Agenda packet — Woodland City Council, July 15, 2025 (part 3 of 3)

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MA-50 Needs and Market Analysis Discussion

ARE THERE AREAS WHERE HOUSEHOLDS WITH MULTIPLE HOUSING PROBLEMS ARE CONCENTRATED? (INCLUDE A DEFINITION OF "CONCENTRATION") HUD defines four types of housing problems: (1) cost burden of more than 30%, (2) more than 1 person per room, (3) lack of complete kitchen facilities, and (4) lack of complete plumbing facilities. Figure 1 below shows the share of households within each census tract that have at least one of these housing problems.

A concentration of households with housing needs is defined as a census tract where more than 40% of households have at least one housing need. Using this definition, there are 5 census tracts w ith a concentration of housing problems in the city (Figure 1). Rates of housing needs in these tracts range from a low of 4 2.72% in Tract 111.01, located in the western region of the city , to a high of 52.16% in Tract 111.02, located between Main St and Gibson Rd.

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FIGURE 2. PERCENT OF HOUSEHOLDS WITH ONE OR MORE HOUSING PROBLEMS BY TRACT IN

WOODLAND

Data Source: 2013-2017 CHAS

ARE THERE ANY AREAS IN THE JURISDICTION WHERE RACIAL OR ETHNIC MINORITIES OR LOW-INCOME FAMILIES ARE CONCENTRATED? (INCLUDE A DEFINITION OF "CONCENTRATION")
HUD uses a research methodology known as “racially/ethnically concentrated areas of poverty (R/ECAPs)”, which identifies tracts that have:
• A non-white population of 50% or more;

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• A poverty rate of more than 40% or 3 times more (>3x) than the average tract poverty rate for the MSA, whichever threshold is lower.27
Using this definition and the latest 2019-2023 ACS data, there are no tracts considered R/ECAPs in the City of Woodland.

With respect to CDBG -funded activities that principally benefit low - and moderate-income persons, at least 51% or the activity’s beneficiaries must be low - to moderate -income. Updated HUD data was recently released in 2024 identifying census tracts where a t least 51% of the population is low - to moderate-income based on 2016-2020 ACS 5-Year Estimates. These four tracts in Woodland are included in Figure 3 and are located along the city’s Main St. They include tracts 108, 110.01, 111.01, and 111.02.

27 Damiano, Tony, Jason Hicks, and Edward G. Goetz. "Racially Concentrated Areas of Affluence: A Preliminary Investigation." (2017). https://www.huduser.gov/portal/periodicals/cityscpe/vol21num1/ch4.pdf

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FIGURE 3. TRACTS WHERE 51% OR MORE OF THE POPULATION IS LOW - AND MODERATE - INCOME

Data Source: HUD LMI Data from 2016-2020 ACS 5-Year Estimates

WHAT ARE THE CHARACTERISTICS OF THE MARKET IN THESE
AREAS/NEIGHBORHOODS?
Tracts 108 and 111.02 are considered Woodland Opportunity Zones (OZs), which were created by the 2017 Tax Cuts and Jobs Act to encourage investment and economic development in low -income communities through tax benefits.28

28 City of Woodland, “Opportunity Zone,” https://www.cityofwoodland.gov/1144/Opportunity-Zone

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ARE THERE ANY COMMUNITY ASSETS IN THESE AREAS/NEIGHBORHOODS? There are several community assets in the low -mod census tracts mentioned above, which include the Woodland Police and Fire Department, DMV, Yolo County Courthouse, along with several schools, parks, and churches.

ARE THERE OTHER STRATEGIC OPPORTUNITIES IN ANY OF THESE AREAS? As mentioned previously, the Opportunity Zones provide strategic opportunities for investors and business owners to receive tax benefits on capital gains. The longer the investment period, the greater the tax break.

MA-60 Broadband Needs of Housing occupied by Low- and
Moderate-Income Households - 91.210(a)(4), 91.310(a)(2)

DESCRIBE THE NEED FOR BROADBAND WIRING AND CONNECTIONS FOR

HOUSEHOLDS, INCLUDING LOW- AND MODERATE-INCOME HOUSEHOLDS AND NEIGHBORHOODS.

Broadband connectivity is a vital community resource that offers citizens access to employment, education, and other personal enrichment opportunities found through the internet. In 2015, the FCC defined broadband as internet access with download speeds of 25 Megabits per second (Mbps) and upload speeds of 3 Mbps (otherwise noted as 25/3). With broadband access, internet users can partake in file downloading, video streaming, email, and other critical features necessary for online communication.

Disparities in broadband access – particularly for low -to-moderate households – can create a “digital divide” that limits users’ personal and professional opportunities. The FCC reports that “Internet adoption appears to have an even stronger correlation to health outcomes, even after controlling statistically for other potentially confounding factors, such as education, income, and rurality ”29, meaning that a lack of internet access disproportionately impacts health and possibly even lifespan of low - and moderate - income communities. In addition, a lack of internet access can intensify other barriers to upward mobility, such as education, employment, and general access to information and resources.

A 2024 study from the Pew Research Center found that only 57% of very low-income households and 76% of low - to moderate -income households reported having high -speed internet access at home, in

29 https://www.fcc.gov/health/sdoh/studies-and-data-analytics

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comparison to 95% of households in the highest income bracket 30. This is especially troubling in a post COVID era – A 2021 report from the Pew Research Center noted that 90% of American adults viewed internet access as important or essential in completing daily tasks post COVID31, while another 2021 Pew report found that as many as 30% of US students and 10% of teachers lacked adequate internet access to transfer to online learning during the COVID -19 pandemic 32. Finally, a 2024 report from the National Bureau of Economic Research found that increased high-speed internet access resulted in a reduction in mental and physical health conditions as well as a reduction in deaths from suicide by increasing economic conditions as “zip codes that gain access to broadband internet see increases in the numbers of employees and establishments “33. With these facts in mind, broadband access is an important factor in building and promoting equity and accessibility among low- and moderate-income residents.

Woodland has a considerable history of past efforts in increasing equity in broadband access. Yolo County and four cooperating cities, including the City of Woodland, are currently in the process of conducting “a collaborative broadband planning study coordinated by Yolo LAFCo to determine how we can best ensure that our businesses, residents community anchors have access to affordable, high-quality and high-speed broadband services that will meet their long-term needs”34. The County’s previous Broadband Action Plan was published in 2015 and included the following action items for the City of Woodland35:
• Recommendation 1: The City should continue to develop its broadband infrastructure to reduce internal costs, expand capabilities and protect against future cost increases by:
o Developing a GIS-based map that identifies the City locations that should be interconnected including the City’s current infrastructure; o Installing conduit with all public projects;
o Expanding the City’s capability in negotiating agreements for private providers to utilize the City’s infrastructure for public benefit; and
o Coordinating with other local public agencies (i.e. WJUSD, Woodland Community College, YCTD, Yolo County, Yolo County Housing, Yolo County Office of Education, etc.) as potential users of the City’s infrastructure.
• Recommendation 2: The City needs to work with local broadband providers to ensure business corridors are equipped with the necessary broadband services to support the City’s economic development needs as follows:

30 https://www.pewresearch.org/internet/2024/01/31/americans-use-of-mobile-technology-and-home- broadband/
31 https://www.pewresearch.org/internet/2021/09/01/the-internet-and-the-pandemic/ 32https://www.edweek.org/technology/acting-fcc-chair-the-homework-gap-is-an-especially-cruel-reality-during- the-pandemic/2021/03
33 https://www.nber.org/papers/w32517
34 https://www.yololafco.org/yolo-broadband
35chrome-
extension://efaidnbmnnnibpcajpcglclefindmkaj/https://www.yololafco.org/files/cbeb23541/YoloLAFCoBroadband StrategicPlanFINAL+03.26.15.pdf

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o Actively market and make any City-owned infrastructure available for use by broadband providers;
o Coordinate with Yolo County to identify infrastructure to serve agricultural businesses surrounding Woodland, potentially using wireless to reach these organizations; o Equip business corridors with City-owned broadband infrastructure in the areas identified in the Demand Areas for Expanded Broadband Services, as detailed in the Woodland Community Profile
▪ Developing relationships with broadband providers who will utilize City-owned infrastructure; and
▪ Making this infrastructure available to broadband providers on a non- discriminatory basis.

The updated Broadband Action Plan will focus on predicting and planning for next -generation internet access needs.

Yolo County is also a participating member of the Connected Capital Area Broadband Consortia (CCABC), whose goal is to work alongside other regional consortia to achieve 98% broadband access within each region36. The CCABC routinely receives grants from the California Public Utilities Commission (CPUC) which are used to manage the Consortia and its activities. Finally, a 2020-2022 series of Yolo County Policy Discussion workshops on broadband equity conducted by the Woodland Technology Alliance resulted in this community-generated definition of equity in broadband access37:
“Equal access to broadband internet at an affordable rate for all members of the community to be able to meet their needs for work, school, and entertainment, regardless of demographics, geography, or socioeconomic status.”

DESCRIBE THE NEED FOR INCREASED COMPETITION BY HAVING MORE THAN ONE BROADBAND INTERNET SERVICE PROVIDER SERVE THE JURISDICTION.

Competition generated through having more than one broadband internet service provider serves to ensure that providers keep pricing and service quality competitive, which is especially important for low- and moderate-income residents. A lack of competition among providers may result in higher prices and unserved areas. Despite Woodland’s history of broadband initiatives, the 2019 -2023 American Community Survey reports that nearly 10% of Woodland residents do not have any type of internet service subscription at home. For very low-income residents earning $20,000 or less per year this number jumps to 28.1%. 16.8% of residents earning $20,000 -$75,000 per year have no internet access, while just 2.4%

36 https://www.valleyvision.org/regional-broadband-consortia-powers-up-for-three-more-years/ 37 http://woodlandtech.org/index.php?go=broadband

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of residents earning over $75,000 per year are without internet access, highlighting the significance of affordability in internet access38.

One source of data on broadband access comes from the website BroadbandNow, which exists to help people discover broadband options in every area. This site ranks California 11th out of 50 for high-speed internet access among U.S. states, stating that 96% of California residents have access to 100 Mbps broadband; however, only 90% of residents have access to low -priced broadband. Yolo County has a lower broadband access rate than the state as a whole, with 91.8% of residents having access.

The map below, provided by BroadbandNow, depicts internet affordability in the area: green indicates a minimum price of $55 per month, yellow to orange indicates a minimum price of $69.95 per month, and red indicates areas in which no providers were found. Number of providers follows a similar pattern, with areas with lower minimum prices reporting more providers and areas with higher minimum prices reporting fewer providers.

38 2019-2023 American Community Survey, table S2801

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Source: https://broadbandnow.com/research/national-broadband-map

Another source of coverage data is the FCC’s National Broadband Map. This map contains less detail than that shown by BroadbandNow but draws similar conclusions to the map depicted above, showing that east Woodland in particular has a need for increased broadband provision:

Source: https://broadbandmap.fcc.gov/area-
summary/fixed?version=dec2024&geoid=0686328&type=place&zoom=12.94&vlon=- 121.739713&vlat=38.675062&br=r&speed=100_20&tech=1_2_3_6_7

In summary, the majority of the City of Woodland has adequate broadband access; however, the lowest prices found within the City started at $55/month. This cost may be unaffordable to low- and moderate- income residents, especially those on fixed incomes. Initiatives such as increasing competition among providers, investigating opportunities for broadband offered as a City or County utility, or creating broadband assistance funds for low- to moderate-income residents may help to narrow the digital divide in Woodland.

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MA-65 Hazard Mitigation - 91.210(a)(5), 91.310(a)(3)
DESCRIBE THE JURISDICTION’S INCREASED NATURAL HAZARD RISKS ASSOCIATED WITH CLIMATE CHANGE.

Hazard mitigation within Woodland is managed by Yolo County through the 2024-2029 Yolo County Multi- Jurisdictional Hazard Mitigation Plan , which includes the City of Woodland. This plan was approved by FEMA in October 2024 and includes the following goals:
• Goal 1: Protect Life
• Goal 2: Protect Property and Infrastructure
• Goal 3: Foster an economy that promotes mitigation and recovery • Goal 4: Promote a healthy and equitable environment
• Goal 5: Promote public awareness of hazard risk and mitigation The plan lists the following natural hazards which are considered to have a risk level higher than “negligible” to the jurisdiction:
• Wildfire (high risk)
• Drought (moderate risk)
• Extreme heat (moderate risk)
• Flooding (moderate risk)
• High wind (possible risk)
• Earthquake (possible risk)
• Freezing weather (possible risk)

DESCRIBE THE VULNERABILITY TO THESE RISKS OF HOUSING OCCUPIED BY LOW -

AND MODERATE-INCOME HOUSEHOLDS BASED ON AN ANALYSIS OF DATA, FINDINGS, AND METHODS.

The 2024-2029 Yolo County Multi-Jurisdictional Hazard Mitigation Plan assessed the following populations which may be disproportionately vulnerable to natural hazards39:
• Homeless or unhoused: 700 individuals based on data collected in 2023. • Infants and children under age five: 23% (51,000) of Yolo County residents but projected to increase to 52,329 by 2060.
• Elderly (65 and older): 13.5% of Yolo County residents but estimated to increase 172.68% during the period of 2010-2060.

39 https://www.yolocounty.gov/home/showpublisheddocument/80652/638542986664800000

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• Individuals with disabilities: 6.8% of Yolo County residents, under the age of 65. • Individuals’ dependent on medical equipment: 0.5% of Yolo County residents are dependent on electrical medical equipment, while 15% are Medicare beneficiaries dependent on medical equipment.
• Residents living in mobile homes (3.1% of Woodland’s population40). • Lower income residents (8.1% of Woodland’s population lives below the poverty line41). • Residents of nursing homes or elder care facilities are also vulnerable (approximately 300-400 people42).

The Plan then identifies the following mitigation objectives in order to mitigate risk to these vulnerable groups, as well as the population as a whole:

1. Consider the impacts of hazards on future land use decisions in Yolo County by coordinating with other planning mechanisms, including the General Plan and land use code developments.

2. Protect and sustain reliable local emergency operations and communication facilities during and after a disaster.

3. Develop new or enhance existing early warning response systems.

4. Seek to enhance emergency response capabilities through improvements to infrastructure and City programs.

5. Seek to enhance our understanding of how hazards and disasters may disproportionately impact certain members of our community and identify ways to build community resilience.

6. Seek mitigation projects that provide the highest degree of hazard protection at the least cost.

7. Seek to update information on hazards, vulnerabilities, and mitigation measures by coordinating planning efforts and creating partnerships with appropriate local, state, and federal agencies.

8. Seek to implement codes, standards, and policies that will protect life, property and quality of life including environmental, historic, and cultural resources from the impacts of hazards within Yolo County.

9. Educate the community on preparedness for and mitigation of potential impacts of hazards to Yolo County.

10. Encourage retrofit, purchase, or relocation of structures in high hazard areas, including those known to be repetitively damaged.

11. Eliminate or minimize disruption of local government operations caused by known hazards.

12. Consider open space land uses within identified high-hazard risk zones.

13. Retrofit, acquire, or relocate identified high-risk structures, including those known to experience repetitive losses.

14. Establish a partnership among appropriate levels of government and the business community to improve and implement methods to protect property.

40 2019-2023 American Community Survey, table DP04
41 2019-2023 American Community Survey, table S1701
42 2020 DEC redistricting data, table P5

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15. Encourage hazard mitigation measures that promote and enhance natural processes and minimize adverse impacts on the ecosystem.

16. Promote and implement hazard mitigation plans and projects that are consistent with state, regional, and local climate action and adaptation goals, policies, and programs.

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STRATEGIC PLAN

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SP-05 Overview

STRATEGIC PLAN OVERVIEW
This strategic plan will guide the allocation of Woodland’s CDBG funding during the 2025-2029 planning period. Goals for the 202 5-2029 period focus on high priority needs identified through data analysis, community input, consultation with City of Woodland staff and partner agencies, and a review of relevant recently completed plans and studies. The priority needs identified are:

1. Expanded Access to Affordable Housing

2. Provision of Community Services

3. Infrastructure and Public Facilities Improvements

4. Community Engagement, Planning, and Administration
The priority and goal sections of this strategic plan describe anticipated activities within each of several broader areas to which the City of Woodland will allocate funding. The City will rely on partnerships with local agencies and internal City departments to achieve its Consolidated Plan goals and address priority needs.

SP-10 Geographic Priorities – 91.215 (a)(1)

GEOGRAPHIC AREA
CDBG funds are available for use throughout Woodland, both in areas where the majority of residents have low- or moderate-incomes, or to serve low- or moderate-income residents living in any area of the city.

TABLE 48 - GEOGRAPHIC PRIORITY AREAS
Target Area: Percentage of Funds
Citywide 100%

GENERAL ALLOCATION PRIORITIES
Input received during development of the 2025 -2029 Five-Year Consolidated Plan emphasized the need to reduce affordable housing burdens and maintain the housing stock for low - and moderate-income families. Because families with needs, including needs related to homeowner housing repair/rehab, rental assistance, and first-time homeownership, may reside anywhere within Woodland, the City makes these programs available citywide. Public service activities designed to assist low - and moderate -income families, people who are homeless, and non-homeless special needs groups are generally located in areas

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most accessible to the clientele being served, which often overlap with low- and moderate-income (LMI) census tracts.

