based on the nature and extent of the disability. Because households that include people w ith developmental disabilities are disproportionately lower income, many persons with developmental disabilities need affordable housing options. Some individuals with developmental disabilities may be best served in housing with supportive services that can help them live independently or with

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licensed care. Design of accessibility modifications, proximity to services and transit, availability of group living opportunities, and affordability are some common considerations that are important for serving this need group. Incorporating “barrier-free” design in all new multi-family housing (as required by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for residents with disabilities.

The California Department of Developmental Services provides community -based services to individuals with developmental disabilities and their families through a statewide system of 21 regional centers, four developmental centers, and two community -based facilities. The City of Woodland is serviced by the Alta California Regional Center in Sacramento, which provides a point of entry to services for people with developmental disabilities. The center is a private nonprofit community agency that contracts with local businesses to offer a wide range of services.

Senior Households
Senior households are defined as households with one or more persons over the age of 65 years.

Approximately 13.1 percent of Woodland’s population is comprised of seniors. Commonly seniors own their own home, but due to limited or fixed incomes or disabilities, may need assistance to remain in their homes.

Table B-10 shows the number of persons over the age of 65 years and the percent of change in 2010-2018 per age category, indicating an aging population.

Table B-11 provides information about seniors with incomes below the poverty level. 8.0 percent of the total seniors had incomes below the poverty level during this period. This rate is below the overall poverty rate of Woodland families (9.8 percent) and the poverty rate of other special needs groups (such as persons with disabilities and single mothers with minor children). This also represents a 4 percent decrease in the percent of households headed by persons 75 years and older who are below the poverty line.

As of 2018, the majority of senior households in Woodland were homeowners as shown in Table B-12. Of all 2018 households headed by a person 65 years or older, 70.4 percent owned their homes and 29.6 percent rented.

Table B-10: Senior Population and Percentage Change
Total
Population
Total
Population 65+
65 to 69 70 to 74 75 to 79 80 to 84 85 and
older
Number of Persons
2019 59,044 7,892 2,594 1,985 988 931 1,394
Number of Persons
2010 55,468 6,024 1,793 1,290 1,055 833 1,053
Percent Change
between 2010-
2018

6.4% 31.0% 44.7% 53.9% -6.4% 11.8% 32.4%
Source: 2019 SACOG Data Package 2, 2010 Census, ACS 2014-2018, Worksheet 26-28 elderly

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Table B-11: Seniors with Incomes Below the Poverty Rate Total Below Poverty
65 to 74 75+ 65 to 74 75+
Number Number Number Percent of
Population 65 to 74
Number Percent of
Population 75+
2019 4,487 3,102 325 7.2% 310 10%
2010 2,876 3,380 210 7.3% 489 14.5%
Source: 2019 SACOG Data Package 2, ACS 2014-2018, Worksheet 26-28 elderly

Table B-12: Housing Tenure of Woodland’s Senior and Non-Senior Households Household Type and Tenure Number Percent
Senior-Headed Households1 4,787 100%
Renter-occupied 1,417 29.6%
Owner-occupied 3,370 70.4%
Households Headed by a Non-Senior Person1 15,621 100%
Renter-occupied 7,810 50.0%
Owner-occupied 7,811 50.0%
Total Households 20,408
Note: 1 Based on 65+
Source: 2019 SACOG Data Package 2, ACS 2014-2018, Worksheet 26-28 elderly

American Community Survey data indicates a need in Woodland for additional programs to assist senior renters. Although Table B -12 shows there are more senior homeowners , it is more often the renters who experience the greatest housing challenges because of fixed incomes and rising (and unstable) rental rates. Senior homeowners, however, do face the problem of maintaining their homes, often on fixed incomes as well.

Many of the needs of senior households are related to housing affordability and may be met by implementing the City’s programs aimed at providing, preserving, and rehabilitating affordable housing. Other needs include in- home services, and assistance in home rehabilitation or maintenance.

Large Households
Large households are those with five or more household members. Large households require housing units with more bedrooms than housing units needed by smaller households. In general, housing for these households should provide safe outdoor play areas for children and should be located to provide convenient access to schools and child- care facilities. These types of needs can pose problems particularly for large families that cannot afford to buy or rent single- family houses, as apartment and condominium units are most often developed with childless, smaller

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households in mind. According to the 2018 American Community Survey, 2,372 households, or

11.6 percent of the total households in Woodland, had five or more members (Table B-13, below).

Table B-13: Tenure for Large Households
1 to 4 Person Household 5 or More Person Household Total Households Total Percent Total Percent
Total Households 18,036 88.4% 2,372 11.6% 20,408
Owner-occupied 9,982 89.3% 1,199 10.7% 11,181
Renter-occupied 8,054 87.3% 1,173 12.7% 9,227
Source: 2019 SACOG Data Package 2, ACS 2014-2018, Worksheet 29-31 large households

The 2014-2018 ACS estimates that Woodland housing stock has 3,712 owner-occupied units and 637 renter-occupied units with 4 or more bedrooms. That is 33.2 percent of the owner -occupied housing unit stock and 6.9 percent of the renter -occupied unit stock. However, the majority of these larger homes are not affordable to lower -income large families, creating a gap in housing need for this group.

Farm Workers
Farm Workers are generally considered to have special housing needs because of their limited income and the often -unstable nature of their employment (i.e., having to move throughout the year from one harvest to the next).

Farm workers are h istorically undercounted by the census and other data sources . The USDA Census of Agriculture provides a count of the number of farms and ranches and of the people who operate them, for each county in the nation. The USDA Census of Agriculture includes farm labor categorized by number of farms, total workers, workers working less than 150 days, and workers working more than 150 days. Table B- 14 provides a summary of the total number of
farms, and farmers by permanent and part-time (seasonal) labor. More than half (1,983 workers) of permanent workers are on farms with 10 or more employees.

Table B-14: Yolo County Farms and Farm Labor Workers
Farms Total Workers Permanent
Workers > 150 Days
Seasonal Workers <
150 Days
Yolo County 467 4,506 2,600 1,906
Source: 2019 SACOG Data Package 1, USDA Agricultural Census 2017, Table 7

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Table B-15: Farm Worker Housing in and near Woodland
Facility Name Location Number of Units
Casa Del Sol Mobile Home Park Woodland 156
Dixon Center Dixon 85
Madison Migrant Center Madison 90
Davis Center Davis 64
Spring Lake Sacramento Mutual Housing Woodland 100
Total Units 495
Source: Yolo County and City of Woodland , 2021

Female-Headed Households
Female-headed households are another special needs group defined by State law. These households often have special needs due to their family or lower -income status. Of particular concern are single female- headed households with children, as this group tends to have lower incomes and high dependency on social services. The U.S. Census provides household information regarding single female- headed households with children under the age of 18.

Children living in female-headed households are more likely than others to live below the poverty level. Single mothers have a greater risk of falling into poverty than single fathers, due to such factors as the wage gap between men and women, limited training, required education for higher- wage jobs, and inadequate child support.

As shown in Table B-16, of the 14,857 family households in 2018, females headed 18.7 percent of the City’s family households. Further examination shows that 47.1 percent of female- headed family households had children under 18, and of these households 40 percent of them are below the poverty line. In other words, 9.8 percent of households live below poverty line, 51 percent of which are headed by females, and 43 percent of these are female households with children younger than 18 years old.

Table B-16: Female-Headed Households
Number Percent
Total Family Households 14,857 100%
Total Female-Headed Family Households 2,772 18.7%
with Children under 18 1,305 47.1%
without Children under 18 1,467 52.9%
Total Family Households Under the Poverty Level 1,461 9.8% Female-Headed Family Households Under the Poverty Level 744 51% Female-Headed Family Households Under the Poverty
Level with children under 18 640 43.8%
Source: 2019 SACOG Data Package 2, ACS 2014-2018, Worksheet 32-33 female headed household

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The difficulty that female heads of households encounter in obtaining affordable housing has often led to homelessness for both them and their children (see Table B- 17, below). The Yolo County Homeless and Poverty Action Coalition (HPAC) conducted a biannual count of the homeless in Yolo County in 2019, identifying 655 homeless in Yolo County, including 238 in Woodland. This is a 43 percent increase Countywide since 2017. Of the 238 individuals who were homeless in Woodland, 17 were children under the age of 17, 71 were female, and 14 were veterans.

Additionally, a majority (145 persons) have been homeless at least one year.

The housing needs of female-headed households are similar to those of other groups, although these households are more likely to have lower incomes or to live in poverty. The City’s programs to construct, rehabilitate, and preserve affordable housing, as well as programs supporting emergency shelters and homeless services address many of the needs of female- headed households.

Homeless Persons
Table B-17 shows the estimated homeless population in Yolo County from the 2019 Yolo County Homeless Census, including the number of chronic homeless, homeless veterans, and homeless households with children.

Table B-17: 2019 Homeless Census
Total Sheltered Unsheltered Chronic Homelessness
Woodland 238 75 163 145
Yolo County 655 258 397 320
Source: 2019 Yolo County, CoC, Point-in-Time Homeless Count

The City of Woodland supports and funds (when possible) an array of special services for the homeless. The City participates in the countywide Homeless Coordination Project that provides services to the homeless in Yolo County. The Project includes funding for the Yolo Wayfarer Center’s shelter during the winter and Yolo County’s Homeless Coordinator position. The intent of the Homeless Coordination Project is to improve and expand services to the homeless and very low-income individuals, increase funding for local agencies serving these individuals, and increase the efficiency with which grant funds are obtained and managed. City of Woodland’s programs for homeless services include the following:

Winter Shelter Program: The program operated from 2017 – 2020 and provided overnight shelter for families and single women in local churches. In 2020, the shelter operated for eight weeks and had capacity for 20 beds. Operation of the shelter allowed the Yolo Wayfarer Center to increase the number of single men provided with overnight shelter at its facility. Because of the COVID-19 pandemic, the shelter did not operate in 2021.

Yolo Wayfarer Center: T he emergency shelter operates 365 days a year and provides shelter for up to 100 single men and women at a new facility constructed in 2020. As of March 2021, the

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capacity has been reduced to 66 beds because of the COVID-19 pandemic. The shelter provides overnight sleeping facilities, meals, showers, laundry, and other services . The shelter works agency partners who provide case management services that connect shelter clients with resources such as housing, employment, health services, income assistance, clothing, and food closets. Clients are required to follow a case plan specific to their individual needs. The case plan outlines the path to housing and may involve strategies to pay a past debt and credit rehabilitation, access income through employment or benefits such as veterans benefits, save money for a rental deposit, secure reliable transportation, reach out to family members, and other strategies for self-sufficiency.

Empower Yolo’s Wallace and Vannucci Center: O
perated by Empower Yolo, the confidential
Wallace and Vannucci Shelter is Yolo County’s only 24- hour emergency shelter for adults and children escaping domestic violence, sexual abuse or human trafficking. The 35- bed facility is staffed 24 hours a day, 365 days a year. The shelter offers safe refuge, a comprehensive empowerment program, therapeutic services, and case management to the resident.

Short Term Emergency Aid Committee (STEAC): T
his non-profit organization provides assistance
to low-income families with moving into long-term housing by paying first month’s rent, assisting with utility costs, food and/or clothing throughout Yolo County . STEAC also provides eviction prevention services.

City Homeless Coordinator: The C ity established a homeless coordinator position in 2018 . The homeless coordinator position provides strategic planning; community outreach; coordination with internal/external partners on services, programs, and projects; and referrals to address community social service needs, including individuals and families that are homeless or at risk of homelessness and at-risk youth.

Section B.3 Housing Stock Characteristics
This section describes the housing characteristics and conditions that affect housing needs in Woodland. Important housing stock characteristics include housing type, vacancy rates, tenure, condition, and age.

B.3.1 Housing Type
Table B-18 presents data on the housing stock in Woodland and Yolo County in 2010. The table breaks out the total housing stock by type. As shown in this table, the majority of housing in Woodland in 2019 was single- family detached housing, which accounted for 64.7 percent of all units. With 59.5 percent of single- family detached units in 2019, Yolo County has a lower proportion of single-family detached units than Woodland.

Multi-family units (units in structures that contain two or more units, not including single- family attached units) accounts for approximately 27 percent of the total stock. This proportion of multi-

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family units is slightly lower than that in Yolo County, at approximately 30 percent. The proportion of mobile home units (2.6%) is lower than Yolo County (4.6%) as a whole. The proportion of the housing stock by unit type (e.g., single- family versus multi- family) does not equate to tenure
(owner versus renter) because some single-family homes are renter-occupied, and some multi- family units may be owner-occupied.

Table B-18: Housing Units By Units in Structure for Woodland and Yolo County Total Housing Units Single Family Multifamily Mobile Homes Detached Attached 2 to 4 Units 5+ Units
Woodland 20,794 13,451 1,135 1,673 3,997 538
Yolo County 77,679 46,185 4,870 6,577 16,500 3,547
Source: 2019 SACOG Data Package 1, Department of Finance, E-5 Population Estimates for Cities, Counties, and the State, 2010-2019, Worksheet Population
B.3.2 Housing Occupancy and Vacancy
Table B-19 shows the number of vacant units by vacancy status. It is important to note that these counts include all vacant units, including those units held vacant for seasonal use; not all of the vacant units are actually offered for sale or for rent. Woodland is shown as having an overall 4.2 percent vacancy rate in 2017. Yolo County experienced a similar vacancy rate of 5.3 percent in 2017. In 2018, Woodland had a homeowner vacancy rate of 0.9 percent and a rental vacancy rate of 3.8 percent.

Table B-19: Occupancy and Vacancy Status for Woodland and Yolo County Woodland Yolo County
Total housing units 21,031 76,916
Occupied housing units 20,150 72,845
Vacant housing units 881 4,071
For rent 355 920
Rented, not occupied 46 395
For sale only 105 481
Sold, not occupied 26 234
For seasonal, recreational, or occasional use 89 551
All other vacant units 260 1,490
Vacancy Rate 4.2% 5.3%
Homeowner Vacancy Rate 0.9% 1.2%
Rental Vacancy Rate 3.8% 2.5%
Source: 2019 SACOG Data Package 1, ACS 2013-2017, Worksheet Housing Stock

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B.3.3 Housing Age and Condition
The U.S. Census provides only limited data that can be used to infer the condition of Woodland’s housing stock. In most cases, the age of a community's housing stock is a good indicator of the likely condition of the housing stock. As a general rule, structures older than 30 years begin to show signs of deterioration and require active maintenance to maintain good condition and property value. According to the 2017 ACS data shown in Table B-20 (below), 73 Percent of Woodland’s 2017 housing stock, 15,348 units, was built 30 or more years ago. Only 2.8 percent of Woodland’s 2017 housing stock was built within the past 10 years. Maintaining and improving housing quality is an important goal for the City. It should be noted that the City of Woodland has several recognized historic neighborhoods. Since 1989 the Woodland Community has been actively celebrating its significant architectural heritage and large stock of historic homes. Annual awards for rehabilitation efforts are provided by the City. It is generally found that the older stock of homes are in good condition.

In 2019, the City conducted a focused property and structural conditions assessment in three areas: Armfield, East Street north of Main Street, and portions of Beamer Street. Of the 86 properties that were assessed, 7 had both structures and landscaping in poor condition, 2 properties had only structures in poor condition, and 12 sites had only landscaping in poor condition. Of the 7 properties with poor landscaping and structures, only 3 were current residential uses, and were non-conforming single family. Using this sample as an indicator, t he majority of the existing house stock is in good to fair condition.

Table B-20: Age of Woodland Housing Stock
Year Structure Built Number of Housing Units Category as Percentage of Total Built 2014 or later 148 0.7%
Built 2010 to 2013 446 2.1%
Built 2000 to 2009 2,525 12.0%
Built 1990 to 1999 2,564 12.2%
Built 1980 to 1989 4,004 19.0%
Built 1970 to 1979 4,537 21.6%
Built 1960 to 1969 2,315 11.0%
Built 1950 to 1959 2,147 10.2%
Built 1940 to 1949 808 3.8%
Built 1939 or earlier 1,537 7.3%
Total number of units 21,031 100.0%
Source: 2019 SACOG Data Package 1, ACS 2013-2017, Worksheet Housing Stock

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Section B.4 Housing Cost and Affordability
One of the major barriers to housing availability is the cost of housing relative to income levels. In order to provide housing to all economic levels in the community, a wide variety of housing types should be available at a range of prices. Housing affordability is dependent on income and housing costs.

The State of California uses common definitions of income levels and affordability for various housing and community development programs to provide a uniform basis of measuring income and ability to pay. The State definitions closely align with federal definitions used by the Department of Housing and Urban Development (HUD), but include a different measure of “moderate income.” For the purpose of this Housing Element, the state definitions are used and shown below in Table B-21.

Table B-21: Housing Income Limit Definitions
Term Definition
Extremely Low-Income
Households
Incomes less than 30% of the HUD area median family income (HAMFI) for Yolo County as established by HUD. A household of four is considered to be very low- income in Yolo County if its 2020 combined income is $27,750 or less.

Very Low-Income
Households
Incomes between 30% and 50% of the HAMFI. A household of four is considered to be very low-income in Yolo County if its 2020 combined income is $46,250 or less.

Low-Income Households Incomes between 50% and 80% of the HAMFI. A household of four is considered to be low-income in Yolo County if its 2020 combined income is $74,000 or less.

The Median-Income The point where half of households earn more, and half earn less. Yolo County’s 2020 median income for a household of four is $92,500.

Moderate-Income
Households
Incomes between 80% and 120% of the HAMFI. A household of four is considered to be moderate-income in Yolo County if its 2020 combined income is $111,000 or less.

Above-Moderate-Income
Households
Incomes above 120% of the HAMFI. A household of four is considered to have above-moderate-income if its 2020 combined income exceeds $111,000.

Source: State Income Limits for 2020 Department of Housing and Community Development April 30, 2020 Memorandum
B.4.1 Housing Costs Compared to Ability to Pay
The ability to pay for housing is a function of housing cost and other essential living expenses in relation to household income. Since above-moderate income households do not generally have problems in locating affordable units, affordable units are frequently defined as those reasonably priced for households that are low- to
moderate-income.

Table B-22 shows the 2020 income limits for Extremely Low -, Very Low -, Low-, Median-, and Moderate-Income households, and compares these income limits to affordable (<30% gross income) rent and purchase prices. Table B- 23 presents recent rental and ownership cost information. Rental and ownership costs in Woodland are lower than Yolo County. These tables show that median gross rents are generally within the range of affordability for households earning

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50 percent or more of the Yolo County median income but are not affordable for very -low or extremely low -income households. Homes for purchase are affordable to larger (4+ person) lower-income households, or to smaller median and above moderate -income households. As noted in Appendix D, Section D.3.1, since 2018 housing costs have increased for both rental and for sale products. Average costs in 2021 are $475,000 for purchase and approximately $1, 700 per month for a 2-bedroom rental, indicating housing is not affordable for most low, very low, and extremely low- income households.

Table B-22: City of Woodland Ability to Pay for Housing for Extremely Low, Very Low, Low, and Moderate Income Households, and Fair Market Rents
Number of Persons in Household 1 2 3 4
Extremely Low
Annual Income Limit $19,450 $22,200 $25,000 $27,750
Monthly Income $1,621 $1,850 $2,083 $2,313
Max. Monthly Gross Rent1 $486 $555 $625 $694
Max. Purchase Price 5% down1,2 $88,500 $102,000 $115,750 $129,250 Max. Purchase Price 20% down1,3 $107,000 $123,500 $140,000 $156,500 Very Low
Annual Income Limit $32,400 $37,000 $41,650 $46,250
Monthly Income $2,700 $3,083 $3,471 $3,854
Max. Monthly Gross Rent1 $810 $925 $1,041 $1,156
Max. Purchase Price 5% down1,2 $152,000 $174,500 $197,250 $219,750 Max. Purchase Price 20% down1,3 $184,000 $211,250 $239,000 $266,250 Low
Annual Income Limit $51,800 $59,200 $66,600 $74,000
Monthly Income $4,317 $4,933 $5,550 $6,167
Max. Monthly Gross Rent1 $1,295 $1,480 $1,665 $1,850
Max. Purchase Price 5% down1,2 $247,000 $283,250 $319,500 $355,750 Max. Purchase Price 20% down1,3 $299,250 $343,250 $387,000 $431,000 Median
Annual Income Limit $64,750 $74,000 $83,250 $92,500
Monthly Income $5,396 $6,167 $6,938 $7,708
Max. Monthly Gross Rent1 $1,619 $1,850 $2,081 $2,313
Max. Purchase Price 5% down1,2 $310,500 $355,750 $401,000 $446,500 Max. Purchase Price 20% down1,3 $376,250 $431,000 $486,000 $541,000

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Number of Persons in Household 1 2 3 4
Moderate
Annual Income Limit $77,700 $88,800 $99,900 $111,000
Monthly Income $6,475 $7,400 $8,325 $9,250
Max. Monthly Gross Rent1 $1,943 $2,220 $2,498 $2,775
Max. Purchase Price 5% down1,2 $374,000 $428,250 $482,750 $537,000 Max. Purchase Price 20% down1,3 $453,000 $519,000 $585,000 $650,750 Notes:
1 30% of income devoted to maximum monthly rent or mortgage payment, including utilities, taxes, and insurance 2 Assumes 95% loan (i.e., 5% down payment) @ 2.875% annual interest rate and 30- year term 3 Assumes 80% loan (i.e., 20% down payment) @ 2.875% annual interest rate and 30 -year term Based on Yolo HUD Metro FMR Area, FY 2020 Median Family Income; $ 83,250: HUD FY 2020 Section 8 Income Limits. Source: Zillow Mortgage Calculator

Table B-23: Median Housing Cost
2006 to 2010 2010 to 2014 2014 to 2018
Gross Rent Average Cost
of Home
Gross Rent Average Cost
of Home
Gross
Rent
Average Cost
of Home
Woodland $935 $352,100 $944 $254,200 $1,139 $345,000
Yolo County $1,041 $391,300 $1,096 $317,700 $1,266 $395,500 Source: 2019 SACOG Data Package 2, ACS 2006 -2010, 2010-2014, 2014-2018, Worksheet 19 -22 housing stock, Table 20. Median Gross Rent (Not Adjusted for Inflation)

B.4.2 Overpayment
According to the U.S. Department of Housing and Urban Development (HUD) and the California Department of Housing and Community Development, a household is considered to be overpaying (cost burdened) when 30% or more of its gross income is spent on rental or mortgage costs. Severe housing cost burden occurs when a household pays more than 50% of its income on housing. The prevalence of overpayment varies significantly by income, tenure, household type, and household size.

In Woodland, 19.5 percent of total occupied units are cost burdened, paying 30-50 percent of their income for housing, and 70.0 percent of these households are Extremely Low, Very Low -, and Low-income
categories. Even more notable, of the 15.7 percent severely cost burdened households (paying 50 percent or more of their income for housing), 93.4 percent of these households were in the Extremely Low, Very Low-, and Low-income categories (Tables B-24 and B-25).

