2025/2026 City of Woodland/Streng Pond Landscaping Maintenance District Page 9
The special benefits associated with the local landscaping improvements are specifically:
• Enhanced desirability of properties through association with the improvements.
• Improved aesthetic appeal of properties within the District providing a positive representation of the area.
• Enhanced adaptation of the urban environment within the natural environment from adequate green space and landscaping.
• Environmental enhancement through improved erosion resistance, and dust and debris control.
• Increased sense of pride in ownership of property within the District resulting from well -maintained improvements associated with the properties.
• Reduced criminal activity and property -related crimes (especially vandalism) against properties in the District through well-maintained surroundings and amenities.
• Enhanced environmental quality of the parcels by moderating temperatures, providing oxygenation and attenuating noise.
All of the preceding special benefits contribute to a specific enhancement and desirability of each of the assessed parcels within the District.
C. ASSESSMENT METHODOLOGY
Pursuant to the 1972 Act, the costs of the District may be apportioned by any formula or method, which fairly distributes the net amount to be assessed, among all assessable parcels in proportion to the estimated special benefits to be received by each suc h parcel from the improvements. The special benefit formula used within the District should reflect the composition of the parcels, and the improvements and services provided, to fairly proportion the costs based on estimated special benefit to each parcel.
This District utilizes an Equivalent Dwelling Unit (EDU) method of apportionment. The EDU method of apportionment uses the single -family residential parcel as the basic unit of assessment. The typical single -family residential parcel is assigned one (1.0) Equivalent Dwelling Unit. Every other land-use or property type is converted to EDU’s based on an assessment formula that equates the property’s specific development status, type of development (land -use), and size of the property, as compared to typical single-family residential parcel.
The EDU method of apportioning benefit is typically seen as the most appropriate and equitable assessment methodology for calculating benefit in
2025/2026 City of Woodland/Streng Pond Landscaping Maintenance District Page 10 districts formed under the 1972 Act, as the benefit to each parcel from the improvements are apportioned as a function of land -use type, size and development. The following outlines the EDU applied to the various parcels and properties within this District.
• One hundred sixty -four (164) single -family residential parcels, each receiving full and equal special benefit from the improvements. These parcels are assigned an Equivalent Dwelling Unit of 1.0 EDU to reflect their special benefits.
• One (1) parcel, APN 065-310-081-000, within the District is identified as a duplex that consists of two residential units. This parcel is assigned an Equivalent Dwelling Unit of 2.0 EDU (one EDU for each unit), which reflects the parcel’s proportionate special benefits as compared to the single-family residential parcel.
• One (1) parcel, APN 065-321-001-000, within the District is identified as a local church situated on a three -acre (3.0) lot. This parcel has been assigned an Equivalent Dwelling Unit of 5.5 EDU per acre for a total of
16.5 EDU.
The Total Equivalent Dwelling Unit (EDU) for the District in Fiscal Year 2025/2026 is 182.50 EDU.
The Levy per Equivalent Dwelling Unit, or Rate, applied to each parcel is the result of dividing the total Balance to Levy, by the sum of the District EDU’s, for the fiscal year. This Rate is multiplied by each parcel’s individual EDU to determine the parcel’s levy amount.
The following formulas are used to calculate the assessment for each parcel:
Total Balance to Levy / Total EDU = Levy per EDU
Parcel EDU x Levy per EDU = Parcel Levy Amount
2025/2026 City of Woodland/Streng Pond Landscaping Maintenance District Page 11 IV. DISTRICT BUDGET
A. DESCRIPTION OF BUDGET ITEMS
The following is a brief description of the costs associated with the improvements and services funded through the District.
DIRECT COSTS:
Maintenance Costs/Labor — Includes all regularly scheduled labor and general maintenance cost including all wages, salaries, benefits and contract services required to properly maintain and ensure the satisfactory condition of all improvements and appurtenant facilities.
Utilities — The furnishing of water and electricity required for the operation and maintenance of the improvements and facilities.
Equipment and Supplies — Includes all, materials, supplies, (e.g. pipe, fertilizer, insecticides, fuel, cleaning material etc.), and equipment, (e.g. communication, small tools, rentals, machinery etc.), required to operate, maintain and ensure the satisfactory condition of all i mprovements and appurtenant facilities.
Repairs and Miscellaneous Expenses — This item includes repairs to the improvements and facilities that are not included in the yearly maintenance costs. This may include repair of damaged amenities due to vandalism, storms, etc. Also included may be planned upgrades or replacements of the improvements and equipment that provide a direct benefit to the District.
ADMINISTRATION COSTS:
District Administration — May include all or a portion of the administrative and professional service costs associated with the coordination of District services and operations including response to public concerns and education and procedures associated with the levy and collecti on of assessments. This budget item also includes the costs of contracting with professionals to provide administrative, legal or engineering services specific to the District.
County Administration Fee — This is the cost to the District for the County to collect assessments on the property tax bills.
LEVY BREAKDOWN:
Total District and Administrative Costs — This is the combined costs of District Costs and Administrative costs.
2025/2026 City of Woodland/Streng Pond Landscaping Maintenance District Page 12 Reserve Collection/ (Contribution) — The 1972 Act pursuant to Chapter 1, Article 4 Section 22569 (a), provides for a District Reserve Fund. This Reserve Fund provides for the collection of funds to operate the District from the time period of July 1 (beginning of the Fiscal Year) through December 10th or when the County provides the City with the first installment of assessments collected from the property tax bills (typically January or February). Negative amounts shown for this budget item represent transfers from the Reserve Fund that reduces the Balance to Levy. Maintaining a fully funded Reserve eliminates the need for the City to transfer funds from non -District accounts to pay for operational expenses during the first half of the fiscal year and also provides the District with sufficient funds to address any unforeseen or unusual expenditures that may occur during the year.
General Fund Repayments/(Contribution) — This item represents repayments of amounts that had been temporarily advanced to the District from other revenue sources (usually the General Fund) or represents funds being loaned to the District for the current Fiscal Year that must b e repaid by future assessments. Similar to the Reserve Collection / (Contribution) line item, this item directly impacts the Reserve Fund Balances either positively or negatively.
Repayments are shown as a positive number and represent additional money being collected in the current annual assessment to repay a prior loan. These loans are typically for capital improvement expenditures or unforeseen expenditures incurred in prior yea rs and Reserve Fund monies were not sufficient to cover the expenses. To ensure the ongoing operation and maintenance of the improvements, the City may advance funds to the District as a temporary loan to meet current expenditures, and collect repayment of the loan through the annual assessments the following year or possibly over several years. Generally, all available Reserve Funds are exhausted before a temporary loan is advanced to the District and the Beginning Reserve Fund Balance will be a negative number indicating the loan amount is still outstanding. A loan for the current fiscal year (Contribution) is shown as a negative number. If the District is expected to incur significant expenditures in the current fiscal year for special services or capital improvements (upgrades or refurbishing of the improvements) and the proposed assessment revenues (annual assessments) and/or available R eserve Funds are not sufficient to cover the expenditures, the City may advance funds to the District as a temporary loan to meet the proposed expenditures. Generally, all available Reserve Funds must be exhausted before a temporary loan is advanced to the District and any funds temporarily loaned in excess of the available Reserve Funds will be reflected as a negative Ending Reserve Fund Balance. This negative Reserve Fund Balance will be repaid and replenished through future assessment revenues.
Balance to Levy — This is the total amount to be levied and collected through assessments for the current fiscal year. The Balance to Levy represents the sum of Total Direct and Administration Costs, the Reserve Collection / (Contribution), Replenishment/ (Contribution), and Other Revenue Sources.
2025/2026 City of Woodland/Streng Pond Landscaping Maintenance District Page 13 DISTRICT STATISTICS:
Total Number of Parcels — The total number of parcels within the District.
Total Parcels Levied — The total number of parcels within the District that are assessed. Non-assessable lots or parcels include properties that have been determined to receive no special benefits from the improvements, and may include land principally encumbered by public or o ther right -of-ways or easements, common areas, and/or parcels that have restricted use or development potential.
Total Equivalent Dwelling Units — The typical single-family residential parcel is assigned one (1.0) Equivalent Dwelling Unit. Every other land-use or property type is converted to EDU’s based on an assessment formula that equates the property’s specific development status, type of develop ment (land-use), and size of the property, as compared to typical single-family residential parcel.
Levy per EDU — This amount represents the assessment rate being applied to each EDU. The Levy per EDU is the result of dividing the total Balance to Levy, by the sum of the Total Equivalent Dwelling Units to be assessed.
Maximum Assessment per EDU — This amount represents the maximum rate to each EDU.
RESERVE INFORMATION:
Operating Reserve Balance — The Operating Reserve Balance eliminates the need for the City to transfer funds from non -District accounts to pay for District charges during the first half of the fiscal year. The Reserve Balance allows the District to retain sufficient funds to operate the District from the time period of July 1 (beginning of the Fiscal Year) through January or February (when the County provides the City with the first installment of assessments collected from the property tax bills). Additional funds may be collected each year to ensure adequate operating funds are available or the funds may be used to reduce the Balance to Levy. Using reserve amounts in this way allows the Levy ra te to remain fairly constant, although District costs may fluctuate.
The Previous Reserve Balance reflects the projected funds available at the beginning of the current fiscal year (based on the projected revenues and expenses from the prior fiscal year). The Estimated Ending Reserve Balance reflects the projected funds that are anticipated at the end of the current fiscal year (assuming all revenues and expenditures occur as budgeted).
2025/2026 City of Woodland/Streng Pond Landscaping Maintenance District Page 14
B. DISTRICT BUDGET FISCAL YEAR 2025/2026
BUDGET ITEMS Total
DIRECT COSTS
Maintenance Costs/Labor $13,381.00
Utilities 22,902.86
Equipment & Supplies 405.00
Repairs/Miscellaneous Expenses 1,077.00
Direct Costs (Subtotal) $37,765.86
ADMINISTRATION COSTS
District Administration $7,303.00
County Administration Fee 166.00
Administration Costs (Subtotal) $7,469.00
LEVY BREAKDOWN
Total Direct and Admin. Costs $45,234.86
Reserve Collection/(Contribution) 0.00
General Fund Repayments/(Contribution) (30,799.11)
Balance to Levy $14,435.75
DISTRICT STATISTICS
Total Number of Parcels 166
Total Parcels Levied 166
Total Equivalent Dwelling Units 183
Levy Per EDU $79.10
Maximum Assessment Per EDU $79.10
Prior Year Maximum Assessment Per EDU $79.10
OPERATING RESERVE INFORMATION
Previous Operating Reserve Balance $0.00
Reserve Fund Collection/(Contribution) 0.00
Estimated Ending Operating Reserve Balance $0.00
2025/2026 City of Woodland/Streng Pond Landscaping Maintenance District Page 15
APPENDIX A - DISTRICT ASSESSMENT DIAGRAM
An Assessment District Diagram has been prepared for the District in the format required by the 1972 Act, and is on file with the City Clerk, and by reference is made part of this Report. The Assessment Diagram is available for inspection at the Office of the City Clerk, during normal business hours.
APPENDIX B - 2025/2026 ASSESSMENT ROLL
Parcel identification, for each lot or parcel within the District, shall be the parcel as shown on the County Assessor’s Map for the year in which this Report is prepared.
Non-assessable lots or parcels include land principally encumbered by public or utility rights-of-way and common areas. These parcels will not be assessed.
A listing of parcels assessed within the District, along with the proposed assessment amounts, is included on the following pages and has been identified as “Fiscal Year 2025/2026 Preliminary Assessment Roll”.
Assessor's Parcel Number Situs Address EBU Max Tax Charge 065-270-029-000 1221 ASHLEY AVE 1.0 $79.10 $79.10
065-270-030-000 1231 ASHLEY AVE 1.0 79.10 79.10
065-270-031-000 786 IVIE PL 1.0 79.10 79.10
065-270-032-000 782 IVIE PL 1.0 79.10 79.10
065-270-033-000 778 IVIE PL 1.0 79.10 79.10
065-270-034-000 774 IVIE PL 1.0 79.10 79.10
065-270-035-000 770 IVIE PL 1.0 79.10 79.10
065-270-036-000 773 IVIE PL 1.0 79.10 79.10
065-270-037-000 779 IVIE PL 1.0 79.10 79.10
065-270-038-000 1245 ASHLEY AVE 1.0 79.10 79.10
065-270-039-000 787 IVIE PL 1.0 79.10 79.10
065-270-043-000 1301 ASHLEY AVE 1.0 79.10 79.10
065-270-044-000 774 FORDHAM PL 1.0 79.10 79.10
065-270-045-000 764 FORDHAM PL 1.0 79.10 79.10
065-270-047-000 771 FORDHAM PL 1.0 79.10 79.10
065-270-048-000 781 FORDHAM PL 1.0 79.10 79.10
065-310-002-000 849 NOTRE DAME DR 1.0 79.10 79.10
065-310-003-000 857 NOTRE DAME DR 1.0 79.10 79.10
065-310-004-000 865 NOTRE DAME DR 1.0 79.10 79.10
065-310-005-000 873 NOTRE DAME DR 1.0 79.10 79.10
065-310-006-000 881 NOTRE DAME DR 1.0 79.10 79.10
065-310-007-000 1231 COLUMBIA DR 1.0 79.10 79.10
065-310-011-000 915 NOTRE DAME DR 1.0 79.10 79.10
065-310-012-000 923 NOTRE DAME DR 1.0 79.10 79.10
065-310-013-000 927 NOTRE DAME DR 1.0 79.10 79.10
065-310-014-000 944 PURDUE DR 1.0 79.10 79.10
065-310-015-000 940 PURDUE DR 1.0 79.10 79.10
065-310-018-000 910 NOTRE DAME DR 1.0 79.10 79.10
065-310-019-000 904 NOTRE DAME DR 1.0 79.10 79.10
065-310-020-000 900 NOTRE DAME DR 1.0 79.10 79.10
065-310-021-000 888 NOTRE DAME DR 1.0 79.10 79.10
065-310-022-000 880 NOTRE DAME DR 1.0 79.10 79.10
065-310-023-000 872 NOTRE DAME DR 1.0 79.10 79.10
065-310-024-000 845 PURDUE DR 1.0 79.10 79.10
065-310-025-000 844 PURDUE DR 1.0 79.10 79.10
065-310-026-000 840 NOTRE DAME DR 1.0 79.10 79.10
065-310-031-000 901 NOTRE DAME DR 1.0 79.10 79.10
065-310-032-000 905 NOTRE DAME DR 1.0 79.10 79.10
065-310-033-000 909 NOTRE DAME DR 1.0 79.10 79.10
065-310-035-000 841 NOTRE DAME DR 1.0 79.10 79.10
065-310-036-000 936 PURDUE DR 1.0 79.10 79.10
065-310-037-000 932 PURDUE DR 1.0 79.10 79.10
065-310-038-000 928 PURDUE DR 1.0 79.10 79.10
065-310-039-000 924 PURDUE DR 1.0 79.10 79.10
065-310-040-000 918 PURDUE DR 1.0 79.10 79.10
065-310-041-000 912 PURDUE DR 1.0 79.10 79.10
065-310-042-000 902 PURDUE DR 1.0 79.10 79.10
065-310-043-000 890 PURDUE DR 1.0 79.10 79.10
065-310-044-000 882 PURDUE DR 1.0 79.10 79.10
065-310-045-000 874 PURDUE DR 1.0 79.10 79.10
065-310-046-000 870 PURDUE DR 1.0 79.10 79.10
065-310-047-000 862 PURDUE DR 1.0 79.10 79.10
065-310-048-000 858 PURDUE DR 1.0 79.10 79.10
065-310-049-000 854 PURDUE DR 1.0 79.10 79.10
065-310-050-000 861 PURDUE DR 1.0 79.10 79.10
065-310-051-000 869 PURDUE DR 1.0 79.10 79.10
065-310-052-000 873 PURDUE DR 1.0 79.10 79.10
065-310-053-000 879 PURDUE DR 1.0 79.10 79.10
065-310-054-000 887 PURDUE DR 1.0 79.10 79.10
065-310-055-000 901 PURDUE DR 1.0 79.10 79.10
065-310-056-000 907 PURDUE DR 1.0 79.10 79.10
City of Woodland
Streng Pond Landscaping Maintenance District
Fiscal Year 2025/2026 Preliminary Assessment Roll
Streng Pond Fiscal Year 2025/2026 Preliminary Assessment Roll Page 1 of 3
Assessor's Parcel Number Situs Address EBU Max Tax Charge City of Woodland
Streng Pond Landscaping Maintenance District
Fiscal Year 2025/2026 Preliminary Assessment Roll
065-310-057-000 913 PURDUE DR 1.0 79.10 79.10
065-310-059-000 923 PURDUE DR 1.0 79.10 79.10
065-310-061-000 829 RIDGEVIEW DR 1.0 79.10 79.10
065-310-062-000 4 RIDGEVIEW PL 1.0 79.10 79.10
065-310-063-000 3 RIDGEVIEW PL 1.0 79.10 79.10
065-310-064-000 2 RIDGEVIEW PL 1.0 79.10 79.10
065-310-065-000 811 RIDGEVIEW DR 1.0 79.10 79.10
065-310-066-000 805 RIDGEVIEW DR 1.0 79.10 79.10
065-310-067-000 801 RIDGEVIEW DR 1.0 79.10 79.10
065-310-068-000 1206 ASHLEY AVE 1.0 79.10 79.10
065-310-069-000 1210 ASHLEY AVE 1.0 79.10 79.10
065-310-071-000 830 NOTRE DAME DR 1.0 79.10 79.10
065-310-072-000 820 NOTRE DAME DR 1.0 79.10 79.10
065-310-073-000 814 NOTRE DAME DR 1.0 79.10 79.10
065-310-074-000 808 NOTRE DAME DR 1.0 79.10 79.10
065-310-075-000 802 NOTRE DAME DR 1.0 79.10 79.10
065-310-076-000 801 NOTRE DAME DR 1.0 79.10 79.10
065-310-077-000 807 NOTRE DAME DR 1.0 79.10 79.10
065-310-078-000 813 NOTRE DAME DR 1.0 79.10 79.10
065-310-079-000 819 NOTRE DAME DR 1.0 79.10 79.10
065-310-080-000 829 NOTRE DAME DR 1.0 79.10 79.10
065-310-081-000 916 NOTRE DAME DR 2.0 158.20 158.20
065-321-001-000 1324 COLUMBIA DR 16.5 1,305.14 1,305.14 065-321-023-000 901 TUFTS PL 1.0 79.10 79.10
065-321-024-000 905 TUFTS PL 1.0 79.10 79.10
065-321-025-000 909 TUFTS PL 1.0 79.10 79.10
065-321-026-000 913 TUFTS PL 1.0 79.10 79.10
065-321-027-000 917 TUFTS PL 1.0 79.10 79.10
065-321-028-000 921 TUFTS PL 1.0 79.10 79.10
065-321-029-000 925 TUFTS PL 1.0 79.10 79.10
065-321-030-000 929 TUFTS PL 1.0 79.10 79.10
065-321-031-000 933 TUFTS PL 1.0 79.10 79.10
065-321-032-000 932 TUFTS PL 1.0 79.10 79.10
065-321-033-000 928 TUFTS PL 1.0 79.10 79.10
065-321-034-000 924 TUFTS PL 1.0 79.10 79.10
065-321-035-000 920 TUFTS PL 1.0 79.10 79.10
065-321-036-000 914 TUFTS PL 1.0 79.10 79.10
065-321-037-000 910 TUFTS PL 1.0 79.10 79.10
065-321-038-000 906 TUFTS PL 1.0 79.10 79.10
065-321-039-000 900 TUFTS PL 1.0 79.10 79.10
065-322-013-000 1301 COLUMBIA DR 1.0 79.10 79.10
065-322-014-000 875 TUFTS CT 1.0 79.10 79.10
065-322-015-000 871 TUFTS CT 1.0 79.10 79.10
065-322-016-000 867 TUFTS CT 1.0 79.10 79.10
065-322-017-000 863 TUFTS CT 1.0 79.10 79.10
065-322-021-000 864 TUFTS CT 1.0 79.10 79.10
065-322-022-000 868 TUFTS CT 1.0 79.10 79.10
065-322-023-000 872 TUFTS CT 1.0 79.10 79.10
065-322-024-000 876 TUFTS CT 1.0 79.10 79.10
065-322-025-000 880 TUFTS CT 1.0 79.10 79.10
065-322-027-000 840 FORDHAM DR 1.0 79.10 79.10
065-322-028-000 844 FORDHAM DR 1.0 79.10 79.10
065-322-029-000 850 FORDHAM DR 1.0 79.10 79.10
065-322-030-000 856 FORDHAM DR 1.0 79.10 79.10
065-322-031-000 860 FORDHAM DR 1.0 79.10 79.10
065-322-032-000 864 FORDHAM DR 1.0 79.10 79.10
065-322-033-000 868 FORDHAM DR 1.0 79.10 79.10
065-322-034-000 874 FORDHAM DR 1.0 79.10 79.10
065-322-035-000 878 FORDHAM DR 1.0 79.10 79.10
065-322-036-000 859 TUFTS CT 1.0 79.10 79.10
065-322-038-000 856 TUFTS CT 1.0 79.10 79.10
Streng Pond Fiscal Year 2025/2026 Preliminary Assessment Roll Page 2 of 3
Assessor's Parcel Number Situs Address EBU Max Tax Charge City of Woodland
Streng Pond Landscaping Maintenance District
Fiscal Year 2025/2026 Preliminary Assessment Roll
065-322-040-000 860 TUFTS CT 1.0 79.10 79.10
065-322-045-000 830 COLBY CT 1.0 79.10 79.10
065-322-046-000 826 COLBY CT 1.0 79.10 79.10
065-310-058-000 919 PURDUE DR 1.0 79.10 79.10
065-322-047-000 822 COLBY CT 1.0 79.10 79.10
065-322-048-000 818 COLBY CT 1.0 79.10 79.10
065-322-049-000 814 COLBY CT 1.0 79.10 79.10
065-322-050-000 810 COLBY CT 1.0 79.10 79.10
065-322-051-000 806 COLBY CT 1.0 79.10 79.10
065-322-052-000 802 COLBY CT 1.0 79.10 79.10
065-322-053-000 801 COLBY CT 1.0 79.10 79.10
065-322-054-000 805 COLBY CT 1.0 79.10 79.10
065-322-055-000 809 COLBY CT 1.0 79.10 79.10
065-322-056-000 813 COLBY CT 1.0 79.10 79.10
065-322-057-000 817 COLBY CT 1.0 79.10 79.10
065-322-058-000 821 COLBY CT 1.0 79.10 79.10
065-322-059-000 825 COLBY CT 1.0 79.10 79.10
065-322-060-000 829 COLBY CT 1.0 79.10 79.10
065-322-061-000 832 FORDHAM DR 1.0 79.10 79.10
065-322-062-000 826 FORDHAM DR 1.0 79.10 79.10
065-322-063-000 822 FORDHAM DR 1.0 79.10 79.10
065-322-064-000 818 FORDHAM DR 1.0 79.10 79.10
065-322-065-000 814 FORDHAM DR 1.0 79.10 79.10
065-322-066-000 810 FORDHAM DR 1.0 79.10 79.10
065-322-067-000 806 FORDHAM DR 1.0 79.10 79.10
065-322-068-000 802 FORDHAM DR 1.0 79.10 79.10
065-323-016-000 875 FORDHAM DR 1.0 79.10 79.10
065-323-017-000 871 FORDHAM DR 1.0 79.10 79.10
065-323-018-000 867 FORDHAM DR 1.0 79.10 79.10
065-323-019-000 863 FORDHAM DR 1.0 79.10 79.10
065-323-020-000 859 FORDHAM DR 1.0 79.10 79.10
065-323-021-000 855 FORDHAM DR 1.0 79.10 79.10
065-323-022-000 851 FORDHAM DR 1.0 79.10 79.10
065-323-023-000 847 FORDHAM DR 1.0 79.10 79.10
065-323-024-000 843 FORDHAM DR 1.0 79.10 79.10
065-323-027-000 837 FORDHAM DR 1.0 79.10 79.10
065-323-028-000 833 FORDHAM DR 1.0 79.10 79.10
065-323-029-000 827 FORDHAM DR 1.0 79.10 79.10
065-323-030-000 821 FORDHAM DR 1.0 79.10 79.10
065-323-031-000 817 FORDHAM DR 1.0 79.10 79.10
065-323-032-000 811 FORDHAM DR 1.0 79.10 79.10
065-323-033-000 805 FORDHAM DR 1.0 79.10 79.10
065-323-034-000 801 FORDHAM DR 1.0 79.10 79.10
065-323-015-000 879 FORDHAM DR 1.0 79.10 79.10
Totals: 182.5 $14,435.74 $14,435.74
Parcel Count: 166
Streng Pond Fiscal Year 2025/2026 Preliminary Assessment Roll Page 3 of 3
RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND,
CALIFORNIA, INITIATING PROCEEDINGS FOR THE ANNUAL LEVY AND COLLECTION OF ASSESSMENTS FOR THE WEST WOOD UNIT NO. 1
LANDSCAPING AND LIGHTING DISTRICT, FISCAL YEAR 2025/2026 WHEREAS, The City Council has, by previous Resolutions, formed the West Wood Unit No. 1 Landscaping and Lighting District (hereafter referred to as the “District”), pursuant to the provisions of the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code of California, beginning with Section 22500 (hereinafter referred to as the “Act”), that provides for levy and collection of assessments by the County of Yolo for the City of Woodland to pay the maintenance and services of landscaping, lighting and all appurtenant facilities and operations related thereto; and
WHEREAS, the City Council has retained Willdan Financial Services as the Engineer of Work (hereinafter referred to as the “Engineer”), for the purpose of assisting with the annual levy of the District, and to prepare and file an Engineer’s Report with the City Clerk in accordance with Chapter 3, Section 22623 of the Act.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Woodland, for the City of Woodland West Wood Unit No. 1 Landscaping and Lighting district, as follows:
SECTION 1.The City Council hereby orders the Engineer to prepare the Engineer’s Annual Levy Report (hereinafter referred to as the “Report”) concerning the levy of assessments for the District in accordance with Chapter 1, Article 4 (commencing with Section 22565), pursuant to Chapter 3, Section 22622 of the Act.
SECTION 2.The improvements within the District include: the maintenance and operation, and servicing of landscape improvements, local street lighting facilities, and storm drainage detention basin, park and related equipment replacement, fencing and block walls, and all associated appurtenances. The Report so ordered, shall describe the existing improvements and any new improvements or substantial changes in the existing improvements.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 17th day of June 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
RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND, CALIFORNIA, PRELIMINARILY APPROVING THE ENGINEER’S ANNUAL LEVY
REPORT, AND DECLARING ITS INTENTION TO LEVY AND COLLECT ANNUAL ASSESSMENTS FOR THE WEST WOOD UNIT NO. 1 LANDSCAPING AND LIGHTING DISTRICT, FISCAL YEAR 2025/2026
WHEREAS, the City Council pursuant to the provisions of the Landscaping and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code of California, beginning with Section 22500 (hereafter referred to as the “Act”) and by previous Resolution, initiated proceedings for the “West Wood Unit No. 1 Landscaping and Lighting District” (hereafter referred to as the “District”) for the annual levy and collection of assessments to pay for the operation, maintenance and servicing of landscaping and all appurtenant facilities related thereto; and WHEREAS, the City Council has, by previous Resolution ordered the preparation of an Engineer’s Annual Levy Report (hereafter referred to as the “Report”) regarding the District and assessment for Fiscal Year 2025/2026, pursuant to Chapter 3, Section 22622 of the Act; and
WHEREAS, Willdan Financial Services, selected by the City Council as the Engineer of Work, has prepared and filed with the City Clerk said Report in connection with the District and the levy of assessments for Fiscal Year 2025/2026 (Beginning July 1, 2025 and ending June 30, 2026) in accordance with Chapter 1, Article 4 of the Act; and WHEREAS, this City Council has carefully examined and reviewed the Report as presented and pursuant to the provisions of Chapter 2, Article 1, Section 22586 of said Act, the City Council may approve the report, as filed, or may modify the report in any particular manner and approve it as modified.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Woodland, for the City of Woodland West Wood Unit No. 1 Landscaping and Lighting District, as follows:
SECTION 1. The above recitals are all true and correct.
SECTION 2. The Report as presented, consists of the following:
a) A Description of Improvements.
b) A Description of the District.
c) The proposed Annual Budget for the fiscal year (costs and expenses). d) The Method of Apportionment that details the method of calculating each parcel’s proportional special benefits and annual assessment.
e) The District Roll containing the Levy for each Assessor Parcel Number within the District proposed for Fiscal Year 2025/2026.