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SP-25 Priority Needs - 91.215(a)(2)

PRIORITY NEEDS
During the development of the Consolidated Plan, five priority needs were identified. Each of the needs is described in the table that follows along with a basis for its priority designation and the populations to be served.

TABLE 49 – PRIORITY NEEDS SUMMARY
1 Priority need Expanded Access to Affordable Housing
Priority level High
Population(s) served Extremely low income
Low income
Moderate income
Large family
Families with children
Elderly/frail elderly
Public housing residents
People with disabilities
Geographic area(s) affected Citywide
Associated goal(s) Improve Housing Access and Quality
Description Potential activities related to this priority may include:
• Repair or rehabilitation of owner-occupied housing
• Repair or rehabilitation of affordable rental housing • Construction/acquisition/rehabilitation of affordable for-sale or rental housing
• Assistance to first-time homebuyers
• Tenant-based rental assistance
• Program delivery
• Other housing activities that expand access and
affordability for low- and moderate-income
households
Basis for priority CHAS data analyzed for this Plan indicates that housing affordability is the most widespread need in the city. Through the survey, community members emphasized the need for
construction of new affordable rental units, energy efficiency improvements to hous ing, family housing, and elderly or

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senior housing. Residents engaged in pop -up groups also emphasized that affordable housing is the number one issue in Woodland, and that expanding resources and assistance for renters is more important than expanding resources and
assistance for homebuyers.

2 Priority need Provision of Community Services
Priority level High
Population(s) served Extremely low income
Low income
Moderate income
Families with children
Elderly
People with disabilities
Homeless individuals and families
Victims of domestic violence
Geographic area(s) affected Citywide
Associated goal(s) Community Services
Description Potential activities related to this priority may include an array of public services designed to support low - and moderate-income households, children, victims of domestic violence, homeless individuals and families, and other special needs populations.

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Population(s) served Extremely low income
Low income
Moderate income
People with disabilities
Non-housing community development
Geographic area(s) affected Citywide
Associated goal(s) Infrastructure and Public Facility Improvements Description Potential activities related to this priority include site development to support access to affordable housing,
improvements to public infrastructure, or improvements to public facilities.

4 Priority need Community Engagement, Planning, and Administration Priority level High
Population(s) served All
Geographic area(s) affected Citywide
Associated goal(s) Community Engagement, Planning, and Administration Description Activities related to this priority include community planning and administration of the City of Woodland’s CDBG programs and community engagement related to these programs. Additionally, fair housing education services to help residents and housing providers understand fair housing rights and responsibilities.

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and awareness of available community resources, including for those most at-risk of housing discrimination

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SP-30 Influence of Market Conditions – 91.215 (b)

INFLUENCE OF MARKET CONDITIONS
TABLE 50 – INFLUENCE OF MARKET CONDITIONS

Affordable
Housing Type
Market Characteristics that will influence
the use of funds available for housing type
Tenant Based
Rental Assistance
(TBRA)
High level of cost burdens among low-income households; waiting lists for assisted housing units; and need for short-term rental assistance for homeless individuals and families transitioning to permanent housing. Low vacancy rates and limited number of landlords who accept vouchers suggest support for new affordable housing construction instead of TBRA. The City is not planning to use these Federal funds for TBRA over the Consolidated Planning period.

TBRA for Non-
Homeless Special
Needs
High level of cost burdens among low-income households; waiting lists for assisted housing units; and need for short-term rental assistance for homeless individuals and families transitioning to permanent housing. Low vacancy rates and limited number of landlords who accept vouchers suggest support for new affordable housing construction instead of TBRA. The City is not planning to use these Federal funds for TBRA over the Consolidated Planning period.

New Unit
Production
Age and condition of housing; waiting lists at existing assisted housing developments; high occupancy rates and rental rates; sales prices unaffordable to low/moderate income households.

Rehabilitation
Age and condition of housing; issues related to substandard housing, especially for low-income renters; need for home repairs for seniors and other homeowners, including lead-based paint remediation.

Acquisition,
including
preservation
Subsidized housing developments anticipated to age out of their affordability period; age, condition, and availability of multifamily properties suitable for acquisition/rehabilitation; vacant/hazardous buildings identified through code enforcement.

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SP-35 Anticipated Resources - 91.215(a)(4), 91.220(c)(1,2)

INTRODUCTION
The City of Woodland receives federal funding through the Community Development Block Grant (CDBG) program. The City will receive an anticipated $473,643.00 in HUD grant funds for the 2025 program year (PY 2025), which runs from July 1, 2025, through June 30, 2026. The table below outlines anticipated funding levels by program and estimates additional grant funds to be received in the remaining four program years covered by the City’s 2025-2029 Five-Year Consolidated Plan.

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ANTICIPATED RESOURCES
TABLE 51 - ANTICIPATED RESOURCES
Program Source
of Funds Uses of Funds
Expected Amount Available Year 1
Expected
Amount
Available
Remainder of
ConPlan
$
Narrative
Description
Annual
Allocation: $
Program
Income: $
Prior Year
Resources: $
Total:
$
CDBG
Public–
Federal
Acquisition
Admin and
planning
Economic
development
Housing
Public
improvements
Public services
Fair housing
$473,643 $0 $0 $473,643 $1,894,572 The expected
amount of CDBG
funds available
for the
remainder of the
Con Plan is
estimated at four
times the City’s
anticipated PY
2025 annual
allocation.

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EXPLAIN HOW FEDERAL FUNDS WILL LEVERAGE THOSE ADDITIONAL RESOURCES (PRIVATE, STATE AND LOCAL FUNDS), INCLUDING A DESCRIPTION OF HOW

MATCHING REQUIREMENTS WILL BE SATISFIED
The City of Woodland uses its federal grant funds together with additional local resources to address priority needs. During PY 2025, the City will partner with local nonprofit organizations on a number of programs, with partner agencies supplementing CDBG grants with additional funding, staff time, and other organizational resources.

The City will partner with local nonprofit organizations and affordable housing developers to support affordable housing development, housing rehabilitation, public services, and homelessness programs in PY 2025. Partners leverage grant funds with private donations and other funding. Funding is also available through the California Department of Housing and Community Development and the National Housing Trust Fund, the Low-Income Housing Tax Credits program.

IF APPROPRIATE, DESCRIBE PUBLICLY OWNED LAND OR PROPERTY LOCATED

WITHIN THE JURISDICTION THAT MAY BE USED TO ADDRESS THE NEEDS

IDENTIFIED IN THE PLAN
N/A

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SP-40 Institutional Delivery Structure – 91.215(k)
Explain the institutional structure through which the jurisdiction will carry out its consolidated plan including private industry, non-profit organizations, and public institutions.

TABLE 52 - INSTITUTIONAL DELIVERY STRUCTURE
Responsible Entity Responsible Entity
Type Role Geographic Area
Served
City of Woodland Government Economic
Development
Non-homeless special
needs
Ownership
Planning
Rental
neighborhood
improvements
public facilities
Jurisdiction
Meals on Wheels Yolo
County
Subrecipient Non-homeless special
needs
public services
County
Yolo Community Care
Continuum
Subrecipient Non-homeless special
needs
public services
County
Yolo Wayfarer Center Subrecipient Homelessness County
Empower Yolo Subrecipient Homelessness
Non-homeless special
needs
public services
County
Yolo Food Bank Subrecipient Homelessness
Non-homeless special
needs
public services
County
Short Term Emergency
Aid Committee
Subrecipient Homelessness
Non-homeless special
needs
public services
Jurisdiction

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ASSESS OF STRENGTHS AND GAPS IN THE INSTITUTIONAL DELIVERY SYSTEM The collaborative nature of Woodland’s service provider network forming the institutional delivery system contains both inherent strengths and weaknesses. The inclusion of such a wide variety and large number of organizations, both public and private, is a clear strength as it increases both the capacity and the perspective of the institutional delivery system. However, this same factor may pose a weakness as it requires intense organization and collaboration to ensure 1) non-redundancy of services, 2) accurate and appropriate information sharing between organizations, and 3) some form of centralized resource access hub in order to direct residents in need of assistance to the correct organization(s). As long as the City of Woodland bears this in mind and remains proactive in regard to the increased need for collaboration Responsible Entity Responsible Entity
Type Role Geographic Area
Served
Yolo County Children's
Alliance
Subrecipient Non-homeless special
needs
public services
County
Northern California
Children's Therapy
Center
Subrecipient Non-homeless special
needs
public services
Region
Legal Services of
Northern California
Subrecipient Homelessness
Non-homeless special
needs
public services
Region
CommuniCare Health
Centers
Subrecipient Homelessness
Non-homeless special
needs
public services
Jurisdiction
New Hope Community
Development
Corporation
Subrecipient Rental Jurisdiction
Homeless and Poverty
Action Coalition
Continuum of Care Homelessness
Rental
Region
Yolo County Health and
Human Services Agency
Government Homelessness
Non-homeless special
needs
public services
County
Yolo County Housing PHA Public Housing
Rental
County

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necessitated by widespread service provider networks, the format of the institutional delivery system will remain a strength.

AVAILABILITY OF SERVICES TARGETED TO HOMELESS PERSONS AND PERSONS

WITH HIV AND MAINSTREAM SERVICES
TABLE 53 - HOMELESS PREVENTION SERVICES SUMMARY
Homelessness Prevention
Services
Available in the
Community
Targeted to
Homeless
Targeted to People
with HIV
Homelessness Prevention Services
Counseling/Advocacy X X
Legal Assistance X
Mortgage Assistance X
Rental Assistance X X
Utilities Assistance X
Street Outreach Services
Law Enforcement X X
Mobile Clinics
Other Street Outreach Services X
Supportive Services
Alcohol & Drug Abuse X
Child Care X
Education X
Employment and Employment
Training X
Healthcare X X

HIV/AIDS X
Life Skills X X
Mental Health Counseling X X

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DESCRIBE HOW THE SERVICE DELIVERY SYSTEM INCLUDING, BUT NOT LIMITED

TO, THE SERVICES LISTED ABOVE MEET THE NEEDS OF HOMELESS PERSONS (PARTICULARLY CHRONICALLY HOMELESS INDIVIDUALS AND FAMILIES, FAMILIES

WITH CHILDREN, VETERANS AND THEIR FAMILIES, AND UNACCOMPANIED YOUTH)
Through a partnership with and active participation in the jurisdiction’s Continuum of Care, also known as HPAC, the City of Woodland is able to connect homeless residents to resources and shelter.

DESCRIBE THE STRENGTHS AND GAPS OF THE SERVICE DELIVERY SYSTEM FOR

SPECIAL NEEDS POPULATION AND PERSONS EXPERIENCING HOMELESSNESS,

INCLUDING, BUT NOT LIMITED TO, THE SERVICES LISTED ABOVE As described in MA-30, Woodland serves its homeless residents primarily through partnerships with the HPAC CoC and other public and private entities. Strengths of this service delivery system include a diverse variety of organizations with independent resources, which may aid in creating additional safety nets for individuals who may require multiple resources. Weaknesses of the homelessness service delivery system lie primarily in a lack of funding, which hinders Woodland from being able to expand emerge ncy shelter options.

PROVIDE A SUMMARY OF THE STRATEGY FOR OVERCOMING GAPS IN THE

INSTITUTIONAL STRUCTURE AND SERVICE DELIVERY SYSTEM FOR CARRYING OUT

A STRATEGY TO ADDRESS PRIORITY NEEDS
The City of Woodland will continue its current partnerships with HPAC and with other service providers and will continue to seek funding opportunities from a variety of sources in order to overcome gaps in the service delivery system.

Transportation X X
Other
Other

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SP-45 Goals Summary – 91.215(a)(4)

GOALS SUMMARY INFORMATION
TABLE 54 – GOALS SUMMARY
Sort
Order Goal Name Start
Year
End
Year Category Geographic
Area Needs Addressed Funding Goal Outcome
Indicator
1 Improve Housing
Access and
Quality
2025 2029 Affordable
Housing Citywide
Expanded Access
to Affordable
Housing
$100,00
Rental units
rehabilitated: 4
units
2 Provide
Community
Services
2025 2029 Community
Services Citywide
Provision of
Community
Services
$255,232
Public service
activities other
than
Low/Moderate
Income Housing
Benefit:
3,000 Persons
Assisted

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Sort
Order Goal Name Start
Year
End
Year Category Geographic
Area Needs Addressed Funding Goal Outcome
Indicator
3 Improve Existing
Infrastructure
and Public
Facilities
2025 2029
Non-Housing
Community
Development
Citywide
Infrastructure
and Public Facility
Improvements
$1,539,339
Public Facility or
Infrastructure
Activities other
than
Low/Moderate
Income Housing
Benefit:
1,200 Persons
Assisted
4 Community
Engagement,
Planning, and
Administration
2025 2029
Community
Engagement,
Planning, and
Administration
Citywide
Community
Engagement,
Planning, and
Administration
$473,643 N/A

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GOAL DESCRIPTIONS
Goal Name Goal Description
Improve Housing Access and Quality
Improve standards of living by increasing access to safe and affordable housing through development, acquisition, or rehabilitation of affordable for-sale or rental housing; owner-occupied housing rehabilitation, such as roof
repairs, minor home repairs, and
rehabilitation/reconstruction; rental housing repair or rehabilitation; and housing assistance programs for low- income households.

Provide Community Services
Invest in the community by providing services to low- and moderate-income individuals that promote well-being and improved quality of life through projects and activities that support children and families, people experiencing or at-risk of homelessness, victims of domestic violence, or other non-homeless special needs groups.

Improve Existing Infrastructure and
Public Facilities
Increase resident prosperity by supporting neighborhood revitalization through site development to facilitate access to affordable housing, improvements to or development
of public infrastructure, or improvements to existing or development of new public facilities owned by the City of Woodland or partner agencies.

Community Engagement, Planning, and
Administration
Improve the administration of funds for community
development, housing, and homelessness activities by
enhancing community engagement and providing
activities for residents and housing providers that promote the advancement of fair housing.

ESTIMATE THE NUMBER OF EXTREMELY LOW -INCOME, LOW-INCOME, AND

MODERATE-INCOME FAMILIES TO WHOM THE JURISDICTION WILL PROVIDE AFFORDABLE HOUSING AS DEFINED BY HOME 91.315(B)(2)
The City of Woodland expects to continue supporting emergency shelter services and permanent supportive housing programs using CDBG public services funding over the course of the 2025 -2029 Consolidated Plan. Over the five-year period, the City estimates it will provide services to support the affordable housing needs of 660 extremely low -income, low -income, and/or moderate -income households.

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SP-50 Public Housing Accessibility and Involvement – 91.215(c)

NEED TO INCREASE THE NUMBER OF ACCESSIBLE UNITS (IF REQUIRED BY A SECTION 504 VOLUNTARY COMPLIANCE AGREEMENT)
For affordable housing developments, the requirement is that 5% of the total development units are to be accessible units. The City of Woodland and the Yolo Housing Authority are not under a Voluntary Compliance Agreement.

ACTIVITIES TO INCREASE RESIDENT INVOLVEMENTS
The 2025-2029 Yolo County Housing 5-Year Agency Plan lists enhancing resident wellbeing and success as its first goal. The Plan lists the following strategies intended for use in achieving this goal:
• Increase the number of homeownership opportunities for residents/participants by 50% by Q4 2029, compared to a 2024 baseline.
• Improve resident/participant access to educational, community, and career advancement resources by increasing communication to residents/participants and holding quarterly events at each AMP by Q1 2027.
• Improve general quality of services provided to residents and participants.

IS THE PUBLIC HOUSING AGENCY DESIGNATED AS TROUBLED UNDER 24 CFR PART 902?
No
PLAN TO REMOVE THE ‘TROUBLED’ DESIGNATION
N/A
SP-55 Barriers to affordable housing – 91.215(h)

BARRIERS TO AFFORDABLE HOUSING
The City of Woodland participated in the development of the Sacramento Valley Fair Housing Collaborative 2020-2024 Analysis of Impediments to Fair Housing Choice (AI), which identifies challenges related to affordability and changes in homeownership as two of the city’s barriers to housing choice. The AI also includes a review of the city’s existing zoning code and identifies policies that may limit the development of affordable housing in the region.

The harm caused by segregation is manifest in disproportionate housing needs and differences in economic opportunity

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Historical patterns of segregation in the region have resulted in disproportionate housing needs, homeownership rates, poverty rates, and access to opportunity among members of protected classes. In the City of Woodland, the homeownership rate among White households and Black or African American households differed by more than 30 percentage points.

Affordable rental options in the region are increasingly limited Growth in the region has led to increasingly limited affordable rental options for low-income households.