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Table B-24: Woodland Households Paying 30-50% of Income for Housing, by Income Level Total Owner – Occupied Renter - Occupied
All Occupied Units 20,150 11,159 8,991
Total Paying 30-50% 3935 1875 2060
Household Income ≤ 30% HAMFI 430 145 285
Household Income >30% to ≥50% HAMFI 1105 240 865
Household Income >50% to <=80% HAMFI 1220 460 760
Household Income >80% to <=100% HAMFI 510 370 140
Household Income >100% HAMFI 670 660 10
Total Paying More than 50% 3170 990 2185
Household Income <= 30% HAMFI 1770 330 1440
Household Income >30% to <=50% HAMFI 855 315 540
Household Income >50% to <=80% HAMFI 335 170 165
Household Income >80% to <=100% HAMFI 125 90 40
Household Income >100% HAMFI 85 85 0
HAMFI = (HUD Area Median Family Income)
Source: Comprehensive Housing Affordability Strategy, U.S. Department of Housing and Urban Development, 2013- 2017 ACS
B.4.3 Units At-Risk of Conversion
Assisted Rental Housing Eligible for Conversion
California housing element law requires jurisdictions to include a study of all low-income housing units, which may at some future time be lost due to the expiration of affordability restrictions. The law requires that the analysis and study cover a 10-year period, and be divided into two periods, coinciding with updates of the housing element. There are three general cases that can result in the conversion of public assisted
units:

Prepayment of HUD Mortgages: Section 221(d) (3), Section 202, and Section 236 — Section 221 (d) (3) is a privately owned project where HUD provides either below-market interest rate loans or market-rate loans with a subsidy to the tenants. With Section 236 assistance, HUD provides financing to the owner to reduce the costs for tenants by paying most of the interest on a market rate mortgage. Additional rental subsidy may be provided to the tenant. Section 202 assistance provides a direct loan to non-profit organizations for project development and rent subsidy for low-income elderly tenants. It also provides assistance for the development of units for physically handicapped, developmentally disabled, and chronically mentally ill residents.

Opt-outs and Expirations of Project-Based Section 8 Contracts: Section 8 is a federally funded program that provides subsidies to the owner of a pre -qualified project. Subsidies make up differences between what the tenants are able to pay, and the actual cost of contract rent.

Opt-outs occur when the owner of the project decides to opt -out of a contract with HUD by

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pre-paying any remaining mortgage. Usually the likelihood of opt - outs increases as market rents exceed contract rents.

Other: Expiration of the low-income use period of various financing sources which may include one or more of the following: Low-income Housing Tax Credit (LIHTC), bond financing, density bonuses, California Housing Finance Agency (CALHFA), Community Development Block Grant (CDBG), and HOME funds. Generally, bond- financing properties expire according to a qualified project period or when the bonds mature. The qualified project period in the City’s bond financed multi-family properties is 15 years. Density bonus units expire in 30 years, depending on the level of incentives. No density bonus property was found with a 10-year affordability term. Also, properties that were funded through the City of Woodland’s redevelopment agency required an affordability term of 45 years for owner -occupied or 55 years for rental properties.

Of the 25 subsidized affordable housing projects in the City of Woodland, the following are at risk of conversion to market rate within the next 10 years.

Leisureville Mobile Home Park: 150 senior citizen units, at least 76 units must be occupied by low-income households pursuant to a regulatory agreement between the Leisureville Community Association and the City of Woodland. The mobile home park is also subject to the City’s manufactured home space rent control ordinance, which sets a ceiling for space rents and requirements in order to raise rents. Low-income households may utilize a CDBG loan fund established for Leisureville to pay the required buy in share. The regulatory agreement expires in 2025 and may be extended with the approval of Leisureville and the Woodland City Council.

Sycamore Pointe: 136 units, 124 low -income and 11 very low- income units. The 30-year regulatory agreement expires in 2031. Staff is unclear if the owner will seek to repay the loan and convert to market rate. Sycamore Pointe Partnership, L.P., purchased the Sycamore Pointe development from the original owner in 2014 and refinanced the project principal loan in 2020. Financing for the original development included low -income tax credits and an $885,000 HOME loan from the City. The HOME Regulatory Agreement executed for the project covers 11 very low -income HOME units and continues until the last to occur: (a) full repayment of City HOME loan, or (b) December 1, 2031.

Lincoln Gardens II. 20 units, 4 very low -income units. Lincoln Gardens II is owned by TCC Properties. The City waived $44,000 in development impact fees and deferred payment of an additional $77,040 in development impact fees until issue of the certificate of occupancy. A provision of the Senior and Inclusionary Housing Agreement executed for the project requires the owner to provide four very low-income units and this provision does not expire until 2041.

Summertree Apartments. 93 units, 91 low-income units. Highland Property Development LLC is in the process of purchasing Summertree apartments to preserve this affordable housing development. The California Tax Credit Allocation Committee awarded Highland Property

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Development $14,750,000 in construction bond tax exempt financing and $967,393 in annual 4% federal tax credits earlier this year for the acquisition/rehabilitation of Summertree.

Preservation and Replacement
There are 76 low-income mobile homes, 215 low-income units, and 15 very low-income units at risk.

Preservation of at-risk units can be achieved by providing either project-based rental assistance (unit preservation) or project replacement (new construction) . For project-based assistance the amount of assistance depends on a variety of factors including household income, housing costs, and household size. Senior households tend to be smaller in siz e with lower incomes, requiring high rental assistance. Depending on unit size, other at -risk units can house 3 or 4 -person households. Rent affordable to low-income households in Yolo County is $1,295 per month for a one-person household, $1,480 per month for a two -person household, $1,665 for a 3- person household, and $1,850 per month for a 4-person household. Rent affordable to very low-income households is $1,041 per month for a 3-person household and $1,156 for a 4-person household.

Median gross rent in Woodland is $1,139, suggesting rentals are affordable to low- and very low- income households. However, median rent includes studios, 1-bedrooms, 2-bedooms, and larger.

Larger, multi-bedroom units needed for family households are more expensive than the median rents, and have limited availability, with currently available 2-bedroom units renting at $1,400 to $1,800 per month, $1,670 on average, requiring up to $135 per month subsidy for low -income and $359 to $644 per month in subsidies for ver y low-income households. Total City costs for preservation of affordability could be $464,200 per year (or more).

Replacement assumes new construction of a property with the same number and type of units, with similar amenities, as those removed from the affordable housing stock. Cost of new construction varies greatly depending on the location, density, unit size, materials, and required improvements. In 2020, construction costs for small multi -family apartments range from $145 to $180 per square foot. A typical 6-unit multi-family project costs over $1.2 million in construction alone, or $200,000 per unit. To replace the 230 at risk units would cost $46 million, not including cost of land, improvements, or other fees.

Given the relatively low market rents and high cost of construction, maintenance and preservation of existing affordable units is most cost-effective.

To address subsidized housing units that may be at risk in the future, the City will keep its program that implements the following: monitor ing of at -risk units, ensuring compliance with noticing requirements, establish partnerships with entities qualified to acquire and manage at -risk units, and provide assistance and education to tenants. Further, the City of Woodland is strongly committed to the preservation of affordable housing units and therefore has identified the following resources in an effort to save such at-risk
units.

Efforts by the City to retain low-income housing must be able to draw upon two basic types of preservation resources that include organizational and financial assistance. Qualified non- profit and for-profit entities need to be made aware of the possibilities of units becoming at- risk. Groups

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with whom the City has an ongoing association are the logical entities for future participation.

There are several non-profit and for-profit organizations active in the Yolo County region and other areas that have the managerial capacity to own and manage affordable housing. These groups have expressed an interest in being notified when assisted rental housing becomes available. In addition to YCH and its subsidiary New Hope CDC, Table B-25 lists additional non-profit and for- profit organizations that are or have previously been interested in affordable rental housing in Woodland.

Table B-25: Non-Profit and For-Profit Housing Organizations Interested in Acquiring At-Risk Rental Housing Name (Non Profit) Address City
ACLC, Inc. 42 N. Sutter St., Suite 206 Stockton
Yolo County Housing Authority 147 W. Main St. Woodland
C. Sandidge and Associates 143 Scotts Valley Hercules
Christian Church Homes of Northern California, Inc 303 Hegenberger Road, Suite 201 Oakland Community Housing Opportunities Corp. 5030 Business Center Drive, Suite 260 Fairfield Eskaton Properties Inc. 5105 Manzanita Ave Carmichael
Jamboree Housing Corporation 17701 Cowan Ave, Suite 200 Irvine Mercy Housing California 3120 Freeboard Drive, Suite 202 West Sacramento Nehemiah Progressive Housing Development Corp. 1851 Heritage Lane, Suite 201 Sacramento Mutual Housing California 8001 Fruitridge Road, Suite A Sacramento Senior Housing Foundation 1788 Indian Wells Way Clayton Solano Affordable Housing Foundation 2400 Hillborn Rd, Lower Level Fairfield Gala Construction 269 Technology Way, Suite B1 Rocklin
Neighborhood Partners 516 Rutgers Drive Davis
Pacific Housing, Inc 1801 L Street, Suite 245 Sacramento Pacific West Builders 8700 Technology Way Reno, Nevada
St. Anton Partners 1801 I Street, Suite 202 Sacramento
Simpson Housing Solutions 320 Golden Shore, Suite 200 Long Beach USA Properties Fund 2440 Professional Drive Roseville
Wasatch Advantage Group 26522 La Alameda, Suite 260 Mission Viejo Cyrus Youssefi 1001 Sixth St. Suite 200 Sacramento
Source: City of Woodland, 2013. HCD, September 2008.

Strategies to Retain Affordable Units
The following is a list of potential financial resources considered a part of the City’s overall financial plan to deal with retaining affordable units. The number and availability of programs to assist cities and counties toward increasing and improving their affordable housing stock is limited, and public funding for new projects is unpredictable. Listed below are some federal, state, and local programs.

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Deferral of City Development Impact Fees: The City on a case- by-case basis has deferred a portion of the development impact fees due at building permit issuance for affordable housing projects. City Council approval of the deferral permits the developer to delay payment until just prior to the certificate of occupancy issuance. Interest is not charged for the deferral.

Affordable Housing In- Li eu Fees and Spring Lake Affordable Housing Off -Site Fees: The City permits the payment of affordable housing in -lieu fees on a case- by-case basis. Fees collected are used to support affordable housing projects or in some instances land can be substituted for the fees and dedicated for future affordable housing development. For the Spring Lake Specific Plan Area, the City collects an affordable housing off -site fee for all single-family, market-rate units prior to final map approval. The fees are generally used to support affordable housing multi- family development. City has included Program A 17, to conduct an affordable housing analysis to evaluate in-lieu fee payments by December 2024.

HOME Program: H OME funds are made available to the City of Woodland on an annual competitive basis. These funds help make it possible to develop and support affordable rental housing and home ownership assistance. Activities include acquisition, rehabilitation, construction, and rental assistance. The City of Woodland has primarily used HOME funds for first-time homebuyers (down payment assistance) and new construction of multi-family projects.

HOME funds may be used also for owner-occupied rehabilitation and acquisition/rehabilitation of multi-family projects.

Housing Enabled by Local Partnerships (HELP): HELP funds are made available to the City of Woodland as an unsecured loan from CalHFA for up to 10 years at a simple interest per annum, and carry minimal restrictions and conditions. HELP funds are intended to help the City address its unmet affordable housing needs. The City has received HELP loans for three multi -family projects: Casa Del Sol Mobile Home Park, Heritage Oaks, and Fair Plaza East Senior Apartments.

Tax Credit Allocation Committee (TCAC): TCAC funds are made available from federal and state tax credits to the developers of affordable housing rental projects.

YCH: The YCH administers the Housing Choice Voucher Program (HCV) that is formerly known as Section 8 Rental Assistance. This is a federally funded rental assistance program for low - income families. Very low- income persons and/or families are defined as having income at or below 50% of the area median income as established by HUD. The program’s primary purpose is to provide rental assistance to very low -income families for affordable, decent, safe, and sanitary housing. Recipients of the assistance receive a voucher, either a project-based voucher tied by contract to a particular unit, or to rent homes in the private market, or to assist with mortgage payments. The voucher covers a portion of the rent (or mortgage) and the tenant is expected to pay the balance. The tenant's share of the rent is an affordable percentage of their income, which is generally between 30% to 40% of the monthly income for rent and utilities. The
program is based on income.

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Community Development Block Grant (CDBG). The CDBG Program is a federally administered grant program which allows the City of Woodland to issue grants to local organizations for the implementation of eligible CDBG activities such as:
• Affordable housing (new construction of new affordable units is generally limited to being carried out by community-based development organizations) • Affordable housing rehabilitation (multi-family and owner-occupied) • Revitalization efforts
• Other activities that benefit low and moderate-income individuals and areas The City Council allocates Community Development Block Grant (CDBG) entitlements funds on an annual basis, consistent with the City’s five-year Consolidated Plan. Funding allocations during the period of FY 2016/17 through FY 2019/2020 have included the Yolo Wayfarer Center emergency shelter, Empower Yolo shelter services, Yolo Community Care Continuum supportive housing for mentally ill individuals, fair housing services with Legal Services of Northern California (LSNC), and construction of ADA-compliant sidewalk ramps by the City of Woodland.

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General Plan 2035 City of Woodland
Appendix C: Site Inventory and Methodology

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Appendix C: Site Inventory and Methodology
Section C.1 Introduction .......................................................................................................... 1 C.1.1 Overview and Purpose ......................................................................................... 1 C.1.2 Data ..................................................................................................................... 1 Section C.2 Methodology ........................................................................................................ 2 C.2.1 Entitled and Proposed Developments .................................................................. 2 C.2.2 Inventory of Adequate Vacant Developable Sites Potential .................................. 3 C.2.3 Annexation ........................................................................................................... 5 C.2.4 Projection of Accessory Dwelling Units and Multi-generational Units ................... 7 Section C.3 Assumptions ........................................................................................................ 9 C.3.1 Zones and Residential uses ................................................................................. 9 C.3.2 Density ............................................................................................................... 10 C.3.3 Assumptions for Mixed Use Zones ..................................................................... 10 Section C.4 Results ............................................................................................................... 12 C.4.1 Summary ........................................................................................................... 12 C.4.2 Map.................................................................................................................... 14 C.4.3 Detailed Tables .................................................................................................. 15

Figures
Figure C-1: Woodland Research and Technology Park Plan Area .............................................. 5 Figure C-2A: Location of Sites by Income Category .................................................................. 14 Figure C-2B: Location of Sites by Income Category .................................................................. 15

Tables
Table C-1: Approved, Entitled, and Proposed Developments ...................................................... 2 Table C-2: Woodland Research and Technology Park Land Use Build-Out ................................ 6 Table C-3: Permitted ADUs in Woodland, 2018-2021 ................................................................. 7 Table C-4: Projected ADUs by Affordability, 2021-2029 .............................................................. 7 Table C-5: Permitted Multigenerational Housing Units in Woodland, 2018-2021 ......................... 8 Table C-6: Zones and Density Assumptions ............................................................................. 10 Table C-7: Residential Developments Approved in Mixed-Use Zones Since 2018 .................... 11 Table C-8: Summary of 6th Cycle Site Inventory ....................................................................... 13

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Section C.1 Introduction
C.1.1 Overview and Purpose
Critical to every housing element is the site inventory which identifies a list of sites that are suitable for residential development within a jurisdiction. The inventory is a tool that assists in determining if the jurisdiction has enough developable land to meet its regional housing needs allocation (RHNA), given its current regulatory framework and market conditions. State law requires cities and counties to address the needs of all income group s in their housing elements. The official definition of these needs is provided by the Sacramento Area Council of Governments (SACOG) for each city and county within its geographic jurisdiction. Beyond these income- based housing needs, the housing element must also address special needs groups such as persons with disabilities, farmworkers, and homeless persons.

According to California Government Code Sections 65580- 65589, the housing element must include an inventory of adequate sites that are zoned and available within the planning period to meet the jurisdiction’s fair share of regional housing needs across all income levels.

C.1.2 Data
The analysis used data provided by the City to perform the site inventory analysis, such as GIS data, building permit/entitlement information. The following is an overview of the data used:
• Recently approved projects (since last annual report) and/or projects in the pipeline (including all application, site plans, and other info) • Prior housing element site inventories
• City GIS data, including the following info at the parcel level:
o APN
o Size of each parcel (in acres or square feet)
o General plan land use designation
o Zoning designation
o Vacancy status
o Ownership

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Section C.2 Methodology
C.2.1 Entitled and Proposed Developments
Because the RHNA for this 2021 -2029 Housing Element begins on May 15 , 2021, housing developments that have been proposed or have received entitlement but are not expected to be issued building permits until May 16, 2021 can be credited toward the RHNA. Table C-1 lists the projects that have received approval or entitlement but are not yet permitted. Because these projects have received complete entitlement, it is expected these projects will be available within the planning period. Projects that have receiv ed tentative subdivision map approval are not included, as additional approvals, including architectural plan review will be required. The majority of these pipeline projects provide housing units affordable to above moderate income households, with the exception of Opportunity Village (12 units in the CMU -K Zone), Chelsea and Main (168 units in the CMU -WM Zone), and East Street Apartments (83 units in the CMU-E zone with 9 lower-income units created using a density bonus) projects assumed affordable to lower income.

The Main Street property was recently purchased by Chelsea Investment Company with the intent of developing a 100% affordable project. The site was originally entitled by private landowners intending to develop a market rate multi -family development. Funded and run by Friends of the Mission, the Opportunity Village project is intended for income qualified residents. The East Street apartment project will comply with the density bonus requirements regarding affordability (13% of the non-bonus units or 9 units).

Table C-1: Approved, Entitled, and Proposed Developments APN Address Lot Acres Pipeline
Units Du/ac
Estimated
Income
Level
Status
064-170-049-
000
310 W
MAIN ST 5.83 168 29 Lower
Ashley and Main.

Approved Entitlement for
168 apartments with
architectural plans
334
Freeman 0.46 12 26 Lower
Opportunity Village.

Approved Entitlement
and design review in
May 2021. In negotiation
with the city, regarding
affordability restrictions
in exchange for gap
financing.

421
Cleveland
Street

0.60 16 26 Above
Moderate
Cleveland Suites.

Approved TSM in 2019
and submitted for staff
level design review in
2021.

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Table C-1: Approved, Entitled, and Proposed Developments APN Address Lot Acres Pipeline
Units Du/ac
Estimated
Income
Level
Status
O66-012-034,
35, 36, 37
515, 545
and 565
East Street
&
1223/1225
Alice Street

1.67 83 50 9 Lower
74 Moderate
East Street Apartments
approved January 24,
2022; Utilized a density
bonus to provide 125%
of the density.
041-243-002-
000
1 NO
ADDRESS 3.50 47 13 Above
Moderate
Parkside 3; Approved
Entitlement - a total of
97 units on two lots.

13.3 du/ac with
architectural plans
041-231-028-
000
1 NO
ADDRESS 3.79 50 13 Above
Moderate
Parkside 3; Approved
Entitlement with
architectural plans
042-574-001-
000
1 NO
ADDRESS 5.026 62 12.27 Above
Moderate
Beeghly TSM
Entitlement approved
with architectural plans
042-561-015 Steward
Circle 0.91 10 11.1 Above
Moderate
Beeghly TSM
Entitlement approved
with architectural plans
042-580-083
NW of
Parkland
Ave and
Pioneer
Ave

20.72 84 4 Above
Moderate
Richmond American -
Spring Lake Central
Phase 3 - In plan check;
Begin issuance of
building permits - R-4
Total: (189 Lower, 74 Moderate, 269 Above Moderate)

C.2.2 Inventory of Adequate Vacant Developable Sites Potential The sites identified i n the Site Inventory are comprised of vacant sites throughout the City of Woodland. Each site has undergone an assessment to determine development potential and residential unit capacity given zoning designations , environmental and infrastructure capacity, and residential density standards.

Estimated unit capacity is based on vacant s ites that allow residential development. Initially, all city parcels that are vacant and zoned for residential use (or have land use policy which allow s residential) were identified. These parcels allow a range of residential uses from single-and multi- family to supportive and transitional housing and include residential and mixed-use zones that allow for 100 percent residential. The maximum unit capacit y for each vacant parcel was calculated using the maximum density standard associated with each zone. In order to estimate a more realistic expectation of unit capacity limited by site constraints , land use controls, developer preferences, market conditions (e.g. , costs incurred for denser/taller development typologies), and cumulative effect of zoning regulations (such as parking, height, and lot coverage requirements), the analysis assumed a realistic estimate at 80 percent of the maximum capacity.

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C-4 | City of Woodland General Plan 2035
This is a conservative estimate, and it is possible future developments may exceed this estimate given programs identified to reduce governmental constraints. The City adopted the interim zoning code in 2018, modified development impact fees in 2019, and included objective development standards in 2020. The City is just now beginning to see very positive results from those changes, including more project proposals and projects proposed at higher densities. This is consistent with recently entitled projects, including an affordable 168-unit project in the CMU- WM Zone on a 5.82-acre site, at approximately 73 percent of maximum capacity and a subdivision map for 231 lots on a 42.48 -acre portion of a site, at approximately 86 percent of maxi mum capacity, the 97-unit Parkside project in the R-15 Zone built at 87 percent of maximum capacity, the deed-restricted East Street Apartments in the CMU-E zone, built at 125 percent of maximum density with density bonus provisions, the deed- restricted affordable 80- unit Mercy Housing project in the RM zone, built at 71 percent maximum density, and the deed- restricted affordable Mutual at Spring Lake 101- unit project built at 80 percent of maximum density in the RM Zone.

Additionally, the City has seen affordable projects in the R-20 and R-15 zones, built at 25 and 16 units per acre, respectively, which used the City's density bonus ordinance. The maximum and realistic density assumptions are shown in Table C-3.

After estimating maximum unit capacity for each parcel, the analysis identified any parcels that have been utilized in prior housing element cycles to satisfy the City’s RHNA. Per HCD guidelines, vacant sites to meet the City’s low -income housing need that have been used in two or more consecutive housing element cycles prior will need to be rezoned to allow housing by right with low-income requirements. No sites identified have been used in two prior housing elements. Sites with zoning regulations that satisfy HCD default minimum density requirements of 30 unit s per acre were determined to be suitable to meet low er-income need. Finally, as parcels considered viable for lower-income housing must be between 0.5 and 10 acres, any parcels outside of this size requirement were automatically assumed appropriate for moderate- or above moderate- income. This resulted in 201 sites suitable for residential development.

At this point, a site-by-site review was performed to assess and confirm 1) vacancy status 2) environmental constraints (e.g. flood zones), 3) infrastructure constraints (e.g. access), and 4) any other constraints. This analysis eliminated 55 sites, with 146 eligible sites remaining.

The City of Woodland provides water to residents as a member entity as part of the Woodland - Davis Clean Water (WDCWA) JPA Agency. The City provides sewer and is not dependent upon an outside agency. The City and WDCWA have sufficient water supply and sewer treatment capacity to accommodate the City’s RHNA. The 2020 Urban Water Management Plan (that was adopted in June 2021) shows the City has adequate water supplies through 2040. There are no service allocation constraints for any type of housing. Water demand is evaluated based on the aggregate water supply needed for the City as a whole. The City evaluates demand calculations based on type of development: residential, commercial, landscape, etc. There are no water supply restrictions that the City imposes on customers. The Sewer System Master Plan was adopted in 2015. The City has an annual Sewer Repair and Replacement program to maintain the existing system, particularly throughout the older areas of the City. All identified sites have access to

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General Plan 2035 City of Woodland | C-5
adequate infrastructure and utilities and both the water supply and sewer treatment capacity are adequate to accommodate the RHNA.

C.2.3 Annexation
In addition to vacant developable land ( Section C.2.2) the City plans to annex land from Yolo County. The proposed Woodland Research and Technology Park Specific Plan is envi sioned within the General Plan as a natural extension of the City that will accommodate needed housing and job opportunities. The Specific Plan area is located adjacent to the Spring Lake Specific Plan neighborhood on the north and east, County Road 25A and the Urban Limit Line to the south and is bound by State Route 113 (SR 113) to the west. The project applicant team consists of five property owners, representing all six parcels of land located within the Plan Area. Figure C -1 below displays the Specific Plan Area and proximity to Woodland.

