Agenda packet — Woodland City Council, September 5, 2023 (part 2 of 13)

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 5th day of September 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Vicky Fernandez, Mayor
ATTEST: APPROVED AS TO FORM:

Ana B. Gonzalez, City Clerk Ethan Walsh, City Attorney
Exhibit A – Depiction of Area Proposed for Annexation

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Exhibit A – Depiction of Area Proposed for Annexation

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RESOLUTION NO. ________

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND APPROVING

AND ADOPTING THE WOODLAND RESEARCH AND TECHNOLOGY PARK CAPITAL

IMPROVEMENT PROGRAM, PUBLIC FACILITIES FINANCING PLAN, DEVELOPMENT

IMPACT FEE NEXUS STUDY, AND RESEARCH AND TECHNOLOGY INFRASTRUCTURE

FEE FOR THE WOODLAND RESEARCH AND TECHNOLOGY PARK SPECIFIC PLAN

PROJECT
APN: 041-080-022; 041-020-010, -017, -030, -031, -042, -043 WHEREAS, On March 6, 2017, the City received Planning Application PLNG170017 for the Woodland Research and Technology Park (“WRTP”) Specific Plan (“Specific Plan”). The project, initiated by the majority landowner within the Specific Plan area boundary and in communication with the remaining three property owners, encompasses 351 acres southwest of Farmer’s Central Road and Harry Lorenzo Avenue, east of State Route 113 (SR 113); and WHEREAS, the Project Area is located outside of but adjoins the current corporate boundary of the City; and
WHEREAS, it is the City’s policy that future new development should pay its fair share of public facilities and services in accordance with good fiscal management as determined by the City Council, including the current costs for providing the facilities in direct proportion to the demand for these facilities generated by new development; and
WHEREAS, pursuant to this policy, the City prepared a Capital Improvement Program for the WRTP Specific Plan that included the public facilities and services required to implement the Specific Plan, as well as a WRTP Specific Plan Public Facilities Financing Plan and Development Impact Fee Nexus Study to determine new development’s fair share of the cost of public facilities and services to be provided in the Specific Plan area as set forth in the Capital Improvement Program, and utilized such analysis to develop a Research and Technology Infrastructure Fee (the “RTIF”) to be charged against new development in the Specific Plan.

WHEREAS, each of the property owners in the Specific Plan area has entered into a development agreement with the City pursuant to Government Code section 65864 et seq., and have agreed to pay the RTIF pursuant to the terms of their respective development agreements (collectively, the “Development Agreements”). The RTIF is therefore not a “fee” as defined in Government Code section 66000, but the City has analyzed and is adopting the RTIF in a manner consistent with the procedures set forth in Government Code section 66000 et seq., except as otherwise set forth in the Nexus Study and the Development Agreements; and
WHEREAS, City staff is therefore seeking City Council’s approval of the Capital Improvement Program for the WRTP Specific Plan, the WRTP Specific Plan Public Facilities Financing Plan and Development Impact Fee Nexus Study and the RTIF pursuant to and in accordance with the terms of the Development Agreement, in in a manner consistent with the Mitigation Fee Act and AB 602; and WHEREAS, the City determined that the Project is subject to the California Environmental Quality Act (“CEQA”), Public Resources Code Section 21000 et seq.; and

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WHEREAS, an Environmental Impact Report (EIR) was prepared by the City and on June 16, 2017, the City released a Notice of Preparation for the EIR; and WHEREAS, on May 14, 2021, the City released a Notice of Availability for the EIR, collecting public comments through July 2, 2021; and
WHEREAS, the Planning Commission held a duly-noticed public hearing on August 17, 2023, as required by law to consider all of the information presented by staff, information presented by the Owners/Applicants, and public testimony presented in writing and at the meeting and voted 5-0 to recommend City Council approve the proposed WRTP Specific Plan, Environmental Impact Report, Public Facilities Financing Plan, Development Impact Fee Nexus Study and the RTIF; and WHEREAS, a Notice of Public Hearing was mailed to properties within a 600-foot radius of the WRTP Specific Plan Area and to other parties that have filed a written request with the City for mailed notice of meetings on new or increased fees or service charges on August 4 and August 25, 2023, and duly published in the Woodland Daily Democrat on August 6, August 27, and September 1, 2023, providing notice of the City Council’s September 5, 2023, public hearing regarding the WRTP Specific Plan including City Council consideration of the WRTP Specific Plan Public Facilities Financing Plan, Development Impact Fee Nexus Study and adoption of the RTIF; and WHEREAS, on September 5, 2023, the City Council conducted a duly noticed public hearing on the WRTP Specific Plan and related approvals, including the Public Facilities Financing Plan, Development Impact Fee Nexus Study and adoption of the RTIF, where the public were able to participate and comment and on said date the public hearing was opened, held and closed; and WHEREAS, by Resolution adopted on September 5, 2023, prior to adoption of this Resolution, the City Council adopted certain CEQA Findings regarding the Specific Plan EIR and its evaluation of the WRTP Specific Plan, certified the Specific Plan EIR as adequate in accordance with CEQA, recognized certain environmental impacts of the WRTP Specific Plan as significant and unavoidable despite feasible mitigation measures, adopted a Statement of Overriding Considerations concluding that approval of the WRTP Specific Plan is appropriate despite such impacts, and adopted the Specific Plan MMRP.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Woodland hereby (a) approves the Capital Improvement Program for the WRTP Specific Plan as set forth in Exhibit A, (b) approves the WRTP Specific Plan Public Facilities Financing Plan and Development Impact Fee Nexus Study as set forth in Exhibit B and C, and (b) approves the schedule of the RTIF fees contained in and attached hereto as Exhibit D, each attached hereto and incorporated herein by this reference based upon the following findings:

1. The Capital Improvement Program for the WRTP Specific Plan is in conformance with the WRTP Specific Plan and the 2035 General Plan, and includes a reasonable and practical means for implementing the WRTP Specific Plan so that it will serve as an effective guide for orderly growth and development and the efficient expenditure of public funds relating to the subjects addressed in the WRTP Specific Plan.

2. The Woodland Research and Technology Park Specific Plan Public Facilities Financing Plan and Development Impact Fee Nexus Study (the “Finance Plan”) sets forth a rational, fair, and equitable method by which the cost of necessary public infrastructure and facilities

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in the Woodland Research and Technology Park Specific Plan Area (the “Plan Area”) is to be allocated to the various land uses in the Plan Area.

3. The Finance Plan properly and reasonably allocates the burden of financing Plan Area public infrastructure and facilities among development projects within the Plan Area. The burden is allocated in a manner that achieves proper proportionality in light of the impacts that may reasonably be anticipated from those projects taking into account the terms of the Development Agreements as agreed to between the City and each of the property owners that will pay the RTIF.

4. The Finance Plan: (1) properly and reasonably identifies the purpose of the fee and its intended use; (2) establishes a reasonable relationship between the fee’s use and the type of development project on which the fee is imposed consistent with the terms of the Development Agreements; (3) establishes a reasonable relationship between the need for the public infrastructure and facilities and the type of development project on which the fee is imposed; and (4) forms the basis for the finding that the imposition of the fee described therein is necessary in order to protect the public health, safety, and welfare within the Plan Area and the city.

5. The Finance Plan may be revised over time under future circumstances in order to achieve the purposes and policies of the Plan Area.

6. The findings, conclusions, and methodologies set forth in the Finance Plan are consistent with the 2035 General Plan.

7. A copy of the Finance Plan, Nexus Study and Schedule of RTIF fees will remain on file with the Community Development Department.

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PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 5th day of September 2023, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Vicky Fernandez, Mayor
ATTEST: APPROVED AS TO FORM:

Ana B. Gonzalez, City Clerk Ethan Walsh, City Attorney
Exhibit A – Capital Improvement Program
Exhibit B - WRTP Specific Plan Public Facilities Financing Plan Exhibit C – Development Impact Fee Nexus Study
Exhibit D – Schedule of RTIF Fees

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Exhibit A – Capital Improvement Program
[Insert Capital Improvement Program]

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Exhibit B – WRTP Specific Plan Public Facilities Financing Plan [Insert Public Facilities Financing Plan]

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Exhibit C – Development Impact Fee Nexus Study
[Insert Nexus Study]

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Exhibit D – Schedule of RTIF Fees
[Insert Fee Schedule]

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ORDINANCE NO. ________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WOODLAND

APPROVING AND AUTHORIZING EXECUTION OF A DEVELOPMENT
AGREEMENT BY AND BETWEEN THE CITY OF WOODLAND AND ANNEELIZABETH BEEMAN AND BULLSEYE LAND COMPANY, LLC, FOR THE

WOODLAND RESEARCH AND TECHNOLOGY PARK SPECIFIC PLAN PROJECT APN: 041-020-042
WHEREAS, On March 6, 2017, the City received Planning Application PLNG170017 for the Woodland Research and Technology Park (“WRTP”) Specific Plan (“Specific Plan”).

The project, initiated by the majority landowner within the Specific Plan area boundary and in communication with the remaining three property owners, encompasses 351 acres southwest of Farmer’s Central Road and Harry Lorenzo Avenue, east of State Route 113 (SR 113) (”Specific Plan Area”); and
WHEREAS, the Specific Plan Area is located outside of but adjoins the current corporate boundary of the City; and
WHEREAS, pursuant to Government Code Section 65864 et seq., the City of Woodland (“City”) is authorized to enter into development agreements providing for the development of land under the terms and conditions set forth herein; and
WHEREAS, the City has found that development agreements strengthen the public planning process, encourage private participation in comprehensive planning by providing a greater degree of certainty in that process, reduce the economic costs of development, allow for the orderly planning of public improvements and services, allocate costs to achieve maximum utilization of public and private resources in the development process, and ensure that appropriate measures to enhance and protect the environment are achieved; and WHEREAS, Anne-Elizabeth Beeman and Bullseye Land Company, LLC (collectively, “Owner”) proposes to annex certain real property located in the Specific Plan Area and in Yolo County (“Property”) into the City of Woodland; as more particularly described in the Development Agreement, attached hereto as Exhibit A and incorporated herein by reference, to be developed for uses consistent with the land use designations for the Property in the Specific Plan (the “Project”); and
WHEREAS, Developer’s interest in the Property constitutes a legal or equitable interest in real property pursuant to Government Code Section 65865; and WHEREAS, Developer proposes the Project to achieve the goals of the City’s General Plan (“General Plan”); and
WHEREAS, the City desires timely, efficient, orderly, and proper development of the Project in furtherance of the goals of the General Plan; and

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WHEREAS, the City Council has found that the Development Agreement is consistent with the City’s General Plan; and
WHEREAS, because of the logistics, magnitude of the expenditure, and considerable lead time that is a prerequisite to planning and developing the Project, the Developer requires assurances that the Project can proceed without disruption caused by a change in the City’s planning policies and requirements, except as provided in the Development Agreement, which assurances will thereby reduce the actual or perceived risk of planning for and proceeding with future development within the annexation area; and
WHEREAS, City has determined that by entering into the Development Agreement, City will (i) promote orderly growth and quality development on the Property in accordance with the goals and policies set forth in the General Plan and (ii) benefit from increased development opportunities; and
WHEREAS, it is the intent of the City and Developer to establish certain conditions and requirements related to future review and development resulting from the proposed annexation of land; and
WHEREAS, the City and Developer have reached mutual agreement and desire to voluntarily enter into the Development Agreement to facilitate future development, subject to conditions and requirements set forth herein; and the Planning Commission recommended that the City Council approve the requested General Plan amendment, Prezoning application, annexation, and the Development Agreement; and
WHEREAS, the terms and conditions of the Development Agreement have undergone review by the City at publicly noticed hearings and have been found to be fair, just, and reasonable, and consistent with the General Plan. Further, the City Council finds that (i) the economic interests of the City’s citizens and the public health, safety, and welfare will be best served by entering into the Development Agreement; (ii) the Development Agreement is consistent with the General Plan; (iii) the Development Agreement is in conformance with the public convenience, general welfare, and good land use practice; (iv) the Development Agreement will not be detrimental to the public health, safety, or general welfare; and (v) the Development Agreement will not adversely affect the orderly development or the preservation of property values for the Property or any other property; and
WHEREAS, the City determined that the Project is subject to the California Environmental Quality Act (“CEQA”), Public Resources Code Section 21000 et seq.; and WHEREAS, an Environmental Impact Report (EIR) was prepared by the City for the entirety of the Specific Plan, which includes the Project, and on June 16, 2017, the City released a Notice of Preparation for the EIR; and
WHEREAS, on May 14, 2021, the City released a Notice of Availability for the EIR, collecting public comments through July 2, 2021; and

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WHEREAS, the Planning Commission held a duly noticed public hearing on June 17, 2021, as required by law to consider all of the information presented by staff and public testimony presented in writing; and
WHEREAS, the Planning Commission held a duly-noticed public hearing on August 17, as required by law to consider all of the information presented by staff, information presented by the Owners/Applicants, and public testimony presented in writing and at the meeting and voted 5-0 to recommend City Council approve the proposed WRTP Specific Plan, Development Agreements and related documents; and
WHEREAS, the City Council held a duly-noticed public hearing on September 5, as required by law to consider all of the information presented by staff and public testimony presented in writing and at the meeting; and
WHEREAS, by Resolution adopted on September 5, 2023, prior to adoption of this Resolution, the City Council adopted certain CEQA Findings regarding the Specific Plan EIR and its evaluation of the WRTP Specific Plan, certified the Specific Plan EIR as adequate in accordance with CEQA, recognized certain environmental impacts of the WRTP Specific Plan as significant and unavoidable despite feasible mitigation measures, adopted a Statement of Overriding Considerations concluding that approval of the WRTP Specific Plan is appropriate despite such impacts, and adopted the Specific Plan MMRP.

WHEREAS, a Notice of Public Hearing was mailed to properties within a 600-foot radius of the WRTP Specific Plan Area and to other parties on August 25, 2023, and duly published in the Woodland Daily Democrat on August 27 and September 1, 2023, providing notice of the City Council’s September 5, 2023, public hearing regarding the WRTP Specific Plan including City Council consideration of the Development Agreement; and WHEREAS, on September 5, 2023 the City Council conducted a public hearing pursuant to Government Code section 65867, for which not less than ten (10) days’ notice was provided in accordance with Government Code sections 65090 and 65091, at which hearing all persons wishing to testify in connection with the Development Agreement were heard and at which time the Development Agreement was comprehensively reviewed; and NOW, THEREFORE, the City Council of the City of Woodland does hereby ordain as follows:

Section 1. The City Council hereby incorporates the findings and recitals set forth in the Development Agreement, a copy of which is attached hereto as “Exhibit A” and incorporated herein by this reference.

Section 2. Based on the entire record before the City Council and all written and oral evidence presented to the City Council, the City Council finds this Ordinance promotes the public health, safety, and welfare of the community because the Development Agreement will permit land uses that best reflect the community needs and will allow for the most logical and efficient development of the real property governed by the Development Agreement in the City.

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Section 3. The City Council hereby incorporates by reference the recitals set forth herein and adopts those recitals as its own as though fully set forth in this Ordinance. Pursuant to Government Code section 65867.5(b) and based on the entire record before the City Council, including all written and oral evidence presented to the City Council, the City Council hereby finds that the Development Agreement will continue to result in the development of the Property at the intensity and density allowed under the General Plan and with the restrictions and standards set forth in the City’s Municipal Code and the Development Agreement. The Development Agreement is consistent with the objectives, general land uses, and programs specified in the General Plan because:
(a) The Development Agreement is consistent with the General Plan and will not be detrimental to the health, safety, and general welfare of persons residing in the immediate area of the development nor will the Agreement be detrimental or injurious to the general welfare of the residents of the City as a whole;
(b) The Development Agreement will not adversely affect the orderly development of property or the preservation of property values; and
(c) The Development Agreement is consistent with the provisions of Government Code sections 65864 through 65869.5.

Section 4. The City Council hereby expressly determines that all of the procedures of the California Environmental Quality Act, Public Resources Code § 21000 et seq. (“CEQA”) have been met with respect to the Development Agreement because:
(a) The Council has adopted Resolution No , adopting Findings of Fact and a Statement of Overriding Considerations, certifying the Final Revised Environmental Impact Report (“Final EIR”) (SCH # 2017062042), adopting a mitigation monitoring and reporting program, and approving the proposed project, in accordance with the provisions of CEQA, the State CEQA Guidelines at 14 CCR 15000 et seq., and the City of Woodland’s procedures for implementing CEQA.
(b) Prior to approving the Development Agreement, the City Council considered the Final EIR, and all related documents, as well as any comments received during the environmental document's public review period.

Section 5. The City Council hereby approves the Development Agreement in substantially the form presented to the City Council, together with such non-substantive amendments as may be approved by both the City Manager and the City Attorney to effect execution of the Development Agreement.

Section 6. The City Council hereby authorizes the City Manager to execute the Development Agreement on behalf of the City, and authorizes City staff to take any action and execute any and all necessary documents to implement the Development Agreement.

Section 7. The City Clerk shall cause to be recorded with the Yolo County Recorder a copy of the executed Development Agreement within ten (10) days following execution thereof.

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Section 8. The City Clerk shall certify to the adoption of this Ordinance and shall cause a summary thereof to be published in the Daily Democrat, a newspaper of general circulation, printed and published in the City of Woodland and County of Yolo, at least five (5) days prior to the meeting at which the proposed ordinance is to be adopted and shall post a certified copy of the proposed ordinance in the office of the City Clerk, and within fifteen (15) days of its adoption, shall cause a summary of it to be published, including the vote for and against the same, and shall post a certified copy of the adopted ordinance in the office of the City Clerk, in accordance with California Government Code section 36933. This Ordinance shall take effect thirty (30) days after its adoption.

INTRODUCED AND FIRST READ at a regular meeting of the City Council of the City of Woodland, California on the 5th day of September, 2023, and thereafter PASSED AND ADOPTED by the City Council on ___________, 2023 by the following vote:

INTRODUCED:

ADOPTED:

EFFECTIVE:

AYES:

NOES:

ABSTAIN:

ABSENT:

_______________________________________
Vicky Fernandez, Mayor
ATTEST:
_____________________________________
Ana B. Gonzalez, City Clerk

APPROVED AS TO FORM
_____________________________________
Ethan Walsh, City Attorney
Date Signed: ___________________________

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Exhibit A – Development Agreement

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Exhibit A – Development Agreement
[Insert Development Agreement]

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ORDINANCE NO. ________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WOODLAND

APPROVING AND AUTHORIZING EXECUTION OF A DEVELOPMENT

AGREEMENT BY AND BETWEEN THE CITY OF WOODLAND AND COSTALOTTA

PARTNERS, LLC, FOR THE WOODLAND RESEARCH AND TECHNOLOGY PARK

SPECIFIC PLAN PROJECT
APN: 041-020-043 AND 041-080-022
WHEREAS, On March 6, 2017, the City received Planning Application PLNG170017 for the Woodland Research and Technology Park (“WRTP”) Specific Plan (“Specific Plan”).

The project, initiated by the majority landowner within the Specific Plan area boundary and in communication with the remaining three property owners, encompasses 351 acres southwest of Farmer’s Central Road and Harry Lorenzo Avenue, east of State Route 113 (SR 113) (”Specific Plan Area”); and
WHEREAS, the Specific Plan Area is located outside of but adjoins the current corporate boundary of the City; and
WHEREAS, pursuant to Government Code Section 65864 et seq., the City of Woodland (“City”) is authorized to enter into development agreements providing for the development of land under the terms and conditions set forth herein; and
WHEREAS, the City has found that development agreements strengthen the public planning process, encourage private participation in comprehensive planning by providing a greater degree of certainty in that process, reduce the economic costs of development, allow for the orderly planning of public improvements and services, allocate costs to achieve maximum utilization of public and private resources in the development process, and ensure that appropriate measures to enhance and protect the environment are achieved; and WHEREAS, Costalotta Partners, LLC (“Owner”) proposes to annex certain real property located in the Specific Plan Area and in Yolo County (“Property”) into the City of Woodland; as more particularly described in the Development Agreement, attached hereto as Exhibit A and incorporated herein by reference, to be developed for uses consistent with the land use designations for the Property in the Specific Plan (the “Project”); and WHEREAS, Developer’s interest in the Property constitutes a legal or equitable interest in real property pursuant to Government Code Section 65865; and WHEREAS, Developer proposes the Project to achieve the goals of the City’s General Plan (“General Plan”); and
WHEREAS, the City desires timely, efficient, orderly, and proper development of the Project in furtherance of the goals of the General Plan; and

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Section 7. The City Clerk shall cause to be recorded with the Yolo County Recorder a copy of the executed Development Agreement within ten (10) days following execution thereof.

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INTRODUCED:

ADOPTED:

EFFECTIVE:

AYES:

NOES:

ABSTAIN:

ABSENT:

_______________________________________
Vicky Fernandez, Mayor
ATTEST:
_____________________________________
Ana B. Gonzalez, City Clerk

APPROVED AS TO FORM
_____________________________________
Ethan Walsh, City Attorney
Date Signed: ___________________________

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Exhibit A – Development Agreement

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Exhibit A – Development Agreement
[Insert Development Agreement]

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ORDINANCE NO. ________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WOODLAND

APPROVING AND AUTHORIZING EXECUTION OF A DEVELOPMENT

AGREEMENT BY AND BETWEEN THE CITY OF WOODLAND AND SEWMAWPAW

WOODLAND LLC FOR THE WOODLAND RESEARCH AND TECHNOLOGY PARK

SPECIFIC PLAN PROJECT
APN: 041-020-017
WHEREAS, On March 6, 2017, the City received Planning Application PLNG170017 for the Woodland Research and Technology Park (“WRTP”) Specific Plan (“Specific Plan”).

The project, initiated by the majority landowner within the Specific Plan area boundary and in communication with the remaining three property owners, encompasses 351 acres southwest of Farmer’s Central Road and Harry Lorenzo Avenue, east of State Route 113 (SR 113) (”Specific Plan Area”); and
WHEREAS, the Specific Plan Area is located outside of but adjoins the current corporate boundary of the City; and
WHEREAS, pursuant to Government Code Section 65864 et seq., the City of Woodland (“City”) is authorized to enter into development agreements providing for the development of land under the terms and conditions set forth herein; and
WHEREAS, the City has found that development agreements strengthen the public planning process, encourage private participation in comprehensive planning by providing a greater degree of certainty in that process, reduce the economic costs of development, allow for the orderly planning of public improvements and services, allocate costs to achieve maximum utilization of public and private resources in the development process, and ensure that appropriate measures to enhance and protect the environment are achieved; and WHEREAS, Sewmawpaw Woodland, LLC (“Owner”) proposes to annex certain real property located in the Specific Plan Area and in Yolo County (“Property”) into the City of Woodland; as more particularly described in the Development Agreement, attached hereto as Exhibit A and incorporated herein by reference, to be developed for uses consistent with the land use designations for the Property in the Specific Plan (the “Project”); and WHEREAS, Developer’s interest in the Property constitutes a legal or equitable interest in real property pursuant to Government Code Section 65865; and WHEREAS, Developer proposes the Project to achieve the goals of the City’s General Plan (“General Plan”); and
WHEREAS, the City desires timely, efficient, orderly, and proper development of the Project in furtherance of the goals of the General Plan; and

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Section 7. The City Clerk shall cause to be recorded with the Yolo County Recorder a copy of the executed Development Agreement within ten (10) days following execution thereof.

