Attachments:
1. Proposed Resolution - Plans, Specs, Bid Authorization CIP 24-02
2. Vicinity Map CIP 24-02
RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND
APPROVING THE PLANS AND SPECIFICATIONS AND AUTHORIZING
ADVERTISEMENT FOR BIDS FOR THE 2025 WATER AND SEWER REPAIR AND REPLACEMENT PROJECT, CIP 24-02
WHEREAS, the City Council wishes to ensure the City’s infrastructure is maintained in compliance with local, State and Federal regulations; and WHEREAS, the 2025 Water and Sewer Repair and Replacement Project, CIP 24-02, will replace water and sewer pipelines that are deficient or have exceeded their service life, resulting in more reliable system pressures and less interruptions of service for nearby residences; and WHEREAS, the City Council has the authority to approve projects for bid; and WHEREAS, the City Council wishes to approve the plans and specifications and authorize bid advertisement for the 2025 Water and Sewer Repair and Replacement Project, CIP 24-02, through adoption of this Resolution.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland as follows:
SECTION 1. The City Council hereby approves the plans and specifications for 2025 Water and Sewer Repair and Replacement Project, CIP 24-02.
SECTION 2.The City Council hereby authorizes staff to advertise for bids for the 2025 Water and Sewer Repair and Replacement Project, CIP 24-02.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 21st day of January 2025 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Rich Lansburgh, Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ______________________________ Sarah Lansburgh, CMC, City Clerk Ethan Walsh, City Attorney
VICINITY MAP2025 WATER & SEWER REPAIR & REPLACEMENT PROJECT, CIP 24-02 NSWELEGEND LIMITS OF WATER MAIN REPLACEMENT (CIP 24-02) LIMITS OF SEWER MAIN REPLACEMENT (CIP 24-02)
TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: January 21, 2025
ITEM #: G.16
SUBJECT: Final Acceptance and Notice of Completion for the 2024 Water and Sewer Repair and Replacement
Project, CIP 23-02
Recommendation for Action: Staff recommends that the City Council adopt Resolution No. _____, approving an increase in construction contingencies and accepting the construction contract for the 2024 Water and Sewer Repair and Replacement Project, CIP 23-02, with Lund Construction Co. as complete and authorize the City Clerk to file a Notice of Completion.
Staff Contact:
Mark Miller, Associate Engineer - (530) 661-5968; [email protected]
Fiscal Impact:
The authorized construction contract amount with Lund Construction Co. for the 2024 Water and Sewer Repair and Replacement Project, CIP 23-02, (hereafter “Project”) is $2,587,152 with an approved contingency amount of $258,715. One change order has been executed in the amount of $175,696.99 and one final change order remains to be executed in the amount of $163,416.94 which would result in a total construction contract of $2,926,265.93.
The Project has an authorized total budget of $4 million funded through Water Enterprise ($3,200,000) and Sewer Enterprise ($800,000) Funds. All work was completed within the authorized project budget.
There is no impact to the City’s General Fund.
Background:
CIP 23-02 was partially scoped as the eighth project in a multi-year program where Engineering and Operations staff identify locations in the City’s water distribution and sewer collection systems that have the greatest occurrence of defects, breaks and leaks, and prioritize these locations for replacement. The 2024 project replaced the existing water distribution system and repaired the most severe sewer collection system defects in the vicinity of Third Street, Fourth Street and Homewood Drive between Gibson Road and Marshall Avenue. CIP 23-02 was also scoped for construction in advance of a 2025 road repaving project so that any necessary underground utility improvements were complete.
Approximately 4,600 linear feet of mainline water pipe were replaced by the Project, thereby eliminating a portion of the antiquated system of 2-inch diameter cast iron water mains which are buried in resident’s front yards near the city sidewalks. These 2-inch mains are notorious for problems such as breaks and leaks as they are located shallow enough to be subject to diurnal fluctuations in temperature and can be disturbed by homeowner’s improvements. The Project constructed a new 8-inch diameter main in the street and connected 93 adjacent residences with new polyethylene services that will deliver more reliable water pressure for the next century. Concurrent with this water work, the Project repaired 4 deficient sewer manhole structures, repaired or replaced more than 40 defective sewer laterals in the public right of way, abandoned 500 feet of inaccessible sewer main and repaired sewer flowline sags and fractures in the project vicinity.
Discussion:
One change order for CIP 23-02 has been executed to date in the amount of $175,696.99 and one final change order remains to be executed in the amount of $163,416.94. This final change order brings the total construction change order amount to $339,113.93 and the total contract amount to $2,926,265.93. The first change order compensated the contractor for scope changes that improved the sewer collection system on Dog Gone Alley in advance of another upcoming paving project. The final change order compensates the contractor for scope changes and unforeseen conditions encountered when replacing sewer laterals and also accounts for the final contract quantities that were measured at the end of the Project to be below or above the originally bid amounts. The total change order amount of $339,113.93 is $80,398.93 more than the authorized construction contract contingency; thus, Staff is seeking authorization of a $80,398.93 increase to the contingency amount.
A breakdown of project expenditures is enumerated in the table below:
Construction Contract $2,587,152
Project Design $225,420
Change Orders $339,114
Construction Inspection $225,461
Total Construction Cost $3,377,147
Project Management Staff Time $120,000
Total Project Cost $3,497,147
Total Project Budget $4,000,000
Conclusion:
Staff recommends that the City Council adopt Resolution No. _____, approving an increase in construction contingencies and accepting the construction contract for the 2024 Water and Sewer Repair and Replacement Project, CIP 23-02, with Lund Construction Co. as complete and authorize the City Clerk to file a Notice of Completion.
Prepared by: Mark Miller, Associate Engineer
Reviewed by: Tim Busch, PE, Principal Utilities Civil Engineer Brent Meyer, Community Development Director/ City Engineer
Attachments:
1. Proposed Resolution - Acceptance and NOC_2024 Water and Sewer Project, CIP 23-02
RESOLUTION NO. ______
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND APPROVING AN INCREASE IN CONSTRUCTION CONTINGENCY FOR THE 2024 WATER AND SEWER REPAIR AND REPLACEMENT PROJECT, CIP 23-02, AND ACCEPTING THE
CONSTRUCTION CONTRACT AS COMPLETE AND AUTHORIZING
THE CITY CLERK TO FILE A NOTICE OF COMPLETION
WHEREAS, the City Council adopted Resolution 8208 on February 20, 2024, to execute a construction contract with Lund Construction Co. (“Lund”) in the amount of $2,587,152 and to approve construction contingencies of up to $258,715 for the 2024 Water and Sewer and Replacement Project, CIP 23-02 (the “Project”); and
WHEREAS, construction of the Project began on April 17, 2024, and was completed on November 29, 2024; and
WHEREAS, one contract change order was executed in an amount totaling $175,696.99, and one final change order remains to be executed in the amount of $159,132.06, which brings the total contract change order amount to $334,829.05; and
WHEREAS, to cover final project change order costs, the City wishes for the currently authorized construction contract contingency of $258,715 to be increased by $76,114.05; and WHEREAS, authorization of a construction contract contingency increase of $76,114.05 is required to execute the final contract change order and close out the construction contract.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland as follows:
SECTION 1.The City Council hereby authorizes a $76,114.05 increase to the construction contract contingency for the 2024 Water and Sewer and Replacement Project, CIP 23-02, bringing the total authorized contingency up to $334,829.05.