This, combined with constraints on affordable housing development and preservation that range from lack of funding, cost of development or preservation, public policies and processes, and lack of adequate infrastructure for infill redevelopment, all contribute to the shortages found in the affordable rental market. Lastly, many landlords refuse to accept households using Housing Choice Vouchers or other subsidies, leading to a concentration of voucher households in certain neighborhoods that often lack access to economic opportunity.

Stricter rental policies further limit options
Renters are frequently subject to certain requirements to qualify for units, such as 3x income requirements, where households must earn 3x or more than the monthly rent in order to obtain housing.

This requirement is discriminatory to those with alternativ e “unearned” sources of income, such as persons with disabilities who rely on social security disability payments or those receiving child support/alimony payments. Additionally, strict policies regarding those with criminal histories often fail to take into account the severity of the crime or the time period in which it occurred, disproportionately impacting persons of color, persons with mental illness, and persons in recovery.

Disparities in the ability to access homeownership exist Analysis of home lending data found that non-White households are more likely to be denied loans than their White counterparts for all loan purposes, including home repairs, purchase, or refinance.

Public transportation has not kept up with growth
A lack of access to affordable public transportation outside of the downtown Sacramento region presents a large barrier to economic opportunity and limits housing choice, particularly for households without access to a vehicle.

Regulatory analysis and associated limitations
Although zoning ordinances and land use codes play an important role in regulating the health and safety of the built environment, overly restrictive codes can negatively impact housing affordability and housing choice within a jurisdiction. In the regulatory analysis section of the 2020 -2024 AI, the zoning ordinance of the City of Woodland was not found to be facially exclusionary . However, there are opportunities for the City to modify the ordinance to further remove barriers to the development of afforda ble housing across all residential zones. For example, to encourage more infill development in the traditionally low - density neighborhoods, minimum lot sizes could be further reduced, parking standards relaxed,

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conversion of established dwellings to multifamily dwellings permitted, and height restrictions relaxed to allow for more density on the same footprint. This would potentially allow for increase of the supply of housing, which helps put downward pressure on rental prices, so that low- and moderate-income families have access to those neighborhoods and all the benefits that come with higher opportunity areas such as access to jobs, better schools, access to transportation, and access to cultural and public amenities.

STRATEGY TO REMOVE OR AMELIORATE THE BARRIERS TO AFFORDABLE

HOUSING
Based on the City’s 2023 Consolidated Annual Performance Evaluation Report (CAPER), the City has taken the following steps to address impediments that were identified in their 2020 AI:
• CDBG funding to support Yolo Community Care Continuum's New Dimensions Supportive Housing Program, which provides housing and supportive services for adults with mental illnesses
• Provided a City grant for the Phase 2 infrastructure for the 61-unit permanent supportive housing and 60-bed Walter’s House treatment facility at the East Beamer Way campus • City gifted land for the Permanent Supportive Housing Project and the Walter’s House Substance Use Disorder Treatment Facility
• Short Term Emergency Aid Committee for emergency financial housing assistance to prevent homelessness
SP-60 Homelessness Strategy – 91.215(d)

INTRODUCTION
The City of Woodland is covered by the HMAC Continuum of Care, a network of service providers that serve the region. This group brings together housing and service providers to meet the needs of individuals and families experiencing homelessness. Additionally, Woodland is a participant in the 2023 -2026 Yolo County Plan to Address Homelessness (YCPAH). This plan lays out goals, steps, and plans by which participating jurisdictions may reduce homelessness.

DESCRIBE THE JURISDICTIONS ONE-YEAR GOALS AND ACTIONS FOR REDUCING AND ENDING HOMELESSNESS INCLUDING:

REACHING OUT TO HOMELESS PERSONS (ESPECIALLY UNSHELTERED PERSONS)

AND ASSESSING THEIR INDIVIDUAL NEEDS
The YCPAH notes that outreach is an area of particular difficulty in the jurisdiction due to a lack of funding, staffing, and other resources. Goals and strategies listed within the Plan to increase and expand outreach efforts include the following:

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• Facilitating an intercept mapping process for the homeless service system, which will “provide the opportunity to identify intercepts, or points along an individual’s or family’s engagement in the homelessness continuum of care, detailing where opportunities for engagement are and what types of resources are available at each point” and “offer” the opportunity to map out resources with partners while also working strategically to identify gaps and opportunities for improved outreach and coordination”.
• Developing a funding strategy to increase the capacity of prevention and diversion programs. • Strengthening and expanding co-located or mobile behavioral health and physical health services that focus on people experiencing homelessness. • Expanding mobile harm reduction services across the county with a focus on serving unsheltered people.
• Developing strategies to partner with more BIPOC-led organizations and organizations that hire people with lived experience.

ADDRESSING THE EMERGENCY AND TRANSITIONAL HOUSING NEEDS OF

HOMELESS PERSONS
Goals listed within the YCPAH to address emergency and transitional homeless housing needs include:
• Increasing emergency shelter capacity to meet growing need. • Identifying more sustainable funding sources for emergency shelter beds. • Utilizing funds for emergency shelters that are tailored to people with behavioral health and substance use issues.
• Investing in the expansion of Coordinated Entry.

HELPING HOMELESS PERSONS (ESPECIALLY CHRONICALLY HOMELESS

INDIVIDUALS AND FAMILIES, FAMILIES WITH CHILDREN, VETERANS AND THEIR

FAMILIES, AND UNACCOMPANIED YOUTH) MAKE THE TRANSITION TO

PERMANENT HOUSING AND INDEPENDENT LIVING, INCLUDING SHORTENING THE

PERIOD OF TIME THAT INDIVIDUALS AND FAMILIES EXPERIENCE HOMELESSNESS,

FACILITATING ACCESS FOR HOMELESS INDIVIDUALS AND FAMILIES TO

AFFORDABLE HOUSING UNITS, AND PREVENTING INDIVIDUALS AND FAMILIES WHO WERE RECENTLY HOMELESS FROM BECOMING HOMELESS AGAIN.

Goals and strategies listed within the YCPAH to promote transitional and independent living include:
• Investing in alternative housing pilot models, including reviewing existing zoning laws and fees in search of opportunities to partner with participating cities. • Engaging in marketing campaigns about the benefits of affordable housing developments in order to combat NIMBYism.
• Identifying sustainable funding sources for affordable housing developments.

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HELP LOW-INCOME INDIVIDUALS AND FAMILIES AVOID BECOMING HOMELESS,

ESPECIALLY EXTREMELY LOW-INCOME INDIVIDUALS AND FAMILIES WHO ARE

LIKELY TO BECOME HOMELESS AFTER BEING DISCHARGED FROM A PUBLICLY

FUNDED INSTITUTION OR SYSTEM OF CARE, OR WHO ARE RECEIVING A SSISTANCE

FROM PUBLIC AND PRIVATE AGENCIES THAT ADDRESS HOUSING, HEALTH, SOCIAL

SERVICES, EMPLOYMENT, EDUCATION OR YOUTH NEEDS
Goals and strategies listed within the YCPAH to prevent homelessness for vulnerable individuals include the following:
• Leveraging Intercept Mapping to promote awareness and to identify areas of need. • Improving connections between health services and homeless housing services. • Leveraging new healthcare policies and system change to provide whole-person services. • Building system level capacity to lead efforts to address and prevent homelessness in Yolo County.
• Identifying and implementing a new homelessness risk assessment tool for Coordinated Entry.

SP-65 Lead based paint Hazards – 91.215(i)

ACTIONS TO ADDRESS LBP HAZARDS AND INCREASE ACCESS TO HOUSING

WITHOUT LBP HAZARDS
The City of Woodland follows HUD’s Lead Safe Housing Rule requirements in all of its federally funded affordable housing development activities. The City will continue to conduct lead-based paint inspections as part of its exterior repair program and, if a hazard is found, complete remediation.

HOW ARE THE ACTIONS LISTED ABOVE RELATED TO THE EXTENT OF LEAD POISONING AND HAZARDS?
Following the Lead Safe Housing Rule requirements in federally funded housing activities reduces risk of lead poisoning and hazards. The Lead Safe Housing Rule is designed to reduce hazards relating to lead - based paint in housing, which include irreversibl e health effects, brain and nervous system damage, reduced intelligence, and learning disabilities. Children, pregnant women, and workers are most at risk of experiencing negative health effects resulting from exposure to lead -based paint hazards. More than 20 million homes built before 1978 contain lead -based paint hazards. For these reasons, it is vital that the City of Woodland reduce lead-based paint hazards in all federally funded housing activities.

HOW ARE THE ACTIONS LISTED ABOVE INTEGRATED INTO HOUSING POLICIES AND

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PROCEDURES?
The City of Woodland integrates Lead Safe Housing Rule requirements into housing policies and procedures by following HUD’s Lead Safe Housing Rule requirements in all of the City’s federally -funded affordable housing development activities.

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SP-70 Anti-Poverty Strategy – 91.215(j)

JURISDICTION GOALS, PROGRAMS AND POLICIES FOR REDUCING THE NUMBER OF

POVERTY-LEVEL FAMILIES
An estimated 8.1% of Woodland’s total population, or about 4,911 people, are living below poverty level, as of the 2019-2023 American Community Survey 5-year estimates, which is lower than California’s rate of 12.0%. In comparison, about 12.4% of the United States population is living below the poverty level, slightly higher than California. However, community engagement participants emphasized their concerns over the rise of homelessness across the region and state due to housing affordability concerns.

Projects included in Woodland’s 2025 Annual Action Plan that seek to reduce the number of residents living under the federal poverty line include projects that provide low -income families, children, and seniors with access to fresh food, meals, and nutriti onal education services, housing support services to help keep residents housed and out of homelessness, and health services.

HOW ARE THE JURISDICTION POVERTY REDUCING GOALS, PROGRAMS, AND

POLICIES COORDINATED WITH THIS AFFORDABLE HOUSING PLAN
The City of Woodland’s 2025 Annual Action Plan outlined the following items related to housing strategy that have the potential to reduce the number of poverty-level households in the jurisdiction:
• Housing support services through Legal Services of Northern California to keep residents stably housed and informed of tenant rights and responsibilities • ADA accessibility improvements to public infrastructure • Food access services such as Meals on Wheels and food banks • Shelter services including emergency shelters and supportive housing

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SP-80 Monitoring – 91.230

DESCRIBE THE STANDARDS AND PROCEDURES THAT THE JURISDICTION WILL USE

TO MONITOR ACTIVITIES CARRIED OUT IN FURTHERANCE OF THE PLAN AND WILL

USE TO ENSURE LONG-TERM COMPLIANCE WITH REQUIREMENTS OF THE

PROGRAMS INVOLVED, INCLUDING MINORITY BUSINESS OUTREACH A ND THE

COMPREHENSIVE PLANNING
Monitoring Plan
The City of Woodland has established a monitoring system to ensure that federal regulations, local policies, and program guidelines are met. The monitoring plan includes pre -award risk assessments, regular desk monitoring, and on -site monitoring visits bas ed on an assessment of risk. The goals of the City of Woodland’s Monitoring Plan for the Consolidated Plan and each annual Action Plan include:

1. Ensure that all activities and initiatives funded, in part or in whole, with HUD funds are consistent with the approved Consolidated Plan and Annual Action Plans.

2. Ensure that all funded activities are implemented by a competent subrecipient to ensure the timely and financially prudent administration of the funds.

3. Ensure that all funded activities are regularly evaluated and monitored to verify funds expended comply with federal regulations.

4. Ensure that subrecipients regularly and accurately provide reports necessary to assess the performance of all funded activities.

Entitlement Program Monitoring
Each entitlement program has specific monitoring requirements such as timely use of funds, commitment requirements, and uniform administrative requirements that must be met. The City of Woodland tracks these activities throughout the program year.

Project/Activity Monitoring and Administration
City of Woodland Staff will determine that the national objective, activity eligibility, and appropriate regulatory requirements to monitor the activity/project are established. Monitoring activities include, but are not limited to, compliance with nationa l objectives, labor standards, financial management, and environmental assessments. Staff conducts desk monitoring of drawdown requests as they are received, ideally on a monthly basis. Site monitoring of various documents applicable to the activities occur at least once during the program year. The specific items reviewed and the order in which activities are reviewed is based on a risk assessment completed each program year.

Rehabilitation and construction projects are monitored by Project Managers and Housing Rehabilitation Specialists throughout the construction period and the affordability terms.

Minority Business Outreach (MBE/WBE)

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The City of Woodland has established a Disadvantaged Business Enterprise (DBE) Program in accordance with the regulations of the U.S Department of Housing and Urban Development (HUD). The City of Woodland in the past has received federal financial assistan ce from HUD and as a condition of receiving this future/ongoing assistance, the City of Woodland has signed an assurance that it will comply with 24 CFR Subtitle A, Part 85, Subpart C, §85.36.

It is the policy and commitment of the City of Woodland to ensure that DBEs as defined in part 24, and those included in 2 CFR 200.321, have an equal opportunity to receive and participate in HUD ‐assisted contracts

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2025 ANNUAL ACTION PLAN

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AP-15 Expected Resources – 91.220(c)(1,2)

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ANTICIPATED RESOURCES
TABLE 55 - ANTICIPATED RESOURCES
Program Source
of Funds Uses of Funds
Expected Amount Available Year 1
Expected
Amount
Available
Remainder of
ConPlan
$
Narrative
Description
Annual
Allocation: $
Program
Income: $
Prior Year
Resources: $
Total:
$
CDBG
Public–
Federal
Acquisition
Admin and
planning
Economic
development
Housing
Public
improvements
Public services
Fair housing
$473,643 $0 $0 $473,643 $1,894,572 The expected
amount of CDBG
funds available
for the
remainder of the
Con Plan is
estimated at
four times the
City’s
anticipated PY
2025 annual
allocation.

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EXPLAIN HOW FEDERAL FUNDS WILL LEVERAGE THOSE ADDITIONAL RESOURCES (PRIVATE, STATE AND LOCAL FUNDS), INCLUDING A DESCRIPTION OF HOW

IF APPROPRIATE, DESCRIBE PUBLICLY OWNED LAND OR PROPERTY LOCATED

WITHIN THE JURISDICTION THAT MAY BE USED TO ADDRESS THE NEEDS

IDENTIFIED IN THE PLAN
N/A

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AP-20 Annual Goals and Objectives

GOALS SUMMARY INFORMATION
TABLE 56 – GOALS SUMMARY
Sort
Order Goal Name Start
Year
End
Year Category Geographic
Area
Needs
Addressed Funding Goal Outcome
Indicator
1 Improve
Housing Access
and Quality
2025 2026 Affordable
Housing Citywide
Expanded
Access to
Affordable
Housing
$0
Rental units
rehabilitated: 0
units
2 Provide
Community
Services
2025 2026 Community
Services Citywide
Provision of
Community
Services
$71,046.45
Public service
activities other than
Low/Moderate
Income Housing
Benefit:
1,250 Persons
Assisted

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147
Sort
Order Goal Name Start
Year
End
Year Category Geographic
Area
Needs
Addressed Funding Goal Outcome
Indicator
3 Improve
Existing
Infrastructure
and Public
Facilities
2025 2026
Non-Housing
Community
Development
Citywide
Infrastructure
and Public
Facility
Improvements
$307,867.95
Public Facility or
Infrastructure
Activities other
than
Low/Moderate
Income Housing
Benefit:
275 Persons
Assisted
4 Community
Engagement,
Planning, and
Administration
2025 2026
Community
Engagement,
Planning, and
Administration
Citywide
Community
Engagement,
Planning, and
Administration
$94,728.60 N/A

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148

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Projects
AP-35 Projects – 91.220(d)

INTRODUCTION
Projects planned for the 2025 program year are identified in the table below, with additional detail provided in AP -38. Over the next year, the City of Woodland anticipates assisting low - and moderate- income homeowners with home rehabilitation and ADA accessibility. The City will also use CDBG funds for food and shelter services . As part of its CDBG program administration, the City will provide housing education to residents.

PROJECTS
TABLE 57 – PROJECT INFORMATION
# Project Name
1 ADA Accessibility
2 Food, Shelter, and Fair Housing Services
3 Administration

DESCRIBE THE REASONS FOR ALLOCATION PRIORITIES AND ANY OBSTACLES TO

ADDRESSING UNDERSERVED NEEDS
The City of Woodland developed PY2025 allocation priorities based on an assessment of the data presented in its 2025 -2029 Consolidated Plan, community input, consultation with City staff and other public agencies, and relevant other City/regional plans and studies. In PY2025, the City will focus on two key areas: ADA accessibility improvements and the provision of food and shelter services.

Obstacles to addressing underserved needs include:

1. Reduction of already limited funding at the state and federal levels, which will limit the resources available to meet the needs of low- and moderate-income residents. For example, the City’s CDBG award decreased by $ 1,443 from PY2024 to PY2025. With limited and declining resources, the City and its non-profit partners may be unable to serve all people in need of services.

2. Continued population growth resulting in continued demand for housing, including affordable housing, in the region.

3. Elevated rental rates, home sales prices, and interest rates, making it harder for low - and moderate-income households to find affordable, unsubsidized rental housing or to purchase homes.