Figure C-1: Woodland Research and Technology Park Plan Area

Consisting of approximately 350 acres, the Specific Plan Area is proposed as a new type of employment center that also includes a range of housing options, a commercial mixed-use town center focused around an 11-acre linear park and connected by a multi-modal street network and pedestrian and bicycle trail system. Table C-2 summarizes the proposed land use build out for Residential and Mixed-Uses. The annexed area will be pre-zoned under the Specific Plan, which includes zoning and development standards for all land use designations. Only one of the highest density designations allows retail, and mixed-use is not required. Build out estimates are provided for the first five years after adoption, and 5 -10 years after adoption. Since a portion of the 5 -10 year period is outside of the 6th cycle planning period, the City assumes only half of the 5-10 year buildout projection will be available within the planning period (see Table C -4). The build out assumptions are based on allowed density and development standards and a market and

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C-6 | City of Woodland General Plan 2035
economic analysis as part of the Specific Plan preparation which looked at market trends, average permits issued over 10 years, availability of infrastructure and cost of financing. Buildout projections provided for the High Density/Community Commercial Overlay already take into consideration that a portion of this area will be developed as commercial. The project assumes an extension of water and sewer from the Spring Lake Specific plan area west to the continuation of Farmers Central and along Marston. Roadway improvements will follow. This will provide infrastructure access to the High Density Residential site located near Farmers Central as well as potential access to the site south of Marston. Infrastructure is expected to be available within 3 to 5 years.

Table C-2: Woodland Research and Technology Park Land Use Build-Out Land Use
Designations Zones Gross
Acres
Density
Range
Floor
Area
Ratio
Range
Estimated Dwelling Units Estimate
d Non-
Res
Square
footage
0 to 5
years
5 to 10
years1 Total
Residential
Low Density LDR 74.8 1.0 - 8.0
186 186 500

Village Center
Low Density VCLDR 13.1 1.0 - 8.0
Medium Density MDR 35.5 8.1 - 19.9
186 186 600

Village Center
Medium Density VCMDR 16.7 8.1 - 19.9
High Density HDR 9.7 20.0 - 40.0
186 186 500

High Density /
Community
Commercial
Overlay
HDR-
CCO 15.9 20.0 - 40.0 0.2 - 2.0 68,000
Subtotal 165.7 558 558 1,600 68,000
End Note:
1 Assume only 50% of year 5-10 buildout available within planning period, for an estimated 279 units applied to each of the following income categories: lower-, moderate-, and above moderate-income (see Table C-5).

If annexation is necessary to meet RHNA, HCD requires that the housing element include a program committing to completing the annexation within three years of the planning period.

Program A.3 is included to satisfy this requirement . Adoption of the specific plan is underway.

The comment period on the Public Draft EIR is complete and the Final EIR is being prepared.

Adoption hearings are scheduled for November 2021. After adoption, the City will petition LAFCO to complete the annexation, estimated to be complete within 5 months. If the annexation is not complete within the timeframe, the City commits to rezoning sites to accommodate the remaining RHNA.

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C.2.4 Projection of Accessory Dwelling Units and Multi-generational Units Accessory Dwelling Units
Government Code Section 65583.1 allows the sites inventory to include a projection of accessory dwelling units (ADUs) anticipated to be built during the planning period. Guidance from HCD is to analyze the number of ADUs built in the city since 2018, when State law was changed to facilitate ADU production, and project the average number of building permits moving forward. From 2018 to 2021, the City of W oodland issued 30 ADU permits, an average of 7.5 ADU permits per year over the four -year period (see Table C -3). Projecting this average rate over the eight -year planning period, the City anticipates 64 ADUs to be built between 2021-2029.

Table C-3: Permitted ADUs in Woodland, 2018-2021
Year Permitted ADUs
2018 5
2019 4
2020 8
2021 13
Total 30
Source: City of Woodland, 2022.

In order to determine assumptions of ADU affordability in the Sacramento region, SACOG conducted a survey of existing ADU rents throughout the region in January and February 2020.

SACOG concluded that 69 percent of ADUs were affordable to lower-income households in Yolo County, as shown in Table C-4. These affordability assumptions have been pre-approved by HCD for use in the Housing Element. Based on these assumptions, it is anticipated that of the total 60 ADUs anticipated in the projection period, 41 are assumed affordable to lower -income households, 18 to moderate-income households; and 1 to above moderate-income households.

Table C-4: Projected ADUs by Affordability, 2021-2029
Income Level
Percent of Affordable
ADUs
Projected ADUs in
Woodland (2021-2029)
Extremely Low 15% 9
Very Low 10% 6
Low 44% 26
Moderate 30% 18
Above Moderate 1% 1
Total 100% 60
Source: SACOG 2020, City of Woodland, 2022.

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Multi-Generational Housing
Several recent residential developments in Woodland have constructed single- family housing products with attached multi -generational suites. These multi -generational houses are single- family homes that have a second separate living space, or suite, that is complete with, at minimum, a private entrance (in addition to a shared door with the main house), a bedroom, and a kitchen or kitchenette. These multi-generational units are essentially a form of an ADU called a “junior” accessory dwelling units . Since Ma rch 2014, Lennar Homes has built 147 multi - generational units in Woodland (referred to by Lennar as “Next Gen” homes) and Taylor Morrison has built 23 multi-generational units. Table C-5 shows the number of multigenerational units built in Woodland since 2018 as reported in the City’s annual progress report.

Table C-5: Permitted Multigenerational Housing Units in Woodland, 2018-2021 Year Multigenerational Units Permitted
2018 30
2019 41
2020 41
2021 13
Total 125
Source: City of Woodland, 2022.

In 2020 the Gregory Group conducted a study of multigenerational units built in the Sacramento Region. They found that for the developments that included multigenerational floor plans, 23 percent of the units sold within those projects were multigenerational units. In Woodland there are two pending development projects from Lennar that will include Next Gen floor plans : Prudler, which includes 183 homesites, will include two Next Gen plans out of eight total floor plans; Pioneer Village, which includes 111 homesites, will include one Next Gen floor plan out of eight total floor plans. Assuming that 23 percent of the units built in these two projects will be multigenerational units, this would equal 67 multigenerational units.

A recent s urvey conducted by the City of Folsom in coordination with SACOG on multi - generational units within the region, conveyed that 53 percent of units were used to house family members over the age of 65 and 20 percent of units were used to house other family m embers, such as college-aged individuals, for a total of 73 percent of units used to house family members.

The remaining 27 percent units surveyed were used as a home office, guest room, or extra space.

Survey respondents who used or planned to use multigenerational units for housing did not intend to charge rent. This reflects similar studies finding that multigenerational units are often offered free of rent to house older individuals or young adults (typically college students) on fixed incomes.

Multi-generational units provide housing to these individuals , mostly individuals with little to no income, that would otherwise require housing outside of the family home, thereby meeting housing needs for low er-income residents. Based on this analysis, the inventory assumes 70

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percent, or 4 7 units, of the anticipated 67 multigenerational housing units would serve lower - income family members. The remaining 30 percent of anticipated multigenerational housing units are not included in the inventory to account for units that would potentially be used as a home office or guest room.

Section C.3 Assumptions
C.3.1 Zones and Residential uses
Table C-6 below summarizes zones that allow residential based on Woodland’s existing zoning code, including the Interim Zoning Code (IZO). All zones listed in Table C-6 allow residential only development. The following uses are considered residential for this purpose:
• Accessory buildings including guesthouses and uses customarily appurtenant to a permitted use
• Accessory dwelling units
• Apartments and multiple-family dwellings
• Boarding and rooming houses
• Duplexes and split lot duplexes
• Foster homes, residential care homes
• Deep lot developments
• Mobile homes on permanent foundations
• Mobile home parks
• Nursing and convalescent homes
• Residence for a caretaker or watchman
• Single-family dwellings
• Supportive housing
• Transitional housing

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C.3.2 Density
Table C-6 summarizes the maximum and realistic density assumptions used in the site inventory, including specific densities for Specific Plan areas.

Table C-6: Zones and Density Assumptions
Zone Code Zone Max Density
(du/acre)
Realistic Density
(du/acre)2
CMU-E CMU-East 40 32
CMU-K CMU-Kentucky 40 32
CMU-WM CMU-West Main 40 32
CMU-E/LIO CMU-East Light Industrial Flex Overlay 40 32
CMU-K/LIO CMU-Kentucky Light Industrial Flex Overlay 40 32 HDR High Density Residential 40 32
N-P Neighborhood Preservation 2 per parcel 1.6 per parcel R-1 Single-Family Residential 1 per parcel 0.8 per parcel R-2 Duplex Residential 2 per parcel 1.6 per parcel
R-M Multiple-Family Residential 29 23
DMU Downtown Mixed Use 401 32
SLSP Spring Lake Specific Plan R-3 3 2.4
SLSP Spring Lake Specific Plan R-4 4 3.2
SLSP Spring Lake Specific Plan R-5 5 4
SLSP Spring Lake Specific Plan R-8 8 6.4
SLSP Spring Lake Specific Plan R-15 15 12
SLSP Spring Lake Specific Plan R-25 25 20
End Note:
1 Downtown allows unlimited density where multi-family is allowed 2 Rounded to the nearest whole unit

C.3.3 Assumptions for Mixed Use Zones
While the sites identified for lower -income RHNA allow for mixed -use, commercial uses are not required. Since adoption of the interim zoning in 2018, the City has seen almost exclusively standalone residential projects in the CMU districts, including 168- unit affordable project in the CMU-WM Zone, a 12-unit project on a 0.46 acre site in the CMU -K Zone and an 83 unit project on a 1.67 acre site in the CMU -E zone. In Downtown, the City approved the Cleveland Street Suites, a 16-unit project on a 0.6-acre lot. This site is located in Area C, a “Transition District,” of the Downtown Specific Plan Area which allows for commercial and medical offices, communication and public utility service facilities, and residential uses. Table C-7 identifies the residential projects approved in the mixed-use districts since May 2018 when the Interim Zoning Ordinance was adopted. On average these projects were built at 80 percent of maximum density.

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Table C-7: Residential Developments Approved in Mixed-Use Zones Since 2018 Project Name Zone Approval Date Units Density Percent of Max.

Density
Downtown
Suites
Downtown Mixed
Use
4/4/2018 14 30 du/ac 75%
Cleveland
Suites
Downtown Mixed
Use
8/15/2019 (TPM)
5/3/2021 (DR)
16 26 du/ac 65%
310 Main Street CMU-West Main 12/4/2020 168 29 du/ac 73% Opportunity
Village
CMU-Kentucky 5/4/2021 12 26 du/ac 87%
East Street
Apartments
CMU-East 1/24/2022 83 50 du/ac 125%
(used density bonus)
Total 297 85% w/ density bonus
(80% w/o density
bonus)

Since adoption of the interim mixed-use zoning, only one site has been approved with a non - residential use: a mosque. The City has not received any applications for commercial uses in these zones. This lack of commercial activity in recent years is consistent with findings from an economic and fiscal background report prepared by BAE in 2013 as part of the 2035 General Plan Update. The report concluded that the demand for new retail space will remain low into the future given the high retail vacancy rates and lower performance of existing community and strip retail spaces relative to the region. The report also noted a shift in the retail marketplace, with a distinct shift in the location of the City’s retail activity from the central and western parts of the City to the east side, freeway -oriented locations. While there is opportunity for revitalization in downtown and central Woodland, more population is needed first to support the future growth of retail in these parts of the city. While the report is almost a decade old, the retail market has only struggled further with the impacts of the Covid pandemic.

Given the market demand for residential, the current lack of demand for retail in the area, and the availability of commercial land in the eastern part of the city, it is anticipated that the sites in the inventory will develop primarily with standalone residential or vertical mixed use that includes residential on upper stories. However, to reflect the slight potential for non- residential uses on these sites in the future, the sites inventory reduces the anticipated capacity on mixed use sites by an additional 10 percent , essentially reducing the realistic capacity to 70 percent of the maximum capacity (i.e., 20 percent reduction to reflect realistic density and 10 percent reduction to account for potential non-residential uses).

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C-12 | City of Woodland General Plan 2035
Section C.4 Results
C.4.1 Summary
Table C-8 summarizes the estimated unit capacity in Woodland, organized by income category.

The City currently (2022) has land to accommodate 70 units above the required RHNA of 3,087 units, and will have 907 units of excess capacity once the Research and Technology Park Specific Plan Area is annexed. While the inventory shows a deficit of 195 above moderate-income units, the surplus of 240 units in the moderate-income category can be applied to the above moderate- income RHNA, therefore demonstrating adequate sites.

The inventory includes 29 sites used in the 4 th cycle (but not used in the 5 th) and four sites that were identified in the 5th cycle housing element (but not the 4th Cycle) that are still vacant as of July 2021. However, not all of these previously identified sites are counted toward the lower - income RHNA, and only those used previously that are counted again toward the lower -income RHNA are subject to by-right housing provisions of Government Code Section 65583.2 (c) (See Table C-8).

The site inventory reflects vacant land across the city of Woodland. Many of the sites are located along Kentucky Avenue, Main Street, East Street, and in the Spring Lake Specific Plan area.

In addition, the City anticipates rezoning additional land area to accommodate residential as part of the Comprehensive Zoning code update, which is anticipated to be complete by December 2023. Rezoning may consist of modifying commercially zoned land to mixed use, allowing up to 40 du/ac. A further modification may involve applying a Low Medium land use and zone over the R-2 district increasing the maximum density from 8 du/ac to 15 du/ac in these areas. This future will likely expand the City’s capacity to accommodate the RHNA.

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General Plan 2035 City of Woodland | C-13
Table C-8: Summary of 6th Cycle Site Inventory
Extremely Low, Very
Low, and Low-Income
Moderate
Income
Above Moderate-
Income
Total
RHNA 1,062 601 1,424 3,087
Pipeline Projects 189 74 269 532
Remaining RHNA 873 527 1,155 2,555
Vacant and Underutilized Sites
(Realistic Unit Capacity)
810 749 959 2,518
ADU and Multi-generational
Housing Projection
88 18 1 107
Total Capacity (including
pipeline projects)
1,087 841 1,229 3,157
Excess Capacity Above RHNA 25 240 -195 70
Future Capacity
Research and Technology Park
Specific Plan
279 279 279 837
Total Capacity with Annexation
of Research and Technology
Park Specific Plan
1,366 1,120 1,508 3,994

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C-14 | City of Woodland General Plan 2035
C.4.2 Map
Figure C-2 shows the location of the sites for each income category.

Figure C-2A: Location of Sites by Income Category

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General Plan 2035 City of Woodland | C-15
Figure C-2B: Location of Sites by Income Category

C.4.3 Detailed Tables
Site-specific details are provided in Table C-6.

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Table C-6- Site Inventory
Previous Cycle APN Site Area
(Acres) Address Zone Zone Description General Plan 2035 Land Use Overlay Utilities/
Services
Flood
Zone Income Level Max Density
(du/ac)
Max
Capacity
(units)
Realistic
Capacity
(units)
Notes
005-060-025-000 0.96419 1021 BEAMER ST CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes Yes Lower income 40 39 27
Flood depths are shallow. Residential must
remain above 200-year flood elevation.

Projects approval in flood plain subject to
flood study demonstrating not more than

0.02 feet flood depth increase offsite. The
developer can mitigate by purchasing flood
easements from adjacent properties.
5th 005-060-044-000 4.815203 0 NO ADDRESS CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes Yes Lower income 40 193 135
Flood depths are shallow. Residential must
remain above 200-year flood elevation.

Projects approval in flood plain subject to
flood study demonstrating not more than

0.02 feet flood depth increase offsite. The
developer can mitigate by purchasing flood
easements from adjacent properties.
005-124-010-000 0.708117 0 NO ADDRESS CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Lower income 40 28 20
005-644-016-000 1.28309
321-327 SIXTH
ST & 1119 MAIN
ST

DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use Yes No Lower income 40 51 36
005-644-017-000 0.630228 301 SIXTH ST DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use Yes No Lower income 40 25 18
005-720-025-000 0.630516 22 KENTUCKY

AVE CMU-K

CORRIDOR

MIXED USE -

KENTUCKY AVE
Corridor Mixed
Use Yes No Lower income 40 19 18
5th 005-720-027-000 3.677865 0 NO ADDRESS CMU-K

CORRIDOR

MIXED USE -

KENTUCKY AVE
Corridor Mixed
Use Yes No Lower income 40 110 103
006-122-002-000 0.610805
1101 LINCOLN

AVE DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use Yes No Lower income 40 24 17
006-222-010-000 0.681625 601-609 FIFTH ST DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use yes No Lower income 40 27 19
006-264-001-000 0.782042 1152 CROSS ST DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use
Yes, sewer
connection;
water line to
the north.

Improvement
s on Cross
likely
No Lower income 40 31 22
5th 063-060-006-000 3.029632 1 NO ADDRESS CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Lower income 40 121 85
4th 063-060-012-000 0.940356 1 NO ADDRESS CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Lower income 40 38 26

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AVE CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Lower income 40 21 15
4th 063-090-031-000 0.678838 25 EAST ST CMU-E/LIO

CORRIDOR
MIXED

USE/LIGHT

INDUSTRIAL

FLEX OVERLAY
Corridor Mixed
Use
Light
Industrial
Overlay
Yes No Lower income 40 27 19
063-101-002-000 1.007212
1203 COMMERCE

AVE CMU-E/LIO

CORRIDOR
MIXED

USE/LIGHT

INDUSTRIAL

FLEX OVERLAY
Corridor Mixed
Use
Light
Industrial
Overlay
Yes, Water
lines to the
east and
south ability
to connect.

Sewer lines
nearby.

Yes Lower income 40 40 28
Flood depths are shallow. Residential must
remain above 200-year flood elevation.

Projects approval in flood plain subject to
flood study demonstrating not more than

0.02 feet flood depth increase offsite. The
developer can mitigate by purchasing flood
easements from adjacent properties.
4th 066-021-028-000 1.524347 1237 E OAK AVE CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Lower income 40 61 43
041-301-007-000 4.658893 1 NO ADDRESS SLSP

MULTI FAMILY

RESIDENTIAL / R-
25 High Density
Residential Yes No Lower income 25 116 111
Site was dedicated for affordable housing
for purpose of meeting inclusionary
requirement. In 2019 a covenant was
recorded requiring at least 23 untis of very
low income and 88 units of low income
housing.

Lower Income Units 1069 810
005-680-010-000 10.80369 1000 KENTUCKY

AVE CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes Yes Moderate 40 432 303
Flood depths are shallow. Residential must
remain above 200-year flood elevation.

Projects approval in flood plain subject to
flood study demonstrating not more than

0.02 feet flood depth increase offsite. The
developer can mitigate by purchasing flood
easements from adjacent properties.
006-022-006-000 0.628791
449 WEST ST &
449 1/2 WEST ST R-M MULTI FAMILY
ZONE
Medium Density
Residential Yes No Moderate 29 18 14
006-023-004-000 0.209596 438 GRAND AVE R-M MULTI FAMILY ZONE
Medium Density
Residential Yes No Moderate 29 6 5
006-601-029-000 0.600202 421 Clevelant St DTSP District C Transition District
Downtown Mixed
Use
Yes No Moderate 40 16 16 Realistic capacity based on approved tentative subdivision maps

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MULTI FAMILY

RESIDENTIAL / R-
20 High Density
Residential
Yes, water
and sewer
are adjacent
to the site
with site
connections
provided.

Sewer lines
adjacent on
all sides.

No Moderate 20 82 66
A 42.48 acre portion of this site approved for
R-5 and R-8, and is included as Above
Moderate Income.
042-580-085-000 0.941555 NO ADDRESS SLSP

MULTI FAMILY

RESIDENTIAL / R-
25 High Density
Residential Yes No Moderate 25 24 19
042-580-087-000 12.63898 NO ADDRESS
(On Parkland Ave) SLSP

MULTI FAMILY

RESIDENTIAL / R-
25 High Density
Residential
Yes, Sewer
and water
lines directly
to the site.

No Moderate 25 232.5 231
Realistic capacity based on approved
tentative subdivision maps. Only a 9.3 acres
of this site is reserved for residential
064-081-037-000 0.416214 0 NO ADDRESS R-M MULTI FAMILY
ZONE
Medium Density
Residential Yes No Moderate 29 12 10
064-081-038-000 0.170324 0 NO ADDRESS R-M MULTI FAMILY
ZONE
Medium Density
Residential Yes No Moderate 29 5 4
064-081-039-000 0.158164 0 NO ADDRESS R-M MULTI FAMILY
ZONE
Medium Density
Residential Yes No Moderate 29 5 4
064-081-040-000 0.170337 0 NO ADDRESS R-M MULTI FAMILY
ZONE
Medium Density
Residential Yes No Moderate 29 5 4
065-120-042-000 0.745464
1212

COTTONWOOD
ST

R-M MULTI FAMILY
ZONE
Medium Density
Residential Yes No Moderate 29 22 18
065-161-021-000 0.10491
1113

COTTONWOOD
ST

R-M MULTI FAMILY
ZONE
Medium Density
Residential Yes No Moderate 29 3 2
4th 065-221-005-000 0.26138 0 NO ADDRESS R-M MULTI FAMILY ZONE
Medium Density
Residential Yes No Moderate 29 8 6
4th 065-221-006-000 0.137862 0 NO ADDRESS R-M MULTI FAMILY ZONE
Medium Density
Residential Yes No Moderate 29 4 3
4th 065-221-007-000 0.137889 0 NO ADDRESS R-M MULTI FAMILY ZONE
Medium Density
Residential
Yes No Moderate 29 4 3
4th 065-221-008-000 0.137889 0 NO ADDRESS R-M MULTI FAMILY ZONE
Medium Density
Residential
Yes No Moderate 29 4 3
4th 065-221-009-000 0.137889 0 NO ADDRESS R-M MULTI FAMILY ZONE
Medium Density
Residential
Yes No Moderate 29 4 3
4th 065-221-010-000 0.137889 0 NO ADDRESS R-M MULTI FAMILY ZONE
Medium Density
Residential
Yes No Moderate 29 4 3
4th 065-221-011-000 0.274353 0 NO ADDRESS R-M MULTI FAMILY ZONE
Medium Density
Residential
Yes No Moderate 29 8 6
4th 065-221-012-000 0.200226 0 NO ADDRESS R-M MULTI FAMILY ZONE
Medium Density
Residential Yes No Moderate 29 6 5
4th 065-221-013-000 0.258348 0 NO ADDRESS R-M MULTI FAMILY ZONE
Medium Density
Residential
Yes No Moderate 29 7 6
4th 065-290-007-000 0.443909 530 COMMUNITY

LN R-M MULTI FAMILY
ZONE
Medium Density
Residential Yes No Moderate 29 13 10
066-242-002-000 0.206573 595 MATMOR RD R-M MULTI FAMILY ZONE
Medium Density
Residential
Yes No Moderate 29 6 5
Moderate Income Units 930.5 749

Page 198 ends

MIXED USE
Downtown Mixed
Use Yes No Above
moderate 40 14 10
005-182-014-000 0.188204 335 COURT ST DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use Yes No Above
moderate 40 8 5
005-223-002-000 0.261708 819 MAIN ST DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use Yes No Above
moderate 40 10 7
005-223-003-000 0.261709 823 MAIN ST DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use Yes No Above
moderate 40 10 7
4th 005-604-006-000 0.51653 317 BEAMER ST R-2
DUPLEX

RESIDENTIAL
ZONE
Low Density
Residential Yes No Above
moderate 2 per parcel 2 2
005-624-003-000 0.260791 20 THIRD ST R-2
DUPLEX

RESIDENTIAL
ZONE
Low Density
Residential Yes Yes Above
moderate 2 per parcel 2 2
Flood depths are shallow. Residential must
remain above 200-year flood elevation.

Projects approval in flood plain subject to
flood study demonstrating not more than

0.02 feet flood depth increase offsite. The
developer can mitigate by purchasing flood
easements from adjacent properties.
005-645-002-000 0.06281 910 COURT ST DMU

DOWNTOWN

MIXED USE
Downtown Mixed
Use
Yes No Above
moderate 40 3 2
005-645-007-000 0.380166 901 MAIN ST DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use
Yes No Above
moderate 40 15 11
005-653-003-000 0.174472 407 MAIN ST DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use
Yes No Above
moderate 40 7 5
4th 005-692-059-000 0.272191
269 PALM AVE &
808 KENTUCKY
AVE
R-2
DUPLEX

RESIDENTIAL
ZONE
Low Density
Residential Yes Yes Above
moderate 2 per parcel 2 2
Flood depths are shallow. Residential must
remain above 200-year flood elevation.