SECTION 3. The District, the proposed improvements, each and all of the budget items and documents, and the proposed assessments as outlined in the Report have been spread in accordance with the benefits received from the improvements, operation, maintenance and services to be performed within the District, and are in compliance with the Act and the provisions of California Constitution Article XIIID.
SECTION 4. The Report is hereby approved on a preliminary basis, as presented or modified, and ordered to be filed in the Office of the City Clerk as a permanent record and to remain open to public inspection.
SECTION 5. The City Clerk is hereby directed to enter on the minutes of the City Council any and all modifications to the Report determined and approved by the City Council, and all such changes and/or modifications by reference are incorporated into the Report.
SECTION 6. The City Council hereby declares its intention to seek the Annual Levy of the District pursuant to the Act, over and including the land within the District boundary, and to levy and collect assessments on all such land to pay the costs associated with the operation, maintenance and servicing of the District improvements related thereto, for Fiscal Year 2025/2026.
SECTION 7. The improvements within the District include: the maintenance and operation, and servicing of landscape improvements, local street lighting facilities, and storm drainage detention basin, park and related equipment replacement, fencing and block walls, and all associated appurtenances. The Report so ordered, shall describe the existing improvements and any new improvements or substantial changes in the existing improvements. The Report as previously approved and on file with the City Clerk, provides a full and complete description of all improvements and any or all substantial changes to the improvements within the District.
SECTION 8. The boundaries of the District are described in the Report on file with the City Clerk, and are defined as the boundaries described in the formation documents of the District, generally: To the north by Quail Drive, to the south by W. Kentucky Avenue, to the West by Dove Drive and to the east by Mallard Drive; within the County of Yolo, State of California. The existing District does not contain any zones and is designated as “West Wood Unit No. 1 Landscaping and Lighting District.”
SECTION 9. The proposed assessment for Fiscal Year 2025/2026 does not exceed the maximum assessment previously approved, and the assessments are outlined in the Report, which details any changes or increases in the annual assessments.
SECTION 10. The City Council hereby declares its intention to conduct a public hearing concerning the levy of assessments for the District. The City Clerk shall give notice of the time and place of the Public Hearing by causing the publishing of this Resolution once in the Local Newspaper for two consecutive weeks not less than ten (10) days before the date of the hearing, and by posting a copy of this Resolution on the official bulletin board customarily used by the City Council for the posting of notices in accordance with Chapter 3, Section 22626 of the Act.
SECTION 11. Notice is hereby given that a Public Hearing on these matters will be held by the City Council on Tuesday, July 1, 2025 or as soon thereafter as feasible in the City Council Chambers, City Hall, located at 300 First Street, Woodland, California.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 17th day of June 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
City of Woodland
West Wood Unit No. 1
Landscaping and Lighting District
ENGINEER’S ANNUAL LEVY REPORT
FISCAL YEAR 2025/2026
Intent Meeting: May 20, 2025
Public Hearing: June 17, 2025
27368 Via Industria
Suite 200
Temecula, California 92590
T 951.587.3500 | 800.755.6864
F 951.587.3510
www.willdan.com
ENGINEER'S REPORT AFFIDAVIT
West Wood Unit No. 1 Landscaping and Lighting District
City of Woodland
Yolo County, State of California
This Report describes the District and services therein including the improvements, budgets, parcels and assessments to be levied for Fiscal Year 2025/2026, as they existed at the time of the passage of the Resolution of Intention. Reference is hereby made to the Yolo County Assessor’s maps for a detailed description of the lines and dimensions of parcels within the District. The undersigned respectfully sub mits the enclosed Report as directed by the City Council.
Dated this ____________ day of ______________, 2025.
Willdan Financial Services
Assessment Engineer
On Behalf of the City of Woodland
By: ________________________________
Chonney Gano
Project Manager, District Administration Services
By: ________________________________
Tyrone Peter
P. E. # C 81888
TABLE OF CONTENTS
I. OVERVIEW 1
A. INTRODUCTION 1
B. COMPLIANCE WITH CURRENT LEGISLATION 1
II. DESCRIPTION OF THE DISTRICT 2
A. BOUNDARIES OF THE DISTRICT 2
B. DESCRIPTION OF THE DISTRICT IMPROVEMENTS AND SERVICES 2 C. IMPROVEMENTS AUTHORIZED BY THE 1972 ACT 3
III. METHOD OF APPORTIONMENT 5
A. GENERAL 5
B. BENEFIT ANALYSIS 5
C. ASSESSMENT METHODOLOGY 7
D. ASSESSMENT RANGE FORMULA 9
IV. DISTRICT BUDGET 11
A. DESCRIPTION OF BUDGET ITEMS 11
B. DISTRICT BUDGET FISCAL YEAR 2025/2026 15
APPENDIX A - DISTRICT ASSESSMENT DIAGRAM 16
APPENDIX B - 2025/2026 ASSESSMENT ROLL 16
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 1
I. OVERVIEW
A. INTRODUCTION
The City of Woodland (“City”) annually levies and collects special assessments in order to maintain the improvements within the West Wood Unit No. 1 Landscaping and Lighting District (“District”). The District was formed in 2004 and annual assessments are levied pursuant to the Landscape and Lighting Act of 1972, Part 2 of Division 15 of the California Streets and Highways Code (“1972 Act”).
This Engineer’s Annual Levy Report (“Report”) describes the District, any annexations, or changes to the District including substantial changes to the District improvements, and the proposed assessments for Fiscal Year 2025/2026. The proposed assessments are based on the estimated cost to maintain the improvements that provide special benefits to properties within the District. The costs of improvements and the annual levy include the expenditures, deficits, surpluses, revenues, and reserves. Each parcel is assessed proportionately for only those improvements provided and for which the parcel receives benefit based on an established method of apportionment.
The word “parcel,” for the purposes of this Report, refers to an individual property assigned its own Assessment Number by the County of Yolo (the “County”) Assessor’s Office. The County Auditor/Controller uses Assessment Numbers and specific Fund Numbers, to identify on the tax roll, properties assessed for special district benefit assessments.
Following consideration of public comments and written protests at a noticed public hearing, and review of Report, the City Council may order amendments to the Report or confirm the Report as submitted. Following final approval of the Report, and confirmat ion of the assessments, the City Council may order the levy and collection of assessments for Fiscal Year 2025/2026 pursuant to the 1972 Act. In such case, the assessment information will be submitted to the County Auditor/Controller, and included on the property tax roll for each benefiting parcel for Fiscal Year 2025/2026.
B. COMPLIANCE WITH CURRENT LEGISLATION
Pursuant to the 1972 Act, the City Council annually conducts a public hearing to accept property owner and public comments and testimony, to review the Report and approve the annual assessments to be levied on the County tax roll for the fiscal year. The assessments contained in this Report and to be approved by the City Council have been prepared in accordance with the 1972 Act and are in compliance with the provisions of the California Constitutional Article XIIID (“Article XIIID”) (Proposition 218).
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 2 In conjunction with the formation of the District, the City Council initiated and conducted property owner protest ballot proceedings for the District assessments in compliance with the substantive and procedural requirements of Article XIIID. At the conclusion of the Public Hearing on October 5, 2004 the property owner ballots returned were tabulated to determine if majority protest existed. The tabulation of the ballots indicated that majority protest did not exist and the property owners approved the special benefit assessment for maintaining the improvements within the District and assessment range formula connected therewith. The Assessment Range Formula is described in more detail within Section III (D) of this Report. Any increase to the assessment greater than the maximum assessment rate approved will require the City Council to once again conduct property owner protest ballot proceedings for the increase. The proposed assessment rate for Fiscal Year 2025/2026 is within the previously authorized maximum assessment rate adjusted annually by the Consumer Price Index (“CPI”) (February to February) for All Urban Consumers, for the San Francisco -Oakland-San Hayward California factor and a property owner ballot proceeding is not required for the levy of the proposed assessments.
II. DESCRIPTION OF THE DISTRICT
A. BOUNDARIES OF THE DISTRICT
The District is located within the boundaries of the City of Woodland, generally bounded to the north by Quail Drive, to the south by W. Kentucky Avenue, to the west by Dove Drive and to the east by Mallard Drive.
The District consists of the lots, parcels and tracts of land located in Subdivision No. 4594 known as West Wood Unit, No. 1. The assessed parcels within the District consist of only single-family residential land use parcels.
B. DESCRIPTION OF THE DISTRICT IMPROVEMENTS AND SERVICES
The District provides and ensure the ongoing maintenance, operation and servicing of landscaping and other related improvements or appurtenant facilities, including irrigation systems, graffiti removal, park equipment, fencing, drainage devices, as well as street lighting and related improvements.
The improvements may include, but are not limited to, the removal, repair, replacement and appurtenances, electrical energy, supplies, engineering and incidental costs relating to the maintenance and operation of the parkways, medians, slopes, park, draina ge basins, and tract entry landscaping, as well as street lighting improvements benefiting the District’s parcels.
The improvements and maintenance are funded entirely or partially through the District assessments generally include the following:
▪ The maintenance, operation, and servicing of landscape improvements located within the District.
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 3 ▪ The maintenance, operation, and servicing of local street lighting facilities located along streets within the interior of the tract in close proximity, within approximately 90 feet, to certain lots and parcels which provide a direct special benefit to such lots or parcels; and
▪ The maintenance, operation and servicing of a storm drainage detention basin and appurtenant facilities which provide a direct special benefit to such lots or parcels; and
▪ The maintenance, operation, and servicing of the park and related equipment, to include equipment replacement; and
▪ The maintenance, operation, and servicing of the fencing and block walls, which provide a direct and special benefit to such lots or parcels; and ▪ All appurtenant facilities, equipment, materials and utilities related to the aforementioned Improvements.
C. IMPROVEMENTS AUTHORIZED BY THE 1972 ACT
As applicable or may be applicable to this proposed District, the 1972 Act defines improvements to mean one or any combination of the following:
• The installation or planting of landscaping.
• The installation or construction of statuary, fountains, and other ornamental structures and facilities.
• The installation or construction of public lighting facilities. • The installation or construction of any facilities which are appurtenant to any of the foregoing or which are necessary or convenient for the maintenance or servicing thereof, including, but not limited to, grading, clearing, removal of debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation, drainage, or electrical facilities. • The maintenance or servicing, or both, of any of the foregoing. • The acquisition of any existing improvement otherwise authorized pursuant to this section.
Incidental expenses associated with the improvements including, but not limited to:
• The cost of preparation of the report, including plans, specifications, estimates, diagram, and assessment;
• The costs of printing, advertising, and the publishing, posting and mailing of notices;
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 4 • Compensation payable to the County for collection of assessments; • Compensation of any engineer or attorney employed to render services; • Any other expenses incidental to the construction, installation, or maintenance and servicing of the improvements;
• Any expenses incidental to the issuance of bonds or notes pursuant to Section 22662.5.
• Costs associated with any elections held for the approval of a new or increased assessment.
The 1972 Act defines "Maintain" or " Maintenance" to mean furnishing of services and materials for the ordinary and usual maintenance, operation, and servicing of any improvement, including:
• Repair, removal, or replacement of all or any part of any improvement. • Providing for the life, growth, health, and beauty of landscaping, including cultivation, irrigation, trimming, spraying, fertilizing, or treating for disease or injury.
• The removal of trimmings, rubbish, debris, and other solid waste. • The cleaning, sandblasting, and painting of walls and other improvements to remove or cover graffiti.
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 5 III. METHOD OF APPORTIONMENT
A. GENERAL
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of providing certain public improvements that include the construction, maintenance and servicing of public lights, landscaping and appurtenant facilities.
The 1972 Act further requires that the cost of these improvements be levied according to benefit rather than assessed value:
“The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proportion to the estimated benefits to be received by each such lot or parcel from the improvements.” The formula used for calculating assessments in this District therefore reflects the composition of the parcels, and the improvements and services provided, to fairly apportion the costs based on benefit to each parcel.
In addition, Article XIIID requires that a parcel’s assessment may not exceed the reasonable cost of the proportional special benefit conferred on that parcel. Article XIIID provides that only special benefits are assessable and the City must separate the general benefits from the special benefits. A special benefit is a particular and distinct benefit over and above general benefits conferred on the public at large, including real property within the district or District. The general enhancement of property value does not constitute a special benefit.
B. BENEFIT ANALYSIS
Each improvement, the associated costs and assessments within the District has been reviewed, identified and allocated based on the special benefit parcels receive from such improvements pursuant to the provisions of Article XIIID and the 1972 Act. The improvements associated with this District have been identified as necessary, required and/or desired for the orderly development of the properties within the District to their full potential, consistent with the proposed development plans. As such, these improvements would be necessary and required of individual property owners for the development of such properties, and the ongoing operation, servicing and maintenance of these improvements would be the financial obligation of those properties. Therefore, the improvements and the annual costs of maintenance and operation of the improvements are of direct and special benefit to the properties.
All the lots or parcels are established at the same time once the conditions regarding the improvements and the continued maintenance are met. As a result, each lot or parcel within the District receives a special and distinct benefit from the improvements and to the same degree.
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 6 Over time, the improvements continue to confer a particular and distinct special benefit upon the lots or parcels within the District because of the nature of the improvements. The proper maintenance of the improvements and appurtenant facilities reduces property related crimes, especially vandalism, against properties in the District. The above mentioned also contributes to a specific enhancement to each of the parcels within the District.
The method of apportionment (method of assessment) is based on the premise that each assessed parcel within the District receives benefit from the improvements. However, each individual improvement element has its own distinct benefits both specific and g eneral. The special benefits associated with the improvements within this District are as follows:
SPECIAL BENEFIT
The special benefits associated with the landscaping improvements are specifically:
▪ Enhanced desirability of properties through association with the improvements;
▪ Improved aesthetic appeal of properties providing a positive representation of the area;
▪ Enhanced adaptation of the urban environment within the natural environment from adequate green space, open space areas and landscaping;
▪ Environmental enhancement through improved erosion resistance, dust and debris control, and fire prevention;
▪ Increased sense of pride in ownership of property within the District resulting from well -maintained improvements associated with the properties;
▪ Reduced criminal activity and property -related crimes (especially vandalism) against properties in the District through well -maintained surroundings and amenities including abatement of graffiti; and, ▪ Enhanced environmental quality of the parcels by moderating temperatures, providing oxygenation and attenuating noise.
The special benefits of street lighting located on interior streets within the District are the convenience, safety, and security of property, improvements, and goods. Specifically:
▪ Enhanced deterrence of crime and the aid to police protection; ▪ Increased nighttime safety on roads and streets;
▪ Improved ability of pedestrians and motorists to see; ▪ Improved ingress and egress to property;
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 7 ▪ Reduced vandalism and other criminal act and damage to improvements or property;
▪ Improved traffic circulation and reduced nighttime accidents and personal property loss.
GENERAL BENEFIT
In addition to the special benefits received by the parcels within the proposed District, there are the incidental general benefits conferred by the proposed improvements.
The general benefit to properties from the landscaping, streetlight and drainage improvements is a benefit to the parcels within the City. The parcels share equally the cost of the maintenance of the improvements.
The total benefits are thus a combination of the special benefits to the parcels within the District and the general benefits to the public at large and to adjacent property owners. Any portion of the total costs, which are associated with general benefits, will not be assessed to the parcels in the District, but will be paid from other City funds.
All of the preceding special benefits contribute to a specific enhancement and desirability of each of the assessed parcels within the District. Although the improvements may include landscaping and lighting improvements and other amenities available or visible to the public at large, the construction and installation of these improvements are on ly necessary for the development of properties within the District and are not required nor necessarily desired by any properties or developments outside the Distri ct boundary. Therefore, any public access or use of the improvements by others is incidental and there is no measurable general benefit to properties outside the District or to the public at large.
C. ASSESSMENT METHODOLOGY
The method of apportionment for the District calculates the receipt of special benefit from the respective improvements based on the actual or proposed land use of the parcels within the District. The special benefit received by each lot or parcel is equated to the overall land use of the parcel based on the parcel’s actual land use or proposed planned development, and is reliant upon the special benefit received from the improvements planned within the District.
To identify and determine the special benefit to be received by each parcel, it is necessary to consider the entire scope of the District improvements as well as individual property development within the District. The costs associated with the improvements shall be fairly distributed among the parcels based upon the special benefit received by each parcel. Additionally, in compliance with Article XIIID Section 4 of the State Constitution, each parcel’s assessment may not exceed the reasonable cost of the p roportional special benefit conferred to that parcel. The benefit formula used to determine the assessment obligation is therefore based
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 8 upon both the improvements that benefit the parcels within the District as well as the proposed land use of each property as compared to other parcels that benefit from those specific improvements.
Equivalent Dwelling Units:
Continuing the basic criteria set during the formation of the original District, the single-family residential (“SFR”) parcel has been selected as the basic unit for calculation of relative benefit. The single –family residential parcel is defined as receiving special benefit of one Equivalent Dwelling Unit (“EDU”). The EDU method is seen as the most appropriate and equitable for landscape and lighting districts, as the benefit to each parcel from the improvements are apportioned as a function of land-use.
EDU Application by Land Use:
Single-Family Residential (SFR) — This land use is defined as a fully subdivided residential home site with or without a structure. This land use is assessed 1.0 EDU per lot or parcel. This is the base value that the other land use types are compared and weighted against (i.e. Equivalent Dwelling Unit or EDU).
Although this District consists of only single -family units, the following classifications exist should there be any change in land use within the District.
Condominium — This land use is defined as a fully subdivided residential parcel that has more than one residential condo or town -home unit developed on the property.
Multi-Family Residential — This land use is defined as a fully subdivided residential parcel that has more than one residential unit developed on the property.
Planned-Residential Development — This land use is defined as any property not fully subdivided with a specific number of proposed residential lots or dwelling units to be developed on the parcel.
Vacant Single -Family Residential — This land use is defined as property currently District for single-family detached residential development, but a tentative or final tract map has not been submitted and/or approved.
Vacant Multi-Family Residential — This land use is defined as property currently District for multi -family residential development, but a tentative or final tract map has not been submitted and/or approved.
Vacant Nonresidential — This land use is defined as property currently District for nonresidential use, but not specifically identified as nonresidential property.
This land use is assessed at 1.0 EDU per acre. Parcels less than 1 acre are assigned a minimum of 1.0 EDU. Parcels over 50 acres are assigned a maximum of 50 EDU.
Developed Nonresidential — This land use is defined as property developed for either commercial or industrial use. This land use type is assessed at 4.0 EDU per
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 9 gross acre. Parcels less than 0.25 acres are assigned a minimum of 1.0 EDU and there is no maximum acreage cap, as is the case with Vacant Nonresidential Property.
Recreational or Limited Nonresidential Use — This land use is defined as property used for recreational or nonresidential use that is not part of the improvements provided by the District. This land use classification may include, but is not limited to, golf courses, commercial parking lots or commercial properties where less than ten percent of the total acreage has been developed. This land use is assessed at 2.0 EDU per acre. Similar to Commercial properties, there is no maximum acreage cap for this land use, but parcels less than 0.5 acres are assigned a minimum 1.0 EDU.
Exempt Parcels — This land use identifies properties that are not assessed and are assigned 0.0 EDU. This land use classification may include, but is not limited, to lots or parcels identified as public streets and other roadways (typically not assigned an APN by the County); dedicated public easements, open space areas and right-of-ways including greenbelts and parkways; utility right-of-ways; common areas, sliver parcels and bifurcated lots or any other property that cannot be developed; park properties and other publicly owned properties that are part of the District improvements or that have little or no improvement value. These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessment.
Each parcel's EDU correlates the parcel’s special benefit received as compared to the other parcels benefiting from the improvements.
The following formula is used to calculate each parcel’s EDU (proportional benefit).
Parcel Type EDU x Acreage/Dwelling Units/Parcel/Lot = Parcel EDU
The total number of Equivalent Dwelling Units (EDUs) is the sum of the individual EDUs applied to parcels that receive a special benefit from the improvement. An assessment amount per EDU (Rate) for each improvement is established by taking the total cost of the improvement and dividing that amount by the total number of EDUs of the parcels benefiting from the improvement. This Rate is then applied back to each parcel’s individual EDU to determine the parcel’s proportionate benefit and assessment obligation for that improvement.
Total Balance to Levy / Total EDU = Levy per EDU
Levy per EDU x Parcel EDU = Parcel Levy Amount
D. ASSESSMENT RANGE FORMULA
Any new or increased assessment requires certain noticing and meeting requirements by law. Prior to the passage of Proposition 218 (California Constitution Articles XIIIC and XIIID), legislative changes in the Brown Act defined a "new or increased assessment" to exclude certain conditions. These conditions included "any assessment that does not exceed an assessment formula or range
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 10 of assessments previously adopted by the agency or approved by the voters in the area where the assessment is imposed." This definition and conditions were later confirmed through Senate Bill 919 (Proposition 218 implementing legislation).
The purpose of establishing an Assessment Range Formula or CPI factor is to provide for reasonable increases and inflationary adjustment to annual assessments without requiring costly noticing and mailing procedures, which could add to the District costs and assessments.
Commencing with Fiscal Year 2004/2005, and then each subsequent year, the maximum assessment rate is proposed to be increased based upon the CPI, as determined by the United States Department of Labor, Bureau of Labor Statistics, or its successor. The Engineer shall compute the percentage difference between the CPI for February of each year and the CPI for the previous February, and shall then adjust the existing assessment by an amount not to exceed such percentage for the following fiscal year. Should t he Bureau of Labor Statistics revise such index or discontinue the preparation of such index, the Engineer shall use the revised index or a comparable system as approved by the City Council for determining fluctuations in the cost of living.
The Assessment Range Formula shall be applied to the future assessments within the District. Generally, if the proposed annual assessment (levy per EDU) for the current fiscal year is less than or equal to the calculated Maximum Assessment, then the proposed annual assessment is not considered an increased assessment.
The Maximum Assessment is equal to the initial Assessment (approved by property owners within the District) adjusted annually the CPI factor.
The Maximum Assessment is adjusted annually and is calculated independent of the District’s annual budget and proposed annual assessment. Any proposed annual assessment (rate per EDU less than or equal to this Maximum Assessment) is not considered an incr eased assessment, even if the proposed assessment is greater than the assessment applied in the prior fiscal year.
Although the Maximum Assessment will increase each year, the actual assessment may remain unchanged. The Maximum Assessment adjustment is designed to establish a reasonable limit on assessments. The Maximum Assessment calculated each year does not require or facilitate an increase to the annual assessment and neither does it restrict assessments to the adjustment maximum amount. If the budget and assessment for the fiscal year do not require an increase, or the increase is less than the adjusted Maximum Assessment, then the required budget and assessment may be applied without additional property owner balloting. If the budget and assessments calculated requires an increase greater than the adjusted Maximum Assessment, then the assessment is considered an increased assessment and would be subject to balloting.
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 11 IV. DISTRICT BUDGET
A. DESCRIPTION OF BUDGET ITEMS
The following is a brief description of the costs associated with the improvements and services funded through the District.
DIRECT COSTS:
Maintenance Costs/Labor — Includes the contracted labor, material and equipment required to properly maintain the landscaping, irrigation systems and drainage systems within the District. The improvements within the District are maintained and serviced on a regular basis. The frequency and specific maintenance operations required within the District are determined by City Staff and is based on the proposed service level of the District.
Utilities — Includes utility costs for water required to irrigate landscaped areas and the utility costs for electricity required to run irrigation systems and lighting for the areas according to the proposed service level of the District.
Equipment and Supplies — Includes all, materials, supplies, (e.g. pipe, fertilizer, insecticides, fuel, cleaning material etc.), and equipment , (e.g. communication, small tools, rentals, machinery etc.), required to operate, maintain and ensure the satisfactory condition of all improvements and appurtenant facilities.
Repairs/Miscellaneous Expenses — Includes the replacement of any materials and equipment needed to maintain the District. Also includes repairs that are generally unforeseen and not normally included in the yearly maintenance contract costs. This may include repair of damaged amenities due to vandalism, storms, frost, etc. Also included may be planned upgrades that provide a direct benefit to the District. These upgrades could include replacing plant materials and/or renovation of irrigation or lighting systems.
ADMINISTRATION COSTS:
District Administration — The cost to the particular departments and staff of the City, for providing the coordination of District services and operations, response to public concerns and education, as well as procedures associated with the levy and collection of assessments. This item also includes the costs of contracting with professionals to provide any additional administrative, legal or engineering services specific to the District including any required notices, mailings or property owner protest ballot proceedings.
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 12 County Administration Fee — This is the actual cost to the District for the County to collect District assessments on the property tax bills. This charge is based on a flat rate per fund number.
LEVY BREAKDOWN:
Total District and Admin. Costs — This is the combined costs of District Costs and Administration Costs.
Reserve Collection/(Contribution) — The 1972 Act pursuant to Chapter 1, Article 4 Section 22569 (a), provides for a District Reserve Fund. The Reserve Fund provides for the collection of funds to operate the District from the time period of July 1 (beginning of the fiscal year) through January when the County provides the City with the first installment of assessments collected from the property tax bills. Negative amounts shown for these budget items are transfers from the reserve fund that are used to re duce the Balance to Levy. The Reserve Fund eliminates the need for the City to transfer funds from non-District accounts.
General Fund Repayment/(Contribution) — This item represents repayments of amounts that had been temporarily advanced to the District from other revenue sources (usually the General Fund) or represents funds being loaned to the District for the current Fiscal Year that must be repaid by future assessments. Similar to the Reserve Collection/(Contribution) line item, this item directly im pacts the Reserve Fund or Replenishment balance.
Repayments are shown as a positive number and represent additional monies being collected in the current annual assessment to repay a prior loan. These loans are typically for capital improvement expenditures or unforeseen expenditures incurred in prior ye ars where Reserve Fund monies were not sufficient to cover the expenses. To ensure the ongoing operation and maintenance of the improvements, the City may advance funds to the District as a temporary loan to meet current expenditures, and collect repayment of the loan through the annual assessments the following year or possibly over several years. Generally, the available Reserve Funds are exhausted before a temporary loan is advanced to the District and the Beginning Reserve Fund Balance will be a negativ e number indicating the loan amount still outstanding.
A loan for the current fiscal year (Contribution) is shown as a negative number. If the District is expected to incur significant expenditures in the current fiscal year for special services or capital improvements (upgrades or refurbishing of the improvem ents) and the proposed assessment revenues (annual assessments) and/or available Reserve Funds are not sufficient to cover the expenditures, the City may advance funds to the District as a temporary loan to meet the proposed expenditures. Generally, the available Reserve Funds must be exhausted before a temporary loan is
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 13 advanced to the District and any funds temporarily loaned in excess of the available Reserve Funds will be reflected as a negative Ending Reserve Fund Balance. This negative Reserve Fund Balance will be repaid and replenished through future assessment revenues.
Balance to Levy — This is the total amount to be levied and collected through assessments for the current fiscal year. The Balance to Levy represents the sum of Total Direct and Administration Costs, the Reserve Collection/(Contribution), Replenishment/(Contribution), and Other Revenue Sources.
DISTRICT STATISTICS:
Total Number of Parcels — The total number of parcels within the District boundary.
Total Parcels Levied — The total number of parcels within the District that are assessed. Non-assessable lots or parcels may include parcels of land principally encumbered by public right-of-ways, easements, common areas, and/or parcels within the boundaries of the District tha t currently do not benefit from the improvements due possibly to development restrictions.
Total Equivalent Dwelling Units — The typical single -family residential parcel is assigned one (1.0) Equivalent Dwelling Unit. Every other land-use or property type is converted to EDU’s based on an assessment formula that equates the property’s specific development status, type of development (land-use), and size of the property, as compared to typical single-family residential parcel.
Levy per EDU — This amount represents the rate being applied to each parcel’s individual EDU. The Levy per Equivalent Dwelling Unit, is the result of dividing the total Balance to Levy, by the sum of the District EDU’s, for the fiscal year.
Maximum Assessment per EDU — This amount represents the maximum rate to each parcel’s individual EDU. The Maximum Assessment per Equivalent Dwelling Unit, is the result of multiplying prior year’s maximum rate by CPI for February of each year as determined by the United States Department of Labor, Bureau of Labor Statistics.