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4. Rising construction, land, and labor costs resulting in higher project costs.

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AP-38 Project Summary

PROJECT SUMMARY INFORMATION
1 Project Name ADA Accessibility
Target Area Citywide
Goals Supported Infrastructure Improvements
Needs Addressed Infrastructure Improvements
Funding CDBG: $307,867.95
Description Funds will be utilized to make ADA accessibility improvements including the Installation of curb ramps and sidewalk replacements in various locations across the city.

Target Date 06/30/2026
Estimate the number and type of
persons that will benefit from the
proposed activity
Public Facility or Infrastructure Activities other than Low/Moderate Income Housing Benefit:
275 Persons Assisted
Location Description
Planned Activities 03L: Sidewalks
2 Project Name Food, Shelter, and Fair Housing Services Target Area Citywide
Goals Supported Public Services
Needs Addressed Public Services
Funding CDBG: $71,046.45

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Description
Funds will be used to support the provision of food access, fair housing, and shelter services through the following organizations:
• Northern California Children's Therapy Center: $11,046 • Legal Services of Northern California: $10,000
• Meals on Wheels Yolo County: $15,000
• Yolo Community Care Continuum: $10,000
• Yolo Wayfarer Center: $15,000
• Yolo Food Bank: $10,000
Target Date 06/30/2026
Estimate the number and type of
persons that will benefit from the
proposed activity
Public service activities other than Low/Moderate Income Housing Benefit:
1,250 Persons Assisted
Location Description
Planned Activities
Public service activities including healthcare access for children with disabilities; consultation and legal advice for people reporting housing discrimination or complaints; and other food, shelter, and supportive services for low- and moderate-income residents, including those experiencing or at risk of homelessness.
3 Project Name Program Administration
Target Area Citywide
Goals Supported Program Administration
Needs Addressed Program Administration
Funding CDBG: $94,728.60
Description 2025-26 CDBG Program Administration
Target Date 06/30/2026
Estimate the number and type of
persons that will benefit from the
proposed activity
Other

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Location Description The CDBG program will be administered from the City of Woodland offices at 300 First St, Woodland, CA 95695
Planned Activities 2025-26 CDBG Program Administration

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AP-50 Geographic Distribution – 91.220(f)

DESCRIPTION OF THE GEOGRAPHIC AREAS OF THE ENTITLEMENT (INCLUDING

AREAS OF LOW-INCOME AND MINORITY CONCENTRATION) WHERE ASSISTANCE

WILL BE DIRECTED
CDBG funds are available for use throughout Woodland, both in areas where the majority of residents have low- or moderate-incomes, or to serve low- or moderate-income residents living in any area of the city.

TABLE 58 - GEOGRAPHIC PRIORITY AREAS
Target Area: Percentage of Funds
Citywide 100%

RATIONALE FOR THE PRIORITIES FOR ALLOCATING INVESTMENTS

GEOGRAPHICALLY
Input received during development of the 2025 -2029 Five-Year Consolidated Plan emphasized the need to reduce affordable housing burdens and maintain the housing stock for low - and moderate-income families. Because families with needs, including needs related to homeowner housing repair/rehab, rental assistance, and first-time homeownership, may reside anywhere within Woodland, the City makes these programs available citywide. Public service activities designed to assist low - and moderate -income families, people who are homeless, and non-homeless special needs groups are generally located in areas most accessible to the clientele being served, which often overlap with low- and moderate-income (LMI) census tracts.

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AP-55 Affordable Housing – 91.220(g)

INTRODUCTION
TABLE 59 - ONE YEAR GOALS FOR AFFORDABLE HOUSING BY SUPPORT REQUIREMENT One Year Goals for the Number of Households to be Supported Homeless 250
Non-Homeless 0
Special-Needs 25
Total 275

TABLE 60 - ONE YEAR GOALS FOR AFFORDABLE HOUSING BY SUPPORT TYPE

DISCUSSION
In 2025, the City of Woodland expects to continue supporting the Yolo Wayfarer Center’s emergency shelter services and the YCCC’s New Dimensions permanent supportive housing programs using CDBG public services funding.
• Yolo Wayfarer Center is expected to serve 250 people experiencing homelessness through its emergency shelter program.
• YCCC’s New Dimensions permanent housing program is expected to serve 25 non-homeless special needs residents.

One Year Goals for the Number of Households Supported Through Rental Assistance 275
The Production of New Units 0
Rehab of Existing Units 0
Acquisition of Existing Units 0
Total 275

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AP-60 Public Housing – 91.220(h)

INTRODUCTION
The Yolo County Housing Authority is responsible for the administration of publicly supported housing in Woodland and Yolo County to house families, the elderly, and people with disabilities.

ACTIONS PLANNED DURING THE NEXT YEAR TO ADDRESS THE NEEDS TO PUBLIC

HOUSING
Actions planned by the City of Woodland in the next year that address needs related to public housing include:
• Funding ADA accessibility improvements in public areas • Funding the New Dimensions Supportive Housing Program through the Yolo Community Care Continuum

ACTIONS TO ENCOURAGE PUBLIC HOUSING RESIDENTS TO BECOME MORE

INVOLVED IN MANAGEMENT AND PARTICIPATE IN HOMEOWNERSHIP The 2025-2029 Yolo County Housing 5-Year Agency Plan lists enhancing resident wellbeing and success as its first goal. The Plan lists the following strategies intended for use in achieving this goal that are relevant to helping residents become more involved in management and participate in homeownership:
• Increase the number of homeownership opportunities for residents/participants by 50% by Q4 2029, compared to a 2024 baseline.
• Improve resident/participant access to educational, community, and career advancement resources by increasing communication to residents/participants and holding quarterly events at each AMP by Q1 2027.

IF THE PHA IS DESIGNATED AS TROUBLED, DESCRIBE THE MANNER IN WHICH

FINANCIAL ASSISTANCE WILL BE PROVIDED OR OTHER ASSISTANCE N/A
AP-65 Homeless and Other Special Needs Activities – 91.220(i)

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DESCRIBE THE JURISDICTIONS ONE-YEAR GOALS AND ACTIONS FOR REDUCING AND ENDING HOMELESSNESS INCLUDING:

REACHING OUT TO HOMELESS PERSONS (ESPECIALLY UNSHELTERED PERSONS)

AND ASSESSING THEIR INDIVIDUAL NEEDS
The City of Woodland will continue active participation in the HMAC Continuum of Care and collaborate with participating service providers in order to conduct homeless outreach.

ADDRESSING THE EMERGENCY SHELTER AND TRANSITIONAL HOUSING NEEDS OF

HOMELESS PERSONS
During FY25, the City of Woodland plans to dedicate $15,000 in CDBG funding to the Yolo Wayfarer Center’s Emergency Shelter program in order to meet the emergency shelter needs of homeless persons within the City.

HELPING HOMELESS PERSONS (ESPECIALLY CHRONICALLY HOMELESS

INDIVIDUALS AND FAMILIES, FAMILIES WITH CHILDREN, VETERANS AND THEIR

FAMILIES, AND UNACCOMPANIED YOUTH) MAKE THE TRANSITION TO

PERMANENT HOUSING AND INDEPENDENT LIVING, INCLUDING SHORTENING THE

PERIOD OF TIME THAT INDIVIDUALS AND FAMILIES EXPERIENCE HOMELESSNESS,

FACILITATING ACCESS FOR HOMELESS INDIVIDUALS AND FAMILIES TO

AFFORDABLE HOUSING UNITS, AND PREVENTING INDIVIDUALS AND FAMILIES

WHO WERE RECENTLY HOMELESS FROM BECOMING HOMELESS AGAIN During FY25, the City of Woodland plans to dedicate $15,000 in CDBG funding to the Yolo Community Care Continuum’s New Dimensions Supported Housing program in order to meet the transitional housing and independent living needs of homeless persons within the City.

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HELPING LOW-INCOME INDIVIDUALS AND FAMILIES AVOID BECOMING

HOMELESS, ESPECIALLY EXTREMELY LOW-INCOME INDIVIDUALS AND FAMILIES AND THOSE WHO ARE: BEING DISCHARGED FROM PUBLICLY FUNDED

INSTITUTIONS AND SYSTEMS OF CARE (SUCH AS HEALTH CARE FACILITIES,

MENTAL HEALTH FACILITIES, FOSTER CARE AND OTHER YOUTH FACILITIES, AND CORRECTIONS PROGRAMS AND INSTITUTIONS); OR, RECEIVING ASSISTANCE

FROM PUBLIC OR PRIVATE AGENCIES THAT ADDRESS HOUSING, HEALTH, SOCIAL

SERVICES, EMPLOYMENT, EDUCATION, OR YOUTH NEEDS
During FY25, the City of Woodland plans to dedicate $10,000 in CDBG funding to the Legal Services of Northern California’s Fair Housing Services in order to implement homelessness prevention through the prevention of unnecessary evictions.

AP-75 Barriers to affordable housing – 91.220(j)
INTRODUCTION:

The City of Woodland participated in the development of the Sacramento Valley Fair Housing Collaborative 2020-2024 Analysis of Impediments to Fair Housing Choice (AI), which identifies challenges related to affordability and changes in homeownership as two of the city’s barriers to housing choice. The AI also includes a review of the city’s existing zoning code and identifies policies that may limit the development of affordable housing in the region.

ACTIONS PLANNED TO REMOVE OR AMELIORATE THE NEGATIVE EFFECTS OF

PUBLIC POLICIES THAT SERVE AS BARRIERS TO AFFORDABLE HOUSING SUCH AS

LAND USE CONTROLS, TAX POLICIES AFFECTING LAND, ZONING ORDINANCES,

BUILDING CODES, FEES AND CHARGES, GROWTH LIMITATIONS, AN D POLICIES

AFFECTING THE RETURN ON RESIDENTIAL INVESTMENT
Although zoning ordinances and land use codes play an important role in regulating the health and safety of the built environment, overly restrictive codes can negatively impact housing affordability and housing choice within a jurisdiction. However, there are opportunities for the City to modify its zoning ordinances to further remove barriers to the development of affordable housing across all residential zones, particularly when encountering conflicts in land use objectives that place constraints on the production of multifamily and affordable housing.

For example, to encourage more infill development in the traditionally low -density neighborhoods, minimum lot sizes could be further reduced, conversion of established dwellings to multifamily dwellings permitted, and height restrictions relaxed to allow f or more density on the same footprint. This would potentially allow for more supply of housing, which helps put downward pressure on rental prices, so that

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159
low- and moderate-income families have access to those neighborhoods and all the benefits that come with higher opportunity areas such as access to jobs, better schools, access to transportation, and access to cultural and public amenities.

DISCUSSION:

N/A
AP-85 Other Actions – 91.220(k)
INTRODUCTION:

This section details the City of Woodland’s actions planned to ensure safe and affordable housing for its residents, along with plans to meet underserved needs, reduce poverty, develop institutional structure, and enhance coordination between public and private sector housing and community developm ent agencies.

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160

ACTIONS PLANNED TO ADDRESS OBSTACLES TO MEETING UNDERSERVED NEEDS During PY2025, the City will allocate $307,867 in CDBG funds towards ADA accessibility infrastructure improvements designed to improve the living environment for low- and moderate-income residents.

ACTIONS PLANNED TO FOSTER AND MAINTAIN AFFORDABLE HOUSING During PY2025, the City will allocate $71,046 in CDBG funds towards housing support and shelter services designed to improve housing stability for low- and moderate-income residents.

ACTIONS PLANNED TO REDUCE LEAD-BASED PAINT HAZARDS
Over the next year, the City o f Woodland will continue to conduct lead-based paint inspections and, if a hazard is found, remediation. These actions will both reduce lead exposure risk and help to maintain the city’s older, lower and moderately priced housing. Any housing rehabilitation activiti es conducted using CDBG funds will continue to monitor closely for any potential lead exposure.

ACTIONS PLANNED TO REDUCE THE NUMBER OF POVERTY -LEVEL FAMILIES The City of Woodland’s anti-poverty strategy focuses on helping all low-income households improve their economic status and remain above poverty levels. This may include, but is not limited to, job training, education, food access, healthcare services, and emergency assistance.

ACTIONS PLANNED TO DEVELOP INSTITUTIONAL STRUCTURE
The City o f Woodland has developed a robust administrative structure to manage its CDBG funds . All subrecipients selected or funding will be required to participate in mandatory technical assistance provided by the City’s Community Developmen t Department before the start of the program year.

Furthermore, City staff will continue to participate in applicable trainings and technical assistance provided by HUD and other appropriate providers.

In addition t o the training of internal staff and subrecipients, the City’s citizen participation process is designed to make engaged and informed citizens another vital part of the institutional structure. City plans focused on affordable housing, homelessness, and workforce development provide overarching goals and frameworks for collaboration among agencies and the use of federal, state, local, and other funding.

ACTIONS PLANNED TO ENHANCE COORDINATION BETWEEN PUBLIC AND PRIVATE

HOUSING AND SOCIAL SERVICE AGENCIES
The City will work to enhance coordination between public and private housing and social service agencies by working to implement the strategies detailed in the Analysis of Impediments to Fair Housing Choice, including addressing the gaps in the institutional and service delivery systems discussed in section SP -40 of this plan.

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161
Public housing in Woodland is managed by YCH which will continue to partner with area agencies and organizations to offer opportunities for residents including:
• Housing counseling for first-time homebuyers
• Family Self-Sufficiency (FSS) program
• Services and housing for people experiencing homelessness • Homelessness prevention
DISCUSSION:

N/A

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162
AP-90 Program Specific Requirements – 91.220(l)(1,2,4)
INTRODUCTION:

Projects planned with CDBG funds expected to be available during the year are identified in the Projects Table (see AP -35). The following identifies program income that is available for use that is included in projects to be carried out.

COMMUNITY DEVELOPMENT BLOCK GRANT PROGRAM (CDBG) REFERENCE 24 CFR 91.220(L)(1)
Projects planned with all CDBG funds expected to be available during the year are identified in the Projects Table. The following identifies program income that is available for use that is included in projects to be carried out.

1. The total amount of program income that will have been received before the start of the next program year and that has not yet been reprogrammed $0

2. The amount of proceeds from section 108 loan guarantees that will be used during the year to address the priority needs and specific objectives identified in the grantee's strategic plan
$0

3. The amount of surplus funds from urban renewal settlements $0

4. The amount of any grant funds returned to the line of credit for which the planned use has not been included in a prior statement or plan. $0

5. The amount of income from float-funded activities $0 Total Program Income $0

OTHER CDBG REQUIREMENTS

1. The amount of urgent need activities $0

2. The estimated percentage of CDBG funds that will be used for activities that benefit persons of low and moderate income 70%

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1 Priority need Expanded Access to Affordable Housing
Priority level High
Population(s) served Extremely low income
Low income
Moderate income
Large family
Families with children
Elderly/frail elderly
Public housing residents
People with disabilities
Geographic area(s) affected Citywide
Associated goal(s) Improve Housing Access and Quality
Description Potential activities related to this priority may include:
• Repair or rehabilitation of owner-occupied housing
• Repair or rehabilitation of affordable rental housing • Construction/acquisition/rehabilitation of affordable for- sale or rental housing
• Assistance to first-time homebuyers
• Tenant-based rental assistance
• Program delivery
• Other housing activities that expand access and
affordability for low- and moderate-income households
Basis for priority CHAS data analyzed for this Plan indicates that housing affordability is the most widespread need in the city. Through the survey, community members emphasized the need for
construction of new affordable rental units, energy efficiency improvements to housing, family housing, and elderly or senior housing. Residents engaged in pop-up groups also emphasized that affordable housing is the number one issue in Woodland, and that expanding resources and assistance for renters is more important than expanding resources and assistance for homebuyers.

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Geographic area(s) affected Citywide
Associated goal(s) Community Services
Description Potential activities related to this priority may include an array of public services designed to support low- and moderate-income households, children, victims of domestic violence, homeless individuals and families, and other special needs populations.

Basis for priority Community members identified homeless resources, employment training, food banks/ community meals, housing counseling, and after school services as areas of highest need.
3 Priority need Infrastructure and Public Facility Improvements Priority level High
Population(s) served Extremely low income
Low income
Moderate income
People with disabilities
Non-housing community development
Geographic area(s) affected Citywide
Associated goal(s) Infrastructure and Public Facility Improvements Description Potential activities related to this priority include site development to support access to affordable housing, improvements to public infrastructure, or improvements to public facilities.

Basis for priority Site development assistance may be used to help reduce the cost of developing affordable housing. Survey participants also identified the need for street, road, or sidewalk improvements; homeless or domestic violence shelters; community parks, gyms or recreational fields; and youth centers.
4 Priority need Community Engagement, Planning, and Administration Priority level High
Population(s) served All
Geographic area(s) affected Citywide

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Associated goal(s) Community Engagement, Planning, and Administration Description Activities related to this priority include community planning and administration of the City of Woodland’s CDBG programs and community engagement related to these programs. Additionally, fair housing education services to help residents and housing providers understand fair housing rights and responsibilities.