Projects approval in flood plain subject to
flood study demonstrating not more than

0.02 feet flood depth increase offsite. The
developer can mitigate by purchasing flood
easements from adjacent properties.
4th 005-692-061-000 0.219393 267 PALM AVE R-2
DUPLEX

RESIDENTIAL
ZONE
Low Density
Residential Yes Yes Above
moderate 2 per parcel 2 2
Flood depths are shallow. Residential must
remain above 200-year flood elevation.

Projects approval in flood plain subject to
flood study demonstrating not more than

0.02 feet flood depth increase offsite. The
developer can mitigate by purchasing flood
easements from adjacent properties.

Page 199 ends

CORRIDOR

MIXED USE -

KENTUCKY AVE
Corridor Mixed
Use Yes Yes Above
moderate 40 14 13
Flood depths are shallow. Residential must
remain above 200-year flood elevation.

Projects approval in flood plain subject to
flood study demonstrating not more than

0.02 feet flood depth increase offsite. The
developer can mitigate by purchasing flood
easements from adjacent properties.
005-703-010-000 0.173984 300 KENTUCKY

AVE CMU-K

CORRIDOR

MIXED USE -

KENTUCKY AVE
Corridor Mixed
Use Yes Yes Above
moderate 40 5 5
Flood depths are shallow. Residential must
remain above 200-year flood elevation.

Projects approval in flood plain subject to
flood study demonstrating not more than

0.02 feet flood depth increase offsite. The
developer can mitigate by purchasing flood
easements from adjacent properties.
005-703-013-000 0.248395 326 N WALNUT

ST CMU-K

CORRIDOR

MIXED USE -

KENTUCKY AVE
Corridor Mixed
Use Yes Yes Above
moderate 40 7 7
Flood depths are shallow. Residential must
remain above 200-year flood elevation.

Projects approval in flood plain subject to
flood study demonstrating not more than

0.02 feet flood depth increase offsite. The
developer can mitigate by purchasing flood
easements from adjacent properties.
4th 005-716-009-000 0.129129 315 WOODLAND
AVE R-2
DUPLEX

RESIDENTIAL
ZONE
Low Density
Residential Yes No Above
moderate 2 per parcel 2 2
4th 005-716-010-000 0.129129 203 N COLLEGE
ST R-2
DUPLEX

RESIDENTIAL
ZONE
Low Density
Residential Yes Yes Above
moderate 2 per parcel 2 2
Flood depths are shallow. Residential must
remain above 200-year flood elevation.

Projects approval in flood plain subject to
flood study demonstrating not more than

0.02 feet flood depth increase offsite. The
developer can mitigate by purchasing flood
easements from adjacent properties.
4th 006-024-001-000 0.207768
419 GRAND AVE
& 419 1/2 GRAND
AVE
CMU-WM

CORRIDOR

MIXED USE -

WEST MAIN
Corridor Mixed
Use Yes No Above
moderate 40 8 6
006-025-003-000 0.210312 116 MAIN ST CMU-WM

CORRIDOR

MIXED USE -

WEST MAIN
Corridor Mixed
Use Yes No Above
moderate 40 8 6
006-197-003-000 0.145364
518 LINCOLN
AVE

DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use
Yes No Above
moderate
40 6 4
006-291-021-000 0.23416 0 NO ADDRESS R-1

SINGLE FAMILY

RESIDENTIAL
ZONE
Low Density
Residential Yes No Above
moderate 1 per parcel 1 1
006-325-002-000 0.125345 813-815 SECOND
ST R-1

SINGLE FAMILY

RESIDENTIAL
ZONE
Low Density
Residential Yes No Above
moderate 1 per parcel 1 1

Page 200 ends

NEIGHBORHOOD

PRESERVATION
ZONE
Low Density
Residential Yes No Above
moderate 2 per parcel 2 2 To be considered as one site with APN 006- 533-014
006-533-014-000 0.396866 0 NO ADDRESS N-P

NEIGHBORHOOD

PRESERVATION
ZONE
Low Density
Residential Yes No Above
moderate 2 per parcel 2 2
006-534-004-000 0.137739 821 PACIFIC ST CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Above
moderate 40 6 4
006-551-006-000 0.127959 0 NO ADDRESS R-2
DUPLEX

RESIDENTIAL
ZONE
Low Density
Residential Yes No Above
moderate 2 per parcel 2 2
006-562-007-000 0.358127 509 LINCOLN
AVE

DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use
Yes No Above
moderate
40 14 10
006-572-006-000 0.220691 0 NO ADDRESS DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use Yes No Above
moderate 40 9 6
006-582-008-000 0.185169 533 WALNUT ST N-P

NEIGHBORHOOD

PRESERVATION
ZONE
Low Density
Residential Yes No Above
moderate 2 per parcel 2 2
006-601-014-000 0.189728 428 WALNUT ST DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use
Yes No Above
moderate 40 8 5
006-604-002-000 0.161984 433 MARTIN WAY DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use
Yes No Above
moderate
40 6 5
006-604-003-000 0.161983 437 MARTIN WAY DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use
Yes No Above
moderate
40 6 5
006-604-004-000 0.161984 441 MARTIN WAY DMU DOWNTOWN

MIXED USE
Downtown Mixed
Use
Yes No Above
moderate
40 6 5
4th 039-361-005-000 0.333846 10 AMHERST PL R-1

SINGLE FAMILY

RESIDENTIAL
ZONE
Low Density
Residential Yes No Above
moderate 1 per parcel 1 1
041-070-042-000 37.2699 NO ADDRESS R-1

SINGLE FAMILY

RESIDENTIAL
ZONE
Low Density
Residential Yes No Above
moderate 8 298 183 Realistic capacity based on approved tentative subdivision maps.
042-010-056-000 23.08917 1425 HARRY

LORENZO AVE SLSP

MULTI FAMILY

RESIDENTIAL / R-
8 Low Density
Residential Yes No Above
moderate 8 205 159 Realistic capacity based on approved tentative subdivision maps.
042-030-054-000 7.028665 1 NO ADDRESS SLSP

MULTI FAMILY

RESIDENTIAL / R-
15 Medium Density
Residential Yes No Above
moderate 15 105 84
042-351-002-000 0.176768
2601

CELEBRATION
WAY
SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-351-004-000 0.176768
2609

CELEBRATION
WAY
SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-351-007-000 0.346232
2003

CELEBRATION
WAY
SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-352-003-000 0.184804
2606

CELEBRATION
WAY
SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-352-004-000 0.184804
2610

CELEBRATION
WAY
SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1

Page 201 ends

CELEBRATION
WAY
SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-353-004-000 0.212012 2612

CENTENNIAL DR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-353-006-000 0.237929 2620

CENTENNIAL DR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-353-007-000 0.247121 2624

CENTENNIAL DR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-361-008-000 0.216856 2112

PROMENADE DR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-362-003-000 0.242059 2209 SOMERSET

CIR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-362-006-000 0.200063 2248 SOMERSET

CIR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-363-005-000 0.236698 2249 SOMERSET

CIR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-371-002-000 0.17443 2013 HAMPTON

PL SLSP

SINGLE FAMILY

RESIDENTIAL / R-
4 Low Density
Residential Yes No Above
moderate 4 1 1
042-371-005-000 0.267858 2001 HAMPTON

PL SLSP

SINGLE FAMILY

RESIDENTIAL / R-
4 Low Density
Residential Yes No Above
moderate 4 1 1
042-372-004-000 0.218106 2713 LIBERTY DR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
4 Low Density
Residential Yes No Above
moderate 4 1 1
042-372-005-000 0.227195 2709 LIBERTY DR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
4 Low Density
Residential Yes No Above
moderate 4 1 1
042-372-007-000 0.202848 2109

PROMENADE DR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
4 Low Density
Residential Yes No Above
moderate 4 1 1
042-373-001-000 0.168128 2009 LIBERTY DR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
4 Low Density
Residential Yes No Above
moderate 4 1 1
042-373-015-000 0.195867 2700 LIBERTY DR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
4 Low Density
Residential Yes No Above
moderate 4 1 1
042-373-016-000 0.237664 2724 LIBERTY DR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
4 Low Density
Residential Yes No Above
moderate 4 1 1
042-391-001-000 0.240091 2252 SOMERSET

CIR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-391-002-000 0.222934 2256 SOMERSET

CIR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1

Page 202 ends

CIR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-391-005-000 0.225554 2231 SOMERSET

CIR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-391-006-000 0.219543 2227 SOMERSET

CIR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-391-008-000 0.219021 2219 SOMERSET

CIR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-392-002-000 0.224837 2257 SOMERSET

CIR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-392-003-000 0.224901 2261 SOMERSET

CIR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-392-006-000 0.244236 2654 SOMERSET

CIR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-392-007-000 0.25069 2650 SOMERSET

CIR SLSP

SINGLE FAMILY

RESIDENTIAL / R-
3 Low Density
Residential Yes No Above
moderate 3 1 1
042-532-001-000 0.140279 1627 BRUBAKER

ST SLSP

SINGLE FAMILY

RESIDENTIAL / R-
5 Low Density
Residential Yes No Above
moderate 5 1 1
042-532-002-000 0.10101 2205 ARMUS ST SLSP

SINGLE FAMILY

RESIDENTIAL / R-
5 Low Density
Residential Yes No Above
moderate 5 1 1
042-532-009-000 0.099178 1604 FLORES

WAY SLSP

SINGLE FAMILY

RESIDENTIAL / R-
5 Low Density
Residential Yes No Above
moderate 5 1 1
042-532-010-000 0.13876 2208 FARMERS

CENTRAL RD SLSP

SINGLE FAMILY

RESIDENTIAL / R-
5 Low Density
Residential Yes No Above
moderate 5 1 1
042-533-009-000 0.099564 2186 ARMUS PL SLSP

SINGLE FAMILY

RESIDENTIAL / R-
5 Low Density
Residential Yes No Above
moderate 5 1 1
042-533-010-000 0.166472 2190 ARMUS PL SLSP

SINGLE FAMILY

RESIDENTIAL / R-
5 Low Density
Residential Yes No Above
moderate 5 1 1
042-534-006-000 0.138538 2222 ARMUS ST SLSP

SINGLE FAMILY

RESIDENTIAL / R-
5 Low Density
Residential Yes No Above
moderate 5 1 1
042-534-008-000 0.10071 2230 ARMUS ST SLSP

SINGLE FAMILY

RESIDENTIAL / R-
5 Low Density
Residential Yes No Above
moderate 5 1 1
042-534-009-000 0.13733 2234 ARMUS ST SLSP

SINGLE FAMILY

RESIDENTIAL / R-
5 Low Density
Residential Yes No Above
moderate 5 1 1
042-536-006-000 0.136529 1623 MOTTA ST SLSP

SINGLE FAMILY

RESIDENTIAL / R-
5 Low Density
Residential Yes No Above
moderate 5 1 1

Page 203 ends

SINGLE FAMILY

RESIDENTIAL / R-
5 Low Density
Residential Yes No Above
moderate 5 1 1
042-536-011-000 0.147774 2236 FARMERS

CENTRAL RD SLSP

SINGLE FAMILY

RESIDENTIAL / R-
5 Low Density
Residential Yes No Above
moderate 5 1 1
042-580-068-000 49.92048 SLSP

MULTI FAMILY

RESIDENTIAL / R-
20 Medium Density
Residential Yes No Above
moderate 20 82 231
Realistic capacity based on approved
tentative subdivision maps. A 4.11 acre
portion of this site approved is for R-20, and
is included as Moderate Income.
4th 063-072-001-000 0.104137 301 C ST CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Above
moderate 40 4 3
4th 063-072-004-000 0.143481 309 C ST CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Above
moderate 40 6 4
4th 063-072-006-000 0.07174 318 D ST CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Above
moderate 40 3 2
4th 063-072-013-000 0.143481 313 C ST CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Above
moderate 40 6 4
4th 063-073-004-000 0.104285 315 1/2 D ST CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Above
moderate 40 4 3
4th 063-075-002-000 0.132002 1237 ARMFIELD

AVE CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Above
moderate 40 5 4
4th 063-077-001-000 0.264004 1211 ARMFIELD

AVE CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Above
moderate 40 11 7
064-022-011-000 0.390519 80 W KENTUCKY
AVE R-2
DUPLEX

RESIDENTIAL
ZONE
Low Density
Residential Yes No Above
moderate 2 per parcel 2 2
064-170-050-000 0.151627 0 NO ADDRESS CMU-WM

CORRIDOR

MIXED USE -

WEST MAIN
Corridor Mixed
Use Yes No Above
moderate 40 6 4
064-320-001-000 0.485536 0 NO ADDRESS CMU-K

CORRIDOR

MIXED USE -

KENTUCKY AVE
Corridor Mixed
Use Yes No Above
moderate 40 15 14
4th 065-280-023-000 0.480744 0 NO ADDRESS CMU-WM

CORRIDOR

MIXED USE -

WEST MAIN
Corridor Mixed
Use Yes No Above
moderate 40 19 13
065-280-043-000 0.238752 0 NO ADDRESS CMU-WM

CORRIDOR

MIXED USE -

WEST MAIN
Corridor Mixed
Use Yes No Above
moderate 40 10 7
065-280-067-000 0.290643 448 CALIFORNIA

ST CMU-WM

CORRIDOR

MIXED USE -

WEST MAIN
Corridor Mixed
Use Yes No Above
moderate 40 12 8
065-380-012-000 0.266725
741

MEADOWOOD
CT
R-1

SINGLE FAMILY

RESIDENTIAL
ZONE
Low Density
Residential Yes No Above
moderate 1 per parcel 1 1

Page 204 ends

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Above
moderate 40 7 5
066-011-008-000 0.363123 1244 E MAIN ST CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Above
moderate 40 15 10
066-111-029-000 0.493685 845 EAST ST CMU-E

CORRIDOR

MIXED USE -

EAST ST
Corridor Mixed
Use Yes No Above
moderate 40 20 14
066-302-026-000 0.388192
1522

HUTCHISON

VALLEY DR
R-1

SINGLE FAMILY

RESIDENTIAL
ZONE
Low Density
Residential Yes No Above
moderate 1 per parcel 1 1
066-302-031-000 0.211741
1546

HUTCHISON

VALLEY DR
R-1

SINGLE FAMILY

RESIDENTIAL
ZONE
Low Density
Residential Yes No Above
moderate 1 per parcel 1 1
066-303-030-000 0.114372
1539

HUTCHISON

VALLEY DR
R-1

SINGLE FAMILY

RESIDENTIAL
ZONE
Low Density
Residential Yes No Above
moderate 1 per parcel 1 1
066-303-031-000 0.114372
1535

HUTCHISON

VALLEY DR
R-1

SINGLE FAMILY

RESIDENTIAL
ZONE
Low Density
Residential Yes No Above
moderate 1 per parcel 1 1
Above Moderate Income Units 1076 959
Total Number of Units 3,076 2,517

Page 205 ends

Public Hearing Draft 2023
General Plan 2035 City of Woodland
Appendix D: Housing Constraints

Page 206 ends

Public Hearing Draft 2023
General Plan 2035 City of Woodland | D-i
Contents
Appendix D: Housing Constraints ............................................................. 1 Section D.1 Introduction .......................................................................................................... 1 Section D.2 Governmental Constraints ................................................................................... 1 D.2.1 Introduction .......................................................................................................... 1 D.2.2 Land Use Controls ............................................................................................... 1 D.2.3 Zoning Ordinance ................................................................................................ 2 D.2.4 Building and Housing Codes and Enforcement .................................................. 25 D.2.5 Permit, Processing, Procedures ......................................................................... 25 D.2.6 On and Off-Site Improvements........................................................................... 39 Section D.3 Non-Governmental Constraints .......................................................................... 40 D.3.1 Housing Supply/Conditions ................................................................................ 41 D.3.2 Development Costs ............................................................................................ 42 D.3.3 Availability of Financing................................................................ ...................... 44 D.3.4 Summary ........................................................................................................... 45 Section D.4 Environmental and Infrastructure Constraints .................................................... 45 D.4.1 Environmental Constraints ................................................................................. 45 D.4.2 Infrastructure Constraints ................................................................................... 45

Figures
Figure D-1: Woodland’s Design Review for Discretionary Approval(s) ......................................32 Figure D-2: Woodland’s Design Review and Building Permit Process .......................................33 Figure D-3: Woodland Median Home Value ..............................................................................41 Figure D-4: Woodland Median Rent ..........................................................................................42 Figure D-5: Woodland Home Loan Application Dispositions......................................................44

Tables
Table D-1: City General Plan Residential Land Use Designations.............................................. 2 Table D-2: City Zoning Districts that Allow Residential ............................................................... 3 Table D-3: City of Woodland Zoning Ordinance and IZO Development Standards ..................... 6 Table D-4: City of Woodland Spring Lake Specific Plan Development Guidelines ...................... 7 Table D-5: City of Woodland Southeast Area Specific Plan Development Guidelines ................ 7 Table D-6: City of Woodland Downtown Specific Plan Development Guidelines ........................ 8 Table D-7: Small Lot Development Standards...........................................................................10 Table D-8: Housing Types Permitted by Zoning District ............................................................11 Table D-9: Housing Types Permitted by Spring Lake Specific Plan ...........................................12

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Public Hearing Draft 2023
D-ii | City of Woodland General Plan 2035
Table D-10: Housing Types Permitted by Southeast Area Specific Plan ...................................12 Table D-11: Housing Types Permitted by Downtown Specific Plan ...........................................13 Table D-12: Vacant and Underutilized Sites in CMU-E and CMU-K Zones ...............................17 Table D-13A: Timelines for Permit Procedures (Estimates).......................................................27 Table D-13B: Permit and Approval Timelines (Actuals) .............................................................28 Table D-14: Typical Process Procedures by Project Type .........................................................29 Table D-15: City of Woodland Planning Fees, 2020 ..................................................................34 Table D-16: Development Impact Fees for Single- Family Outside of Spring Lake Specific Plan Area ..............................................................................................................35 Table D-17: Development Impact Fees for Multi -Family (per unit) Outside of Spring Lake Specific Plan Area ................................................................................................36 Table D-18: Development Impact fees for Small Multi-Family (per unit) ....................................36 Table D-19: Development Fees for Spring Lake Specific Plan Area ..........................................37 Table D-20: Development Costs for New Single and Multi-Family Units....................................39 Table D-21: Estimated Housing Development Costs .............................................................43 Table D-22: Home Loan Application Dispositions ......................................................................44

Page 208 ends

Public Hearing Draft 2023
General Plan 2035 City of Woodland | D-1
Section D.1 Introduction
This Appendix covers local governmental, non-governmental, and environmental constraints.

Section D.2 Governmental Constraints
D.2.1 Introduction
Local policies and regulations can affect the quantity and type of residential development. Since governmental actions can constrain the development and the affordability of housing, State law requires the housing element to "address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing" (Government Code § 65583(c)(3)).

The City’s primary policies and regulations that affect residential development and housing affordability include: the Zoning Ordinance, the General Plan, development processing procedures and fees, on and off-site improvement requirements, and the California Building and Housing Codes. In addition to a review of these policies and regulations, an analysis of the governmental constraints on housing production for persons with disabilities is included in this Section.

D.2.2 Land Use Controls
This section provides an overview of the City’s land use controls and their relation to the City’s housing supply.

General Plan Land Use Designations
The City of Woodland adopted the 2035 General Plan in 2017. Chapter 2 of the General Plan is the Land Use, Community Design, and Historic Preservation Element and directs the location and form of future development in the City.

The General Plan includes seven land use designations that allow a range of residential development types (see Table D-1), at a variety of densities.

Page 209 ends

Public Hearing Draft 2023
D-2 | City of Woodland General Plan 2035
Table D-1: City General Plan Residential Land Use Designations General Plan Designation Description
Low Density Residential (LD) Single family detached and attached homes and second units with a density range of 1 to 8 units per gross acre.

Medium Density Residential (MD) Single family detached and attached homes, duplexes, triplexes, and fourplexes, multi-family units, group quarters, and mobile home parks with a density range of 8.1 to 19.9 units per gross acre.

High Density Residential (HD) Triplexes, fourplexes, multi-family units, and group quarters with a density range of 20 to 40 units per gross acre.

Downtown Mixed Use (DX) Vertical and horizonal mixed-use buildings between two and six stories tall with a focus on vertical mixed-use along Main Street. Uses include offices, housing, theaters, retail stores, professional services, and restaurants. Buildings are allowed unlimited density with residential uses required to be within the defined FAR of 1.0-4.0 for all uses combined. If the development offers significant community benefit such as public open space or adaptive reuse of a historic structure, it may be allowed to exceed FAR limits.

Corridor Mixed Use (CX) Vertical and horizontal mixed-use with ground-floor retail and residential density ranging from 20 to 40 dwelling units per acre. Allowable FAR of

0.25 to 2.0 for single-use developments and 0.5 to 3.0 for mixed-use developments that combine residential and non-residential uses. If the development offers significant community benefit such as public open space, it may be allowed to exceed FAR limits.

Specific Plan Depending on the type of master-planned development, the allowable density and FAR standards will correspond to the General Plan land use designation(s). Any residential uses must achieve a minimum of 8 dwelling units per acre.

Neighborhood Commercial (NC) Small-scale retail, office, and service-oriented businesses with residential units allowed above the ground floor with unlimited density.

For all uses combined, FAR must be between 0.15 and 0.50 with a maximum 60,000 square foot floorplate for any single user.

D.2.3 Zoning Ordinance
Introduction
The Zoning Code, Chapter 17 of the Woodland Municipal Code (Code), was last comprehensively updated decades ago. It has been amended numerous times, including the 2018 Interim Zoning Ordinance, which applies to approximately 11 percent of the land area within the City. The Interim Zoning Ordinance (IZO) is a first step to implement the 2017 General Plan, however, is limited to specific corridors within the City. The IZO is meant to provide a more predictable and streamlined pathway to dense, mixed- use and residential projects along major corridors and in downtown- adjacent areas of the City.

While the IZO provides predictability and certainty for some property owners and developers during a “transition” period, the City is currently in the processes of comprehensive update of the City-wide Zoning Code to fully address all issues related to the current land use regulations and to create more predictable development review procedures. In addition, the City intends to analyze and update the affordable in-lieu fee as well as entitlement fees.

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This section analyzes both the existing C ity-wide Code (Code) and the IZO, as both documents regulate development within the City.

Zoning Districts
There are 11 zones (City and IZO) that allow residential development in the City: 6 residential, 3 mixed use, 1 commercial, and 3 Specific Plans.

The following table lists the zones that allow residential uses, with or without a use permit, and a description of the zone. For detail on the permit requirements by use type, see Tables D-8 through D-11.

Table D-2: City Zoning Districts that Allow Residential Zoning Districts Purpose/Description Uses1
RR Large Lot
Residential
The RR Zone provides living areas where development is
limited to very low density, single-family housing; and to ensure adequate light, air, privacy, and open space for each dwelling.

Single-family, ADUs,
and duplexes
R-1 Single-Family
Residential
The R-1 Zone provides living areas where development is limited to low density housing; to ensure adequate light, air, privacy, and open space for each dwelling; to provide space for community facilities needed to complement urban
residential areas and for institutions which require a
residential environment.

Single-family, ADUs,
and corner lot
duplexes
R-2 Duplex
Residential
The R-2 Zone provides living areas where a compatible
mixture of one- and two-family dwellings will provide a suitable environment for family living; to ensure adequate light, air, privacy, and open space for each dwelling; to provide space for community facilities needed to
complement urban residential areas and for institutions which require a residential environment.

Single-family, ADUs,
and duplexes
R-M Multiple-Family
Residential
The R-M Zone provides residential areas which can
accommodate a suitable mixture of more intensive land
uses, including multiple-family dwellings, community
facilities, and office, compatible with the surrounding area and consistent with the General Plan.