OPERATING RESERVE INFORMATION:
Reserve Balance — The Reserve Balance eliminates the need for the City to transfer funds from non -District accounts to pay for District charges during the first half of the fiscal year. The Reserve Balance allows the District to retain sufficient funds to operate the District from the time period of July 1 (beginning of the Fiscal Year) through January or February (when the County provides the City with the first installment of assessments collected from the property tax bills). Additional funds may be collected each
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 14 year to ensure adequate operating funds are available or the funds may be used to reduce the Balance to Levy. Using reserve amounts in this way allows the Levy rate to remain fairly constant, although District costs may fluctuate. The Previous Reserve Bala nce reflects the projected funds available at the beginning of the current fiscal year (based on the projected revenues and expenses from the prior fiscal year). The Estimated Ending Reserve Balance reflects the projected funds that are anticipated at the end of the current fiscal year (assuming the revenues and expenditures occur as budgeted).
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 15
B. DISTRICT BUDGET FISCAL YEAR 2025/2026
TOTAL
BUDGET ITEMS DISTRICT
DIRECT COSTS
Maintenance Costs/Labor $15,031.00
Utilities 14,196.39
Equipment & Supplies 3,000.00
Repairs/Miscellaneous Expenses 998.00
Direct Costs (Subtotal) $33,225.39
ADMINISTRATION COSTS
District Administration $3,046.00
County Administration Fee 38.00
Administration Costs (Subtotal) $3,084.00
LEVY BREAKDOWN
Total Direct and Admin. Costs $36,309.39
Reserve Fund Collection (Contribution) (5,537.24)
General Fund Repayment/(Contribution) 0.00
Balance to Levy $30,772.15
Total Charge $30,771.64
Difference (due rounding) ($0.51)
DISTRICT STATISTICS
Total Number of Parcels 38
Total Parcels Levied 38
Total Equivalent Dwelling Units 38.00
Levy Per EDU $809.78
Maximum Assessment Per EDU $809.7933
Prior Year Maximum Assessment Per EDU $788.5037
OPERATING RESERVE INFORMATION
Operating Reserve Balance $145,321.08
Reserve Fund Collection/(Contribution) (5,537.24)
Ending Operating Reserve Balance $139,783.84
2025/2026 City of Woodland / West Wood Unit No. 1 Landscaping and Lighting District Page 16
APPENDIX A - DISTRICT ASSESSMENT DIAGRAM
An Assessment District Diagram has been prepared for the District in the format required by the 1972 Act, and is on file with the City Clerk, and by reference is made part of this Report. The Assessment Diagram is available for inspection at the Office of the City Clerk, during normal business hours.
APPENDIX B - 2025/2026 ASSESSMENT ROLL
Parcel identification, for each lot or parcel within the District, shall be the parcel as shown on the County Assessor’s Map for the year in which this Report is prepared.
Non-assessable lots or parcels include land principally encumbered by public or utility rights-of-way and common areas. These parcels will not be assessed.
A listing of parcels assessed within the District, along with the proposed assessment amounts, is included on the following pages and has been identified as “Fiscal Year 2025/2026 Preliminary Assessment Roll”.
Assessor's Parcel Number Situs Address EBU Max Tax Charge 027-560-046-000 248 QUAIL DR 1.0 $809.79 $809.78
027-560-047-000 252 QUAIL DR 1.0 809.79 809.78
027-560-048-000 256 QUAIL DR 1.0 809.79 809.78
027-560-049-000 260 QUAIL DR 1.0 809.79 809.78
027-560-050-000 264 QUAIL DR 1.0 809.79 809.78
027-560-051-000 269 QUAIL DR 1.0 809.79 809.78
027-560-052-000 265 QUAIL DR 1.0 809.79 809.78
027-560-053-000 261 QUAIL DR 1.0 809.79 809.78
027-560-054-000 257 QUAIL DR 1.0 809.79 809.78
027-560-055-000 253 QUAIL DR 1.0 809.79 809.78
027-560-056-000 249 QUAIL DR 1.0 809.79 809.78
027-560-057-000 245 QUAIL DR 1.0 809.79 809.78
027-560-058-000 244 PHEASANT CT 1.0 809.79 809.78
027-560-059-000 248 PHEASANT CT 1.0 809.79 809.78
027-560-060-000 252 PHEASANT CT 1.0 809.79 809.78
027-560-061-000 256 PHEASANT CT 1.0 809.79 809.78
027-560-062-000 260 PHEASANT CT 1.0 809.79 809.78
027-560-063-000 264 PHEASANT CT 1.0 809.79 809.78
027-560-064-000 268 PHEASANT CT 1.0 809.79 809.78
027-560-065-000 269 PHEASANT CT 1.0 809.79 809.78
027-560-066-000 265 PHEASANT CT 1.0 809.79 809.78
027-560-067-000 261 PHEASANT CT 1.0 809.79 809.78
027-560-068-000 257 PHEASANT CT 1.0 809.79 809.78
027-560-069-000 399 MALLARD DR 1.0 809.79 809.78
027-560-070-000 395 MALLARD DR 1.0 809.79 809.78
027-560-072-000 390 MALLARD DR 1.0 809.79 809.78
027-560-073-000 394 MALLARD DR 1.0 809.79 809.78
027-560-074-000 398 MALLARD DR 1.0 809.79 809.78
027-560-075-000 402 MALLARD DR 1.0 809.79 809.78
027-560-076-000 406 MALLARD DR 1.0 809.79 809.78
027-560-077-000 410 MALLARD DR 1.0 809.79 809.78
027-560-078-000 414 MALLARD DR 1.0 809.79 809.78
027-560-079-000 418 MALLARD DR 1.0 809.79 809.78
027-560-080-000 420 MALLARD DR 1.0 809.79 809.78
027-560-081-000 424 MALLARD DR 1.0 809.79 809.78
027-560-082-000 428 MALLARD DR 1.0 809.79 809.78
027-560-083-000 432 MALLARD DR 1.0 809.79 809.78
027-560-085-000 244 QUAIL DR 1.0 809.79 809.78
Totals: 38.0 $30,772.15 $30,771.64
Parcel Count: 38
City of Woodland
West Wood Unit No. 1 Landscaping and Lighting District
Fiscal Year 2025/2026 Preliminary Assessment Roll
West Wood No. 1 LLD Fiscal Year 2025/2026 Preliminary Assessment Roll Page 1 of 1
RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND
PRELIMINARY APPROVING THE CITY OF WOODLAND SPRING LAKE
LANDSCAPING AND LIGHTING DISTRICT ENGINEER’S REPORT, AND THE LEVY AND COLLECTION OF ASSESSMENTS FOR FISCAL YEAR 2025/2026 WHEREAS, the City Council has by previous Resolution ordered the preparation of the Fiscal Year 2025/2026 Annual Engineer’s Report in connection with the City of Woodland Spring Lake Landscaping and Lighting District (“District”), and levy and collection of assessments against lots and parcels of land within the territory for the Fiscal Year commencing July 1, 2025 and ending June 30, 2026, to pay the maintenance, servicing, and operation of the improvements, pursuant to provisions of the Landscape and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code of California, beginning with Section 22500 (“Act”); and WHEREAS, the District Assessment Engineer has prepared and filed with the City Clerk and the City Clerk has now presented to the City Council the Engineer’s report entitled “City of Woodland Spring Lake Landscaping and Lighting District Engineer’s Report Fiscal Year 2025/2026” (the “Report”); and
WHEREAS, the City Council has carefully examined and reviewed the Report as presented, and is preliminarily satisfied with the District, each and all of the budget items and documents as set forth therein, and is satisfied that the assessments, on a preliminary basis, have been spread in accordance with the special benefits received from the improvements, operation, maintenance, and services to be performed, as set forth in said Report.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland, for the City of Woodland Spring Lake Landscaping and Lighting District, as follows:
SECTION 1. The above recitals are all true and correct.
SECTION 2. The Report, as presented, consists of the following:
a) A Description of Improvements;
b) The Annual Budget (Costs and Expenses of Services, Operations and Maintenance);
c) The Method of Apportionment and the proposed amount to be levied and collected against each Assessor Parcel within District for Fiscal Year 2025/2026; and
d) An exhibit showing the boundaries of the District.
SECTION 3.The Report is hereby preliminary approved, and ordered to be filed in the Office of the City Clerk as a permanent record and to remain open to public inspection. The City Clerk shall certify to the passage and adoption of this Resolution, and the minutes of this meeting shall so reflect the presentation of the Report.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 17th day of June 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
RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND,
DECLARING ITS INTENTION TO CONDUCT A PUBLIC HEARING ON THE
MATTER OF ASSESSMENTS AND ORDER THE LEVY OF ASSESSMENTS FOR THE
CITY OF WOODLAND SPRING LAKE LANDSCAPING AND LIGHTING DISTRICT, FISCAL YEAR 2025/2026 PURSUANT TO THE PROVISIONS OF THE LANDSCAPING AND LIGHTING ACT OF 1972
WHEREAS, the City Council has by previous Resolution, initiated proceedings for the levy and collection of assessments against lots and parcels of land within the City of Woodland Spring Lake Landscaping and Lighting District (“District”) for Fiscal Year 2025/2026 pursuant to the provisions of the Landscape and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code of California, beginning with Section 22500 (“Act”); and WHEREAS, the Act provides the City Council the authority to annually levy and collect assessments for the District on the Yolo County tax roll on behalf of the District to pay the maintenance, services, and operation of facilities and improvements related thereto; and .
WHEREAS, the City Council has retained Koppel & Gruber Public Finance as the District Assessment Engineer for the Annual Levy of the District, and to prepare and file an Engineer’s Report (“Report”) with the City Clerk in accordance with the Act, and that said Report has been prepared and filed with the City Clerk and presented to the City Council.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland, for the City of Woodland Spring Lake Landscaping and Lighting District, as follows:
SECTION 1.The above recitals are all true and correct.
SECTION 2.The City Council hereby declares its intention to levy and collect assessments against lots and parcels of land within the District for the Fiscal Year commencing July 1, 2025, and ending June 30, 2026, to pay the costs and expenses of the improvements which are described in the Report. The City Council finds that the public’s best interest requires such levy and collection.
SECTION 3.The territory of the District is within the boundaries and jurisdiction of the District, and the City of Woodland within the County of Yolo, State of California. The boundary map describing the District is on file with the City Clerk and is hereby incorporated by reference into this Resolution. The District is designated as the “City of Woodland Spring Lake Landscaping and Lighting District.”
SECTION 4.The proposed improvements for the District are briefly described as the maintenance and operation of and the furnishing of services and materials for the improvements within the District including, but not limited to, the maintenance and operation of public landscaping services including neighborhood parks and appurtenant facilities, maintenance and operation of street lighting and appurtenant facilities, and maintenance and operation of storm
drainage and other appurtenant facilities related thereto. The Report describes in more detail the items to be maintained and serviced.
SECTION 4.The District Assessment Engineer has prepared and filed with the City Clerk, and the City Clerk has presented to the City Council a Report, in connection with the proposed improvements, a description of an annual inflationary adjustment that will be applied to the assessments in subsequent fiscal years and levy and collection of assessments against lots and parcels of land within the District for Fiscal Year 2025/2026 in accordance with Chapter 1, Article 4 of the Act, and the City Council did by Resolution approve such Report. Reference is hereby made to said Report for a detailed description of improvements, the boundaries of the District, and the proposed assessments upon assessable lots and parcels of land within the District.
SECTION 5.The City Council hereby declares its intention to conduct a Public Hearing concerning the improvements and the levy of assessments for the District in accordance with Chapter 2, Article 1, Section 22590 of the Act. Notice is hereby given that on Tuesday, July 1st, 2025, at 6:00 PM; the City Council will hold a Public Hearing for the District for Fiscal Year 2025/2026, or as soon thereafter as feasible. The Public Hearing will be held in the City Council’s regular meeting chambers located at 300 First Street, Woodland, California, at the time so fixed. At the hearing, all interested persons shall be afforded the opportunity to hear and be heard.
SECTION 6.Pursuant to sections 22626, 22552 and 22553 of the 1972 Act and 6061 of the Government Code, the City Clerk shall give notice of the time and place of the Public Hearing by causing publishing of this Resolution of Intention one time at least 10 days prior to the Public Hearing in the local newspaper, and by posting a copy of this Resolution on the official bulletin City Council customarily used by the City Council for the posting of notices.
SECTION 7.The Mayor, City Clerk, the City Manager, the City Council and such officers and employees of the City as are appropriate, are authorized and directed to execute such other documents and take such further action as shall be consistent with the intent and purpose of this Resolution.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 17th day of June 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
RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND
INITIATING PROCEEDINGS FOR THE CITY OF WOODLAND SPRING LAKE
LANDSCAPING AND LIGHTING DISTRICT, AND THE LEVY AND COLLECTION OF ASSESSMENTS FOR FISCAL YEAR 2025/2026 PURSUANT TO THE PROVISIONS OF THE LANDSCAPING AND LIGHTING ACT OF 1972
WHEREAS, the City Council by previous Resolutions formed and approved the maximum annual assessment rates for the City of Woodland Spring Lake Landscaping and Lighting District (“District”), pursuant to the provisions of the Landscaping and Lighting Act of 1972, Part 2, Division 15 of the California Streets and Highways Code (commencing with section 22500) (“Act”); and
WHEREAS, the Act provides the City Council the authority to annually levy and collect assessments for the District on the Yolo County tax roll on behalf of the District to pay the maintenance, services, and operation of facilities and improvements related thereto; and WHEREAS, the City Council desires to initiate proceedings for the levy and collection of annual assessments against lots and parcels of land within the District for Fiscal Year 2025/2026 pursuant to provisions of the Act; and
WHEREAS, the City Council has retained Koppel & Gruber Public Finance for the purpose of preparing and filing an Engineer’s Report (the “Report”) with the City Clerk.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland, for the City of Woodland Spring Lake Landscaping and Lighting District, as follows:
SECTION 1.The City Council hereby appoints Koppel & Gruber Public Finance as the District Assessment Engineer, and orders Koppel & Gruber Public Finance to prepare the Report concerning the District and the levy of assessments for Fiscal Year 2025/2026, in accordance with Chapter 1, Article 4, beginning with Section 22565 of the Act.
SECTION 2.The Engineer’s Report shall contain the following:
a) A Description of Improvements;
b) The Annual Budget (costs and expenses of services, operations and maintenance). c) The Method of Apportionment and the proposed amount to be levied and collected against each Assessor Parcel within District for Fiscal Year 2025/2026. d) An exhibit showing the boundaries of the District.
e) Upon completion of the Report, said Report shall be filed with the City Clerk, who shall submit the same to the City Council for its consideration pursuant to Section 22586 of the Act.
SECTION 3.The proposed improvements for the District include but are not limited to:
the maintenance and operation of public landscaping services including neighborhood parks and
appurtenant facilities, maintenance and operation of street lighting and appurtenant facilities, and maintenance and operation of storm drainage and other appurtenant facilities related thereto. The Report describes in more detail the items to be maintained and serviced.
SECTION 4.The City Council hereby determines that to provide the improvements described in Section 2 of this resolution, it is necessary to levy and collect assessments against lots and parcels within the District.
SECTION 5.The Finance Officer of the City of Woodland is hereby authorized and directed to take any and all action necessary and appropriate in connection with the annual levy and collection of assessments for the District.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 17th day of June 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
City
o
f Woodland
Spring Lake Landscaping
a
nd Lighting District
Engineer’s Report
Fiscal Year
2025/2026
Ju
ne 17
,
202
5
TABLE OF CONTENTS
I.
Overview
................................
................................
................................
.............................
1 A.
Introduction
................................
................................
................................
................
1 B.
Contents of Engineer’s Report
................................
................................
....................
1 II.
Plans And Specification
................................
................................
................................
.......
3 A.
General Description of the District
................................
................................
.............
3 B.
Description of Improvements to be Maintained and Services
................................
...
3 C.
Description of Maintenance and Services
................................
................................
..
4 III.
Estimate of Costs
................................
................................
................................
................
5 A.
Estimate of Costs Table
................................
................................
..............................
5 B.
Description of Cost Items
................................
................................
............................
7 IV.
Method of Apportionment
................................
................................
................................
.
8 A.
General
................................
................................
................................
........................
8 B.
Special Benefit Analysis
................................
................................
...............................
8 C.
Assessment Methodology
................................
................................
.........................
10 D.
Assessment Range Formula
................................
................................
......................
18 V.
Assessment Roll
................................
................................
................................
................
19 VI.
District Diagram
................................
................................
................................
................
20 Appendix
................................
................................
................................
................................
.......
22
City of Woodland Spring Lake Landscaping and Lighting District
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5 /202
6 Engineer’s Report
6 /
11 /2
5 I.
Overview
A.
Introduction
Th
is report constitutes the
annual update of the
Engineer’s Report for the City of
Woodland
(“City”)
Spring Lake Landscaping
and Lighting District
(“District”)
for Fiscal Year
2025/2026
which
provides updated information regarding the budget and factors that affect the assessment amount
.
This District
was
formed
in March 2005
to provide funding for the maintenance of
certain public improvements including but not limited to landscaping, street lighting, traffic
signals,
drainage,
neighborhood parks
and other improvements or appurtenant facilities within the District’s boundaries.
This report relies on the assessment methodology a
nd benefit analysis
from the Engineer’s Report prepared at the time of formation and approved by the property owners through a Proposition 218 balloting procedure
.
The City Council
pursuant to the provisions of the
Landscaping and Lighting Act of 1972, Part 2
of Division 15 of the Streets and Highways Code of California, beginning with Section 22500
(“Act”)
and in compliance with the substantive and procedural requirements of the California
State Constitution
Article XIIIC and XIIID
(“Proposition 218”)
desires to levy and collect annual
assessments against lots and parcels within the District beginning in the
fiscal year
(“FY”)
commencing July 1,
20 2
5 and ending June 30,
20 2
6 to pay for the operation, maintenance and
servicing of
landscaping, lighting
, drainage
and all appurtenant facilities.
The assessment rates set
for
FY
2025/2026
as set forth
in this
Engineer’s R
eport, do not exceed the maximum rates
established
at the time the District was formed
, t
herefore, the City
and the Distr
ict
are
not required
to go
through
a property owner ballot procedure in order to establish the
FY
2025/2026
assessment
rates.
B.
Contents of Engineer’s Report
This Engineer’s Report (“Report”) describes the District boundaries
and the proposed
improvement
s
to be assessed to the property owners located within the district . The Report
is
made up of the following sections
.
Section I.
Overview
–
Provides a general introduction into the Report.
Section
II
.
Plans and Specifications
–
Contains a general description of the
improvements that are to be maintained and serviced by the District.
Section III.
Estimate of Cost
s
–
Identifies the cost of the maintenance and services to
be provided by the
District including incidental
costs and expenses.
Section
IV
.
Method of Apportionment
–
Describes the basis in which costs have been
apportioned to lots and parcels within the District, in proportion to the special benefit received by each lot and parcel.
Section
V
.
Assessment Roll
–
The assessment roll identifies the maximum assessment
to be levied to each lot or parcel
within the District.
Section
VI
.
Assessment Diagram
–
Displays a diagram of the District showing the
exterior boundaries of the District.
City of Woodland Spring Lake Landscaping and Lighting District
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2 FY 202
5 /202
6 Engineer’s Report
6 /
11 /2
5 Appendix
–
This
section includes additional information
,
zoning maps
and exhibits
which were used to determine the budget and assessments for the different product types.
For this report, each lot or parcel to be assessed
, refers to an individual property assigned its
own Assessment Parcel Number by the
Yolo County
(“County”) Assessor’s Office as shown on
the last equalized roll of the assessor.
Following
the conclusion of the
Public Hearing
scheduled
for
Ju
ly 1
,
20 2
5 , the
City Council will
confirm the Report as submitted or amended
and
may order the
collection of assessment
s
for
FY
2025/2026
.
City of Woodland Spring Lake Landscaping and Lighting District
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3 FY 202
5 /202
6 Engineer’s Report
6 /
11 /2
5 II.
Plans And
Specification
A.
General Description of the District
The
proposed territory within the
District consists of all lots, parcels and
subdivisions of
land
located in the
Spring Lake Specific Plan Area
.
The
area
originally contained
thirty five
(
35 )
large
un
-
subdivided parcels
and when combined with recently subdivided parcels will result in approximately
3,
966
residential units,
four (4) commercial sites,
six (6) school sites
,
four (4)
neighborhood parks
,
one (1) mini park,
and one (1) public fire station
.
The
County of Yolo owns
three (
3 )
parcels in the specific plan area and there is one
(1)
existing
Woodland
Community
College
parcel
and two (2) Woodland Joint Unified School District Parcels .
Fourty
final
subdivision maps were approved in 2005
through
early
20 2
5 covering portion
s
of the Spring Lake
Area
representing
3 ,
314
single family lots
and
3 69
apartment units
.
The assessments for all of
the parcels
within
the District will be calculated based on
2025/2026
Budget and
the method
described in Section IV Metho
d of Apportionment of this Report
.
The Spring Lake Specific Plan Area
is located in the
southeast portion of the City
generally
bounded to the north by East Gibson Road, to the
east by County Road 102, to the south by
County Road 25A, and generally to the west by County Road 101. There is a portion of the Specific Plan Area immediately north of the extension of County Road 24A that extends west of State
Highway
1 1
3. B.
Description of
Improvements
to be Maintained and
Service
s
The proposed improvements to be maintained and services provided by the District
are
generally described as follows:
Landscaping and Appurtenant Improvements
Land
s
caping improvements
(the “Landscaping Improvements”)
include but are not limited to
landscaping, planting,
ground cover,
shrubbery, turf, trees, irrigation
and drainage
systems
,
ornamental lighting structures,
playground equipment, play courts, public restrooms,
masonry
block walls and other fencing, entryway monuments
and other appurtenant items located
in
right of way
s
, parkways,
greenbelts, neighborhood parks
and other easements dedicated to the
City and located within the boundaries of the District
.
T
his will include
but is not limited to
the following areas:
Landscape parkways
on the
major
a
rterial roadways of the project
including Pioneer
Avenue, Parkway Drive, Road 102
, County Road 25A
and East Gibson Road
;
Landscape parkways on the local and collector roads including Farmer’s Central Road, Road 24C, Road 101, Matmor Road, Collector One, Collector Two, Collector Four, Collector
“
A
”
Street and Highway 113
buffer
;
Landscaping
along the mixed use channel,
the drainage channels and facilities,
agricultural interceptors
and the
offsite regional ponds
;
Landscap
ing and park equipment provided in
neighborhood park areas including
Central Park, Park “A”, Park “B”, Park “C”, Mini
-
Park, the
Offsite
Pond Park; and
City of Woodland Spring Lake Landscaping and Lighting District
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4 FY 202
5 /202
6 Engineer’s Report
6 /
11 /2
5
Graffiti
r
emoval, pain
t
,
wall
and fence
repairs along the block wall
s and fencing on
portions of
Pioneer Avenue, Parkway Drive, Road 102,
East Gibson Road,
County
Road 25A, Farmer’s Central Road, Highway 113,
the drainage channels and facilities
,
the
offsite regional ponds and the offsite Pond Park.
A more detailed listing of the
overall
landscape maintenance areas are included the appendix to this report
along with the areas specifically budgeted for FY
2025/2026
.
Street Lighting
/Traffic Signals
and Appurtenant
Improvements
Street lighting improvements
(the “Street Lighting Improvements
”
)
include but are not limited
to poles,
signs,
fixtures, bulbs, conduit, conductors, equipment including posts and pedestals, metering devices and appurtenant facilities as required to provide lighting and traffic signals
in
public streets and sidewalk easements
, parks
and other easements dedicated to the City and
located within the boundaries of the District.
This will include but is not limited to the following
:
Street lighting throughout the arterial, collector, and local roadways totaling approximately 1,
740
lights located throughout the project
; and
Traffic
signals and appurtenant facilities at e
ighteen (18) signalized intersections
along Pioneer Avenue, Parkway Drive, Road 102, East Gibson Road, County
Road
25A and Farmer’s Central Road
.
A more detailed listing of the street lighting/traffic signal maintenance areas are included the appendix to this report
along with the areas specifically budgeted for FY
2025/2026
.
The estimated annual cost to provide and maintain the improvements within the District shall be allocated to each property in proportion to the special benefits received.
C.
Description of Maintenance and Services
Maintenance means the furnishing of services and materials for the ordinary and usual maintenance, operation and servicing of
the Landscaping Improvements and the Street Lighting
Improvements
and appurtenant facilities, including repair, removal or replacement of all or part of any of
Landscaping Improvements and the Street Lighting Improvements
or appurtenant
facilities; providing for the life, growth, health and beauty of the L
andscaping
I
mprovements
including cultivation,
drainage,
irrigation, trimming,
mowing, spraying, fertilizing and treating for
disease or injury; the removal of trimmings, rubbish, debris and other solid waste; and the cleaning
,
sandblasting,
repair
of fencing
and painting of walls
and fencing
and other
improvements to remove or cover graffiti.
The Street Lighting Improvements shall be maintained
to provide adequate illumination.
Servicing means the furnishing of water and electricity for the Landscaping Improvements
including any decorative lighting
and the furnishing of electric current or energy
, gas or other
illuminating agent
for the
S
treet
L
ighting
I
mprovements.
Servicing also allows for the
replacement of the facilities in order to maintain them in proper working order and to provide
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5 specific benefit to the District.
III.
Estimate of Costs
A.
Estimate of Costs Table
Below are the estimated costs of maintenance
and services for the District including
incidental
costs and expenses.
A more detailed accounting of the budget based on the
Equivalent Benefit
Unit (
EBU
)
methodologies is included in Section IV.
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5 PRODUCT/FRONT
TOTAL
ZONE DENSITY
FOOTAGE
COSTS
TYPE COSTS
1 TYPE COSTS
2 DIRECT COST ITEMS
Landscaping
$297,553
$644,153
$941,705
Greenbelts & Parks
0 1,277,706
1,277,706
Tree Maintenance
297,021
133,539
430,560
Street Lights
562,809
159,470
722,279
Traffic Signals
74,905
524,337
599,242
Graffiti & Wall/Fence Repairs
3,438
4,312
7,750
Capital Items
0 0
0 DIRECT COSTS SUBTOTAL
$1,235,726
$2,743,517
$3,979,243
INCIDENTAL COSTS/EXPENSES
City Administration
$0
$168,789
$168,789
Consultant/County Administration
0 18,000
18,000
Reserve Fund/Contingency
0 0
0 OTHER COSTS SUBTOTAL
$0
$186,789
$186,789
ESTIMATED MAXIMUM ASSESSMENT
$1,235,726
$2,930,306
$4,166,032
LESS RESERVE CONTRIBUTION TO PROJECT
3 (440,000)
ADJUSTED FY 2025/2026 ASSESSMENT
$3,726,032
Total Assessor Parcels FY 2025/2026
3,285
Maximum Levy
Amount Per EBU
4 Adjusted Fiscal
Year 2025/2026
Levy Amount
After Reserve
Contribution
Estimated Single Family Developed Residential R3 Per EBU $1,670.51
$1,356.82
Estimated Single Family Developed Residential R4 Per EBU $1,436.71
$1,189.16
Estimated Single Family Developed Residential R5 Per EBU $1,296.43
$1,088.57
Estimated Single Family Developed Residential R8 Per EBU $1,086.01
$937.68
Estimated Multi Family Developed Residential R15 Per EBU $710.25
$629.91
Estimated Multi Family Developed Residential R20 Per EBU 5 $663.49
n/a
Estimated Multi Family Developed Residential R25 Per EBU $635.44
$576.26
Estimated Neighborhood Commercial Per Acre
$17,222.07
$11,680.03
1. See "Section IV. Method of Apportionment" for a detailed explanation of the two types of allocation methods.
2. Front Footage applies to the public owned (School Sites, Woodland Community College & Yolo County) properties only.
3. For FY 2025/2026 the City is utilizing Spring Lake LLD Reserve Funds in order to reduce the annual assessment increase for each property located within the boundaries of the CFD.
4. Includes an annual Engineering News Record Common Labor Cost Index rate increase (see section VID) for more information.
5. For FY 2025/2026 there are not any developed lots with this zoning. These parcels will be subject to the Developed/Undeverloped Rate of $249.40 per proposed unit.
TABLE 1
Fiscal Year 2025/2026 Estimated Costs
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5 B.
Description of Cost Items
The following is a brief description of the costs of maintenance and services for the D
istrict
included in the table above.
Direct Cost Items
–
This includes the
costs of maintaining and servicing the landscaping
,
lighting
and
traffic
signal
improvements
. This may include
,
but is not limited to
,
the
costs for
labor,
utilities, equipment
, supplies, repairs, replacements
and upgrades that are required to properly
maintain the items that provide a direct benefit to the District.