SECTION 3. The City Council hereby accepts the 2024 Water and Sewer and Replacement Project, CIP 23-02, as complete.
SECTION 4. The City Council hereby authorizes the City Clerk to file a Notice of Completion for the 2024 Water and Sewer and Replacement Project, CIP 23-02.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 21st day of January 2025 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Rich Lansburgh, Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ _____________________________ Sarah Lansburgh, CMC, City Clerk Ethan Walsh, City Attorney
TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: January 21, 2025
ITEM #: H.17
SUBJECT: Approve Modifications to the City Truck Route Map
Recommendation for Action: Staff recommends the City Council receive a presentation, conduct a public hearing, and adopt Resolution No. _____, to approve the new City Truck Route Map.
Staff Contact:
Clara Olmedo, Associate Engineer, (530) 661-5824, [email protected]
Fiscal Impact:
The current action does not impact the City's budget.
Background:
City Ordinance Section 10.08.230.C. Restricted Use of Certain Streets allows the City Council, by resolution, to designate truck routes for movement in the City. Without designated truck routes within city limits, semi-trucks and large commercial vehicles are allowed to drive on all City streets, without restriction, for pickup or deliveries of goods, wares and merchandise or to deliver materials for the repair, alteration, remodeling or construction.
With guidance from the City Attorney, City staff has updated the City’s truck route map and is proposing changes for adoption. Changes include modifying and/or removing portions of existing truck routes that are located within City limits. The purpose of the change is to help maintain the condition of, and reduce congestion on city streets. Additionally, these modifications are intended to minimize trucks using Woodland as a connection to other destinations by removing routes which currently allow through traffic movements. Staff's intent with the proposed modification to the routes has been to avoid changes that result in significant impacts for truck traffic that is doing business within the City.
Discussion:
City staff presented the changes to the truck route map to the Council Infrastructure Subcommittee on February 22, 2024. Members of the committee were supportive of the changes.
City staff held an open house discussion on March 27, 2024, in City Hall Council Chambers to discuss the changes with local businesses. Notifications of the meeting were mailed out to businesses located along the truck routes to be removed and those that might be affected by the changes. City Engineering, Police Department staff and Highway Patrol staff were available to provide information and answer any questions that the business representatives had during the meeting. Most of the concerns raised related to maintaining existing access, enforcement, deliveries, and using restricted streets as direct routes. Through this process, it was determined that the proposed changes do not significantly impact our local businesses. Businesses in Woodland will continue to have access and will be able to make deliveries as usual.
Notice of tonight's public hearing was published on the city website and all businesses within City limits with an active business license received a postcard, mailed on November 18, which notified them of the public hearing and where to view the truck route maps. Notice was also published in the Daily Democrat with an initial publication date of November 19, 2024, and published once a week for
four consecutive weeks following the initial publication. The last notice was published December 17th,2024.
Once the updated map is approved by Council, City businesses will be notified of the approval and be provided the updated map. The map will also be distributed to the California Highway Patrol and to the California Department of Transportation Local Truck Route Network page for information distribution and enforcement purposes. City staff will also make sure roadway signage is updated as needed.
Conclusion:
Staff recommends the City Council receive a presentation, conduct a public hearing, and adopt Resolution No. _____, to approve the new City Truck Route Map.
Prepared by: Clara Olmedo, Associate Engineer
Reviewed by: Brent Meyer, Community Development Director/City Engineer
Attachments:
1. Proposed Resolution - Updated Truck Route Map
2. Truck Route Map
RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND TO
APPROVE THE UPDATED TRUCK ROUTE MAP
WHEREAS, Section 10.08.230.C. Restricted Use of Certain Streets of the Municipal Code of the City of Woodland, California, authorizes the City Council, by resolution, to designate truck routes for movement in the City; and
WHEREAS, City staff presented the changes to the truck route map to the Infrastructure Committee on February 22, 2024 and committee was supportive of the changes; and WHEREAS, City staff held an open house discussion on March 27, 2024 to provide local businesses with information on the changes and to answer any questions; and WHEREAS, a postcard to all businesses within City limits with a business license was mailed on November 18, 2024 notifying them of a public hearing. A weekly notice was also published in the Daily Democrat from November 19, 2024 through December 17, 2024; and WHEREAS, the City conducted a public hearing to receive comments and concerns; and WHEREAS, the City wishes to make changes to the truck route map through the adoption of this Resolution.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland as follows:
SECTION 1.The City Council hereby approves the updated truck route map.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 21st day of January 2025 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Rich Lansburgh, Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ______________________________ Sarah Lansburgh, CMC, City Clerk Ethan Walsh, City Attorney
TO: THE MEMBERS OF THE PLANNING COMMISSION
AGENDA: City Council Regular Meeting
DATE: January 21, 2025
ITEM #: H.18
SUBJECT: Introduction and Waiver of First Reading of an Ordinance Amending Section 17.84.030 of the Woodland Municipal
Code
Recommendation for Action: Staff recommends that City Council 1) Introduce and waive first reading of an Ordinance amending Section 17.84.030 of the Woodland Municipal Code regarding Accessory Dwelling Units (ADU); and 2) Find that the adoption of the proposed ordinance is statutorily exempt from review under the California Environmental Quality Act (“CEQA”) under Public Resources Code Section 21080.17.
Staff Contact:
Erika Bumgardner, (530) 661-5886, [email protected]
Background:
In recent years, the California Legislature has approved, and the Governor has signed into law, a number of bills that, among other things, amended various sections of the Government Code to impose new limits on local authority to regulate Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs). In 2024, the California Legislature approved, and the Governor signed into law, two new bills — AB 2533 and SB 1211 — that further amend state ADU law as summarized below.
AB 2533 – Unpermitted ADUs and JADUs
Subject to limited exceptions, existing state law prohibits a city from denying a permit to legalize an unpermitted ADU that was constructed before January 1, 2018, if the denial is based on the ADU not complying with applicable building, state, or local ADU standards. One exception allows a city to deny a permit to legalize if the city makes a written finding that correcting the violation is necessary to protect the health and safety of the public or the occupants of the structure.
AB 2533 changes this by: (1) expanding the above prohibition to also include JADUs; (2) moving the construction-cutoff date from January 1, 2018, to January 1, 2020; and (3) replacing the above exception with a requirement that local agencies find that correcting the violation is necessary to comply with the standards specified in Health and Safety Code section 17920.3 (Substandard Buildings). (See amended Gov. Code, § 66332(a)–(f).)
SB 1211 – Replacement Parking Requirements; Multifamily ADUs
Replacement Parking
Existing state law prohibits the City from requiring off-street parking spaces to be replaced when a garage, carport, or covered parking structure is demolished in conjunction with the construction of, or conversion to, an ADU.