Single-family, ADUs,
duplexes, and multi-
family
N-P Neighborhood
Preservation
The N-P Zone stabilizes and protects the established
diverse character of older, predominately residential
neighborhoods, where a mix of housing types and other
uses exists. These areas along the fringes of the central business district are characterized by houses generally constructed prior to 1940 and the continued use of these structures as single-family residences is encouraged. The zone is intended to preserve the overall low density
residential character of these neighborhoods while also providing for the continuance of certain existing uses that were legally in existence at the time the zone was created.

Single-family, ADUs,
and duplexes
C-2 General
Commercial
The C-2 Zone provides a general commercial area for the sale of commodities or the performance of services to serve the entire community.

Single-family (ZA
permit), ADUs,
duplexes (ZA permit),
multi-family (CUP)

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Table D-2: City Zoning Districts that Allow Residential Zoning Districts Purpose/Description Uses1
CMU-E Corridor Mixed
Use, East
CMUE Zone is an auto-oriented corridor with a mix of uses.

The use regulations and standards are intended to facilitate revitalization with design flexibility, while also improving urban character. Residential, retail, commercial service, office, and light industrial uses are permitted in a horizontal or vertical mixed-use setting, subject to appropriate
development and design standards to enhance the
streetscape.

Multi-family, Single-
family (ZA permit),
ADUs, duplexes (ZA
permit)
CMU-WM Corridor Mixed
Use, West Main
CMUWM Zone is a mixed-use corridor intended to
accommodate significant residential infill and neighborhood- serving retail. Higher density and intensity development is allowed to give the corridor a more urban character.

Multi-family
CMU-K Corridor Mixed
Use, Kentucky
CMUK Zone accommodates a mix of mostly service and
industrial uses. The district regulations are intended to allow this area to continue to function as an agriculture-industrial corridor while sensitively integrating newer, higher-intensity mixed-use development that activates specific sections of the corridor
Multi-family, Single-
family (ZA permit),
ADUs, duplexes (ZA
permit)
CC Community
Commercial
e CC Zone is intended to provide for commercial
development that serves local neighborhoods as well as the rest of the City but does not regularly attract regional, visitor, or pass-through traffic.

Single-family (ZA
permit), ADUs,
duplexes (ZA permit)
HDR High Density
Residential
HDR Zone is intended to accommodate a broad range of
attached housing types, including tri-plexes, four-plexes, row houses, stacked flats (apartments or condominiums). Units can be contained in single structures or in a collection of cohesive structures with common open spaces and
amenities.

Multi-family (min 2/3
residential required for
any mixed-use)
SLSP Spring Lake
Specific Plan
Specific Plan Mostly single-family
SESP South East
Specific Plan
Specific Plan Mostly single-family
DMU Downtown
Mixed Use
Specific Plan Single-family and
Multi-family. Some
Districts require a ZA
permit for multi-family.
1 Some uses may require a Zoning Administrator use permit. The purpose of the ZA permit is to allow staff level review instead of requiring a Conditional Use Permit (CUP) which is approved by the Planning Commission. Tier1- Minor ZA permit require notice but no public hearing. Tier 2 - Major ZA permit is for projects with significant impacts. Most residential are Tier 1 - minor.

Planned Development and Specific Plan Zones: The Planned Development (PD) Overlay Zone standards also present flexibility for residential development. While the underlying zoning district sets the baseline development standards for any PD, the PD Overlay allows for deviation from lot area, height, lot width, and yard standards when the total development will be improved by a deviation from the standards. In addition, the maximum density can increase up to 25 percent of the standard density for the underlying zoning district which allows for even greater flexibility in the development of residential units.

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The City of Woodland currently has three Specific Plans that allow various types of housing: the Downtown Specific Plan, the Spring Lake Specific Plan (SLSP), and the Southeast Area Specific Plan (SESP). All three Specific Plans allow for single- family, duplex, and multi -family housing types in certain locations. The Downtown Specific Plan is unique in that it contains provisions for transitional housing and single-room occupancy housing. The Spring Lake Specific Plan and the Southeast Area Specific Plan were created to spur gr eenfield development with specific development standards while the Downtown Specific Plan is focused on infill development with minimal development standards that serve to make development more feasible in the downtown area.

Lastly, the City is the proces s of reviewing a fourth p lan known as the Woodland Research and Technology Park Specific Plan. This new Plan, located south of City limits in the City’s sphere of influence, will is essentially the westward expansion of the Spring Lake Specific Plan (SLSP) and will tie into the SLSP existing infrastructure. The Plan will accommodate a variety of residential, research, hotel, and retail development, including over 1,600 low-density, medium-density, and high-density residential units in the next 25 years . When adopted, the new Specific Plan anticipates over 1,100 units in the first 10 years. The City anticipates completion of the Plan in late 2021.

Development Standards
Development standards can constrain new residential development when the standards make it economically unfeasible or physically impractical to develop a particular lot, or there are no suitable parcels which meet the development criteria for building form, massing, height, and density in a particular zone.

Through its Zoning Code, the City enf orces minimum site development standards for new residential uses. These standards are comparable to those in other local communities, and do not pose undue constraints on the development of housing in Woodland. Tables D-3 through D-6 below summarize the basic standards for the City’s residential zoning districts as well as the Specific Plan areas that allow residential development.

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Table D-3: City of Woodland Zoning Ordinance and IZO Development Standards Zone Description Zone Max. FAR Min. Setbacks
(Front/Rear/
Side) (ft.)
Max.

Height (ft.)
Min. Lot Width (ft.) Min. Lot Area (sq. ft.) Max Lot
Coverage
Min. Parking
(spaces per
unit)
Large Lot Single-
Family Residential
R-R N/A 20/25/5 35 70 10,000 40% 2
Single Family
Residential
R-1 N/A 25/20/5 30 Single Family: 60
Duplex corner lot: 70
Single Family: 6,000
Duplex corner lot: 7,000
50% 2
Duplex Residential R-2 N/A 25/20/5 30 Single Family: 60 Duplex: 60
Single Family: 6,000
Duplex corner lot: 7,000
50% 2
Neighborhood
Preservation
N-P N/A 25/20/5 40 Single Family: 60
Duplex: 70
Single Family: 6,000
Duplex corner lot: 7,000
50% 2
Multiple Family
Residential
R-M N/A 20/20/7.5 40/4 stories 60 6,000 per dwelling unit:
1,500 minimum/4,000
maximum
50% 1.5 + 1 space
per 5
Downtown Specific
Plan

DSP N/A
Corridor Mixed-Use
(West Main, East
Main, East St. South)
CMUE 0.25 -2.0
single uses;

0.5 -3.0 mixed
use
5-15/0/0 65/4 stories N/A N/A 70% 1
Corridor Mixed-Use
(Kentucky)
CMUK 0.25 -2.0
single uses;

0.5 -3.0 mixed
use
6-15/0/0 65/4 stories N/A N/A 60% 1
Corridor Mixed-Use
(Armfield)
CMUWM 0.25 -2.0
single uses;

0.5 -3.0 mixed
use
6-15/0/0 65/4 stories N/A N/A 60% 1
Community
Commercial
CC 0.20 15/0/0 4 stories N/A N/A 50% Not listed
High Density
Residential
HDR N/A 15/5/10 45 N/A N/A 70% 1
Source: City of Woodland, 2021

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Table D-4: City of Woodland Spring Lake Specific Plan Development Guidelines Zone Description Land Use Category Min. Setbacks
(Front/Rear/Side) (ft.)
Max. Height (ft.) Min. Lot Width (ft.) Min. Parking
(spaces per unit)
Single-Family Residential R-3 20/20/5 35 70 2
Single-Family Residential R-4 17/20/5 35 55 2
Single-Family Residential R-5 15/20/5 35 50 2
Single-Family Residential R-8 12/15/5 35 40 2
Multiple Family Residential R-15 10/20/5 35 35 1.5 + 1 space per 5 Multiple Family Residential R-20 10/10/5 35 26 1.5 + 1 space per 5 Multiple Family Residential R-25 10/10/5 35 26 1.5 + 1 space per 5 Source: City of Woodland, 2021

Table D-5: City of Woodland Southeast Area Specific Plan Development Guidelines Zone Description Land Use
Category
Min. Setbacks
(Front/Rear/Side)
(ft.)
Max. Lot
Coverage
Min. Open Space Max. Height (ft.) Min. Parking
(spaces per unit)
Single-Family Residential LDR-4 20/20/5 50% - 30 2
Single-Family Residential LDR-5 20/20/5 50% - 30 2
Single-Family Residential LDR-7 20/20/5 50% - 30 2
Multiple Family Residential MDR-20 20/20/10 - 25% 40 1.5 + 1 space per 5 Source: City of Woodland, 2021

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Table D-6: City of Woodland Downtown Specific Plan Development Guidelines District
Description
Specific
Plan
District
Min. Setbacks (Front/Rear/Side) (ft.) Max. Lot Coverage Max. Height (ft.)
Min. Parking (spaces per
unit)
Eastern and
Western Gateway,
Downtown Core,
Core Expansion
A Front - Average (1)
Side – None
Rear Yard – None unless adjacent to
residential use, then 10.
100% 65 Studio: 1
One-bedroom: 1
Two-bedroom: 1.75
Three plus-bedroom: 2
Government
Center
B Front - Average (1)
Side – None
Rear Yard – None unless adjacent to
residential use, then 10.
60% 65 Studio: 1
One-bedroom: 1
Two-bedroom: 1.75
Three plus-bedroom: 2
Transition District C Front - Average (1)
Side – None
Rear Yard – 20, unless adjacent to Areas A or
B, then 10.
60% adjacent to
Areas A or B, 50%
adjacent to residential
zone
40 Studio: 1
One-bedroom: 1
Two-bedroom: 1.75
Three plus-bedroom: 2
Mixed-Use Area D Front - Average (1)
Side – N/A
Rear Yard – N/A unless adjacent to residential
use, then 10.
60% 65 Studio: 1
One-bedroom: 1
Two-bedroom: 1.75
Three plus-bedroom: 2
Gateway
Revitalization
E Front – 20
Side – 15
Rear – 0, except 30 feet setback from RR
center line
50% 40 Studio: 1
One-bedroom: 1
Two-bedroom: 1.75
Three plus-bedroom: 2

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Development standards for residential uses , such as maximum building height and minimum parking requirements, are similar across the R-R, R-1, R-2, N-P, and R-M zoning districts even as allowed density increases. One exception to note is the minimum lot area per unit decreases as allowable development intensity increases from the R -1, single-family residential zone to the R-M, multiple-family residential. Likewise, the front setback requirement becomes less restrictive as permitted density increases. In addition, some specific plans, such as the Spring Lake Specific Plan and Downtown Specific Plan, allow greater unit density and less restrictive setbacks for mixed use and multi-family residential projects.

The IZO Corridor Mixed-Use and High-Density Residential districts’ development standards allow for more residential units to be built with less restrictive standards. Notably, the development standards allow for taller buildings with more flexibility for architectural features and large maximum lot coverage percentages to increase the feasibility of mixed use or residential structures of being built. The absence of minimum lot area and lot width standards also reduces constraints on these lots . The parking requirements of these zoning districts are lower in comparison to the other districts in the City, requiring only one per unit rather than 1.5 or 2. The IZO increases the ability for developers to build mixed- use and high-density residential.

Additionally, the City adopted Code amendments in April 2020 which added high -density development standards and objective design standards that apply to both the High- Density Residential district and the Corridor Mixed- Use districts. These amendments serve to provide more predictability to the approval process and further the development of residential units. While these code amendments are relatively new, the City has already begun to see an increase in development proposals and increased densities proposed.

Residential parking standards in the City of Woodland are based on the number of units for both single and multi-family developments. All single-family residences and duplex dwelling units are required to provide a minimum of two parking spaces for each unit. Apartments and multiple- family dwellings are required to provide 1.5 parking spaces per unit plus one guest parking space for each five units. Qualified senior citizen housing requires one parking space for each two dwellings. The parking requirement for a second unit is one space for each bedroom not to exceed two spaces, which do not have to be covered. The zoning regulations requires one space per two beds (with a minimum of two spaces) for boarding houses, rooming houses, and group quarters, which do not have to be covered.

The downtown parking standards are more pedestrian-oriented and require less spaces than in other areas of the City. The ordinance reduced parking standards for all allowed residential types:
one space per live/work unit, one space for studio and one-bedroom apartments, 1.75 spaces per two-bedroom apartment, and 2 spaces for apartments with 3 or more bedrooms. The City Council also established a parking in-lieu fee for the downtown area as well as shared parking standards for nonresidential uses and off -site parking for res idential uses . The City’s landscaping requirements apply to all new construction except residential structures of three units or less on one parcel of land.

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While all of the base residential development standards are listed above, the Code contains other provisions that provide flexibility for many of the base standards. This allows property owners and developers to maximize development on their lots without requiring discretionary action. For instance, certain architectural features may project into required yards and courts such as canopies, chimneys, cornices, eaves, rain gutters and other architectural features supported from the structure may project twenty -four inches into a required yard or court. Also, balconies, fire escapes, handicapped ramps and outside stairways may project into a required yard. The zoning regulations also allow patio covers, sunshades and similar structures attached to the main building, may utilize up to twenty percent of the required rear yard area.

Other provisions that provide flexibility include: second-story additions may be constructed in the side yard, relocation of rear yard setback for corner lots, and reduced setbacks for accessory structures. In addition, the landscaping regulations require a landscaped strip eight fee t wide along the public right of way but there is a provision to reduce the length down to four feet if certain conditions are met.

The City’s residential development standards —including setbacks, minimum lot sizes, lot area per dwelling unit, building height limits, and parking requirements—have not served as constraint to the provision of housing development.

Small Lot Development : The Spring Lake Specific Plan provides standards for small lot developments (lots less than 4,000 square feet). The standards act as an alternative to attached housing in multi-family districts. They apply to all small lot subdivisions, whether the tentative map is designed with single or multiple units per lot (condominium). By providing greater development flexibility and allowing smaller lot sizes, the ordinance facilitates development and reduces development costs. The City has utilized the PD district to provide even greater flexibility from the Small Lot Development standards, particularly for the R-15 land use category where the density standards a more restrictive. The City also uses the Planned Development (PD) review process to provide a means for exceptions from development standards and allow greater flexibility in development concepts. PD review was utilized for two small lot single-family projects in the Spring Lake area, the Beeghly Ranch and Parkside 3, to allow exceptions and the ability to allow development on oddly shaped parcels. Development standards for small lot development are summarized below.

Table D-7: Small Lot Development Standards
Specific
Plan Land
Use
Min. Lot Size
– Gross (sq.
ft.)
Min. Lot
Dimensions
(ft.)
Min. Front Setback
(House/Garage)
(ft.)
Min. Side Setback
(Interior/Street)
(ft.)
Min. Rear
Yard
Setback (ft.)
Max.

Heigh
t (ft.)
R-15 2,904 40 x 60 10/20 5/10 10 35
R-20/R-25 2,178 30 x 62 6/6 3.5/10 10 35

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Provisions for a Variety of Housing
The City of Woodland has adopted provisions in its Zoning Ordinance that facilitate a range of residential development types ( see Table D-8) . The following sections outline any additional requirements for certain residential use types. The City has adopted ordinances to ensure the Zoning Ordinance and Interim Zoning Ordinance comply with legal requirements for a variety of housing types. However, some of the Specific Plan areas do not allow all varieties of housing typologies, such as transitional/supportive housing and care facilities and are vague in regulation of accessory dwelling units. The City includes Program A.24 to identify inconsistencies and amend the Specific Plans to allow these typologies.

Table D-8: Housing Types Permitted by Zoning District
Residential Use Zone
R-R R-1 R-2 N-P R-M CMUE CMUK4 CMUWM CC HDR
Single-Family P P P P P P3 P3 - P3 -
Duplex P C1 P P P P3 - - P3 -
Multi-Family - - - P2 P P P P - P
Residential Care/Group
home <6P
-P -P -P P2 P P P P - P
Residential Care/Group
home >6P
-C -C -C P2 C C C C - P
Emergency Shelter - - - - C C C - - -
Manufactured Homes P P P P P - - - - -
Mobile Home Parks C C C C C - - - - -
Accessory Dwelling Units
(ADUs)

P P P P P P P P P P
Supportive Housing P P P P P P P P P P
Transitional Housing P P P P P P P P P P
Single-Room Occupancy
Unit (SRO)
- - - - - - - - -
P = Permitted Use
C = Conditional Use
“-“ = Not Permitted
Notes:
1 Duplexes permitted on corner lots only
2 Existing uses in the N -P zone on December 6, 1979. These uses may be replaced with new structures containing the same number of, but no additional, dwelling units, rooms or beds than existed on December 6, 1979. Nursing and convalescent homes may be expanded or enlarged by a conditional use permit. 3 Requires Zoning Administrator permit
4 Residential uses on the north side of Kentucky allowed with an approved Specific Plan

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Table D-9: Housing Types Permitted by Spring Lake Specific Plan Residential Use Zone
R3 R-4 R-5 R-8 R-15 R-20 R-25
Single-Family P P P P - - -
Duplex - - P P - - -
Multi-Family - - - - P P P
Residential Care <6P - - - - - - -
Residential Care >6P - - - - - - -
Emergency Shelter - - - - - - -
Manufactured Homes - - - - - - -
Mobile Home Parks - - - - - - -
Farmworker Housing - - - - - - -
Accessory Dwelling Units (ADUs) P P P P - - -
Supportive Housing - - - - - - -
Transitional Housing - - - - - - -
Single-Room Occupancy Unit (SRO) - - - - - - -
P = Permitted Use C = Conditional Use “ -“ = Not Permitted

Table D-10: Housing Types Permitted by Southeast Area Specific Plan Residential Use Zone
LDR(4) LDR(5) LDR(7) MDR(20)
Single-Family P P P 1
Duplex P P P -
Multi-Family - - - P
Residential Care <6P - - - -
Residential Care >6P - - - -
Emergency Shelter - - - -
Manufactured Homes - - - -
Mobile Home Parks - - - -
Farmworker Housing - - - -
Accessory Dwelling Units (ADUs) - - - -
Supportive Housing - - - -
Transitional Housing - - - -
Single-Room Occupancy Units (SRO) - - - -
P = Permitted Use
C = Conditional Use
“-“ = Not Permitted
Notes:
1 Cluster Housing, and senior/retirement units are permitted, but are likely to be more similar to multi -family than attached single -family

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Table D-11: Housing Types Permitted by Downtown Specific Plan Residential Use Districts

A B C D E
Single-Family - - P P P
Duplex - - P P P
Multi-Family P P - P P
Residential Care <6P - - - -
Residential Care >6P - - - -
Emergency Shelter - - - -
Manufactured Homes - - - -
Mobile Home Parks - - - -
Farmworker Housing - - - -
Accessory Dwelling Units (ADUs) - - - -
Supportive Housing - - - -
Transitional Housing - C1 - C1 -
Residential Hotel/Temporary Housing C - C C -
P = Permitted Use
C = Conditional Use
“-“ = Not Permitted
Notes:
1 Facility or use that provides temporary housing for individuals on a not -for-profit basis. May include, but is not limited to, emergency housing on a short -term basis or temporary transitional basis until permanent housing is available. Does not include temporary shelters for the relief of natural disasters or similar emergencies.

Source: City of Woodland, 2021

D.1 Multi-Family: Section 17.48.050 (Other required conditions) of the Zoning Ordinance requires a limited number of specific requirements associated with the development of multi-family housing, including:
• Access From Public Street.
• Distance Between Buildings on Property: One-Story: 10 feet; Two-Story: 15 feet. • Site plan approval for all uses requiring a building permit.

The City's standing Zoning Ordinance contains design standards for the Multi -family, Neighborhood Preservation, and Low Density Residential Districts. The Interim Zoning Ordinance contains standards for the Corridor Mixed Use and High Density Residential districts where multi- family housing is permitted by right. The Interim Zoning Ordinance contains objective standards for multi-family development.

The Zoning Ordinance also references compliance with com munity design standards for any multi-family development in the R-M (Multiple-Family Residential Zone). The Community Design Standards, adopted in 1998 and updated in 2004, regulate site planning and architectural style.

The design standards require certain elements for any multi-family development such as:
• Sufficient outdoor privacy for each unit such as patios, decks and balconies;

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• Covered off-street parking;
• Building mass broken into smaller units, possible including some on-story elements; and • Attractive landscaping including larger trees.

The Community Design Standards also include objective parameters for both single- family and multi-family projects such as emphasized entryways, deemphasized garages, appropriate window forms, var ied roof styles, and the appropriate use of trim, materials, and colors where appropriate. Multi- family projects are required to use a variety of materials and colors with architecture variations. Staff works closely with the architects to ensure designs conform to existing guidelines.

One of the goals of the City’s design review process is to preserve and enhance buildings and districts that have historical value by virtue of its architecture, historic association, or age. For example, when converting a Victorian house to offices, it would be unacceptable to replace wood- sash windows with modern materials such as aluminum, and signage would need to respect the style of the building and neighborhood . Review of historical structures is guided by the City’s Historical Preservation Ordinance and the Downtown Specific Plan where a majority of the historic structures in the City are located.

The Community Design Standards uses both ‘standards’ and ‘guidelines’, suggesting some subjectivity to the requirements, which may require additional review of certain applications. For example, “each design topic is divided into standards, which are mandatory elements and techniques that must be incorporated into the design of all new and existing development, and recommended elements, which describe desirable features that should be carefully considered in the design of a project … [but] are not required.”.

Site plan and design review for multi-family projects may occur alone or in combination with other entitlement requests, as applicable. If combined with an entitlement request, such as a Tentative Map which requires a public hearing, design review may be conducted at the same time, or it may be deferred for a later time. If deferred, it is typically handled as a staff level approval. Site plan and design review that is conducted for uses that are permitted by right are handled at a staff level as a ministerial action. Staff confirms consistency with recently adopted objective standards and compliance with codes requirements. In the case wher e a tentative map is required, the standard subdivision findings as required in the subdivision ordinance are required. In the case where a use is ministerial, and permitted by right, the project must show that it is able to meet required standards. Current review and approval procedures, which have been modified to allow staff level review and utilize objective design standards, have reduced previously identified constraints to multi-family housing. The City has already seen positive outcome of these changes.

D.2 Accessory Dwelling Units ( ADUs): Section 17.104.010 (Accessory Dwelling Units) provides a wide range of specific development standards for ADUs, including for maximum size, parking/access, height, setbacks, lot coverage, architecture requirements, and landscape requirements. Accessory dwelling units and junior accessory dwelling units are permitted in all zoning districts that allow for any single-family or multifamily residential use, including the corridor

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mixed use districts if they allow for any residential use. The City has been utilizing the new ordinance to allow ADUs throughout the community. The land use tables will be updated with the Comprehensive zoning update, consistent with the existing ADU ordinance.

The City recently updated their ADU ordinance in early 2020 and all development standards are consistent with State law.

D.3 Single Room Occupancy (SRO): A Single-Room Occupancy (SRO) unit is considered a small, affordable housing unit that can serve as an entry point into the housing market for people who previously experienced homelessness. These units typically range between 200 and 350 square feet in size.

The current Zoning Ordinance does not explicitly define or allow Single Room Occupancy units in any zone, but does allow for residential hotel/temporary housing units are allowed in District A of the Downtown Specific Plan. In addition, the Zoning Ordinance update that the City is currently undergoing aims to address issues relating to permitting procedures to create a more streamlined entitlement process which will help provide greater predictability in the approval and development of permanent affordable housing options such as residential hotels/SROs. The City currently has one residential hotel located on the upper floors of the Woodland Hotel, located in the downtown area.

D.4 Mobile/Manufactured: The Zoning Ordinance includes special provisions for Mobile homes/Manufactured homes in Section 17.104.120 (Mobile homes (manufactured homes), trailers, home and RV/travel trailer parks).

Mobile home parks are allowed with a Conditional Use Permit (R-1, R-2, N-P, R-M) on sites five acres or larger, with the same maximum density as the underlying zoning district. In addition, the park must conform to the provisions of Title 25 of the California Administrative Code.