Basis for priority Program administration costs associated with the coordination and delivery of services to Woodland residents. Community feedback indicates a continued need for fair housing education and awareness of available community resources, including for those most at-risk of housing discrimination

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TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: July 15, 2025
ITEM #: H.19
SUBJECT: Waste Management Liens

Recommendation for Action: Staff recommend the City Council conduct a Public Hearing to receive input from property owners and adopt Resolution No. _____, requesting collection of charges on the 2025-26 tax roll.

Staff Contact:

Sarah Lansburgh, CMC, City Clerk, (530) 661-5806, [email protected]

Fiscal Impact:

There is little to no fiscal impact on the City to maintain the current process, other than staff time for processing and releasing the liens. The administrative fee of $59.00 for recording is attached to the total amount of the lien and the property owner assumes responsibility for payment of this fee.

Discussion:

This annual Public Hearing allows property owners with delinquent Waste Management accounts for services received, including garbage, recycling and yard refuse pick-up and disposal, and for sweeping of the street, to address the Council prior to the attachment of a lien against their property.

A Hearing is required prior to adoption of the Resolution to request the lien attachment. The list is available in the City Clerk's Office.

Before filing a lien with the County, a Public Hearing needs to be held to allow protests of the proposed liens.

The current City Municipal Code Chapter 13.08.130 provides the parameters for garbage and yard refuse disposal and services, while Chapter 13.36 discusses the recycling portion of the service as provided by the Waste Management Franchise Agreement.

Staff worked with Waste Management to determine the accuracy of the proposed lien list. Any inaccuracies will be corrected and/or removed from the list prior to attachment of the liens. The City is not actively involved in discussions regarding the billing itself and refers those questions to the Waste Management staff for resolution. While it is not the City's responsibility to become involved in the dispute of billing, staff does attempt to mediate by providing contact information at Waste Management for resolution attempts. The primary role of the City is to obtain approval to attach the lien and to release the lien once verification of payment has been received.

Conclusion:

Staff recommend the City Council conduct a Public Hearing to receive input from property owners and adopt Resolution No. _____, requesting collection of charges on the 2025-26 tax roll.

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Attachments:

1. Proposed Resolution - Waste Management Liens

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Recording requested by
City of Woodland
and when recorded send to:

City Clerk
City of Woodland
300 First Street
Woodland, CA 95695
RESOLUTION NO. _____

A RESOLUTION REQUESTING COLLECTION OF CHARGES ON TAX ROLL WHEREAS, the City of Woodland (hereinafter “City”), requests the County of Yolo collect on the County tax rolls certain charges which have been imposed pursuant to an Agreement with Waste Management; and
WHEREAS, the County has required as a condition of the collection of said charges that the City warrant the legality of said charges and defend and indemnify the County from any challenge to the legality thereof;
NOW, THEREFORE BE IT HEREBY RESOLVED by the City Council of the City of Woodland as follows:

1. The Auditor-Controller of Yolo County is requested to attach for collection on the County tax rolls those taxes, assessments, fees and/or charges, attached hereto.

2. The City of Woodland warrants and represents that the taxes, assessments, fees and/or charges imposed by the City of Woodland and being requested to be collected by Yolo County comply with all requirements of State law, including but not limited to Articles XIIIC and XIIID of the California Constitution (Proposition 218).

3. The City of Woodland releases and discharges the County, and its officers, agents and employees from any and all claims, demands, liabilities, costs and expenses, damages, causes of action, and judgments, in any manner arising out of the collection by the County of any taxes, assessments, fees and/or charges on behalf of the City.

4. The City agrees to and shall defend, indemnify and hold harmless the County, it’s officers, agents and employees (the “Indemnified Parties”) from any and all claims, demands, liabilities, costs and expenses, damages, causes of action, and judgments, in any manner arising out of the collection by County of any of the City’s said taxes, assessments, fees, and/or charges requested to be collected by the County for the City, or in any manner arising out of the City’s establishment and imposition of said taxes, assessments, fees and/or charges. City agrees that, in the event a judgment is entered in a court of law against any of the Indemnified Parties as a result of the collection of one of the City’s taxes,

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assessments, fees and/or charges, the County may offset the amount of the judgment from any monies collected by County on behalf of the City, including property taxes.

5. The City agrees that it’s officers, agents and employees will cooperate with the County in answering questions referred to City by the County from any person concerning the City’s taxes, assessments, fees and/or charges and that the City will not refer such persons to County officers and employees for response.

6. The City agrees to pay such reasonable and ordinary charges as the County may prescribe to recoup its costs in placing on the tax rolls and collecting taxes, assessments, fees and/or charges, as provided by Government Code Sections 29304 and 51800.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 15th day of July 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

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TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: July 15, 2025
ITEM #: H.20
SUBJECT: 2025 Weed Abatement Program Parcels Not in
Compliance

Recommendation for Action: Staff recommend the City Council 1) Conduct a public hearing; and 2) Adopt Resolution No. _____, to hear and approve the list of parcels that were out of compliance with weed abatement requirements for the year 2025 and direct the Tax Collector of Yolo County to assess liens against real property to reimburse the City for the cost of removal of weeds, refuse, and dirt from the properties.

Staff Contact:

Matt Flint, Fire Marshal, 530-661-5855, [email protected]

Fiscal Impact:

A considerable amount of time was incurred by staff in processing these liens, including correspondence with property owners, compliance surveys, correspondence with concerned community members, and property abatement. Time spent on weed abatement processing was recorded per staff member, calculated per the hourly rates in the approved fee schedule and divided between the property owners. Administrative fees resulted in a sum of $359.00 per parcel. The breakdown between the total abatement costs of $6,810.00 and administrative time costs incurred of $359.00 per property is included in the attached "Lien Explanation 2025 Woodland" information sheet. The administrative fees and fees for county recordings are attached to the total amount liened.

Subsequently, these costs are the responsibility of the respective property owners.

Background:

Per Woodland Municipal Code 9.44, the Fire Chief can declare that weeds constitute a public nuisance which must be abated by the removal of the weeds, refuse, and dirt on undeveloped parcels. If not abated by the compliance date, the Code allows weeds to be abated by the City and the cost of removal assessed upon the land, which will constitute a lien upon such land until paid.

This year, notice was given to all owners of undeveloped parcels in the City per the guidance set forth in the code. Upon surpassing the compliance date indicated in the letter of March 18, 2025, fourteen (14) parcels remained out of compliance and the City contracted a company to abate these properties. The amount assessed includes the invoiced amount per parcel plus hourly administrative fees per the approved fee schedule.

Discussion:

This action requests the City Council adopt a resolution to lien properties for the cost of abating undeveloped parcels that failed to come into compliance with the weed abatement requirements set forth by the Woodland Municipal Code, Chapter 9.44.

Conclusion:

Staff recommend the City Council 1) Conduct a public hearing; and 2) Adopt Resolution No. _____, to hear and approve the list of parcels that were out of compliance with weed abatement requirements for the year 2025 and direct the Tax Collector of Yolo County to assess liens against real property to reimburse the City for the cost of removal of weeds, refuse, and dirt from the properties.

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Prepared by: Morgan Sanchez, Community Risk Reduction Specialist II

Reviewed by: Matt Flint, Fire Marshal

Attachments:

1. Proposed Resolution - 2025 Woodland Weed Abatement Assessment

2. Lien Explanation 2025

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Recording requested by
City of Woodland
And when recorded send to;
City Clerk
City of Woodland
300 First Street
Woodland, CA 9569
RESOLUTION NO. _____

A RESOLUTION REQUESTING COLLECTION OF CHARGES ON TAX ROLL WHEREAS, the City of Woodland (hereinafter City), requests the County of Yolo collect on the County tax rolls certain charges which have been imposed for a list of parcels within the City that were out of compliance for weed abatement requirements for the year 2025; and
WHEREAS, due to noncompliance, the city abated the parcels of weeds and is seeking reimbursement for the cost of abatement and administrative processing fees; and WHEREAS, the county has required as a condition of the collection of said charges that the City warrant the legality of said charges and defend and indemnify the County from any challenge to the legality thereof.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland that:

1. The Auditor-Controller of Yolo County is requested to attach for collection on the County tax rolls those taxes, assessments, fees and/or charges, attached hereto.

2. The City of Woodland warrants and represents that the taxes, assessments, fees and/or charges imposed by the City of Woodland and being requested to be collected by Yolo County comply with all requirements of the Woodland Municipal Code, and Stat law, including but not limited to Articles XIIC and XIIID of the California Constitution (Proposition 218).

4. The City agrees to and shall defend, indemnify and hold harmless the County, it’s officers, agents and employees (the “Indemnified Parties”) from any and all claims, demands, liabilities, costs and expenses, damages, causes of action, and judgements, in any manner arising out of the collection by County of any of the City’s said taxes, assessments, fees, and/or charges requested to be collected by the County for the City, or in any manner arising out of the City’s establishment and imposition of said taxes, assessments, fees and/or charges. City agrees that, in the event a judgement is entered in a court of law against any of the

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Indemnified Parties as a result of the collection of one of the city’s taxes, assessments, fees and/or charges, the County may offset the amount of the judgement from any monies collected by County on behalf of the City, including property taxes.

5. The City agrees that it’s officers, agents and employees will cooperate with the county in answering questions referred to City by the County from any person concerning the City’s taxes, assessments, fees and/or charges and that the City will not refer such persons to County officers and employees for response.

6. The City agrees to pay such reasonable and ordinary charges as the County may prescribe to recoup its costs in placing on the tax rolls and collection taxes, assessments, fees and/or charges, as provided by Government Code Sections 29304 and 51800.

PASSED, APPROVED AND ADOPTED by the City Council of the City of Woodland at a regular meeting held the 15th day of July 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

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Parcel
Address
Owner info
Owner Address
Landscape Company
Invoice #
Invoice Amount
CRR Time (Hourly Rate * Hours
Spent)
Total
Total for Lien, per County Requirements
027-340-038-000
39800 Kentucky Ave

DENBESTE CA PROPERTIES LLC
810 DENBESTE CR #107
Armstrong Mowing
S8073
$570.00
$359.00
$929.00
$929.00
042-534-009-000
2234 ARMUS ST

PELA OMAR U ETAL
1031 AZUSA ST
Armstrong Mowing
S8014
$270.00
$359.00
$629.00
$629.00
042-352-003-000
2606 CELEBRATION WAY
BROWARD 2016 REV TRUST
1400 E KENTUCKY AVE
Armstrong Mowing
S8073
$270.00
$359.00
$629.00
$629.00
065-290-007-000
530 COMMUNITY LN

UNITED REI LLC
P O BOX 1033
Armstrong Mowing
S8073
$270.00
$359.00
$629.00
$629.00
066-030-061-000
1434 E MAIN ST
KRONICK 2012 GST TRUST ETAL
591 COLUSA AVE
Armstrong Mowing
S8073
$270.00
$359.00
$629.00
$629.00
064-082-020-000
109 ANTELOPE ST

TNN FINANCIAL LLC
5216 MCLEAN DR
Armstrong Mowing
S8073
$270.00
$359.00
$629.00
$629.00
063-080-038-000
1 NO ADDRESS

MOSS MARK A
2122 SANTA CLARA AVE #100
Armstrong Mowing
S8073
$540.00
$359.00
$899.00
$899.00
006-581-002-000
212 LINCOLN AVE

CASTELLANOS CONSUELO
1415 GARFIELD DR
Armstrong Mowing
S8073
$270.00
$359.00
$629.00
$629.00
006-581-001-000
210 LINCOLN AVE

TRAVENIA KAREN
P O BOX 5282
Armstrong Mowing
S8073
$270.00
$359.00
$629.00
$629.00
027-370-031-000
1 NO ADDRESS

AMERCO REAL ESTATE COMPANY
P O BOX 29046
Armstrong Mowing
S8073
$270.00
$359.00
$629.00
$629.00
005-680-010-000
1000 KENTUCKY AVE

SAH KENTUCKY AVENUE LLC
1731 RESEARCH PARK DR #101
Armstrong Mowing
S8073
$540.00
$359.00
$899.00
$899.00
005-031-010-000
0 NO ADDRESS

SAH KENTUCKY AVENUE LLC
1731 RESEARCH PARK DR #101
Armstrong Mowing
S8073
$270.00
$359.00
$629.00
$629.00
042-580-001-000
1425 HARRY LORENZO AVE
MR177 LLC
3080 BRISTOL ST STE 630
Armstrong Mowing
S8053
$2,460.00
$359.00
$2,819.00
$2,819.00
042-391-003-000
2659 SOMERSET CIR

MADESH STEPHANIE ANN
1513 GRIFFITH DR
Armstrong Mowing
S8073
$270.00
$359.00
$629.00
$629.00
Total
14 $6,810.00
$5,026.00
$11,836.00
$11,836.00
City Of Woodland - Weed Abatement Lien Information 2025

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TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: July 15, 2025
ITEM #: I.21
SUBJECT: Appropriation of $1,500,000 in Affordable Housing Funds in Connection with Tupelo Family Apartments

Recommendation for Action: Staff recommend the City Council adopt Resolution No. _____, 1) Approving an appropriation of $1,500,000 from the Affordable Housing In-Lieu Fees Fund (1327) and authorizing the Finance Officer to amend the Fiscal Year 2026 budget as necessary; 2) Authorizing the City to enter into a Loan Agreement with Yolo County Housing or its affiliates for the development of Tupelo Family Apartments;
3) Approving a fifty-five year residual receipts loan in the amount of $1,500,000 with three percent (3%) simple interest for Tupelo Family Apartments;
4) Authorizing the City to enter into a regulatory agreement and declaration of restrictive covenants with Tupelo Family Apartments to ensure the affordability of the project for a term of not less than 55 years; and
5) Authorizing the City Manager to execute the Loan Agreement and regulatory agreement in a form as prepared and approved by the City Attorney and take such other actions and execute such documents as necessary to make the City loans and ensure the affordability of the project.

Staff Contact:

Franklin Cui, Housing Analyst II, (530) 661-2019, [email protected]

Fiscal Impact:

There is no General Fund impact. The $1,500,000 loan will be funded through the Affordable Housing In-Lieu Fees Fund (1327), which is generated through in-lieu fee payments by developers to satisfy the affordable housing obligations of the City’s inclusionary housing ordinance.

Moreover, $500,000 in American Rescue Plan (ARP) funds that were previously made available for the Yolano Donnelly Project shall be replaced by an equivalent allocation of In-Lieu Fees ($500,000 of the $1.5 million total award). The ARP funds will be available for Councilt to consider as part of the ARP spending plan.

Background:

In September 2024 the Housing Authority of the County of Yolo (Yolo County Housing) was awarded $500,000 in Choice Neighborhoods Planning (CNP) grant funds from the Federal Department of Housing and Urban Development (HUD), to assist in the development of a Transformation Plan for the Yolano and Donnelly target housing sites and the surrounding neighborhood (Yolano-Donnelly Project). The CNP grant is anticipated to provide Yolo County Housing additional points for the highly competitive Choice Neighborhoods Implementation (CNI) grant of up to $50 million to be used for the entire re-positioning of the Yolano-Donnelly project. While awaiting a potential future allocation of the CNI funding, the re-positioning strategy will begin with an independent "Early Project in the Neighborhood" which is the affordable housing project known as the Tupelo Family Apartments development ("Tupelo").

This project will develop a 2.4-acre underutilized site in Woodland into a vibrant low-rise community with 73 one-, two-, and three-bedroom units (72 income-restricted and one unrestricted managers unit) serving families earning up to 80% AMI. This multifamily development is proposed on the south

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side of Lemen Avenue at APN: 063-060-005. The site is zoned Corridor Mixed Use – Armfield (CMU- A) and is located west of the existing Pacific Gas & Electric Company easement and east of the existing buildings on the site, which are currently addressed 1224-1230 Lemen Avenue (see Attachment 2 for Site Plan and Map).

Tupelo Family Apartments will be all-electric and feature climate adaptation strategies with a high- performance building envelope, energy-efficient systems, and natural ventilation to mitigate extreme heat risks. The site includes ten electric vehicle (EV) charging stations and infrastructure for 40 additional EV-ready spaces. Resident amenities include a 1,200 SF community room, service spaces, secure bicycle storage, playground, and outdoor gathering areas. On-site services will focus on health education, financial literacy, and housing stability, with the adjacent Yolo County Housing offices and Head Start facility providing convenient supportive services.

The project capitalizes on a well-connected location with numerous key destinations within walking distance, including Sprouts Farmers Market, North Valley Indian Health's Mobile Medical Clinic, Freeman Park, YMCA Yolano Recreation Center, and the Head Start of Yolo County childcare facility just 93 feet away. This proximity to essential services creates a model for sustainable, amenity-rich affordable housing that supports resident well-being while reducing vehicle miles traveled and greenhouse gas emissions.