The line items listed
in
this
section are summarized into the following categories:
Landscaping,
Greenbelt and Parks
, Trees, Street Lights,
Traffic
Signals, Walls and Fencing and Capital, all of
which are included in a more detailed budget provided in the appendix section of this report.
Incidental Costs and Expenses
–
This includes the indirect costs not included above that are
necessary to properly maintain the district on an annual basis.
City Administration
–
T
his includes the cost
or a portion of the costs to coordinate
District services including responding to property owner inquiries relating the assessments and services and contracting with professionals to provide administration, legal, and engineering services to the District t hat are required on
an annual basis.
Additionally, this includes the City’s administration cost of managing the Storm Drainage Conservation Habitat Preservation Management Plan contract that is required as a con
dition of development of the Spring Lake Specific
Plan Area.
Consultant/County Administration
–
This is the estimated annual cost to the District
for calculating the annual assessments, monitoring parcel changes and final map approvals, preparing the Engineer’s Report for City Council approval, placing the assessmen
ts on the County tax roll, and the
fees
the
County charges
to collect the
assessments on the tax bill.
Reserve Fund/Contingency
–
The reserve fund provides a funding source to pay for
unanticipated infrequent
maintenance
requirements that may be required for the
District. It also provides a source of funds to operate the District from July through
December
while waiting for the County property tax distributions that typically occur in January and May
for the
fiscal year
beginning in July
.
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5 IV.
Method of
Apportionment
A.
General
The 1972 Act permits the establishment of assessment districts by agencies for the purpose of providing certain public improvements, which include the construction, maintenance, and servicing of
street
lights,
traffic signals
,
landscaping
and drainage
facilities.
Streets and Highways Code Section 22573 requires that maintenance assessments be levied according to benefit rather than the assessed value.
“The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in proportion to the estimated benefits to be received by each
such lot or parcel from the improvements.”
Section 22574 of t
he 1972 Act also allows the
designation of zones of benefit
within an
assessment district
if “
by reason of variations in the nature, location, and extent of the improvements, the various areas will receive differing degrees of benefit from the improvements.
”
In addition, Article XIIID and the Implementation Act
require
that a parcel’s assessment may not
exceed the reasonable cost for the proportional special benefit conferred to that parcel. Article XIIID and the Implemen
t
ation Act further provides
that only
special benefits
are assessable and
the City must separate the general benefits from the special benefits. They also require that publicly owned properties which specifically benefit from the improvements be assessed.
B.
Special
Benefit Analysis
As determined in the formation Engineer’s Report, e
ach of the proposed improvements
and
the
associated costs and assessments within the District
were
reviewed, identified and allocated
based on special benefit pursuant to the provisions of
Article XIIID, the Implementation Act, and
the Streets and Highways Code Section 22573
.
Proper maintenance and operation of landscaping
, street trees
and streetlights
provides
special
benefit to adjacent properties by providing community character, security, safety and vitality.
Below is a discussion of the special benefit that the parcels receive from each of the maintenance categories.
Lands
c
aping
Special Benefit
Trees, l
andscaping and appurtenant facilities, if well maintained, provide beautification, shade and enhancement of the de
si
rability of the surroundings, and therefore
provide a special
benefit.
Specifically they provide a sense of ownership and a common theme in the community providing aesthetic appeal and increased desirability of properties.
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5
Street trees
within the parkways
and greenbelts
provide special benefit to those
properties directly adjacent to those tree
-
lined parkways
and to those that drive
along
them to get to their property
;
Landscaping within the parkways provide special benefit to those developments that are directly adjacent to the public parkways and to those that drive through them to get to their property
; and,
Landscaping
and play equipment
within the
park sites
provide
special benefit to
those developments that are
within the general vicinity of the parks
.
Landscaping General Benefit
There are no general benefits associated with local parkway landscaping.
All of the preceding special benefits contribute to a specific enhancement and desirability of each of the assessed parcels within the District. Although the improvements may include landscaping and lighting improvements and other amenities available or vi sible to the public at
large, the construction and installation of these improvements are only necessary for the development of properties within the District and are not required nor necessarily desired by any properties or developments outside the Distri
ct boundary. Therefore, any public access or
use of the improvements by others is incidental and there is no measurable general benefit to properties outside the District or to the public at large.
Street
Lights
Special Benefit
The
operation, maintenance and servicing of lighting
and traffic signals
along local streets
,
collector and
arterial streets of a development provides the following special benefits:
Improved security of lots and parcels within the development;
Improved ingress and egress to properties;
Improved nighttime visibility for the local access of emergency vehicles;
Improved safety and traffic circulation to and from parcels ; and
Increased deterrence of crime and aid to police and emergency vehicles.
Street lights and signals located at arterial
s
and
local
streets
are considered 100% special benefit
to th
e
developments taking direct access at those intersections.
Street
Lights
General Benefit
There are no general benefits related to
street lights, signals or appurtenant facilities
.
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5 C.
Assessment Methodolog
y
T
o establish the special benefit to the individual
lots and parcels
within the District an Equivalent
Benefit Unit
(“EBU”)
system is used.
The EBU method of apportioning benefit is typically seen as the most appropriate and equitable assessment methodology for districts formed under the 1972 Act, as the benefit to each parcel from the improvements are apportioned as a function of land use typ
e, size and development.
Due to the variety and location of the maintenance requirements throughout the Spring Lake project area, two distinct methods of determining a lot or parcels EBU has been established depending on the specific maintenance item. The two methods are discussed
below.
1. Zone Density
Equivalent Benefit Units
Each parcel of land is assigned an EBU in proportion to the estimated special benefit the parcel receives relative to other parcels within the District.
Maintenance costs under this
method are allocated based on density for each of the residential projects located throughout the project.
This is an effective way of allocating the special benefit to parcels where the
maintenance items
relate
to acreage or lot size such as more dense local
landscaping that occurs in some of the residential areas.
Maintenance costs related to the following are allocated utilizing this method:
Landscap
ing and lighting along
the local and collector roads including Farmer’s
Central Road, Road 24C, Road 101, Matmor Road, Collector One, Collector Two, Collector Four, Collector “A” Street and Highway 113
buffer
; and
Landscaping and lighting along the agricultural interceptor s
.
The single family detached residential
(SFD)
property
with an R
-
5 Zoning
has been
selected as the basic unit for calculating assessments; therefore a SFD R
-
5 residential
parcel
equals one Equivalent Benefit Unit (EBU).
All other residential zoned units are
compared to the R
-
5 (5 units per acre
divided by the zoning designation number of units
per acre
) to determine the zonings EBUs.
Since typically 5 single family residential units
could be
constructing
on one acre of land, commercial property is assigned 5
.0 EBUs per
acre of land.
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5 TABLE 2
EBU Application
By
Land Use
Zoning
Land Use
Zoning
*
EBU/Parcel
/
Acre
/Unit
Single Family
Detached
Residential
R
-
3 1.67
EBUs
/
Parcel
Single Family Detached Residential
R
-
4 1.25
EBUs
/
Parcel
Single Family
Detached
Residential
R
-
5 1.00
EBU
/
Parcel
Single Family
Detached
Residential
R
-
8 0.63
EBUs
/
Parcel
Multi Family
Detached
Residential
R
-
15 0.33
EBUs
/
Unit
Multi Family
Detached
Residential
R
-
20 0.25
EBUs
/
Unit
Multi Family
Detached
Residential
R
-
25 0.20
EBUs
/
Unit
Neighborhood Commercial
NC
5.00 EBUs
/
Acre
Exempt
EX
0.00 EBU
/
Parcel
* The above method
for calculating the number of
EBUs per
parcel/unit will be used
if additional single family or
multi
-
family
residential units not included
in the
above
table
are approved for development.
Definitions and Formulas Related to Zoning EBU Method
Single
-
Family Detached Residential
—
This land use is defined as a fully subdivided
residential parcel that is part of a final tract map wherein the final map has been recorded with the County as of January 1 of the preceding fiscal year.
Multi
-
Family Detached Residential
—
This land use is defined as a residential parcel
anticipated to have more than one residential unit that is part of a final tract map wherein the final map has been recorded at the County as of January 1 of the preceding fiscal year.
Neighborhood Commercial
—
This land use is defined as a commercial parcel that is part of a final tract map wherein the final map has been recorded at the County as of January 1 of the preceding fiscal year.
Exempt Parcels
—
This land use identifies properties that are not assessed and are assigned 0.0 EBU. This land use classification may include, but is not limited, to lots or parcels identified as public streets and other roadways (typically not assigned an APN by the Cou
nty); dedicated public easements, open space areas and right -
of
-
ways including
greenbelts and parkways; utility right
-
of
-
ways; common areas, sliver parcels and
bifurcated lots or any other property that
cannot
be developed; park properties
,
school
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5 properties
required as part of the
development
and other publicly owned properties that
are part of the District improvements or that have little or no improvement value. These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessm
ent.
2. Product Type Equivalent Benefit Units
Each parcel of land is assigned an EBU in proportion to the estimated special benefit the parcel receives relative to other parcels within the District. Maintenance costs under this method are allocated based on
product types (single family
residential
,
multi family
residential
or commercial
)
located throughout the project. This is an effective way of allocating the special benefit to parcels where the maintenance items relate to the traffic
study and impact fee
(drainage and parkway)
methodologies that wer
e developed for
the Spring Lake Specific Plan Area.
Maintenance costs related to the following are allocated utilizing this method:
Parkway l
andscap
ing
and lighting on the major arterial roadways of the project including Pioneer Avenue, Parkway Drive, Road 102, East Gibson Road , and County
Road 25A
;
Landscaping and lighting along the mixed use channel,
subdivision trail
corridor
,
greenbelts, gateway entries
,
Highway 113 buffer
, drainage channels and facilities,
and offsite
regional ponds
;
Lands
caping
and lighting in the neighborhood park areas including Central Park, Park “A”, Park “B”, Park “C”, Mini
-
Park
;
and
Graffiti removal, paint, fence and
wall repairs along the block walls and fencing on
portions
of Pioneer
Avenue, Parkway Drive, Road 102,
and Highway
113.
The single family detached residential property has been selected as the basic unit for calculating assessments; therefore a SFD residential parcel equals one Equivalent Benefit Unit (EBU).
The multi
-
family residential lots do not receive the same speci
al
benefit as
single family lots and are therefore assigned less
than 1
EBUs per units as determined in
the
Spring Lake
Infrastructure
F
ee
N
exus
S
tud
y prepared by E
conomic &
P
lanning
S
ystems Inc.
, dated
June 29,
2004
and shown below
.
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5 TABLE
3 EBU Application by
Product
Land Use
Zoning
Traffic EBU/
Parcel or Acre
Drainage EBU/
Parcel
/
Acre
/Unit
Park EBU/
Parcel
/
Acre
/Unit
Single Family Residential
Not applicable
1.00 EBU /
Parcel
1.00 EBU / Parcel
1.00 EBU /
Parcel
Multi Family Residential
Not applicable
0.70 EBUs /
Unit
0.39 EBUs /
Unit
0.83 EBUs /
Unit
Undeveloped Planned
Single Family Residential
Development
Not applicable
1.00 EBU /
Unit
1.00 EBU / Parcel
1.00 EBU /
Parcel
Undeveloped Planned
Multi
Family Residential
Development
Not applicable
0.70 EBUs /
Unit
0.39 EBUs /
Unit
0.83 EBUs /
Unit
Neighborhood Commercial
Not applicable
32.67 EBUs /
Acre
18.97 EBUs /
Acre
3.05 EBUs / Acre
Exempt
Not applicable
0.00 EBUs /
Parcel
0.00 EBUs /
Parcel
0.00 EBUs /
Parcel
D
efinitions and
F
ormulas
Related
to
the Product Type
EBU
M
ethod
Single
-
Family Residential
—
This land use is defined as a fully subdivided residential parcel that is part of a final tract map wherein the final map has been recorded with the County as of
January 1 of the preceding fiscal year.
Multi
-
Family Residential
—
This land use is defined as a residential parcel
anticipated to
have
more than one residential unit
that is part of a final tract map
wherein the final
map has been recorded at the County
as of January 1 of the preceding fiscal year.
Undeveloped
Planned Single Family
Residential Development
—
This land use is
defined as an
y undeveloped property not fully subdivided
with a specific number of
proposed
single family
residential
parcels/
lots or dwelling units to be developed on the
parcel. This land use type
will only be assessed
for the maintenance requirements
associated with the major arterial roadways
,
channel improvements
and incidental
costs/expenses based on the anticipated number of units to be developed on the property as shown on the Specific Plan or proposed Tentative Map.
Undeveloped Planned Multi Family Residential Development —
This land use is defined
as any undeveloped property not fully subdivided with a specific number of proposed multi family residential parcels/lots or dwelling units to be developed on the parcel. This land use type will only be assessed for the maintenan
ce requirements associated with
the major arterial roadways, channel improvements and incidental costs/expenses based on the anticipated number of units to be developed on the property as shown on th
e Specific Plan or proposed Tentative Map.
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5 Neighborhood Commercial
—
This land use is defined as a commercial parcel that is part of a final tract map wherein the final map has been recorded at the County as of January 1 of the preceding fiscal year.
Exempt Parcels
—
This land use identifies properties that are not assessed and are assigned 0.0 EBU. This land use classification may include, but is not limited, to lots or parcels identified as public streets and other roadways (typically not assigned an APN by the Cou
nty); dedicated public easements, open space areas and right -
of
-
ways including
greenbelts and parkways; utility right
-
of
-
ways; common areas, sliver parcels and
bifurcated lots or any other property that
cannot
be developed; park properties
,
school
properties required as part of the
development
and other publicly owned properties that
are part of the District improvements or that have little or no improvement value. These types of parcels are considered to receive little or no benefit from the improvements and are therefore exempted from assessm
ent.
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5 3.
Front Footage Method for Public Owned Properties
Certain public owned properties within the District
derive a special
benefit from the
landscaping and lighting improvements but to a
lesser
degree than residential or
commercial properties. This includes the high school site, the Woodland Community College parcel and the County of Yolo property. Front footage of the landscaped areas and the development standards used outside of the Spring Lak e
Specific Plan
were used
to determine the public owned properties speci
al
benefit. Since these properties are not
su
bject to the Spring Lake Specific Plan higher landscaping and lighting standard requirements, this is a reasonable method for allocating the maintenance costs that they are benefiting from.
4. Benefit Formula
The benefit formula
is
applied to
each budget line item and then to the
parcels within
the District based on the preceding Equivalent Benefit Unit (EBU) table s
. Each parcel's
EBU correlates the parcel’s special benefit received as compared to all other parcels benefiting from the improvements.
The following formula is used to calculate each parcel’s EBU (proportional benefit)
for
each of the
type of improvement
items that are applicable to a particular parcel based
on its development status:
Land Use Zoning EBU + Traffic EBU + Drainage EBU +
Park EBU = Parcel Type EBU
Parcel Type EBU x
Dwelling Units/Parcel
s
/Lot
s
= Parcel EBU
The total number of Equivalent Benefit Units (EBUs) is the sum of all individual EBUs applied to parcels that receive a special benefit
from
the improvement. An assessment
amount per EBU (Rate) for each
type of
improvement is established by taking the total
cost of the
type of
improvement and dividing that amount by the total number of EBUs of
all parcels benefiting from the
type of
improvement. This Rate is then applied back to
each
individual
parcel’s
based on their assigned
EBU
s
to determine the parcel’s
proportionate
special
benefit and assessment obligation fr
om
that
type of
improvement.
This same method is used for all other types of improvements.
Maintenance Cost
/ Total
Number of
EBU
s
= Levy per EBU
Levy per EBU x Parcel EBU =
Maximum
Parcel Levy Amount
5. Table of EBUs and Rate by Product Type
Below is a summary of the EBUs and Rates per product type
and zoning type
.
TABLE 4
SUMMARY OF EBUS AND ALLOCATION OF COSTS
PART 1 OF 2
Allocation Method
* * * PRODUCT TYPE * * *
* * * PRODUCT TYPE * * *
* * * PRODUCT TYPE * * *
Traffic
Drainage
Traffic
Drainage
Parks
(1)
(2)
(3)
(1)+(2)+(3)=(4)
(5)
(6)
(7)
(5)+(6)+(7) = (8)
(4) + (8) = (9)
Zoning
Land Use
Number of
Projected
Units/Acres
EBU Per
Product Type
(Traffic)
Total EBUs or
Front Footage
(Traffic)
EBU Per Product
Type (Drainage)
Total EBUs or
Front Footage
(Drainage)
EBU Per
Product Type
(Parks)
Total EBUs
or Front
Footage
(Parks)
Arterial Roads
(Pioneer, Parkway,
Rd 102, E. Gibson,
Rd 25A)
Mixed Use
Channel
Other
Administration
Costs
Base Costs
Allocated To
Developed &
Undeveloped
Property
Developed
Parcels Only
(Highway 113
Buffer, Gateway
Entries)
Developed Parcels
Only
(Offsite
Channels, Offsite
Ponds)
Developed
Parcels Only
(Subdivision Trail
Corridor,
Greenbelts, Parks)
Developed
Parcel Costs
Only
Product Type
Total
Developed &
Undeveloped
Parcels
Main Project (East of Highway 113)
R-3
Single Family Residential
150
1.00 150.00
1.00 150.00
1.00 150.00
$42,861
$5,430
7,557
$55,848
$0
4,820
42,262
$47,082
$102,929
R-4
Single Family Residential
751
1.00 751.00
1.00 751.00
1.00 751.00
214,590
27,187
37,833
279,610
0 24,131
211,592
235,722
515,333
R-5
Single Family Residential
1,132
1.00 1,132.00
1.00 1,132.00
1.00 1,132.00
323,457
40,980
57,027
421,463
0 34,702
304,286
338,988
760,452
R-8
Single Family Residential
922
1.00 922.00
1.00 922.00
1.00 922.00
263,451
33,378
46,448
343,277
0 27,344
239,766
267,110
610,387
R-15
Multi-Family Residential
223
0.70 156.10
0.39 86.97
0.83 185.09
44,604
3,148
7,864
55,616
0 2,794
52,148
54,943
110,559
R-20
Multi-Family Residential
46 0.70
32.20 0.39
17.94 0.83
38.18 9,201
649
1,622
11,472
0 0
0 0
11,472
R-25
Multi-Family Residential
369
0.70 258.30
0.39 143.91
0.83 306.27
73,806
5,210
13,012
92,029
0 4,624
86,291
90,915
182,943
NC
Neighborhood Commercial
2.33 32.71
76.31 18.97
44.26 3.05
7.12 21,803
1,602
3,844
27,250
0 0
0 0
27,250
Sub Total
3,477.91
3,248.08
3,491.66
$993,773
$117,584
$175,207
$1,286,565
$0
$98,415
$936,345
$1,034,760
$2,321,325
Project West of Highway 113
R-5A
Single Family Residential
162
1.00 162.00
1.00 162.00
1.00 162.00
$0
5,864.60
8,161.11
$14,026
$0
5,205.30
45,642.95
$50,848
$64,874
R-8A
Single Family Residential
0 1.00
-
1.00 -
1.00 -
0 0
0 $0
0 0
0 0
0 R-15A
Multi-Family Residential
97 0.70
67.90 0.39
37.83 0.83
80.51 0
1,369
3,421
$4,790
0 1,216
22,683
23,899
28,689
Sub Total
259
229.90
199.83
242.51
$0
$7,234
$11,582
$18,816
$0
$6,421
$68,326
$74,747
$93,563
School & County Sites (Front Footage)
FF
High School
50.00 n/a
4,830.00
n/a
0 n/a
0 $0
$0
$0
$0
$0
$0
$0
0 $0
FF
Woodland Community College
120.50
n/a
4,106.00
n/a
0 n/a
0 0
0 0
0 0
0 0
0 0
FF
Yolo County
31.00 n/a
3,627.00
n/a
0 n/a
0 0
0 0
0 0
0 0
0 0
Sub Total
201.50
12,563.00
0 0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Total
$993,773
$124,818
$186,789
$1,305,381
$0
$104,836
$1,004,672
$1,109,507
$2,414,888
Fiscal Year 2025/2026
Engineer's Report Rates
\\kgpfserver\Main\Clients\Woodland\Levy_Administration\2025\Levy_Model\Spring_Lake_Rates_dual_allocation_ 6-11-2025_with_Reserve_Contribution June 11, 2025
TABLE 4
SUMMARY OF EBUS AND ALLOCATION OF COSTS
PART 2 OF 2
Allocation Method
* * * ZONING TYPE * * * *
Zone Type
Front Footage
(X)
(A)
(B)
(A)+ (B) = (C)
(8)
(C) + (8) = (D)
(9)
(C) + (9) = (D)
(D) / (X) = (10)
(D) / (X) = (11)
(10)+(11)=(12)
Zoning
Land Use
Number of
Projected
Units/Acres
EBU Per
Zone Type
Total EBUs or
Front Footage
(Zone Type)
Developed
Parcels Only
(Farmers Central, Rd
24C, Rd 101, Matmor,
Collector and Local
Streets, Ag channels )
Developed
Parcels Only
School and
Public Owned
Sites
Zoning & Front
Footage Total
Costs
(Developed
Property)
(From Above
Table) Product
Type Total
Developed
Parcels Only
Total for All
Developed
Property
(From Above
Table) Product
Type Total
Developed &
Undeveloped
Parcels
Total Cost for
All Properties
Base Rate Per
Unit/Acre for
Either
Developed or
Undeveloped
Addt'l Rate per
Unit/Acre for
Developed
Property Only
Total Rate per
Unit/Acre for
Developed
Property
Main Project (East of Highway 113)
R-3
Single Family Residential
150
1.67 250.00
100,593.58
$0
$100,594
671
$47,082
$147,675
$102,929
$203,523
$372.32
$984.50
$1,356.82
R-4
Single Family Residential
751
1.25 938.75
377,729
0 377,729
235,722
613,451
515,333
893,062
372.32
816.85
1,189.16
R-5
Single Family Residential
1,080
1.00 1,080.00
434,564
0 434,564
402
338,988
773,553
760,452
1,195,016
372.32
716.25
1,088.57
R-8
Single Family Residential
851
0.63 531.88
214,013
0 214,013
251
267,110
481,123
610,387
824,400
372.32
565.36
937.68
R-15
Multi-Family Residential
223
0.33 74.33
29,910
0 29,910
134
54,943
84,853
110,559
140,469
249.40
380.51
629.91
R-20
Multi-Family Residential
0 0.25
-
0 0
0 0
0 11,472
11,472
249.40
0.00 249.40
R-25
Multi-Family Residential
369
0.20 73.80
29,695
0 29,695
90,915
120,610
182,943
212,638
249.40
326.86
576.26
NC
Neighborhood Commercial
0 5.00
-
0 0
0 0
0 27,250
27,250
11,680.03
0.00 11,680.03
Sub Total
3,424
2,948.76
$1,186,505
$0
$1,186,505
$1,034,760
$2,221,265
$2,321,325
$3,507,830
Project West of Highway 113
R-5A
Single Family Residential
162
1.00 162.00
65,184.64
$0
$65,185
$50,848
$116,033
$64,874
$130,059
$86.58
$716.25
$802.83
R-8A
Single Family Residential
0 0.63
0.00 0
0 0
0 0
0 0
0.00 0.00
0.00 R-15A
Multi-Family Residential
97 0.33
32.33 13,010
0 13,010
23,899
36,909
28,689
41,699
49.38 380.51
429.89
Sub Total
259
194.33
$78,195
$0
$78,195
$74,747
$152,942
$93,563
$171,758
School & County Sites (Front Footage)
FF
High School
50.00 n/a
4,830.00
$0
$17,799
$17,799
$0
$17,799
$0
$17,799
$0.00
$355.99
$355.99
FF
Woodland Community College
120.50
n/a
4,106.00
0 14,469
14,469
0 14,469
0 14,469
0.00 120.07
120.07
FF
Yolo County
31.00 n/a
3,627.00
0 14,176
14,176
0 14,176
0 14,176
0.00 457.30
457.30
Sub Total
201.50
12,563.00
$0
$46,444
$46,444
$0
$46,444
$0
$46,444
Total
$1,264,699
$46,444
$1,311,144
$1,109,507
$2,420,651
$2,414,888
$3,726,032
Fiscal Year 2025/2026
Engineer's Report Rates
\\kgpfserver\Main\Clients\Woodland\Levy_Administration\2025\Levy_Model\Spring_Lake_Rates_dual_allocation_ 6-11-2025_with_Reserve_Contribution June 11, 2025
City of Woodland Spring Lake Landscaping and Lighting District
Page
18 FY 202
5 /202
6 Engineer’s Report
6 /
11 /2
5 D.
Assessment Range Formula
The purpose of establishing an Assessment Range Formula is to provide for reasonable increases and inflationary adjustment to annual assessments without requiring the District
to go through the requirements of Proposition 218 in order to get a small increase . This
District provides for an annual adjustment to the Maximum Assessment Rate per EBU based
on the Engineering News Record Common Labor Cost Index
.
The Assessment Range Formula shall be applied to all future assessments within the District
beginning in fiscal year 2006/
20 07
. Generally, if the proposed annual assessment (levy per EBU) for the current fiscal year is less than or equal to the calculated Maximum Assessment, then the proposed annual assessment is not considered an increased assessment. The Maximum Assessment is e
qual to the initial Assessment (approved by property owners within the District) adjusted annually by
the
percentage
increase in t
he Engineering News
Record Common Labor Cost Index rate
.
Beginning in the second fiscal year (Fiscal Year
200
6 /200
7 ) and each fiscal year thereafter, the Maximum Assessment would be recalculated and a new Maximum Assessment established within the District.
The Maximum Assessment is adjusted annually and is calculated independent of the District’s annual budget and proposed annual assessment. Any proposed annual assessment (rate per EBU less than or equal to this Maximum Assessment) is not considered an incre ased
assessment, even if the proposed assessment is greater than the assessment applied in the prior fiscal year.
Although the Maximum Assessment will increase each year, the actual assessment may go
up and down as compared to the previous year(s)
. The Maximum Assessment adjustment is
designed to
allow for the adjustment of the annual assessment for inflation in order to maintain the original purchasing power of the district budget . The Maximum Assessment
calculated each year does not require or facilitate an increase to the annual assessment and neither does it restrict assessments to the adjustment maximum amount. If
the budget and
assessment for the fiscal year do not require an increase, or the increase is less than the adjusted Maximum Assessment, then the required budget and assessment may be applied without additional property owner balloting. If the budget and a ssessments calculated
requires an increase greater than the adjusted Maximum Assessment, then the assessment is considered an increased assessment and would be subject to
Proposition 218
balloting.
The
increase in the
Engineering News Record Common Labor Cost Index from January 20 2
4 to January
20 2
5 is
1 .
0 31
%
.
City of Woodland Spring Lake Landscaping and Lighting District
Page
19 FY 202
5 /202
6 Engineer’s Report
6 /
11 /2
5 V.
Assessment Roll
The assessment roll is a listing of the proposed
A
ssessment
for
Fiscal Year
2025/2026
apportioned to each lot or parcel,
as shown on the
Yolo County
last equalized roll of the assessor
and reflective of the Assessor’s Parcel Map(s) associated with the equalized roll
.
A listing of
parcels proposed to be assessed within this District, along with the Maximum Assessment amounts, is on file with the City Clerk and incorporated into this report by reference.
City of Woodland Spring Lake Landscaping and Lighting District
Page
20 FY 202
5 /202
6 Engineer’s Report
6 /
11 /2
5 VI.
District Diagram
The parcels within the
Spring Lake
Landscaping and Lighting District
consist of all lots, parcels
and subdivisions of land located in
Spring Lake Specific Plan Area
. Th
is includes assessor
parcels
shown on the current
Yolo County
Assessor’s Parcel Map Book
041 pa
ge
23 -
30 and Book
0 42
pages 03
,
35 -
8 4
.
A boundary map of the area is attached.