SB 1211 amends this prohibition to now also prohibit a city from requiring replacement parking when an uncovered parking space is demolished for or replaced with an ADU. (See amended Gov. Code, § 66314(d)(11).)
Multifamily ADUs
SB 1211 further defines livable space in connection with converted ADUs inside a multifamily dwelling structure. Existing state law requires the City to ministerially approve qualifying building- permit applications for ADUs within “portions of existing multifamily dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages ….” The term “livable space” is not defined by existing state ADU law.
SB 1211 changes this by adding a new definition: “Livable space’ means a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.” (See amended Gov. Code, § 66313(e).)
SB 1211 also increases the number of detached ADUs that lots with an existing multifamily dwelling can have. Existing state law allows a lot with an existing or proposed multifamily dwelling to have up to two detached ADUs.
Under SB 1211, a lot with an existing multifamily dwelling can have up to eight detached ADUs, or as many detached ADUs as there are primary dwelling units on the lot, whichever is less. (See amended Gov. Code, § 66323(a)(4)(A)(ii).) SB 1211 does not alter the number of ADUs that a lot with a proposed multifamily dwelling can have — the limit remains at two. (See amended Gov. Code, § 66323(a)(4).)
Discussion:
Both AB 2533 and SB 1211 take effect January 1, 2025. To remain valid, the City’s ADU ordinance must comply with requirements imposed by AB 2533 and SB 1211. Adopting the proposed ordinance (Attachment 2) ensures that the City’s ADU ordinance will be valid under AB 2533 and SB 1211. For these reasons, staff is recommending that the City Council adopt the proposed ordinance (Attachments 1 and 2).
Environmental Review:
Under California Public Resources Code section 21080.17, CEQA does not apply to the adoption of an ordinance by a city or county implementing the provisions of Article 2 of Chapter 13 of Division 1 of Title 7 of the Government Code, which is California’s ADU law and which also regulates JADUs, as defined by section 66313. Therefore, the adoption of the proposed ordinance is statutorily exempt from CEQA in that it implements state ADU law.
Planning Commission Recommendation:
At its December 19, 2024, meeting, the Woodland Planning Commission voted 6-0, with one member absent, to recommend City Council approval of the proposed amendments to Woodland Municipal Code, Zoning Ordinance Chapter 17.84.030 (Accessory Dwelling Units).
Conclusion:
Staff recommends that City Council 1) Introduce and waive first reading of an Ordinance amending Section 17.84.030 of the Woodland Municipal Code regarding Accessory Dwelling Units (ADU); and 2) Find that the adoption of the proposed ordinance is statutorily exempt from review under the California Environmental Quality Act (“CEQA”) under Public Resources Code Section 21080.17.
Prepared by: Amanda Portier, Marketing & Business Relations Specialist
Reviewed by: Erika Bumgardner, Deputy Community Development Director
Attachments:
1. Proposed Ordinance - Amend Section 17.84.030 ADUs WMC
2. Exhibit A-1 Proposed Amended ADU Regulations (Redline)
ORDINANCE NO. ________
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF WOODLAND AMENDING SECTION 17.84.030 OF THE
CITY OF WOODLAND MUNICIPAL CODE RELATING TO
ACCESSORY DWELLING UNITS AND JUNIOR
ACCESSORY DWELLING UNITS AND FINDING THE
ACTION TO BE STATUTORILY EXEMPT FROM CEQA
UNDER PUBLIC RESOURCES CODE § 21080.17
WHEREAS, the City of Woodland, California (“City”) is a municipal corporation, duly organized under the constitution and laws of the State of California; and WHEREAS, state law authorizes cities to act by ordinance to provide for the creation and regulation of accessory dwelling units (“ADUs”) and junior accessory dwelling units (“JADUs”); and
WHEREAS, in recent years, the California Legislature has approved, and the Governor has signed into law, numerous bills that, among other things, amend various sections of the Government Code to impose new limits on local authority to regulate ADUs and JADUs; and WHEREAS, in 2024, the California Legislature approved, and the Governor signed into law, Assembly Bill 2533 (“AB 2533”) and Senate Bill 1211 (“SB 1211”), which further amend state ADU law; and
WHEREAS, AB 2533 and SB 1211 take effect on January 1, 2025, and for the City’s ADU ordinance to remain valid, it must be amended to reflect the requirements of AB 2533 and SB 1211; and
WHEREAS, the City desires to amend its local regulatory scheme for the construction of ADUs and JADUs to reflect AB 2533’s and SB 1211’s changes to state law; and WHEREAS, on December 19, 2024, the Planning Commission held a duly-noticed public hearing and considered the staff report, recommendations by staff, and public testimony concerning this proposed Ordinance. Following the public hearing, the Planning Commission voted to forward the Ordinance to the City Council with a recommendation in favor of its adoption; and
WHEREAS, on January 21, 2025, the City Council held a duly-noticed public hearing to consider the Ordinance, including: (1) the public testimony and agenda reports prepared in connection with the Ordinance, (2) the policy considerations discussed therein, and (3) the consideration and recommendation by the City’s Planning Commission; and WHEREAS, all legal prerequisites to the adoption of the Ordinance have occurred.
NOW, THEREFORE, the City Council of the City of Woodland does ordain as follows:
SECTION 1. Incorporation. The recitals above are each incorporated by reference and adopted as findings by the City Council.
SECTION 2. California Environmental Quality Act (CEQA). Under California Public Resources Code section 21080.17, the California Environmental Quality Act (“CEQA”) does not apply to the adoption of an ordinance by a city or county implementing the provisions of Article 2 of Chapter 13 of Division 1 of Title 7 of the California Government Code, which is California’s ADU law and which also regulates JADUs, as defined by section 66313. Therefore, adoption of the Ordinance is statutorily exempt from CEQA in that it implements state ADU law.
SECTION 3. General Plan. The City Council hereby finds that the adoption of the Ordinance is consistent with the General Plan as a matter of law under Government Code section 66314(c).
SECTION 4. Code Amendment. Section 17.84.030 of the Woodland Municipal Code is hereby amended and restated to read in its entirety as provided in Exhibit “A-1,” attached hereto and incorporated herein by reference.
SECTION 5. Effective Date. This Ordinance takes effect 30 days after its adoption.
SECTION 6. HCD Submittal. In accordance with Government Code section 66326, the City Clerk is directed to submit a copy of this Ordinance to the California Department of Housing and Community Development within 60 days after adoption.
SECTION 7. Publication. The City Clerk is directed to certify to the adoption of this Ordinance and post or publish this Ordinance as required by law.
SECTION 8. Custodian of Records. The custodian of records for this Ordinance is the City Clerk and the records comprising the administrative record are located at 300 First Street, Woodland, CA.
SECTION 9. Severability. If any provision of this Ordinance or its application to any person or circumstance is held to be invalid by a court of competent jurisdiction, such invalidity has no effect on the other provisions or applications of the Ordinance that can be given effect without the invalid provision or application, and to this extent, the provisions of this Ordinance are severable. The City Council declares that it would have adopted this Ordinance irrespective of the invalidity of any portion thereof.