Mobile/Manufactured Homes are allowed in a residential zone, subject to the following requirements:
• Only be occupied for residential purposes.
• Conform to all residential use development standards for single- family structures applicable to the zone.
• Acquire certification under the National Manufactured Housing Constructed and Safety Standards Act of 1974, and has been constructed after June 15, 1976. • Be attached to a permanent foundation system approved by the Woodland Building Inspection Division.

City Municipal Code Chapter 5.36 (Manufactured Home Space Rent Control) establishes a ‘space rent ceiling’ provision for manufactured home parks . Parks that meet all the requirements of Section 798.17 of the California Civil Code and those under restrictive covenants for affordable housing are exempt. The rent ceiling is based on the rent amount in e ffect on January 1, 1996.

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Park owners may only increase the rent above the ceiling in accordance with the provisions of Chapter 5.36.

D.5 Emergency Shelters: State law (Government Code Section 65583) requires all cities and counties in California to allow emergency shelters by-right in at least one zoning district and to demonstrate in the housing element that the identified zone is appropriate for housing and has adequate capacity to accommodate the jurisdiction’s unmet emergency shelter needs. State law also specifies the development standards, locational restrictions, and other requirements that local jurisdictions can apply to emergency shelters.

In Woodland, emergency shelters are currently (2022) permitted in the R-M zone with a use permit and downtown in CMUE, CMUK, RC/LIF, LIF, and DMU Districts B and C with a CUP. Previously, the City had complied with the by-right requirement of State law by permitting emergency shelters by right in Zones C and E of the East Street Corridor Plan. However, when the Interim Zoning was adopted, replacing the E Street Corridor Plan, the by-right allowance for emergency shelters was removed.

To comply with State law, the City will need to amend the Zoning Ordinance to allow emergency shelters by-right in at least one zoning district. The Industrial (I) and Industrial/Light Industrial Flex (I/LIF) Zones have been identified as potential candidate zones for allowing emergency shelters by-right. The City’s existing emergency shelters were constructed in the Industrial Zone and have been functioning well for residents of these facilities. Table D-12 shows 11 available sites within the I Zone totaling 290 acres and 28 available sites in the I/LIF Zones totaling 49 acres. The sites identified in Table D- 12 below are all within one mile of a transit stop and along major transportation corridors, are not located near any environmental hazards, and are located near potential jobs. Final evaluation of the appropriate zone or zones will be conducted as part of the in-progress Comprehensive Zoning Code update.

To estimate the capacity for emergency shelter beds in each zone, the City analyzed the density of a recently built shelter facility, which provides 100 beds on 1.25 acres at a density of 80 beds per acre. Based on the site size and maximum bed limitation of 40 beds per facility, the sites identified in either zone in Table D-12 below would have adequate capacity to accommodate the City’s unmet need for 138 shelter beds. Housing Element Program A.14 calls for the City to amend the Zoning Code to allow for emergency shelters by right in one or more zones that provides appropriate access to transportation and other services and has capacity to meet the City’s unmet shelter need for 138 beds. It is also noted that it is possible that shelters may occupy existing buildings as well as building from the ground up, which is far more expensive.

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Table D-12: Vacant and Underutilized Sites in Industrial and Industrial/Light Industrial Flex Zones APN Site Area (Acres) Address
Industrial Zone
027-370-031-000 4.9 No Address
027-360-034-000 6.2 No Address
027-350-058-000 17.6 231 Hanson Way
027-350-054-000 24.1 No Address
027-210-036-000 100.0 1791 E Kentucky Ave
027-210-035-000 50.0 No Address
027-210-034-000 15.1 No Address
027-210-037-000 17.8 No Address
027-210-038-000 24.4 No Address
027-210-039-000 15.1 No Address
027-210-040-000 15.1 No Address
TOTAL – 11 sites 290.3 acres
Industrial/Light Industrial Overlay
063-103-032-000 0.69 27 Harter Ave
027-450-025-000 2.30 N Pioneer
027-450-089-000 2.17 1464 Churchill Downs Ave
027-450-018-000 2.07 1472 Churchill Downs Ave
027-450-019-000 2.07 1480 Churchill Downs Ave
063-010-030-000 1.00 461 Harter Ave
063-030-029-000 1.42 1440 E Kentucky Ave
063-090-021-000 0.63 1230 E Beamer St
063-010-060-000 2.01 0 Bluegrass Pl
027-450-026-000 1.67 0 N. Pioneer Ave
063-010-050-000 2.51 0 Bluegrass Pl
063-080-038-000 2.09 0 Matmor Rd
063-040-029-000 4.23 0 N. Pioneer Ave
063-080-044-000 0.68 0 Matmor Rd
063-040-025-000 2.91 1428 E Beamer St
063-050-026-000 4.72 No Address
063-080-054-000 3.43 1360 E Beamer St
063-080-019-000 1.28 0 S. Wilson Way
063-050-015-000 1.35 0 Industrial Way
063-103-004-000 0.34 15 Harter Ave
063-080-036-000 0.44 Matmor Rd
063-080-039-000 1.77 40 Matmor Rd
063-080-005-000 1.62 0 Donnelly Cir
063-102-012-000 0.51 1245 E Beamer St
063-010-033-000 0.86 227 Harter Ave
027-420-003-000 1.00 1219 E Kentucky Ave
063-010-043-000 0.33 Kentucky Ave
027-450-092-000 2.55 Santa Anita
TOTAL - 28 Sites 49.33

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The City applies the following development standards to emergency shelters:

1. Must be at least 300 feet from an existing emergency shelter

2. Maximum of 40 beds

3. One off-street parking space for each employee or volunteer plus one space per family sheltered and 0.35 space for each non- family bed. Planning Director can grant modifications to parking requirements. Bicycle parking must also be provided and may be used to reduce automobile parking requirements.

4. Size and location of indoor and intake and waiting areas, including minimum of 10 square feet per bed and two private offices/cubicles. Outdoor security lighting is required.

5. On-site management must be present at all times during operation. Annual management plans must be filed with the City.

6. Maximum stay is six months in a 12-month period.

7. Central cooking, dining, and laundry facilities must be adequate for the maximum number of residents. A designated outdoor smoking area must be provided and must not be visible from the street.

With the exception of the parking standards, the development standards for emergency shelters are in compliance with State law (Government Code Section 65585(a)(4)(A). Recent changes to State law (AB 139) reduced the parking standards that local agencies can require of emergency shelters to only accommodate the staff working in the emergency shelter.

To ensure the City has adequate land zoned to accommodate emergency shelters, the Housing Element includes program A.22 to amend the Zoning Code to identify at least once zone where emergency shelters are allowed by right and to amend the parking standards for compliance with Government Code Section 65585(a)(4)(A).

D.6 Low Barrier Navigation Centers: Assembly Bill 101, passed in 2019, requires that l ow barrier navigation centers be a use by right in mixed- use zones and nonresidential zones permitting multifamily uses if it meets specified requirements. A low barrier navigation center is defined in Government Code Section 65662 as a “Housing First”, low- barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter, and housing. Program A.22 includes an update to the City Zoning Code to address this new requirement.

D.7 Tr
ansitional and Supportive Housing: Consistent with State law, t he Zoning Ordinance and Interim Zoning Ordinance stipulates that Transitional and Supportive Housing shall be considered a residential use and only subject to the restrictions that would apply to other similar residential uses in the zoning district.

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Assembly Bill 2162, passed in 2018, requires that jurisdictions change their zoning to provide a “by right” process and expedited review for supportive housing. The approval of 100 percent affordable developments that include a percentage of supportive housing units, either 25 percent or 12 units, whichever is greater, must be allowed without a conditional use permit or other discretionary review. The City Zoning Code is not yet in compliance with recent updates to State law related to by -right permanent supportive housing outlined in Assembly Bill 2162. Program A.22 includes an update to the City Zoning Code to address this new requirement.

D.8 Farmworker Housing: The City does not explicitly allow farmworker housing in any zoning district. The Housing Element includes Program A.7 to amend the Zoning Ordinance, consistent with Health and Safety Code Section 17021.5 and 17021.6, to allow farmworker housing in residential areas. The City is also utilizing funds generated from in- lieu fees and Spring Lake Affordable Housing Off-Site Fees to construct farmworker rental units, a total of 101 of which were constructed in 2019.

D.9 R esidential Care Facilities : City Municipal Code Section 17.12.010 defines a “Residential Care Home” as a state authorized, certified or licensed family care home, foster home, or group home serving six or fewer mentally disordered or otherwise handicapped persons or dependent and neglected children on a 24-hour basis. In compliance with State law, the City currently allows “Residential Care Homes” in the R-1, R-2, N-P, R-M, and CMU zones as a permitted use.

Currently, “Residential Care Homes” with more than six mentally disordered or otherwise handicapped persons or dependent and neglected children are allowed in the R -1, R-2, N-P, R- M, CMU, and ESD zones with a conditional use permit (CUP). While not explicitly required by State law, the CUP requirement for group homes of more than six persons was identified by HCD as a fair housing issue. The Housing Element includes Program C.11 to review the Zoning Code requirements for larger group homes and amend the Zoning Code to allow Residential Care Homes with more than six persons as a permitted use in one or more zones to ensure State law requirements related to fair housing and services to disabled individuals are met.

Housing for Persons with Disabilities
The City also allows residential retrofitting to increase the suitability of homes for persons with disabilities in compliance with accessibility requirements.

E.1 Reasonable Accommodation: Persons with disabilities normally have a number of housing needs that include accessibility of dwelling units; access to transportation, employment, and commercial services; and alternative living arrangements that include on-site or nearby supportive services. Woodland ensures that new housing developments comply with California building standards (Title 24 of the California Code of Regulations) and federal requirements for accessibility.

The City’s Municipal Code includes Section 17.104.190 , “Reasonable Accommodation for Persons with Disabilities.” The Code establishes a process and provides criteria for reviewing reasonable accommodation requests for persons with disabilities. Section 17.104.190.B states “A

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request for reasonable accommodat ion may include a modification or exception to the rules, standards, and practices for the site, development, and use of housing-related facilities that would eliminate regulatory barriers and provide a person with a disability equal opportunity to housing of their choice.” A request for reasonable accommodation is submitted to the Director and is not subject to any processing fees. The Director will make a determination within 45 days and either grant, grant with modifications, or deny a request for reasonable accommodation. Decisions for approval are based on the following factors:

1. Whether the housing, which is the subject of the request, will be used by a person with a disability as defined under the acts;

2. Whether the request for reasonable accommodation is necessary to make specific housing available to a person with a disability as defined under the acts;

3. Whether the requested reasonable accommodation would impose an undue financial or administrative burden on the City;

4. Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a City program or law, including, but not limited to, land use and zoning;

5. Potential impact on surrounding uses;

6. Physical attributes of the property and structures;

7. A lternative reasonable accommodations which may provide an equivalent level of benefit.

While the review is intended to promote health, safety, and welfare for all residents, HCD has identified that factor considering the potential impact on surrounding uses could be considered a constraint on housing for persons with disabilities. Program C- 11 directs the City to review and update findings for the Reasonable Accommodation Ordinance to remove this factor from the review procedures for reasonable accommodation.

Woodland implements and enforces Chapter 11A (Housing Accessibility), of the 2019 California Building Code. The City provides information to all interested parties regarding disabled accommodations within the zoning ordinance, the permitting processes, and the application of relevant building codes for housing for persons with disabilities.

E.2 Zoning and Other land Use Regulations: As part of Woodland’s previous housing element update, the City conducted a comprehensive review of its zoning laws, policies and practices for compliance with fair housing laws. The City has not identified any zoning or other land- use regulatory practices that could discriminate against persons with disabilities and impede the availability of such housing for these individuals. As part of the ongoing comprehensive Code update, the City will ensure any new or modified regulations will not constraint development of housing for persons with disabilities.

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The City permits housing for special needs groups—which includes the disabled—without regard to distances between such uses or the number of uses in any part of the City. The Land Use Element of the General Plan does not restrict the siting of special needs housing.

The Woodland Zoning Ordinance provides the following definition of “family.” One or more persons occupying a premise and living as a single housekeeping unit, as distinguished from a group occupying a boarding house, lodging housing, or hotel, as herein defined. The Zoning Ordinance’s definition of family does not constrain housing for persons with disabilities.

As discussed above, the City allows group homes of six or fewer persons by right, as required by State law. The City does not require a CUP or other special permitting requirements for group homes of six or fewer persons. The City does; however, require a CUP for “Residential Care Homes” that house more than six mentally disordered or otherwise handicapped persons or dependent and neglected children in the zones that allow group homes for six or fewer persons.

The City proposes program C.11 to evaluate if CUP requirements for large group homes are a constraint.

Incentives for Affordable Housing
F.1 Inclusionary/Affordable Housing: The City of Woodland has had an inclusionary (affordable) housing requirement since the mid- 1990s. Under inclusionary zoning, market -rate developers of projects exceeding a specified unit threshold (e.g., 5, 10, 15, or 20 units) are required to provide some percentage of these units at affordable prices or rents.

The requirements of the City’s Affordable Housing Ordinance are based on both the type of housing (for-sale or multi-family rental units) and the geographic location with certain limitations.

For residential projects within the Southeast Area Specific Plan (SEASP), in the event of a conflict between this Ordinance and the applicable provisions of the SEASP, the SEASP shall prevail except when a parcel is rezoned for residential use. In addition, the Ordinance shall regulate the development of affordable housing.

The City updated the Affordable Housing Ordinance in April 2020 to expand its applicability citywide, except in Spring Lake which has its own affordability requirements. The amendments attempt to alleviate any burden and facilitate overall housing production and provide temporary relief from the standard provisions of the Affordable Housing Ordinance for two years. Projects over 81 units require 10 percent dedicated as affordable to low-income households, removing the requirement for very low income. In order to incentivize higher density projects, development projects shall be required to meet a five percent low-income requirement if they are developed to a level of at least 95 percent of the maximum allowed density. In addition, the City is developing a standard in-lieu fee for single-family and multi-family projects, rather than relying on a negotiated process based on gap financing analysis.

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The updated Affordable Housing Ordinance provides inclusionary housing requirements for for - sale and rental units, with differing requirements depending on location within the city, a breakdown of the requirements based on the housing type and location is provided below:
• For-sale units in areas within existing city limits and designated in the City’s General Plan as Downtown Mixed Use, Corridor Mixed Use, and Neighborhood Commercial:
o All new for-sale projects of 30 units or less shall be exempt from the requirements. o For all new for-sale projects of 31 to 80 units, five percent of units shall be affordable to low-income households.
o For all new for-sale projects of 81 or more units, 10 percent of units shall be affordable to low-income households. However, for all new, for-sale projects that are developed to a level at least 95 percent of the allowable maximum density, five percent of units shall be affordable to low-income households.
• For-sale units in all other areas of the city:
o In projects of at least 10 units, developed at the maximum allowed density but at no less than 10 units per acre, five percent of new for-sale units shall be affordable to low- income households.
o In all other projects of at least 10 units i n size, 10 percent of new for-sale units shall be affordable to low-income households.
o Calculations of required affordable units that result in a fraction of a unit shall be rounded up to the nearest whole unit.
o The City Council may determine the need to implement an additional requirement for 10 percent of new for -sale units to be affordable to moderate income households, based on prevailing conditions in the housing market. Such a finding would require an amendment to this chapter as well as an amendment to the Spring Lake Specific Plan and Spring Lake Affordable Housing Plan.
• Multifamily Rental Units in areas within existing city limits and designated in the City’s General Plan as Downtown Mixed Use, Corridor Mixed Use, and Neighborhood Commercial:
o Multifamily rental projects of 30 units or less shall be exempt from the requirements. o For all multifamily rental projects of 31 to 80 units, five percent of units shall be affordable to low-income households.
o For all multifamily rental projects of 81 or more units, 10 percent shall be affordable to low-income households. However, for new, multifamily rental projects that are developed to a level of at least 95 percent of the allowed maximum density, five percent of units shall be affordable to low-income households.

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o Calculations of required affordable units that result in a fraction of a unit shall be rounded up to the nearest whole unit.
• Multifamily Rental Units in all other areas of the city:
o 10 percent of all multifamily rental units shall be affordable to low-income households. o These requirements shall apply to all multifamily rental projects of at least 20 units.

Projects with fewer than 20 units are exempt from affordable housing requirements.

Calculations of required affordable units that result in a fraction of a unit shall be rounded up to the nearest whole unit.

The Ordinance includes a provision that the sections on For-sale units in areas within existing city limits and designated in the City’s General Plan as Downtown Mixed Use, Corridor Mixed Use, and Neighborhood Commercial and the section on Multifamily Rental Units in areas within existing city limits and designated in the City’s General Plan as Downtown Mixed Use, Corridor Mixed Use, and Neighborhood Commercial shall expire two years from the effective date of Ordinance No. 1662 or the date when the City has issued building permits for a total of 400 residential dwelling units (included for-sale and multifamily units) in areas designated in the City’s General Plan as Downtown Mixed Use, Corridor Mixed Use, and Neighborhood Commercial. Once these subsections have expired, the sections on for-sale units and multi-family rental units in all other areas of the city remain in effect . Ordinance No. 1662 was updated in April of 2020 and it is anticipated that two sections listed above will expire in April 2022 if the dwelling unit goal is not met.

The City has recently received a Local Early Action Planning (LEAP) grant to analyze and develop a standardized affordable housing in- lieu fee. Over the last several years, the City has utilized Development Agreements to allow the payment of fees in-lieu of constructing affordable housing.

The City’s goal is to standardize this practice and provide greater certainty to future developments rather than negotiating on an ad-hoc basis.

F.2 Density Bonus : The City's Bonus Density Ordinance needs to be updated to remain consistent with Government Code Section 65915. See program A.10. Currently, applicants of residential projects of five or more units may apply for a density bonus and additional incentive(s) if the project provides for construction of one of the following:

1. 10 percent of the total units of a housing development for lower income households as defined by Health and Safety Code Section 50079.5; or

2. 5 percent of the total units of a housing development for very-low-income households, as defined in Health and Safety Code Section 50105; or

3. At least 50 percent of the total dwelling units for qualifying residents, as defined in Section

51.3 of the Civil Code; or

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4. At least 20 percent of the total dwelling units of a condominium project, as defined in Civil Code Section 1351(f), for residents of moderate income, as defined in Health and Safety Code Section 50093.

The amount of density bonus to which the applicant is entitled varies according to the amount by which the percentage of the affordable housing units exceeds the minimum percentage established in this section, but at least 25 percent above the specified General Plan density. In addition to the density bonus, eligible projects may receive at least one additional development incentives, depending on the proportion of affordable units and level of income targeting. The incentives are offered:

1. Use of federal, state or local affordable housing funds to subsidize the cost of the qualifying project;

2. Waiver or reduction of City building permit, plan check and inspection fees (excluding re- inspection fees);

3. Waiver and/or deferral of City impact fees until issuance of a certificate of occupancy for the qualifying project;

4. Reduction of local zoning standards that indirectly increase housing costs, including, but limited to, to off street parking requirements, minimum square footage, height limitations or setback requirements;

5. Construction by the city of such public improvements as streets, sewers and sidewalks, street name and traffic signs, water mains, storm drains and street lights in association with the project;

6. Approval of mixed-use zoning in conjunction with the housing project if commercial, office, industrial or other land uses will reduce the cost of the housing development and if the commercial, office, industrial or other land uses are compatible with the housing project and the existing or planned development in the area where the proposed housing project will be located.

Replacement Policies
Condominium Conversions: As a means of maintaining the supply of rental units and preserving the affordable housing stock, the City requires a Conditional Use Permit for conversion of existing rental dwelling units to condominiums and new condominium construction. The conversion requirements mandate relocation assistance for eligible tenants and anti -discrimination policies in the sale of converted units. The conversion also requires an economic report on availability of comparable rental units at similar rental rates remaining within the city, including vacancy rate information. Several reports are required for condominium conversion, including a report outlining the available low- and moderate- income housing within the city; a report on the feasibility of providing all or a portion of the conversion units for sale to low and moderate income individuals

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or families; and a report on the feasibility of retaining a portion of the total units for rental occupancy.

Short-Term Rentals
The City does not have a short -term rental (STR) ordinance to control or regulate the use of residential properties for temporary rental. Short term rentals are regulated in the IZO, requiring a CUP in the CMU- E and CMU -WM zones. The City has not observed a reduction in the availability or affordability of housing resulting from short-term rentals.

D.2.4 Building and Housing Codes and Enforcement
New construction in Woodland, including additions, must comply with the 2019 California Building Codes (CBC) , which amends the International Building Code, and the City of Woodland Floodplain Ordinance. The City of Woodland adopted the 2019 CBC with minor revisions relating to Building Permit expiration after 12 months if no site work has begun, the inclusion of Capital Improvement Facilities Fees, updated Violations standards, as well as general standards such as thickness of concrete floor slabs, asphalt paving standards, and automatic sprinkler system installation standards. Overall, these revisions would not adversely affect the ability to construct housing in Woodland.

With regard to existing residences, the Fire Department inspects all apartment buildings annually to ensure that the units comply with life safety requirements, such as having appropriate smoke detectors and emergency exits. Other than the inspections of apartments, City inspectors will only inspect existing residences in response to complaints of substandard housing or life safety conditions received from the public. In these cases, the City takes enforcement action only in cases where the dwelling in question does not comply with the Uniform Housing Code, which specifies minimum standards for the health, safety, and welfare of residents. These standards are less stringent than the current CBC for new construction.

Existing residences may be remodeled or expanded provided that the existing structure has no obvious sanitary or safety hazards, all building code requirements have been met, and the necessary permits have been issued. Additions must comply with the current building codes.

D.2.5 Permit, Processing, Procedures
Permits and Procedures
The time required to process a project varies greatly from one entitlement to another and is directly related to the size and complexity of the proposal, as well as the number of actions or approvals needed to complete the process. Table D-13A identifies the typical processing times for most entitlements followed by the reviewing body. It should be noted that each project does not necessarily have to complete each step in the process (i.e., small scale projects consistent with general plan and zoning designations do not generally require Environmental Impact Reports

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(EIR)), General Plan Amendments, Rezones, or Variances). Also, certain review and approval procedures may run concurrently. The City also encourages the joint processing of related applications for a single project. For example, a rezone petiti on may be reviewed in conjunction with the required site plan, a tentative tract map, and any necessary variances. These procedures save time, money, and effort from both the public and private sector and could decrease the costs for the developer by as much as 30 percent.

The City approved the Interim Zoning Ordinance in 2018 which allows multi -family housing by right in the High Density Residential and Corridor Mixed Use Districts. To facilitate review, the IZO was amended in 2019 to include objective dev elopment standards for multi -family projects which are approved through a staff level design review as a ministerial project. Project applications which include a tentative subdivision map must be approved by Planning Commission. The revised IZO and object ive design standards have simplified development review for multi-family projects. Because the modifications are so recent, the City only has had one project approved in the CMU District using the objective design standards since 2019. The “Ashley and Main” project at 310 Main Street provided for 168 units on a 5.78-acre site with a resultant residential density of 29.9 du/ac. Project was submitted on 8/7/20 and was approved on 12/4/20. Prior to the formal submittal and review, the applicant met with the city to discuss the project site and clarify requirements. The project was originally a market rate development subject to the City's Affordable Housing Ordinance. The City accepted an in- lieu fee payment totaling $469,413. However, subsequent to approval the applicant sold the project to a non- profit developer who intends to build the project as a 100% affordable project.

The review period for the Ashley and Main project is typical of other residential projects. As shown in Table D-13B, the average time to complete entitlement is 6.25 months, with non-discretionary projects entitled within 3.5 months or less, on average. It typically takes 3.3 months to approval applications for building permits, once submitted. The City is not responsible for the time between entitlement and application for building permit applications.