City of Woodland Spring Lake Landscaping and Lighting District
Page
21 Fiscal Year
20 2
5 /20
2 6
Engineer’s Report
6 /
11 /
25 CITY OF
WOODLAND
Spring Lake Landscap
ing
and
Lighting District
Engineer’s Report
Fiscal Year
2025/2026
Report
Submitted by:
________________________________
Scott Koppel
Koppel & Gruber Public Finance
________________________________
Registered Engineer
City of Woodland Spring Lake Landscaping and Lighting District
Page
22 Fiscal Year
20 2
5 /20
2 6
Engineer’s Report
6 /
11 /
25 APPENDIX
Appendix 1
Detail Fiscal Year 2025/2026 Maintenance Costs
CAPITAL
Quantitty
Cost
Quantitty
Cost
Level of effort
(%)
Cost
Lump Sum
Quantitiy
Lump Sum
Quantitiy
Cost
Quantitiy
Cost
Quantitiy
Cost
Landscaping,
Trees & Lights
Area Cost
A1
Pioneer Avenue
PRODUCT TYPE - Dev/Undev (Base)
7825
Varies (41-53)
196,135
$60,461
0.0 $0
3,219
$636
500
$24,503
79 $33,506
4 $149,811
$268,916
A2
Pioneer Avenue
(Fronting High School Property)
PRODUCT TYPE - Dev/Undev (Base) & Front Footage
1815
16 40,196
$12,391
0.0 581
$115
78 $3,822
27 $11,451
2 $74,905
$102,685
$10,903.85
B
Parkway Drive
PRODUCT TYPE - Dev/Undev (Base)
5181
53 217,814
$67,144
0.0 $0
5,465
$1,080
758
$37,146
51 $21,630
2 $74,905
$201,905
C1
Road 102
PRODUCT TYPE - Dev/Undev (Base)
5300
37 153,962
$47,461
0.0 4,299
$849
329
$16,123
45 $19,085
2 $74,905
$158,424
C2
Road 102
(Fronting College Property)
PRODUCT TYPE - Dev/Undev (Base) & Front Footage
1186
37 41,447
$12,777
0.0 0
$0
78 $3,822
12 $5,089
0 $0
$21,688
$7,083.93
C3
Road 102
(Fronting Yolo County Property)
PRODUCT TYPE - Dev/Undev (Base) & Front Footage
1433
37 42,055
$12,964
0.0 0
$0
89 $4,361
13 $5,514
0 $0
$22,839
$7,516.92
D1
East Gibson Road (Includes total 1/2 median sf = 25656sf) PRODUCT TYPE - Dev/Undev (Base)
1400
24.5 0
$0
0.0 1,283
$254
10 $490
11 $4,665
1 $37,453
$42,862
D2
East Gibson Road
(Fronting High School)
PRODUCT TYPE - Dev/Undev (Base) & Front Footage
1200
24.5 43,366
$13,368
0.0 0
$0
27 $1,323
14 $5,938
0 $0
$20,629
$6,895.62
D3
East Gibson Road
(Fronting College)
PRODUCT TYPE - Dev/Undev (Base) & Front Footage
1460
24.5 24,808
$7,647
0.0 0
$0
47 $2,303
17 $7,210
1 $37,453
$54,613
$7,384.66
D4
East Gibson Road
(Fronting Yolo County Property)
PRODUCT TYPE - Dev/Undev (Base) & Front Footage
1097
24.5 34,394
$10,603
0.0 0
$0
54 $2,646
13 $5,514
1 $37,453
$56,215
$6,659.33
E
Road 25A
PRODUCT TYPE - Dev/Undev (Base)
5250
33 137,967
$42,530
0.0 $0
4,161
$822
352
$17,250
68 $28,840
0 $0
$89,442
F1
Farmer's Central Road
ZONING - Dev Only
6604
varies (13-37)
38,005
$11,716
0.01 $459
1,209
$239
63 $3,087
9 $3,817
0 $0
$19,318
F2
Farmer's Central Road
(Fronting School "A")
ZONING - Dev Only
696
8 104
$32
0.6 $23,180
37 $7
17 $833
0 $0
0 $0
$24,053
G
Mixed Use Channel*
PRODUCT TYPE - Dev/Undev (Drainage)
3560
316,079
$97,435
0.0 0
$0
403
$19,749
18 $7,634
0 $0
$124,818
H
Road 24C
ZONING - Dev Only
2000
160
$49
0.0 $0
0 $0
42 $2,058
31 $13,148
0 $0
$15,255
I1
Road 101
ZONING - Dev Only
5817
Varies (5-16)
26,754
$8,247
0.0 $0
0 $0
85 $4,165
6 $2,545
0 $0
$14,957
I2
Road 101
(Fronting School "A")
ZONING - Dev Only
647
8 4,358
$1,344
0.0 0
$0
16 $784
2 $848
0 $0
$2,976
J1
Matmor Road (West Side Only)
ZONING - Dev Only
1280
684
$211
0.0 $0
0 $0
46 $2,254
8 $3,393
0 $0
$5,858
J2
Matmor Road
(Fronting Private School - East Side Only)
ZONING - Dev Only
1280
8 5,513
$1,700
0.0 0
$0
23 $1,127
$0
0 $0
$2,827
K1
Collector One
ZONING - Dev Only
5200
varies
11,871
$3,659
0.1 $5,334
2 $0
143
$7,008
48 $20,358
0 $0
$36,359
K2
Collector One
(Fronting School "B")
(680lf of Local)
ZONING - Dev Only
625
8 0
$0
0.0 0
$0
19 $931
10 $4,241
0 $0
$5,172
K3
Collector One
(Fronting School "C")
(630lf of Local)
ZONING - Dev Only
490
8 10,428
$3,214
0.0 0
$0
47 $2,303
8 $3,393
0 $0
$8,911
L
Collector Two (Greenbelt Corridor) ZONING - Dev Only
3200
84,479
$26,042
0.0 $0
40 $8
145
$7,106
14 $5,938
0 $0
$39,093
M
Collector Four
ZONING - Dev Only
1300
5,712
$1,761
0.0 $0
0 $0
35 $1,715
12 $5,089
0 $0
$8,565
N
Collector "A" Street
ZONING - Dev Only
5200
varies
34,877
$10,751
0.0 143
$28
178
$8,723
60 $25,447
0 $0
$44,950
Subdivision Trail Corridor
PRODUCT TYPE - Dev only (Parks)
$0
$0
$0
$0
$0
Greenbelts
PRODUCT TYPE - Dev only (Parks)
42,908
$13,227
27 $987,495
2,816
$556
$0
8 $3,393
$0
$1,004,672
Highway 113 Buffer
PRODUCT TYPE - Dev only (Base)
$0
$0
$0
$0
Central Park
PRODUCT TYPE - Dev only (Parks)
$0
$0
$0
$0
Park "A" (Landscaping Strips Included in Road 101 & Locals) PRODUCT TYPE - Dev only (Parks)
$0
$0
$0
$0
Park "B" (Landscaping Strips Included in Coll. 1 & Locals) PRODUCT TYPE - Dev only (Parks)
$0
$0
$0
$0
Park "C" (Landscaping Strips Included in Coll. 1 & Locals) PRODUCT TYPE - Dev only (Parks)
$0
$0
$0
$0
Mini-Park
PRODUCT TYPE - Dev only (Parks)
$0
$0
$0
$0
Gateway Entries ($0.70/sq. ft.)
PRODUCT TYPE - Dev only (Base)
$0
$0
$0
$0
Local Streets
ZONING - Dev Only
742,314
$228,827
0 $0
15,967
$3,155
5,202
$254,925
1,119
$474,592
2 $74,905
$1,036,405
Local Streets
(Fronting School "B")
ZONING - Dev Only
680
6 $0
$0
$0
$0
$0
$0
$0
Local Streets
(Fronting School "C")
ZONING - Dev Only
630
6 $0
$0
$0
$0
$0
$0
$0
Off-Site Inlet Channel
(South Area)*
PRODUCT TYPE - Dev Only (Drainage)
$0
$0
$0
$0
Off-Site Inlet Channel
(North Area)*
PRODUCT TYPE - Dev Only (Drainage)
$0
$0
$0
$0
Off-Site Interceptor/Conveyance Facility (East Area
Agricultural Interceptor)*
ZONING - Dev Only
$0
$0
$0
$0
Off-Site Interceptor/Conveyance Facility (West Area
Agricultural Interceptor)*
ZONING - Dev Only
$0
$0
$0
$0
Off-Site Outlet Channel*
PRODUCT TYPE - Dev Only (Drainage)
$0
$0
$0
$0
Off-Site East Regional Pond
(East Area)*
PRODUCT TYPE - Dev Only (Drainage)
$0
$0
$0
$0
Off-Site East Regional Pond
(West Area)*
PRODUCT TYPE - Dev Only (Drainage)
$0
$0
$0
$0
Off-Site Regional Pond Park
PRODUCT TYPE - Dev Only (Drainage)
0 $0
$0
0 $67,383
0 $0
$0
1 $37,453
$104,836
On-Site Temporary Agricultural Interceptor*
ZONING - Dev Only
$0
Administration Costs
PRODUCT TYPE - Dev/Undev (Base)
$186,789
$186,789
TOTALS
2,256,390
$695,560
28 $1,016,469
39,222
$7,750
$186,789
0 $67,383
8,786
$430,560
1,703
$722,279
16 $599,242
$3,726,032
$46,444
(8)
(1)
Segments refer to map ( SLSP On-site Exibit)
*Cost estimated as a lump sum basis.
**Public Works phasing capital costs are shown in attached memo.
SUBTOTAL -
4,166,032
Gross w/t Reserve Fund Contribution
1 Public Agency Formula = (12' of Landscaping*$.15)+(Tree Total/2)+(Lighting Total/2) 2 Developers' Cost = Total Area Cost - Public Agency Cost
LINE ITEM
TOTAL
PUBLIC
AGENCY
COST
1 LANDSCAPING
TREES ($60/ea @ maturity)
LIGHTING ($153/each)
SIGNALIZED
INTERSECTIONS
($11,498/each)
o
TOTAL ADMIN COST =
$186,789
LANDSCAPING ($0.18/sq.ft.)
GREENBELTS & PARKS
($15,000/ac.)
WALLS & FENCING
($1.10/ln. ft.)
SEGMNT
AREA
ALLOCATION METHOD
APPR.
LENGTH
(lf)
APPR. WIDTH
(sf)
PARKS (costs in 2006 dollars)
PUBLIC WORKS (costs is 2006 dollars)
OVERALL TOTAL DEVELOPERS' COST
$3,539,243
TOTAL PARKS =
$1,719,779
**TOTAL PUBLIC WORKS =
$1,819,464
$3,726,032
TOTAL PUBLIC AGENCY =
-$46,444
\\kgpfserver\Main\Clients\Woodland\Levy_Administration\2025\Levy_Model\Spring_Lake_Rates_dual_allocation_ 6-11-2025_with_Reserve_Contributioncost template FY 2026
Subdivision
Number
Developer
Project
Approval
Date
No. of
Units
R3
Units
R4
Units
R5
Units
R8
Units
R15
Units
R20
Units
R25
Units
For Fiscal Year 2006/2007
2 4711
Monley Cronin
Heritage Park 1A
May-05
41 41
4650
Russell Ranch Dev. Inc.
Heritage Unit 1
May-05
51 51
4736
Russell Ranch Dev. Inc.
Heritage Unit 2
Jul-05
16 16
4752
KB Home
TOC Village 2
Sep-05
145
145
4764
Russell Ranch Dev. Inc.
Heritage Unit 3/Heritage Village
Aug-05
10 10
4765
Monley Cronin
Heritage Park 1B/Liberty Village
Jul-05
10 10
For Fiscal Year 2007/2008
4648
KB Home North Bay Inc.
TOC Village 1-B
Mar-06
112
112
4649
KB Home North Bay, Inc.
TOC Village 1-A
Mar-06
87 87
4670
Pioneer Investors LLC
Heidrick Ranch, Phase 1
Jun-06
59 59
4753
KB Home North Bay, Inc.
Village 3
May-06
134
134
4754
Centex Homes
Village 4
Mar-06
140
140
4821
HTW West Ventures LLC
Turn of the Century Large Lot Subdivision
Jan-06
n/a
2 156
156
For Fiscal Year 2008/2009
4778
Centex Homes
Beeghly Ranch
Mar-07
216
81 135
For Fiscal Year 2010/2011
4675
Standard Pacific Corp
Parkside at Spring Lake
Feb-11
42 42
4993
Standard Pacific Corp
Huntington Square (Parkside)
Jun-11
120
120
For Fiscal Year 2012/2013
5019
Lennar Homes of CA Inc
Units 4A & 4C Miekle Lots
3 Feb-13
13 13
For Fiscal Year 2013/2014
5004
Taylor Morrison of CA LLC
Parkview
Jul-13
108
108
5029
Lennar Homes of CA Inc
Heritage Units 4C & 7
Sep-13
65 65
5030
Lennar Homes of CA Inc
Heritage Units 4C
Sep-13
20 20
For Fiscal Year 2015/2016
4670
Spring Lake Housing Assoc
Heidrick Ranch - Phase 1
62 62
For Fiscal Year 2016/2017
4853
Western Pacific Housing
Solara Ranch
Dec-14
94 94
4986
Lennar Homes of CA Inc
Heidrick Ranch - Phase 2 & 3
99 99
For Fiscal Year 2017/2018
4986
Lennar Homes of CA Inc
Cal West Phase 1
74 74
ZONING
1 CITY OF WOODLAND
Spring Lake Subdivision Tract Information
For 2025/2026 Assessment Calculation
Subdivision
Number
Developer
Project
Approval
Date
No. of
Units
R3
Units
R4
Units
R5
Units
R8
Units
R15
Units
R20
Units
R25
Units
ZONING
1 CITY OF WOODLAND
Spring Lake Subdivision Tract Information
For 2025/2026 Assessment Calculation
For Fiscal Year 2018/2019
5107
Lennar Homes of CA Inc
Heritage Rem Area Phase 2
103
103
5101
Lennar Homes of CA Inc
Cal West Phase 2
69 69
For Fiscal Year 2019/2020
5120
Lennar Homes of CA Inc
Cal West Phases 3 & 4
83 83
5027
Taylor Morrison of CA LLC
Spring Lake Central Phase 1
100
100
5103
Taylor Morrison of CA LLC
Spring Lake Central Phase 2
70 70
5111
Western Pacific Housing Inc
Spring Lake Central Phase 5
77 77
5110
Taylor Morrison of CA LLC
Spring Lake Central Phase 4
44 44
5091
KB Home Sacramento
Oyang North Village 1,2 & 3
222
60 50
112
5092
Lennar Homes of CA Inc
Oyang South Phase 1
120
45 75
For Fiscal Year 2019/2020
2020/21
5137
Lennar Homes of CA Inc
Oyang South Phase 2
130
38 92
For Fiscal Year 2022/2023
5155
Lennar Homes of CA Inc/Standard
Pacific
Parkside at Spring Lake Phase 3
97 97
5106
Richmond American Homes
Spring Lake Central Phase 3
84 84
5196
TL Revival LP
Beeghly Ranch - Lot D
62 62
5197
TL Revival LP
Beeghly Ranch - Lot G
10 10
For Fiscal Year 2023/2024
5162
AG Essential Housing CA 2 LP
Pioneer Village Unit 1
111
111
5162
AG Essential Housing CA 2 LP
Pioneer Village Unit 2
120
120
For Fiscal Year 2025/2026
5221
AG Essential Housing CA 2 LP/Lennar
Ruby Estates
87 87
TOTAL
3,463
150
618
1,239
850
276
0 330
1. Update based on parcel changes and new parcel maps obtained from County Assessor May, 2022.
2. Subdivided into 6 lettered lots with Developed Apartments on one of the lots
3. Includes 7 large lots that ultimately subdivided into Subdivision 5029 and 5030. Also includes 1 large lot scheduled for a park site and commercial acreage. \\kgpfserver\Main\Clients\Woodland\Levy_Administration\2025\Engineers_Report\Tables\[Subdivision_Info_2025-26.xlsx]Sheet1
RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND
INITIATING PROCEEDINGS FOR THE CITY OF WOODLAND GATEWAY
LANDSCAPING AND LIGHTING DISTRICT, AND THE LEVY AND COLLECTION OF ASSESSMENTS FOR FISCAL YEAR 2025/2026 PURSUANT TO THE PROVISIONS OF THE LANDSCAPING AND LIGHTING ACT OF 1972
WHEREAS, the City Council by previous Resolutions formed and approved the maximum annual assessment rates for the City of Woodland Gateway Landscaping and Lighting District (“District”), pursuant to the provisions of the Landscaping and Lighting Act of 1972, Part 2, Division 15 of the California Streets and Highways Code (commencing with section 22500) (“Act”); and
WHEREAS, the Act provides the City Council the authority to annually levy and collect assessments for the District on the Yolo County tax roll on behalf of the District to pay the maintenance, services, and operation of facilities and improvements related thereto; and WHEREAS, the City Council desires to initiate proceedings for the levy and collection of annual assessments against lots and parcels of land within the District for Fiscal Year 2025/2026 pursuant to provisions of the Act; and
WHEREAS, the City Council has retained Koppel & Gruber Public Finance for the purpose of preparing and filing an Engineer’s Report (the “Report”) with the City Clerk.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland, for the City of Woodland Gateway Landscaping and Lighting District, as follows:
SECTION 1.The City Council hereby appoints Koppel & Gruber Public Finance as the District Assessment Engineer, and orders Koppel & Gruber Public Finance to prepare the Report concerning the District and the levy of assessments for Fiscal Year 2025/2026, in accordance with Chapter 1, Article 4, beginning with Section 22565 of the Act.
SECTION 2.The Engineer’s Report shall contain the following:
a) A description of improvements;
b) The Annual Budget (costs and expenses of services, operations and maintenance); c) The Method of Apportionment and the proposed amount to be levied and collected against each Assessor Parcel within District for Fiscal Year 2025/2026; and
d) An exhibit showing the boundaries of the District upon completion of the Report, said Report shall be filed with the City Clerk, who shall submit the same to the City Council for its consideration pursuant to Section 22586 of the Act.
SECTION 2.The proposed improvements for the District include but are not limited to:
the maintenance and operation of public landscaping services and appurtenant facilities,
maintenance and operation of street lighting and appurtenant facilities, and maintenance and operation of storm drainage and other appurtenant facilities related thereto. The Report describes in more detail the items to be maintained and serviced.
SECTION 3.The City Council hereby determines that to provide the improvements described in Section 2 of this resolution, it is necessary to levy and collect assessments against lots and parcels within the District.
SECTION 4.The Finance Officer of the City of Woodland is hereby authorized and directed to take any and all action necessary and appropriate in connection with the annual levy and collection of assessments for the District.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 17th day of June 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
RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND
PRELIMINARY APPROVING THE CITY OF WOODLAND GATEWAY
LANDSCAPING AND LIGHTING DISTRICT ENGINEER’S REPORT, AND THE LEVY AND COLLECTION OF ASSESSMENTS FOR FISCAL YEAR 2025/2026 WHEREAS, the City Council has by previous Resolution ordered the preparation of the Fiscal Year 2025/2026 Annual Engineer’s Report in connection with the City of Woodland Gateway Landscaping and Lighting District (“District”), and levy and collection of assessments against lots and parcels of land within the territory for the Fiscal Year commencing July 1, 2025, and ending June 30, 2026, to pay the maintenance, servicing, and operation of the improvements, pursuant to provisions of the Landscape and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code of California, beginning with Section 22500 (“Act”); and WHEREAS, the District Assessment Engineer has prepared and filed with the City Clerk and the City Clerk has now presented to the City Council the Engineer’s report entitled “City of Woodland Gateway Landscaping and Lighting District Engineer’s Report Fiscal Year 2025/2026” (the “Report”); and
WHEREAS, the City Council has carefully examined and reviewed the Report as presented, and is preliminarily satisfied with the District, each and all of the budget items and documents as set forth therein, and is satisfied that the assessments, on a preliminary basis, have been spread in accordance with the special benefits received from the improvements, operation, maintenance, and services to be performed, as set forth in said Report.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland, for the City of Woodland Gateway Landscaping and Lighting District, as follows:
SECTION 1.The above recitals are all true and correct.
SECTION 2.The Engineer’s Report, as presented, consists of the following:
a) A Description of Improvements;
b) The Annual Budget (costs and expenses of services, operations and maintenance); c) The Method of Apportionment and the proposed amount to be levied and collected against each Assessor Parcel within District for Fiscal Year 2025/2026; and
d) An exhibit showing the boundaries of the District.
SECTION 3.The Report is hereby preliminary approved, and ordered to be filed in the Office of the City Clerk as a permanent record and to remain open to public inspection. The City Clerk shall certify to the passage and adoption of this Resolution, and the minutes of this meeting shall so reflect the presentation of the Report.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 17th day of June 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
RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND,
DECLARING ITS INTENTION TO CONDUCT A PUBLIC HEARING ON THE
MATTER OF ASSESSMENTS AND ORDER THE LEVY OF ASSESSMENTS FOR THE
CITY OF WOODLAND GATEWAY LANDSCAPING AND LIGHTING DISTRICT, FISCAL YEAR 2025/2026 PURSUANT TO THE PROVISIONS OF THE LANDSCAPING AND LIGHTING ACT OF 1972
WHEREAS, the City Council has by previous Resolution, initiated proceedings for the levy and collection of assessments against lots and parcels of land within the City of Woodland Gateway Landscaping and Lighting District (“District”) for Fiscal Year 2025/2026 pursuant to the provisions of the Landscape and Lighting Act of 1972, Part 2 of Division 15 of the Streets and Highways Code of California, beginning with Section 22500 (“Act”); and WHEREAS, the Act provides the City Council the authority to annually levy and collect assessments for the District on the Yolo County tax roll on behalf of the District to pay the maintenance, services, and operation of facilities and improvements related thereto; and WHEREAS, the City Council has retained Koppel & Gruber Public Finance as the District Assessment Engineer for the Annual Levy of the District, and to prepare and file an Engineer’s Report (“Report”) with the City Clerk in accordance with the Act, and that said Report has been prepared and filed with the City Clerk and presented to the City Council.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland, for the City of Woodland Gateway Landscaping and Lighting District as follows:
SECTION 1.The above recitals are all true and correct.
SECTION 2.The City Council hereby declares its intention to levy and collect assessments against lots and parcels of land within the District for the Fiscal Year commencing July 1, 2025, and ending June 30, 2026, to pay the costs and expenses of the improvements which are described in the Report. The City Council finds that the public’s best interest requires such levy and collection.
SECTION 3.The territory of the District is within the boundaries and jurisdiction of the District, and the City of Woodland within the County of Yolo, State of California. The boundary map describing the District is on file with the City Clerk and is hereby incorporated by reference into this Resolution. The District is designated as the “City of Woodland Gateway Landscaping and Lighting District.”
SECTION 4.The proposed improvements for the District are briefly described as the maintenance and operation of and the furnishing of services and materials for the improvements within the District including, but not limited to, the maintenance and operation of public landscaping services and appurtenant facilities, maintenance and operation of street lighting and appurtenant facilities, and maintenance and operation of storm drainage and other appurtenant
facilities related thereto. The Engineer’s Report describes in more detail the items to be maintained and serviced.
SECTION 5.The District Assessment Engineer has prepared and filed with the City Clerk, and the City Clerk has presented to the City Council a Report, in connection with the proposed improvements, a description of an annual inflationary adjustment that will be applied to the assessments in subsequent fiscal years and levy and collection of assessments against lots and parcels of land within the District for Fiscal Year 2025/2026 in accordance with Chapter 1, Article 4 of the Act, and the City Council did by Resolution approve such Report. Reference is hereby made to said Report for a detailed description of improvements, the boundaries of the District, and the proposed assessments upon assessable lots and parcels of land within the District.
SECTION 6.The City Council hereby declares its intention to conduct a Public Hearing concerning the improvements and the levy of assessments for the District in accordance with Chapter 2, Article 1, Section 22590 of the Act. Notice is hereby given that on Tuesday, July 1, 2025, at 6:00 PM; the City Council will hold a Public Hearing for the District for Fiscal Year 2025/2026, or as soon thereafter as feasible. The Public Hearing will be held in the City Council’s regular meeting chambers located at 300 First Street, Woodland, California, at the time so fixed. At the hearing, all interested persons shall be afforded the opportunity to hear and be heard.
SECTION 7.Pursuant to sections 22626, 22552 and 22553 of the 1972 Act and 6061 of the Government Code, the City Clerk shall give notice of the time and place of the Public Hearing by causing publishing of this Resolution of Intention one time at least 10 days prior to the Public Hearing in the local newspaper, and by posting a copy of this Resolution on the official bulletin City Council customarily used by the City Council for the posting of notices.
SECTION 8.The Mayor, City Clerk, the City Manager, the City Council and such officers and employees of the City as are appropriate, are authorized and directed to execute such other documents and take such further action as shall be consistent with the intent and purpose of this Resolution.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 17th day of June 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
City of Woodland
Gateway Landscaping and Lighting District
Engineer’s Report
Fiscal Year
2025/2026
June
17 , 202
5
TABLE OF CONTENTS
I.
Overview
................................
................................
................................
..........................
1 II.
Plans And Specification
................................
................................
................................
....
3 A.
General Description of the District
................................
................................
.....
3 B.
Description of Improvements to be Maintained and Services
...........................
3 C.
Landscaping and Appurtenant Improvements
................................
...................
3 D.
Street Lighting/Traffic Signals and Appurtenant Improvements ........................
4 E.
Description of Maintenance and Services
................................
..........................
4 III.
Estimate of Costs
................................
................................
................................
..............
5 A.
Estimate of Costs Table
................................
................................
.......................
5 B.
Description of Cost Items
................................
................................
....................
6 IV.
Method of Apportionment
................................
................................
..............................
7 A.
General
................................
................................
................................
................
7 B.
Special Benefit Analysis
................................
................................
......................
7 C.
Assessment Methodology
................................
................................
...................
8 D.
Assessment Range Formula
................................
................................
................
9 V.
Assessment Roll
................................
................................
................................
.............
11 VI.
District Diagram
................................
................................
................................
.............
12
City of Woodland Engineer’s Report
Page
1 Gateway Landscaping and Lighting District FY
202
5 /202
6 6
/
17 /2
5 I.
Overview
A.
Introduction
Th
is report constitutes the
annual update of the
Engineer’s Report for the City of
Woodland
(“City”)
Gateway
Landscaping
and Lighting District
(“District”)
for
FY
2025/2026
which
provides
updated information regarding the budget and factors that affect the assessment .
Th
e
District
was
formed
in July 2008
to provide funding for the maintenance of certain public improvements including but not limited to landscaping,
street trees,
street lighting,
traffic signals,
drainage,
and
other improvements or appurtenant facilities within the District’s boundaries.
This report relies
on the assessment methodology and benefit analysis from the Engineer’s Report prepared at the time of formation a
nd approved by the property owners through a Proposition 218 balloting procedure
.
The City Council
pursuant to the provisions of the
Landscaping and Lighting Act of 1972,
Being
Division 15
, Part 2
of the Streets and Highways Code of
the State of
California, beginning with
Section 22500
(the “
1972
Act”)
,
Article XIIID of the Constitution of the State of California (“Article XIIID”), and the Proposition 218 Omnibus Implementation Act (Government Code Section 53750 and following) (the “Implementation Act”)
(the 1972 Act, Article XIIID and the Implementation
Act are referred to collectively
as the “Assessment Law”)
desires
to levy and collect annual
assessments against lots and parcels within the District in the
fiscal year
(“FY”)
commencing July
1,
20 2
5 and ending June 30,
20 2
6 to pay for the operation, maintenance and servicing of
landscaping, lighting
, drainage
and all appurtenant facilities.
The assessment rates set for
FY
2025/2026
as set forth in this Engineer’s Report do not exceed the maximum rates established at the time the District was formed, therefore, the City and the District are not required to go through a property owner ballot procedure in order to establish the FY
2025/2026
assessment rates.
B.
Contents of Engineer’s Report
This Engineer’s Report (“Report”) describes the District boundaries
and the proposed
improvement
s
to be assessed to the property owners located within the district . The Report
is
made up of the following sections.
Section I.
Overview
–
Provides background information on the proposed District and an introduction to the Report.
Section
II
.
Plans and Specifications
–
Contains a general description of the
improvements that are to be maintained and serviced by the District.
Section III.
Estimate of Cost
s
–
Identifies the cost of the maintenance and services to
be provided by the
District including incidental costs and expenses.
This includes both
the maximum assessment rates and the proposed
FY
2025/2026
assessment rates.
Section
IV
.
Method of Apportionment
–
Describes the basis in which costs have been
apportioned to lots and parcels within the District,
in proportion to the special benefit
received by each lot and parcel.
Section
V
.
Assessment Roll
–
The assessment roll identifies the
2025/2026
assessment
to be levied to each lot or parcel
within the District.
City of Woodland Engineer’s Report
Page
2 Gateway Landscaping and Lighting District FY
202
5 /202
6 6
/
17 /2
5 Section
VI
.
Assessment Diagram
–
Displays a diagram of the District showing the
exterior boundaries of the District
at the time the District was formed
.
Each lot or p
arcel within the
District
is
assessed proportionately for only th
e
improvements and
services that are
determined to be
special
benefit
.