INTRODUCED at a regular meeting of the City Council of the City of Woodland, California on the 21st day of January 2025, and PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the day of , 20 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
________________________________
Rich Lansburgh, Mayor
ATTEST: APPROVED AS TO FORM:
________________________________ ________________________________ Sarah Lansburgh, CMC, City Clerk Ethan Walsh, City Attorney
EXHIBIT A-1
Amended ADU Regulations
Division III: Citywide Standards
Woodland Comprehensive Zoning Code | III-129
17.84.030 Accessory Dwelling Units
A. Purpose. The purpose of this Section is to provide reasonable regulations for the development of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in certain areas and on lots developed or proposed to be developed with single -family residential dwellings, duplexes, and multiple -family units. Such accessory dwelling units contribute needed housing to the community’s housing stock and promote housing opportunities for the persons wishing to reside in the City. In addition, the regulations i n this Section are intended to promote the goals and policies of the City’s General Plan and comply with requirements codified in the State Planning and Zoning Law related to accessory dwelling units in residential areas, including California Government Code § 65852.2 and § 65852.22.
B. Effect of Conforming Accessory Dwelling Unit. An accessory dwelling unit that conforms to this Section shall:
1. Be deemed an accessory use and shall not be considered to exceed the allowable density for the lot upon which it is located;
2. Be deemed a residential use that is consistent with the General Plan and the zoning designations for the lot on which the ADU or JADU is located;
3. Not be considered in the application of any local ordinance, policy, or program to limit residential growth;
4. Not be considered a new residential use for the purposes of calculating connection fees or capacity charges for utilities, including water and sewer service; and
5. Not be required to correct a nonconforming zoning condition, as defined in Subsection
17.84.030.C.6, Definitions, below. This does not prevent the City from enforcing compliance with applicable building standards in accordance with Health and Safety Code § 17980.12.
C. Definitions.
1. “Accessory dwelling unit (ADU)” means a residential dwelling unit that is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling, including detached garages and that provides independent living facilities for one or more persons. An accessory dwelling unit also includes:
a. An efficiency unit, as defined in California Health and Safety Code § 17958.1; and
b. A manufactured home, as defined in California Health and Safety Code § 18007.
2. “Complete independent living facilities” means permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single -family or multifamily dwelling is or will be situated.
3. “Efficiency kitchen” means a kitchen that includes each of the following:
Exhibit A-1
Division III: Citywide Standards
III-130 | Woodland Comprehensive Zoning Code
a. A cooking facility with appliances.
i. A food preparation counter or counters that are of reasonable size in relation to the size of the junior accessory dwelling unit; and ii. Food storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.
4. “Junior accessory dwelling unit” or “JADU” means a residential unit that satisfies all of the following:
a. Is no more than 500 square feet in size;
b. Is contained entirely within an existing or proposed single-family structure. An enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family structure; c. Includes its own separate sanitation facilities or shares sanitation facilities with the existing or proposed single-family structure;
d. If the unit does not include its own separate bathroom, then it shall contain an interior entrance to the main living area of the existing or proposed single - family structure to allow bathroom access from the main house, in addition to an exterior entrance that is separate from the main entrance to the primary dwelling; and
e. Includes an efficiency kitchen, as defined in Subsection 17.84.030.C.3, Definitions.
5. “Living area” means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.
6. “Nonconforming zoning condition” means a physical improvement on a property that does not conform with current zoning standards.
7. “Passageway” means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the ADU or JADU.
8. “Proposed dwelling” means a dwelling that is the subject of a permit application and that meets the requirements for permitting.
9. “Public transit” means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.
10. “Tandem parking” means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.
10.11. “Livable space” means a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.
D. Locations Permitted. Accessory dwelling units and junior accessory dwelling units are permitted in all zones that allow for any single-family or multifamily residential use, including the corridor mixed use districts if they allow for any residential use.
Division III: Citywide Standards
Woodland Comprehensive Zoning Code | III-131
E. Approvals. Before constructing an ADU or converting an existing structure or portion of an existing structure or residence to an ADU or JADU, the applicant shall obtain permits in accordance with the requirements of this Section.
1. All ADUs and JADUs shall satisfy the requirements of the California Building Standards Code, as amended by the City, and any other applicable laws.
2. Building Permit Only Approval. An applicant shall not be required to submit an application for an ADU Permit under Subsection 17.84.030.E.3, ADU Permit Review , and may instead seek Building Permit (see Section 17.100.130, Building Permit) only approval for an ADU or JADU, or both, where the proposal satisfies the requirements of California Government Code § 65852.2, as the same may be amended from time to time, the California Building Standards Code, as amended by the City, and any other applicable laws. Th e following are categories of ADUs and JADUs that shall be approved under this Subsection 17.84.030.E.2, Building Permit Only Approval:
a. Converted Space or Structure on Single-Family Lot. Only one ADU as described in this Subsection 17.84.030.E.2.a, Converted Spaced or Structure on Single - Family Lot, and one JADU on a lot with a proposed or existing single -family dwelling on it, where the ADU or JADU:
i. Is either within the space of a proposed single -family dwelling; within the existing space of an existing single -family dwelling; or (in the case of an ADU only) within the existing space of an accessory structure, plus up to 150 additional square feet if the expans ion is limited to accommodating ingress and egress;
ii. Has exterior access that is independent of that for the single -family dwelling;
iii. Has side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes; and
iv. The JADU complies with the requirements of California Government Code § 65852.22.
b. Limited Detached on Single-Family Lot. One detached, new-construction ADU on a lot with a proposed or existing single-family dwelling (in addition to any JADU that might otherwise be established on th e lot under Subsection
17.84.030.E.2.a, Converted Spaced or Structure on Single -Family Lot, above, if the detached ADU satisfies the following limitations):
i. The side- and rear-yard setbacks are at least four feet. ii. The total floor area is 800 square feet or smaller. iii. The peak height above grade does not exceed the applicable height limit provided in Subsection 17.84.030.F.2, Height, below. c. Converted on Multifamily Lot. One or more ADUs within portions of existing multifamily dwelling structures that are not used as livable space, including ,
Division III: Citywide Standards
III-132 | Woodland Comprehensive Zoning Code
but not limited to , storage rooms, boiler rooms, passageways, attics, basements, or garages:
i. If each converted, ADU complies with state building standards for dwellings.
ii. At least one converted ADU is allowed within an existing multifamily dwelling structure, but the number of ADUs created under this Subsection 17.84.030.E.2.c, Converted on Multifamily Lot , may not exceed 25 percent of the existing multifamily dwelling units. d. Limited Detached on Multifamily Lot. No more than two detached ADUs on a lot with a proposed multifamily dwelling, or up to eight detached ADUs on a lot that has an existing multifamily dwelling if each detached ADU satisfies the following limitations:
i. The side- and rear-yard setbacks are at least four feet. If the existing multifamily dwelling has a rear or side yard setback of less than four feet, the City will not require any modification to the multifamily dwelling as a condition of approving the ADU.
ii. The total floor area is 800 square feet or smaller. iii. The peak height above grade does not exceed the applicable height limit provided in Subsection 17.84.030.F.2, Height.
iii.iv. If the lot has an existing multifamily dwelling, the quantity of detached ADUs does not exceed the number of primary dwelling units on the lot.