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INTRODUCED:

ADOPTED:

EFFECTIVE:

AYES:

NOES:

ABSTAIN:

ABSENT:
_______________________________________
Vicky Fernandez, Mayor
ATTEST:
_____________________________________
Ana B. Gonzalez, City Clerk

APPROVED AS TO FORM
_____________________________________
Ethan Walsh, City Attorney
Date Signed: ___________________________

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Exhibit A – Development Agreement

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Exhibit A – Development Agreement
[Insert Development Agreement]

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ORDINANCE NO. ________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WOODLAND

APPROVING AND AUTHORIZING EXECUTION OF A DEVELOPMENT

AGREEMENT BY AND BETWEEN THE CITY OF WOODLAND AND SPENCER

REVOCABLE LIVING TRUST FOR THE WOODLAND RESEARCH AND

TECHNOLOGY PARK SPECIFIC PLAN PROJECT
APN: 041-020-010
WHEREAS, On March 6, 2017, the City received Planning Application PLNG170017 for the Woodland Research and Technology Park (“WRTP”) Specific Plan (“Specific Plan”).

The project, initiated by the majority landowner within the Specific Plan area boundary and in communication with the remaining three property owners, encompasses 351 acres southwest of Farmer’s Central Road and Harry Lorenzo Avenue, east of State Route 113 (SR 113) (”Specific Plan Area”); and
WHEREAS, the Specific Plan Area is located outside of but adjoins the current corporate boundary of the City; and
WHEREAS, pursuant to Government Code Section 65864 et seq., the City of Woodland (“City”) is authorized to enter into development agreements providing for the development of land under the terms and conditions set forth herein; and
WHEREAS, the City has found that development agreements strengthen the public planning process, encourage private participation in comprehensive planning by providing a greater degree of certainty in that process, reduce the economic costs of development, allow for the orderly planning of public improvements and services, allocate costs to achieve maximum utilization of public and private resources in the development process, and ensure that appropriate measures to enhance and protect the environment are achieved; and WHEREAS, Spencer Revocable Living Trust (“Owner”) proposes to annex certain real property located in the Specific Plan Area and in Yolo County (“Property”) into the City of Woodland; as more particularly described in the Development Agreement, attached hereto as Exhibit A and incorporated herein by reference, to be developed for uses consistent with the land use designations for the Property in the Specific Plan (the “Project”); and WHEREAS, Developer’s interest in the Property constitutes a legal or equitable interest in real property pursuant to Government Code Section 65865; and WHEREAS, Developer proposes the Project to achieve the goals of the City’s General Plan (“General Plan”); and
WHEREAS, the City desires timely, efficient, orderly, and proper development of the Project in furtherance of the goals of the General Plan; and

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Section 7. The City Clerk shall cause to be recorded with the Yolo County Recorder a copy of the executed Development Agreement within ten (10) days following execution thereof.

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INTRODUCED:

ADOPTED:

EFFECTIVE:

AYES:

NOES:

ABSTAIN:

ABSENT:
_______________________________________
Vicky Fernandez, Mayor
ATTEST:
_____________________________________
Ana B. Gonzalez, City Clerk

APPROVED AS TO FORM
_____________________________________
Ethan Walsh, City Attorney
Date Signed: ___________________________

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Exhibit A – Development Agreement

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Exhibit A – Development Agreement
[Insert Development Agreement]

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ORDINANCE NO. ________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WOODLAND

APPROVING AND AUTHORIZING EXECUTION OF A DEVELOPMENT

AGREEMENT BY AND BETWEEN THE CITY OF WOODLAND AND THOMAS

HEATON AND OLGA CHENGAEVA FOR THE WOODLAND RESEARCH AND

TECHNOLOGY PARK SPECIFIC PLAN PROJECT
APN: 041-020-030 AND 041-020-031
WHEREAS, On March 6, 2017, the City received Planning Application PLNG170017 for the Woodland Research and Technology Park (“WRTP”) Specific Plan (“Specific Plan”).

The project, initiated by the majority landowner within the Specific Plan area boundary and in communication with the remaining three property owners, encompasses 351 acres southwest of Farmer’s Central Road and Harry Lorenzo Avenue, east of State Route 113 (SR 113) (”Specific Plan Area”); and
WHEREAS, the Specific Plan Area is located outside of but adjoins the current corporate boundary of the City; and
WHEREAS, pursuant to Government Code Section 65864 et seq., the City of Woodland (“City”) is authorized to enter into development agreements providing for the development of land under the terms and conditions set forth herein; and
WHEREAS, the City has found that development agreements strengthen the public planning process, encourage private participation in comprehensive planning by providing a greater degree of certainty in that process, reduce the economic costs of development, allow for the orderly planning of public improvements and services, allocate costs to achieve maximum utilization of public and private resources in the development process, and ensure that appropriate measures to enhance and protect the environment are achieved; and WHEREAS, Thomas Heaton and Olga Chengaeva (collectively, “Owner”) proposes to annex certain real property located in the Specific Plan Area and in Yolo County (“Property”) into the City of Woodland; as more particularly described in the Development Agreement, attached hereto as Exhibit A and incorporated herein by reference, to be developed for uses consistent with the land use designations for the Property in the Specific Plan (the “Project”); and WHEREAS, Developer’s interest in the Property constitutes a legal or equitable interest in real property pursuant to Government Code Section 65865; and WHEREAS, Developer proposes the Project to achieve the goals of the City’s General Plan (“General Plan”); and
WHEREAS, the City desires timely, efficient, orderly, and proper development of the Project in furtherance of the goals of the General Plan; and

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Section 7. The City Clerk shall cause to be recorded with the Yolo County Recorder a copy of the executed Development Agreement within ten (10) days following execution thereof.

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INTRODUCED:

ADOPTED:

EFFECTIVE:

AYES:

NOES:

ABSTAIN:

ABSENT:
_______________________________________
Vicky Fernandez, Mayor
ATTEST:
_____________________________________
Ana B. Gonzalez, City Clerk

APPROVED AS TO FORM
_____________________________________
Ethan Walsh, City Attorney
Date Signed: ___________________________

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Exhibit A – Development Agreement

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Exhibit A – Development Agreement
[Insert Development Agreement]

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Final Draft | AUGUST 2023

WOODLAND RESEARCH &

TECHNOLOGY PARK
Specific Plan

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DRAFTDRAFT
Adopted XXXX XX, 2023
Resolution #
EIR State Clearinghouse #2017062042
Lead Agency:

City of Woodland
300 First Street
Woodland, CA 95695

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Table of Contents
woodland research and technology park | TC-1

TABLE OF CONTENTS

EXECUTIVE SUMMARY
ES-1 EXECUTIVE SUMMARY................................................................................................................................. ES-1 CHAPTER 1 INTRODUCTION/VISION

1.1 INTRODUCTION.............................................................................................................................................1-1

1.2 VISION...............................................................................................................................................................1-2

1.3 EPICENTER OF AGRICULTURE & INNOVATION.................................................................................1-5 Regional Proximity ...........................................................................................................................................1-6

1.3.2 The Food Front..................................................................................................................................................1-7

1.3.3 Balanced Community- Work, Play, Live ...................................................................................................1-8

1.3.4 Local Talent.........................................................................................................................................................1-9

1.3.5 Sustainability ...................................................................................................................................................1-10

1.4 BUILDING ON LOCAL ASSETS ...............................................................................................................1-11

1.5 SPECIFIC PLAN GUIDING PRINCIPLES ................................................................................................1-13

1.6 PLAN AREA CONTEXT AND CHARACTERISTICS.............................................................................1-16

1.6.1 Plan Area Location ........................................................................................................................................1-16

1.6.2 Pre-Specific Plan Site Conditions ............................................................................................................1-16

1.6.3 Surrounding Uses..........................................................................................................................................1-17

1.6.4 Adjacent Infrastructure................................................................................................................................1-17

1.6.5 General Plan Land Use Designations .....................................................................................................1-18

1.7 PURPOSE AND ORGANIZATION OF SPECIFIC PLAN....................................................................1-18

1.8 RELATED DOCUMENTS............................................................................................................................1-19

1. GENERAL PLAN ....................................................................................................................................................1-19

2. WOODLAND ZONING CODE..........................................................................................................................1-19

3. IMPROVEMENT STANDARDS .........................................................................................................................1-19

4. ENVIRONMENTAL IMPACT REPORT............................................................................................................1-20

1.9 PROPOSED ENTITLEMENTS....................................................................................................................1-20

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CHAPTER 2 LAND USE FRAMEWORK

2.1 A FRAMEWORK FOR INNOVATION .......................................................................................................2-1

2.2 SPECIFIC PLAN POLICIES ............................................................................................................................2-3

2.2.1 Land Use ..............................................................................................................................................................2-3

2.2.2 Design...................................................................................................................................................................2-4

2.2.3 Sustainability ......................................................................................................................................................2-4

2.2.4 Open Space ........................................................................................................................................................2-5

2.2.5 Streetscape and Mobility...............................................................................................................................2-5

2.2.6 Economic Development.................................................................................................................................2-6

2.3 LAND USE PLAN ............................................................................................................................................2-6

2.3.1 Introduction of the Land Use Zones .........................................................................................................2-9

2.4 THE DISTRICTS.............................................................................................................................................2-10

2.4.1 Technology Park District.............................................................................................................................2-11

2.4.2 The Village Center.........................................................................................................................................2-15

2.4.3 The Villages......................................................................................................................................................2-19 CHAPTER 3 LAND USE REGULATIONS, DEVELOPMENT STANDARDS & GUIDELINES

3.1 PURPOSE AND INTENT ...............................................................................................................................3-1

3.2 ZONING CLASSIFICATIONS.......................................................................................................................3-1

3.2.1 Purpose ................................................................................................................................................................3-1

3.2.2 Applicability........................................................................................................................................................3-2

3.2.3 Prohibition...........................................................................................................................................................3-2

3.2.4 Description of Zoning Categories ..............................................................................................................3-2 A. Employment: Research Technology Park and Commercial Use Zones .............................................3-2 B. Residential Zones ...................................................................................................................................................3-3 C. Open Space/Park Zones ......................................................................................................................................3-3

3.3 PERMITTED USES...........................................................................................................................................3-4

3.3.1 Permitted Land Uses And Requirements.................................................................................................3-4

3.3.2 Performance Standards..................................................................................................................................3-5

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3.3.3. Climate Action Plan Consistency ...............................................................................................................3-7

3.3.4 Temporary And Transitional Uses ..............................................................................................................3-7

3.4 SITE DEVELOPMENT STANDARDS.......................................................................................................3-15

3.4.1 Format/Use of Development Standards and Design Standards and Design Guidelines ...3-15

3.4.2 Site Development Standards ....................................................................................................................3-15

3.5 DESIGN STANDARDS AND DESIGN GUIDELINES ..........................................................................3-21

3.5.1 Purpose .............................................................................................................................................................3-21

3.5.2 Format of the DS/DG...................................................................................................................................3-21 PART 1: Design Standards and Design Guidelines for RTP Districts.....................................................3-22

3.5.3 General DS/DG for all Zones within the Research and Technology Park District.................3-22

3.5.4 Special Character Guidelines-Research Technology Park (RTP) Zone.......................................3-35

3.5.5 Special Character Guidelines-Research Technology Park/Transitional Overlay (RTP/TO) Zone………………………………………………………………………………………………………………………….3-38

3.5.6 Special Character Guidelines-Research Tech Park/Community Comm (RTP/CCO) Zone..3-39

3.5.7 Special Character Guidelines-Research Tech Park/Research Flex (RTP/RFO)Zone………….3-41

3.5.8 Special Character Guidelines-Highway Commercial Zone (HC) ..................................................3-43 PART 2: Design Standards And Design Guidelines For The Village Center District .......................3-45

3.5.9 DS/DG for the Village Center Mixed Use (VCMU) Zone.................................................................3-45

3.5.10 DS/DG for Village Center Open Space (VCOS) Zone ....................................................................3-53

3.5.11 DS/DG for Village Center Low/Medium Density Residential Zones (VCLDR, VCMDR) ....3-55 PART 3: Design Standards And Design Guidelines For The Villages District.....................................3-58

3.5.12 General DS/DG for all Residential District Zones (LDR, MDR, HDR, HDR/CCO)..................3-58

3.5.13 Special Character Guidelines for High Density Residential Zones (HDR, HDR/CCO)........3-73

3.5.14 Special Character Guidelines for Low Density Residential (LDR-East Village) and Medium Density Residential (MDR) Zones.......................................................................................................................3-75

3.5.15 Special Character Guidelines for Low Density Residential (LDR-North Village) Zone......3-76 CHAPTER 4 CIRCULATION AND MOBILITY

4.1 OVERVIEW.......................................................................................................................................................4-1

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4.2 NEXT GENERATION MOBILITY ................................................................................................................4-2

4.2.1 Active Transportation......................................................................................................................................4-2

4.2.2 Shared Mobility Hub.......................................................................................................................................4-3

4.2.3 Fixed Route Transit Service...........................................................................................................................4-5

4.2.4 Micro-Transit Service ......................................................................................................................................4-5

4.2.5 Vanpool/Ride Share.........................................................................................................................................4-6

4.2.6 Vehicular Travel.................................................................................................................................................4-6

4.2.7 Transportation Demand Management.....................................................................................................4-7

4.3 MOBILITY AND CIRCULATION NETWORK OVERVIEW....................................................................4-7

4.4 ACTIVE TRANSPORTATION NETWORK.................................................................................................4-8

4.4.1 Active Transportation Facility Design .................................................................................................... 4-10

4.5 ROADWAY NETWORK AND STREET HIERARCHY........................................................................... 4-13

4.5.1 Principal Arterial Streets.............................................................................................................................. 4-15

4.5.2 Minor Arterial Streets................................................................................................................................... 4-18

4.5.3 Collector Streets............................................................................................................................................. 4-26

4.5.4 Local Streets .................................................................................................................................................... 4-28

4.5.5 Other Local Streets…………………………………………………………………………………………………………..4-34

4.5.6 Alleys .................................................................................................................................................................. 4-36

4.5.7 Roundabouts and Enhanced Intersections.......................................................................................... 4-37

4.5.8 On-street Parking.......................................................................................................................................... 4-37

4.5.9 Streetscape Amenities ................................................................................................................................. 4-38 CHAPTER 5 PUBLIC UTILITIES AND SERVICES

5.1 OVERVIEW.........................................................................................................................................................5-1

5.2 WATER SUPPLY................................................................................................................................................5-1

5.2.1 Existing Water Distribution System ...........................................................................................................5-2

5.2.2 Proposed Water Distribution System .......................................................................................................5-3

5.3 RECYCLED WATER DISTRIBUTION ..........................................................................................................5-6

5.3.1 Existing Recycled Water System.................................................................................................................5-6

5.3.2 Proposed Recycled Water Distribution System ....................................................................................5-6

5.4 WASTEWATER..................................................................................................................................................5-9

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5.4.2 Existing Wastewater System.........................................................................................................................5-9

5.4.3 Proposed Wastewater System.................................................................................................................. 5-10

5.5 STORMWATER MANAGEMENT.............................................................................................................. 5-12

5.5.1 Existing Conditions and Stormwater Management System.......................................................... 5-12

5.5.2 Adjacent/Downstream Drainage Facilities........................................................................................... 5-15

5.5.3 Proposed Stormwater Management System...................................................................................... 5-15

5.5.4 Phasing of Drainage Facilities................................................................................................................... 5-19

5.5.5 Land Acquisition for Drainage Easements ........................................................................................... 5-19

5.6 ELECTRIC POWER........................................................................................................................................ 5-21

5.6.1 Existing Conditions ....................................................................................................................................... 5-21

5.6.2 Planned Improvements ............................................................................................................................... 5-21

5.7 NATURAL GAS............................................................................................................................................... 5-22

5.7.1 Existing Conditions ....................................................................................................................................... 5-22

5.7.2 Planned Improvements ............................................................................................................................... 5-22

5.8 TELECOMMUNICATIONS.......................................................................................................................... 5-22

5.8.1 Existing Conditions ....................................................................................................................................... 5-22

5.9 FIRE PROTECTION ...................................................................................................................................... 5-23

5.10 LAW ENFORCEMENT................................................................................................................................. 5-23

5.11 PARKS, RECREATION FACILITIES, AND PROGRAMS...................................................................... 5-23

5.11.1 Proposed Park and Recreation Facilities ............................................................................................ 5-25

5.12 SCHOOLS....................................................................................................................................................... 5-35

5.13 LIBRARY SERVICES...................................................................................................................................... 5-38

5.14 OTHER GOVERNMENT SERVICES......................................................................................................... 5-38

5.15 SOLID WASTE...............................................................................................................................................5-38 CHAPTER 6 IMPLEMENTATION

6.1 OVERVIEW.........................................................................................................................................................6-1

6.2 IMPLEMENTATION AND PROGRAMMATIC STEPS ............................................................................6-1

6.2.1 Background on Pre-Specific Plan Actions...............................................................................................6-1

6.2.2 Plan Area Infrastructure Planning ..............................................................................................................6-2

6.2.3 Subsequent Implementation Documents/Analysis .............................................................................6-3

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6.3 INFRASTRUCTURE SEQUENCING...............................................................................................................6-4

6.3.1 Sequencing Approach ....................................................................................................................................6-5

6.3.2 Sequencing Principles and Policies............................................................................................................6-6

6.4 FINANCING AND MAINTENANCE OF PUBLIC FACILITIES................................................................6-6

6.5 DENSITY TRANSFER…………………………………………………………………………………………………………..6-8

6.5.1 Assumptions………………………………………………………………………………………………………………………6-8

6.5.2 Density Transfer Provisions………………………………………………………………………………………………..6-8

6.5.3 RDZ Density Requirements……………………………………………………………………………………………….6-11 CHAPTER 7 ADMINISTRATION

7.1 OVERVIEW.........................................................................................................................................................7-1

7.2 SPECIFIC PLAN PROCESS AND RELATED ENTITLEMENTS...............................................................7-1

7.2.1 Specific Plan and Concurrent Approvals/Actions.................................................................................7-1

7.2.2 Subsequent Entitlements/Actions..............................................................................................................7-1

7.2.3 Environmental Clearance...............................................................................................................................7-2

7.2.4 Specific Plan Findings .....................................................................................................................................7-3

7.3 SUBSEQUENT ENTITLEMENTS ...................................................................................................................7-3

7.4 SPECIFIC PLAN ADMINISTRATION...........................................................................................................7-3

7.4.1 Specific Plan Amendments, Minor/Administrative Modifications .................................................7-4

7.5 INTERPRETATIONS .........................................................................................................................................7-6

7.6 SEVERABILITY AND ENFORCEMENT........................................................................................................7-6

LIST OF EXHIBITS
EXHIBIT ES-1: PLAN AREA LOCATION.............................................................................................................. ES-1 EXHIBIT 1-1:VISION CONCEPT DIAGRAM .........................................................................................................1-3 EXHIBIT 1-2: LOCAL REGION PROXIMITY..........................................................................................................1-6 EXHIBIT 1-3: PLAN AREA LOCATION................................................................................................................1-16 EXHIBIT 1-4: AERIAL PHOTO OF PLAN AREA AND SURROUNDINGS..................................................1-17 EXHIBIT 1-5: GENERAL PLAN LAND USE DESIGNATIONS........................................................................1-18 EXHIBIT 2-1: LAND USE PLAN ................................................................................................................................2-7

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EXHIBIT 2-2: DISTRICTS..........................................................................................................................................2-10 EXHIBIT 4-1: CONCEPT SITE PLAN OF MOBILITY HUB .................................................................................4-5 EXHIBIT 4-2: ACTIVE TRANSPORTATION NETWORK.....................................................................................4-9 EXHIBIT 4-3: ROAD CIRCULATION DIAGRAM ..............................................................................................4-14 EXHIBIT 4-4: PRINCIPAL ARTERIAL STREETS KEY MAP..............................................................................4-15 EXHIBIT 4-5: MINOR ARTERIAL STREETS KEY MAP....................................................................................4-18 EXHIBIT 4-6: COLLECTOR STREETS KEY MAP ................................................................................................4-26 EXHIBIT 4-7: LOCAL STREETS KEY MAP…………………………………………………………………………………….4-28 EXHIBIT 5-1: PROPOSED WATER DISTRIBUTION SYSTEM .........................................................................5-5 EXHIBIT 5-2: PROPOSED RECYCLED WATER DISTRIBUTION SYSTEM ...................................................5-8 EXHIBIT 5-3: PROPOSED WASTEWATER SYSTEM .......................................................................................5-13 EXHIBIT 5-4: WASTEWATER CONTRIBUTING PROPERTIES .....................................................................5-14 EXHIBIT 5-5: PROPOSED DRAINAGE AND STORMWATER SYSTEM ....................................................5-20 EXHIBIT 5-6: PUBLIC SERVICES PROXIMITY ...................................................................................................5-24 EXHIBIT 5-7: PROPOSED PARKS/GREENBELTS .............................................................................................5-26 EXHIBIT 5-8: EASTERN GREENWAY CONNECTOR.......................................................................................5-28 EXHIBIT 5-9: POSSIBLE SCHOOL SITE...............................................................................................................5-37 EXHIBIT 6-1: RESIDENTIAL DEVELOPMENT ZONES………………………………………………………………….6-10

LIST OF TABLES
TABLE 2-1: LAND USE SUMMARY.........................................................................................................................2-8 TABLE 3-1: PERMITTED USES..................................................................................................................................3-9 TABLE 3-2: SITE DEVELOPMENT STANDARDS FOR RTP, COMM. AND MIXED USE ZONES .......3-16 TABLE 3-3: SITE DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONES .........................................3-19 TABLE 3-4: RTP AND COMMERCIAL SIGNAGE STANDARDS ..................................................................3-32 TABLE 3-5: RESIDENTIAL SIGNAGE STANDARDS ........................................................................................3-69 TABLE 5-1: UTILITY AND SERVICE PROVIDERS................................................................................................5-1 TABLE 5-2: AVERAGE DAY, MAXIMUM DAY AND PEAK HOUR WATER DEMANDS..........................5-4 TABLE 5-3: RECYCLED WATER DEMAND COEFFICIENTS BY LAND USE CLASSIFICATION..............5-7

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TABLE 5-4: AVERAGE DAY, MAX DAY AND PEAK HOUR RECYCLED WATER DEMANDS................5-7 TABLE 5-5: ESTIMATED PARK LAND REQUIREMENTS.............................................................................5-25 TABLE 5-6: PARK/OPEN SPACE PROVIDED..................................................................................................5-35 TABLE 5-7: ESTIMATED STUDENT GENERATION SCHOOL SITE DEMANDS....................................5-36 TABLE 6-1: DENSITY TRANSFER………………………………………………………………………………………………..6-11

APPENDICES
A-1: WRTP Public Facilities Financing Plan…………………………………………………………… ...........………….A-1 A-2: Mitigation, Monitoring, and Reporting Program .................................................................................A-2

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ES | EXECUTIVE SUMMARY

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ES | Executive Summary
woodland research and technology park | ES-1
ES.1| EXECUTIVE SUMMARY
The Woodland Research and Technology Park (WRTP) Specific Plan guides the development of the 350 acre Plan Area in Woodland, California. The Specific Plan Area is envisioned within the City’s 2035 General Plan as a natural extension of the city, ideally located and positioned for jobs and housing development.

The WRTP Specific Plan represents the opportunity to implement the collective vision of the General Plan, the community and City leaders, and the applicants to create a sustainable, healthy and successful community in the southern gateway to the City of Woodland. The establishment of the mixed use Plan Area is a natural progression of the City’s long history of innovation and creativity in food and agricultural productivity.

The Plan Area is a self-sustaining, enterprising mixed use community anchored by a technology and innovation campus, with vibrant retail and supporting uses, integrated residential neighborhoods, recreation, open space and public uses. The projected yields, at full build out, would provide up to approximately 2.2 million square feet of employment equating to approximately 5,000 jobs and 1,600 dwelling units in a range of housing types.