On May 5, 2025 the City Planning Division approved a Development Review application for the Tupelo project with conditions. The development project is consistent with all Zoning requirements and regulations (see Attachments 2 and 3). The development of this site contributes to General Plan goals – sustainability and transit-oriented development as well as connectivity to the City of Woodland’s cultural and historic downtown, while also furthering alignment with the City’s affordable housing needs. Once completed, this project will contribute an additional 72 extremely low, very low and low-income units toward the City’s Regional Housing Needs Allocation for this income bracket.

Discussion:

Tupelo Family Apartments is anticipated to cost $52 million to complete. Yolo County Housing, along with its development partners Brinshore Development and Operative Office Inc, is actively seeking funding support to ensure timely completion of the project. To date, Yolo County Housing, in partnership with the City of Woodland and the Yolo Transit District (YTD), has applied for $28 million to support the Tupelo project through the Affordable Housing Sustainable Communities (AHSC) grant program.

Administered by the Strategic Growth Council and implemented by the Department of Housing and Community Development (HCD), the AHSC Program funds land-use, housing, transportation, and land preservation projects to support infill and compact development that reduces greenhouse gas emissions. Funding for the AHSC Program is provided by the Greenhouse Gas Reduction Fund, an account established to receive Cap-and-Trade auction proceeds. If awarded, roughly $14 million in AHSC funds will be used to build Tupelo Family Apartments, and another approximately $14 million will be used for on and off-site Sustainable Transportation Infrastructure (STI) improvements, such as enhanced bicycle infrastructure, new sidewalks, and zero-emission (ZEV) infrastructure consistent with grant requirements.

Upon the successful AHSC award of Tupelo, the City has agreed to complete the following STI improvements within five years of the grant award:
• Installation of Class II bike lanes along Matmor Road, Lemen Avenue, Cannery Road, and Industrial Way (City of Woodland has right of way and will be the primary responsible entity and AHSC payee for this portion of the grant); and

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• New sidewalks along the south side of Lemen Ave and sidewalk improvements along Matmor Road (City of Woodland has right of way and will be the primary responsible entity and AHSC payee for this portion of the grant).

Additionally, AHSC funds will be leveraged to support YTD transportation enhancements, including the purchase of 12 new zero-emission buses that will collectively reduce headways on Routes 42A and 42B to 30 minutes all day—providing Tupelo residents and residents throughout Yolo County with direct, frequent, and reliable service to downtown Woodland, Davis, West Sacramento, Midtown Sacramento, and the Sacramento Airport. AHSC funds would support the installation of 5 charging stations for the new zero-emission buses. If awarded, YTD will provide residents of Tupelo Family Apartments with transit passes and memberships to the YoloCommute program for 15 years at no cost to the residents. Additionally, the grant will fund the purchase and installation of ten new bus shelters, which will be located within a one-mile radius of the development, along YTD’s existing regional 42A and B lines, as well as local 211 and 212 lines.

To support the overall financial viability of the project, Yolo County Housing and its partners will be applying for Sutter Health’s Community Health Investment program, which offers annual investments through grants to projects that align with their community benefit goals. Sutter Health aims to sustain vital services, reduce disparities in vulnerable populations, and increase resources in communities by providing financial support and services to the areas it serves. It is anticipated that the portal for applications will open in late July or early August 2025. Having the City funding committed at the time of the Sutter application should improve the project’s competitiveness. Sutter Health’s funding, if awarded, will help fund the community services space near or on the ground floor of one of the buildings and provide funding for services to residents at no cost to the residents.

City Financial Commitment
To support the first phase of development of the Yolano Donnelly project, Tupelo Family Apartments, Yolo County Housing has requested City financial support in the amount of $1.5 million. Financial support from the city will help leverage current and future funding opportunities, including the Sutter grant and future tax credit applications, making Yolo County Housing’s applications more competitive in what is a highly competitive affordable housing financing market.

It is recommended the City of Woodland contribute $1.5 million in Affordable Housing In-Lieu Fees funds to the project. A funding commitment of $1.5 million provides $20,833 per affordable unit to the Project, which compares favorably with recent City-funded projects such as Mutual Housing Phase I ($38,462/unit) and Vista Del Robles Phase II ($41,667/unit).

As previously noted, $500,000 in ARP funds that were previously set aside for the Yolano Donnelly Project shall be replaced by an equivalent allocation of In-Lieu Fees ($500,000 of the $1.5 million total award). At the time of original request from YCHA for funding support for Yolano Donnelly the balance of affordable housing In-Lieu fees were insufficient to support the request. Over the past four years, the City has received additional In-Lieu fees and is now recommending that these funds be used in place of the ARP funds. Staff plan to return to Council in September with an update on the ARP spending plan and recommendation(s) for allocation of the remaining funds.

Conclusion:

Staff recommend the City Council adopt Resolution No. _____, 1) Approving an appropriation of $1,500,000 from the Affordable Housing In-Lieu Fees Fund (1327) and authorizing the Finance Officer to amend the Fiscal Year 2026 budget as necessary; 2) Authorizing the City to enter into a Loan Agreement with Yolo County Housing or its affiliates for the development of Tupelo Family Apartments;

Page 414 ends

3) Approving a fifty-five year residual receipts loan in the amount of $1,500,000 with three percent (3%) simple interest for Tupelo Family Apartments;
4) Authorizing the City to enter into a regulatory agreement and declaration of restrictive covenants with Tupelo Family Apartments to ensure the affordability of the project for a term of not less than 55 years; and
5) Authorizing the City Manager to execute the Loan Agreement and regulatory agreement in a form as prepared and approved by the City Attorney and take such other actions and execute such documents as necessary to make the City loans and ensure the affordability of the project.

Prepared by: Franklin Cui, Housing Analyst II

Reviewed by: Erika Bumgardner, Community Development Deputy Director / Kim McKinney, Administrative Services Director

Attachments:

1. Proposed Resolution - Tupelo Funding Commitment

2. PLNG-25-00001 Approved Plans 5.5.25

3. PLNG 25-00001 Tupelo Affordable Housing, Approval Letter

Page 415 ends

RESOLUTION NO. _____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND APPROVING THE APPROPRIATION OF $1,500,000 IN AFFORDABLE HOUSING

FUNDS, IN CONNECTION WITH TUPELO FAMILY APARTMENTS
WHEREAS, in September 2024 the Housing Authority of the County of Yolo (Yolo County Housing or YCH) was awarded $500,000 in Choice Neighborhoods Planning (CNP) grant funds from the Federal Department of Housing and Urban Development (HUD), to assist in the development of a Transformation Plan for the Yolano and Donnelly target housing sites and the surrounding neighborhood (Yolano-Donnelly Project). The CNP grant is anticipated to provide YCH additional points for the highly competitive Choice Neighborhoods Implementation (CNI) grant of up to $50 million to be used for the entire re-positioning of the Yolano-Donnelly project; and
WHEREAS, while awaiting potential future CNI funding allocations, the re-positioning strategy will begin with an independent "Early Project in the Neighborhood,” which is the affordable housing project known as the Tupelo Family Apartments development ("Tupelo"); and
WHEREAS, Tupelo will develop a 2.4-acre underutilized site in Woodland into a vibrant low-rise community with 73 units (72 income-restricted and one unrestricted managers unit) serving families earning up to 80% AMI across a diverse mix of unit sizes. This multifamily development is proposed on the south side of Lemen Avenue at APN: 063-060-005.

The site is zoned Corridor Mixed Use – Armfield (CMU-A); and WHEREAS, the 73-unit, Tupelo Family Apartments development is anticipated to cost $52 million. Yolo County Housing, along with its development partners Brinshore Development and Operative Office Inc, is actively seeking funding support to ensure timely completion of the project. To date, YCH, in partnership with the City of Woodland and the Yolo Transit District (YTD), has applied for $28 million to support the Tupelo project through the Affordable Housing Sustainable Communities (AHSC) grant program; and

WHEREAS, to further support the Tupelo residential development, YCH has requested City financial support in the amount of $1.5 million. Financial support from the city will help leverage current and future funding opportunities, including future tax credit applications, making YCH’s applications more competitive in a highly competitive affordable housing financing market; and
WHEREAS, it is recommended that the City of Woodland contribute $1.5 million in Affordable Housing In-Lieu Fees funds (Fund 1327) to the project. A funding commitment of $1.5 million averages out to roughly $20,833 per affordable unit in the Tupelo project, which compares favorably with recent City-funded projects; and WHEREAS, on May 5, 2025, the City Planning Division approved a Development Review application for the Tupelo project with conditions. The development project is consistent

Page 416 ends

with all Zoning requirements and regulations. The development of this site contributes to General Plan goals – sustainability and transit-oriented development, as well as connectivity to the City of Woodland’s cultural and historic downtown, while also furthering alignment with the City’s affordable housing needs. Once completed, Tupelo will contribute an additional 72 extremely low, very low and low-income units toward the City’s Regional Housing Needs Allocation for this income bracket; and
WHEREAS, it is recommended that $500,000 in ARP funds previously awarded to the City of Woodland for the Armfield-Lemen Transformation be replaced by an equivalent allocation of In-Lieu fees ($500,000 of the $1.5 million total award). The ARP funding will be reserved for other uses as directed by City Council.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland as follows:

SECTION 1.The City Council hereby authorizes the appropriation of $1,500,000 from the Affordable Housing In-Lieu Fees Fund (1327) and authorizing the Finance Officer to amend the Fiscal Year 2026 budget as necessary.

SECTION 2.The City Council hereby authorizes the City to enter into a Loan Agreement with Yolo County Housing or its affiliates for the development of Tupelo Family Apartments.

SECTION 3.The City Council hereby approves a fifty-five-year residual receipts loan in the amount of $1,500,000 with three percent (3%) simple interest for Tupelo Family Apartments.

SECTION 4.The City Council hereby authorizes the City Manager City to enter into a regulatory agreement and declaration of restrictive covenants with Tupelo Family Apartments to ensure the affordability of the project for a term of not less than 55 years.

SECTION 5.The City Council hereby authorizes the City Manager to execute the Loan Agreement and regulatory agreement in a form as prepared and approved by the City Attorney and take such other actions and execute such documents as necessary to make the City loans and ensure the affordability of the project.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 15th day of July 2025 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Page 417 ends

______________________________
Rich Lansburgh, Mayor
ATTEST: APPROVED AS TO FORM:
_____________________________ ______________________________ Sarah Lansburgh, CMC, City Clerk Ethan Walsh, City Attorney

Page 418 ends

TUPELO AFFORDABLE HOUSING

WOODLAND, CALIFORNIA

PLANNING RESUBMITTAL

Page 419 ends

TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 2 PROJECT SITE PLAN
N

COMPACTCOMPACTCOMPACT COMPACT COMPACTCOMPACT
ADA

COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACTCOMPACT
ADA

VAN ADA
ADA

WASTE AREA A

WASTE AREA B

MONUMENT SIGN

TRANSFORMER

OUTDOOR

SPACE A
LEMEN AVE.

SHARED ACCESS TO
(E) PARKING AREA

PG&E EASEMENT PG&E EASEMENT

PG&E EASEMENT

OUTDOOR

SPACE B
HEAD
START
YCH

OFFICES

SIDEWALK/STREETSCAPE

IMPROVEMENTS
(N) STREET TREES IN

PUBLIC RIGHT OF WAY

DEMARCATION BETWEEN

EAST AND WEST BUILDING

SITE AREAS

PARKING AREA
80 SPACES
18'-0"26'-0"
18'-0"
6'-0"
6'-0"

OUTDOOR

SPACE C

COMPACTCOMPACT COMPACTCOMPACT

MONUMENT SIGN

OUTDOOR

SPACE D
543'-9" 114'-7"
26'-0" 8'-0" 56'-4" 28'-4"
10'-0"
56'-4" 28'-4" 56'-4" 14'-0"
6'-0"
26'-0" 14'-0"
6'-0"
56'-4" 26'-1" 56'-4" 26'-0" 56'-4" 8'-0"
10'-0" 15'-0"101'-8"65'-7"
14'-0" 15'-0"
14'-0" 15'-0"
10'-0" 15'-0"101'-8"77'-8"
18'-0"
26'-0"
18'-0"

WEST BLDG A
15 UNITS // 3 FLOORS
+/- 16,050 SF

WEST BLDG B
11 UNITS // 3 FLOORS
+/- 9,950 SF

WEST BLDG C
10 UNITS // 3 FLOORS
+/- 13,350 SF

EAST BLDG A
11 UNITS // 3 FLOORS
+/- 13,350 SF

EAST BLDG B
11 UNITS // 3 FLOORS
+/- 9,950 SF

EAST BLDG C
15 UNITS // 3 FLOORS
+/- 16,050 SF

WEST SITE - SUMMARY

WEST BUILDING A
PLANNING AREA: +/- 16,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 6
TWO BEDROOMS 3
THREE BEDROOMS 6
TOTAL 15 UNITS

WEST BUILDING B
PLANNING AREA: +/- 9,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 11
TWO BEDROOMS 0
THREE BEDROOMS 0
TOTAL 11 UNITS

WEST BUILDING C
PLANNING AREA: +/- 13,350 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 0
TWO BEDROOMS 6
THREE BEDROOMS 4
TOTAL 10 UNITS
PLANNING AREA: +/- 38,450 SF
# OF FLOORS: 3 FLOORS
PARKING: 41 SPACES

EAST SITE - SUMMARY

EAST BUILDING A
PLANNING AREA: +/- 13,350 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 1
TWO BEDROOMS 6
THREE BEDROOMS 4
TOTAL 11 UNITS

EAST BUILDING B
PLANNING AREA: +/- 9,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 11
TWO BEDROOMS 0
THREE BEDROOMS 0
TOTAL 11 UNITS

EAST BUILDING C
PLANNING AREA: +/- 16,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 6
TWO BEDROOMS 3
THREE BEDROOMS 6
TOTAL 15 UNITS
PLANNING AREA: +/- 38,450 SF
# OF FLOORS: 3 FLOORS
PARKING: 39 SPACES

COMBINED SITE SUMMARY

UNITS SUMMARY
ONE BEDROOMS 17
TWO BEDROOMS 9
THREE BEDROOMS 10
TOTAL 36 UNITS

UNITS SUMMARY
ONE BEDROOMS 18
TWO BEDROOMS 9
THREE BEDROOMS 10
TOTAL 37 UNITS
PLANNING AREA: +/- 76,900 SF
# OF FLOORS: 3 FLOORS
PARKING: 80 SPACES

UNITS SUMMARY
ONE BEDROOMS 35
TWO BEDROOMS 18
THREE BEDROOMS 20
TOTAL 73 UNITS

AMENITY AND UTILITY SPACE

Page 420 ends

TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 3 PROJECT DATA

PPRROOJJEECCTT DDAATTAA

AAPPNN AADDDDRREESSSS
063-060-005 CURRENTLY VACANT -ADDRESS TO BE ASSIGNED
ZZOONNIINNGG SSEETTBBAACCKKSS 1177..3322..003300
CORRIDOR MIXED USE - ARMFIELD (CMU-A) NO CHANGE TO ZONE REQUIRED FRONT 10'-0" EXISTING LAND USE VACANT PPRROOVVIIDDEEDD FFRROONNTT 1100''--00"" PROPOSED LAND USE AFFORDABLE MULTI-FAMILY REQUIRED INTERIOR 0'-0" PROPOSED BUILDING STOREIS 3 STORIES (NO ELEVATOR) PPRROOVVIIDDEEDD IINNTTEERRIIOORR 00''--00"" OCCUPANCY R-2 REUIRED REAR 0'-0"
CONSTRUCTION TYPE TYPE VB PPRROOVVIIDDEEDD RREEAARR 00''--00"" SPRINKLERS NFPA 13
SITET AREA 121,802 SF (2.8 ACRES)
WITHOUT PG&E EASEMENT 99,682 SF (2.29 ACRES)
PPLLAANNNNIINNGG AARREEAA SSUUMMMMAARRYY ((SSEEEE SSIITTEE PPLLAANN FFOORR BBUUIILLDDIINNGG BBRREEAAKKDDOOWWNN)) HHEEIIGGHHTT RREEQQUUIIRREEMMEENNTTSS 1177..3322..003300 GROUND FLOOR 26,850 SF ALLOWABLE HEIGHT 45'-0"
SECOND FLOOR 25,750 SF PPRROOPPOOSSEEDD HHEEIIGGHHTT 3388''--00"" THIRD FLOOR 25,750 SF
TTOOTTAALL PPRROOPPOOSSEEDD FFLLOOOORR AARREEAA 7788,,335500 SSFF DDEENNSSIITTYY SSUUMMMMAARRYY 1177..3322..003300 LLOOTT CCOOVVEERRAAGGEE 1177..3322..003300 ALLOWABLE DENSITY 40 UNITS PER ACRE MAX LOT COVERAGE 70% (85,260 SF) PPRROOPPOOSSEEDD UUNNIITTSS PPEERR AACCRREE 2266 UUNNIITTSS PPEERR AACCRREE PPRROOPPOOSSEEDD LLOOTT CCOOVVEERRAAGGEE 2255%% ((2266,,885500 SSFF)) FFLLOOOORR AARREEAA RRAATTIIOO 1177..3322..003300
CMU-A F.A.R. MIN 0.5 (60,900 SF)
CMU-A F.A.R. MAX 3 (365,400 SF)
PPRROOPPOOSSEEDD FF..AA..RR.. 00..7700 ((7788,,335500 SSFF))