3. ADU Permit Review.
a. The Director or designee shall administratively (ministerially) review and approve an ADU permit application filed pursuant to Subsection 17.84.030.E.5, Application Requirements and shall not require a public hearing, provided that the submitted application is complete and that the ADU complies with the requirements contained in that Section and any other applicable law. b. Except as allowed under Subsection 17.84.030.E.2, Building Permit Only Approval, no ADU may be created without a Building Permit (see Section
17.100.130, Building Permit) and an ADU permit in compliance with the standards set forth in Subsections 17.84.030.F, General ADU and JADU Requirements, and 17.84.030.G, Specific ADU and JADU Requirements. c. Discretionary review for an ADU permit application is required as a result of non-compliance with standards set forth in Subsections 17.84.030.F, General ADU and JADU Requirements, and 17.84.030.G, Specific ADU and JADU Requirements, shall be subject to the review requirements in Subsection
17.84.030.E.7, Nonconforming Zoning Code Conditions, B uilding Code Violations, and Unpermitted Structures.
4. ADU Permit Application Process and Timing.
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a. The City must approve or deny an application to create an ADU or JADU within 60 days from the date that the City receives a completed application. If the City has not acted upon the completed application within 60 days, the application shall be deemed approved unless the following:
i. The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay; or
ii. If the permit application to create an ADU or JADU is submitted with an application to create a new single-family or multifamily dwelling on the lot, the City may delay acting on the permit application for the ADU or JADU until the City acts on the permit application to create the new single-family or multifamily dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing.
b. If the City denies an application to create an ADU or JADU, the City must provide the applicant with comments that include, among other things, a list of all defective or deficient items and a description of how the application may be remedied by the appli cant. Notice of denial and corresponding comments must be provided to the applicant within the 60 -day time period established by Subsection 17.84.030.E.4.a.
c. A permit to demolish a detached garage that is to be replaced with an ADU is reviewed with the application for the ADU and issued at the same time.
5. Application Requirements.
a. Applications for an accessory dwelling unit permit shall be made in writing by the property owner or his or her authorized agent, on forms provided by the Community Development Department, and accompanied by such data and information as may be necessary to fully describe the request including:
i. Name and address of the applicant.
ii. Owner-Builder Acknowledgment and Information Verification Form. iii. Assessor’s parcel number(s) of the property.
iv. Plot Plan (drawn to scale) in sufficient detail to clearly describe:
a. Physical dimensions of the property.
b. Location and dimensions of all existing and proposed structures, walls, and fences.
c. Location and dimensions of all existing and proposed easements, drainage structures, and utilities.
d. Location, dimensions. and names of all adjacent roads, whether public or private.
e. Setbacks.
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f. Existing and proposed methods of circulation, including ingress and egress, driveways, parking areas. and parking structures.
g. A narrative description of architectural treatments proposed for the ADU.
v. Floor Plans. Complete floor plans of both existing and proposed conditions shall be provided. Each room shall be dimensioned and resulting floor area calculation included. The use of each room shall be labeled. The size and location of all doors, closets, walls, and c ooking facilities shall be clearly depicted. For an attached ADU, the plans must include the primary dwelling as well.
vi. Elevations of all sides of the exterior structure and show all exterior structures, all architectural projections, and all openings for both the primary residence and the proposed ADU including building dimensions, and material call outs.
vii. A color and materials sample board as requested by the Director. viii. Color photographs of the exterior of the primary residence as requested by the Director.
ix. Construction Management Plan. Construction hours and staging to minimize impacts on surrounding residential properties, as requested by the Director.
b. The filing and review fee shall be as prescribed by City Council resolution or ordinance. The City may charge a fee to reimburse it for costs incurred in processing ADU permits, including the costs of adopting or amending the City’s ADU ordinance.
6. ADUs and Discretionary Approval.
a. Any proposed ADU or JADU that does not conform to the objective standards set forth in Subsections 17.84.030.F, General ADU and JADU Requirements, and 17.84.030.G, Specific ADU and JADU Requirements, may be allowed by the City with a Zoning Administrator Permit in accordance with Section 17.100.090, Zoning Administrator Permit and Subsection 17.92.020.D, Zoning Administrator. If required, a noticed public hearing shall be held in accordance with Section 17.96.080, Public Notice and Section 17.96.090, Conduct of Public Hearing.
i. Applies to ADUs over 1,000 square feet and/or three bedrooms. ii. The maximum size of an ADU subject to this Subsection 17.84.030.E.6, ADUs and Discretionary Approval is 1,200 square feet, or three bedrooms.
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b. Findings. Before approval of the Zoning Administrator Permit (see Section
17.100.090, Zoning Administrator Permit) granting the exception, the Zoning Administrator shall find that:
i. The exterior design of the accessory dwelling unit is in harmony with, and maintains the scale of, the neighborhood;
ii. If an exception to parking requirements is requested, the exception will not result in excessive parking congestion;
iii. The site plan provides adequate open space usable and useful for both the accessory dwelling unit and the primary residence;
iv. Where applicable, open space and landscaping provides for privacy and screening of adjacent properties;
v. The location and design of the accessory unit maintains a compatible relationship to adjacent properties and does not significantly impact the privacy, noise, light air, solar access, or parking of adjacent properties; and
vi. Windows that impact the privacy of the neighboring side or rear yard have been minimized. Major windows, access stairs, entry doors and decks are generally limited to the walls facing the primary residence or the alley, if applicable.
7. Nonconforming Zoning Code Conditions, Building Code Violations, and Unpermitted Structures.
a. The City will not deny an ADU or JADU application due to a nonconforming zoning condition, Building Code violation, or unpermitted structure on the lot that does not present a threat to the public health and safety and that is not affected by the construction of the ADU or JADU.
b. Unpermitted ADUs and JADUs Constructed Before 20202018. i. Permit to Legalize. As required by state law, the City may not deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 20202018, if denial is based on either of the following grounds:
a) The ADU or JADU violates applicable building standards; or b) The ADU or JADU does not comply with the state ADU or JADU law (California Government Code § 65852.2) or this Section. ii. Exceptions.
a) Notwithstanding Subsection 17.84.030.E.7.b.i, Permit to Legalize , the City may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 20202018, if the City makes a finding that correcting a violation is necessary to comply with the standards specified in California Health and Safety
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Code § 17920.3.protect the health and safety of the public or of occupants of the structure.
b) Subsection 17.84.030.E.7.b.i, Permit to Legalize does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code § 17920.3.
F. General ADU and JADU Requirements. The following requirements apply to all ADUs and JADUs that are approved under Subsection 17.84.030.E.2, Building Permit Only Approval , or Subsection 17.84.030.E.3, ADU Permit Review:
1. Zoning.
a. An ADU or JADU subject only to a Building Permit under Subsection
17.84.030.E.2, Building Permit Only Approval may be created on a lot in a Residential or Mixed-Use zone.
b. An ADU or JADU subject to an ADU permit under Subsection 17.84.030.E.3, Height may be created on a lot that is zoned to allow single -family dwelling residential use or multifamily dwelling residential use.