For this report, each lot or parcel to be
assessed
, refers to an individual property assigned its own Assessment Parcel Number by the Yolo County
(“County”) Assessor’s Office as shown on the last equalized roll of the assessor.
Following
the conclusion of the Public Hearing
scheduled
for
Ju
ly
1 ,
20 2
5 , the City Council will
confirm the Engineer’s Report as submitted or amended and m ay order the collection of
assessments for
FY
2025/2026
.
City of Woodland Engineer’s Report
Page
3 Gateway Landscaping and Lighting District FY
202
5 /202
6 6
/
17 /2
5 I.
Plans And Specification
A.
General Description of the District
The
territory within the
District consists of all lots, parcels and
subdivisions of
land
as shown on
the Boundary Map
titled
“
Map of Proposed Boundaries of the City of Woodland Gateway Landscaping and Lighting District
” contained within this report in
Section VI
.
At the time of
formation t
he
District
contain
ed
three
(
3 )
original
large parcels that
have subdivided into
twelve
(
12 )
commercial sites.
The
District is
generally
bounded to the north by
Interstate 5
, to the
west
by County Road 102,
to the south by
Bronze Sta
r
Drive
, and generally to the
east
by
the City boundaries
.
B.
Description of
Improvements
to be Maintained and
Service
s
The
District, through the levy of special assessments, provide s
funding for
ongoing maintenance,
operation and servicing of landscaping
,
lighting
,
drainage
and other improvements or
appurtenant facilities
located within the public rights
-
of
-
ways and dedicated easements located
within the District.
These improvements may include, but are not limited to, all materials, equipment, utilities, labor, and appurtenant facilities related to the ongoing maintenance of the
improvements.
Maintenance services will be provided by City personnel and/or private contractors.
The
improvements maintained and services
provided by the District
are generally described
in
Sections II C, II D and II E below.
C.
Landscaping and Appurtenant Improvements
Land
s
caping improvements
(the “Landscaping Improvements”)
include but are not limited to
landscaping, planting,
ground cover,
shrubbery, turf, trees, irrigation
and drainage
systems
,
ornamental lighting structures, masonry block walls and other fencing, entryway monuments ,
bus shelters
and other appurtenant items located
in right of way
s
, parkways,
greenbelts,
and
other easements dedicated to the City and located within the boundaries the District
or adjacent
to the District
and
that were
required
to be ins
talled
as a condition of
the
development
.
Landscaping Improvements
include
but
are
not limited to
the following:
Landscape parkways
on the
major
a
rterial roadways
and collector roads
of the project
including
Maxwell Avenue
,
American Drive,
Veterans Drive
, County Road
102
and
the
future I
-
5 freeway
off ramp
;
Landscaping
and plant/debris removal of the
offsite
detention
pond
;
Graffiti
r
emoval, pain
t
,
wall
and fence
repairs
for the project
entry monuments
and
fencing on
the offsite
detention pond
; and
Transit facilities including bus shelters.
For the landscaping improvements specifically, the City’s costs were estimated assuming the City will provide a Mode II
level of service. Mode II is a mid level of service and represents a level of maintenance where some tolerance is allowed to maintenance problems such as litter, weeds, pruning and irrigation repairs.
City of Woodland Engineer’s Report
Page
4 Gateway Landscaping and Lighting District FY
202
5 /202
6 6
/
17 /2
5 D.
Street
Lighting
/Traffic Signals
and Appurtenant Improvements
Street
lighting improvements
(“Lighting Improvements”)
include but are not limited to poles,
signs,
fixtures, bulbs, conduit, conductors, equipment including posts and pedestals, metering devices
, energy costs
and appurtenant facilities as required to provide lighting and traffic signals
in public streets
,
sidewalk easements
and other easements dedicated to the City and located
within the boundaries
of the
District
or adjacent to the District and that were required
to be
installed
as a condition of the development.
Lighting Improvements
include but
are
not limited to the following
;
Street lighting throughout the arterial, collector, and local roadways totaling approximately
32 lights
;
Traffic signals and appurtenant facilities at
two (2)
signalized intersections
located at
County Road 102 and Maxwell Avenue and at Bronze Star Drive and American Drive ;
and
Lighting facilities located at
and for
the project entry monuments.
Detailed maps and descriptions of the location and extent of the specific improvements to be maintained by the
District
are on file in the Office of Public Works and by reference are made part of this Report.
E.
Description of Maintenance and Services
Maintenance means the furnishing of services and materials for the ordinary and usual maintenance, operation and servicing of
L
andscaping
Improvements
and
L
ighting
I
mprovements
(“Improvements”)
and
appurtenant facilities, including repair, removal or replacement of all or part of any of
the
Improvements
or appurtenant facilities; providing for the life, growth, health and beauty of
the
L
andscaping
I
mprovements
including cultivation,
drainage,
irrigation,
trimming, mowing, spraying, fertilizing and treating for disease or injury; the removal of trimmings, rubbish, debris and other solid waste; and the cleaning ,
sandblasting,
repair
of
fencing
and painting of walls
and fencing
and other improvements to
remove or cover graffiti
.
Servicing means the furnishing of water and electricity for the irrigation of the
L
andscaping
I
mprovements
or appurtenant facilities
including any decorative lighting
and the furnishing of
electric current or energy
, gas or other illuminating agent
for the
L
ighting
I
mprovements
. The
L
ig
hting
I
mprovements
shall be
serviced
to provide adequate illumination.
Servicing also allows
for the replacement of the facilities in order to maintain them in proper working order and to provide specific benefit to the Distr
ict.
City of Woodland Engineer’s Report
Page
5 Gateway Landscaping and Lighting District FY
202
5 /202
6 6
/
17 /2
5 II.
Estimate of Costs
A.
Estimate of Costs Table
Below are the estimated costs of maintenance
and services for the District including
incidental
costs and expenses.
This includes both the Maximum Budget
expected
based on
ful
l
matur
ity of
the landscaping
(subject to an annual inflator
–
see Section IV D) and the Proposed
FY
2025/2026
budget
.
DIRECT COST ITEMS
MAXIMUM
BUDGET
[1]
PROPOSED FY
2025/2026
BUDGET
Landscaping Maintenance
$113,126.46
$125,818.00
Tree Maintenance
40,479.07
19,615.00
Street Lighting
9,043.99
23,282.00
Traffic Signals
36,329.23
26,707.00
Fence Repairs and Maintenance
2,276.33
2,000.00
Graffiti and Entry Way Maintenance
1,457.38
2,350.00
Bus Shelter Repair and Maintenance
2,510.86
1,013.00
Appurtenant Facility Maintenance
6,714.01
0.00 DIRECT COST SUBTOTAL
$211,937.32
$200,785.00
INCIDENTAL COSTS/EXPENSES
City Administration
$5,202.52
$2,696.50
Consultant/County Administration
5,202.52
2,696.50
Reserve Fund Contingency
8,277.55
157.00
INCIDENTAL COSTS SUBTOTAL
$18,682.58
$5,550.00
ASSESSMENT
Estimated Assessment
$230,619.90
$206,335.00
Less Reserve Contribution to Project
n/a
$0.00
TOTAL ASSESSMENT
$230,619.90
$206,335.00
Total Assessors Parcels
12 12
Total Levied Acreage
51.54 51.54
Assessment Per Acre
$4,474.58
$4,003.40
[1]
Though individual cost items may exceed the maximum budget on a line by line basis the total fiscal year assessment will not exceed the maximum budgeted assessment.
City of Woodland Engineer’s Report
Page
6 Gateway Landscaping and Lighting District FY
202
5 /202
6 6
/
17 /2
5 B.
Description of Cost Items
The following is a brief description of the
cost items
for the
D
istrict included in the table above.
Direct Cost Items
–
This includes the
costs of maintaining and servicing the
Improvements
.
This may include
,
but is not limited to
,
the
costs for
labor, utilities, equipment
, supplies,
repairs, replacements
and upgrades that are required to properly maintain the Improvements
that provide a
special
benefit to
property within
the District.
Incidental Costs and Expenses
–
This includes the indirect costs not included above that are
necessary to properly maintain the district on an annual basis.
City Administration
–
Estimated costs incurred by the City for management and administration of the District, including actions associated with the levy and collection of assessments, education, response to
inquiries
or concerns of the public and the
cost to publish public notices required for City Council action relating to the District.
Consultant/County Administration
–
This is the estimated annual cost to the District
for calculating the annual assessments, monitoring parcel changes and final map approvals, preparing the Engineer’s Report for City Council approval, placing the assessmen
ts on the County tax roll, and the
fees
the
County charges
to collect the
assessments on the tax bill.
Reserve Fund/Contingency
–
The reserve fund provides a funding source to pay for
unanticipated infrequent
maintenance
requirements that may be required for the
District. It also provides a source of funds to operate the District from July through
December
while waiting for the County property tax distributions that typically occur in January and May
for the
fiscal year
beginning in July
.
It is intended that the reserve
fund will be funded by assessments during the initial year of assessment prior to the ins
tallation of all of the improvements.
City of Woodland Engineer’s Report
Page
7 Gateway Landscaping and Lighting District FY
202
5 /202
6 6
/
17 /2
5 IV.
Method of Apportionment
A.
General
The
Implementation
Act permits the establishment of assessment districts by agencies for the purpose of providing certain public improvements, which include the construction, maintenance, and servicing of
street
lights,
traffic signals
,
landscaping
and drainage
facilities.
Streets and Highways Code Section 22573 requires that maintenance assessments be levied according to benefit rather than the assessed value.
“The net amount to be assessed upon lands within an assessment district may be apportioned by any formula or method which fairly distributes the net amount among all assessable lots or parcels in
proportion to the estimated benefits to be received by
each such lot or parcel from the improvements.”
In addition, Article XIIID and the Implementation Act
require
that a parcel’s assessment may not
exceed the reasonable cost for the proportional special benefit conferred to that parcel. Article XIIID and the Implemen
t
ation Act further provides
that only
special benefits
are assessable and
the City must separate the general benefits from the special benefits. They also require that publicly owned properties which specifically benefit from the improvements be assessed.
B.
Special
Benefit Analysis
As determined in the formation Engineer’s Report, e
ach of the proposed improvements
and
the
associated costs and assessments within the District
were
reviewed, identified and allocated
based on special benefit pursuant to the provisions of
Article XIIID, the Implementation Act, and
the Streets and Highways Code Section 22573
.
Proper maintenance and operation of landscaping
, street trees
and streetlights
provide
special
benefit to adjacent properties by providing community character, security, safety and vitality.
In
addition, the
Improvements
will enhance the ability of property owners to attract and maintain customers as well as increase the viability of commercial development.
Lastly, the maintenance
of each of the
Improvements
listed above were required
by
the
Final Conditions of Approval
,
Item 87 which was recorded as part of the Memorandum of Agreement between the City and the devel
oper on August 10, 2006,
Document number 2006
-
0031291
-
00 which is on file with the
City Clerk.
Lands
c
aping
Special Benefit
Trees, l
andscaping and appurtenant facilities, if well maintained, provide beautification, shade and enhancement of the de
si
rability of the surroundings, and therefore increase property value.
The entry way monuments to the project provide enhanced visibility and a
draw for customers
thus increas
ing the benefit to property owne
rs
with the District
.
Specifically,
the Landscaping Improvements
provide a sense of ownership and a common theme
in the community providing aesthetic appeal and increased desirability of properties.
Landscaping
and street trees
within the parkways
and the entry way monuments
provide special benefit to those developments that are
located with the District.
City of Woodland Engineer’s Report
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202
5 /202
6 6
/
17 /2
5 Lands
c
aping
General Benefit
The Improvements will be installed to directly benefit the property owners in the District and
to
enhance business and development opportunities. As part of the project approval process, the project was conditioned to maintain the landscaping, lighting and appurtenant facilities.
Therefore, it has been determined that there are no general benefits associated with the
Landscaping Improvements
.
All of the preceding special benefits contribute to a specific enhancement and desirability of each of the assessed parcels within the District. Although the improvements may include landscaping and lighting improvements and other amenities available or vi sible to the public at
large, the construction and installation of these
I
mprovements
are only necessary for the
development of properties within the District and are not required nor necessarily desired by any properties or developments outside the Distri
ct boundary. Therefore, any public access or
use of the
i
mprovements
by others is incidental and there is no measurable general benefit to properties outside the District or to the public at large.
Public Lighting
Special Benefit
The
operation, maintenance and servicing of lighting
and traffic signals
along local streets
,
collector and
arterial streets of a development provides the following special benefits:
Improved security of lots and parcels within the development;
Improved ingress and egress to properties;
Improved nighttime
visibility for the local access of emergency vehicles;
Improved safety and traffic circulation to and from parcels ; and
Increased deterrence of crime and aid to police and emergency vehicles.
Street lights and signals located at arterial
s
and
local
streets
are considered 100% special benefit
to th
e
developments taking direct access at those intersections.
Street lights General Benefit
Similar to the
Landscaping Improvements
described above, the
Lighting
Improvements
are
required to be installed and maintained as part of project approval process and confer a special
benefit
to
the property in the District
by creating
enhance
d
business and development
opportunities. Therefore, it has been determined that there are no general benefits associated with
Lighting Improvements
.
C.
Assessment Methodolog
y
T
o establish the special benefit to the individual
lots and parcels
within the District
a formula
that spreads the costs of the maintenance based on the special benefit must be established. The Improvements
have been reviewed and a formula has been established to apportion the maintenance costs based on benefit.
The method of assessment is based on the acreage of each parcel located within the District.
The parcel’s acreage was determined based on Assessor Parcel maps or other sources.
Based on the above formula the Table below provides the proposed rates for FY
2025/2026
.
City of Woodland Engineer’s Report
Page
9 Gateway Landscaping and Lighting District FY
202
5 /202
6 6
/
17 /2
5 No. of Parcels
Total Acreage
Maximum Acreage
Rate
Proposed
FY
2025/2026
Acreage Rate
1 2
51.5 4
$
4 ,
47 4
.
58 per acre
or portion thereof
$
4,00
3 .4
0 per acre or
portion thereof
The following formula is used to calculate each parcel’s maximum
assessment
(proportional
benefit)
:
Total Assessment (Proposed Maximum Budget)
÷ Total Acreage =
Maximum Acreage Rate
Parcel Acreage x Maximum Acreage
Rate =
Maximum Levy Rate
The following formula is used to calculate each parcel’s FY
assessment
(proportional benefit)
:
Total Assessment (Proposed FY Budget) ÷ Total Acreage =
FY Acreage Rate
Parcel Acreage x FY Acreage Rate =
FY
Levy Rate
D.
Assessment Range Formula
The purpose of establishing an Assessment Range Formula is to provide for reasonable increases and inflationary adjustment to annual assessments without requiring the District to go through
the requirements of Proposition 218 in order to get a small increase . This District provides for
an annual adjustment to the Maximum Assessment Rate per EBU based on the Engineering
News Record Common Labor Cost Index
.
The Assessment Range Formula shall be applied to all future assessments within the District
beginning in
FY
2025/2026
.
Generally, if the proposed annual assessment for the current fiscal year is less than or equal to the calculated Maximum Assessment, then the proposed annual assessment is not considered an increased assessment. The Maximum Assessment is equal to the init
ial Assessment (approved by property owners within the District) adjusted annually by the
percentage
increase in the Engineering News Rec
ord Common Labor Cost Index rate
for the
month of April
.
Beginning in the second fiscal year (Fiscal Year
2009
/
2010
) and each fiscal year thereafter, the
Maximum Assessment would be recalculated and a new Maximum Assessment established within the District.
The Maximum Assessment is adjusted annually and is calculated independent of the District’s annual budget and proposed annual assessment. Any proposed annual assessment is not
City of Woodland Engineer’s Report
Page
10 Gateway Landscaping and Lighting District FY
202
5 /202
6 6
/
17 /2
5 considered an increased assessment, even if the proposed assessment is greater than the assessment applied in the prior fiscal year.
Although the Maximum Assessment will increase each year, the actual assessment may remain
unchanged
.
The Maximum Assessment adjustment is designed to establish a reasonable limit on assessments. The Maximum Assessment calculated each year does not require or facilitate an increase to the annual assessment and neither does it restrict assessments to the ad justment
maximum amount. If the budget and assessment for the fiscal year do not require an increase, or the increase is less than the adjusted Maximum Ass
essment, then the required budget and
assessment may be applied without additional property owner balloting. If the budget and assessments calculated requires an increase greater than the adjusted Maximum Assessment, then the assessment is considered an in
creased assessment and would be subject to
Proposition
218
balloting
.
The increase in the Engineering News Record Common Labor Index from April 20 2
4 to April
20 2
5 is
3.12 %
.
City of Woodland Engineer’s Report
Page
11 Gateway Landscaping and Lighting District FY
202
5 /202
6 6
/
17 /2
5 V.
Assessment Roll
The assessment roll is a listing of
both
M
aximum
A
ssessment
and the
FY
2025/2026
Assessment
apportioned to each lot or parcel,
as shown on the
Yolo County
last equalized roll of the assessor
and reflective of the Assessor’s Parcel Map(s) associated with the equalized roll
.
Though
the
maximum amount is shown below, it is not anticipated that the maximum assessment will be assessed for many years.
A listing of parcels proposed to be assessed within this District is shown on the following table.
*Total levy amount may vary from figures listed into the Budget due to rounding.
Assessor Parcel
Number
Owner Name
Approximate
Acreage
Maximum
Levy
Amount
Actual FY
2025/2026
Levy
Amount
(Rounded)
027-852-003-000
Target Corporation
10.060
$45,014.28
$40,274.14
027-852-004-000
Costco Wholesale Corporation
15.170
67,879.39
60,731.50
027-852-010-000
Woodland Development Co. LLC
4.680
20,941.04
18,735.88
027-852-011-000
Woodland Development Co. LLC
1.300
5,816.96
5,204.40
027-852-029-000
Woodland Development Co. LLC
2.220
9,933.57
8,887.52
027-852-030-000
Merrimac Development Co Llc
3.280
14,676.63
13,131.12
027-852-018-000
Woodland Development Co. LLC
1.590
7,114.58
6,365.38
027-852-019-000
Woodland Development Co. LLC
0.810
3,624.41
3,242.74
027-852-022-000
Woodland Development Co. LLC
7.420
33,201.39
29,705.18
027-852-023-000
In-N-Out Burgers
1.530
6,846.11
6,125.18
027-852-024-000
Kim Hong Seok & Flora T
0.970
4,340.34
3,883.28
027-852-025-000
Woodland Development Co. LLC
2.510
11,231.20
10,048.52
Total*
51.540
$230,619.90
$206,334.84
City of Woodland Engineer’s Report
Page
12 Gateway Landscaping and Lighting District FY
202
5 /202
6 6
/
17 /2
5 VI.
District Diagram
The parcels within the
Gateway
Landscaping and Lighting District
consist of all lots, parcels
depicted within the boundaries of the District. The District diagram reflecting the exterior boundaries of the District
is on file
with
the City Clerk.
City of Woodland Engineer’s Report
Page
13 Gateway Landscaping and Lighting District FY
202
5 /202
6 6
/
17 /2
5 CITY OF WOODLAND
G
ATEWAY
L
ANDSCAP
ING
AND
L
IGHTING
D
ISTRICT
Engineer’s Report
Fiscal Year
20 2
5 -
20 2
6 Report
Submitted by:
________________________________
Scott Koppel
Koppel & Gruber Public Finance
________________________________
Registered Engineer
TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: June 17, 2025
ITEM #: F.8
SUBJECT: Waiver of Second Reading and Adoption of an
Ordinance Amending Woodland Municipal Code Title
16 "Subdivisions" Sections 16.08.020, 16.12.010,
16.12.020, and adding new Section 16.12.025 related
to Small Lot Subdivisions with Residential
Development
Recommendation for Action: Staff recommend the City Council 1) Waive the second reading and adopt Ordinance No. _____, amending Woodland Municipal Code Title 16 "Subdivisions" Sections
16.08.020, 16.12.010, 16.12.020, and adding new Section 16.12.025; 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:
Anna Canales, Assistant Planner, (530) 661-5819, [email protected]
Background:
At its May 20, 2025 meeting, the Woodland City Council introduced and waived the first reading of an Ordinance amending Woodland Municipal Code Title 16 "Subdivisions" Sections 16.08.020,
16.12.010, 16.12.020, and adding new Section 16.12.025; 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.
In recent years, the California Legislature has approved, and the Governor has signed into law, a number of bills that amended various sections of the Government Code aimed at streamlining residential development. In 2023 and 2024, the California Legislature approved, and the Governor signed into law, two new bills — Senate Bill 684 (SB 684) and Senate Bill 1123 (SB 1123) — that further amend state infill development and subdivision law to encourage missing middle housing development as summarized below.
Subject to limited exceptions, existing state law, the Subdivision Map Act has placed the authority to regulate and control the design and improvement of subdivisions with the legislative body of local agencies. It established specific procedures for how local agencies such as the City of Woodland should process, approve, conditionally approve or deny, and file tentative, final, and parcel maps, and the modifications of these maps. The aforementioned acts have generally required an applicant to file a tentative map or vesting tentative map with the local agency, as specified under the Subdivision Map Act, and the local agency, in turn, to approve, conditionally approve, or deny the map within a specified time period.
SB 684 - By-right Small-Lot Subdivisions in Multifamily Zones On October 11, 2023 Governor Newsom signed California SB 684 into law, aiming to simplify the approval process for small lot subdivisions and housing developments by requiring local agencies to consider parcel maps or tentative and final maps without discretionary review or a hearing. It applies to projects creating 10 or fewer parcels and housing developments with 10 or fewer residential units on urban infill sites of less than 5 acres, aiming to expedite the process and promote homeownership
opportunities. The bill took effect on January 1, 2024.
SB 1123 - By-right Small-Lot Subdivisions in Single-Family Zones On September 19, 2024 Governor Newsom signed California SB 1123 into law aimed at expanding on SB 684 by allowing the streamlined approval process for small lot subdivisions to apply to vacant/undeveloped lots (except for nonresidential structures) in single-family zones. This bill aimed to create more affordable homeownership opportunities by making it legal to build up to 10 homes on these lots, provided they met specific criteria, such as being located near jobs, schools, transit, and other amenities. This bill takes effect on July 1, 2025.
The City’s current residential zones include the R-L: Low-Density Residential zone; N-P:
Neighborhood Preservation; R-LM: Residential Low-Medium; R-M: Residential Medium; and R-H:
Residential High. The City's Mixed Use and Downtown Zones also allow for multifamily land use. As part of the proposed modifications to the City Subdivision Ordinance, the revised standards will apply to all city zones that allow for single-family and multifamily residential land use.
The City’s 2035 General Plan and the City's 2021-2029 Housing Element encourage providing for a greater array of housing types, thereby increasing housing choice and options. Increasing density, even incrementally over time, will increase transit ridership, ultimately improving transit choices.
Increased density also improves the possibility of the inclusion of future embedded retail, service, or office uses within a neighborhood, thereby reducing vehicle miles traveled and greenhouse gas emissions. The legislation specifically exempts from CEQA any ordinance adopted to implement SB 684 or SB 1123.
Discussion:
Adopting the proposed ordinance (Attachment 2) will ensure that the City’s Subdivision Ordinance complies with SB 684 and SB 1123. The provisions discussed below summarize the relevant provisions of SB 684 and SB 1123 and local objective standards for reference and discussion and do not include every potential planning and/or building regulation that would apply to projects submitted pursuant to SB 684 and SB 1123.
Zoning Objective Standards That Cannot Be Applied Under SB 684 and SB 1123 Rear/Side Lot Line Setbacks. Any side or rear setback imposed from the original property line of the pre-subdivided lot must align with Government Code Section 65852.21, which outlines provisions for ministerial review of certain proposed housing development. This prohibits cities from imposing setbacks from the original rear or side lot lines beyond four feet, as well as any setbacks for existing structures or a structure constructed in the same location with the same dimensions as an existing structure.
Building Separation. No zoning setbacks or other building separation requirements between units may be enforced. However, any building separation requirements from the California Building Code would still apply.
Parking. No automobile parking requirements may be applied that exceed what is permitted by SB 9.
This section precludes cities from requiring more than one automobile parking space per unit.
However, no onsite parking spaces can be required if the site is within one block of a car share vehicle or is within one-half mile walking distance from a high-quality transit corridor or a major transit stop, which would generally entail a site containing an existing rail transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with frequencies of service intervals of 15 minutes or less during the morning and afternoon peak commute periods. In addition, there can be no requirement that onsite parking be covered or enclosed.
Minimum Lot Width. No minimum width or depth may be required for lots created pursuant to SB 684 or SB 1123. All newly created parcels must have a minimum area of 600 square feet for projects proposed in zones where multifamily residential development is permitted by-right, except as otherwise specified under the provisions for SB 684 and SB 1123. If the project site parcels are zoned for single-family residential use, the newly created parcels shall be no smaller than 1,200 square feet.
Zoning Objective Standards That Can be Applied Under SB 684 and SB 1123 Height & Floor Area Ratio (FAR). Requirements for building height and FAR from the site's underlying zone will apply to all SB 684 and SB 1123 projects.
Dedications of Rights-Of-Way and Off-Site Improvements. SB 684 and SB 1123 allow local governments to require dedications of rights-of-way or the construction of off-site improvements, such as sidewalk and lighting installation, for the parcels created through an SB 684 or SB 1123 project.
City of Woodland 2021-2029 Housing Element in Accordance with SB 684 and SB 1123 If the project site parcel has been identified in the City of Woodland's 2021-2029 Housing Element, the development shall result in at least as many units as projected for that parcel in the housing element.
For developments on parcels not identified in the City of Woodland's 2021-2029 Housing Element, proposed developments would only have to result in the greater of either: (i) at least 66% of the maximum allowable residential density as specified by local zoning or (ii) at least 66% of the applicable residential density under Government Code section 65583.2, subdivision (c)(3)(B), which outlines state provisions related to what are considered appropriate densities to accommodate housing for lower income households.
Environmental Review
Under California Public Resources Code section 21080.17, under the general provisions chapter of the California Environmental Quality Act and CEQA Guidelines section of the California Government Code, CEQA does not apply to the adoption of an ordinance by a city or county to implement the provisions of SB 684 or SB 1123.
Planning Commission Recommendation
At its March 20, 2025, meeting, the Woodland Planning Commission voted 7-0 to recommend City Council approval of the proposed amendments to Woodland Municipal Code, Subdivision Ordinance Sections 16.08.020, 16.12.010, and 16.12.020, and the addition of new Section 16.12.025.
Application Process
Per California Housing Law and Effective as of January 1, 2024 a development proponent may submit an application pursuant to SB 684, within a zone where multifamily residential development is permitted by-right, for a ministerial review of a parcel map or a tentative and final map for the subdivision of 10 or fewer parcels and corresponding housing development projects of 10 or fewer units. Also, per California Housing Law and effective July 1, 2025 a development proponent may submit an application also pursuant to SB 1123, within a zone where single family residential development is permitted by-right, for a ministerial review of a parcel map or a tentative and final map for the subdivision of 10 or fewer parcels and corresponding housing development projects of 10 or fewer units. As part of a ministerial review process, SB 684 and SB 1123 projects will be reviewed at the staff level for consistency with applicable objective criteria. The ministerial process would generally not require public notice or a public hearing, and as discussed in the aforementioned staff
analysis, the California Environmental Quality Act (CEQA) would not apply to ministerial reviews that qualify for these projects.
Per California Housing Law and provisions adopted by the state under SB 684 and SB 1123, an application for a parcel/tentative map for a housing development project or a housing development project submitted pursuant to SB 684 or SB 1123 must be approved or denied within 60 days from the date the local government receives a completed application. If the local government does not approve or deny a completed application within 60 days, the application shall be deemed approved.
Fees
The City Planning Division application fee will depend on whether the project requires a Tentative Parcel Map (up to four units) or a Subdivision Map (five-ten units). Projects requiring permit clearances or other procedures will be assessed additional fees, in addition to typical plan check, final map processing, and permit fees.
Under SB 684 and SB 1123, dwelling units will also be assessed for applicable city development impact fees.