The IZO and associated development standards, which intended to remove constraints and facilitate housing opportunities were adopted in 2018, and updated in 2019. Prior to this, projects were proposed and approved under the Citywide Zoning Ordinance, with lower density limits in multi-family areas. Projects of all types and at a variety of affordability levels, using either the Citywide ordinance or the IZO, are being proposed or built at a variety of densities. On average, most residential projects are proposed at densitie s around 70- 80 percent of the maximum allowed, consistent with the assumed density for the site inventory in Appendix C . However, the City does approve applications for pr ojects at densities ranging from 60 - 100+ percent of the maximum allowed (over 100 percent is achieved through density bonus).

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Permit/Procedure and Approval Authority
Table D-13A: Timelines for Permit Procedures (Estimates) Type of Approval or Permit Estimate Processing Time Approval Body Site Plan Review 2 – 6 weeks City Staff (Planning Commission if CUP required and then 8 to 12 weeks)
Zoning Administrator Permit (Minor/Major) 6 - 8 weeks Zoning Administrator Conditional Use Permit 8 - 12 weeks Planning Commission/Zoning Administrator Variance 8 - 12 weeks Zoning Administrator
Text Amendments (Rezoning, Annexed Area Zoning,
Pre-zoning)
12 - 24 weeks City Council
General Plan Amendment 12 - 24 weeks City Council
Architectural/Design Review – Minor 2 - 6 weeks Community Development Director/City Staff Architectural/Design Review – Major 8 - 12 weeks Planning Commission Final Subdivision Map 6 weeks City Council
Tentative Subdivision Map 10 -16 weeks Planning Commission Parcel Map 8 -12 weeks Planning Commission
Negative Declaration
Final Parcel Map
Environmental Impact Report
8 - 16 weeks
6 weeks
4-6 months
Planning Commission
Community Development Director/City Engineer
Planning Commission
Source: City of Woodland, 2021

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Table D-13B: Permit and Approval Timelines (Actuals)
Project Name Type Entitlement Entitlement
Application
Entitlement
Approved
Time
(months)
Building
Permit
Application
Building
Permit
Approval
Time
(months)
Mercy Housing Affordable MF GPA/ZA/Design
and Site Plan
Review
11/23/15 3/15/16 4 12/17/16 5/17/17 5
Sacramento
Mutual Housing
Affordable MF Design and Site
Plan Review
2/28/17 4/6/17 1.5 12/18/17 3/30/18 3.2
Downtown Suites Infill SF
Attached
Tentative Parcel
Map with Design
and Site Plan
Review
1/3/18 4/4/18 3 5/21/18 9/07/18 4
Cleveland Suites Infill SF Tentative Parcel
Map/ Design
Review
4/15/19 (TPM)
3/1/21 (DR)
8/15/19(TPM)
5/3/21 (DR)
4 2
2/19/21 4/30/21 2.5
Parkside 3 Small lot SF GPA/SPA/
Tentative
subdivision map/
Development
Agreement
8/17/18 9/15/20 13 3/31/21 5/25/21 2
Beeghly Ranch Small Lot SF SPA/ Tentative
Subdivision map/
Development
Agreement
12/20/19 10/20/20 10 2/11/21 4/22/21 2.2
310 Main Street MF Site Plan and
Design Review
8/7/20 12/4/20 4 N/A
Opportunity
Village
Duplex
affordable
Site Plan and
Design Review
11/21/20 5/4/21 6 N/A
Average 5.9 months 3.2 months
Source: City of Woodland, 2021

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Residential Development Review Process
City staff avoids any unnecessary timing constraints on development by working closely with developers to expedite approval procedures. For a typical project, an initial pre- consultation meeting is arranged with the involved departments to discuss the development proposal. The next step in the process usually includes submittal of an application for the proposed entitlement. The application includes instructions that are meant to simplify the process for the applicant by providing steps on how to proceed. Once staff is satisfied that all required information has been submitted to the City, and the application is consistent Woodland’s General Plan and Zoning Ordinance, an initial study is prepared. During the initial study period, commenting departments will review the project and provide comments. At the same time, planning staff will prepare other documents to expedite the process as previously mentioned. All scheduling, noticing, and correspondence with interested parties usually coincides with this period. After the project is approved, the building department performs plan checks and issues building permits. Larger projects requiring minor use permits are sent to the (Zoning Administrator). Minor use permit hearings are publicly noticed and take place at the discretion of the (Zoning Administrator) .

Throughout construction, the building department will perform building checks to monitor the progress of the project. This process does not put an undue time constraint on most developments but the procedures within the Zoning Ordinance could be clarified to ensure that no undue time constraints could be put upon an application. Improvements to the procedures could include clarifying and consolidating the procedures and permit approval criteria, clarifying the noticing requirements, reducing the reliance on discretionary review processes.

It is noted that the recently adopted, IZO’s objective design standards for housing have proven effective in streamlining the process for projects utilizing the IZO’s development benefits, particularly towards multi- family housing. The City is currently undergoing a comprehensive update to their Zoning Ordinanc e with the goal of streamlining the approval processes and eliminating any potential constraints on the overall development process. Table D-14 outlines typical approval requirements for a 30-unit subdivision and a 50-unit multi-family project.

Table D-14: Typical Process Procedures by Project Type
Subdivision Multi-family Units
Tentative Subdivision Map Site Plan
Final Map -
Initial Study Initial Study
- Design Review
Site Plan Review Variance
Design Review Negative Declaration
Estimated Total Processing Time 6 months 6 months
Source: City of Woodland, 2021

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Residential Design Guidelines
The City of Woodland's Community Design Standards (adopted in 1998 and updated in 2004) were prepared to aid designers, the public, and decision-makers by expressing the community's shared vision for the level of quality and attractiveness expected from new development. The City’s Community Design Standards include specific design objectives that serve as standards by which staff evaluates residential development. Residential projects must obtain approval from the Planning Commission or City staff depending on the project. Figures D-1 and D-2 illustrate the City’s design review process. Figure D-1 lists the steps for projects that require a discretionary permit, such as a conditional use permit. Figure D-2 lists the process for projects that require only building permit approval. As with all other development -related matters in Woodland, design review is handled by the Community Development Department. Anyone considering a development project is instructed to make an appointment to discuss the project and design standards with a member of the Community Development Department staff. The staff member will help explain the City’s development procedures and determine if design review is required.

The staff member can also provide an approximate timetable for the processing of the project and describe any other permits or approvals that may be required.

Design review is not a separate process apart from other discretionary approvals such as site plan review or a conditional use permit. To the extent allowed by the City’s codes and ordinances, any additional planning or building permits are processed concurrently.

Design review approval typically takes 2- 6 weeks for minor projects and 8- 12 weeks for major projects, which require more of staff’s time. Major building projects, such as large scale commercial or subdivisions over 100 units require hearings before the Planning Commission and can take 8 -12 weeks. The Commission meets twice a month. The purpose of the review is to determine compliance with adopted design guidelines that are intended to enhance the appearance and value of property and the livability of neighborhoods. These design standards do not represent a constraint to development.

Streamlined Approvals
California Senate Bill 35 (“SB 35”), codified at Government Code Section 65913.41, became effective January 1, 2018.The intent of SB 35 is to expedite and facilitate construction of affordable housing. SB 35 require s cities and counties that have not made sufficient progress toward meeting their affordable housing goals for above-moderate and lower income levels to streamline the review and approval of certain qualifying affordable housing projects through a ministerial process. The City complies with state requirements of SB35 as part of project review as projects are proposed. To ensure continued compliance facilitate this process the City proposes Program A.27 to adopt local procedures consistent with SB35.

Transparency
The City complies with all transparency laws and posts on the City website the zoning code, schedule of fees, exactions, and affordability requirements that would apply to a proposed housing development project.

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CEQA Approvals and CEQA Streamlining
The City of Woodland conducts development review including environmental review for those projects that are determined to be subject to CEQA and the Permit Streamlining requirements of Government Code 65920 et seq. It is noted that those projects meeting the definitions provided in Government Code Section 65928 and Public Resources Code 21080(b) are exempt from the above provisions. Upon acceptance of an application for development the city conducts a review for completeness and notifies an applicant in written form whether an application is complete or incomplete within 30 days of application acceptance. The assessment for completeness is based upon the application submittal requirements that are provided in hard copy and posted on the City’s web page. Upon determination for completeness, for those projects that are discretionary and subject to CEQA, the City makes a determination concerning CEQA review within 30 days of determining an application to be complete. The determination notice has often been combined with the completeness letter.

It is noted that the large majority of housing projects submitted to the City are considered ministerial and only subject to objective review criteria and streamlined review. The City of Woodland since 2017, has amended its General Plan and Zoning such that in a majority of residential and mixed use zones, multi-family housing up to 40 du/ac is a by-right use. This applies in the Corridor Mixed Use (CMU) zone for West Main, East Street, Kentucky, as well as in the Residential Multi -Family (RM) and High Density Residential (HD) zones. For housing development projects in these zones that comply with the objective development standards, CEQA review is not required.

Housing development projects that involve tentative subdivision maps are subject to Permit Streamlining and potentially CEQA review. Those that include a corresponding request for a General Plan or Zoning Amendment fall outside the permit streamlining requirements. However, in all cases, the City complies with the 30 day completeness review and the 30 day CEQA determination evaluation.

However, it is noted that the City’s CEQA review process could be made clearer and additional information provided on the website. Therefore, the City will include a program in the Housing Element to update information and handouts related to the CEQA review process and provide the material in hard copy as well as on the web site.

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Figure D-1: Woodland’s Design Review for Discretionary Approval(s)

Source: City of Woodland.

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Figure D-2: Woodland’s Design Review and Building Permit Process

Source: City of Woodland.

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Permit and Development Fees
Planning Fees
Table D-15 details the Community Development Department’s processing fees for common planning entitlements. One or more of the entitlements would be required to process a residential project.

The City received a Regional Early Action Planning (REAP) grant through the Sacramento Area Council of Governments (SACOG) to evaluate the City’s entitlement fees (See Program A.29). In tandem with the Code update, the City’s goal is to get a better understanding of cost recovery on development projects and how they can subsidize specific project types, including housing development. For complex projects or those that require the hiring of consultants, the City also requires the developer deposit project funding. In this way, the applicant pays directly for either consultant work required and actual staff time.

Table D-15: City of Woodland Planning Fees, 2020
Permits/Entitlements Fee
Appeals – Staff Decision, Planning Commission, Council $277 Conditional Use Permit $3,807
General Plan Petition $669
General Plan Amendment $6,190
Variance and Zoning Administrator Permit $2,356
Zone Change and PUD Zone Change $6,067
Site Plan Review (Multi-family) $2,599
Design Review (Multi-family) $1,347
Design Review (Single Family) $412
Design Review (Subdivision >10 units) $2,870
Environmental
Categorical Exemption $583
Initial Study $6,988
Negative Declaration $2,184
Mitigated Negative Declaration $4,514
Land Division
Certificate of Compliance $313
Lot Line Adjustment $738
Lot Merger $1,071
Tentative Parcel Map $3,805
Tentative Subdivision Map $9,304 + $27/lot
Notes: Each fee represents the total processing fee for planning, public works, fire, police, and parks. Some development projects will be deemed “major projects” and will be charged time and materials. Major projects include projects requiring an EIR.

Source: City of Woodland, 2021

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Impact Fees:

Development Fees and Other Exactions Required of Developers Table D-16 indicates the development impact fees for a single-family home outside of the Spring Lake Specific Plan (SLSP) area, while Table D-19 shows what it would cost inside the SLSP area.

As noted in Table D -19, in order to help encourage smaller units and facili tate more natural occurring market rate affordable housing by design, single family units in Spring Lake that have multi-family density (8+ du/ac) and are under 1,450 square feet are charged the MPFP multi - family fees rather than single family fees. The Beeghly and Parkside 3 projects (See appendix C) are both small lot, smaller unit single-family projects in the Spring Lake Specific Plan area which utilized the small lot exceptions (See Section D.2.3.C, above) and the small unit fees.

Table D-16: Development Impact Fees for Single-Family Outside of Spring Lake Specific Plan Area Single-Family
Greenfield Infill
Roads $8,742 $5,828
Wastewater $6,634 $6,634
General City $886 $886
Fire $3,003 $3,003
Police $725 $725
Library $554 $554
Water $5,297 $5,297
Parks $8,182 $8,182
Admin $255 $233
Subtotal $34,278 $31,342
ADU Subtotal N/A
Source: City of Woodland, Development Impact Fees, January 1, 2021

A comparison of total fees shows a $49,672 difference between the SLSP area and non -SLSP locations for a typical 2,500 single-family home in a greenfield (See Table D-20). This difference is largely attributable to the payment of the Spring Lake Infrastructure Fees (SLIF) and other Spring Lake related fees (fire operations & maintenance fund fee, habitat education fee, offsite affordable housing fee, and public transit fee) which are due at final map Without the SLIF additional fees, impact fees in the SLSP ($30,570) area are $3,708 less than greenfield in non - SLSP areas ($34,278). The comparison does not include the payment of the Storm Drainage Fee at building permit issuance for areas outside of Spring Lake. or the non-City fees to Yolo County and the Woodland Joint Unified School District. The area outside of Spring Lake is divided into 10 different fee zones for payment of the Storm Drainage Fee. The SLIF was established as a financing mechanism for the common, backbone infrastructure required for the SLSP. Significant infrastructure was installed to connect the SLSP area to the existing City infrastructure.

Developers who have financed and constructed SLIF facilities are able to take fee credits against

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nearly 70 percent of the SLIF fees at building permit issuance. As a result, using fee credits would reduce the payment of fees due at permit issuance. It should be noted that SLIF credits can be transferred.

Table D-17: Development Impact Fees for Multi-Family (per unit) Outside of Spring Lake Specific Plan Area Multi-Family
Greenfield Infill Corridor Downtown
Roads $3,583 $2,388 $2,149 $1,910
Wastewater $4,975 $4,755 $4,755 $4,755
General City $666 $636 $636 $636
Fire $1,801 $1,751 $1,751 $1,751
Police $543 $520 $520 $520
Library $415 $397 $397 $397
Water **$3,973 if individually metered
Parks $6,136 $5,865 $5,865 $5,865
Admin $136 $122 $121 $119
Subtotal $18,255 $16,434 $16,194 $15,953
ADU Subtotal $10,594 $9,315 $9,122 $8,930
**Water Fee is not included in subtotal for Multi-Family. If individually metered, please add water fee above, and an additional admin fee will be due in the amount of .75% of water fee (not included in subtotal). No MPFP fees shall be charged on an ADU <750 sq. ft.

Source: City of Woodland, Development Impact Fees, January 1, 2021

Table D-18: Development Impact fees for Small Multi-Family (per unit) Small Multi-Family (Less than 700 square feet)
Greenfield Infill Corridor Downtown SLSP
Roads $3,583 $2,388 $2,149 $1,910 $3,583
Wastewater $3,317 $3,317 $3,317 $3,317 $3,317
General City $444 $444 $444 $444 $444
Fire $1,201 $1,201 $1,201 $1,201 $1,201
Police $362 $362 $362 $362 $362
Library $277 $277 $277 $277 $277
Water **$2,649 if individually metered
Parks $4,091 $4,091 $4,091 $4,091 $2,250
Admin $100 $91 $89 $87 $86
Subtotal $13,375 $12,171 $11,930 $11,689 $11,520
ADU Subtotal N/A N/A N/A N/A N/A
**Water Fee is not included in subtotal for Small Multi-Family. If individually metered, please add water fee above, and an additional admin fee will be due in the amount of .75% of water fee (not included in subtotal). No MPFP fees shall be charged on an ADU <750 sq. ft.

Source: City of Woodland, Development Impact Fees, January 1, 2021

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Table D-19: Development Fees for Spring Lake Specific Plan Area Fee Type Fee
City Development Impact Fees
(MPFP)
Single-Family (per unit) Multi-Family (per unit)
General City $886 $666
Fire $3,003 $1,801
Library $554 $415
Police $725 $543
Wastewater $6,634 $4,975
Water Capacity $5,297 (Per Project)1
Parks & Recreational Facilities $4,501 $3,375
Roads $8,742 $3,583
MPFP Admin Fee (75%) $228 $115
Storm Drainage Facilities2 $0 $0
Total Development Impact Fees $30,5703 $15,473
1 Market-rate single family only
2No Storm Drain Development Fees in Spring Lake
3 Per the administrative guidelines, small single-family homes (under 1,450 square feet) are charged the multifamily MPFP rate.

Spring Lake Infrastructure Fees
(SLIF) (Due at Building Permit)
Single-Family (per unit) Multi-Family (per unit)
Roadway** $21,605 $14,260
Water** $2,398 $1,582
Sewer** $3,091 $2,415
Drainage** $11,199 $7,391
Fire Station $900 $594
Parks $8,891 $5,869
On-going Admin Costs $1,626 $1,074
Total SLIF Fees $49,710 $33,185
**Allowed to be used for SLIF credits, credit allowed at 90% of fees for first release BUA’s and 79% for second and third release BUA’s
Fiscal Deficit Fee (Due at Building
Permit)
$1,500 $1,050
SubTotal Fees Due at Building
Permit
$81,780 $49,708
Fees Due at Final Map Single-Family (per unit) Multi-Family (per unit) Art in Public Places* - -
Fire Operations & Maintenance Fund
Fee
$771 $540
Habitat Education Fee $56 $40
Offsite Affordable Housing Fee** $1,100 $0
Public Transit Fee $243 $170
Subtotal $2,170 $750
* Per map-specific development agreement
** Market-rate single-family only

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Table D-19: Development Fees for Spring Lake Specific Plan Area Fee Type Fee
Non-City Fees (Receipt required prior to permit issuance) Woodland Joint Unified School District
Fees (based on a 2,500 sq. ft. single-
family dwelling)
$10,200 $4,896
Yolo County Facilities and Services
Authorization Fees
$3,118 $2,312
Total Fees $97,2683 $57,666
Source: City of Woodland, Spring Lake Residential Development Fees, January 1, 2021

Table D-17 provides the development fees for multi -family development outside the SLSP and Table D-19 lists the development impacts fees for construction of multi-family development in the SLSP Area. Similar to fees for single- family developments, the cost is higher within the Spring Lake Specific Plan Area, $50,458 compared to $18,255 in a greenfield, due to the SLIF, and other SLSP related fees. These fees are due at building permit issuance; however, a portion of MPFP fees (General City, Library, Police, Water, Roads, Administration, and Storm Drain) can be deferred (see below). The difference between the multi-family development impact fees in Spring Lake and outside of Spring Lake is attributable to the payment of the Spring Lake Infrastructure Fee (SLIF) and payment of a Fiscal Deficit Fee at building permit issuance. The comparison of fees also includes the payment of other Spring Lake-related fees (fire operations & maintenance fund fee, habitat education fee, and public transit fee), a total of $750, at final map. In addition, the comparison does not include non City fees or the payment of the Storm Drainage, Surface Water, and Surface Water Administration Fees at building permit issuance for areas outside of Spring Lake. The area outside of Spring Lake is divided into 10 different fee zones for payment of the Storm Drainage Fee. For Surface Water, the fees are based on the meter size.

Table D-20, below, compares the development costs for a typical single family and multi -family development, and the total per unit impact fees. (See Table D-21 in Section D.3 (Non- Governmental Constraints) for additional detail on total development costs) The estimates utilize a 2,500 square foot home and a 6-unit multi-family greenfield project outside the SLSP area. The single-family homes are counted as one unit for comparison.

The total estimated development impact fees per unit for a single-family home outside the Spring Lake area is $34,278 for greenfield and the typical estimated cost of development per unit is $456,483, with impact fees representing about 7 percent of the total cost. The estimated development impact fee per a multi -family unit outside of the Spring Lake Area is $18,255 per unit, and the typical estimated cost of development per unit is $274,197 5, with fees accounting for approximately 7 percent of the total cost . Fees for a single- family project in the SLSP area represents 16 percent of development cost, due to the additional fees associated with development in the SLSP area. The overall cost of developing a multi-family unit is $182,268 less than a single-family unit.

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Table D-20: Development Costs for New Single and Multi-Family Units Development Cost for a Typical Unit Single-Family
(SLSP)
Single-Family
(Non-SLSP)
Multi-Family
(Non-SLSP)
Total estimated development impact fees per unit $83,950 $34,278 $18,255 Typical estimated cost of development per unit 1 $519,000 $457,0001 $274,167 Estimated proportion of fee cost to overall
development cost (development impact fees and
construction costs) per unit

16.2% 7.5% 6.7%
Note: Total estimated development impact fees per unit were taken from the total development impact fees due at building permit issuance and at final map (Tables D-16 to D-19). Does not include non-city fees in the SLSP Area.
1 Typical estimated cost of development per unit for Single- Family and multi-family was estimated using market-driven cost assumptions for land, construction, and fees. The development cost estimate excludes developer profit and financing costs.

Source: City of Woodland, Lisa Wise Consulting, Inc.2021

Development Impact Fee Deferral Program
The City Council approved an ordinance in December 2008 to allow the deferral of development impact fees (MPFP fees) for multi-family residential and non- residential projects and extended through June 30, 2022. This program allows the City to defer seven development impact fees (General City, Library, Police, Water, Roads, Administration, and Storm Drain) for a maximum period of 24 months or upon the issuance of the Certificate of Occupancy.

Spring Lake Specific Plan Development Fee Reduction: The Spring Lake financing and development plan was set up based on a building unit allocation process and a payback system assuming development would occur in three releases. The intent at the time was to moderate growth and ensure development of key oversized infrastructure while also providing a method to pay back the original developers who had to install much of the early infrastructure. Although fees in Spring Lake are a potential constraint on the provision of housing, these fees are necessary to provide the infrastructure that enables development in this area, and the City has taken actions to reduce this constraint to the extent feasible.

D.2.6 On and Off-Site Improvements
The City of Woodland requires that developers complete certain minimum site improvements in conjunction with new housing development Required improvements include the installation of water mains, fire hydrants, sewer mains, storm drainage mains, and streetlights and the construction of streets, curbs, gutters, and sidewalks. The improvements are part of the conditions of approval, typically for subdivisions which require extensive new infrastructure. Compliance and enforcement of these improvement standards are coordinated through the Engineering Division during the design phase of a project and once completed, the Code Compliance Division is charged with enforcing the approved improvements.

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The project would have to comply with city engineering standards and improvement requirements depending on the location and type of roadway, (local, collector, arterial). When a project will be developing a site with no final site development improvements, an applicant is typical ly required to install all utilities to allow connection to existing facilities, which may be located in an adjacent street or at the edge of a property. In some instances, sites may have existing facilities such as curb, gutter, sidewalk and utility stubs . As an example, in Spring Lake single family developers have been required to install adjacent perimeter improvements for multi-family sites. However, all sites will need to install appropriate on- site improvements that may include individual utility connections to each unit, sidewalks, lighting, paving, fencing, as well as actual unit construction.

In some instances where the existing facilities, such as curbs or sidewalks are older or in poor condition, they may need to be replaced. This may be the case in older infill areas. However, if a site is adjacent to an area where the City has an approved CIP street improvement project, the proposed project will benefit from the City's installed improvements. This will be the case for the project located at 310 Main Street, where the City received a SACOG grant to improve bike and pedestrian access along that portion of the roadway.

The City of Woodland General Plan identifies the importance of complete streets in order to provide multi-modal accessibility, particularly improving bike and pedestrian access. The 2035 General Plan reduced the city’s minimum LOS standard from LOS C to LOS D in recognition that some level of traffic will be necessary in urban settings and to reduce the cost of road improvements that may be required. The City’s Engineering Standards include the requirements for local, collector, and arterial roadways. There may be some variability in the specific plan areas.

In the City’s most recent developing residential area, Spring Lake, as a means of facilitating multi- family development the vacant multi- family sites have had the perimeter infrastructure installed ahead of time by the adjacent single family development areas. These improvements include roadway, curb, gutter, and wet and dry utility connections. Additionally, a number of projects have utilized internal alley access rather than full roadways. The minimum alley width is 20-24 feet with a limited curb or v-gutter and no sidewalks. However, where there is limited public improvements in s ome cases an HOA will be required to cover future paving and utility repairs and improvements. These standards and improvement requirements are typical of many communities. The City works to coordinate improvements and build capacity for future projects, including multi -family projects, so the requirements do not affect the provision of affordable housing in Woodland.