2. Height.
a. Except as otherwise provided by Subsection 17.84.030.F.2.b, a detached ADU created on a lot with an existing or proposed single -family or multifamily dwelling unit may not exceed 16 feet in height.
b. A detached ADU created on a lot with an existing or proposed multifamily dwelling that has more than one story above grade may not exceed 18 feet in height.
c. An ADU that is attached to the primary dwelling may occupy any level of the primary dwelling unit if it is designed as an integral part of the primary dwelling and a separate ingress and egress is provided. A height of 25 feet or the height limitation imposed by the underlying zone that applies to the primary dwelling, whichever is lower shall apply to an ADU attached to a primary dwelling.
Notwithstanding the foregoing, ADUs subject to this Subsection
17.84.030.F.2.c, may not exceed two stories.
d. An ADU above a detached structure located contiguous to an alley may be up to 25 feet in height.
e. For purpose s of this Subsection 17.84.030.F.2, Height, height is measured above existing legal grade to the peak of the structure.
3. Fire Sprinklers.
a. Fire sprinklers are required in an ADU if sprinklers are required in the primary residence.
b. The construction of an ADU does not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling.
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4. Rental Term. No ADU or JADU may be rented for a term that is shorter than 30 days.
This prohibition applies regardless of when the ADU or JADU was created.
5. No Separate Conveyance. An ADU or JADU may be rented, except as otherwise provided in Government Code § 65852.26, no ADU or JADU may be sold or otherwise conveyed separately from the lot and the primary dwelling (in the case of a single - family lot) or from the lot and all of the dwellings (in the case of a multifamily lot).
6. Owner Occupancy.
a. ADUs are not subject to owner occupancy requirements. b. As required by state law, all JADUs are subject to an owner -occupancy requirement. A natural person with legal or equitable title to the property must reside on the property, in either the primary dwelling or JADU, as the person’s legal domicile and permanent residence. Howeve r, the owner -occupancy requirement of this paragraph does not apply if the property is entirely owned by another governmental agency, land trust, or housing organization.
7. Building and Construction.
a. All ADUs and JADUs must comply with all local Building Code requirements. b. No passageway shall be required in conjunction with the construction of an accessory dwelling unit.
c. No Change of Occupancy. Construction of an ADU does not constitute a Group R occupancy change under the local Building Code , as described in the California Building Code § 310 , unless the Building Official or Code Enforcement Division makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, adverse impact on public health and safety. Nothing in this Subsection prevents the City from changing the occupancy code of a space that was uninhabitab le space or that was only permitted for nonresidential use and was subsequently converted for residential use in accordance with this Section.
8. Deed Restriction. Prior to issuance of a Building Permit for an ADU or JADU, a deed restriction must be recorded against the title of the property in the County Recorder’s office and a copy filed with the Director. The deed restriction must run with the land and bind all future owners. The form of the deed rest riction will be provided by the City and must provide that:
a. Except as otherwise provided in Government Code § 65852.26, the ADU or JADU may not be sold separately from the primary dwelling. b. The ADU or JADU is restricted to the approved size and to other attributes and applicable ADU and JADU requirements and standards.
c. The deed restriction runs with the land and may be enforced against future property owners.
d. The deed restriction may be removed if the owner eliminates the ADU or JADU, as evidenced by, for example, removal of the kitchen facilities. To remove the
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deed restriction, an owner may make a written request of the Director, providing evidence that the ADU or JADU has in fact been eliminated. The Director may then determine whether the evidence supports the claim that the ADU or JADU has been eliminated. Appeal may be taken from the Director’s determination consistent with other provisions of this Code. If the ADU or JADU is not entirely physically removed but is only eliminated by virtue of having a necessary component of an ADU or JADU removed, the remaini ng structure and improvements must otherwise comply with applicable provisions of this Code.
e. The deed restriction is enforceable by the Director or designee for the benefit of the City. Failure of the property owner to comply with the deed restriction may result in legal action against the property owner, and the City is authorized to obtain any remedy available to it at law or equity, including, but not limited to, obtaining an injunction enjoining the use of the ADU or JADU in violation of the recorded restrictions or abatement of the illegal unit.
9. Income Reporting. In order to facilitate the City’s obligation to identify adequate sites for housing in accordance with Government Code § 65583.1 and § 65852.2, the following requirements must be satisfied:
a. With the Building Permit application, the applicant must provide the City with an estimate of the projected annualized rent that will be charged for the ADU or JADU. See Section 17.100.130, Building Permit.
b. By January 30 of each year after initial Building Permit issuance, the owner shall report the actual rent charged for the ADU or JADU during the prior year.
If the City does not receive the report within the 90 -day period, the City shall send a request for information to the owner.
G. Specific ADU and JADU Requirements. The following requirements apply only to ADUs that require an ADU permit under Subsection 17.84.030.E.3, ADU Permit Review.
1. Maximum Size.
a. The maximum size of a detached or attached ADU subject to this Subsection
17.84.030.G.1, Maximum Size is 1,000 square feet. No more than two bedrooms are allowed.
i. An ADU over 1000 square feet or three bedrooms shall be subject to Zoning Administrator review as provided in Subsection 17.84.030.E.6, ADUs and Discretionary Approval.
ii. No ADU shall exceed 1,200 square feet per Subsection
17.84.030.E.6.a.ii.
b. An attached ADU that is created on a lot with an existing primary dwelling shall not exceed 50 percent of the existing floor area of the primary dwelling. c. Exception. Application of other development standards such as size based on a percentage of the proposed or existing primary dwelling, FAR, lot coverage,
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front setbacks, minimum lot size, or open-space requirements for an attached or detached ADU may not require the ADU to be less than 800 square feet.
2. Parking—General Requirement. Accessory dwelling units must meet the following parking standards.
a. One off-street parking space is required for an ADU that is approved under Subsection 17.84.030.E.3, ADU Permit Review.
b. Parking configuration, if required:
i. The required parking spaces may be located in setback areas or tandem parking on an existing driveway unless specific findings are made under Subsection 17.84.030.G.2.b.ii.
ii. Parking arrangements in Subsection 17.84.030.G.2.b.i, are not permitted if the Director (or designee) makes specific findings that such parking arrangements are not feasible based upon specific site or regional topographical or fire or life safety conditions. c. Exceptions. Parking standards shall not be imposed on an ADU in any of the following circumstances:
i. The ADU is located within one -half mile walking distance of public transit, including a public bus stop, bus station or transit station that charge set fares, run on fixed routes, and are available to the public. ii. The ADU is located within an architecturally and historically significant historic district.
iii. The ADU is part of the existing primary residence or an existing accessory structure under Subsection 17.84.030.E.2.a, Converted Space or Structure on Single-Family Lots.
iv. When on-street parking permits are required but not offered to the occupant of the ADU.
v. When there is an established car share vehicle stop located within one block of the ADU.
vi. When the permit application to create an ADU is submitted with an application to create a new single -family or new multifamily dwelling on the same lot, provided the ADU or the lot satisfies any other criteria listed in parking exception Subsections 17.84.030.G.2.c.i through v. d. No Replacement. When a garage, carport, or covered parking structure , or uncovered parking space is demolished in conjunction with the construction of an ADU or converted to an ADU, those off -street parking spaces are not required to be replaced.