Conclusion:
Staff recommend the City Council 1) Waive the second reading and adopt Ordinance No. _____, amending Woodland Municipal Code Title 16 "Subdivisions" Sections 16.08.020, 16.12.010,
16.12.020, and adding new Section 16.12.025; 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: Anna Canales, Assistant Planner
Reviewed by: Erika Bumgardner, Deputy Director of Community Development
Attachments:
1. Proposed Ordinance - WMC Title 16 Amendments SB 684-1123
ORDINANCE NO. _____
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WOODLAND AMENDING SECTIONS 16.08.020, 16.12.010, AND 16.12.020 OF THE CITY OF WOODLAND MUNICIPAL CODE; AND ADDING NEW SECTION 16.12.025 WHEREAS, on October 11, 2023, the Governor signed into law Senate Bill (SB) 684, which generally became operative on July 1, 2024; and
WHEREAS, SB 684 added Government Code Sections 65852.28, 65913.4.5, and 66499.41 to State law to require local agencies to ministerially approve certain types of subdivisions for housing development projects consisting of ten or fewer units on qualified multi- family zoned infill sites, subject to certain criteria; and WHEREAS, SB 684 further requires local agencies to ministerially approve housing development projects consisting of ten or fewer units on a parcel resulting from such a subdivision; and
WHEREAS, the City’s existing subdivision ordinance in Title 16 of the City of Woodland Municipal Code requires amendments and additions to conform to the new State law requirements of SB 684; and
WHEREAS, on September 19, 2024, SB 1123 amended Government Code sections 65852.28 and 66499.41 to clarify and update certain provisions; and WHEREAS, this ordinance (“Ordinance”) therefore updates WMC sections 16.08.020,
16.12.010, and 16.12.020, and adds new section 16.12.025, to adopt the applicable state standards and provide for local regulation as appropriate; and
WHEREAS, on March 20, 2025 the Planning Commission conducted a duly noticed public hearing to consider the staff report, recommendations by staff, and public testimony concerning the 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, an ordinance implementing the provisions of SB 684 is not considered a project under the California Environmental Quality Act (CEQA Pub. Res. Code Sections 21000, et seq.) pursuant to Government Code Sections 65852.28(e), 65913.4.5(b), and 66499.41(i).
WHEREAS, on May 15, 2025 the City gave public notice of a City Council public hearing to be held to consider this Ordinance by advertisement in a newspaper of general circulation; and WHEREAS, on May 20, 2025 the City Council conducted 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 of the Planning Commission; and
WHEREAS, all legal prerequisites to the adoption of the Ordinance have occurred.
NOW, THEREFORE, BE IT RESOLVED the City Council of the City of Woodland hereby ordain as follows:
SECTION 1. Incorporation of Recitals. The recitals above are true and correct and are hereby adopted as findings as if fully set forth herein.
SECTION 2. CEQA. The City Council finds that adoption of this Ordinance is exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15358 (the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential for resulting in physical change to the environment, directly or indirectly. Further, the City Council finds that this Ordinance is also exempt under CEQA pursuant to Guidelines Section 15061(b)(3) (there exists no possibility that the activity will have a significant adverse effect on the environment) because this Ordinance will not cause a change in any of the physical conditions within the area affected by the Ordinance. Finally, pursuant to Government Code sections 65852.28, 65913.4.5, and 66499.41, this Ordinance implementing the provisions of SB 684 is not a “project” for purposes of CEQA because it establishes a streamlined, ministerial process to which CEQA does not apply.
SECTION 3. Code Amendment. Sections 16.08.020, 16.12.010, and 16.12.020 of Title 16 of the Woodland Municipal Code are hereby amended and restated to read in their entirety as set forth in Exhibit “A,” attached hereto and incorporated herein by this reference.
SECTION 4. Code Addition. Section 16.12.025 of Title 16 of the Woodland Municipal Code is hereby added to read in its entirety as set forth in Exhibit “A,” attached hereto and incorporated herein by this reference
SECTION 5. Severability. If any provision of this Ordinance or its application to any person or circumstance is held 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.
SECTION 6. Certification and Publication. The City Clerk shall certify to the adoption of this Ordinance and cause it, or a summary of it, to be published once within 15 days of adoption in a newspaper of general circulation printed and published within the City of Woodland, and shall post a certified copy of this Ordinance, including the vote for and against the same, in the Office of the City Clerk in accordance with California Government Code, section 36933.
SECTION 7. Effective Date. This Ordinance shall become effective 30 days after its adoption.
INTRODUCED at a regular meeting of the City Council held on the 20 th day of May 2025 and PASSED AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 17th day of June 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
Amended City of Woodland Municipal Code Sections
(follows this page)
City of Woodland, CA
§ 16.08.010 SUBDIVISIONS. §
16.08.020
CHAPTER 16.08
DEFINITIONS
…
§ 16.08.020. Definitions.
"Advisory agency" means the Planning Commission or Community Development Director, who shall constitute the advisory agency for divisions of real property which require preparation of a map pursuant to this title and the Subdivision Map Act. "Alley" means a public thoroughfare less than 30 feet in width. "Appeal Board" means the City Council shall constitute the Appeal Board for appeals from the decisions of the Planning Commission acting in its capacity as the advisory agency. The Planning Commission shall constitute the "Appeal Board" for divisions of real property which do not require preparation of a final map or a parcel map pursuant to this chapter and the Subdivision Map Act.
"Certificate of compliance" means a certificate recorded by the City which determines that the subdivision of real property complies with the provision of the Subdivision Map Act and the City ordinances enacted pursuant thereto. A recorded parcel or final map shall constitute a certificate of compliance with respect to the parcels of real property described therein. "City Engineer" means the City Engineer or the City Engineer's duly authorized representative.
"Community Development Director" means the Community Development Director or the Director's duly authorized representative.
“Community land trust” means a nonprofit corporation organized pursuant to California Government Code Section 501 (c)(3) of the Internal Revenue Code that satisfies all of the following:
1. Has as its primary purposes the creation and maintenance of permanently affordable single-family or multi-family residences;
2. All dwellings and units located on the land owned by the nonprofit corporation are sold to qualified owners to be occupied as the qualified owner’s primary residence or rented to persons and families of low or moderate income. For the purpose of this subparagraph, “Qualified owner” means a person of family of low or moderate income who owns a dwelling or unit collectively as a member occupant or resident shareholder of a limited- equity housing cooperative; and
3. The land owned by the nonprofit corporation, on which a dwelling or unit sold to a qualified owner is situated, is leased by the nonprofit corporation to the qualified owner for the convenient occupation and use of that dwelling or unit for a renewable term of 99 years.
"Cul-de-sac" means a street which connects to other streets only at one end and has provision for a turnaround at the other end.
"General Plan" means the General Plan of the City of Woodland as amended from time to time.
"Geologically hazardous area" means a geologically hazardous area is one which may be affected by one or more of the geologic hazards discussed in the General Plan. “Housing Cooperative” or “Limited-equity housing cooperative” or “workforce housing cooperative trust” means a corporation organized on a cooperative basis that meets all applicable requirements outlined under California Civil Code Section 817. "Lot" means a parcel of land. The word "lot" shall have the same meaning as the word "parcel" and the two words shall be synonymous.
"Lot area" means the total horizontal net area within the lot lines of a lot or parcel exclusive of streets, high-ways, roads and alleys.
"Lot depth" means the horizontal distance between the front and rear lot lines measured on the longitudinal center line.
"Lot line adjustment" means any adjustment of boundary lines between four or fewer existing adjoining parcels, where the land taken from one parcel is added to an adjoining parcel, and a greater number of parcels than originally existed is not created.
Lot Line, Front. "Front lot line" means, in the case of an interior lot, a line separating the lot from the public right-of-way. In the case of a corner lot, the owner may choose which street shall be designated as the front of the lot. Once the choice of frontage has been made, it cannot be changed unless all requirements for yard space are satisfied.
Lot Line, Rear. "Rear lot line" means a lot line which is opposite and most distant from the front lot line or, in the case of an irregular lot or triangular shaped lot, a line 10 feet in length within the lot, parallel to and at the maximum distance from the front lot line. "Lot lines" mean the lines bounding a lot or parcel.
"Lot width" means the horizontal distance between the side lot lines, measured at a right angle to the lot depth at a point midway between the front and rear lot lines.
Lot, Corner. "Corner lot" means a lot situated at the intersection of two or more streets having an angle of intersection of not more than 135 degrees.
Lot, Interior. "Interior lot" means a lot other than a corner lot.
Lot, Through. "Through lot" means a lot having frontage on two parallel or approximately parallel streets.
Map, Final. "Final map" means a map prepared by a registered civil engineer or a licensed land surveyor and presented for recording, which conforms to an approved tentative subdivision map, the Subdivision Map Act and this title.
Map, Parcel. "Parcel map" means a map prepared and processed in accordance with the Subdivision Map Act and creating four or fewer lots or parcels or four or fewer condominiums as defined in California Civil Code Section 783 and for community apartment projects containing four or fewer parcels.
Map, Tentative. "Tentative map" means a map prepared for the purpose of showing the design and improvement of a proposed subdivision and the existing conditions in and around it.
Map, Vesting. "Vesting map" means a tentative map prepared in accordance with California Government Code Section 66452 of the Subdivision Map Act that confers a vested right to proceed with the development in substantial compliance with the ordinances, policies and standards in effect at the time the application is determined, or deemed, to be complete. "Merger" means the joining of two or more contiguous parcels of land under common ownership into one parcel.
"Parcel" means all contiguous lands not otherwise legally divided which are under one ownership according to record in the office of the County Clerk-Recorder. "Public improvements" means streets, highways, monuments, utilities or any facility, fixture or object installed or constructed in accordance with the City standard specifications for acceptance by the City or other public agencies.
“Qualified urban use” means any residential, commercial, public institutional, transit or transportation passenger facility, or retail use, or any combination of those uses. "Registered civil engineer" means a civil engineer registered by the State of California and doing work consistent with the engineer's authority under the Business and Professions Code and the State Board of Registration for Professional Engineers and Land Surveyors (California Business and Professions Code Sections 6700, 8700).
"Reversion to acreage" means abandonment of a previously recorded subdivision map. "Street" means a way for vehicular traffic, whether designated as a street, highway, thoroughfare, road, avenue, boulevard, lane, place, court, circle, drive or way, which has been dedicated to public use and accepted by the City, County, or State or laid out or constructed as such by the City, County, or State or made a public street pursuant to law. "Street" shall not include a private road or alley.
"Subdivider" means a person, firm, corporation, partnership or association who proposes to divide, divides or causes to be divided real property into a subdivision for him or herself or for others except that employees and consultants of such persons or entities, acting in such capacity, are not “subdividers."
"Subdivision" means the division, by any subdivider, of any unit or units of improved or unimproved land, or any portion thereof, shown on the latest equalized County assessment roll as a unit or as contiguous units, for the purpose of sale, lease or financing, whether immediate or future. Property shall be considered as contiguous units, even if it is separated by roads, streets, utility easement or railroad rights-of-way. Subdivision includes a condominium project, as defined in California Civil Code Section 4125 or 6542, a community apartment project, as defined in California Civil Code Section 4105, or the conversion of five or more existing dwelling units to a stock cooperative, as defined in California Civil Code Section 4190 or 6566.
"Subdivision improvement agreement" means a contract between the City and the subdivider in a form approved by the City Attorney, requiring the subdivider to complete, install or construct improvements as required by the provision of this chapter. "Subdivision Map Act" means the provisions of California Government Code, Title 7, Division 2, Section 66410 et seq., and such amendments and additions thereto as may be made.
“Substantially surrounded” means at least 75 percent of the perimeter of the project site adjoins, or is separated only by an improved public right-of-way from, parcels that are developed with qualified urban uses. The remainder of the perimeter of the site adjoins, or is separated only by an improved public right-of-way from, parcels that have been designated for
qualified urban uses in a zoning, community plan, or general plan for which an environmental impact report was certified.
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City of Woodland, CA
§ 16.12.010 SUBDIVISIONS § 16.12.040
CHAPTER 16.12
MAP REQUIREMENTS
§ 16.12.010. Subdivisions creating five or more lots or parcels.
Except as otherwise provided in Section 16.12.025, a tentative map and a final map shall be required for all subdivisions creating five or more lots or parcels, five or more condominiums as defined in California Civil Code Section 783, a community apartment project containing five or more parcels or for the conversion of a dwelling to a stock cooperative containing five or more dwelling units, except where excepted by California Government Code Section 66426 of the Subdivision Map Act.
A tentative map and a parcel map shall be required for those subdivisions so excepted. (Prior code § 21-3-1)
§ 16.12.020. Subdivisions creating four or fewer lots or parcels.
Except as otherwise provided in Section 16.12.025, a tentative map and a parcel map shall be required for all subdivisions creating four or fewer lots or parcels or four or fewer condominiums as defined in California Civil Code Section 783, and for community apartment projects containing four or fewer parcels or for the conversion of a dwelling to a stock cooperative containing four or fewer dwelling units.
(Prior code § 21-3-2)
§ 16.12.025. Streamlined approval process for certain subdivisions and related housing development project approvals.
A. The Community Development Director shall ministerially consider, without discretionary review or a hearing, a parcel map or a tentative and final map for a housing development project that meets all of the following requirements set forth in California Government Code Section 66499.41:
1. The proposed subdivision will result in 10 or fewer parcels and the housing development project on the lot proposed to be subdivided will contain 10 or fewer residential units.
2. Thelot is zoned for multifamily residential development.
3. The lot is no larger than five acres and is substantially surrounded by qualified urban uses.
4. The lot is a legal parcel located within the jurisdiction of the City.
5. The lot was not established pursuant to this Chapter 16.12.025.
6. The lot proposed to be subdivided is the subject of an application filed on or after July 1, 2025 and meets one of the following:
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a. The lot is vacant and zoned for single-family residential development and no larger than 1.5 acres.
i. For purposes of this paragraph, “vacant” means having no permanent structure, unless the permanent structure is abandoned and uninhabitable. All of the following types of housing shall not be defined as “vacant”:
1. Housing that is subject to a recorded covenant, ordinance, or law that restricts rent or sales price to levels affordable to persons and families of low, very low, or extremely low income.
2. Housing that is subject to any form of rent or sales price control.
3. Housing occupied by tenants within the five years preceding the date of the application, including housing that has been demolished or that tenants have vacated prior to the
submission of the application for a development permit.
7. The newly created parcels on parcels that are zoned for multifamily residential land uses are no smaller than 600 square feet.
8. The newly created parcels on parcels zoned for single-family residential development are no less than 1,200 square feet on or after July 1, 2025.
9. The residential units on the lot proposed to be subdivided are one of the following:
a. Constructed on fee simple ownership lots.
b. Part of a common interest development.
c. Part of a housing cooperative.
d. Constructed on land owned by a community land trust. e. Part of a tenancy in common as described in California Civil Code section 685.
10. The proposed housing development project will meet one of the following, as applicable:
a. If the parcel is identified in the City’s Housing Element for the current planning period, the housing development project will result in at least as many units as projected for that parcel in the housing element. If the parcel is identified to accommodate any portion of the City’s share of the regional housing need for low- or very low income households, the development will result in at least as many low- or very low income units as projected in the housing element. These units shall be subject to a recorded affordability restriction of at least 45 years.
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b. If the parcel is not identified in the City’s Housing Element for the current planning period, the housing development project shall either:
i. Result in at least 66 percent of the maximum allowable residential density as specified by local zoning; or
ii. Result in at least 66 percent of the applicable residential density specified in subparagraph (B) of paragraph (3) of subdivision (c) of California Government Code Section 65583.2, whichever is greater. (ii) Where local zoning does not specify a maximum allowable residential density, the development will result in at least 66 percent of the applicable residential density as specified in subparagraph (B) of paragraph (3) of subdivision (c) of California Government Code Section 65583.2.
11. The average total area of floorspace for the units on the lot proposed to be subdivided does not exceed 1,750 net habitable square feet. For purposes of this paragraph, “net habitable square feet” means the finished and heated floor area fully enclosed by the inside surface of walls, windows, doors, and partitions, and having a headroom of at least six and one-half feet, including working, living, eating, cooking, sleeping, stair, hall, service, and storage areas, but excluding garages, carports, parking spaces, cellars, half-stories, and unfinished attics and basements.
12. The housing development project on the lot proposed to be subdivided complies with Chapter 15.16, Affordable Housing.
13. The housing development project on the lot proposed to be subdivided does not require the demolition or alteration of any of the following types of housing:
a. Housing that is subject to a recorded covenant, ordinance, or law that restricts rent to levels affordable to persons and families of low, very low, or extremely low income.
b. Housing that is subject to any form of rent or price control. c. Housing occupied by tenants within the five years preceding the date of the application, including housing that has been demolished or that tenants have vacated prior to the submission of the application for development permit. d. A parcel on which an owner of residential real property has exercised the owner’s rights under Chapter 12.75 (commencing with California Government Code Section 7060) of Division 7 of Title 1 of the Government Code to withdraw accommodations from rent or lease within 15 years before the date that the development proponent submits an application.
14. The lot proposed to be subdivided is not located on a site that is any of the following:
a. Either prime farmland or farmland of statewide importance, as defined pursuant to United States Department of Agriculture land inventory and
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monitoring criteria, as modified for California, and designated on the maps prepared by the Farmland Mapping and Monitoring Program of the Department of Conservation, or land zoned or designated for agricultural protection or preservation by a local ballot measure that was approved by the voters of that jurisdiction.
b. Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993).
c. Within a very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to California Government Code Section 51178, or within a high or very high fire hazard severity zone as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to California Public Resources Code, Section 4202.
d. A hazardous waste site that is listed pursuant to California Government Code Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to former California Health and Safety Code Section 25356, unless either of the following applies:
i. The site is an underground storage tank site that received a uniform closure letter issued pursuant to subdivision (g) of California Health and Safety Code Section 25296.10, based on closure criteria established by the State Water Resources Control Board for residential use or residential mixed uses. This section does not alter or change the conditions to remove a site from the list of hazardous waste sites listed pursuant to California Government Code Section 65962.5.
ii. The State Department of Public Health, State Water Resources Control Board, Department of Toxic Substances Control, or a local agency making a determination pursuant to subdivision (c ) of Section 25296.10 of the California Health and Safety Code, has otherwise determined that the site is suitable for residential use or residential mixed uses.
e. Within a delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with California Government Code Section 18901) of Division 13 of the Health and Safety Code), and by any local building department under Chapter 12.2 (commencing with California Government Code Section 8875) of Division 1 of Title 2 of the Government Code.
f. Within a special flood hazard area subject to inundation by the 1-percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency. If a development proponent is able
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to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this paragraph and is otherwise eligible for streamlined approval under this section, the City shall not deny the application on the basis that the development proponent did not comply with any additional permit requirement, standard, or action adopted by the City that is applicable to that site. A development may be located on a site described in this subparagraph if either of the following is met:
i. The site has been subject to a Letter of Map Revision prepared by the Federal Emergency Management Agency and issued to the local jurisdiction.
ii. The site meets Federal Emergency Management Agency
requirements necessary to meet minimum flood plain management criteria of the National Flood Insurance Program pursuant to Part 59 (commencing with Government Code Section 59.1) and Part 60 (commencing with Government Code Section 60.1) of Subchapter B of Chapter 1 of Title 44 of the Code of Federal Regulations. g. Within a regulatory floodway as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency, unless the development has received a no- rise certification in accordance with Government Code Section 60.3 (d)(3) of Title 44 of the Code of Federal Regulations. If a development proponent is able to satisfy all applicable federal qualifying criteria in order to provide that the site satisfies this subparagraph and is otherwise eligible for streamlined approval under this section, the City shall not deny the application on the basis that the development proponent did not comply with any additional permit requirement, standard, or action adopted by the City that is applicable to that side.
h. Land identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act (Chapter 10 (commencing with Government Code Section 2800) of Division 3 of the Fish and Game Code), habitat conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), or another adopted natural resource protection plan.
i. Habitat for protected species identified as candidate, sensitive, or species, of special status by state or federal agencies, fully protected species, or species by the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq. ), the California Endangered Species Act (Chapter 1.5 (commencing with Government Code Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Government Code Section 1900) of Division 2 of the Fish and Game Code). j. Land under conservation easement.
15. The proposed subdivision conforms to all applicable objective requirements of the Map Act and section 16.12.025, except as otherwise expressly provided in this Chapter 16.12.
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16. Any parcels proposed to be created pursuant to this section will be served by a public water system and a municipal sewer system.
17. If an application is filed after July 1, 2025, the proposed subdivision will not result in any existing dwelling unit being alienable separate from the title to any other existing dwelling unit on the lot.
B. Nothing in this Section 16.12.025 shall be construed to prohibit the City from requiring a mechanism for the maintenance of common space within the subdivision, including but not limited to a road maintenance agreement.
C. The Community Development Director shall approve or deny an application pursuant to Subsection A within 60 days from the date the City receives a completed application.
D. The Community Development Director may condition the approval and recordation of a subdivision map upon the completion of a residential structure that complies with all applicable provisions of the California Building Standards Code that contains at least one dwelling unit on each resulting parcel that does not already contain an existing legally permitted residential structure or which is reserved for internal circulation, open space, or common area.
E. Nothing in this Section 16.12.025 affects the City’s ability to deny a parcel map, tentative map, or final map if it makes certain written findings about the specific, adverse impact of the proposed housing development project as defined and determined in Government Code Section 65589.5(d)(2).
G. Notwithstanding state law regarding accessory and junior accessory dwelling units, the City is not required to permit an accessory or junior accessory dwelling unit on parcels created pursuant to this Section 16.12.025.
H. Notwithstanding state law regarding urban lot splits, the City is not required to permit an urban lot split on a parcel created pursuant to this Section 16.12.025.
I. Upon approval of a tentative map or parcel map for a subdivision in accordance with this Section 16.12.025, the City shall issue a building permit for one or more residential units that are part of a housing development project of 10 or fewer units on a lot subdivided in accordance with this Section 16.12.025, so long as the applicant has submitted a building permit application that the Chief Building Official or designee has deemed complete pursuant to the requirements of Government Code Section 65913.3(b).
1. Issuance of a building permit under this subsection may be conditioned the applicant submitting proof, to the satisfaction of the Chief Building Official or designee, that the applicant and its successors and assignees agree that a certificate of occupancy or equivalent final approval for the building will not be issued unless and until the final map is recorded.
2. The City reserves the right to require a security instrument to ensure faithful performance of the requirements identified in the associated approved tentative or parcel map and related conditions of approval. The amount and form of the security shall be determined by the City in its sole discretion, in accordance with legal requirements.
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J. A housing development project constructed on a subdivided lot approved pursuant to this Section 16.12.025 shall comply with all applicable objective zoning standards, subdivision standards, and design standards, consistent with state and local law. The City shall not impose on such qualifying housing development projects any objective zoning, subdivision, or design standards that:
1. Physically preclude the development of a project built to densities specified in Government Code Section 65583.2(c)(3)(B).
2. Imposes any requirement that applies to a project solely or partially on the basis that the subdivision or housing development receives approval pursuant to this Section.
3. Requires a setback between the units, except as required in the California Building Code.
4. Requires that parking be enclosed or covered.
5. Imposes side and rear setbacks from the original lot line inconsistent with Government Code Section 65852.21(b)(2)(B).
6. Imposes parking requirements inconsistent with Government Code Section 65852.21(c)(1).
7. If the housing development project consists of three to seven units, imposes a floor area ratio standard that is less than 1.0
8. If the housing development project consists of eight to ten units, imposes a floor area ratio standard that is less than 1.25.
K. Notwithstanding the foregoing subsections, a housing development project located on a site proposed to be subdivided pursuant to this Section 16.12.025 is not required to comply with the following requirements:
1. A minimum requirement on the size, width, depth, or dimensions of an individual parcel created by the housing development, beyond the minimum parcel size specified in Section
16.12.025(E).
2. The formation of a homeowners ’association, except as required by the Davis-Stirling Common Interest Development Act. This shall not be construed as prohibiting the City from requiring a mechanism for the maintenance of common space within the subdivision, including but not limited to a road maintenance agreement.
L. The Community Development Director shall ministerially consider, without discretionary review or hearing, a housing development application submitted pursuant to this Section
16.12.025. The Community Development Director shall approve or deny such application within 60 days from the date a completed application is received. If the Community Development Director denies the application, the Community Development Director shall return in writing a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the applicant can remedy the application.
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M. The Community Development Director may disapprove a housing development project that meets the requirements of this Section 16.12.025 if it makes a written finding, based upon a preponderance of the evidence, that the proposed housing development would have a specific, adverse impact, as defined by Government Code Section 65589.5(d)(2), upon public health and safety and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact.
N. The City Building Official shall issue a building permit for one or more residential units that are part of a housing development project, consisting of ten or fewer units, on a lot proposed to be subdivided pursuant to this Section 16.12.025, if the applicant has met both of the following requirements:
1. The applicant has received a tentative map approval or parcel map approval for the subdivision.
2. The applicant has submitted a building permit application that the Building Official deemed complete pursuant to Government Code Section 65913.3(b).
O. The Building Official may condition the issuance of a building permit under this Section on the applicant submitting proof, to the satisfaction of the Building Official, of a recorded covenant and agreement, enforceable by the City, that states that the applicant and the applicant’s successors and assignees agree that the building permit is issued on the condition that a certificate of occupancy or equivalent final approval for the building will not be issued unless the final map has been recorded.
P. The Building Official shall issue the building permit based upon the tentative or parcel map and its conditions of approval. Any dedication, improvement, and sewer requirements identified in the approved tentative or parcel map or its conditions of approval shall be guaranteed to the satisfaction of the City at the time the building permit is issued. The Building Official may require security to ensure faithful performance of the requirements identified in the approved tentative or parcel map or its conditions of approval.
Q. Notwithstanding the foregoing, the Building Official may deny issuance of a building permit under this Section if the Building Official makes a written finding, based upon a preponderance of the evidence, that construction of the proposed structure or structures before recordation of the final map would have a specific, adverse impact, as defined by Government Code Section 65589.5(d)(2), upon public health and safety and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. …
TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: June 17, 2025
ITEM #: F.9
SUBJECT: Approve Sole Source Finding for the Grit System and Screw Pump Rehabilitation Project, CIP 24-12
Recommendation for Action: Staff recommend the City Council adopt Resolution No. _____, determining and designating certain products, things, or services from a Sole Source are required in the Grit System and Screw Pump Rehabilitation Project, CIP 24-12, for the continued functionality of the City’s Water Pollution Control Facility.
Staff Contact:
Mark Miller, Associate Engineer – (530) 661-5968, [email protected]
Fiscal Impact:
The Grit System and Screw Pump Rehabilitation Project, CIP 24-12, (hereafter “Project”) is included in the Capital Improvement Program budget approved on June 18, 2024. The Project is currently in the bidding phase and the budget will be updated after construction bids are received. At that time, any necessary additional funds would be transferred to the Project from the parent project, WPCF Asset Replacement Project, CIP 14-02, and the Sewer Enterprise Fund.
Background:
City staff continually review the status of assets at the Water Pollution Control Facility (WPCF), which allows the facility to continuously receive, treat and discharge wastewater in compliance with its operating permit. Improvements to the WPCF’s influent pump station and grit removal facility were identified from these periodic assessments. The Grit System and Screw Pump Rehabilitation Project, CIP 24-12, is currently in the bidding stage and will replace existing equipment and treatment processes that have failed or have reached the end of their service life. Because the treatment of wastewater is a specialized process, the City has established a need for uniform and compatible mechanical, electrical and instrumentation equipment for the continued operation of the WPCF.
Discussion:
Public Contract Code section 3400 allows the City to specify “sole source” products, brands or trade names in its public works projects if the City Council has made certain findings related to the product or item. One of the statutorily permissible grounds for a sole source finding is that the product or item is needed to match other products in use at City facilities in order to establish uniform, complete and compatible systems/specifications for City facilities (See Pub. Cont. Code § 3400(b)(2)). Further, competitive bidding is not required when the City determines it would produce no advantage for the City, or the advertising of bids is futile, undesirable, impractical or impossible (Graydon v. Pasadena Redevelopment Agency (1980) 104 Cal. App.3d 631; see also Los Angeles Dredging Co. v. City of Long Beach (1930) 210 Cal. 348; Los Angeles Gas & Electric Corp. v. City of Los Angeles (1922) 188 Cal. 307, 319).
Staff undertook considerable research into the various options for submersible wastewater pumps, variable frequency drives (VFDs), relays, indicators, and terminal blocks and have determined the mechanical, electrical, instrumentation and telemetry equipment listed on the attached Exhibit A to be the most compatible with equipment currently in use at the WPCF. The City needs to use the specified items to minimize and simplify operations and maintenance costs that arise from using
products that do not match or are otherwise incompatible with existing products and equipment at the WPCF and to meet specific design objectives in the wastewater treatment process. There is, therefore, no advantage to the City in requiring the mechanical, electrical, instrumentation and telemetry equipment listed in Exhibit A to be competitively bid.