EXHIBIT ES-1: PLAN AREA LOCATION

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This specific plan provides an opportunity to creatively implement the intent of the General Plan and serve as a refinement of General Plan policies. The WRTP Specific Plan is the primary land use, policy and regulatory document used to guide development of the Plan Area. The Specific Plan establishes a development framework for land use, community design and character, infrastructure improvements and a subsequent project approval structure for orderly development within the Plan Area. The Specific Plan document is organized as follows:
• Chapter 1-Introduction and Vision: identifies the vision and organizing principles that guide the physical form and development patterns of the Plan Area. • Chapter 2-Land Use Framework: presents the Specific Plan Guiding policies, depicts the overall land use plan and districts that constitute the Plan Area. • Chapter 3-Land Use Regulations, Development Standards and Design Guidelines: defines the permitted uses, development standards, regulations and provides design recommendations and guidance for individual projects. • Chapter 4-Mobility and Circulation: describes the network to accommodate the movement of vehicles, pedestrians and bicyclists.
• Chapter 5-Public Utilities and Services: describes plan-wide utilities of water, wastewater, storm drainage, electric, natural gas, communications and the public services of parks, schools, law enforcement, fire and solid waste. • Chapter 6-Implementation: describes implementation procedures and strategies for financing and maintenance of public facilities and services. • Chapter 7-Administration: outlines the Specific Plan process and its relationship to the subsequent entitlement processes, describes the administrative procedures to implement and amend, interpret and enforce the Specific Plan. • Supporting Documents: Technical documents/studies provide supporting analysis and detail for many aspects of the Specific Plan, including:
o Water Technical Memorandum
o Reclaimed Water Distribution Technical Memorandum
o Wastewater Collection System Technical Memorandum
o Stormwater Management Technical Memorandum
o Traffic Impact Analysis
o Public Facilities Financing Plan
• Related City Documents
Related documents include, but are not limited to:
o Environmental Impact Report
o General Plan and Climate Action Plan
o Zoning Code and Subdivision Ordinance
o Improvement Standards
o Development Agreement and Public Infrastructure Reimbursement Rules

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1.0 | INTRODUCTION / VISION

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1.1 | INTRODUCTION
The Woodland Research and Technology Park (WRTP) Specific Plan guides the development of the 350 acre Plan Area in Woodland, California. The Specific Plan Area is envisioned within the City’s 2035 General Plan as a natural extension of the city, ideally located and positioned for jobs and housing development. The establishment of the mixed use Plan Area is a natural progression of the City’s long history of innovation and creativity in food and agricultural production.

The foundation for the Specific Plan is defined by a growing recognition that the factors that drive economic development and future growth are rapidly shifting. With the rising importance of innovation and technology development, a region’s economic competitiveness increasingly depends on its ability to establish a high-quality system that fosters innovation and promotes the development, transfer, and commercialization of technology. Such innovation ecosystems provide environments in which emerging and existing technology companies can be incubated and grown, researchers and companies can collaborate in a synergistic environment, and access to scientific, engineering, and entrepreneurial talent can be easily facilitated.

This chapter introduces the Vision for the Plan Area, as influenced by the City’s General Plan, the physical attributes of the site and the strengths and opportunities of Woodland and the region.

Following the detailed vision, this chapter outlines the Guiding Principles, which serve as the guide for the desired outcome of development within the Plan Area. Next is Plan Area Context, which provides the background and setting. The final sections provide the organization for the Specific Plan, lists the Related Documents and provides the list of Entitlements which were approved in conjunction with the Specific Plan.

WOODLAND RESEARCH

AND TECHNOLOGY PARK
BUILDING ON OVER 100

YEARS OF FOOD AND AG

INNOVATION IN THE CITY

OF WOODLAND

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1.2 | VISION
The Woodland Research and Technology Park will serve as a gateway to connect Woodland, a community that has shaped the future of food and agriculture for over a century, with UC Davis, one of the leading agricultural research universities in the world, through the creation of an enterprising mixed use community. The Plan Area is anchored by a technology and innovation campus, with vibrant businesses and integrated residential neighborhoods. A dynamic “worklive-play” environment will attract highly skilled professionals to the region and will provide new housing opportunities and a long-term economic base for Woodland’s future generations. The Plan Area will be a place where the existing strengths of the City are combined with the opportunities for the future, capitalizing on the technology transfer and research potential the Plan Area’s location and base economy provide.
“Yolo County is a global hub for agricultural research, food production and sustainable technology. The proximity of this site, just five minutes from UC Davis, will offer appropriate facilities for technology startups to put down roots.”
Lon Hatamiya, former Secretary of Technology, Trade
and Commerce for the State of California
Northern California’s
agricultural innovation
is anchored by the
leading edge research
and development at
UC Davis – the nation’s
premier agricultural
research institution.

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woodland research and technology park | 1-3
This vision and framework responds directly to the 2035 General Plan, Policy 2.L.2, which describes the Plan Area as…“a mixed-use residential district anchored by a research and technology business park in the Southern Gateway area at CR 25 and SR 113. Concentrate the highest intensity of development within and in close proximity to the business park area, with lower density, largely residential uses to the north.” The development framework of the Plan Area was guided by this policy, translated onto the site to achieve the desired physical form, as shown in Exhibit 1-1, Vision Concept Diagram.

The research/technology campuses are strategically placed on the west edge of the Plan Area to serve as a gateway, the central core provides a village-center focal area with a mix of uses at higher densities (the “urban villages”), and the neighborhoods wrap the east and north edges to provide a compatible transition to the
Spring Lake neighborhoods. This
framework provides a distinct identity, a
well-defined pattern and gradual
transitions to the adjacent uses. The
three primary districts which evolved
from the vision; the Technology Park, the
Village Center and The Villages, are
introduced in the following section.

Chapter 2 provides details on the Land
Use Plan and Districts.

EXHIBIT 1-1: VISION CONCEPT DIAGRAM
This Specific Plan
provides the physical
and policy framework
to implement the vision
and serves as a guide
for the intentional
development of the
Plan Area.

More detail on the land
use plan and districts is
provided in Chapter 2.

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TECHNOLOGY PARK
Envisioned as a state-of-the-art technology
hub specializing in emerging agricultural
technologies and related research in energy,
transportation and environmental sciences,
the 120 acre research and technology
campus will be a place of collaboration and
exchange within a campus-like setting.

Diverse public and private entities interested
in collaborative innovation will be drawn to
the unique setting provided in the Plan Area,
a place where diverse business, job training,
and new products, technologies and
innovation can take root.

VILLAGE CENTER
The 45 acre Village Center is envisioned as the
heart of the Plan Area, serving as the essential
“third place” for residents, workers and
employers. Outdoor retail displays, restaurant
patios and sidewalk cafés will spill out on to
open-air hardscape plazas. An 11-acre park
“The Yard” framed by mid-rise townhomes and
urban-style lofts will offer Tech Park
employees, residents and the community a
space to recreate, relax, and connect outside
of home and work, steps from adjacent
residential neighborhoods and less than a
block from work.

THE VILLAGES
The 135 acre Village District provides diverse,
high quality and attractive new
neighborhoods and housing options, which
will allow employees to live and work close
by and move up and/or “age in place” within
the same neighborhood. The Villages also
serve to provide a seamless transition to the
adjacent Spring Lake neighborhoods.

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1.3 | EPICENTER OF AGRICULTURE & INNOVATION
The City of Woodland is at the epicenter of one of the most productive agricultural regions in the world. Woodland’s ideal climate, rich soil, and reliable water supply support a wide variety of crops that sustain a diverse portfolio of businesses. It is home to all facets of the food system from local farms and food processors to seed research and agricultural
technology companies.

190 COMPANIES &

COUNTING

SEED RESEARCH AND AG TECH

FOOD PRODUCERS AND PROCESSORS

INDUSTRY SUPPORT AND DISTRIBUTION

MARKETS AND RETAILERS

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Regional Proximity
Woodland is part of the Greater Sacramento Region, which is home to the capital of the 6th largest economy in the world and part of a larger mega-region that is economically linked to the Bay Area technology hubs, including San Francisco, the Silicon Valley, and the I-680 corridor.

Woodland is located in the heart of the California Central Valley and at the confluence of abundant natural resources, major interstate highways, an inland port, and international airport. Moreover, one of Woodland’s greatest attributes is its proximity to the University of California Davis, a university on the leading edge of research and innovation, affording connectivity to university resources, facilities, faculty, and students. The Plan Area is just seven miles (ten-minutes by ride share or shuttle) from the UC Davis main campus. In addition to UC Davis, nearby universities of Sacramento State, Chico State, UC Berkeley and Stanford generate a continuous stream of talented graduates across all fields of scientific and engineering disciplines.

EXHIBIT 1-2: LOCAL REGION PROXIMITY
Woodland

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1.3.2 The Food Front
Launched in 2017, The Food Front initiative brought Woodland’s story as the center point of food and agricultural responsibility, to the forefront. The City of Woodland has historically been economically and socially fortified by the fertility of its surrounding farmlands.

Connecting growers, food producers and researchers,
The Food Front recognizes the important role Woodland plays in agricultural and food responsibility and seeks to strengthen Woodland’s leadership capacity in this realm through con tinued investment in forward -thinking projects and ideas that will improve how food is grown, harvested, processed and enjoyed.

The Plan Area will provide opportunities to expand on existing initiatives such as Seed Central, AgStart, and The Vine, solidifying Woodland’s role as a key place for industry and academia to collaborate in to solve challenges of producing more, healthier food with less impact on natural resources.

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1.3.3 Balanced Community- Work, Play, Live
The design framework of the Plan Area is intended to create a place that is authentic, socially engaging and that provides a diversity of experiences within a half-mile radius of the plan’s featured 11-acre linear park. The Woodland Research and Technology Park will offer a collaborative business environment with supporting research and development in a setting that encourages innovation and entrepreneurship.

As a new employment center community, the Plan Area includes a range of housing options within close proximity to jobs and a commercial mixed-use Village Center, focused around a linear park.

A multi-modal street network and bike-pedestrian trail system connects the entire Plan Area internally and to adjacent uses, including the neighboring Spring Lake residential community.

Employees will be able to walk or bike to and from work and to outdoor recreation, retail and food/café venues, making the Plan Area an attractive place to live, recreate, shop and gather.

Technology Park, Road B & The Yard – Artist Rendering
The Woodland Research & Technology
Park will offer a collaborative business
environment with supporting research
and development in a setting that
encourages innovation and
entrepreneurship.

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1.3.4 Local Talent
The Plan Area is well positioned to retain and attract professionals in science and technology related fields to live in Woodland, including within the Plan Area. An increasing number of faculty and executive staff from UC Davis choose to reside in Woodland. Local employment training and workforce development opportunities through partnerships with the Woodland Community College, the Woodland Unified School District and UC Davis, are preparing local talent with the skills needed to support the demands of the technology sector, ensuring a steady and reliable employment base. The Plan Area will provide opportunities to connect industry with established programs, create new collaborations to teach needed skills and inspire Woodland’s youth to pursue careers in a wide range of STEM and applied technology fields. 308K STUDENTS

ENROLLED IN A
4 YEAR UNIVERSITY
WITHIN 90 MILES
Greater Sacramento
Economic Council
“Greater Sacramento is where innovators are revo lutionizing agricultural technology. The region combines agricultural abundance from farmers to processors, highly skilled science and tech talent and the #1 agricultural sciences university in the nation – UC Davis.”
Greater Sacramento Economic Council

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1.3.5 Sustainability
The Woodland Research and Technology Park will serve as a leader in eco-innovation and sustainability. Plan Area development will employ sustainable design principles, minimizing impacts of the project on the environment. Sustainable building design, the use of low impact materials and construction techniques, on site water management and planning features that reduce commute trips and vehicle miles traveled will carry through the plan to help ensure the long-term health of the community and the environment.

It is anticipated that progressive companies and
businesses locating within the Plan Area will take
these efforts to the next level, incorporating
sustainability practices in day to day operations
through the integration of clean and renewable
energy, sustainable sourcing, use of recycled
materials and minimization of hazardous chemicals,
waste management, green packaging, attention to
a sustainable product life cycle, and through the
development of energy-efficient “green” products.

The Plan Area, through development policies and standards, will play an important role in furthering the city’s greenhouse gas (GHG) reduction goals. It is the goal of the Plan to strive for zero net energy consumption as outlined in the City’s 2035 Climate Action Plan. The City’s Climate Action Plan provides strategies and tools for addressing GHG emissions from development and aim to reduce Woodland’s GHGs by 2020 and 2035 consistent with the State of California’s own targets.

Specific policies and development standards outlined in Chapters 2 and 3 address the sustainability requirements and implementation.

It is the goal of the Plan to
strive for zero net energy
consumption as outlined in the
City’s 2035 Climate Action Plan.

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1.4 | BUILDING ON LOCAL ASSETS
The Plan Area will provide an attractive place for residents and employees to live, recreate, shop and gather for neighborhood events, while also enjoying the amenities and opportunities a City rich in history, entertainment and community pride has to offer, including the resurgence of its Historic Downtown Main Street.

It is Woodland’s rich heritage and small town charm that continue to attract people to the city and the reason so many families have stayed for generations.


VIBRANT DOWNTOWN
Woodland has experienced a resurgence of investment and planned growth. In particular, Woodland’s Historic Downtown has seen many of its historic buildings renovated and given new life. High end home décor and clothing boutiques dot Downtown’s “Fabulous First Street,” while hip new restaurants representing a
variety of tastes stretch from one end
of Main Street to the other. The City’s
First Friday Art Walk and Thursday
Night Live at the Plaza concert series,
as well as its annual festivals and
holiday events draw thousands to
Main Street throughout the year.

Woodland’s Annual California Honey
Festival, spanning five blocks of
downtown, draws 30,000 attendees
from across the state.

Annual Dinner on Main Event
Woodland’s 3
rd Annual California Honey Festival, spanning five
blocks of Main Street, drew over 30,000 attendees from across the state and country in 2019.

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HISTORIC AND NEW NEIGHBORHOODS
In addition to its historic downtown,
Woodland boasts two honorary
historic residential districts. Over 20
historic architectural styles are
represented, dating from the 1870’s
to the 1950’s and 60’s. Spring Lake,
located immediately east of the Plan
Area, is a master planned community
of 4,000 residential homes. Spring
Lake carried the traditional
neighborhood feel of Woodland’s
historic districts, through gridded and
well connected streets, a mix of
residential housing types and
interconnected Class 1 bike trails and parks.

PRIME LOCATION
When it’s time to get away, Woodlanders have access to sea or snow within one hour in either direction, east or west. Lake Tahoe, San Francisco and the Napa Valley are all within a two-hour drive. Sacramento, the State’s Capital, is located 20 minutes to the east as well as the Golden One Arena where the NBA Kings call home. The Sacramento International Airport is an easy 10-minute drive or ride share from the city.

For those desiring to stay closer to home,
the Velocity Island Wake Board Park
located in north Woodland, is a great
place to cool off during the summer.

Other’s may choose to explore the Yolo
countryside, Dunnigan Hills (an American
Viticultural Area, “AVA”), or Capay Valley -
the birthplace of the organic food
movement, and taste the bounty of fresh,
locally grown / made products or simply
marvel at the ever-changing agricultural
landscape.

Velocity Island Wakeboard Park
The Gable Mansion, built in 1885, is a California Historical Landmark

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1.5 |SPECIFIC PLAN GUIDING PRINCIPLES
In May 2017, the City of Woodland adopted a comprehensive update to its General Plan, setting the stage for future growth and development within its Urban Limit Line (ULL) through the year 2035. A key focus of the General Plan is economic development and job growth. The Plan Area is specifically envisioned within the General Plan as a natural extension of the city, ideally located and positioned for jobs and housing development.

The 2035 General Plan designates the Plan Area as a New Growth Area, SP-1A. Policy 2.L.2 provides further guidance for the Plan Area:

Based on the guidance provided by the Woodland General Plan and the desired vision of a state of the art technology hub with sustained economic growth and competiveness in today’s global, knowledge based economy, the following Guiding Principles provide the envisioned outcome and overarching vision for development within the Plan Area.

1. INNOVATION
The Plan Area will develop as a state-of-the-art innovation center campus for technology, research and development, and office uses. Flexibility in design and implementation is supported, allowing businesses to respond to market demand through phasing of construction and the ability to offer a variety of building types and sizes. Complementary uses within immediate proximity to the business park, including hotel, commercial, employee-serving retail and recreational opportunities will support day-to-day needs of businesses, their clients, and their employees.
“Promote development of SP-1A as a mixed-use residential district anchored by a research and technology business park in the Southern Gateway area at CR 25A and SR 113.

Concentrate the highest intensity of development within and in close proximity to the business park area, with lower density, largely residential uses to the north. Encourage sustainable development through the use of renewable energy sources and water conservation tools with the goal of striving to achieve zero net energy at the building and neighborhood level to the extent feasible.”

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2. TECHNOLOGY CAPTURE/ TALENT RETENTION TALENT RETENTION Collaboration with UC Davis, Woodland
Community College and others will
bolster start-up businesses and growing
mid-to-large size companies through
technology transfer and IP sourcing.

The Plan will accommodate advanced
technology-related jobs and training
that allow a greater number of
Woodland residents and college
graduates from the Woodland
Community College and throughout the region to live and work in the community, generating an infusion of intellectual capital.

3. 3. BUSINESS PARTNERSHIPSARTNERSHIPS
Companies locating in the Tech Campus will have the opportunity to take positive advantage of the existing and thriving seed, food, and agricultural-based industries currently located and doing business in and around Woodland. Access to additional resources and new markets, new ideas, materials, and expertise will grow through strategic partnerships with new and existing businesses in Woodland.

4. SUSTAINABLE AND RESILIENT ARESILIENT
The Plan Area will lead in energy efficiency and sustainable design. Development within the Plan Area will incorporate cutting edge green building practices. Land use strategies and transportation demand management will reduce vehicle miles traveled and facilitate the use of alternative fuel vehicles. The city’s urban forest canopy will be increased and projects will incorporate naturalized stormwater management. These and other measures will contribute to meeting City goals for greenhouse gas reduction by 2035 contained in its 2035 Climate Action Plan.

5. GATHERING PLACE5. GATHERING PLACE
A successful Village Center and featured 11-acre linear park will provide a mix of social gathering spaces for employees, residents, and visitors to connect, recreate, and relax.

These informal networking opportunities will foster greater innovation and engagement among the workforce and allow for the balanced integration of work and life that the next generation of professionals seek.

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6. CONNECTIVITY/MOBILITYTY
A combination of well-designed complete streets, protected bicycle lanes, and pedestrian / bicycle greenways will prioritize the pedestrian experience throughout the Plan Area.

Well-connected parks, open spaces and greenbelts will encourage residents and employees to walk, bike, or scooter rather than drive to work, home, and play. Existing bike trails and greenbelts will extend from and connect to the adjacent community including nearby schools, community center and shopping center. A shared mobility hub will serve as a point of connection for those arriving and departing the Tech Campus by various forms of alternative transportation – including micro transit stops and fixed bus routes with frequent service to Downtown Woodland and UC Davis. Amenities to support last mile active transportation alternatives are featured, including bike and scooter share services.

7. HEALTHY COMMUNITYHEALTHY
Connected streets with bicycle and pedestrian
facilities, trails, accessible parks, and open spaces with passive and programmed recreation will facilitate and
encourage active, healthy living. Access to healthy
foods through community gardens, a farmer’s market
and/or fresh produce market in the Village Center will
be promoted. A mix of social gathering places will
enable employees and residents to come together for
fun and relaxation, boosting emotional wellness.

8. NEW NEIGHBORHOODS/SEAMLESS TRANSITIONS
Diverse, high quality and attractive new neighborhoods and housing options, including single- and multi-family residential units and mixed-used projects will allow Tech Park employees to live and work close by and “move up” within the same neighborhood as families grow or nests are emptied. Land use and circulation planning, coupled with design and development standards will ensure a thoughtful transition between the Plan Area and the adjacent Spring Lake neighborhood, complementing the established community.

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1.6 | PLAN AREA CONTEXT AND CHARACTERISTICS

1.6.1 Plan Area Location
Exhibit 1-3 shows the location of the Specific Plan. The Plan Area is bound on the north and east by the Spring Lake Specific Plan Area, a 4,000-unit residential community. It is bound on the south by CR 25A and the City’s Urban Limit Line (ULL) and on the west by State Route 113 (SR 113). The Specific Plan Area consists of approximately 350 acres that are located just outside of the Woodland city limits but within the ULL.

EXHIBIT 1-3: PLAN AREA LOCATION

1.6.2 Pre-Specific Plan Site Conditions
The Plan Area is visible from the SR 113 and is characterized by relatively flat actively farmed agricultural land, with one house and one barn located along County Road (CR) 25A. Lands within and adjacent to the Plan area are classified as Prime Farmland, as determined by the Farmland Mapping and Monitoring Program (FMMP), California Department of Conservation. Pre-Specific Plan access to the Plan area was from Gibson Road to the north and from the CR 25A interchange, via Harry Lorenzo Avenue (portions of which are unimproved). No natural streams, waterways or agricultural drainage canals exist in the Plan Area. Several existing trees in the Plan Area occur mainly adjacent to existing roadways. Existing utility poles, with overhead power lines, are located along SR 113 and Harry Lorenzo Avenue.

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1.6.3 Surrounding Uses
The Plan Area is located and surrounded by agricultural land to the south, SR 113 and agricultural land to the west, and urban development within Spring Lake on the north and east. A sports park and the Woodland Community and Senior Center are located within one-half mile west of the northern boundary of the Plan area, from Sports Park Drive.

1.6.4 Adjacent Infrastructure
In anticipation of future development of the Specific Plan, the backbone utility lines in Spring Lake were oversized and stubbed out at the border of the two planning areas, to ensure efficient service to the Plan Area through extension of those backbone utility lines from Spring Lake. Spring Lake’s existing and planned bike network was also designed to connect seamlessly with the Plan area and includes a mix of dedicated on-street lanes and off-street paths. Similarly, the Plan Area extends and connects to the bikeways, pedestrian ways and open space corridors within Spring Lake.

EXHIBIT 1-4: AERIAL PHOTO OF PLAN AREA AND SURROUNDINGS

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1.6.5 General Plan Land Use Designations
The 2035 General Plan designates the Plan Area as one of three subareas in the Specific Plan 1 (SP-1) new growth area, located in the southern part of the City. The Plan Area is classified as Specific Plan (SP-1A) in the General Plan Land Use Diagram, as shown in Exhibit 1.3.

EXHIBIT 1-5: GENERAL PLAN LAND USE DESIGNATIONS

1.7 | PURPOSE AND ORGANIZATION OF SPECIFIC PLAN
The Specific Plan is intended to guide the orderly growth and development of the Plan Area.

Under California Government Code, sections 65450 through 65457, and the State General Plan Guidelines prepared by the Office of Planning and Research, a specific plan may be used to implement a general plan and its policies/programs.

Another purpose of the Specific Plan is to exempt from further CEQA review, or limit the scope of subsequent CEQA review, projects undertaken to implement the Plan. Government Code section 65457 provides a CEQA statutory exemption for any residential development project or zone change that is undertaken to implement and is consistent with a specific plan for which an EIR has been certified. In addition, Public Resources Code (Section 21155.4(a)(2)) exempts from

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subsequent CEQA review, residential, mixed-use, and employment center/office projects (with floor area ratios of 0.75 or greater) that are consistent with an adopted Specific Plan.

California Government Section 65451(a) defines the following content requirements for specific plans, consisting of text and diagram(s), which specify all of the following:
• The distribution, location, and extent of all land uses, including open space, within the area covered by the Specific Plan (Chapters 1, 2 and 5).
• The proposed distribution, location, extent, and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities proposed to be located within the area covered by the plan and needed to support the land uses described in the plan (Chapters 4 and 5). • Standards and criteria by which development will proceed and standards for the conservation, development, and utilization of natural resources, where applicable (Chapters 2, 3 and 6).
• A program of implementation measures, including regulations, programs, public works projects and financing measures necessary to carry out paragraphs 1, 2, and 3 (Chapter 6).