3. Setbacks.
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a. An ADU that is subject to this Section must conform to a 20 -foot front yard setback, or the front setback imposed by the underlying zone, whichever is greater.
b. An ADU that is subject to this Subsections 17.84.030.G, Specific ADU and JADU Requirements must conform to four-foot side- and rear-yard setbacks. c. Alley Adjacent ADUs and ADUs Adjacent to Non -residentially Zoned Property. Side or rear yard setbacks adjacent to an alley or non -residentially zoned property may be zero feet. Parking provided off the alley shall maintain a 24 -foot back- out, which includes the alley.
d. Garage and Accessory Building Conversion. No setback shall be required for a legally established, existing garage or accessory building that is converted to an ADU, provided the structure is not expanded under Subsection
17.84.030.E.2.a.i. Any expansion of the structure under Subsection
17.84.030.E.2.a.i is subject to side and rear setbacks of four feet. e. Addition Over a Garage. The four -foot minimum side and rear setback requirement of Subsection 17.84.030.G.3.b shall apply to the newly constructed portion of an ADU constructed above a legally established existing garage.
f. Roof Decks. All roof decks along the project perimeter and abutting residential uses shall be stepped back a minimum of five feet from the roof edge and a minimum of eight feet from the property line and shall include a minimum 42- inch solid rail or parapet, so that they are oriented away from and screened to prevent direct views of abutting residential neighbors. Roof decks facing/adjacent to a right-of-way or alley are not required to be stepped back.
4. Lot Coverage.
a. No ADU subject to this Subsection 17.84.030.G, Specific ADU and JADU Requirements may cause the total lot coverage of the single -family lot to exceed 50 percent, except that an ADU that is 800 square feet or less, not more than 16 feet in height, and compliant with a minimum four -foot side and rear setback, shall be considered consistent with all City development standards, irrespective of any other Municipal Code limitations governing lot coverage, floor area ratio, and open space.
b. Rear Yard Coverage. An ADU shall not result in more than 30 percent rear yard coverage as measured from the rear wall of the primary residence to the rear property line (or as measured from the average distance of the rear wall from the rear property boundary if the rear wall does not follow a straight line).
Except that an ADU that is 800 square feet or less, not more than 16 feet in height, and compliant with a minimum four -foot side and rear setback, shall be considered consistent with all City development standards, irrespective of any other Municipal Code limitations governing lot coverage, floor area ratio, and open space.
5. Architectural Requirements.
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a. The materials and colors of the exterior walls, roof, and windows and doors must match or be harmonious with the appearance and architectural design of the primary dwelling.
b. The exterior lighting must be limited to down -lights or as otherwise required by the Building or Fire Code.
c. The ADU must have an independent exterior entrance, apart from that of the primary dwelling.
d. The interior horizontal dimensions of an ADU must be at least 10 feet wide in every direction, with a minimum interior wall height of seven feet. e. Windows and doors of the ADU may not have a direct line of sight to an adjoining residential property. Fencing, landscaping, or privacy glass may be used to provide screening and prevent a direct line of sight. f. All second-story windows and doors in a second unit that are less than 30 feet from a property line that is not a right-of-way line must either be (for windows) clerestory with the bottom of the glass at least six feet above the finished floor, or (for windows and for doors) utilize frosted or obscure glass. g. Access stairs, entry doors and decks must face the primary residence or the alley, if applicable.
h. A garage converted to an accessory dwelling unit shall include removal of garage door(s) which shall be replaced with architectural features, including walls, doors, windows, trim and accent details.
i. The architectural treatment of an ADU to be constructed on a lot that has an identified historical resource listed on the federal, State, or local register of historic places must comply with all applicable ministerial requirements imposed by the Secretary of Interior.
6. Landscape and Screening Requirements.
a. Evergreen landscape screening must be planted and maintained between the ADU and adjacent parcels when there is direct adjacency of the ADU to an existing primary dwelling on an adjacent parcel in which there is no screening as follows:
i. At least one five-gallon size plant shall be provided for every five linear feet of exterior wall.
ii. As an alternative, a solid fence of at least six feet in height may be installed along a side or rear yard in compliance with fencing standards.
b. All landscaping must be drought-tolerant.
7. Other.
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a. The ADU and primary dwelling must use the same driveway to access the street, unless otherwise required for fire -apparatus access, as determined by the fire authority.
b. Each unclosed parking space shall be at least eight and one-half feet wide and 18 feet long.
c. Each parking space that is provided in an enclosed garage shall be at least 10 feet wide and 20 feet long and have at least seven and one -half feet vertical clearance.
H. Fees. The following requirements apply to all ADUs that are appr oved under Subsections
17.84.030.E.2, Building Permit Only Approval and 17.84.030.E.3, ADU Permit Review.
1. Impact Fees.
a. For purposes of this Subsection, “impact fee” means a “fee” under the Mitigation Fee Act ( California Government Code § 66000(b)) and a fee under the Quimby Act, California Government Code § 66477. “Impact fee” here does not include any connection fee or capacity charge for water or sewer service. b. No impact fee is required for an ADU or JADU that is less than 750 square feet in size.
c. Any impact fee that is required for an ADU that is 750 square feet or larger in size must be charged proportionately in relation to the square footage of the primary dwelling unit (e.g., the floor area of the primary dwelling, divided by the floor area of the ADU, times the typical fee amount charged for a new dwelling).
2. Utility Fees and Connection.
a. If an ADU is constructed with a new single -family home, a separate utility connection directly between the ADU and the utility and payment of the normal connection fee and capacity charge for a new dwelling are required pursuant to Government Code § 65852.2(f)(4) and (f)(5). b. Except as described in Subsection 17.84.030.H.2.a, converted ADUs on a single-family lot that are created under Subsection 17.84.030.E.2.a, Converted Space or Structure on Single -Family Lot are not required to have a new or separate utility connection directly between the ADU and the utility, nor is a connection fee or capacity charge required.
c. Except as described in Subsection 17.84.030.H.2.a, all ADUs that are not covered by Subsection 17.84.030.H.2.b, require a new, separate utility connection directly between the ADU and the utility.
i. The connection is subject to a connection fee or capacity charge that is proportionate to the burden created by the ADU based on either the floor area or the number of drainage -fixture units (DFU) values, as
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defined by the Uniform Plumbing Code, upon the water or sewer system.
ii.
The portion of the fee or charge that is charged by the City may not exceed the reasonable cost of providing this service.
TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: January 21, 2025
ITEM #: H.19
SUBJECT: Revised Community Development Department -
Planning Division Permitting and Entitlement Fee
Schedule
Recommendation for Action: Staff recommends that the City Council adopt Resolution No. _____, approving the revised Community Development Department - Planning Division Permitting and Entitlement Fee Schedule.
Staff Contact:
Erika Bumgardner, Deputy Community Development Director, (530) 661- 5886, [email protected]
Fiscal Impact:
The proposed Community Development Department - Planning Division Fee Schedule update does not substantially increase or decrease fees, but better aligns fees with actual staff time spent on project review based on project type and anticipated complexity. Additionally, the fee update reflects the updated permit types and review procedures established by the updated Comprehensive Zoning Code adopted by the City Council in June 2024. It is not anticipated that fees generated annually through permit and entitlement review will substantially change.
Background:
In June 2024, the City Council adopted an updated Comprehensive Zoning Code. The code update established new and revised permit types and review procedures to assist residents, development partners, staff and decision makers to allow qualified development proposals expedited review, thereby helping to reduce the front-end design/development costs particularly for new housing projects and for new or expanding businesses. As a follow-on to the code update, the Community Development Department - Planning Division Fee Schedule requires updates to align with the updated permit types and review procedures.
The proposed adjustment to the fee schedule is designed to enhance clarity and transparency for all stakeholders involved in the permitting and development process. The revised fee structure aligns with new entitlement types listed in the updated zoning code and more accurately reflects the actual costs incurred by Planning Division and Community Development Department staff during the plan review process. For example, the proposed adjustments create additional fee categories to account for "minor" project applications, such as new sign permits, which can be reviewed quickly and by one or two staff members, as well as more significant or "major" project applications, such as new commercial development, that can take more time and involvement from multiple staff persons throughout the department.
Similar to other cities in Yolo County and the Sacramento region, staff recommends the application of a three percent (3%) "Technology Fee" to all permit types. Implementing the 3% Technology Fee will allow the city to replace legacy software and support new, more accessible technologies for its citizens. Current expected uses for the fee include new permitting software that will be available online 24/7 and include accessibility features like language translation, walkthroughs of common permitting processes, and the ability to review permit status and public records from a web portal.
While the proposed fee schedule, included as Attachment 2, is not substantially different from the existing fee schedule (provided as Attachment 3 for reference), staff completed a comparison of neighboring and regional jurisdictions, ensuring that the fees remain competitive and fair. The proposed fee schedule aligns with surrounding jurisdictions, if not remaining slightly lower in comparison to other jurisdictions.
Conclusion:
Staff recommends that the City Council adopt Resolution No. _____, approving the revised Community Development Department - Planning Division Permitting and Entitlement Fee Schedule.
Prepared by: Erika Bumgardner, Deputy Community Development Director
Attachments:
1. Proposed Resolution - Updated Entitlement & Permit Fee Schedule
2. Exhibit A Planning Fee Schedule Effective 2-1-25
3. Current CDD Planning Division Fee Schedule 2024
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND
APPROVING AN UPDATED AND REVISED COMMUNITY DEVELOPMENT
DEPARTMENT – PLANNING DIVISION ENTITLEMENT AND PERMIT FEE
SCHEDULE, INCLUDING THE ADDITION OF A NEW THREE PERCENT
TECHNOLOGY FEE
WHEREAS, in June 2024, the Woodland City Council adopted the Comprehensive Zoning Code which includes new and updated entitlement and permits types; and WHEREAS, the City of Woodland has an existing schedule of Planning Division fees that have not been updated in over a decade, and the City decided to update the existing fee schedule to align with the updated Zoning Code and ensure a straightforward and predictable fee structure that provide clarity and transparency for all stakeholders involved in the permitting process; and WHEREAS, the proposed fees as set forth in the proposed fee schedule accurately reflect the actual costs incurred by the Planning Division during the plan and permit review process and do not exceed the estimated cost of the services and/or regulatory activities for which the fees are imposed.
NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Woodland hereby resolved that the updated Community Development Department – Planning Division Fee Schedule, attached hereto as Exhibit “A” and incorporated herein by this reference, is hereby approved and adopted. The updated Fee Schedule as approved herein shall be effective February 1, 2025.
PASSED, APPROVED AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 21st day of January 2025 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
________________________________
Rich Lansburgh, Mayor
ATTEST: APPROVED AS TO FORM:
________________________________
________________________________
Sarah Lansburgh, CMC, City Clerk Ethan Walsh, City Attorney
Exhibit “A”
Community Development Department – Planning Division Fee Schedule [insert fee schedule]
COMMUNITY DEVELOPMENT DEPARTMENT
FEE SCHEDULE JULY 1, 2024 - JUNE 30, 2025
ENTITLEMENTS TOTAL
FEE
Annexation $11,409
Appeals
(Staff Decision, Planning Commission, Council) $326
Conditional Use Permit (CUP) $5,096
CUP/PUD/ZAP Modification $2,283
Condominium Conversion $5,015
General Plan Amendment $7,296
PUD Overlay Zone Change $3,934
General Plan Petition $788
Referral by the County Under the Dev. Policy $336
Sign Plan--Comprehensive (basic) $1,955
Sign Plan--Comprehensive (full PC review) $2,111
Variances and Zoning Administrator Permit $2,777
Zone Change and PUD Zone Change $7,151
Zoning Interpretation $892
DESIGN REVIEW AND
SITE PLAN REVIEW
Site Plan Review
(Commercial/Multifamily) $3,062
Commercial (Major Remodel) $1,103
Commercial (Minor/Signs) $628
Residential (Single Family) $486
Residential (Accessory Building) $346
Subdivisions > 10 units $3,384
SL / Russell Ranch Design Review - Custom Single Family Home $224
ENVIRONMENTAL
(in addition to other fees shown)*
Categorical Exemption $688
Initial Study $8,237
Negative Declaration $2,575
Mitigated Negative Declaration $5,322
Design Review
Commercial/Multifamily/New Building) $1,588
\\cityhallfs\cityshare\ComShare\!Planning\FEES\Planning Fee Schedule JULY, 2024 xls
ENTITLEMENTS TOTAL
FEE
LAND DIVISION
Certificate of Compliance $369
Lot Line Adjustment $870
Lot Merger $1,262
Reversion to Acreage $1,262
Tentative Map Amendment $4,529
Tentative Parcel Map $4,485
Tentative Subdivision Map**
fee + $27/lot) $10,967
Vesting Tentative Map**
(Plus $27 per lot) Plus $27 per lot) $11,672
PUBLICATIONS
Zoning Ordinance/Small Map (copy) $43
General Plan (copy) $57
Subdivision Ordinance (copy) $31
EIR (copy) $31
Copies 8 1/2" x 11" (per page) $0.37
OTHER PLANNING FEES
In-Lieu Parking $7,382
Tree Planting $307
*Major projects: some development projects will be deemed “major projects” and will be charged time and materials. Included are projects needing an EIR. ** See Engineering for fees and final maps and improvements plans & encroachment permits (Final Parcel Map Processing Fee). \\cityhallfs\cityshare\ComShare\!Planning\FEES\Planning Fee Schedule JULY, 2024 xls