UUNNIITT IINNFFOORRMMAATTIIOONN ((SSEEEE SSIITTEE PPLLAANN FFOORR BBUUIILLDDIINNGG BBRREEAAKKDDOOWWNN)) MMOOBBIILLIITTYY UUNNIITTSS PPRROOVVIIDDEEDD ONE BEDROOM 35 UNITS 15% ONE BEDROOM UNITS 6 UNITS
TWO BEDROOM 18 UNITS 15% TWO BEDRIOOM UNITS 3 UNITS
THREE BEDROOM 20 UNITS 15% THREE BEDROOM UNITS 3 UNITS
TTOOTTAALL PPRROOPPOOSSEEDD UUNNIITTSS 7733 UUNNIITTSS TTOOTTAALL PPRROOPPOOSSEEDD UUNNIITTSS 1122 UUNNIITTSS CCOOMMMMOONN OOUUTTDDOOOORR SSPPAACCEESS 1177..3322..003300 HHEEAARRIINNGG VVIISSIIOONN UUNNIITTSS PPRROOVVIIDDEEDD OUTDOOR SPACE A - PLAY AREA 1,700 SF 10% ONE BEDROOM UNITS 4 UNITS OUTDOOR SPACE B - SEATING AREA 600 SF 10% TWO BEDRIOOM UNITS 2 UNITS OUTDOOR SPACE C - SEATING AREA 600 SF 10% THREE BEDROOM UNITS 2 UNITS OUTDOOR SPACE C - GATHERING AREA 1,700 SF TTOOTTAALL PPRROOPPOOSSEEDD UUNNIITTSS 88 UUNNIITTSS PPRROOVVIIDDEEDD OOPPEENN SSPPAACCEE 44,,660000 SSFF

CCOOMMMMOONN IINNDDOOOORR SSPPAACCEESS PPAARRKKIINNGG COMMUNITY ROOM 1,200 SF STANDARD 55
OFFICES 470 SF COMPACT 17
FLEX SPACES // SERVICE SPACES 600 SF ACCESSIBLE 8
PPRROOVVIIDDEEDD 22,,227700 SSFF PPAARRKKIINNGG PPRROOVVIIDDEEDD 8800 BBIICCYYCCLLEE PPAARRKKIINNGG 1177..6688..007700 PPAARRKKIINNGG -- EEVV CCHHAARRGGIINNGG SSHHOORRTT TTEERRMM ((CCLLAASSSS 11)) PPRROOVVIIDDEEDD 1122 EV CHARGING SPACES 6 LLOONNGG TTEERRMM ((CCLLAASSSS 22)) PPRROOVVIIDDEEDD 1155 ACCESSIBLE EV CHARGING SPACES 2 EV READY CHARGING SPACES 32

LLAAUUNNDDRRYY
REQUIRED LAUNDRY (1 PER 10 UNITS) 8.0
PPRROOVVIIDDEEDD WWAASSHHEERRSS 88
PPRROOVVIIDDEEDD DDRRYYEERRSS 88

Page 421 ends

TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 4 FIRE ACCESS PLAN
N

COMPACTCOMPACTCOMPACT COMPACT COMPACTCOMPACT
ADA

COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACTCOMPACT
ADA

VAN ADA
ADA

WASTE AREA A

WASTE AREA B

MONUMENT SIGN

TRANSFORMER

OUTDOOR

SPACE A
LEMEN AVE.

SHARED ACCESS TO
(E) PARKING AREA

PG&E EASEMENT PG&E EASEMENT

PG&E EASEMENT

OUTDOOR

SPACE B
HEAD
START
YCH

OFFICES

SIDEWALK/STREETSCAPE

IMPROVEMENTS
(N) STREET TREES IN

PUBLIC RIGHT OF WAY

DEMARCATION BETWEEN

EAST AND WEST BUILDING

SITE AREAS

PARKING AREA
80 SPACES

OUTDOOR

SPACE C

COMPACTCOMPACT COMPACTCOMPACT

MONUMENT SIGN

OUTDOOR

SPACE D

WEST BLDG A
15 UNITS // 3 FLOORS
+/- 16,050 SF

WEST BLDG B
11 UNITS // 3 FLOORS
+/- 9,950 SF

WEST BLDG C
10 UNITS // 3 FLOORS
+/- 13,350 SF

EAST BLDG A
11 UNITS // 3 FLOORS
+/- 13,350 SF

EAST BLDG B
11 UNITS // 3 FLOORS
+/- 9,950 SF

EAST BLDG C
15 UNITS // 3 FLOORS
+/- 16,050 SF
26'-0"
26'-0"
R25'-0"

FIRE ACCESS LANEFIRE ACCESS LANE

FIRE ACCESS LANE
26'-0"
26'-0"
R25'-0"

FIRE ACCESS LANE

FIRE ACCESS LANE
26'-0"
26'-0"
150'-0"

FIRE ACCESS LANE

FIRE ACCESS LANE
140'
130'
26'-0"
26'-0"
26'-0"

FIRE ACCESS LANE FIRE ACCESS LANE
135'148'
135'135'
251'-3"
130'
125'

WEST SITE - SUMMARY

WEST BUILDING A
PLANNING AREA: +/- 16,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 6
TWO BEDROOMS 3
THREE BEDROOMS 6
TOTAL 15 UNITS

WEST BUILDING B
PLANNING AREA: +/- 9,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 11
TWO BEDROOMS 0
THREE BEDROOMS 0
TOTAL 11 UNITS

WEST BUILDING C
PLANNING AREA: +/- 13,350 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 0
TWO BEDROOMS 6
THREE BEDROOMS 4
TOTAL 10 UNITS
PLANNING AREA: +/- 38,450 SF
# OF FLOORS: 3 FLOORS
PARKING: 41 SPACES

EAST SITE - SUMMARY

EAST BUILDING A
PLANNING AREA: +/- 13,350 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 1
TWO BEDROOMS 6
THREE BEDROOMS 4
TOTAL 11 UNITS

EAST BUILDING B
PLANNING AREA: +/- 9,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 11
TWO BEDROOMS 0
THREE BEDROOMS 0
TOTAL 11 UNITS

EAST BUILDING C
PLANNING AREA: +/- 16,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 6
TWO BEDROOMS 3
THREE BEDROOMS 6
TOTAL 15 UNITS
PLANNING AREA: +/- 38,450 SF
# OF FLOORS: 3 FLOORS
PARKING: 39 SPACES

COMBINED SITE SUMMARY

UNITS SUMMARY
ONE BEDROOMS 17
TWO BEDROOMS 9
THREE BEDROOMS 10
TOTAL 36 UNITS

UNITS SUMMARY
ONE BEDROOMS 18
TWO BEDROOMS 9
THREE BEDROOMS 10
TOTAL 37 UNITS
PLANNING AREA: +/- 76,900 SF
# OF FLOORS: 3 FLOORS
PARKING: 80 SPACES

UNITS SUMMARY
ONE BEDROOMS 35
TWO BEDROOMS 18
THREE BEDROOMS 20
TOTAL 73 UNITS

AMENITY AND UTILITY SPACE

Page 422 ends

TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 5 GROUND FLOOR SITE PLAN
N
D
SINGLE
W
SINGLE
W/D

STACKED
W/D

STACKED
D
SINGLE
W
SINGLE
6 BIKE DOUBLE

HEIGHT RACK
6 BIKE DOUBLE

HEIGHT RACK

PRINT // FILING AREA

MEDIA WALL
SECURE

STORAGE MEDIA WALL
UP
UP
D
SINGLE
W
SINGLE
W/D

STACKED
W/D

STACKED
D
SINGLE
W
SINGLE
UP
UP
UP

ELECTRICAL
ROOM

UTILITY
ROOM
UP
UP

ELECTRICAL
ROOM

UTILITY
ROOM
UP

COMPACTCOMPACTCOMPACT COMPACT COMPACTCOMPACT
ADA

COMPACTCOMPACT COMPACT COMPACTCOMPACT COMPACTCOMPACT
ADA

VAN ADA
ADA
EV ADA

VAN EV ADA

WASTE AREA A

WASTE AREA B
MAIL
AREA

BICYCLE
ROOM

PACKAGE
ROOM

MONUMENT SIGN

TRANSFORMER

COMMUNITY
ROOM

MANGER'S
OFFICE

FLEX OR

TEEN SPACE

KITCHENETTE

RESTROOM

ELECTRICAL

ROOMUTILITY
ROOM

LAUNDRY
ROOM

MAINTENANCE
// STORAGE
MAIL
AREA

PACKAGE
ROOM

STORAGE //
JANITORIAL JANIT.

CLOSET

FLEX OR

SERVICE
SPACE
OFFICE

RESTROOM

TRANSFORMER

OUTDOOR

SPACE A
LEMEN AVE.

SHARED ACCESS TO
(E) PARKING AREA

PG&E EASEMENT PG&E EASEMENT

PG&E EASEMENT

OUTDOOR

SPACE B
HEAD
START
YCH

OFFICES

SIDEWALK/STREETSCAPE

IMPROVEMENTS
(N) STREET TREES IN

PUBLIC RIGHT OF WAY

DEMARCATION BETWEEN

EAST AND WEST BUILDING

SITE AREAS

PARKING AREA
80 SPACES
18'-0"26'-0"
18'-0"
6'-0"
6'-0"
ADAADA

ELECTRICAL

ROOM UTILITY
ROOM

LAUNDRY
ROOM

MAINTENANCE
// STORAGE

OUTDOOR

SPACE C

COMPACTCOMPACT COMPACTCOMPACT

UTILITY
ROOM

ELECTRICAL
ROOM

UTILITY
ROOM

ELECTRICAL
ROOM

MONUMENT SIGN

OUTDOOR

WEST SITE - SUMMARY

WEST BUILDING A
PLANNING AREA: +/- 16,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 6
TWO BEDROOMS 3
THREE BEDROOMS 6
TOTAL 15 UNITS

WEST BUILDING B
PLANNING AREA: +/- 9,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 11
TWO BEDROOMS 0
THREE BEDROOMS 0
TOTAL 11 UNITS

WEST BUILDING C
PLANNING AREA: +/- 13,350 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 0
TWO BEDROOMS 6
THREE BEDROOMS 4
TOTAL 10 UNITS
PLANNING AREA: +/- 38,450 SF
# OF FLOORS: 3 FLOORS
PARKING: 41 SPACES

EAST SITE - SUMMARY

EAST BUILDING A
PLANNING AREA: +/- 13,350 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 1
TWO BEDROOMS 6
THREE BEDROOMS 4
TOTAL 11 UNITS

EAST BUILDING B
PLANNING AREA: +/- 9,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 11
TWO BEDROOMS 0
THREE BEDROOMS 0
TOTAL 11 UNITS

EAST BUILDING C
PLANNING AREA: +/- 16,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 6
TWO BEDROOMS 3
THREE BEDROOMS 6
TOTAL 15 UNITS
PLANNING AREA: +/- 38,450 SF
# OF FLOORS: 3 FLOORS
PARKING: 39 SPACES

COMBINED SITE SUMMARY
PLANNING AREA: +/- 76,900 SF
# OF FLOORS: 3 FLOORS
PARKING: 80 SPACES

UNITS SUMMARY
ONE BEDROOMS 35
TWO BEDROOMS 18
THREE BEDROOMS 20
TOTAL 73 UNITS

AMENITY AND UTILITY SPACE

UNITS SUMMARY
ONE BEDROOMS 17
TWO BEDROOMS 9
THREE BEDROOMS 10
TOTAL 36 UNITS

UNITS SUMMARY
ONE BEDROOMS 18
TWO BEDROOMS 9
THREE BEDROOMS 10
TOTAL 37 UNITS

Page 423 ends

TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 6 UPPER FLOOR SITE PLAN
N
UP
UP
DW
UP
DW
UP
UP
UP
UP
DW
DW
543'-9" 114'-7"
35'-0" 56'-4" 28'-4" 56'-4" 28'-4" 56'-4" 56'-4" 26'-1" 56'-4" 26'-0" 56'-4" 10'-0"101'-8"65'-7"
14'-0"
10'-0"101'-8"77'-8"
14'-0"
41'-6"
41'-6"
10'-0"
54'-0"

ROOF ABOVE

ROOF ABOVE ROOF ABOVE
UP

PG&E EASEMENT PG&E EASEMENT

WEST SITE - SUMMARY

WEST BUILDING A
PLANNING AREA: +/- 16,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 6
TWO BEDROOMS 3
THREE BEDROOMS 6
TOTAL 15 UNITS

WEST BUILDING B
PLANNING AREA: +/- 9,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 11
TWO BEDROOMS 0
THREE BEDROOMS 0
TOTAL 11 UNITS

WEST BUILDING C
PLANNING AREA: +/- 13,350 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 0
TWO BEDROOMS 6
THREE BEDROOMS 4
TOTAL 10 UNITS
PLANNING AREA: +/- 38,450 SF
# OF FLOORS: 3 FLOORS
PARKING: 41 SPACES

EAST SITE - SUMMARY

EAST BUILDING A
PLANNING AREA: +/- 13,350 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 1
TWO BEDROOMS 6
THREE BEDROOMS 4
TOTAL 11 UNITS

EAST BUILDING B
PLANNING AREA: +/- 9,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 11
TWO BEDROOMS 0
THREE BEDROOMS 0
TOTAL 11 UNITS

EAST BUILDING C
PLANNING AREA: +/- 16,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 6
TWO BEDROOMS 3
THREE BEDROOMS 6
TOTAL 15 UNITS
PLANNING AREA: +/- 38,450 SF
# OF FLOORS: 3 FLOORS
PARKING: 39 SPACES

COMBINED SITE SUMMARY

UNITS SUMMARY
ONE BEDROOMS 17
TWO BEDROOMS 9
THREE BEDROOMS 10
TOTAL 36 UNITS

UNITS SUMMARY
ONE BEDROOMS 18
TWO BEDROOMS 9
THREE BEDROOMS 10
TOTAL 37 UNITS
PLANNING AREA: +/- 76,900 SF
# OF FLOORS: 3 FLOORS
PARKING: 80 SPACES

UNITS SUMMARY
ONE BEDROOMS 35
TWO BEDROOMS 18
THREE BEDROOMS 20
TOTAL 73 UNITS

AMENITY AND UTILITY SPACE

Page 424 ends

TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 7 GROUND FLOOR PLAN - WEST
N
D
SINGLE
W
SINGLE
W/D

STACKED
W/D

STACKED
D
SINGLE
W
SINGLE

PRINT // FILING AREA

MEDIA WALL
SECURE

STORAGE MEDIA WALL
UP
UP
UP

ELECTRICAL
ROOM

UTILITY
ROOM
UP
ADA

LOADING
ADA

VAN ADA
ADA

COMMUNITY
ROOM

MANGER'S
OFFICE

FLEX OR

TEEN SPACE

KITCHENETTE

RESTROOM

ELECTRICAL

ROOMUTILITY
ROOM

LAUNDRY
ROOM

MAINTENANCE
// STORAGE
MAIL
AREA

PACKAGE
ROOM

STORAGE //

JANITORIAL

COMPACTCOMPACT COMPACTCOMPACT

UTILITY
ROOM

ELECTRICAL
ROOM
DW

OUTDOOR

SPACE A

OUTDOOR

SPACE B
56'-4"
101'-8"
32'-10"
30'-10"
28'-4"
30'-10"
30'-10"
32'-6"
35'-0"
32'-10"
54'-0"
82'-4 1/4"
56'-4"
62'-11 1/4"
56'-4"
86'-11 1/4"
86'-11 1/4"

WEST SITE - SUMMARY

WEST BUILDING A
PLANNING AREA: +/- 16,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 6
TWO BEDROOMS 3
THREE BEDROOMS 6
TOTAL 15 UNITS

WEST BUILDING B
PLANNING AREA: +/- 9,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 11
TWO BEDROOMS 0
THREE BEDROOMS 0
TOTAL 11 UNITS

WEST BUILDING C
PLANNING AREA: +/- 13,350 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 0
TWO BEDROOMS 6
THREE BEDROOMS 4
TOTAL 10 UNITS
PLANNING AREA: +/- 38,450 SF
# OF FLOORS: 3 FLOORS
PARKING: 41 SPACES

UNITS SUMMARY
ONE BEDROOMS 17
TWO BEDROOMS 9
THREE BEDROOMS 10
TOTAL 36 UNITS
1 2 4
3 65
87

Page 425 ends

TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 8 TYP . UPPER FLOOR PLAN - WEST
N
UP
UP
DW
UP
UP
DW