1.8 | RELATED DOCUMENTS
A specific plan works in conjunction with other regulatory documents to implement the development process. The following section provides a brief description of these related documents. Chapter 7, Administration, provides more detail on the functions of these documents.

1. GENERAL PLAN
The California Government Code requires that Specific Plans be consistent with the local jurisdiction’s adopted General Plan. The General Plan is a statement of the community’s land use values and is the underlying basis for its vision and direction. An analysis of the consistency of the Specific Plan with applicable General Plan policies and actions is provided in the EIR.

2. WOODLAND ZONING CODE
The Specific Plan includes Development Standards and Design Guidelines, which are adopted into Ordinance (Zoning Code Title , Chapter , Article__) These regulations shall govern development, improvements and construction within the Plan Area.

3. IMPROVEMENT STANDARDS
The Improvement Standards establish basic standards and detail sheets for construction of public infrastructure. These standards and specifications apply to all construction within

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the Plan Area, unless otherwise addressed herein. To the extent that a component or regulation of the Specific Plan differs from a requirement of the Standards, the Specific Plan will take precedence. Where the Specific Plan is silent, the Standards will be used for purposes of interpretation, and/or directly applied as appropriate.

4. ENVIRONMENTAL IMPACT REPORT
The City of Woodland was the lead agency in the preparation and certification of an Environmental Impact Report (EIR), pursuant to the California Environmental Quality Act (CEQA). The EIR for the WRTP Specific Plan (State Clearinghouse Number #2017062042) examines the environmental impacts of the proposed plan and identifies potential changes in the environment that would result from implementation of the plan. CEQA Guidelines (Title 14, California Code of Regulations) Section 15183 provides that projects consistent with development density, zoning, community planning, and the general plan for which an EIR was certified do not trigger a new environmental review unless there are new impacts that have not already been properly addressed. Section 65457(a) of the California Government Code and CEQA Guidelines Section 15182(a) provide that no EIR or negative declaration is required for any residential project undertaken in conformity with an adopted Specific Plan for which an EIR has been certified.

The EIR for the Specific Plan is intended to qualify subsequent projects within the Plan Area for these exemptions, assuming those projects are consistent with the adopted Specific Plan, and fulfill all applicable conditions and CEQA mitigation measures.

1.9 | PROPOSED ENTITLEMENTS
The Specific Plan and related documents were approved by the City of Woodland as part of the entitlement process. These entitlements included certification of the EIR, adoption of the Specific Plan, approval of a General Plan Amendment, and Pre-Zoning of the Plan. In addition to the above listed entitlements, separate annexation requests to Yolo County Local Agency Formation Commission (LAFCo) are required prior to the processing of individual developments. Individual development projects are subject to review and approval of subsequent permits and entitlements by the City of Woodland, other local, State and Federal agencies. Chapter 7, Administration, provides more detail on the Specific Plan Administration processes.

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2.1| A FRAMEWORK FOR INNOVATION
The Woodland Research and Technology Park Specific Plan lays the framework for a place-based technology center that will accelerate the exchange of ideas between innovative companies and global research institutions. The convergence of land use types that link progressive work environments with a diversity of housing, retail and recreational opportunities sets the Plan Area apart from other traditional business parks and research centers. The development framework of the Plan Area seeks to capture the energy and excitement embodied within an energetic, urbanized setting while maintaining a feeling and appreciation for the small town charm and rural character that forms the foundation and heart of the Woodland community.

The Plan Area consists of 350 acres poised for development of 2.2 million square feet of office, commercial and research/technology space, approximately 1,600 residential housing units and

17.6 acres of parks and open space, network trails and greenbelts. Approximately 5,000 jobs are anticipated at build-out. The Plan Area will bring new jobs to the City while reducing vehicle use and resultant emissions by providing an employment center and daily amenities within steps of attractive and diverse housing options.

This chapter outlines the Specific Plan Policies, which are used to guide subsequent sections of the Specific Plan including land use, circulation, sustainability and implementation. The Land Use Plan and Land Use Summary are provided in
Section 2.3. The Land Use Plan is the “blueprint” of
the community, which evolved from the vision, the
application of applicable General Plan policies and
in response to the opportunities and constraints
of the site. The chapter concludes with the
Districts, which provide the framework of the Land
Use Plan and highlight the unique features that
make up the Plan Area community.

The convergence of land use type s that link progressive work environments with a diversity of housing, retail and recreational opportunities sets the Plan Area apart from other traditional business parks and research centers. 350 ACRE

PROJECT AREA
±2.2M SF RESEARCH/TECH
±1600 RESIDENTIAL UNITS

17.6AC PARK/OPEN SPACE
5,000+ JOBS

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BIRDSEYE VIEW LOOKING NORTH- ARTIST RENDERINGMULTI- USE TRAILS
AND
PATHS
5 MILES

DEDICATED
O

N-STREET
BIKE
LANES 3.5
MILES
LINEAR
PARK
&
GREENBELTS 17.6 ACRES

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2.2| SPECIFIC PLAN POLICIES
Policies for the development of the Plan Area are derived from the Guiding Principles outlined in Chapter 1.5. Several policies closely mirror those adopted in May 2017 as part of the General Plan 2035 update (as indicated in parentheses), while others are specifically crafted to implement the vision of the Plan Area.

2.2.1 Land Use

1. Epicenter of Food and Agriculture. Promote the development of the Plan Area as a premier food and agriculture industry hub by providing appropriate infrastructure, adequate land with compatible land uses and by supporting research and innovation. (Policy 2.D.2)

2. Atmosphere of Collaboration. Promote an atmosphere of collaboration and innovation by designating an appropriate mix of land uses, building types and formats with an engaging public realm.

3. Active Ground Floor Uses. Facilitate the opportunity for active commercial and ground floor uses such as meeting rooms, exhibition and maker-spaces, cafés, fitness studios within the RTP/Transitional Overlay zone fronting Road B. Provide architectural design and streetscape standards and guidelines that help frame the public realm as an inviting urban, walkable environment.

4. Flexibility within Development Standards Framework. Include flexible zoning, site and development standards that will allow companies and businesses within the Plan Area to easily adapt to changing market demands and to grow and evolve over time.

5. Housing Mix. Design neighborhoods to include a mix of housing types at a range of densities and affordability levels that accommodate residents at all stages of life. Residential uses must achieve an overall minimum average density of eight dwelling units per gross acre across the Plan Area.

6. Variety and Quality. Ensure that residential development provides variability and quality design to distinguish individual homes from one another and create identifiable neighborhoods. (Policy 2.M.8)
The following land use, design, sustainability, open space, streetscape and mobility, and economic development policies help to define and implement the land use framework outlined in Section 2.4 of this chapter.

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2.2.2 Design

1. Compact Form. The Land Use Plan shall promote compact development patterns, mixed land use, and higher-development intensities that conserve land resources, reduce vehicle trips, improve air quality, and facilitate walking, bicycling, and transit use. (Policy 2.C.1)

2. View Corridors. Create attractive view corridors that frame the streets with distinctive buildings, trees, and other landscaping complemented by well-designed and integrated signage.

At community entry points, provide a clear, physical sense of arrival into the community. (Policy

2.E.5)

3. Building Facades. Encourage a mix of building patterns, frontages, ground floor transparency, and the use of horizontal and vertical building articulation to break up building mass, create visual interest and design to activate street level frontages. (Policy 2.E.6/2.I.1)

4. Transition Areas. Promote the sensitive design of transition areas between different land uses in order to ensure compatibility, and encourage a gradual and compatible shift in scale between different densities an intensities of various uses. (Policy 2.E.3)

2.2.3 Sustainability

1. Consistency with the Climate Action Plan. Ensure new development is consistent with the objective and targets of the City’s Climate Action Plan with the goal of striving to achieve zero net energy at the building and neighborhood level. (Policy 2.C.2/2.L.2)

2. Resource Efficiency. Encourage and incentivize building construction that consumes less energy, water, and other resources; allows natural ventilation; uses daylight effectively; reduces stormwater runoff; and facilitates the use of clean energy whenever possible. Use trees for cooling, energy conservation and to improve air quality. (Policy 2.C.4)

3. Electric/Alternative Fuel Vehicle Parking. Parking facilities in non-residential zones shall provide for alternative fueling and electric vehicle charging. Residential development shall provide EV-capable facilities in all garages and parking lots. (Policy 3.H.7)

4. Agricultural Interface. Where development within the Plan Area occurs at the edge of the Urban Limit Line adjacent to agricultural land, a buffer of 150-feet shall be incorporated, where feasible, to minimize potential incompatibilities of the adjoining uses. (Policy 7.C.4/7.C.5)

5. Agricultural Uses. Where agricultural activity exists within the Plan Area boundary, the agricultural uses shall be permitted to continue until urban development occurs on the active agricultural properties. (Policy 7.C.2)

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2.2.4 Open Space

1. Greenbelt/Trail System. Extend and integrate a greenbelt/trail system that provides recreational and transportation benefits for residents and employees of the Plan Area. (Policy

2.M.4)

2. Public Gathering Space. Provide interesting public gathering spaces and corridors including small public plazas, courtyards, pocket parks and paseos within the North and South Campus and the Village Center to provide opportunities for social interaction within the built environment.

3. Private Open Space. Provide private open space as part of large residential, commercial or mixed-use development projects.

2.2.5 Streetscape and Mobility

1. Bike and Pedestrian-Orientation. Create walkable, pedestrian-scaled blocks that feature sidewalks and bikeways that are safe, comfortable, and inviting. Encourage site design for mixed use zones to minimize driveway, curb cuts and parking visibility. (Policy 2.E.4/2.I.1)

2. Green Streets. Provide continuous shade trees along key corridors, integrate low-impact development (LID) drainage facilities to manage stormwater runoff within the public right-of-way, and include Class I or Class II bike facilities where possible. (Policy 2.I.3)

3. Multimodal Access. Require convenient, attractive and safe pedestrian, bicycle and transit connections throughout the Plan Area Districts. (Policy 2.J.6)

4. Roundabouts. Provide landscaped roundabouts as an intersection traffic control option with demonstrated air quality and safety benefits, where deemed feasible and appropriate. (Policy

3.B.9)

5. Parking. Shared parking facilities are encouraged throughout the Plan Area and shall be designed to reduce heat island effect, providing for significant landscaping and tree canopy.

Onsite parking along/adjacent to street frontages, particularly Road B, is strongly discouraged. (Policy 3.H.2/3.H.3/3.H.6)

6. Transportation Demand Management (TDM). Businesses within the Research and Technology Park campus should incorporate Transportation Demand Management (TDM) tools and programs to encourage and create incentives for the use of alternative travel modes and disincentivize single-occupancy vehicle use. (Policy 3.A.5)

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7. Emerging Technologies. Plan for and accommodate next generation transportation technology and advancements, where feasible, in the Plan Area design and street network. (Policy

3.A.6)

8. Transit Services. In coordination with the Yolo County Transportation District and UC Davis, plan and implement transit and express-bus service between the Plan Area and UC Davis campuses that is both sustainable and cost-effective. (Policy 3.G.1/3.G.6)

2.2.6 Economic Development

1. Business Environment. Support a welcoming business environment within the Technology Park through streamlined and consistent application of regulatory and permitting procedures and through financially feasible development costs. (Policy 4.A.2)

2. Emerging Industries. Provide flexible development regulations and guidelines that allow for efficient adaptation and accommodation of emerging industries and new market opportunities. (Policy 4.C.6)

3. Agricultural Industry. Accommodate agriculture-related industries through supportive ag policies and programs including ag-technology accelerators, agricultural processing facilities and through coordination with Yolo County, UC Davis, AgStart and other organizations invested in advancing global innovation in ag and food-tech. (Policy 4.C.9)

4. Workforce Development. Provide for educational and workforce training opportunities within the Plan Area through partnerships with employers and business educators, the Woodland Community College and the Woodland Joint Unified School District. (Policy 4.C.15/4.G.5)

2.3 | LAND USE PLAN
The Land Use Plan, shown on Exhibit 2-1, illustrates the arrangement of land uses and the transportation network which provides the backbone of the Land Plan. Table 2.1 provides a detailed summary of the land use designations, acres, dwelling units and square footages allocated on the Land Use Plan and evaluated in the EIR analysis. At build out, the land use plan is estimated to result in approximately 2.2 million square feet of research/technology and commercial land uses, producing approximately 5000 jobs and 1,600 residential dwelling units.

The mix of land use types and intensities will provide for a vibrant, sustainable and balanced new community addition which complements and supports the surrounding and planned uses within the City of Woodland.

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EXHIBIT 2-1: LAND USE PLAN

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NOTES:

1. Assumed average yields for planning purposes and EIR analysis.

2. 25% (~4.0 Acres) of HDR/CCO Acreage assumed to be developed as Community Commercial

3. Village Center Mixed Use may include residential units not included herein

4. Village Center Open Space allows for 1.5 acres of commercial/retail uses

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2.3.1 Introduction of the Land Use Zones
The Land Use Plan identifies the location of the land uses with a zoning designation. In general, the Land Use Plan includes three broad categories of land uses. The Research/Technology Park and Commercial category are the primary employment focused zones. The Residential category is the primary housing zones and the Open Space/Park category includes the open space, parks, recreation and public zones. Chapter 3, Land Use Regulation, Development Standards and Design Guidelines, provides a detailed description of each zone, the allowed density and intensity, the permitted uses and the physical standards such as setbacks, building heights and other development standards.

1. RESEARCH/TECHNOLOGY PARK AND COMMERCIAL ZONES
RTP- Research Technology Park
RTP/TO-Research Technology Park/Transitional Overlay
RTP/CCO-Research Technology Park/Community Commercial Overlay RTP/RFO-Research Technology Park/Research Flex Overlay
HC-Highway Commercial
VCMU-Village Center Mixed Use

2. RESIDENTIAL ZONES
LDR- Low Density Residential
VCLDR-Village Center Low Density Residential
MDR- Medium Density Residential
VCMDR-Village Center Medium Density Residential
HDR-High Density Residential
HDR/CCO-High Density Residential/Community Commercial Overlay

3. OPEN SPACE/PARK ZONES
VCOS- Village Center Open Space
OS-Greenbelts, Promenade and Detention Pond/Facility

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2.4 | THE DISTRICTS
Districts are used to identify the geographic and form types within the Land Use Plan and embody the overarching theme of work, play, live. The three Planning Districts are the Technology Park, the Village Center and the Villages. Each of the three Districts have sub-districts, as outlined below and described in the following sections. The sub-districts assist in defining desired elements of intensity, scale and form for each sub area. The envisioned form and character of each district is described in the following sections and more detail is provided in Chapter 3, Development Standards and Design Guidelines.

EXHIBIT 2-2: DISTRICTS

TECHNOLOGY PARK
North Campus
South Campus

VILLAGE CENTER
Village Center Mixed Use
The Yard
Village Center
Residential

THE VILLAGES
North Village
East Village
Urban Villages

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2.4.1 Technology Park District
Consisting of a North and South Campus, the Technology Park District will accommodate approximately 2 million square feet of office, research and light industrial “flex” space for a variety of users in a range of sizes and scale. The North Campus, described in detail below, serves as the core business hub for both established and large-scale companies as well as enterprising startups and incubator spaces. The South Campus will carry forward this collaborative environment while offering additional opportunity for light manufacturing/industrial flex space and immediate proximity to real-time, field research sites. Sustainability principles will be incorporated throughout the North and South Campus as a key and defining attribute of the Technology Park

TECHNOLOGY PARK DISTRICT
… North Campus | 76.4 acres
… South Campus | 44.1 acres
TOTAL 120.5 acres
WORK  LIVE  PLAY

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District. Energy efficient building design and mobility features that reduce auto dependency will minimize carbon impact with a goal of achieving net-zero energy and safeguarding the long-term health of the environment.

1. NORTH CAMPUS
The North Campus will serve as the primary
gateway and innovation hub within the Plan
Area. Comprised of approximately 98 acres,
the North Campus has a base zoning of
Research and Technology Park (RTP). In order
to allow flexibility to mix and adapt use types
in response to development opportunities
and shifting market demands, two areas of
the North Campus have an overlay zone of
Community Commercial (RTP/CCO) and
Transitional (RTP/TO). Detail on the
permitted uses within these zones are found
in Chapter 3.

The North Campus is intended to evolve as a diverse, leading edge research and technology park designed to support adaptable site and building formats and to accommodate a variety of users in a campus environment. Flexible regulations will allow for innovative design solutions that support evolving trends and advances in the fields of science and technology. Diverse uses and building types, from mid- to large-size offices, corporate headquarters, incubation spaces for small start-up firms, and spaces for the commercial development of pioneering products and technologies will contribute to a broader knowledge ecosystem within the North Campus.

Buildings may require large formats/footprints and range from two to five stories in height, yet the pedestrian experience will remain comfortable and engaging. Frequent street-facing entrances and glazing, active ground floor uses, appropriate building setbacks and properly framed public spaces will enhance the public realm, inspiring creative thinking both within and outside of the built environment. Well designed and landscaped pedestrian paseos including areas for pocket parks and other amenities, will break up longer blocks and encourage pedestrian activity and interaction.

The Tech Campus will house a variety of uses and
building types including corporate headquarters and
mid- to large sized offices.

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A welcome center, leasing office, technology innovation demonstration areas, landmark and gateway features exhibiting the technology and sustainability themes are envisioned to be located at the main entrance of the North Campus, along Road B. Wayfinding will be integrated throughout the North Campus to ensure easy navigation through the Plan Area starting at the Gateway.

A commercial center including a hotel and conference center is envisioned at the southern end of the district, providing daily service amenities for businesses, visitors, employees and residents.

The easternmost edge of the North Campus will serve as an important transition zone between the predominantly larger format uses and the mixed-use Village Center and residential areas to the east. A greater emphasis on the pedestrian experience, design and architectural detailing are placed on buildings directly fronting Road B. The incorporation of ground floor commercial and other active uses such as cafés, fitness studios, exhibition and maker-spaces, meeting rooms, and similar uses, will provide a vibrant and engaging building-to-streetscape interface. Appropriate building frontages, massing, setbacks, sidewalk widths, and overhead coverings/awnings in addition to thoughtfully placed street furniture, landscaping and lighting will help frame the public realm as a walkable and comfortable urban environment.

Businesses fronting Road B will have the advantage of being located directly adjacent to and across from The Yard, an 11-acre linear park, providing the associated views and opportunities for enhanced social engagement. Businesses located across from The Yard are encouraged to integrate outdoor seating and gathering spaces that take advantage of the viewshed and further activate the street.

The incorporation of ground floor
commercial and other active uses
such as cafés, fitness studios,
exhibition and maker-spaces,
meeting rooms, and similar uses,
will provide a vibrant and engaging
building-to-streetscape interface.

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2. SOUTH CAMPUS
The 44-acre South Campus serves as a continuation of the North Campus, but with a greater emphasis on light manufacturing uses and research facilities and the addition of Highway Commercial zoning. South Campus businesses will benefit from both freeway frontage and immediate proximity to prime agricultural land to the south and east of the Plan Area boundary that will allow field trials to be conducted proximate to research. Approximately 36 acres of the South Campus is zoned Research Flex Overlay (RTP/RFO), which allows flexibility to mix and adapt use types in response to development opportunities and shifting market demands. Detail on the permitted uses within this zone are found in Chapter 3.3.

Approximately 8 acres of Highway Commercial (HC) zoning is provided at the northwest corner of the South Campus allowing commercial uses that serve the traveling public and the community.

Proximity to
prime agricultural
land will allow for
convenient access
to field trials and
research.

Greenhouses are
permitted in the
South Campus.

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2.4.2 The Village Center
The Village Center, consisting of approximately 45 acres, will provide the essential “third place,” for the younger workforce as well as the opportunity for experienced employers to connect with and mentor the next generation of industry leaders and thinkers. Outdoor retail displays, restaurant patios and sidewalk cafés will spill out on to open-air hardscape plazas. An 11-acre park termed “The Yard,” framed by mid-rise townhomes and urban-style lofts will offer employees, residents and the community a space to recreate, relax, and connect outside of home and work, WORK  PLAY  LIVE

VILLAGE CENTER DISTRICT
… Village Center Mixed Use | 3.5 acres
… Village Center Residential | 29.8 acres
… The Yard | 11.5 acres
TOTAL 44.8 acres

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steps from adjacent residential neighborhoods and less than a block from work. A variety of mobility services and amenities will similarly converge at the Village Center Shared Mobility Hub, providing a transit destination in the heart of the Tech Park community.

1. THE VILLAGE CENTER
Within the Village Center’s 3.5-acre Mixed Use (VCMU) zone, smaller format commercial spaces and mixed-use buildings will house retail/food venues and co-working spaces on the ground floor, with residential and office uses permitted on second and third floors. The place to “see and be seen,” employees will find opportunities for social engagement as well as a space to work, collaborate, and think in a vibrant, transparent and inviting setting. Architectural guidelines and development standards call for buildings that promote a positive connection and seamless transition from the built environment to outdoor public spaces.

2. THE YARD
“The Yard,” an 11-acre linear park, located
immediately north of the mixed-use retail
zone, is the physical center and social heart of
the Village Center and the broader Plan Area.

Envisioned as a largely passive green space,
The Yard will serve as a shared “front porch”
and lawn for the broader Tech Park
community. The relaxed park setting will
accommodate both active and passive
recreational activities, such as a disc golf pickup game or yoga class. Flexible seating and movable furniture will allow park users to adapt their park environment for comfortable use as a temporary outdoor office or for an after work gathering space with colleagues. Bike/pedestrian and jogging trails winding through and around the park connect the residential Villages to the east with the Tech Park North Campus on the west.

Landscaping throughout The Yard will incorporate native plant species and grasses while a canopy of shade trees will allow for the comfortable enjoyment of the outdoors during hot summer months. The park will support stormwater management within the Plan Area, providing areas of natural biofiltration and retention.

The place to “see and be seen,” employees will find opportunities for social engagement as well as a space to work, collaborate, and think in a vibrant, transparent and inviting setting.

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The Yard’s central location within the Plan Area also
provides for a natural relationship between the park setting and the Village Center’s mixed-use retail zone located
immediately south of the park. Plaza and courtyard
features at the southern end of the park will enable a
continuation of the Village Center café and restaurant patio dining experiences as well as a covered pavilion that will host weekly farmer’s markets, evening music venues and
other community or company sponsored events. Up to 1.5
acres of The Yard will be available for private
commercial/retail uses including pop-up coffee kiosks,
container breweries and eventual full-scale eateries that complement an urban park setting.

Predominantly residential townhomes, walk-ups, and loft style units are envisioned to front on an 20-foot pedestrian promenade running the length of the eastern boundary of the park. The promenade will include lighting and
enhanced, textured concrete paving providing a distinctive experience that also offers a buffer between the public park and private residential realm.

Balconies and porches overlooking the promenade and park will increase activity at night and provide 24-hour “eyes on the park” for added security. Together, the combined Village Center and linear park space will be the pulse of the community; a shared space for intellectual exchange, social engagement and activity.

3. VILLAGE CENTER RESIDENTIAL
A mix of low density (VCLD) and medium density
(VCMD) residential units are located on the
eastern portion of the Village Center District.

Contemporary row house, townhouse, small lot
and detached units will provide a variety of
housing opportunities for those that desire a
more centrally located and lively residential
experience. Units will be located within steps of
the local café and outdoor recreational
opportunities at The Yard and just a block from
the Tech Park North Campus. Residential units within the Village Center will help foster an active The Yard at the Village Center will
include passive recreational
opportunities as well as a covered
pavilion for a farmer’s market and other
outdoor events.