Conclusion:
Staff recommend the City Council adopt Resolution No. _____, determining and designating certain products, things, or services from a Sole Source are required in the Grit System and Screw Pump Rehabilitation Project, CIP 24-12, for the continued functionality of the City’s Water Pollution Control Facility.
Prepared by: Mark Miller, Associate Engineer
Reviewed by: Tim Busch, Principal Utilities Civil Engineer Brent Meyer, Community Development Director/City Engineer
Attachments:
1. Proposed Resolution - Sole Source for CIP 24-12
2. Exhibit A - Sole Source Products 24-12
RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND
DESIGNATING CERTAIN PRODUCTS, BRANDS, OR SERVICES
PURSUANT TO PUBLIC CONTRACT CODE SECTION 3400 FOR THE GRIT SYSTEM AND SCREW PUMP REHABILITATION PROJECT, CIP 24-12 WHEREAS, pursuant to Public Contract Code Section 3400(c), the City of Woodland (City) may make findings designating certain products, things, or services by specific brand or trade name for the statutorily enumerated purposes; and WHEREAS, the City has undertaken considerable research of various options for the procurement of the variable frequency drives (“VFDs”), submersible wastewater pumps and other electrical, instrumentation and telemetry equipment listed on the attached Exhibit A in order to determine the equipment and company that provides this equipment will best meet the City’s needs; and
WHEREAS, the City Council has reviewed the City’s current facilities, general contracts, plans, and specifications in order to evaluate the City’s need to establish uniform, complete, and compatible mechanical, electrical and instrumentation components at the Water Pollution Control Facility (“WPCF”) that are consistent with equipment being used for wastewater treatment systems for City-wide use in order to facilitate the most reliable, dependable, and cost efficient system throughout the City; and
WHEREAS, in accordance with Public Contract Code Section 3400(c)(2), the submersible pumps, VFD’s, relays, indicators and terminal blocks that are listed in the attached Exhibit A will allow the City to ensure that the components utilized on the Grit System and Screw Pump Rehabilitation Project, CIP 24-12, (“Project”) match those components currently in use at other City facilities; and
WHEREAS, City staff have determined that the mechanical, electrical and instrumentation components listed in Exhibit A have demonstrated ease of maintenance, reliability, durability and quality; and
WHEREAS, City operations and maintenance personnel have been trained in the operation, maintenance, and replacement of the mechanical, electrical and instrumentation components listed in Exhibit A and maintain a stock of the equipment needed for repairs or replacements; and
WHEREAS, the City has identified reliable operation of the Water Pollution Control Facility to be a priority; and
WHEREAS, based on the City Council’s above-described review and Public Contract Code Section 3400(c)(2), the Council has determined the City must require and specify the use of the wastewater pumps, VFD’s, relays, indicators and terminal blocks listed in the attached Exhibit A for the Project.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland as follows:
SECTION 1.The above recitals are true and correct and incorporated as if fully set forth herein.
SECTION 2.The City, pursuant to Public Contract Code Section 3400, intends to procure uniform components for the Project that are compatible with the system currently being utilized at the WPCF in order to facilitate the most reliable, dependable, and cost-efficient system throughout the City.
SECTION 3.The City has found compatibility, cost, ease of maintenance and use of different types of mechanical, electrical, instrumentation and telemetry equipment to be problematic and believes it necessary to establish a uniform equipment manufacturer requirement in order to avoid incompatibility issues as well as to ensure security, durability, and reliability of WPCF equipment and to avoid the waste of City funds associated with addressing incompatible components.
SECTION 4.The City’s research also indicates that including multiple brands of submersible wastewater pumps, VFD’s and other mechanical, electrical, instrumentation and telemetry equipment may cause incompatibility issues and make data retrieval and transmitting more difficult to implement. Furthermore, the City’s WPCF is already equipped with the products listed in Exhibit A and can be readily configured with this equipment.
SECTION 5.City operations and maintenance staff has been trained in the operation, maintenance, and replacement of the components listed in Exhibit A and maintain a stock of the equipment needed for repairs or replacements; and
SECTION 6.The City Council further finds that the submersible pumps, VFD’s, relays, indicators and terminal blocks listed in Exhibit A have demonstrated reliability, durability, and quality.
SECTION 7.The City and its consultants have undertaken research into the products/brands of equipment listed in Exhibit A. Pursuant to Public Contract Code Section 3400(c)(2), the City Council hereby designates the equipment listed in Exhibit A for use in the Project so as to match other mechanical, electrical and instrumentation components in use throughout the City’s specialized wastewater treatment system, thus avoiding incompatibility of products, as well as security, replacement, and maintenance problems.
SECTION 8. This Resolution shall be effective as of the date of adoption.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 17th day of June 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
The following specific product(s), thing(s), and/or service(s) shall be utilized for the Grit System and Screw Pump Rehabilitation Project, CIP 24-12:
Equipment Manufacturer/Model
1) Control Relay IDEC Type RR
3) Timer Relay IDEC GTS
3) Indicating Lights Allen-Brady 800H
4) Level Indicating Transmitter Milltronics HydroRanger 200 5) Terminal Blocks Phoenix Contact
6) Variable Frequency Drive Allen-Brady 753 Power Flex
7) Submersible Wastewater Pumps Flygt Model NP 3202 MT 3~ 643
TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: June 17, 2025
ITEM #: F.10
SUBJECT: Approve Amendment #1 to the Agreement with The Gualco Group for State Representation and
Advocacy Services for Flood Mitigation for the Lower
Cache Creek Flood Risk Reduction Project, CIP 22-
16 Recommendation for Action: Staff recommend the City Council adopt Resolution No. _____, authorizing Amendment # 1 to extend The Gualco Group agreement for an additional 12 months for an amount not to exceed $90,000.
Staff Contact:
Tim Busch, Principal Utilities Civil Engineer (530) 661-5963, [email protected]
Fiscal Impact:
The Gualco Group has been providing state representation and advocacy services for flood mitigation to the City for nearly 2 years. The cost of the advocacy services is considered part of the projects budget. Approval of amendment #1 will bring the total not to exceed cost for the Lower Cache Creek Flood Risk Reduction Project (LCCFRRP) services to $180,000. The amendment covers The Gualco Group services through the attached scope of work.
This project is included in the Capital Budget approved by Council with $3,400,000 being advanced from the sewer enterprise fund with a future repayment from the storm drain enterprise fund as approved by Council on June 18, 2024. In addition, as part of the long-term financing plan for the project, the team will pursue cost-sharing, including project management services, with public agency and private property stakeholders with an interest in partnering on a flood solution for Lower Cache Creek.
Background:
In January 2024 the City entered into an agreement with The Gualco Group to provide state advocacy on the City’s behalf to help with the City’s need to develop comprehensive state government relations to secure state financial assistance for solving flood problems associated with Cache Creek. The original agreement was for at least a 12 month period. The contract amendment is necessary to continue this work for an additional 12 months.
Discussion:
Addressing the flood risk from Cache Creek is a complex process involving the City, County, State and Federal governments. The Gualco Group helps the City maintain a presence in the State Capitol to assist the City in developing and maintaining a relationship with the goal of ultimately receiving state funding for a future flood protection project. Approval of this amendment will allow the City to utilize the services of The Gualco Group to continue to advocate for additional state funding to chart a path forward for flood protection.
Conclusion:
Staff recommend the City Council adopt Resolution No. _____, authorizing Amendment # 1 to extend The Gualco Group agreement for an additional 12 months for an amount not to exceed $90,000.
Prepared by: Tim Busch, Principal Utilities Civil Engineer
Reviewed by: Brent Meyer, Community Development Director / City Engineer
Attachments:
1. Proposed Resolution - Gualco Group Agmt Amend 1 for CIP 22-16
2. WoodlandProposalinBrief_5-07-25
RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND APPROVING CONTRACT AMENDMENT #1 WITH THE GUALCO GROUP FOR
STATE REPRESENTATION AND ADVOCACY SERVICES FOR FLOOD
MITIGATION
WHEREAS, the City entered into an agreement with The Gualco Group in January of 2024 to provide state advocacy on the City’s behalf to help with the City’s need to develop comprehensive state government relations to secure state financial assistance for solving flood problems associated with Cache Creek; and
WHEREAS, the City desires the consultant to continue in necessary advocacy efforts with the State of California with a goal of ultimately receiving state funding for flood protection; and WHEREAS, The Gualco Group has agreed to extend their contract through this amendment for an additional 12 months at a cost not to exceed $90,000 with a new contract limit of $180,000; and
WHEREAS, the City Council wishes to approve the Amendment to the Agreement and authorize its execution 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 authorizes the City Manager to execute the amendment with The Gualco Group subject to City Attorney approval. The City Attorney is hereby authorized to make clarifying and confirming changes so long as the total dollar amount authorized in the amendment does not change.
SECTION 2.The total cost of the contract amendment is $90,000 and a total contract amount of $180,000.
SECTION 3.An executed copy of the Agreement is available and on file in the City Clerk’s office and is incorporated herein by reference and made part of this Resolution.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 17th day of June 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
MEMO DATE: May 7, 2025 TO: City of Woodland Ken Hiatt, City Manager FROM: Jackson R. Gualco RE: Proposal-in-Brief Below you will find the essential elements of a proposal to continue to provide the City of Woodland with State government relations advocacy and consulting services relative to the authorization and/or funding of elements of your pending flood control project. Scope of Representation Continue to advocate for the authorization and/or funding of elements of the Cache Creek Flood Control Project via all available and appropriate legislative and Executive Branch avenues. In addition, provide monitoring and possible advocacy engagement on flood control legislation, funding (including Proposition 4), and regulations that could benefit or adversely impact the city’s efforts to bolster flood protection and habitat enhancement along Cache Creek. Term Effective upon execution of a written agreement through June 30, 2026. Fee Structure A monthly retainer of $7,500 plus expenses incurred to be billed at actual cost through the term of the agreement. 500 Capitol Mall, Suite 2600 Sacramento, CA 95814 (916) 441-1392 FAX: (916) 446-6003 E-mail: [email protected] www.gualcogroup.com
Assigned Professionals Jackson R. Gualco, President/Lead Professional Daniel J. Merkley, Senior Advisor Clifford Moriyama, Senior Advisor Please feel free to contact me with any questions or comments. Thank you for the opportunity to provide you with this updated proposal. cc: Mr. Tim Busch Ms. Jasmine Liseth Page 2 of 2
TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: June 17, 2025
ITEM #: F.11
SUBJECT: Contract with the Woodland Joint Unified School District for School Resource Officer Services
Recommendation for Action: Staff recommend the City Council adopt Resolution No. _____, authorizing the Chief of Police to execute a three-year contract with the Woodland Joint Unified School District for School Resource Officer services during the school year.
Staff Contact:
Ryan Kinnan, Chief of Police, 530-661-7813, [email protected]
Fiscal Impact:
The Woodland Joint Unified School District pays the following amount for up to ten months during each contract year:
FY26 Billing
Monthly Cost # Months Total Comment
$19,462.71 4 $77,850.83 Billing for Sep-Dec
2025
$20,630.47 6 $123,782.82 Billing for Jan-June
2026
10 $201,633.65 Total Contract Cost
The amount covers the personnel cost of one full-time top-step police officer. The contract allows for an increase of up to 6% for Year 2 and Year 3 to cover salary increases specified in the City’s Memorandum of Understanding (MOU) with the Woodland Police Officers Association and projected increases in healthcare costs.
The remaining balance of the personnel costs associated with the two full-time School Resource Officers is already included in the department’s approved annual budget.
Background:
The City of Woodland and the Woodland Joint Unified School District (District) agree that School Resource Officers (SROs) provide an invaluable service to students and the community as a whole.
Historically, there have been two full-time School Resource Officers with the associated costs split between the City of Woodland and the District. With the passage of Measure R, the City of Woodland added a third SRO dedicated to gang-resistance measures within the schools, and diverting at-risk youth. SRO services include the following:
1. SROs work in partnership with WJUSD and school administrators to create a safe and healthy learning environment for students and staff.
a. SROs promote safety and security on campuses throughout WJUSD by providing guidance, workshops, and information to students, parents, and staff.
b. Participate in meetings that support maintaining a safe school environment through building emergency response protocols, understanding current trends in the community and establishing plans that are preventative in nature.
2. SROs partner with students and staff to implement Positive Behavior Intervention Support programs and restorative practices.
a. SROs work with the District to ensure restorative practices are primarily used to address bullying and/ or other negative behaviors that compromise the physical and mental safety of members throughout the WJUSD community. b. Build positive relationships with students, staff, and community members, resulting in a reduction in the number of school-based arrests and disciplinary infractions throughout the City of Woodland.
3. Partner with staff to support student attendance and engagement, with a special focus on assisting students who are chronically absent. SROs build and maintain healthy relationships with students, families, and staff through mentorship connections to necessary resources and other interventions that facilitate improved student attendance and participation.
The current contract between the City and WJUSD for School Resource Officer services expires on June 30, 2025 and the proposed three year contract will serve as a successor agreement to allow these services to continue.
Conclusion:
Staff recommend the City Council adopt Resolution No. _____, authorizing the Chief of Police to execute a three-year contract with the Woodland Joint Unified School District for School Resource Officer services during the school year.
Prepared by: Anuelle Jumuad, Management Analyst I
Reviewed by: Ryan Kinnan, Chief of Police
Attachments:
1. Proposed Resolution - WJUSD SRO Contract 2025
2. WPD SRO MOU
RESOLUTION NO. _____
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND AUTHORIZING THE POLICE CHIEF TO EXECUTE A 3-YEAR CONTRACT WITH
THE WOODLAND JOINT UNIFIED SCHOOL DISTRICT FOR SCHOOL RESOURCE
OFFICER SERVICES
WHEREAS, the City of Woodland (“City”) through its Police Department desires to promote cooperation and mutual understanding with the Woodland Unified School District (“District”); and
WHEREAS, the District desires the services of School Resource Officers on the District’s school campuses; and
WHEREAS, the District aims to improve the conditions of Health and Safety, the implementation of Restorative Practices, and to re-engage students to the school setting by securing the services of a School Resources Officer; and WHEREAS, in furtherance of their respective goals, the City and District desire to enter into a 3-year contract whereby the City through its Police Department will provide a School Resource Officer on the District’s school campuses; and WHEREAS, the annual contact amount covers the personnel cost of one full-time top step School Resource Officer for 10 months; and
WHEREAS, the contract cost in Year 2 and Year 3 will increase by 6% to cover the cost of salary increase specified in the employee MOU and projected increases in health care benefits.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland as follows:
SECTION 1.That the City Council hereby authorizes the Police Chief to execute a 3- year contract with Woodland Joint Unified School District for School Resource Officer Services during the school year.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 17th day of June 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
Woodland Joint Unified School District & City of Woodland Agreement for School Resource Officers September 1,2025
AGREEMENT
FOR THE PROVISION OF SCHOOL RESOURCE OFFICER
BETWEEN
CITY OF WOODLAND
AND
WOODLAND JOINT UNIFIED SCHOOL DISTRICT
This Agreement for the Provision of School Resource Officer (the "Agreement") is made and entered into this 1st day of September 2025, by and between the City of Woodland, hereinafter referred to a "City”, and the Woodland Joint Unified School District, hereinafter referred to as "District". The City and the District may be referred to in this Agreement as "Party" or "Parties" as the context may require.
RECITALS
• WHEREAS, the City desires to promote cooperation and mutual understanding through its Police Department; and
■ WHEREAS, the District desires to create opportunities for positive interactions between police officers, students, families, and staff for the purpose of gaining community trust. • WHEREAS, the District desires the services of the school resource officers on the District's school campuses; and
• WHEREAS, the District aims to improve the conditions of Health and Safety, the implementation of Restorative Practices, and to re-engage students to the school setting; and TERMS
NOW, THEREFORE, be it agreed as follows:
1. School Resource Officers will work in partnership with District and site administrators to create safe and healthy learning environments for students and staff. a. School Resource Officers will promote safety and security on campuses throughout the district by providing guidance, workshops and information to students, parents and staff. The effectiveness of these services will be measured monthly, by the number of individuals that participate in group and individual workshops and/or interventions promoting safe behaviors. Actions to support this goal include:
i. Provide students, parents and staff workshops and presentations on topics including:
1. Technology Safety/Social Media Safety
2. Domestic Violence
3. Dating Violence
Woodland Joint Unified School District & City of Woodland Agreement for School Resource Officers September 1,2025
4. Suicide Prevention
5. Traffic Safety
6. Bullying prevention
7. Human trafficking
8. Signs of substance abuse in students
9. Community resources available to support families
10. Gang Involvement Prevention/Intervention
11. Additional topics as related to needs associated with current trends demonstrated throughout the community.
ii. Develop and deliver Intervention, skill-development, and healthy-lifestyle programs for elementary, middle, and high school students on topics including:
1. Drug Abuse Resistance Education (DARE) training for all 4th grade students.
2. Positive Action training for all 7th grade students.
3. Anti-tobacco education addresses not only cigarettes, but also e-cigarettes, vapes, cigars, hookahs, and other such products on campus and in the community. iii. Partner with District staff to provide support and appropriate referrals for victims of abuse and trafficking.
iv. In partnership with school administrators, conduct home visits and welfare checks to:
1. Make contact with parents and at-risk students who are identified as not engaged in school to provide assistance to those families.
2. Make contact and offer support and resources to families dealing with:
a. Domestic violence
b. Suicide Threats
c. Mental Health •
d. Unfulfilled basic needs
b. School Resource Officers will participate in meetings that will support maintaining a safe school environment through building emergency response protocols, understanding current trends in the community, and establishing plans that are preventative in nature. Actions to support this goal may include:
i. Respond swiftly to major disruptions and flagrant criminal offenses throughout the Woodland Joint Unified School District Woodland Police Officers should not make arrests on school grounds unless one or more of the following conditions apply:
1. The arrest is directly related to a crime is committed on the school campus.
2. The arrest is necessary to protect the immediate safety of the students, staff, or others.
3. The arrest is made in execution of a valid arrest warrant. ii. When making an arrest on campus, officers shall make every reasonable effort to minimize disruption to the educational environment. School administration shall be notified as soon as practicable following the arrest. Officers are encouraged to use discretion and consider alternative methods to effectuate the arrest, when feasible, to reduce the impact on the school community.
Woodland Joint Unified School District & City of Woodland Agreement for School Resource Officers September 1,2025
iii. To promote a safe and secure learning environment, under the 4th amendment, a law enforcement officer, including a school district police officer, cannot for the purpose of investigating non-criminal immigration violations, detain a student by preventing them from leaving or take the student our of class
iv. Partner with District staff during and after events that necessitate criminal investigations. v. Provide annual ALICE Training (Active Shooter Response Training) for District staff members.
vi. Work with school administrators to review and update the School Emergency Management Plan and give input on Comprehensive School Safety Plans. vii. Train Campus Supervisors on a variety of topics (i.e. gang awareness, tobacco awareness, active supervision, etc.) annually and as needed throughout the year. viii. Provide additional law enforcement personnel and resources to assist with large public events on school campuses such as athletic events, dances, and community functions. ix. Meet with principals regularly to exchange information gathered from parents, community members, and social media relating to the safety and well -being of students and the school community.
x. Serve as a consultant in improving the effectiveness in implementing emergency drills in conjunction with other local agencies.
2. School Resource Officers will partner with students and staff to implement Positive Behavior Intervention Support programs and Restorative Practices. a. School Resource Officers will work with WJUSD to ensure Restorative Practices are primarily used to address bullying and/or other negative behaviors that compromise the physical and mental safety of members throughout the WJUSD community.
Success of these efforts will be measured by the monthly reports of educational and penal code violations of WJUSD students. Actions to support this goal may include:
Woodland Joint Unified School District & City ofWoodland Agreement for School Resource Officers September 1,2025
b.
i. In cooperation with school administrators, address concerns from students, families, staff, and community associated with bullying by other students. ii. In cooperation with school administrators, address student behavior concerns at the lowest level of intervention appropriate.
iii. In cooperation with school administrators, counselors, social workers, and school staff, participate in Restorative Practices to facilitate student discussion and conflict resolution when appropriate.
iv. Connect victims and friends of victims of violence to the appropriate resources. v. Refer students to Yolo Conflict Resolution Center (YCRC) for students who violate Educational Codes associated with drug use/possession, truancy, crimes, etc...
1. YCRC is a Yolo County Restorative Justice program designed to provide intervention to students struggling to make positive choices. YCRC is a community effort including SRO participation) designed to speak to youth about their choices and provide guidance, with the hopes of preventing penal code violations, resulting in life changing consequences.
2. SRO’s will use their discretion to use YCRC in lieu of an arrest, a pre-arrest diversion program, to keep youth away from criminal
justice system involvement in cases where it is appropriate.
School Resource Officers will build positive relationships with students, staff, and community members, resulting in a reduction in the number of school-based arrest and disciplinary infractions throughout the city of Woodland. Measurement of-sueeesi will be inclusive of student-participafen in community outreach efforts-designed-te Actions to support this goal
may include:
i. Participate in schools' Positive Behavior Intervention Support (PBIS) Program. This may include:
1. Provide incentives, i.e. stickers, snacks, lunch with SRO, etc.
2. Make a SRO available to serve as a mentor and role model for students.
3. Arrange for guest speakers to visit science classes i.e. Crime Scene Investigator, Coroner, Detective.
4. Participate in school functions like rallies, games, lunch time assemblies, etc.
5. Participate in PBIS staff development and site meetings. ii. Participate in Back to School shopping and-^hop witb-a-Gop^^-sfrepping spree with students during the winter break in partnership with other community agencies and service providers. iii. Coordinate the "Fill The Trunk" toy drive in December for students in the
Woodland Joint Unified School District & City of Woodland Agreement for School Resource Officers September 1,2025
WJUSD community and invite WJUSD Board and staff to attend. iv. Coordinate and participate in the Annual 3x3 Middle School Basketball tournament between Woodland Police Officers and WJUSD students'/staff members and other charity games for various sports throughout the year.
v. Participate in National Walk to School Day, providing information on safe routes for students to take when walking to school.
vi. Coordinate and staff the Police Activity League (P.A.L.) After School and Summer Programs vii. Meet with school counselors and community mental health professionals to understand when and how at home issues may be motivating a student's disruptive behavior in order to assist school staff to ensure effective and supportive responses. viii. Conduct home visits (See Goal 1A iv.)
ix. In partnership with site administration provide a re-entry orientation for students who are returning from expulsion and or other extended removals from campus due to educational code violations. The purpose being to help the students feel welcomed and to help them understand what is expected of them.
x. Participate in District staff development opportunities related to student engagement, family involvement, youth development, social emotional learning, anti-bias education and youth development, etc.
3. School Resource Officers will partner with district staff to support student attendance and engagement, with special focus on assisting students who are chronically absent. a. School Resource Officers will build and maintain healthy relationships with students, families and staff through providing mentorship, connections to necessary resources, and other interventions that facilitate an improved student attendance and participation in their educational experience. A measurement of success will be reflected in the reduction of chronic absenteeism, increase in graduation rates, and the implementation of other interventions that contribute to post-secondary success. Actions to support this goal may include:
i. Working to establish and maintain connections with students and families. (See Goal 2 Action Bi-Bx)
ii. Connect with students who are not attending school or participating in online learning. This may include:
1. Home visits (See Goal 1 A iv.)
2. Recruit for Police Cadet Explorer Program (Grades 9-12).
3. Recruit for Youth Academy (Grades 7-8).
iii. Partner with District staff, school administrators, social workers, and staff, and community service providers to connect students and families to available resources necessary to enable students to re-engage and improve their attendance. iv. In cooperation with District staff and school administration, work to reduce student truancy and chronic absenteeism. This may include:
i. Conduct home visits. (See Goal 1 A iv.)
ii. Attend and participate in Student Study Team meetings, School Attendance Review Board (SARB) Hearings, Yolo Truancy Abatement Committee (Y -TAC) meetings, and District Attorney (DA) Mediation Meetings.
Woodland Joint Unified School District & City of Woodland Agreement for School Resource Officers September 1,2025
v. In cooperation with District staff, partner to help identify the outcomes of the identified interventions, as per tier 3 (see second figure of the SRO tiers of support (p. 16).
4. Agreement Logistics:
a. This agreement shall be effective as of September 1, 2025, and shall terminate June 30, 2028, unless the Parties earlier terminate this Agreement as provided herein or agree in writing to extend this Agreement. Either Party may terminate this Agreement at any time by providing thirty (30) days prior written notice to the other Party.
b. The City agrees to cover the cost of two trained officers in the field of law enforcement ("School Resource Officer") to the District for the Woodland Joint Unified School District (WJUSD). The District shall pay for all compensation costs of one additional School Resource Officer, resulting in three School Resource Officers, including, but not limited to all salary, overtime, and benefits costs. Such total compensation costs shall be based on actual City total compensation rates for the law enforcement officer classification from which each School Resource Officer is selected, not to exceed the classification of Police Officer at Step G of the City of Woodland's salary schedule. (See Appendix B)
i. The City shall provide the District an estimate of the SROs salary for the September to June period at the start of each school year and then bill the District in arrears on a semi -annual basis in January and June of each year, ii. Payment(s) shall be made to the City within thirty (30) days following receipt of accurate invoice. Payment not to exceed $202,535 for the first year, and allow for up to 6% increase in payment for each year associated with COLA (Cost of Living Adjustments) reflected in the City's salary schedule and increase health care benefits. c. The precise responsibilities of the School Resource Officer shall be mutually agreed upon between the District's designated representative and the City's designated Police Department representative. The School Resource Officer shall be evaluated by their immediate City Police Department supervisor according to The City's evaluation timeline and protocols, with input from the District's designated representative. The
School Resource Officer shall fall under the direct supervision of the Woodland Police Department at all times. The School Resource Officer will be supervised by a sworn officer on duty during the officer's shift.
d. Information sharing is critical for the success for this agreement. Unless barred by specific statute including without limitation the Family Educational Rights and Privacy Act of 1974, the Health Insurance Portability and Accountability Act of 1996, the California Public Records Act of 1996, the California Public Records Act, or other state and federal privacy laws, both the City and District will freely and proactively share all pertinent information and whereas it does not violate state and federal privacy laws information shall be unredacted and made available to the Superintendent or designee of the school district as stated in Welfare and Institutions Code (WIC), Division 2, Part 1, Chapter 2 .
i. If confidential student records information is needed, but no emergency situation exists, the information may be released only upon the issuance of a court order, or by written authorization of the parent/guardian, ii. The City supervisors and SROs will comply with policies of the District
Woodland Joint Unified School District & City of Woodland Agreement for School Resource Officers September 1,2025
relative to release of student information.
iii. All records, files, and supporting data accumulated and/or prepared by the City in the course of performance of this Agreement shall be and remain the property of the District. All records shall be maintained and permanently stored on District premises. The City may not reproduce and/or use the data for any purpose without District approval. iv. Meet with site principal on a regular basis to communicate contacts made with pupils, families, staff, and community members.
v. Provide a monthly report of SRO activity to measure program effectiveness. {See Appendix A)
e. It is the expectation that SROs will be readily identifiable as Police Officers. During regular duty on campuses, they may wear a uniform and appropriate safety equipment, to include sidearm, as prescribed by the City uniform manual. For activities and occasions for which a uniform would not be appropriate, the supervisors and SROs may wear a modified uniform or other apparel all approved by his/her division commander in consultation with the District representative(s). f. The District may terminate this Agreement by giving thirty (30) calendar days' written notice to the City. In the event the District elects to terminate the Agreement without cause, it shall pay the City for services rendered to such date.
i. If either the District or City fail to perform any of its obligations under this Agreement, within the time and in the manner provided or otherwise violates any of the terms of this Agreement, either party may terminate this Agreement by giving seven (7) days written notice of such termination, stating the reason for such termination. In such an event, the City shall be entitled to receive payment for all services satisfactorily rendered to such date. g. The City and District recognize the importance of ongoing professional development.
As professionals and the quality of The City's training requirements are essential to continued growth and development as professionals. The City has identified a list of training SRO's have participated in leading up to their role as professionals. (Appendix C) i. The City of Woodland Police Department shall provide a list of training SRO officers have participated throughout the month and identify whether the training was provided by The City or The District.
ii School Resource Officers will attend District workshops and trainings associated with topics such as implicit bias, restorative justice practices, equity and access, cultural awareness/sensitivity, anti-bias, and youth development. h. If the regularly assigned School Resource Officer is unavailable, the City will make every reasonable effort to provide coverage for assignments requiring coverage, when possible.
1. No more than one SRO to be on paid vacation during the days in which the students are present on campus.
i. The City in collaboration with the District shall have the power to assign and remove an individual