Section D.3 Non-Governmental Constraints
Market factors, which a local government has only limited ability to control, can influence the jurisdiction’s capacity to develop housing. These market -related constraints include land costs, construction costs, cost and availability of labor, and the availability of financing. An assessment of these non-governmental constraints can inform the development of potential actions that can ameliorate market conditions that inhibit housing production.

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D.3.1 Housing Supply/Conditions
Market Overview: Single-Family Residential
The financial crisis of 2007/2008 and the ensuing Great Recession caused home values in Woodland to drop 28 percent from 2010 to 2014. Woodland home values have since rebounded close to their pre-Recession levels. As of 2018, the median sales value for a single-family home in Woodland was $345,000, compared to $352,100 in 2010. Woodland’s home values have trended similarly to home values in Yolo County, though County home values are higher. A brief summary of housing market trends provided on Redfin and Zillow provide an average single family home sale price of $475,000 in July 2021. This represents an approximate 9% increase in the last year.

Since the beginning of the recovery from the Great Recession in 2013, interest rates have been maintained at low levels of 3.5 percent to 4.5 percent. Due to the COVID-19 pandemic, however, national 30-year mortgage rates have dropped to historically low levels, declining to 2.7 percent in late 2020. When interest rates are low, capital investment and housing production generally increases but more people are likely to take out a mortgage than when interest rates are higher.

In addition, consumers are able to borrow more money for the same monthly payment. Extremely low interest rates have led to overall increased home values in Woodland over what has been seen in the past several years. Coupled with the generalized desire during the pandemic to move from denser to more spacious neighborhoods, the housing market is expected to continue to be competitive in the near future.

Figure D-3: Woodland Median Home Value

Source: SACOG/ACS 5-Year Estimates

$352,100
$254,200
$345,000
$391,300
$317,700
$395,500
2006-2010 2010-2014 2014-2018
Median Home Value
Woodland Yolo County

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Market Overview: Multi-Family Rental
Though lower than Yolo County, rental housing rates for Woodland have also trended similarly to the County. As shown below, the median rental unit in Woodland in 2018 is $1,139. Since 2010, both Woodland and Yolo County rents grew by 22 percent. In review of recent rental rates, apartments have recorded an approximate 8.1% rent increase in the past year. Increases varied by unit type with the largest increase seen for smaller unit sizes. One- and two-bedroom units saw relatively limited increases by comparison. However, one and two- bedroom units are more expensive than median prices, with average per month rents at $1,400 and $1,700, respectively.

Figure D-4: Woodland Median Rent

Source: SACOG/ACS 5-Year Estimates.

D.3.2 D evelopment Costs
Land Costs
Vacant residential lots transacted within the Woodland city boundaries in 2019 and 2020 sold for an average of $16 per square foot (PSF), or about $701,000 per acre. Individual lots ranged from $14 to $18 PSF, or about $625,000 to $780,000 per acre. These lots ranged in sizes from 5,000 to 10,000 SF, with an average land sale price of $129,000 per transaction.

Required Site Improvement Costs (Finished Lots)
Upon securing the raw land, a residential developer may need to make improvements to the site in order to make the land usable before being able to construct a building on the property. These improvements might include the installation of utilities (such as water, electricity, and sewage), storm drainage mains, and streetlights, or the addition of streets, curbs, gutters, and sidewalks.

In addition, pursuant to the City fee schedule on lot street frontage, developer is required to provide a deposit for street trees. Site improvement costs for a single-family lot in Woodland are estimated at $28,000 to $33,600, which does not include the cost of land. $935 $944
$1,139 $1,041 $1,096 $1,266
2006-2010 2010-2014 2014-2018
Median Rent
Woodland Yolo County

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Construction Costs
According to a March 2020 report published by the Terner Center for Housing Innovation at UC Berkeley, construction costs for multifamily housing have climbed 25 percent between 2009 and 2018. This increase is in part due to the higher cost of building materials, such as wood, concrete, and steel, as well as prevailing wage requirements. In 2020, construction costs (including materials and labor but excluding soft costs such as fees) for a small apartment complex ranged between $153 to $180 PSF. Construction costs can vary depending on the type of development, ranging from the more expensive steel-frame Type I construction to the more affordable wood-frame Type V. Due to the smaller scale, single family homes tend to be more expensive to construct on a PSF basis than multi-family. This cost can fluctuate depending on the type and quality of amenities to the property, such as expensive interior finishes, fireplace, swimming pool, etc.

Soft costs
Soft costs are the costs that are not directly incurred by the physical construction of the development. These costs include services for architectural, consultant, and legal services, as well as permitting requirements and impact fees. They generally range from 15-30 percent of total development costs but can fluctuate depending on local fees and exactions.

Permits and Exactions
Cities collect fees from developers as a means to compensate for the capital improvements required as a result of the new development. Please refer to Table D- 16 to D-19 for a full list of the City’s required permit and development fees.

Table D-21, shows the total of all housing development costs discussed above for a typical entry- level single-family home (2,500 square feet) or multi-family project, including land, construction costs, fees and permits (as shown in Table D- 15 to D-19, Governmental Constraints). These figures do not include site improvements, developer profit, or financing costs.

Table D-21: Estimated Housing Development Costs
Single Family-
SLSP1
Single Family- Non
SLSP1
Multi-Family- Non
SLSP2
Vacant Lot Cost $80,500 $80,500 $241,500
Construction Cost $322,500 $322,500 $1,237,000
Soft Costs (Impact/Permit Fees) $116,000 $54,000 $166,500 Total Development Cost $519,000 $457,000 $1,645,000
Notes:
1 Prices based on a new 2,500 square foot single- family residence on a 5,000 square foot lot. 2 Prices based on a new 6- unit 7,200 square foot mult i-family residence on a 15,000 square foot lot.

Source: Lisa Wise Consulting, Inc., 2021 .

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D.3.3 Availability of Financing
The availability of financing can impact rates of home ownership. The ability to secure financing can be influenced by several factors, including creditworthiness, debt -to-income ratio, and the restrictiveness of mortgage lending standards. Reviewing data collected through the Home Mortgage Disclosure Act (HMDA) can reveal the role the lending market has had on local home sales. Home purchase loans in 2019 are summarized in the table below.

There are more than twice the number of conventional loans than government -backed loans in 2019, for a total of 748 mortgage applications across both types. Though fewer in number, government financing served a large share of total homebuyers. The approval rates for both these types of loans were about 75 percent.

In competitive housing environments when purchasing a new home may be out of reach for some, home renovations can be a desirable and more affordable way to add value to property. There were 144 home improvement applications in 2019. The approval rate for these types of applications was only 45 percent.

Table D-22: Home Loan Application Dispositions
Total Applications % Approved % Denied % Withdrawn or Incomplete Government-backed 173 77% 10% 13%
Conventional 575 75% 7% 18%
Refinancings 1,386 63% 14% 23%
Home Improvement 144 45% 42% 13%
5+ Units 11 82% 9% 9%
Non-occupant 195 59% 16% 25%
Manufactured Homes 34 32% 32% 35%
Source: HMDA, 2019.

Figure D-5: Woodland Home Loan Application Dispositions Source: HMDA, 2019.
77% 75%
63%
45%
82%
59%
32%
10% 7% 14%
42%
9% 16%
32%
13% 18% 23%
13% 9%
25%
35%
Government-backed Conventional Refinancings Home Improvement 5+ Units Non-occupant Manufactured Homes
Home Loan Application Dispositions
% Approved % Denied % Withdrawn or Incomplete

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Public Hearing Draft 2023
General Plan 2035 City of Woodland | D-45
D.3.4 Summary
Despite more robust single-family home production on greenfield sites, multi -family projects are much less common. Economic conditions in Woodland suggest the city’s market rents are not at a high enough price point, relative to Yolo County overall , to attract new multi -family housing development. Assuming construction costs are similar across the region, developers can generate a greater return on their investment elsewhere, yielding higher rental revenue relative to project costs that remain constant across the region. In addition, multi -family development is more likely to occur on infill locations, which are less likely to redevelop given the potential for an existing use or need for remediation.

Section D.4 Environmental and Infrastructure Constraints D.4.1 Environmental Constraints
The City of Woodland is in an area of California with relatively low hazards from seismic activity, slope, and wildfire; these potential environmental constraints do not affect housing development in Woodland. Although some areas within the City are subject to flood hazards, the City has excluded lands in flood hazard areas from its residential land inventory. Finally, the City has not identified individual environmental issues for any of the parcels on the land inventory based on their past use and related potential for residual soil or groundwater contamination.

D.4.2 Infrastructure Constraints
Roads
The General Plan states that all new development projects are required to construct or fund improvements necessary to mitigate any traffic impacts resulting from the project. In addition, the 1998 City of Woodland Street Master Plan Update identifies roadway improvements required through 2035 to accommodate growth as proposed under the General Plan. The City has adequate existing and planned roadway capacity to accommodate the new units included in its RHNA.

Water
The City of Woodland provides water for domestic, commercial, and industrial use within the city limits with groundwater and water diversion from the Sacramento River. The City of Woodland has partnered with the City of Davis to create an inter -jurisdictional Clean Water Agency which currently manages the water diversion and an associated treatment facility. The Agency developed a surface water supply project that will divert up to approximately 46,100 acre-feet per year from the Sacramento River and is treated at a Regional Water Treatment facility that was completed in 2016.

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Public Hearing Draft 2023
D-46 | City of Woodland General Plan 2035
The City’s 2019 Water Quality Report states that the city’s tap water met all State and Federal drinking water standards. In addition, the U.S. EPA selected the Woodland- Davis Clean Water Agency and the cities of Woodland and Davis as models of water resilience. The City of Woodland’s efforts include the construction of a new surface water treatment plant, the construction of aquifer storage and recovery wells, installation of advanced metering infrastructure, and continuous water distribution rehabilitation projects. In addition, the source water assessment for the Sacramento River concluded that the river continued t o provide good- quality raw water that can be treated to meet all drinking water standards using conventional treatment processes. Overall, Woodland has adequate existing and future water supply and water conveyance infrastructure to meet the needs of the additional housing units identified in the RHNA.

Sewer
The City of Woodland’s sewer system is managed by the Department of Public Works (DPW) and currently consists of approximately 200 miles of sanitary sewer piping serving approximately 16,672 lateral connections. The average lateral is 26.5 feet in length, which equals approximately 84 miles of sanitary sewer laterals within the entire sewer collection system. The sewer collection system conveys an average of 5 million gallons of wastewater per day to the City water pollution control facility. The sewer collection system includes three lift stations: Spring Lake and Gibson Ranch stations serve developments in the southern part of the City, and one influent pump station delivers flow into the headworks of the water pollution control facility. In compliance with the State General Waste Discharge Requirements, the City created a Sewer System Management Plan which was last updated in November 2020. As detailed in Appendix F, the City’s sewer treatment system has adequate capacity to accommodate the RHNA.

In December 2020, the City released a Sewer System Management Plan Program Audit which highlighted major accomplishments from the Capital Improvement Plan implementation from fiscal years 2018/2019 and 2019/2020, they include:
• 2018 Annual Water & Sewer Repair & Replacement Project (CIP 18- 09): Work included the CIPP lining of over 3,200 LF of 6 -inch to 8-inch diameter gravity mains and over 2,000 LF of 15-inch to 18-inch gravity mains, as well as the replacement of 20 break- in or otherwise defective service taps. The Work also consisted of the repair of approximately 180 sewer laterals, totaling to 2,075 LF of CIPP -lined services, 950 LF of open-cut replacement, and 49 new sewer cleanout installations. This Project also included 48 “Top-Hat” installations that sealed the gravity main/sewer lateral interface from tree roots, groundwater infiltration and wastewater exfiltration. • Dog Gone Alley – Bush St to College St Water & Sewer Repair & Replacement Project (CIP 19- 16): Work included replacement of approximately 400 linear feet of sewer main pipe as well as installation of 2 sewer manholes and replacement/rerouting of sewer laterals to improve flow and reduce issues with clogging.

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Public Hearing Draft 2023
General Plan 2035 City of Woodland | D-47
• 2019 Sewer Infiltration Abatement Project (CIP#20-10): This Project included manhole- sealing with injection grout at 6 manholes and the CIPP lining of over 725 LF of 18-inch to 21-inch trunk lines and approximately 175 LF of 8-inch gravity mains. • 2020 Sewer and Water Repair & Replacement Project – Gibson Road (CIP #20-07):

As of 6/30/2020, approximately 590 feet of sewer laterals have been rehabilitated, and 13 sewer cleanouts have been replaced.
• In fiscal year 18/19 crews cleaned 305,594 feet of sewer and CCTV’d 223,986.50 feet of the sewer system.
• In fiscal year 19/20 crews cleaned 243,401 feet of sewer and CCTV’d 173,855 feet of the sewer system.

The City currently has more lining and replacement projects to existing sewer lines outlined in the latest Capital Improvement Program which covers fiscal years 2020/2021 through 2023/2029 as shown in Appendix F, Exhibit F22. The City has completed capacity re-allocation work to re-direct flows from the Beamer trunk line south to the new pipe in East Street. The City has adequate capacity to serve the RHNA allocation as well as all anticipated new development. As noted in Appendix C, the City has adequate infrastructure capacity to meet the demand for residential growth.

Infrastructure Financing
Existing master plans are being updated or completed to cover major capital facilities. The City’s Capital Improvement Program (CIP), which schedules projects through 2020, is based on existing development impact fees. The City updated its impact fees in 2020 and provided more specific fees based on types of development such as multi -family infill and multi- family downtown. The routine updating of the fees and comprehensive, distinguishing categories of development types ensure that appropriate fee amounts are applied and therefore do not present a constraint to the development and maintenance of public infrastructure.

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Public Hearing Draft 2023
General Plan 2035 City of Woodland
Appendix E: Public Outreach Summaries

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983 Osos
Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 1 City of Woodland
6th Cycle Housing Element Update
Focus Group Meet
ings Summary – DRAFT
March 8, 2021
Overview
The C
ity of Woodland conducted three focus group meetings as part of the preparation of the 6 th Cycle Housing Element Update. Led by the City’s consultant, Lisa Wise Consulting, Inc. (LWC), the meetings were conducted virtually via Zoom, on Tuesday February 9, 2021 and Wednesday February 10, 2021 with 20 representatives from local businesses, institutions, housing advocate groups, and developers. The purpose of the meetings was to provide an introduction to the Housing Element update process and solicit feedback on housing related issues and opportunities which will inform and support the development of policies and programs for the City. The City conducted meetings with the following groups:

1. Community and Housing Advocates

2. Housing Developers

3. Local Businesses and Institutions
Each meeting began with a presentation by LWC on the Housing Element, including its purpose, components, and
various State mandates. Following the presentation, LWC facilitated a discussion
guided by open-e nded questions about market conditions, development constraints, special needs groups, and unique housing and opportunities and needs in the city. Participants were encouraged to respond to the questions verbally, but the chat function was also available for use, if preferred The City inv
ited 51 individuals to the focus group sessions via email and mail, with reminder notifications closer to the date. Communication was provided in both Spanish and English by mail and email. The following organizations were contacted:

1. Community and Housing Advocates
• Yolo County Housing Authority
• Empower Yolo
• CommuniCare Health Centers
• Legal Services of Northern California
• Fourth & Hope
• Community Housing Opportunities Corp.
• Friends of the Mission
• Holy Rosary Church
• Bayside Church – Woodland

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983 Osos Street , San Luis Obi spo , CA 93401 | (805) 595 1345 | lis a wis e c o ns u lting .c o m | 2 • Woodland Christian Church
• Woodland Opportunity Village
• PC
Member
• Armfield Property Representative

2. Housing
Developers
• Mutual Housing California
• Neighborhood
Partners
• USA Properties Fund, Inc.
• Local Infill Developer
• Local MF Developer
• Mercy Housing
• Lennar Homes
• Fieldstone Consulting
• Taylor
Morrison
• Laugenhour and Meikle
• Cunningham
Engineering
• Tandem Properties

3. Local Businesses and Institutions
• Realtor
s
• Chamber of Commerce
• Yolo
Credit Union
• Yolo Community
Care Continuum
• St.

John’s Retirement Village
• Yolo
County CASA
• Yolo Food Bank
• Summer House, Inc.
• Cache
Creek Lodge
• Woodl
and Food Closet
• Short Term Emergency Aid Committee
• Yolo Crisis Nursery
• Meals on Wheels Yolo County
• Dignity Healthcare
• Woodland Memorial Hospital
• California Hispanic Chambers of Commerce
• Hispanic Chamber of Commerce of Yolo County
• Yolo County Public Health
• Woodland Community College
• Woodland
Joint Unified School District
• Yolo County Association of Realtors

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983 Osos
Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 3 Comments from the focus groups are categorized as follows:

1. Woodland Housing Needs

2. Housing and Development Constraints

3. Policy/Program Recommendations
Summary of Feedback
The following is
a summary of the input received across all three focus groups. When the comment
resulted in a change to the Housing Element, section or program references are provided.

Woodland Housing Needs
• Underserved groups tend to be low-i ncome individuals, seasoned agriculture workers, millennials, and young families.
o Program A.8, housing for farmworkers
o Program
A.11, supporting affordable housing developers
o Program A.13 and A.14 and A.16, funding, support, and incentives for low income and special needs housing
o Program A.18, pursue funding for different housing types, different sizes, and different needs groups
o Program C.9, First Time Homebuyer program
• Single-family homes are the most in-d emand housing option in Woodland, but a diverse range of housing types are needed to meet the needs of all communities. o Program A.2, a variety of housing types
o Program A.3, expand housing options in more locations o Program A.18, pur sue funding for different housing types, different sizes, and different needs groups
o Program A.20, expanding housing types in high opportunity areas • Interest in shared and/or multigenerational housing, as there is demand from single individuals seeking greater affordability. To ease tensions potentially arising from less privacy, resources could be provided dedicated to resolv ing tenancy/shared living
issues.
o Program A.21, ADUs and multi-gen housing
• Participants expressed a desire for transit connectivity. Most current housing units are not
located near transit stops.
o Policy A.4, variety of housing types, densities, and transportation access
• Residential areas should be near transit stops and have access to jobs and healthy food opportunities which are already scarce due to big box retailers (e.g., Costco in Woodland, CA) that compete with smaller local retailers. Woodland should prioritize in-fill and development in the Downtown as a large portion of Millennials

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983 Osos Street , San Luis Obi spo , CA 93401 | (805) 595 1345 | lis a wis e c o ns u lting .c o m | 4 do not drive. Concentrating development will also lessen the cost of infrastructure investment and maintenance.
• Mixed-income housing can increase diversity w ithin a community. o Program C.9, First Time Homebuyer program
• Woodland neighborhoods are currently not socially and economically diverse. o Program
C.10, improvements to Armfield neighborhood
o Program A.20, expanding housing types in high opportunity areas Housing and Development Constraints
• The City has taken steps to ease development costs and regulatory c onstraints, such as
providing fee deferrals and more efficient plan review. • Current
fee structure favors single-family homes over multi-family development, as fees are calculated on a per -unit rather than a per-s quare foot basis, and disincentivizes smaller, denser housing.
o Program A.13 and A.14 and A.16, funding, support, and incentives for low income and special needs housing
• The cost of land is less than 10% of total cost of development; it is not a constraint to development.
• Construction costs have been increasing, especially the cost of lumber. • The most
cost-effective housing typology is a 3-story wood frame walkup garden- style apartment
complex.
• Though construction costs are similar across the region, market-r ate for -sale prices vary. Woodland’s market-rate housing market is not as competitive as other areas
in the region, which makes it more difficult for multi-f amily developments to “pencil out”. Neighboring areas, such as West Sacramento, currently offer a higher rate of
return with expected revenues that exceed the high construction costs. o Program A.13 and A.14 and A.16, funding, support, and incentives for low income and special needs housing
o Program A.6, evaluate Affordable Housing Ordinance to remove constraints
• Parking standards and other requirements that affect the total number of units developable on a site should be evaluated as potential constraints to housing. o Program A.2, ensure Zones can develop at realistic densities as part of the Code Update
o Policy A.2, identify and minimize constraints
• Financing for the construction of single-family homes is more readily available due to the higher relative returns (high for -sale price) compared to multi -family development. Developers have struggled to attract investment for multi -family housing in Woodland and are attempting to rely on local investors who want to support their community.

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983 Osos
Street, San Luis Obispo, CA 93401 | (805) 595 1345 | lisawiseconsulting.com | 5 Poli
cy/Program Recommendations
• Sites selected in the site inventor y for lower- and low -income housing should be plausible and realistically developable, not just meet State density and size requirements.
o See Appendix C for analysis of site selection and realistic assumptions.
• Different housing types can be incentivized through fees; the current fee structure incentives
small lot single family housing products but should incentivize denser, multi-family housing.
• Incentivizing developers to rehab older, existing residential units can be a more cost-effective way of producing more affordable housing than new construction of on-site inclusionary housing.
• The City could explore modular housing as a means for cost and time savings. • The City
should align priorities with the County and other local housing organizations to in an effort to promote affordable housing. o Policy A.7, regional coordination and Policy A.8, local cooperation • The City should strengthen its relationship with the County since the County owns more land in the City
than the City does. The City s hould focus and increase coordination on future land sale transactions to maximize public ownership and local
control.
o Policy A.18, prioritize public land for affordable housing o Program
A.4, Annex ation of the Research and Technology Park
Specific
Plan Area
• Due to the impacts of COVID -19, there is an opportunity to convert commercial buildings into residential.
• As the City of Trees, Woodland should prioritize shade trees across the city.

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Lisa Wise Consulting, Inc. | City of Woodland 6th Cycle Housing Element Update | 1 City of Woodland
6th Cycle Housing Element Update
Summary Community Meeting #1- DRAFT

Tuesday, June 2, 2021 at 6:00 pm
Zoom Webinar

Introduction
On June 2, 2021, the City of Woodland hosted a virtual community meeting, the first of a series of public meetings for the 6
th Cycle Housing Element Update. The meeting was opened by Cindy Norris, Principal Planner, who welcomed attendees, provided an overview of the Housing Element update process, introduced the components of the Draft Housing Element, and reminded attendees of the public review time period. M s. Norris introduced David Bergman, Director, and Kathryn Slama, Senior Associate, at Lisa Wise Consulting, Inc. (LWC), who presented on the following topics:
• Housing Element Basics
• New State Legislation
• Housing Element Update Process
• Woodland’s Existing Conditions and Housing Needs
• Overview of Affordable Housing
• Regional Housing Needs Allocation (RHNA) and 6th Cycle Site Inventory • 6th Cycle Implementation Plan
The presentation included the purpose of the Housing Element, components of a Housing Element, and the project timeline. The presentation also provided an overview of socio-economic data of Woodland that informed the housing goals and programs included in the Implementation Plan, as well as an overview of the sites in the inventory the City has identified as being able to accommodate additional housing units.

The meeting then allowed for public comment to clarify any questions or provide any comments attendees might have about the Housing Element or the update process. The City encouraged attendees to review the Housing Element document in more detail and noted other manners of providing public feedback, such as contacting the City directly, attending future public hearings, and reaching out to HCD. Public participants were able to access the meeting by computer or by phone. There were 8 community members who logged in via computer, however; the City is unable to determine how many persons called in via phone or watched the meeting via the City’s web page or on Channel 20, the local government cable channel.

Format
The public meeting was facilitated by City staff, with assistance from LWC . Due to COVID -19 conditions, the meeting was held virtually via Zoom. Participants were encouraged to provide feedback on the presentation and Housing Element document verbally at the meeting, by sending written comments or calling and leaving a voicemail in advance of the meeting, or submitting written or verbal comments after the meeting.

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Woodland City CouncilMarch 21, 2023

Woodland City Council
March 21, 2023