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mixed-use District well past traditional office hours, bolstering the viability of retail and commercial uses.

4. VILLAGE CENTER STREETSCAPE
The Village Center streetscapes, including portions of Road B and C and Marston Drive, will transition from the active North Campus Gateway and Tech Park to a calmer, pedestrian-oriented environment. Thoughtfully placed street furniture, public art, landscaping and wide sidewalks designed to accommodate outdoor seating will enhance the public realm within and around the Village Center. Similarly, architectural guidelines will ensure building frontages invite pedestrian activity and reinforce the urban character of the district.

Enhanced intersections and pedestrian mid-block crossings along Road B will allow for safe, high visibility and efficient access to the Village Center from the North Campus. Narrow travel lanes and on-street parking will help
calm traffic through the district
while minimizing the need for
large off-street parking lots.

Decorative sidewalk paving and
treatment will set the Village
Center apart as a recognizable
pedestrian dominant district.

5. SHARED MOBILITY HUB
The Shared Mobility Hub (The Union), located along Road B immediately adjacent to the Village Center commercial zone, will provide an engaging point of arrival or departure from the Tech Park for employees and residents traveling to, from and within the Plan Area. The Union will serve as the point of convergence, seamlessly integrating traditional and innovative modes of travel. For regional trips to/from Sacramento and the Bay Area, the Union will offer a stop for intercity fixed route transit. Higher frequency bus or autonomous shuttle services will use The Union as the primary point of connection between the Tech Park and primary destination points such as UC Davis Campus, the Amtrak Station, and Downtown Woodland. Those arriving to the Village Center will be able to choose from an array of options including micro transit, bike/scooter share or ride hailing service to link their “last mile” whether it be to home or work. The Union’s plaza-like “loading zone” will be where it all comes together and where visitors can grab a cup of coffee while they wait for their ride or simply sit and enjoy the energy of the place.

Village Center & Mobility Hub – Artist Rendering

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2.4.3 The Villages
The Villages District features three distinct residential neighborhood types; the North Village, East Village and the Urban Villages. The Village District will accommodate approximately 1,600 residential housing units of varying sizes, densities and product types from detached single family homes to urban style lofts. Plan Area employees will have the opportunity to live within close proximity to their work, in many cases, within a 10-minute walk or less. A network of wellconnected streets, bike trails and greenbelts will allow for easy and safe routes to work, home and to the Village Center, reducing long commute times and auto-dependency for a majority of daily trips.

WORK  PLAY  LIVE

THE VILLAGES DISTRICT
… North Village | 52.3 acres
… East Village | 58 acres
… Urban Villages | 25.57 acres
TOTAL 135.87 acres

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1. NORTH VILLAGE
The Plan Area’s North Village will consist primarily of single family homes on a range of lot sizes.

Larger lots will accommodate executive and multi-generational style homes as well as “move-up” housing opportunities for those growing families seeking more room to play. Smaller to midsized lots will offer housing options for first time homebuyers to empty nesters. Although not strictly prescribed, architectural styles
including contemporary farmhouse and
cottage will establish a sense of place
reminiscent of the area’s agricultural roots. A
landscaped roundabout centrally located
within the North Village along Road F will
serve as a focal feature within the
neighborhood.

Builders are encouraged to explore
nontraditional pedestrian pathways and
circulation elements within the North Village
that incorporate natural drainage, allow for a
softer interface between the street and
residential lots, while reducing the concrete
hardscape typical of traditional
sidewalk/curb/gutter schemes.

2. EAST VILLAGE
The East Village, running the length of the Plan Area’s eastern boundary, south of Parkland Avenue, is comprised of a mix of low and medium density housing types including detached single family products, alley products, cluster and courtyard homes. Residential densities within the East Village are intended to provide a transition from the Plan Area community to the established Spring Lake neighborhoods to the east.

Contemporary farmhouse and cottage style residential
design will establish a unique sense of place within the North Village.

Non-traditional
subdivision design is
encouraged in the
East Village,
including alley load
and cluster design,
and layouts with
shared common
space.

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A continuous north-south running greenbelt with Class 1 bike path will serve as the adjoining ribbon between the two neighborhoods while Spring Lake bike paths and paseos will extend westward through the Plan Area, connecting the two communities. A stormwater detention basin located at the southern end of the East Village, just north of CR 25A, may dually serve as passive recreational open space.

3. URBAN VILLAGE
Two High Density Residential zones within
immediate proximity of the North Campus
will accommodate urban style, high quality
workforce housing for the young
professional as well as empty nesters. These
units may also serve as temporary housing
for researchers and scientists sponsored by
companies locating within the district.

The incorporation of thoughtful design
elements and consideration of the
pedestrian experience will ensure that highdensity development remains synonymous with high-quality of life and that the Urban Village actively contributes to a lively and engaging Technology Park campus and environment.

4. INTERNAL STREET NETWORK
The internal street network within each of the Villages will reflect the residential nature of the neighborhoods. Narrow two lane streets will accommodate both vehicles and bicyclists at comfortable speeds. Ample tree canopy along residential street segments will provide shaded sidewalks and walkways during warm summer months.

Roads D and E, which serve as collectors through the Urban and East Village districts, as well as the Village Center residential areas, will similarly reflect the residential make-up of the adjoining land use. These collector roadways will consist of two travel lanes accommodating vehicles as well as bicyclists through the use of painted on-street sharrows/shared lane marking. Traffic calming will be achieved through on-street parking on both sides of the street as well as other measures such as speed tables or enhanced crossings.

High quality apartments and residential lofts will provide housing for young professionals and empty nesters within close proximity to Tech Park jobs.

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3.0 | LAND USE REGULATIONS,

DEVELOPMENT STANDARDS AND

DESIGN GUIDELINES

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3.1| PURPOSE AND INTENT
Land use and development within the Plan Area is subject to conformance with the permitted uses, the site development regulations, development standards and design guidelines as outlined in this chapter. The permitted land uses and development standards/design guidelines are informed by the Vision, by the District Concepts, Character and Specific Plan Policies described in Chapters 1 and 2. These elements work together to create a use-compatible, visually distinct and vibrant community while retaining appropriate design flexibility at the project level. Engaging, yet seamless transitions between innovative research spaces, multi-functioning parks and network trails, and new and existing neighborhoods within the Plan Area will result in a sense of place that is both internally distinctive and a natural extension of the Woodland community. The intent is to provide a clear and concise set of regulations, standards and guidelines that builders, developers, property owners and City staff can rely on to implement development within the Plan Area in an efficient manner.

This chapter establishes the permitted land uses and primary development standards within the Plan Area and supersedes the requirements of the Zoning Ordinance (Title 17) of the Woodland Municipal Code (WMC) and the Woodland Community Design Standards. Where direction is not provided in this Specific Plan, the provisions of the WMC may be considered. The Community Development Director shall have the authority to determine the most appropriate zoning correlation between the Specific Plan and WMC where necessary. If an issue or situation arises that is not sufficiently provided for in the Specific Plan, those regulations of the Zoning Ordinance that are most applicable shall be used by the Community Development Director as guidelines to resolve unclear issues. Additional information pertaining to the implementation of this Chapter including interpretations and modifications can be found in Chapter 7, Administration.

3.2|ZONING CLASSIFICATIONS

3.2.1 Purpose
To carry out the purpose and provisions of the Specific Plan, the Plan Area is divided into land use designations. This chapter contains general information such as statements of purpose and expectations for each land use type. The precise use regulations for each land use designation are found in Section 3.3. The Development Standards are found in Section 3.4.

The Land Use Plan, Exhibit 2.2, depicts the land uses assigned to all portions of the Plan Area. The 14 land use zones fall under 4 sub-categories; Research/Tech Park, Commercial and Mixed Use Zones; Residential Zones and Open Space/Park Zones. A general summary of the zoning designations is provided in Section 3.2.4.

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3.2.2 Applicability
No building, structure, vehicle, sign, or area shall be used, altered, moved, enlarged, or stored in any zoning district except as specifically allowed in underlying zoning district and by the regulations of any applicable combining district.

3.2.3 Prohibition
No property in any zoning district shall be used in any manner so as to create problems contrary to public health, safety, or general welfare or so as to constitute a public nuisance.

3.2.4 Description of Zoning Categories
A. Employment: Research Technology Park and Commercial Use Zones The employment zones include the Research Technology Park, Highway Commercial and Village Center Mixed Use. The Research Technology Park category has the primary zone of RTP and three (3) RTP overlay zones: Transitional, Community Commercial and Research Flex. The purpose of the RTP overlay zones is to “fine-tune” the list of uses and development standards in the designated locations to provide compatibility with surrounding uses and to purposely target specific uses to certain locations within the Technology Park Districts.

• RTP-Research Technology Park: The RTP zone provides for a campus-like environment with a variety of parcel sizes designed to accommodate a wide variety of technology and research based businesses, including but not limited to large research and development operations with production and point-of-sale facilities, laboratory, light manufacturing and assembly, professional/corporate offices as well as a limited list of other business support uses.
• RTP/TO-Research Technology Park/Transitional Overlay: The RTP/TO zone is similar to the RTP base zone, however with the RTP/TO location more internal to the District and abutting the Village Center, the more intense industrial uses are limited and the professional offices, retail and personal services uses are expanded. • RTP/CCO-Research Technology Park/Community Commercial Overlay: The RTP/CCO zone is similar to the RTP base zone, however the RTP/CCO location at the primary gateway on Road B anticipates integration of commercial uses that complement the RTC uses. • RTP/RFO-Research Technology Park/Research Flex Overlay: The RTP/RFO zone is similar to the RTP base zone with a greater emphasis on light manufacturing uses and research facilities.
• HC-Highway Commercial: The HC zone accommodates uses such as hotels, vehicle service stations, restaurants and other retail or service uses serving the Plan Area, surrounding community and region.
• VCMU-Village Center Mixed Use: The VCMU zone accommodates smaller format commercial spaces and mixed-use buildings to attract retail/food venues and co-working spaces with integrated residential and office uses permitted. The density range for residential uses in the VCMU is 20.0-40.0 dwelling units per gross acre (du/ac).

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B. Residential Zones
The 6 residential zones include 2 types of Low Density Residential, 2 types of Medium Density Residential and 2 types of High Density Residential.
• LDR-Low Density Residential: The LDR zone accommodates single family detached homes on standard size lots. Alternative lot configurations such as alley, cluster or halfplex lots may also occur. The density range is 1.0-8.0 dwelling units per gross acre (du/ac). • VCLDR-Village Center Low Density Residential: The VCLDR zone accommodates a variety of home types for those that desire a centralized location in the Town Center. Alternative lot configurations such as alley, cluster or halfplex lots are anticipated in addition to detached standard lots. The density range is 1.0-8.0 dwelling units per gross acre (du/ac). • MDR- Medium Density Residential: The MDR zone accommodates a range of attached and detached housing types, including small-lot subdivisions, duplexes, triplexes, zero-lotline developments, townhouses and other housing types. The density range is 8.1-19.9 dwelling units per gross acre (du/ac).
• VCMDR-Village Center Medium Density Residential: The VCMDR zone accommodates a variety of housing opportunities for those that desire a more centrally located and lively residential experience in the Village Center. Contemporary row houses, townhouse, small lot, cluster and detached units are permitted. The density range is 8.1-19.9 dwelling units per gross acre (du/ac).
• HDR-High Density Residential: The HDR zone accommodates a broad range of attached housing types, including triplexes, fourplexes, row houses, and 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. The higher density range provides for the opportunity for multi-story structures with centrally located parking in order to provide urban intensity. The density range is 20.0-40.0 dwelling units per gross acre (du/ac).
• HDR/CCO-High Density Residential/Community Commercial Overlay: The HDR/CCO zone accommodates the same uses as described for HDR but additionally permits retail, business and personal services, grocery stores, restaurants to promote a direct, walkable linkage between the adjacent technology park uses and surrounding neighborhoods to enable convenient access to goods and services. The density range is 20.0-40.0 dwelling units per gross acre (du/ac).

C. Open Space/Park Zones
• VCOS- Village Center Open Space: The VCOS zone applies to the park, known as The Yard.

The uses in the VCOS are primarily recreation, however the zone does allow a variety of commercial uses which complement and support the Village Center. This includes the Promenade adjacent to the Yard.
• OS-Greenbelts, Open Space and Public Drainage Facilities: The OS zone applies to the greenbelts, linear open space corridors, and the 4.2-acre detention pond located at the southeast corner of the Plan Area. The uses allowed in the OS are generally passive recreation and stormwater management.

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3.3|PERMITTED USES
The purpose of this section is to establish land use classifications and to explain how land uses are regulated in this document. This section explains the Use Classification system, the allowed use and permit requirements, how uses not listed are regulated, and how similar uses are determined. It is not feasible to list every possible use, so general categories are provided, specific uses are identified as needed, and a process is provided to classify uses that do not clearly fit into a use classification.

In order to simplify land use regulations, land uses listed in the use have been grouped into general categories on the basis of common function, product, or compatibility characteristics.

These general allowed use categories are called “Use Classifications.” Use classifications describe one or more uses having similar characteristics but do not list every use or activity that may appropriately be within the classification. The following rules apply to use classifications:

A. Illegal Uses. No use that is illegal under local, state, or federal law shall be allowed in any Zone within the Plan Area.

B. Similar Uses. When a use is not specifically listed in this document, it shall be understood that the use may be permitted if the Director determines that the use is similar to other uses listed based on established criteria and required findings. It is further recognized that every conceivable use cannot be identified in this document and, anticipating that new uses will evolve over time, the Director may make a Similar Use Determination to compare a proposed use and measure it against those uses listed.

3.3.1 Permitted Land Uses and Requirements
Table 3.1 identifies permitted uses in each of the zoning designations. Generally, a use is allowed by right, allowed through issuance of a zoning administrator permit, a conditional use permit, is an ancillary use or is not permitted. Refer to the Woodland Municipal Code (WMC) for detailed description of each approval process.

Minimally, staff level Site Plan and Design Review approval is required for all new construction that requires a building permit with the exception of Tenant Improvements not visible from the public right of way. For residential uses, and for non-residential uses that are permitted by-right, Site Plan and Design Review shall be considered a ministerial action for the purposes of CEQA when plans conform to applicable Development and Design Standards. Site Plan and Design Review for non-residential uses that require a Zoning Administrator or Conditional Use Permit will be considered in conjunction with the review of the required permits, which are considered discretionary for the purposes of CEQA.

All uses are subject to the Performance Standards listed in Section 3.3.2 below and shall

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demonstrate consistency with the 2035 Climate Action Plan (CAP) as outlined in Section 3.3.3.

The permitting requirements identified in these tables are:

A. Permitted (P). A land use shown with a “P” indicates that the land use is permitted by right in the designated Zone, subject to applicable provisions of this Specific Plan (e.g., development standards, Design Review) and subject to the Performance Standards listed in Section 3.3.2.

B. Zoning Administrator (Z). A land use shown with a “Z” indicates that the land use is permitted in the designated Zone upon issuance of a Zoning Administrator Permit from the designated Approving Authority, subject to compliance with all applicable provisions of this Specific Plan (e.g., development standards, Design Review) and subject to the Performance Standards listed in Section 3.3.2.

C. Conditional (C). A land use shown with a “C” indicates that the land use is permitted in the designated Zone upon issuance of a Conditional Use Permit from the designated Approving Authority, subject to compliance with all applicable provisions of this Specific Plan (e.g., development standards, Design Review) and subject to the Performance Standards listed in Section 3.3.2.

D. Ancillary (A). Ancillary to or in support of an approved primary use.

E. Not Permitted (X). A land use shown with an “X” in the table is not allowed in the applicable Zone.

3.3.2 Performance Standards
All uses as described in Section 3.3.1 are subject to the following Performance Standards. Any deviation or requested exceptions for the standards below are subject to elevated discretionary review and/or environmental review; the Community Development Director shall, at his/her discretion, elevate the permit to a Zoning Administrator or Conditional Use Permit. The performance standards are intended to ensure that uses and activities are conducted in a manner that protects the public health and safety and do not produce adverse impacts on surrounding properties or the community at large.

A. Lighting. All lighting, reflective surfaces, or any other sources of illumination shall be designed and located in a manner that produces no substantial glare on public streets or on any other parcel that could impact public safety or the enjoyment of private property. Lights shall be of the minimum illumination necessary for a given application and shall be directed downward and shielded at lot lines so as to confine all direct rays to the premises on which it is located. Exterior lighting shall be shielded as necessary to reduce offsite light/glare impacts.

B. Fire Hazards. The storage, use, transportation, or production of products which, either in the raw or finished state, constitute a flammable or explosive material shall be subject to approval of the Fire Department (as example, flour milling or nut shell processing). Burning of waste materials

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in open fires or unapproved incinerators is prohibited.

C. Liquid or Solid Waste. The use, handling, storage, and transportation of waste materials, including hazardous wastes, shall comply with the provisions of the California Hazardous Materials Regulations and any other applicable laws. Discharge at any point into a public or private sewage disposal system, stream, or the ground, of any material that could contaminate any water supply, or otherwise cause the emission of dangerous or offensive elements is prohibited. No exceptions are allowed unless in accordance with regulations, licenses or approvals of the various local and state agencies having jurisdiction over such activities.

D. Odor, Particulate Matter and Air Contaminants. No continuous, frequent, or repetitive odors are permitted that are perceptible on or beyond adjacent lot lines or in the public right-of-way with the exception of food/beverage related odors typical of an urban/mixed use setting such as coffee shop, bakery, brewery related odors. An odor detected no more than a total of 15 minutes in any one day shall not be deemed to be continuous, frequent or repetitive as used in this subsection. No dust or particulate matter shall be emitted that is detectable beyond property lines by a reasonable person without instruments. Exhaust air ducts shall be located or directed away from abutting residentially-zoned properties.

E. Vibration. Machinery used for manufacturing and industrial processes, including oil and gas collection, processing, and distribution must be designed and housed to ensure that vibration will be reduced to an amount undiscernible without the aid of instruments by a reasonable person at the lot lines of the site. Vibrations from temporary construction, demolition, and vehicles that enter and leave the subject parcel (e.g., construction equipment, trains, trucks, etc.) are exempt from this standard.

F. Noise Standards. Noise produced by commercial and/or industrial machinery and/or equipment detected at the property line must be restricted to Monday through Saturday and not begin before 7:00AM and must cease after 6:00PM. Applicants for proposed projects may be required to provide evidence that all of the applicable requirements relating to noise may be satisfied by the project prior to approval. Provisions contained in Chapter 8 of the 2035 General Plan shall apply in addition to other applicable sections of the Municipal Code that relate to noise and nuisance considerations. Table 8.6 of the General Plan provides noise level performance standards that apply to the noise sources themselves for new projects and existing nontransportation sources.

E. Truck Trips. For any individual use, a limit of 25 diesel-powered trucks or 50 one-way dieselpowered truck trips, with no more than 40 one-way truck trips having diesel-powered transportation refrigeration units, shall be permitted per day. Logistics/Distribution uses are prohibited within the WRTP Plan Area as a primary use. Where ancillary to permitted uses, storage areas shall be limited to not more than fifty percent (50%) of gross building square footage and not more than 89,000 square feet, whichever is less.

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3.3.3. Climate Action Plan Consistency
A. All new development projects and major expansion projects shall provide a summary of incorporated conservation measures, consistent with the City’s 2035 Climate Action Plan (CAP), adopted with the General Plan in 2017. For each CAP strategy and related “action” relevant to new development projects, the City will determine: (a) the project is consistent; (b) the project with conditions or when modified would be consistent; (c) the strategy is relevant for new development, but not the subject project; or (d) the project includes one or more replacement strategies that would be equally or more effective in reducing GHG emissions and such replacement strategy or strategies are not included in the CAP or required by any other regulation, standard, design criteria, or other existing requirement.

B. All projects shall complete and submit the City’s CAP Consistency Checklist for review and approval by the City prior to project approval. The CAP Consistency Checklist allows proposed development projects to demonstrate consistency with the CAP.

C. Consistent with General Plan Policy 2.L.2, all projects shall strive to meet net zero energy consumption through the incorporation of conservation measures above Title 24 standards and shall, at minimum, demonstrate consistency with CalGreen Tier 1 standards.

D. Additional GHG reductions strategies and sustainability measures shall be considered in major expansion projects and in the ongoing operations and use of all commercial and residential projects within the Plan Area including, but not limited to, Energy Conservation, Water Conservation/Quality and Low Water Landscape measures as outlined in Sustainability Guidelines Sections 3.5.3.B for commercial uses and Section 3.5.12.B for residential.

3.3.4 Temporary and Transitional Uses
The following special uses are encouraged in the Plan Area subject to the permitting requirements, performance standards and in the use descriptions below. The following limited term/temporary uses are intended to provide dynamic and diverse retail opportunities and increased foot traffic throughout the Plan Area, while supporting small startup companies, artists and entrepreneurs.

A. Pop-Up Uses and Mobile Food/Retail Vendors
Pop Up uses refer to the temporary activation of a vacant/underutilized storefront or property for commercial/retail or art/design showcase and sales purposes. Food/Retail Vendors refers to food trucks and mobile retailers.

1. Pop-Up uses and mobile food/retail vendors are temporary in nature, and subject to operating guidelines established by the Community Development Department and subject to a Pop Up and/or Mobile Food/Retail Vendor Permit (“Vendor Permit”) issued by the Community Development Department.

2. Pop-Up uses located within a permanent structure do not require a final certificate of occupancy, but do require a temporary certificate of occupancy.

3. Unless otherwise approved in writing by the City’s Community Development Department, pop-up and mobile vendors shall be located on private property, not within the public right-of-way. A current City business license and all applicable health and safety permits shall be maintained at all times by any pop-up and mobile vendors.

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4. Pop-up hours of operation shall generally be limited to 8am to 10pm, unless otherwise approved by the City.

5. The permitted duration of the use shall be outlined in the Vendor Permit based on the type of use, location and whether they are associated with a specific event or function.

Generally, mobile food and retail vendors shall be limited to 2 hour parking, unless associated with an event or function of longer duration. Pop-up uses located within permanent or semi-permanent structures may be permitted for up to 1 year, subject to annual renewal.

6. Pop-Up and mobile vendors are not required to provide off-street parking.

7. Pop-Up uses must adhere to Specific Plan Design Standards and Guidelines, Building Code requirements for signage, restroom and life/fire safety and all Fire and Health Code requirements as applicable.

B. Temporary and Transitional Uses

1. Uses such as coffee kiosks, shipping container eateries/beer gardens, and other “low barrier” entry, transitional and temporary uses may be located within the commercial, Research and Technology Park and Village Center Districts subject to a Zoning Administrator Permit and Transitional/Temporary Use Agreement. Such uses are intended to activate underutilized parcels as more permanent projects are completed over time. The Zoning Administrator Permit shall establish the appropriate timeline for such uses.

2. Transitional Temporary uses must adhere to Specific Plan Design Standards and Guidelines, and Building, Fire and Health Code requirements for signage, restroom and life/fire safety as applicable.

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TABLE 3.1:

PERMITTED USES ZONING DESIGNATIONS

USE TYPES RESEARCH AND TECH PARK COMMERCIAL/MIXED

USE RESIDENTIAL OPEN SPACE
LEGEND
P= Permitted
Z = Zoning Administrator Permit
C = Conditional Use Permit
A = Ancillary to or in support of an
approved primary use
Blank-- Not Permitted

RTP RTP/
TO
RTP/
CCO
RTP/
RFO HC VCMU HDR/CCO HDR VCMDR MDR VCLDR LDR VCOS OS/GB Foot notes
Research/Technology, Light Industrial/Manufacturing/Ag Production and Processing Accessory buildings P/A (1) P/A (1) P/A (1) P/A (1) P/A (2) P/A (2) P (34) P(34) P (34) P (34) P(34) 1,2,34 Agricultural Production – Light (3) P/A P/A 3
Agricultural Uses/Structures (3) P/A P/A P 3
Agricultural or Seed
Processing/Packaging and
Manufacturing

P P P P
Brewery/Distillery (see also
Microbrewery)
P P P P P(4) 4
Commercial Cannabis Testing C(5) C(5) 5
Commercial Cannabis
Manufacturing and/or Distribution
C(5) 5
Hemp Distribution C(5) C(5) 5
Employee oriented services/
amenities (e.g. fitness studio,
cafeteria, day care center, ATM)
P/A P/A P/A P/A P/A P P (6) 6
Light Industrial P P(7) P(7) P 7
Medium Industrial Z(8) Z 8,9

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LEGEND
P= Permitted
Z = Zoning Administrator Permit
C = Conditional Use Permit
A = Ancillary to or in support of
an approved primary use
Blank-- Not Permitted

RTP RTP/
TO
RTP/
CCO
RTP/

RFO HC VCMU
HDR/
CCO HDR VCMDR MDR VCLDR LDR VCOS OS/GB Foot
notes
Research and Development
including agri-tech, seed research,
plant breeding, and similar uses
P P P P P(4) 4
Specialty Food Processing P P P P
Offices, Business and Professional
Banks P P P P
High-Tech Office and Corporate
Headquarters
P P P P P(4) P(4) 4
Medical or Dental Offices P/A P P(12) P 12
Professional and Administrative
Offices

P P P P P/A P P
Retail and Personal Services
Beauty/Salon/Spa P P P/A P P P(24) Z(13) Z(13) P(6) 6,13,24 General Personal Services P/A P P/A P P P(24) P(6) 6,24 General Retail (small 25,000sf or
less)
P/A P P/A P P P(24) Z(13) Z(13) 13,24
General Retail (large 25,000-
60,000sf)
P P P Z(14) Z(25) 14,25
Health/Fitness/Recreation Facility P/A P/A P P/A P P(15) P(25) P(15) Z(13) Z(13) 13,15,25 Large Format Retail (over 60,000sf) Z(16) P 16
Service/Gas Stations Z(17,18) 17,18

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LEGEND
P= Permitted
Z = Zoning Administrator Permit
C = Conditional Use Permit
A = Ancillary to or in support of
an approved primary use
Blank-- Not Permitted

RTP RTP/
TO
RTP/
CCO
RTP/
RFO HC VCMU HDR/CCO HDR VCMDR MDR VCLDR LDR VCOS OS/GB Foot notes
Eating and Drinking Establishments
Bar/Night Club C/A C C
Micro-brewery/Wine Bar/Brewpub P P P P P P(6) 6
Restaurant/Café P P P/A P P P Z(13) P(6) 6,13
Restaurant w/ Drive-Thru Z
Food and Beverage Sales
Convenience Market P/A P/A P P/A P/A P P
Farmer’s Market / Produce Stands Z/A(19) P(19) Z/A(19) P/A(19 )
P(19) P(19) 19
General Grocery P P P(20) P 20
Visitor Accommodations
Bed and Breakfast Z Z Z
Conference Center Z Z Z Z P
Homestay or Short Term Rental Z(21) Z(21) 21
Hotel Z Z Z Z P P (33) 33
Residential Uses
Accessory Dwelling Unit P(36) P(36) P(36) P(36) P(36) P(36) 36 Single Family Detached P P P P
Single Family Attached P P P P
Duplex/Halfplex P P P P
Townhouse/Row House P(22) P P P P P P 22

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LEGEND
P= Permitted
Z = Zoning Administrator Permit
C = Conditional Use Permit
A = Ancillary to or in support of
an approved primary use
Blank-- Not Permitted

RTP RTP/
TO
RTP/
CCO
RTP/

RFO HC VCMU
HDR/
CCO HDR VCMDR MDR VCLDR LDR VCOS OS/GB Foot
notes
Multi-Unit Dwelling (3 or more
units)
P(22) P P P P P(37) 22,37
Home Occupation,Live/Work P(35) P(35) P(35) P(35) P(35) P(35) 35 Family Day Care Homes Less than
14 Children

P P P P
Family Day Care Homes More than
14 Children

P P P P
Public, Education, Civic and Governmental Uses
Religious Institution C(23) Z Z C 23
Commercial Daycare P(26) P(26) P(26) P(26) P(26) P(26) Z Z Z Z P(6) 26,6 Education and Training Services /
Vocational School
P P P P P(4) Z(29) 4,29
College/University P P P P P
TK/K-12 Public/Private School P(28) 28
Parks, Recreation, Open Space
Public or Private Park/Open Space P P P P P P P P P P P P P P Water impoundment/detention P P P P P P
Community Garden P P P P P P P P
Temporary or Other Uses
Mixed Use P(27) P(27) P(27) P(27) P(27) P(27) P(27) 27
Mixed Use w/ Residential P(27) P(27) P(27) P(27) P(27) P(27) 27 Outdoor Materials or Vehicle
Storage
P/A(30) P/A(30,
31)
P/A(30) 30,31

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Table 3.1 Footnotes

1. Limited to 25% of the total net leasable building area

2. Limited to 15% of the total net leasable building area

3. Existing agricultural uses may continue until the area is required for the development of infrastructure or other allowed uses. Agricultural operations shall comply with applicable laws and regulations. Greenhouses and agricultural test plots are permitted indefinitely when associated with Research and Development.

4. If less than 10,000 square feet net leasable building area.

5. Subject to applicable Woodland Municipal Code Commercial Cannabis Business provisions

6. Up to 1.5 acres of retail/commercial uses permitted in the park consistent with master park design plan.

7. Outdoor storage/processing shall be located at least 75 feet from Road B, be screened and clearly in support of and incidental to a primary building and use of property.

8. Zoning Administrator Permit required if conducted wholly or partially outdoors

9. Outdoor manufacturing/assembly shall be located at least 75 feet from Road B and shall be screened from Road B.

10. Placeholder

11. Placeholder

12. If under 5,000sf and part of a mixed-use development project.

13. Adjacent to VCOS/The Yard only; 2,000 s.f. max.

14. Permitted as part of a comprehensive mixed-use project.

LEGEND
P= Permitted
Z = Zoning Administrator Permit
C = Conditional Use Permit
A = Ancillary to or in support of
an approved primary use
Blank-- Not Permitted

RTP RTP/
TO
RTP/
CCO
RTP/

RFO HC VCMU
HDR/
CCO HDR VCMDR MDR VCLDR LDR VCOS OS/GB Foot
notes
Transportation/Passenger or Parkand-Ride FacilityZ/A Z/A Z/A Z/A Z/A Pop-Up Food/Retail Vendors (i.e.

Food Truck/Mobile Retail)
P(32) P(32) P(32) P(32) P(32) P(32) P(32) P(32) P(32) 32 Special Events P(32) P(32) P(32) P(32) P(32) P(32) P(32) P(32) P(32) 32

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15. Maximum 5,000 s.f. In HDR, maximum of 5,000 s.f. and must be ancillary to a multifamily residential project.

16. Permitted as part of a master planned commercial center requiring a Zoning Administrator Permit.

17. A carwash is permitted as an ancillary use to and specifically a component of a permitted gas station. Standalone carwashes are not permitted.

18. A maximum of one service/gas station is permitted within the Highway Commercial Zone.

19. Subject to Woodland Municipal Code Section 5.12, Farmer’s Market License.

20. Permitted if under 20,000 s.f. Zoning Administrator Permit required for larger format grocery store up to 50,000 s.f. max.

21. Allowed subject to implementation of citywide ordinance.

22. Residential unit(s) shall be located above ground floor non-residential uses as part of a mixed-use project.

23. Churches/Religious Institutions shall be located along Road D or Road C within the HDR/CCO zone, away from Road B.

24. Commercial/retail uses within the MDR and HDR zones are permitted as part of a mixed-use project along the perimeter of a subdivision/development project, limited to not more than 2,000 s.f. and shall be compatible with residential uses. Appropriate uses include the following or similar: general retail (small format), personal services (i.e. salon/spa, medical clinic), business related services (i.e. mail/copy center, tech retail), professional offices, tech firms, café/restaurant, convenience market. At the discretion of the Community Development Director, conditions that limit noise, odor or other potential impacts to adjoining residential uses may be required and/or the Director may elevate review/approval to a Zoning Administrator Permit or Conditional Use Permit.

25. Large format retail and health/fitness/recreation facilities up to 60,000sf are permitted within the HDR/CCO zone along Road B only.

26. Permitted (ancillary to) as part of a multifamily project or commercial development; not permitted as a standalone use on a parcel.

27. Mixed uses are permitted, consistent with the manner in which the individual uses are otherwise allowed in the zone. The review required will be dependent upon the most restricted use intended for the development.

28. A public school is permitted only within the MDR zone located south of Parkland Avenue, north of Road E, between Road B and the HLA greenbelt.

29. Trade or Professional Schools compatible with adjacent residential uses (i.e. produce low noise, odor, dust, vibration, etc.) are permitted within the HDR/CCO zone along Road B only, subject to a Zoning Administrator Permit.

30. All materials stored outside must be screened from public view.

31. Outdoor storage shall be at least 75 feet from Road B, be screened and be clearly in support of and incidental to a primary building and use of property.

32. Subject to Woodland Municipal Code Special Events provisions and Special Use Regulations, Section 3.3.3 as applicable.

33. Boutique hotel only.

34. Subject to Woodland Municipal Code Accessory Buildings and Uses provisions.

35. Subject to Woodland Municipal Code Home Occupation provisions.

36. Subject to Woodland Municipal Code Accessory Dwelling Unit provisions.

37. Not more than 4 units shall be permitted on a single parcel.

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3.4 |SITE DEVELOPMENT STANDARDS

3.4.1 Format and Use of Development Standards and Design Standards and Design Guidelines
This document provides both Site Development Standards and Design Standards and Design Guidelines (DS/DG). Together, the development standards and DS/DG contained in this chapter seek to promote coordinated, sound development, effective use of land, and high quality site planning that considers the unique character and context of the community. These development standards and DS/DG implement the goals and policies of the WRTPSP and the General Plan.

The Site Development Standards, Section 3.4.2, define the dimensional requirements that apply to structures built within each of the land use designations, including required lot sizes, lot coverage; setbacks; building and structure heights; and other requirements related to the building envelope, location, and configuration of buildings and structures which are unique to the Plan Area. The Design Standards and Design Guidelines, found in the following Section 3.5, address the desirable features of the land uses identified in the Specific Plan to achieve a desired level of quality for the physical environment.

3.4.2 Site Development Standards
The site development standards contained herein set the basic, quantitative requirements for development that support the goals and policies of the SP. The site development standards included herein are intended to establish the minimum design parameters. The intent of these standards is to permit flexibility to encourage a wide range of building types and innovative designs. It is anticipated that over the life of the Specific Plan, modifications to development standards and introduction of additional building types may be requested as part of specific site design, tentative map and design review process. Modification(s) to the standards as proposed by a developer/builder during site development and design review of individual Planning Areas and/or Tentative Maps, may be considered subject to the procedures outlined in Chapter 7, Section 7.4.1 via a Specific Plan Amendment or a Minor/Administrative Modification. The Site Development Standards are provided in Tables 3.2 for the Research Technology Park and Commercial Zones and Table 3.3 for Residential Zones.

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Table 3.2: Site Development Standards for RTP, Commercial and Mixed Use Zones

ZONING RTP RTP/TO RTP/CCO RTP/RFO HC VCMU
Site and Building Criteria
Max Lot Coverage(1) 70% 70% 70% 70% 60% 100%
Floor Area Ratio(2) 0.20 min

2.0 max

0.20 min

2.0 max

0.20 min

2.0 max
no min

2.0 max

0.25 min

2.0 max

0.6 min

4.0 max
Max Building Length 650’ (20) 400’ (3)(20) 400’ (3)(20) 650’ (3)(20) 200’ 50’ (4) Min/Max Lot Size None None None None None None
Streetwall Frontage
Minimum(10)
None Road B
60%(20)
Road B 60%
(20)
None None Road B and
Marston 70
%
Minimum Common
Open Space(5)
5% 5% 5% 5% 5% No fixed
standard
Setbacks and Separations
Front Setback(6)(7) 10’ min
no max
(20)
5’ min (8)
20’ max
along Road
B(20)
10’ min
25’ max, 20’
max along
Road B(20)
10’ min
no max(20)
10’ min
no max
5’ min
15’ max (8)(9)
Side (interior) and
Rear Setback
10’ side
and rear
(11)(21)
10’ side
and rear
(21)
10’, 20’ max
from Road
25A
10’ (11)(12) 10’ No fixed
standard (13)
Building Separation 15’ min
(1-3
stories)
30’ min
(4+)
15’ min (1-
3 stories)
30’ min (4+
stories)
No fixed
standard
15’ min (1-
3 stories)
30’ min (4+
stories)
No fixed
standard
No fixed
standard
Building Height(18)
Min/Max Height (19) No min
65’ max
25’ min
65’ max
25’ min
65’ max
No min
65’ max
No min
70’ max
25’ min
55’ max
Vehicular and Bicycle Parking
Vehicle Parking Per
Parking
Use and
Needs
Statement
(14)
Per Parking
Use and
Needs
Statement
(14)(16)
Per Parking
Use and
Needs
Statement
(14)(16)
Per Parking
Use and
Needs
Statement
(14)
Per Parking
Use and
Needs
Statement
(14)
Per Parking
Use and
Needs
Statement
(14)(17)
Bicycle Parking (15) 10% of
vehicular
spaces
10% of
vehicular
spaces
10% of
vehicular
spaces
10% of
vehicular
spaces
10% of
vehicular
spaces
10% of
vehicular
spaces

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Table 3.2 Footnotes for RTP and Commercial Zones:

1. Lot coverage shall be determined by the total area of the footprint of all structures on a lot divided by the total gross lot area. Greater lot coverage may be permitted subject to compliance with minimum development standards, including, but not limited to parking, landscaping and storm drainage.

2. Floor Area Ratio (FAR) may be exceeded as determined by the City Council if a proposed project is within 500 feet of publicly accessible and usable open space and/or provides a community benefit not otherwise required by the City, such as additional publicly accessible open space; public art; landscaping that exceeds minimum City requirements; buildings of exceptional architectural quality; building massing and articulation that serves to reduce the visual impact of higher FAR beyond minimum requirements, and/or other community benefits.

3. Buildings over 300’ in length shall demonstrate exceptional design and architectural detail where fronting Road B to actively engage the streetwall and pedestrian realm. Enhanced design elements shall include, but are not limited to well-articulated entryways, variation in massing, authentic architectural detailing and transparent glazing at the street level.

4. Maximum distance between building entrances; building breaks not required.

5. Usable open space may include a combination of shared paseos/pathways as well as courtyards/plazas or private greenspace. Calculations based on gross floor area of building(s).

6. Setbacks shall be measured from the edge of the ultimate right-of-way adjoining the lot, as identified by street sections in Chapter 4 of the Specific Plan.

7. Decorative landscaping or enhanced pedestrian walkways/gathering spaces shall be incorporated within front setback.

8. Upper floors over three stories should step back a minimum of 5 feet from the required minimum setback, if fronting Road B.

9. Within the VCMU, the maximum 15-foot front setback may be increased to allow for a well-designed outdoor dining/gathering space that includes vertical and horizontal elements which simulate a streetwall feel such as a pergola, landscaped trellis, umbrellas, and string lights.

10. Zone standard represents the minimum percentage of the parcel/property that shall be developed at the minimum setback line. Flexibility to increase the minimum setback may be granted to allow for well-designed outdoor space that includes vertical and horizontal elements and other circumstances where additional building setback is necessary.

11. Buildings adjacent to Hwy 113 shall maintain a 20-foot landscaped buffer between the building and the Cal Trans right-of-way.

12. A minimum 150-foot buffer is encouraged, where feasible, along the southern edge of the Plan Area, adjacent to agricultural lands along the urban limit line.

13. 10’ minimum setback from residential uses on adjacent parcels (i.e. MDR zone)

14. On-site parking shall be determined by business owner/applicant based on information provided by owner/applicant in a parking use and needs statement. Maximums shall be based on the standards outlined in Section 3.5.3.F for RTP/HC, or 3.5.9.G.6 for VCMU.

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Table 3.2 Footnotes for RTP and Commercial Zones (Continued):

15. The number of bike parking spaces provided shall be a minimum of 10 percent of the total number of vehicular spaces provided or credited to the project.

16. Not more than 30 percent of the Road B frontage shall be permitted for on-site vehicle parking, including aisles and backup area.

17. On-site parking shall not be permitted along Road B within the VCMU zone.

18. The building height measuring point (BHMP) shall be established at the existing grade at the mid-point of the building façade of the principal building that is closest to a street. a) The height of a building with a flat roof shall be measured from the BHMP to the highest point of the roof excluding parapets and balustrades not exceeding 4 ft. in height.
b) The height of a building with a roof that is not a flat roof shall be measured from the BHMP to the average level between the highest eave, not including the eave of a dormer and the highest point of the roof; and where there are no eaves, the average level shall be measured between the top of the highest wall plate and the highest point of the roof.

19. Height limitations shall not apply to architectural features such as tower elements, cupolas, domes, or similar, or parapets that do not extend more than 10 percent above the height of the building as defined in footnote 18.

20. Exceptions to the Maximum Building Length, Streetwall Frontage and Front Setbacks in the RTP, RTP/TO, RTP/CCO zones may be granted for large RTP users of buildings 100,000 square feet or larger subject to approval of the Planning Commission and a finding of consistency with the Specific Plan goals and policies and with the Specific Plan EIR.

Building and site design elements shall include, but are not limited to: well-articulated entryways, inclusion of expansive common open space that provide visual and physical linkages to the VCOS, variation in massing, authentic architectural detailing and transparent glazing at the street level.

21. Parcel and building configurations in the RTP/TO zone may incorporate portions of the RTP zone in order to accommodate larger buildings, provided that the buildings achieve the design objectives of both the RTP and the RTP/TO zone, particularly the street frontage, the relationship to the public realm and creating pedestrian linkages.

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TABLE 3.3: SITE DEVELOPMENT STANDARDS FOR RESIDENTIAL ZONES

ZONING LDR-NORTH

VILLAGE

LDR-EAST

VILLAGE VCLDR MDR VCMDR HDR
HDR/
CCO
FOOT
NOTES
Site and Building Criteria
Max Lot
Coverage
50% 60% 60% 70% 70% 75% 75%
Density(dwelling
units /gross acre)

1.0-8.0 1.0-8.0 1.0-8.0 8.1 -19.9 (19) 8.1 -19.9
(19)

20.0-40.0
(20)

20.0-40.0
(20)
19, 20
Min. Lot Width 60’(9) 50’(9) 50’(9) 25’(9) 25’(9) None None Minimum Lot Size
Interior/corner
Detached lots
5000 int/
6000 corner
4000 int/
5000 corner
4000 int/
5000
corner
None None None None
Minimum Lot Size
interior/corner
Duplex lots
6000 int/
7000 corner
6000 int/
7000 corner
6000 int/
7000
corner
None None None None
Suggested Block
Length/
Maximum
±400’ to 600’/
800’ max (4)
±400’ to
600’/ 800’
max (4)
±400’ to
600’/ 800’
max (4)
±400’/500’
max (4)
±400’/500’
max (4)
±400’max
(5)
±400’/800’
max (5)
4,5
Setbacks and Separations (1,2)
Front Setback
Min/Max ( 9)
20’/no max 15’/no max 10’/no
max
(6,8)
10’ /20’
(7)
5’/20’
(6,7,8)
10’/30’ 10’/30’ 1,2,6,7
,8,9
Min. Side
Setback
int/corner (9)
5’/15’ 5’/15’ 5’/15’ 0’/10’
(13)
0’/5’
(13)
10’/10’ 10’/10’
(14)
1,2,9,
13,14
Min. Rear
Setback
(9,10)
20’ min (16) 15’ 15’ 5’ (15) 5’(15) 0’ (16) 10’ (17) 1,2,9, 10,15,
16, 17
Minimum
Building
Separation
n/a n/a n/a 10’ for 1-2
stories
15’ for 3+
stories
10’ for 1-2
stories
15’ for 3+
stories
10’ for 1-2
stories
15’ for 3+
stories
10’ for 1-2
stories
15’ for 3+
stories
Building Height
Min/Max (3) 0’/35’ 0’/35’ 0’/35’ 0’/45’(11) 0’/45’ (11) 2 story 25’/55’
2 story
25’/55’
3,11
Vehicular Parking
Minimum spaces 2 garage
spaces
2 garage
spaces
2 garage
spaces
1 garage
space per 1
bedrm, 2
spaces /2+
bedroom
1 garage
space per
1 bedm, 2
spaces /
2+
bedroom
1 space
/studio or 1
bedrm, 1.5
spaces /2
bedrm
2 spaces
/3+
bedrm(18)
1 space
/studio or
1 bedrm,

1.5 spaces
/2 bedrm
2 spaces
/3+
bedrm(18)
18 Bicycle Parking
Minimum spaces n/a n/a n/a 1/unit 1/unit 1/unit 1/unit

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Table 3.3 Residential Site Standards Footnotes:

1. Where applicable (i.e. adjacent to public right-of-way), setbacks shall be measured from the edge of the ultimate roadway right-of-way adjoining the lot, as identified by street sections in Chapter 4 of the Specific Plan.

2. Minimum setbacks shall be governed by the Uniform Building Code and Fire Code for use or occupancy and type of construction.

3. The maximum building height measurement is as noted in the table, except where modifications/exceptions are permitted in the City’s Zoning Ordinance for such design features as chimneys, cupolas, flag poles or similar.

4. Where residential block sizes exceed 600 feet in length, a mid-block paseo shall be provided. See Section 3.5.12.A.18.

5. Max 300’ between pedestrian access points/mid-block paseo

6. Residential units adjacent to The Yard shall front or appear to front on to the park (i.e. units may include double frontages or provide secondary access from a rear alley.

7. If fronting Marston, min. 15’ front setback from back of path, including 2’ clear recovery zone (see Chapter 4, Street Section F and C-1).

8. When adjacent to The Yard (VCOS), setback shall be 5’ min/15’ max as measured from the eastern edge of the Pedestrian Promenade.

9. For rear/alley load garages, courtyard/T style unit layouts or other non-traditional subdivision layout, setback and/or lot width deviations will be considered on a case by case basis based on a finding that adequate unit separation for light, air and ventilation and private open space is still maintained as determined by the Community Development Director. For non-traditional subdivision layout, alleys or shared space may be counted in setback calculations. Where projects are located adjacent to existing residential development, setback standards shall be maintained except as provided for in Chapter 7, Section 7.4.1.2, Minor/Administrative Modification.

10. Residential units shall not back on to greenbelts trails or pedestrian paths/paseos.

11. Maximum height may be increased for exceptional design quality. Massing and design shall consider pedestrian scale and proximity/adjacency to lower story residential units.

12. A minimum of 60 percent of the Road B frontage ground floor uses within the HDR/CCO zone shall consist of commercial/retail uses. Commercial use is required at the corner of CR25 and Road B. See Section 3.5.13.A.3. Exception provided for affordable housing project (see Section 3.5.13.A.3)

13. 5’ minimum interior side setback if adjacent to LDR/VCLDR Zone.

14. 20’ maximum side yard setback if adjacent to Road B or CR 25A.

15. 10’ minimum rear yard setback if abutting LDR/VCLDR zone.

16. 10’ minimum rear yard setback if abutting Road B; 30’ minimum rear yard setback if abutting Hwy 113.

17. 20’ minimum rear yard setback if abutting CR 25A.

18. HDR and HDR/CCO shall provide 1 guest space per every 5 units and 1 manager space.

19. Within the VCMDR and MDR Zones, units fronting The Yard or fronting Marston Drive shall

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be developed at or above 15 du/ac, consistent with a townhome or row house product type.

20. See Chapter 6, Section 6.5.3, RDZ Density Requirements.

3.5 | DESIGN STANDARDS AND DESIGN GUIDELINES

3.5.1 Purpose
The design standards and guidelines contained in this chapter seek to encourage innovation in development, to provide a quality community that meets anticipated demands for housing, services and employment while allowing a variety of approaches to design that establishes a sense of place in a healthy, safe and sustainable manner. Together these Design Standards and Design Guidelines (DS/DG) address the desirable features of the land uses identified in the Specific Plan and to achieve a desired level of quality for the physical environment. Design Standards are a set of threshold requirements. Design Guidelines are a set of discretionary statements/ recommendations.

The purpose of the DS/DG is to provide design recommendations and guidance for projects within the Plan Area, with the overarching goal to result in sustainable developments that are cohesive and well designed. The DS/DG inform development in ways that are environmentally conscious, economically sound and, when properly applied, achieve quality design, improve the community’s safety, health and livability. The DS/DG emphasize projects that complement the character of the Plan Area and surrounding community, support pedestrian and bicycle friendliness and embrace a broad spectrum of sustainable practices.

3.5.2 Format of the DS/DG
Required Design Standards provided in this section are recognizable by the words “shall”. Design Guidelines provide direction and vision for preferred outcomes and are recognizable by the words “should”. The DS/DG are organized into three sections by District- Research and Technology Park, Village Center and The Villages. The General DS/DG for each District are provided first, then Special Character Guidelines follow for selected zones within the District. The content is as follows:

Part 1:
• General DS/DG for zones within the Research and Technology Park District (RTP,

RTP/TO, RTP/CCO, RTP/RFO, HC)
• Special Character Guidelines for RTP, RTP/TO, RTP/CCO, RTP/RFO, HC Part 2:
• DS/DG for zones within the Village Center District (VCMU, VCLDR, VCMDR, VCOS) Part 3:
• General DS/DG for zones within The Villages District (LDR, MDR and HDR,

HDR/CCO)
• Special Character Guidelines for HDR, HDR/CCO, MDR and LDR East Village and LDR North Village

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PART 1: DESIGN STANDARDS AND DESIGN GUIDELINES FOR

RESEARCH AND TECHNOLOGY PARK DISTRICT
The Research and Technology Park District
encompasses the North and South Campuses. Section

3.5.3 addresses the general standards and guidelines
which apply to all zones within the Research and
Technology Park (RTP) District, as shown in the figure
to the right. In addition, five (5) Special Character
Guideline Sections are provided. Special Character
Guidelines address the unique characteristics or
features in all 5 zones within the District and are
intended to complement and enhance the broader RTP
DS/DG in Section 3.5.3. If conflicts arise between the
General Guidelines and the Special Character
Guidelines, the Special Character Guidelines shall take precedence.

3.5.3 General DS/DG for all Zones within
the Research and Technology Park District
The following standards and guidelines apply to all
development within the RTP, RTP/TO, RTP/CCO,
RTP/RFO and HC zones.

A. Architecture and Massing
Architectural Style and Building Materials

1. Building design within the North and
South Campus should incorporate and
convey a clean, contemporary, agtech/ag-industrial architectural style that takes inspiration from the agricultural
roots of Woodland.

2. Simple yet varied architectural design is
preferred. Materials and colors should be
well thought out to provide a unified and
attractive exterior, but should generally be
limited to one base material and not more
than two accent materials to avoid an
overdone or busy appearance.

3. High quality and durable materials such as
solid wood, metal, glass, stone, concrete,
and brick, shall be used on all buildings, with particular attention paid to finish types and Buildings within the North and South Campus shall
utilize high quality and durable materials and
convey a clean, contemporary or ag-tech/agindustrial style.

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surface textures that enhance visual interest and variety particularly at the pedestrian level.

4. Naturally finished metal, concrete (board-formed encouraged), and wood are appropriate as accent materials.

5. The use of stucco siding is permitted but should be limited. Heavy knock-down or “lace” stucco finish is not appropriate.

6. Matte finishes are preferred; highly reflective surfaces are generally not appropriate and should be used sparingly as accents only.

7. A neutral, yet contemporary color scheme that incorporates limited, bold accent colors is encouraged.

Entryways

8. Entryways should be harmonious in design
with the overall building and have a defined
relationship with fronting streets or pedestrianoriented common areas where secondary access is provided.

9. Building entryways should be distinct, simple
and clearly visible to pedestrians.

10. Primary entrances should be recessed with
proper overhead covering and lighting as well as
distinctive design elements, landscaping or art.

Entryways should be properly sized to provide
covering and shelter year-round.

Highway 113 Interface

11. Exterior building facades facing SR 113 shall be of the same or similar design quality as the primary building frontage including materials, massing and fenestration to the extent feasible. Long expanses of blank walls and unarticulated facades should be balanced in the overall scale of the building where visible from the public right-of-way.

12. Loading bays and parking areas along SR 113 must be substantially landscaped or screened from public view.

Limit Blank Walls

13. Building facades shall provide distinction and interest through the use of varied wall planes and materials, awnings, fenestration and other appropriately scaled architectural details that create a sense of depth on the wall surface.

Building entrances should incorporate
distinctive design elements as well as awnings
and lighting for employee and visitor comfort
and security.

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Windows

14. For commercial and retail storefronts,
windows should be a minimum of 9’ feet in
height and inset or recessed from the wall
plane for visual interest and shadow line.

15. Highly reflective or opaque window glazing
is generally not appropriate.

16. Proper glazing should enhance visibility and
connection between indoor and outdoor
spaces, particularly at the pedestrian/street
level.

Rooflines and Cornices

17. Rooflines should be considered in the overall building design and should provide an attractive termination of the building through the use of a decorative cornice or parapet, continuous banding or trim or other architectural features that help clearly define the building edge.

18. Shed and flat roofs are more typical of contemporary buildings, however a simple gable roof can also appear modern with appropriate pitch and use of materials. A mix of simple, projecting cornices and overhangs as well as rooflines that feature a clean edge profile are encouraged.

19. When applicable, decorative parapets should be extended around the sides of a building and contain necessary depth to appear as an integral part of the building design and form.

20. Articulation of the building facade and roof line should be considered when a flat roof is provided to help break up rectangular massing.

Light Fixtures

21. Building and on-site lighting shall reinforce and enhance the architectural style of the development project.

22. Where appropriate and complementary, up-lighting or rooftop lighting is encouraged to accentuate major architectural details, building form and/or landscape elements at night.

23. Lights shall be properly shielded to preserve a “dark sky.”

24. Required illumination shall, at minimum, meet Uniform Security Code requirements as set forth in Title 15 of the Woodland Municipal Code.

B. Sustainable Design
Energy Conservation

1. A comprehensive approach to energy conservation should be employed in individual projects (new construction and/or expansion), in ongoing operations and use, as well as in collaboration with other campus-wide initiatives that may be developed, including the following strategies:

Proper window glazing should enhance visibility
and connection between indoor and outdoor
spaces, particularly at the street level.

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 Work spaces should be designed to
support direct access to natural light
for as many occupants as possible to
reduce the demand and use of
artificial lighting and improve worker
comfort and efficiency.
 Use of street trees, shading devices,
cool pavements in parking lots and
cool roofs, to reduce heat gain and
reduce the urban heat island effect.
 Use of high-performance building
envelopes, including insulation of
floors, walls, and ceilings that exceed
Title 24 standards, use of low-e glass
and other high-performance curtain
wall or glazing systems.
 Employment of heat recovery ventilation within residential or non-residential buildings, which rather than venting warm exhaust air outside, captures the exhaust air and uses it to preheat incoming air.
 Use of heat reducing/high albedo paint or similar solar reflective paints/products on roofs and siding where appropriate.
 Use of energy-efficient appliances and lighting that meet, at minimum CalGreen Code Tier 1 standards.

Sustainable Materials and Construction Practices

2. Sustainable, local and renewable building materials should be used and verified whenever feasible.

3. Projects shall strive to reduce or eliminate waste during design, construction, operation and end of life in order to conserve natural resources.

4. The use of low-carbon cement is encouraged whenever feasible and/or the use of alternative materials.

5. Consider prefabricated building/structural components when feasible.

6. Leftover material stock should be recycled, donated or returned for alternative use at the completion of construction.

Electrification

7. All new buildings shall be all-electric ready, including providing for sufficient capacity in the installed utility service, dedicated wiring, reserved electrical breaker space, and a space large enough for future electric appliances or equipment. When feasible, all new buildings shall be all-electric. Exceptions are anticipated for lab related natural gas requirements and/or commercial kitchens. All new development shall meet California Green Building Code requirements.

Natural and energy efficient lighting should be
incorporated where feasible to improve building
efficiency and employee comfort.

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Water Conservation/Quality
The following guidelines are recommended to
minimize water use and/or improve water quality:

8. Use high-performance water fixtures that
reduce water consumption and reduce demand on
the water supply and the amount of waste-water
entering the waste-water system.

9. Design streets, parking lots, and building
surfaces to collect stormwater run-off using low
impact development techniques, such as bioswales
or other biofiltration systems.

10. Capture rainwater in cistern or other devices
to supply water for landscape irrigation during dry
months or channel rainwater from building
rooftop drains to landscaping in common areas.

Low-Water Landscape

11. Landscaping should consist of climate-appropriate plantings, including drought-tolerant and native species suited to Woodland.

12. Use of permeable and porous pavement in parking areas to treat and attenuate stormwater flows should be used, where feasible, to reduce stormwater run-off. Trees and plants conducive to absorbing stormwater particulates, are encouraged within these planting areas.

13. Landscaping should consist primarily of mulch, flower planting beds, and naturalized groundcovers, including native grasses and shrubs. Non-living groundcovers, such as bark, cobbles, and stones are also encouraged to supplement the primary groundcover and, thereby, reduce maintenance and irrigation demand.

14. Install climate sensitive irrigation systems and other water-efficient bubblers and drip irrigation systems.

15. Coordinate with the City on use and treatment of recycled water for the irrigation of common area landscaping and public parks.

16. Petrochemical fertilizers or pesticides are discouraged in the routine operation and maintenance of plan area landscaping.

C. Landscaping
Refer to Section 3.5.3.F, Driveways, Parking and Services Aisles for parking lot landscape/shade requirements. Private and public landscaping shall be consistent with the master landscape palette for the Research and Technology Park District.

Low impact development techniques including
bioswales allow for the collection and filtration of
stormwater runoff.

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Native Landscaping

1. A variety of shrubs and groundcover species
should be used along the base of buildings to
soften and anchor the foundation and along
pathways to define edges and transitions.

2. Native plant species should be used whenever
possible, including native grasses and shrubs.

3. Pollinator friendly planting and maintenance
practices shall be integrated into each site’s
landscaping.

4. Lawns and highly ornamental landscaping that
require frequent pruning and maintenance
should be used sparingly to accentuate
important public nodes, plazas, gathering areas and where desirable for recreation.

Yard Setbacks

5. Setbacks areas, including easements for utilities where feasible, shall incorporate landscaping except where screened from the public right-of-way and public or private open space.

6. Vegetative matter shall be designed to cover 75 percent of required landscaped areas.

Exceptions may be granted on a case by case basis.

Trees

7. Tree planter dimensions shall be no less
than 6’ x 6’, and should correlate with the
ultimate size of the tree species.

8. Soil analysis shall be performed after site
grading and paving is complete and any
amendments incorporated per
recommendation of a licensed landscape
architect.

9. Where appropriate and feasible, Valley
Oak trees (Quercus lobata) shall be
incorporated into open space areas,
reflective of the City’s historic natural
landscape.

Container Size

10. Trees shall be a minimum of 15-gallon
size and shrubs a minimum of 5-gallon size at the time of planting.

Landscaping
shall be
provided in
setback areas
adjacent to the
public right of
way to soften
the transition
between the
sidewalk and
built
environment.

Where appropriate landscape design should
incorporate Valley Oak trees and/or other native
trees reflective of Woodland’s historic and natural
landscape.

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D. Screening, Walls and Fencing
Outdoor Storage

1. Outdoor storage of goods and
materials shall generally be screened from
public view by way of landscaping, berms,
decorative fencing and/or masonry walls,
which are architecturally compatible and
complementary to the overall project.

2. Where applicable, screen planting
shall be designed to achieve a 75 percent
summer opacity and 60 percent winter
opacity within 3 years of planting.

Mechanical Equipment

3. All utility and mechanical equipment and service areas shall be located generally away from or adequately screened from public view.

4. Backflow prevention devices shall not be located within the public right of way or along primary pedestrian streets. All domestic, fire, and landscape backflow prevention devices shall be screened with landscaping or low fences/walls.

Limited Use of Walls and Fencing

5. Walls and fencing should be limited to specific screening and/or security purposes and should generally not be used for separation of uses/parcels within the North and South Campus.

6. Low decorative walls or fencing may be used in limited capacity to delineate shared or private open space and outdoor dining/patio areas; but should not exceed 36 inches in height within the front setback area or adjacent to public right-of-way.

7. Fencing located outside of the front setback for screening and/or security purposes shall not exceed eight feet in height. All fences over six feet in height require a building permit.

Design

8. Long expanses of fencing or walls visible to the public shall incorporate enhanced detailing, decorative pilasters and/or the height and wall plane shall be varied to minimize a long and monotonous appearance.

9. Where feasible, fencing and walls should be combined with landscaping to soften the overall appearance and discourage graffiti.

10. All wood fences shall be treated with a semi-transparent, pigmented stain and sealant.

11. Standard chain link fencing as well as barbed/concertina wire or similar boundary security materials are not appropriate.

Outdoor
storage of
materials shall
be attractively
screened from
public view.

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E. Trash and Recycling
Enclosures

1. Trash and recycling enclosures shall consist of the same or similar design and materials as the overall project and shall adhere to City trash and recycle enclosure specifications.

2. Enclosures shall be located to the side or rear of the building, generally away from public view and separated from adjacent parking stalls by a minimum 3-foot-wide planter.

3. Trellis structures and vines are encouraged as a means of screening the sides and rear of trash enclosures.

4. The area around trash enclosures shall be kept free of trash and debris.

F. Driveways
Driveway Location

1. Driveway placement should avoid disrupting the streetwall and pedestrian environment and shall be located behind or to the side of buildings whenever possible.

2. Lots with frontage on arterial streets, including along CR 25A, shall locate driveway access on internal side streets. If the only frontage is on a major access street, consolidated access at a single driveway should be provided, if feasible.

Driveway Spacing

3. The minimum spacing or separation requirements for driveways on local or collector streets shall be as follows, unless otherwise approved by the City’s Traffic Engineer:

Local Streets: 100 feet between driveways; 150 feet from an intersection.

Collector Streets: 150 feet between driveways; 200 feet from an intersection.

4. Where driveway location standards can’t be met for a parcel, the City may require access to that parcel achieved via cross-access over an adjacent parcel.

Driveway Consolidation

5. The consolidation of driveways within adjacent parcels shall occur whenever possible.

Driveway Design

6. Driveways shall be a minimum width of 25 feet and a maximum width of 40 feet at the back of the sidewalk.

7. Driveway width and placement shall accommodate truck turning movement and clearing without blocking roadways.

8. Access driveways shall provide adequate length to accommodate off-street vehicle stacking needs during times of peak use.

9. Driveways should incorporate material changes to alert pedestrians of potential conflict.

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G. Vehicle and Bicycle Parking
Off-street Parking

1. Off-street parking shall be
determined by the business
owner/applicant based on
information provided by
owner/applicant in a parking use
and needs statement, subject to
approval by the Community
Development Department.

2. The maximum number of off-street parking spaces shall not exceed the following amounts, unless otherwise approved by the Community Development Director:

Hotel: 1 spaces per room, plus 1 space for the manager
Commercial, Business Support Retail: 1 space per 300 gross square feet Office, Flex, Research and Development: 1 space per 300 gross square feet Light Industrial: 1 space per 500 gross square feet
Manufacturing, Storage, Warehouse: 1 space per 2,000 gross square feet Restaurants, cafes, micro-brewery: 1 space per 4 seats
Electric Vehicle Charging

3. All commercial parking lots and/or structures shall provide electric vehicle charging pursuant to the California Green Building Standards Code, Tier 1 requirements.

Parking Lot Landscaping and Shading

4. Proper tree variety and placement shall be designed to result in 50 percent parking lot shading within 15 years of installation. Primary entrance roads and driveways not used as back-up areas are exempt from this requirement.

5. Solar and shade covers are permissible, but should not significantly reduce the number of trees otherwise required to provide 50 percent lot shading.

6. Surface parking lots visible from the public right-of-way shall incorporate landscape screening, trellising, low walls/fences at least 36 inches in height to continue a “green wall” and minimize interruption to the streetwall.

7. At least 6 feet of landscaping should separate surface parking from any adjacent sidewalk or public right-of-way.

8. Shaded sidewalks or other pedestrian walkways shall be clearly delineated by way of landscaping and enhanced paving or design and should connect parking areas directly to building entries.

On Street Parking

9. On-street parking spaces adjacent to the property street frontage may be considered and counted when determining parking needs.

Parking lots shall consist of landscaping, tree canopy and clearly defined pedestrian walkways to adjoining buildings.

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Shared or District Parking Facilities

10. Multiple buildings within the same cluster or block should be designed to share parking and off-street loading facilities and service areas, to the extent possible.

11. Future parking needs may be phased by allocating space for such needs, but allow for other uses until the parking use is required. Landscaped areas that can be converted to expanded parking or building coverage are preferred in lieu of constructing oversized parking lots.

Reduced Parking Demand

12. Projects shall demonstrate that parking reduction strategies have been incorporated to reduce on-site parking demand through Transportation Demand Management strategies such as but not limited to the following:

Parking cash-out for employees; Subsidized transit passes or car sharing programs; dedicated parking spaces near building entrances for rideshare and carpools; guaranteed ride home program; alternative work week and flex-time schedules; telecommuting or work-at-home programs; dedicated employee housing; compliance with City VMT/TDM ordinance, as available; participation in City VMT fee program, as available.

Bike Parking Facilities

13. Bicycle racks shall be placed near building
entrances, in safe, well-lit locations, and
permanently anchored to a hard, dust free
surface, preferably asphalt or concrete slab,
and installed in a manner which allows
adequate space for access to the bicycle and
locking device.

14. Covered and secured bike parking shall be
incorporated into each project for use by
employees and visitors. The use of bike
lockers is encouraged where feasible.

15. Facilities such as locker rooms, showers (2
minimum) or similar facilities are required in
all general industrial, office and research
technology buildings over 50,000 s.f. and encouraged in all other commercial developments.

16. The number of bike parking spaces provided shall be a minimum of 10 percent of the total number of vehicular spaces provided or credited to the project (e.g. 200 vehicle parking spaces provided multiplied by 10 percent = 20 bike parking spaces required).

H. Loading
Service Aisles and Loading Space

1. Loading and service aisles shall be constructed of durable materials and designed to support safe and efficient access for delivery or service trucks.

Bike lockers are encouraged throughout the
North and South Campus for use by employees
and visitors. Lockers should be located in
lighted and highly visible locations.

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2. Where loading and service aisles may function as secondary or informal access ways, consideration should be given to design as well as function.

3. Where necessary, screening may be required to reduce noise and visual impacts associated with service aisles.

4. Uses with operations requiring a heavy volume of truck traffic shall have separate truck parking areas that are clearly delineated.

5. Designated pull-out or drop-off locations should be provided such that driveway or access to parking is not impeded.

Loading Area Design Standards

6. Loading bays shall be adequately sized and spaced to provide adequate space for vehicles, whether rear loading or side loading at any loading dock, door, or area, without encroaching into required parking spaces or driveways.

7. Loading bays shall not be less than 10 feet in width, 25 feet in length, and 14 feet in height.

For semi-trucks, there shall be at least 85 feet from the edge of the loading dock to the far edge of the maneuvering area. Extended trailers and larger docks may require up to 130 feet.

8. One truck loading and unloading space for buildings with a gross floor area of 7,500 square feet or greater should be provided, plus one additional space for each additional 20,000 square feet or fraction thereof unless otherwise approved by the Community Development Department.

9. Flex office and office condominiums having need for only occasional shipping or receiving of goods may use a portion of the driveway or parking area for temporary loading and unloading.

I. Signage and Wayfinding
Setback, Height and Area Requirements

1. Design Review approval is required for all new signage. Sign setback, height and area requirements are subject to Table 3.4.

Table 3.4 RTP and Commercial Signage Standards
Max Sign Height
Min Setback
from Property
Line
Total Sign Area
Per Business
Max Total Sign
Area Per
Business
Zone Wall Mounted Ground
Mounted
Ground
Mounted
All Permanent
Signs
All Permanent
Signs
RTP,
RTP/RFO 40ft 12ft 10ft
The length of
building frontage
x 2
300 s.f.

RTP/TO,
VCMU 30ft 8ft 3ft
The length of
building frontage
x 2
175 s.f.

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RTP/CCO,
HDR/CCO 20ft 12ft 5ft
The length of
building frontage
x1.5
175 s.f.

HC 30ft, shall not
exceed height
of hotel
12ft 10ft
The length of
building frontage
multiplied by 2
200 s.f.

VCOS,
OS/GB
Commercial uses permitted with the VCOS (The Yard) shall be subject to the standards and guidelines applicable to the VCMU zone; otherwise signage within the VCOS, OS and GB zones shall be consistent with Park and Greenbelt Master Plan.

Location

2. Signs should be considered during building design
and properly scaled and located so as not to dominate or interfere with architectural detailing and overall building façade.

3. In general, signage should not be placed more than
20 feet above the sidewalk or be located above the
building streetwall height if upper stories are stepped back.

4. Multi-tenant signage should be coordinated and
cohesive in appearance including consistent sizing and
lighting requirements.

5. Customized projecting, blade signs or under canopy signs are encouraged within the Community Commercial Zone or where commercial uses are incorporated within mixed use projects. Blades signs must provide at least 8 feet of vertical clearance as measured from the sidewalk to the base of the sign.

6. Signs and structural features shall be subject to cross visibility requirements as outlined in the Woodland Municipal Code and subject to review and approval by the City Traffic Engineer.

Text

5. Signs may only contain the name and logo or symbol of the business and its street address.

Trade slogans are not permitted.

6. Logos shall not exceed 4 square feet in size except if it is determined by City Planning staff that building scale or other factors, such as enhanced design and quality, warrant increased logo square footage.

Pedestrian oriented blade signs are
encouraged in the Community
Commercial Overlay Zones.

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Materials and Design

7. Signs shall be constructed using
durable, fade and weather resistant
materials such as stone, tile, cast
concrete, or other similarly durable
masonry, metal or wood materials that
complement the architectural design
and style of the building.

8. Unique and creative sign design is
encouraged to enhance the unique
identity of the Plan area.

9. Faded or damaged signs shall be
replaced or repaired in a timely
manner.

10. Cabinet or box signs, roof mounted signs, window signs above the second floor and pole mounted signs are not permitted.

11. Feather signs, flags, banners and other attention getting signs or devices are prohibited except during grand openings, in which case they must be removed within 30 days.

Illumination

12. Signs shall be spot illuminated from the front or consist of letters, numbers, or graphics that are halo backlit. Internally illuminated pan channels letters are not appropriate except within the Community Commercial and Highway Commercial zones. Neon is permitted when integrated into custom designs.

13. Flashing, traveling, animated, or intermittent illumination is prohibited.

14. Exposed conduit, tubing and raceways are prohibited. Transformers and other equipment shall be fully screened/concealed.

Monument Signs

15. Where not governed by a comprehensive sign plan, one monument sign shall be allowed for each street frontage of a lot.

16. Monument signs shall include a decorative or enhanced base and shall be up-lit except for cut-out letters or numbers which may be internally illuminated.

Comprehensive Sign Plan

17. A Comprehensive Sign Plan is encouraged for multi-tenant buildings and for North and South Campus blocks where multiple buildings create a campus like setting.

18. A Comprehensive Sign Plan should consider the need for wayfinding where multiple buildings surround a central common area or where uses may result in multi-location trips for Technology Park visitors.

19. A Comprehensive Sign Plan may be approved by the Community Development Department and should include guidelines pertaining to overall size and square footage Unique and creative exterior signage in encouraged
within the North and South Campus.

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of individual tenant and building signs, lettering heights, materials, illumination, monument placement, size and design, and ancillary pedestrian directional or informational signage such as building entrance directories and other wayfinding methods.

Highway 113 Oriented Signage

20. Businesses with building frontage along HWY 113 shall be permitted additional sign area (up to 1.5 times the building’s linear freeway frontage) for on-building signage that faces the freeway.

21. Standalone/freestanding monument signs are generally not permitted along SR 113 unless part of a Comprehensive Sign Plan where multiple businesses are represented and where the monument sign(s) are of exceptional design and quality, with material finishes that represent the unique character of the Plan Area. Additional height up to 50 feet may be permitted through Comprehensive Sign Plan review and approval.

J. Public Art
Obligation

1. Public art shall be incorporated within new development projects, including private projects, consistent with the Woodland Municipal Code (WMC), Public Art Ordinance (WMC Section 17.104.200).

Installation

2. The placement and installation of Public Art is encouraged within shared open space areas such as outdoor patios, plazas and courtyards and within view of a large number of people such as along sidewalks, at intersections, within roundabouts, medians or The Yard, and at primary Plan area gateway locations along CR 25A and Road B.

Artwork

3. Public Art should be unique and of high quality design and execution; however, it is encouraged that artwork located within the public realm be of a unified theme reflective of the Research and Technology Park’s focus on agricultural and technological innovation.

3.5.4 Special Character Guidelines- Research Technology Park (RTP) Zone A unique focus of the RTP Zone is the campus-like setting; a place of collaboration and idea exchange within an inspired and forward thinking environment. The following Special Character Guidelines are intended to assist in achieving that vision.

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A. Site Design
Block Pattern

1. Block lengths will depend on parcelization,
however overall site planning shall consider
broader connectivity that promotes
pedestrian/bike activity by way of paseos, paths
and connecting walkways.

Campus-Like Setting

2. Campus building placement/configuration
should be promoted whenever possible, creating
opportunities for interior courtyards, plazas,
seating areas, and other public or semi-public
open spaces.

3. Highly visible and well designed secondary building entrances located internally to the site should face onto common open space areas.

4. Paseos and other internal and external walkways shall connect employees and visitors to key pedestrian pathways by and between buildings, through to public right-of-ways, greenbelts and/or the broader bike/pedestrian trail network.

Pedestrian Corridors and Connection

5. Internal pedestrian walkways or multi-use paths shall be incorporated within the North Campus where appropriate. Landscaping shall be provided along a majority of the paths on one or both sides of the walkway. Shaded resting/seating areas shall be appropriately located in visible and lighted locations.

6. Designated pedestrian paseos should be
identified to link the North Campus areas from
north to south and to Road B, allowing
employees and visitors the ability to connect
with various businesses/buildings.

7. Pedestrian scale light poles of not more than 16
feet in height or lower level bollard style lighting,
or a combination of both, shall be provided at all
outdoor walkways, parking, loading and service
areas, ramps/stairs, and building entrances.

8. A minimum of 1-foot candle of lighting shall be
provided; “hot spots” of 10 foot candles or
greater shall not be permitted.

Common Open Space

9. New development shall provide common, usable open space which may include a combination of shared paseos/pathways as well as courtyards/patios or private greenspace. Amount of common and usable open spaces shall be equivalent to at least Walkways shall be illuminated with
pedestrian scale lighting such as low level
bollard lighting.

Courtyards and outdoor seating areas shall be
incorporated as a component of site design to help
create a campus-like setting in the RTP Zone.

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5% of the gross floor area of the building.

10. Common open space should be designed as a component of new development in a manner that can be shared among multiple tenants or employees.

11. Private open space, designed for the exclusive use of building occupants and employees should also be considered and may be separated from publicly accessible spaces as balconies, terraces, or patios by elevation, landscaping, or other means.

12. Shared open space, framed by active building facades, should generally orient toward the public right-of-way or internal pedestrian paseos/pathways. Building windows, balconies or entrances should face the open space for added security and visibility.

13. The use of textured or enhanced paving, incorporation of decorative landscaping and shade elements, and movable tables and chairs that provide an adaptable, attractive and inviting environment are encouraged within shared courtyards, patios and private greenspace.

Adjoining Parcels

14. Where possible, setbacks between adjoining parcels should be treated as a unified public area, designed and landscaped to contribute to the broader open space and pedestrian circulation framework.

B. Architecture and Massing
Ground Floor Articulation and Activity

1. The ground floor of all buildings, particularly those façades facing the public right-of-way, should support activity on the street and bring the life of the building into the public realm through the use of frequent and well defined building entryways, façade transparency at the street level, and through architectural detailing such as awnings, canopies, recesses, and enhanced materials and surface changes that provide an interesting and pleasant employee/public experience.

2. Active uses should be located on the ground floor along the building frontage, visible to the public realm/public right-of-way and may include, but are not limited to community rooms and kitchens, employee support areas, recreational facilities, exhibition space, and lobbies.

3. Articulated wall planes at the ground floor along the public right-of-way or where substantially visible to the public should be offset by at least 2 to 4 feet and may be combined with color or material changes to provide substantial shadow lines and visual interest and allow for enhanced landscaping along the base of the building.

Active Corners

4. Buildings located at corners, intersections or roundabouts should reinforce the streetwall through unique architectural design elements or enhanced façade treatment, fenestration, variation in wall plane, tower elements and interesting signage.

5. Corner buildings should be minimally recessed if at all from the property line/public rightof-way except to allow for enhanced landscaping.

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3.5.5 Special Character Guidelines- Research Technology Park/Transitional Overlay Zone (RTP/TO)
The following guidelines provide additional recommendations and standards that ensure the RTP/TO zone will provide an appropriate level of intensity transition between the RTP Zone and the Village Center District to the east. Particular emphasis is placed on the interface between the RTP and the public realm along Road B to ensure building types and uses in the RTP/TO actively contribute to a pleasant, walkable, pedestrian environment. Standards and guidelines in this section shall supersede and take precedence over those in Section 3.5.3, General DS/DG.

A. Site Design
Well Defined Streetwall

1. Building placement along Road B should provide clearly defined edges to the public realm and activate the street.

2. For parcels with frontage along Road B within the RTP/TO, seventy percent (70%) of the property shall be developed at the minimum setback line (development may be phased over time). Flexibility to increase the minimum setback may be granted to allow for welldesigned outdoor space that includes vertical and horizontal elements and other circumstances where additional building setback is necessary.

3. Buildings over three stories should stepback or provide a varied wall plane on street facing upper floors (above the third floor) to maintain a human scale streetwall.

Green Wall

4. Landscaping, including hardscape elements, decorative planters, and trellis structures with vines, should serve as a continuation and enhancement of the streetwall, contributing to an attractive public realm which extends and complements the architectural style of the built environment.

Pedestrian Experience

5. Primary building entrances should face on to Road B.

6. Façade treatments, when adjacent to Road B and to common open space areas should support a comfortable pedestrian experience by incorporating architectural features that provide shade, such as canopies, awnings, overhangs, projections, as well as visual interest through the use of articulated bays, material / surface change and textures and distinct entryway details.

7. Canopies and awnings should provide a minimum 8-foot clearance above finished grade and may extend over the public right-of-way.

B. Driveways, Parking and Service Aisles
Driveway Location

1. Driveway placement shall avoid disrupting the streetwall and pedestrian environment and shall be located behind or to the side of buildings whenever possible.

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2. Not more than one full-access entrance/drive into the RTP/TO zone shall be permitted along Road B between Marston and Road E (see also Circulation Chapter).

3. It is encouraged that the number of limited access driveways (right-in/right-out) along Road B, along the park (The Yard) frontage be limited to avoid disrupting the streetwall and pedestrian environment.

4. Shared access shall be pursued between adjoining parcels/uses.

Parking Lots

5. On-site parking shall be located behind buildings and away from Road B. Not more than 20 percent of a parcel’s frontage on Road B may be used for parking, including aisles and backup areas.

3.5.6 Special Character Guidelines-Research Technology
Campus/Community Commercial (RTP/CCO) Zone
The following Special Character guidelines address particular aspects of commercial use and building design within the RTP/CCO zone, located at the intersection of CR 25A and Road B, serving as a “gateway” to the Plan Area. The RTP/CCO guidelines have a specific focus on the prominent gateway location and enhancement of the identity of the Plan Area. The RTP/CCO Zone allows both commercial and residential uses within a desirable horizontal or vertical mixed-use development project. Standards and guidelines in this section shall supersede and take precedence over those in Section 3.5.3, General DS/DG.

A. Site Design
Well Defined Streetwall

1. Building placement along Road B should provide clearly defined edges to the public realm and activate the street.

2. For parcels with frontage along Road B within the RTP/CCO Zone, sixty percent (60%) of the property shall be developed at the minimum setback line (development may be phased over time). Flexibility to increase the minimum setback may be granted to allow for well-designed outdoor space that includes vertical and horizontal elements and other circumstances where additional building setback is necessary.

3. “Drive-thru” uses shall not be permitted along Road B or CR 25A. Exceptions may be granted for small scale drive-thru facilities such as a coffee kiosk as an ancillary use within a larger commercial center. Such uses should be located internal to the site, away from Road B.

4. The number of limited access (right-in/right-out) driveways shall be restricted from Road B between CR 25A and Road C to minimize disruption to the pedestrian environment.

5. On-site parking shall not be permitted along the Road B frontage.

B. Architecture and Massing
Gateway (Primary)

1. Buildings located at or the near the corner of CR 25A and Road B shall be designed in a

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manner which provides a sense of arrival and should reflect the distinctive character of the Plan area as an agricultural and technological center for innovation.

2. Enhanced landscaping shall be provided along CR 25A between Highway 113 and Road B with an emphasis at the intersection of CR 25A and Road B to accentuate this location as the primary Plan Area entryway.

Road B Frontage

3. Buildings with frontage along Road B shall be designed in a manner so as to not “backon” to Road B. Windows, entryways, patios and other design features shall be located along the Road B frontage to give the appearance of a primary building frontage and/or shall activate the streetwall.

4. Utility doors and other back-of-house items shall be avoided along Road B and CR 25A.

Ground Floor Articulation and Activity

5. The ground floor of all buildings, particularly those façades facing the public right-of-way, should support activity on the street and bring the life of the building into the public realm through the use of frequent and well defined building entryways, façade transparency at the street level, and through architectural detailing such as awnings, canopies, recesses, and enhanced materials and surface changes that provide an interesting and pleasant public experience.

6. Active uses should be located on the ground floor along the building frontage, visible to the public realm/public right-of-way and may include, but are not limited to retail storefronts, cafes/restaurants, community rooms and kitchens, employee support areas, recreational facilities, exhibition space, and lobbies.

7. Articulated wall planes at the ground floor along the public right-of-way or where substantially visible to the public should be offset by at least 2 to 4 feet and may be combined with color or material changes to provide substantial shadow lines and visual interest and allow for enhanced landscaping along the base of the building.

Active Corners

8. Buildings located at corners, intersections or roundabouts should reinforce the streetwall through unique architectural design elements or enhanced façade treatment, fenestration, variation in wall plane, tower elements, outdoor seating/patios and interesting signage.

C. Driveways, Parking and Service Aisles
Driveway Location

1. Driveway placement shall avoid disrupting the streetwall and pedestrian environment and shall be located behind or to the side of buildings whenever possible.

Parking Lots

2. On-site parking shall be located behind buildings and away from CR 25A and Road B.

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3.5.7 Special Character Guidelines-Research Technology Park/Research Flex Overlay (RTP/RFO) Zone
The RTP/RFO zone, located in the South Campus, will serve as an extension of the North Campus, while providing opportunities for research and light manufacturing uses, particularly ag tech related, with immediate and convenient access to prime agricultural land for field research and testing. Development guidelines within this zone provide added flexibility for specialized building types such as greenhouses or other research and testing facilities. Standards and guidelines in this section shall supersede and take precedence over those in Section 3.5.3, General DS/DG.

A. Site Design
Block Pattern

1. Block lengths should be no greater than 600 feet. If longer block lengths are required, mid-block paseos or pedestrian paths, connecting walkways, bicycle facilities, and parks or open space should be provided.

Future Use Expansion

2. Consideration should be given to lot sizes that will allow for future expansion, such as for greenhouse or expanded research facilities.

Campus Setting

3. Where higher employment uses are proposed, a campus style environment should be promoted, creating opportunities for interior courtyards, plazas, seating areas, and other public or semi-public open spaces.

4. Highly visible and well designed, secondary building entrances located internally to the site should face onto common open space areas and parking lots.

5. Paseos and other internal and external walkways shall connect employees and visitors to key pedestrian pathways by and between buildings, through to public right-of-ways, greenbelts and/or the broader bike/pedestrian trail network.

6. Pedestrian scale light poles of not more than 16 feet in height or lower level bollard style lighting, or a combination of both, shall be provided at all outdoor walkways, parking, loading and service areas, ramps/stairs, and building entrances.

7. A minimum of 1-foot candle of lighting shall be provided; “hot spots” of 10 foot candles or greater shall not be permitted.

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Common Open Space

8. New development shall provide common,
usable open space which may include a
combination of shared paseos/pathways as
well as courtyards/patios or private
greenspace. Amount of common and usable
open spaces shall be equivalent to at least 5
percent of the gross floor area of the
building.

9. The use of textured or enhanced paving,
incorporation of decorative landscaping and
shade elements, and movable tables and
chairs that provide an adaptable, attractive
and inviting environment are encouraged
within shared courtyards, patios and private
greenspace.

B. Architecture and Massing
Unique Building Types

1. Unique or nontraditional building types such as greenhouses are permitted within the RTP/RFO Zone but shall be designed with high quality materials and in a manner that does not detract from the overall aesthetic quality of the Plan Area.

2. Where appropriate, landscaping or screening may be required to soften the appearance of a non-traditional building types.

Gateway (Secondary)

3. Buildings located at or the near the corner of CR 25A and Road B shall be designed in a manner which provides a sense of arrival and should reflect the distinctive character of the Plan area as an agricultural and technological center for innovation.

4. Enhanced landscaping shall be provided along CR 25A between Highway 113 and Road B with an emphasis at the intersection of CR 25A and Road B to accentuate this location as a critical gateway to the Plan Area’s South Campus.

C. Ag Interface

1. A minimum 150-foot buffer is encouraged, where feasible, along the southern edge of the Plan Area, adjacent to agricultural lands along the urban limit line.

2. Uses within the buffer may include parking, streets, bike / pedestrian multi-use trails, shipping/receiving yards, stormwater management uses/facilities, or uses. Additionally, uses consistent and compatible with agricultural uses, agricultural field research or similar (i.e. greenhouses, field research offices, community gardens or agricultural uses/structures) are permitted within the ag buffer.

Required open space may be developed as a
courtyard or patio and should include
landscaping, lighting and outdoor furniture for
the enjoyment of employees and visitors.

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3.5.8 Special Character Guidelines-Highway Commercial Zone (HC) The following special character guidelines are intended to promote an attractive Plan Area gateway that reflects the character of the Research and Technology Campus, while serving both visitors to the Plan Area as well as the traveling public in a convenient and efficient manner.

Standards and guidelines in this section shall supersede and take precedence over those in Section

3.5.3, General DS/DG.

A. Site Design
Pedestrian Connection

1. Site design shall consider pedestrian connectivity to adjacent and nearby commercial uses, businesses, bike/pedestrian paths, and mobility hub(s). Pedestrian walkways should be clearly delineated by overhead trellising, shade trees, enhanced paving, landscaped edges or other identifying characteristics. Pedestrian walkways shall be well lit and visible.

B. Architecture and Massing
Architectural Style and Scale

1. Development within the Highway Commercial Zone shall reflect the “ag-tech” character of the Plan Area.

2. Contemporary design styles are encouraged.

3. Hotel(s) shall provide a well-defined, covered entryway for loading and unloading.

Gateway

4. Projects located at the corners of CR 25A and Roads A and B shall include enhanced corner design elements and landscaping to provide a sense of arrival.

5. Buildings with frontage along CR 25A, Road A or Road B shall be designed in a manner so as not to “back-on” to those roadways. Windows, entryways, patios and other design features shall be located along the CR 25A and Road A/B frontages to give the appearance of a primary building frontage.

6. Utility doors and other back-of-house items shall be avoided along CR 25A and Road A/B or appropriately screened from public view.

C. Driveways, Parking and Service Aisles
Driveways

1. Limit driveways to a single right-in right-out on CR 25A.

Drive-Thru Facilities

2. Highway Commercial uses that include drive-thru facilities should locate the drive-thru aisle away from CR 25A and Road A where feasible.

3. Not more than one drive-thru facility may be permitted on a single parcel.

4. Drive-thru aisles shall incorporate covered overhangs and/or trellises and be landscaped on both sides of the aisle. Adjacent planter areas/medians shall be at least 5 feet wide and

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shall include trees or other vertical elements such as landscape screens/walls.

5. Pedestrian pathways on parcels with drive-thru facilities shall be clearly delineated by stamped/decorative, color paving.

6. Outdoor/patio dining areas shall be provided with all drive-thru coffee shops / restaurants.

Gas Station

7. A single service/gas station may be permitted within the Highway Commercial Zone.

8. Fuel pump canopy design shall have similar roof form and design to primary building and be of exemplary architectural design.

9. A minimum of 10’ wide landscape area shall be provided along all street frontages.

10. A single monument sign with fuel price may be permitted and shall incorporate architectural treatments consistent with the main building.

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PART 2: DESIGN STANDARDS AND DESIGN GUIDELINES FOR

THE VILLAGE CENTER DISTRICT
The Village Center District includes Village Center Mixed Use (VCMU) Zone and the Village Center Open Space
(VCOS) Zone, The Yard, an 11-acre linear park. Residential Uses in the Village Center District are Village Center
Medium Density (VCMDR) and Village Center Low Density
(VCLDR) Zones. In this District, the DS/DG provide the
comprehensive DS/DG for each zone and no General
DG/DG’s are provided. However, some standards refer to
DS/DG in other sections. The VCMDR and VCLDR zones
tier off of the General Residential District DS/DG found in Section 3.5.12.

3.5.9 DS/DG for the Village Center Mixed Use
(VCMU) Zone
A. Site Design
Well Defined Streetwall

1. Building placement along Road B and Marston Drive should provide clearly defined edges to the public realm and activate the street.

2. For parcels with frontage along Road B and Marston Drive, seventy percent (70%) of the property shall be developed at the minimum setback line (development may be phased over time). Exceptions may be granted to allow for articulated entryways and welldesigned outdoor space that includes vertical and horizontal elements that simulate and maintain the appearance of a streetwall.

3. Where portions of a building other than entryways are setback from the sidewalk, the area should be treated as a courtyard or patio.

4. Buildings over three stories should stepback or provide a varied wall plane on street facing upper floors (above the third floor).

5. On-site parking, if provided, shall be located behind the building and away from Road B and Marston Drive.

6. “Tuck under” parking is encouraged, where feasible, as an alternative to surface parking.

Active Corners

7. Buildings located at Road B and Marston Drive should incorporate unique architectural design elements or enhanced façade treatment, fenestration, variation in wall plane, tower elements and interesting signage.

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Pedestrian Experience

8. Primary entrances and/or outdoor use areas
such as patios shall be located at intervals of no
more than 50 feet and should face the public
right-of-way or public realm which may include
an active alley if that is the primary entrance.

9. Primary business entrances shall not face
parking lots.

10. Façade treatments, when adjacent to Road B
and Marston Drive should support a
comfortable pedestrian experience by
incorporating architectural features that
provide shade, such as canopies, awnings,
overhangs, projections, as well as visual interest
through the use of articulated bays, material and surface change and textures, and distinct door and window details.

11. Canopies and awnings should provide a minimum 8-foot clearance above finished grade and may extend over the sidewalk/public right of way.

12. Avoid locating residential uses on the ground floor unless a live-work unit. Lobby entries to upper floor units may be provided along the building frontage but should be carefully placed to avoid disrupting the storefront continuity.

13. Pedestrian access should consider and connect thoughtfully to the mobility hub, The Union.

Public and Private Outdoor Space

14. Outdoor dining is encouraged and may take place within the public right-of-way subject to an encroachment permit issued by the Community Development Department.

15. Environmental conditions such as sun, shade and
prevailing winds should be considered when positioning
courtyards and outdoor seating areas.

16. Outdoor patio/dining enclosures (fencing or gates)
shall be designed with quality materials and should
incorporate landscaping where possible to help soften their appearance.

17. Trees, trellises and other shade structures are
encouraged within outdoor courtyards and patios.

18. Outdoor display of merchandise which enhances the
appearance and pedestrian experience is permitted, but
shall not obstruct the accessible path of travel, any building entrance/exit or accessible ramp. A minimum of 5 feet of clear walk space shall be maintained along all pedestrian paths and public sidewalks.

Outdoor display of merchandise is
encouraged within the Village Center.

However, a minimum 5-foot clear walk
space shall be maintained on all
pedestrian paths/sidewalks.

Roll up doors are encouraged within the
Village Center to allow for greater interaction
and interest between the built environment
and the pedestrian right of way.

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Multi-Use Design

19. Alleys and paseos should be fully designed to allow for shared uses including primary or secondary access to businesses, outdoor dining and attractive pedestrian walkways.

20. The use of pavers or stamped/colored concrete is encouraged within alleys to provide a durable and attractive passageway and help define a shared pedestrian realm.

B. Architecture and Massing
Architectural Style and Building Materials

1. Building design should reflect a more
traditional urban center with predominantly
two and three story buildings.

2. Simple architectural design is
preferred with elements of contemporary
farm style, warehouse / loft style, and/or
ag/industrial rustic.

3. Materials and colors should be well
thought out to provide a unified and attractive
exterior, but should generally be limited to one
base material and not more than two accent
materials to avoid a busy appearance.

4. High quality and durable materials such as solid wood, standing metal seam, quarry stone, concrete and masonry, shall be used on all buildings, with particular attention paid to finish types and surface textures that enhance visual interest and variety particularly at the pedestrian level. Innovative “green” materials and/or “green walls” are encouraged.

5. Naturally finished metal, and wood are appropriate as accent materials. The use of stucco siding is permitted but should be limited and applied as smooth texture.

6. Matte finishes are preferred; highly reflective surfaces are generally not appropriate and should be used sparingly as accents only.

7. A rich contemporary color scheme is encouraged.

8. Building lighting, including illumination and fixture style, as well as landscape pallet and location should be considered early in the design process. Lighting and landscaping should be well integrated into the overall project site plan and complementary to the building design and proposed architectural style.

9. Design elements such as roll up doors, string lights, upper level decks, balconies and finished roof tops that can support outdoor gathering/dining opportunities are encouraged to promote a lively urban environment.

Ground Level Façade

10. Facades at the ground level, particularly those facing the public right-of-way, should include frequent entrances and display windows, and should be visually distinguishable from upper levels through the use of architectural detail, awnings, canopies, or by recessing upper floors above the second floor.

Solid wood, standing metal seam, stone, concrete and
masonry, including red brick, are appropriate materials in the Village Center.

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Woodland City CouncilSeptember 5, 2023

Woodland City Council
September 5, 2023