ROOF ABOVE

ROOF ABOVE
56'-4"
28'-2" 10'-5 1/4" 17'-8 3/4"
2'-0"
101'-8"
25'-1 1/4"14'-10 3/4"8'-0"14'-9"24'-2"14'-9"
56'-4"
26'-6" 29'-10"
9'-8" 9'-7 3/4" 82'-4 1/4"
25'-1 1/4"
2'-6"
14'-10 3/4"
4'-0"
2'-6"
2'-6"
2'-6"
2'-6"
2'-0"
4'-0" 4'-0"
2'-0"
2'-6"2'-6"
2'-0"
2'-0"
2'-6"
2'-0"
2'-6"
2'-6"
2'-0"
4'-0" 4'-0"
2'-0"
8'-0"12'-8 1/2"21'-7 3/4"
56'-4"
14'-1" 24'-2" 14'-1"
62'-11 1/4"
13'-0 3/4"13'-5 1/4"8'-0"15'-0 1/2"11'-4 3/4"
2'-0"
62'-11 1/4"
13'-0 3/4"13'-5 1/4"8'-0"15'-0 1/2"11'-4 3/4"
2'-0"
56'-4"
10'-10 3/4" 29'-6 1/2" 10'-10 3/4"
56'-4"
28'-2" 10'-5 1/4" 17'-8 3/4"
25'-1 1/4"14'-10 3/4"
25'-1 1/4"14'-10 3/4"
86'-11 1/4"
8'-0"15'-9"23'-2 1/4"
5'-7 1/2"
48'-0"
12'-3" 23'-6" 12'-3"
8'-0"15'-9"23'-2 1/4"
86'-11 1/4"

WEST SITE - SUMMARY

WEST BUILDING A
PLANNING AREA: +/- 16,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 6
TWO BEDROOMS 3
THREE BEDROOMS 6
TOTAL 15 UNITS

WEST BUILDING B
PLANNING AREA: +/- 9,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 11
TWO BEDROOMS 0
THREE BEDROOMS 0
TOTAL 11 UNITS

WEST BUILDING C
PLANNING AREA: +/- 13,350 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 0
TWO BEDROOMS 6
THREE BEDROOMS 4
TOTAL 10 UNITS
PLANNING AREA: +/- 38,450 SF
# OF FLOORS: 3 FLOORS
PARKING: 41 SPACES

UNITS SUMMARY
ONE BEDROOMS 17
TWO BEDROOMS 9
THREE BEDROOMS 10
TOTAL 36 UNITS
1 2 4
3 65
87

Page 426 ends

TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 9 GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 1 1 1 1 122223 3 3 3 3 3 3 3
3 3
4 4 45 5
5555
6 6 6910 10 10
11 11 11 11 11
11111111111111
12 12 13
14 14 14 14 14 14
15 15 1518 18 1819
5'-0"
13 3'-0"
3'-0"
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 1 1223 3 3 34 4
55 6 67
8 10 10
11 11 11 11
1111111114 14 14 1413
15 1. FIBER CEMENT LAP SIDING - 6" WIDTH

2. FIBER CEMENT SIDING - 9" WIDTH

3. FIBER CEMENT FLAT PANEL

4. FIBER CEMENT ROOF FASCIA

5. MEDIUM SMOOTH STUCCO

6. METAL FLASHING

7. METAL STAIR AND/OR GUARDRAIL

8. EDGE OF PUBLIC SIDEWALK

9. METAL GUTTER AND DOWNSPOUT

10. TPO ROOF MEMBRANE

11. WINDOW SYSTEM - ALUMINUM OR VINYL TBD

12. STOREFRONT WINDOW AND DOOR SYSTEM

13. METAL OVERHANG

14. METAL WINDOW SHADE DEVICE

15. PAINTED CONCRETE SLAB ON GRADE

16. METAL BIKE RACK

17. METAL DOOR

18. SITE FENCE, PAINTED METAL, 42"- 48" HIGH

19. PROJECT MONUMENT SIGN TBD

20. PROPERTY LINE FENCE - WOOD SLAT, 72" HIGH
LEGEND

ELVATIONS - WEST BUILDINGS

1. NORTH ELEVATION

2. WEST ELEVATION

Page 427 ends

TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 10 GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 1 1 1 1 2222
2 2
34 4 4 45 5 5
55255
6 6 6
6 6
7 9 910 10 10
11 11 11
111111111111
131315 15 15 17175
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 122
2 3 3 3 34 4
55 6 6
6 7
8 10 10
11 11
111111
12 121312
14 14 14 1413
15 1516

1. FIBER CEMENT LAP SIDING - 6" WIDTH

2. FIBER CEMENT SIDING - 9" WIDTH

3. FIBER CEMENT FLAT PANEL

4. FIBER CEMENT ROOF FASCIA

5. MEDIUM SMOOTH STUCCO

6. METAL FLASHING

7. METAL STAIR AND/OR GUARDRAIL

8. EDGE OF PUBLIC SIDEWALK

9. METAL GUTTER AND DOWNSPOUT

10. TPO ROOF MEMBRANE

11. WINDOW SYSTEM - ALUMINUM OR VINYL TBD

12. STOREFRONT WINDOW AND DOOR SYSTEM

13. METAL OVERHANG

14. METAL WINDOW SHADE DEVICE

15. PAINTED CONCRETE SLAB ON GRADE

16. METAL BIKE RACK

17. METAL DOOR

18. SITE FENCE, PAINTED METAL, 42"- 48" HIGH

19. PROJECT MONUMENT SIGN TBD

20. PROPERTY LINE FENCE - WOOD SLAT, 72" HIGH
LEGEND

3. SOUTH ELEVATION

4. EAST ELEVATION

ELVATIONS - WEST BUILDINGS

Page 428 ends

TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 11 PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 122
2 3 3 3 3
3 4 4
55 6 6
6 7
8 10 10
11 11
111111
12 1313
14 14 14 1413
15 1517
5'-0"

1. FIBER CEMENT LAP SIDING - 6" WIDTH

2. FIBER CEMENT SIDING - 9" WIDTH

3. FIBER CEMENT FLAT PANEL

4. FIBER CEMENT ROOF FASCIA

5. MEDIUM SMOOTH STUCCO

6. METAL FLASHING

7. METAL STAIR AND/OR GUARDRAIL

8. EDGE OF PUBLIC SIDEWALK

9. METAL GUTTER AND DOWNSPOUT

10. TPO ROOF MEMBRANE

WINDOW SYSTEM - ALUMINUM OR VINYL TBD
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 122
2 3 3 3 34 4
55 6 6
6 7
8 10 10
11 11 11
11111114 14 14 1413
15 15
1 1224 4
55 6 610 10
11 11
111111
15 15
1 1224 4
55 6 6710 10
11 1111
1215 151311

10. TPO ROOF MEMBRANE

11. WINDOW SYSTEM - ALUMINUM OR VINYL TBD

12. STOREFRONT WINDOW AND DOOR SYSTEM

13. METAL OVERHANG

14. METAL WINDOW SHADE DEVICE

15. PAINTED CONCRETE SLAB ON GRADE

16. METAL BIKE RACK

17. METAL DOOR

18. SITE FENCE, PAINTED METAL, 42"- 48" HIGH

19. PROJECT MONUMENT SIGN TBD

20. PROPERTY LINE FENCE - WOOD SLAT, 72" HIGH
LEGEND
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 122
2 3 3 3 3
3 4 4
55 6 6
6 7
8 10 10
11 11
111111
12 1313
14 14 14 1413
15 1517
5'-0"

1. FIBER CEMENT LAP SIDING - 6" WIDTH

2. FIBER CEMENT SIDING - 9" WIDTH

3. FIBER CEMENT FLAT PANEL

4. FIBER CEMENT ROOF FASCIA

5. MEDIUM SMOOTH STUCCO

6. METAL FLASHING

7. METAL STAIR AND/OR GUARDRAIL

8. EDGE OF PUBLIC SIDEWALK

9. METAL GUTTER AND DOWNSPOUT

10. TPO ROOF MEMBRANE

WINDOW SYSTEM - ALUMINUM OR VINYL TBD
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

10. TPO ROOF MEMBRANE

11. WINDOW SYSTEM - ALUMINUM OR VINYL TBD

12. STOREFRONT WINDOW AND DOOR SYSTEM

13. METAL OVERHANG

14. METAL WINDOW SHADE DEVICE

15. PAINTED CONCRETE SLAB ON GRADE

16. METAL BIKE RACK

17. METAL DOOR

18. SITE FENCE, PAINTED METAL, 42"- 48" HIGH

19. PROJECT MONUMENT SIGN TBD

20. PROPERTY LINE FENCE - WOOD SLAT, 72" HIGH
LEGEND

5. INTERIOR BUILDING ELEVATION

ELVATIONS - WEST BUILDINGS

8. INTERIOR BUILDING ELEVATION
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 122
2 3 3 3 3
3 4 4
55 6 6
6 7
8 10 10
11 11
111111
12 1313
14 14 14 1413
15 1517
5'-0"

1. FIBER CEMENT LAP SIDING - 6" WIDTH

2. FIBER CEMENT SIDING - 9" WIDTH

3. FIBER CEMENT FLAT PANEL

4. FIBER CEMENT ROOF FASCIA

5. MEDIUM SMOOTH STUCCO

6. METAL FLASHING

7. METAL STAIR AND/OR GUARDRAIL

8. EDGE OF PUBLIC SIDEWALK

9. METAL GUTTER AND DOWNSPOUT

10. TPO ROOF MEMBRANE

WINDOW SYSTEM - ALUMINUM OR VINYL TBD
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

10. TPO ROOF MEMBRANE

11. WINDOW SYSTEM - ALUMINUM OR VINYL TBD

12. STOREFRONT WINDOW AND DOOR SYSTEM

13. METAL OVERHANG

14. METAL WINDOW SHADE DEVICE

15. PAINTED CONCRETE SLAB ON GRADE

16. METAL BIKE RACK

17. METAL DOOR

18. SITE FENCE, PAINTED METAL, 42"- 48" HIGH

19. PROJECT MONUMENT SIGN TBD

20. PROPERTY LINE FENCE - WOOD SLAT, 72" HIGH
LEGEND

6. INTERIOR BUILDING ELEVATION

7. INTERIOR BUILDING ELEVATION
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 122
2 3 3 3 3
3 4 4
55 6 6
6 7
8 10 10
11 11
111111
12 1313
14 14 14 1413
15 1517
5'-0"

1. FIBER CEMENT LAP SIDING - 6" WIDTH

2. FIBER CEMENT SIDING - 9" WIDTH

3. FIBER CEMENT FLAT PANEL

4. FIBER CEMENT ROOF FASCIA

5. MEDIUM SMOOTH STUCCO

6. METAL FLASHING

7. METAL STAIR AND/OR GUARDRAIL

8. EDGE OF PUBLIC SIDEWALK

9. METAL GUTTER AND DOWNSPOUT

10. TPO ROOF MEMBRANE

WINDOW SYSTEM - ALUMINUM OR VINYL TBD
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

10. TPO ROOF MEMBRANE

11. WINDOW SYSTEM - ALUMINUM OR VINYL TBD

12. STOREFRONT WINDOW AND DOOR SYSTEM

13. METAL OVERHANG

14. METAL WINDOW SHADE DEVICE

15. PAINTED CONCRETE SLAB ON GRADE

16. METAL BIKE RACK

17. METAL DOOR

18. SITE FENCE, PAINTED METAL, 42"- 48" HIGH

19. PROJECT MONUMENT SIGN TBD

20. PROPERTY LINE FENCE - WOOD SLAT, 72" HIGH
LEGEND

Page 429 ends

TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 12 GROUND FLOOR PLAN - EAST
N
6 BIKE DOUBLE

HEIGHT RACK
6 BIKE DOUBLE

HEIGHT RACK
D
SINGLE
W
SINGLE
W/D

STACKED
W/D

STACKED
D
SINGLE
W
SINGLE
UP
UP
UP

ELECTRICAL
ROOM

UTILITY
ROOM
UP
EV ADA

VAN EV ADA
MAIL
AREA

BICYCLE
ROOM

PACKAGE
ROOM
JANIT.

CLOSET

FLEX OR

SERVICE
SPACE
OFFICE

RESTROOM
ADAADA

ELECTRICAL

ROOM UTILITY
ROOM

LAUNDRY
ROOM

MAINTENANCE
// STORAGE

UTILITY
ROOM

ELECTRICAL
ROOM
DW

OUTDOOR

SPACE C

OUTDOOR

SPACE D
54'-0"
30'-6 1/2"
28'-6 1/2"
30'-2 1/2"
32'-8 1/2"
28'-6 1/2"
26'-0 1/2"
28'-6 1/2"
30'-6 1/2"
56'-4"
62'-11 1/4"
56'-4"
86'-11 1/4"
56'-4"
101'-8"
8'-0"
8'-0"
8'-0"
86'-11 1/4"
1 2 4
3 65
87 EAST SITE - SUMMARY
PLANNING AREA: +/- 38,450 SF
# OF FLOORS: 3 FLOORS
PARKING: 39 SPACES

UNITS SUMMARY
ONE BEDROOMS 18
TWO BEDROOMS 9
THREE BEDROOMS 10
TOTAL 37 UNITS

EAST BUILDING A
PLANNING AREA: +/- 13,350 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 1
TWO BEDROOMS 6
THREE BEDROOMS 4
TOTAL 11 UNITS

EAST BUILDING B
PLANNING AREA: +/- 9,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 11
TWO BEDROOMS 0
THREE BEDROOMS 0
TOTAL 11 UNITS

EAST BUILDING C
PLANNING AREA: +/- 16,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 6
TWO BEDROOMS 3
THREE BEDROOMS 6
TOTAL 15 UNITS

Page 430 ends

TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 13 TYP . UPPER FLOOR PLAN - EAST
N
UP
DW
UP
UP
DW

ROOF ABOVE

ROOF ABOVE
UP
2'-6"
2'-0"
4'-0" 4'-0"
2'-0"
2'-6"2'-6"
2'-0"
2'-0"
56'-4"
14'-1" 24'-2" 14'-1"
62'-11 1/4"
13'-0 3/4"13'-5 1/4"8'-0"15'-0 1/2"11'-4 3/4"
2'-0"
62'-11 1/4"
13'-0 3/4"13'-5 1/4"8'-0"15'-0 1/2"11'-4 3/4"
2'-0"
56'-4"
10'-10 3/4" 29'-6 1/2" 10'-10 3/4"
2'-6"
2'-0"
2'-6"
2'-6"
2'-0"
4'-0"4'-0"
2'-0"
56'-4"
28'-2"10'-5 1/4"17'-8 3/4"
25'-1 1/4"14'-10 3/4"
25'-1 1/4"14'-10 3/4"
86'-11 1/4"
8'-0"15'-9"23'-2 1/4"
5'-7 1/2"
48'-0"
12'-3"23'-6"12'-3"
8'-0"15'-9"23'-2 1/4"
86'-11 1/4"
56'-4"
28'-2"10'-5 1/4"17'-8 3/4"
2'-0"
101'-8"
25'-1 1/4"14'-10 3/4"8'-0"14'-9"24'-2"14'-9"
56'-4"
26'-6"29'-10"
9'-8" 9'-7 3/4" 82'-4 1/4"
25'-1 1/4"
2'-6"
14'-10 3/4"
4'-0"
2'-6"
2'-6"
2'-6"
8'-0"12'-8 1/2"21'-7 3/4"

EAST SITE - SUMMARY
PLANNING AREA: +/- 38,450 SF
# OF FLOORS: 3 FLOORS
PARKING: 39 SPACES

UNITS SUMMARY
ONE BEDROOMS 18
TWO BEDROOMS 9
THREE BEDROOMS 10
TOTAL 37 UNITS
1 2 4
3 65
87 EAST BUILDING A
PLANNING AREA: +/- 13,350 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 1
TWO BEDROOMS 6
THREE BEDROOMS 4
TOTAL 11 UNITS

EAST BUILDING B
PLANNING AREA: +/- 9,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 11
TWO BEDROOMS 0
THREE BEDROOMS 0
TOTAL 11 UNITS

EAST BUILDING C
PLANNING AREA: +/- 16,050 SF
# OF FLOORS: 3 FLOORS

UNITS SUMMARY
ONE BEDROOMS 6
TWO BEDROOMS 3
THREE BEDROOMS 6
TOTAL 15 UNITS

Page 431 ends

TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 14 PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 1 1 1 1 122223 3 3 3 3 3 3 3
3 4 4 45 5
55 55
6 6 6910 10 10
11 11 11 11 11 11
11111111111111
12 1213
14 14 14 14 14 14
15 15 15181818 19
5'-0"
3'-0"
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 1 1223 3 3 34 4
55 6 67
8 10 10
11 11 11 11
1111111114 14 14 1413
15 1. FIBER CEMENT LAP SIDING - 6" WIDTH

2. FIBER CEMENT SIDING - 9" WIDTH

3. FIBER CEMENT FLAT PANEL

4. FIBER CEMENT ROOF FASCIA

5. MEDIUM SMOOTH STUCCO

6. METAL FLASHING

7. METAL STAIR AND/OR GUARDRAIL

8. EDGE OF PUBLIC SIDEWALK

9. METAL GUTTER AND DOWNSPOUT

10. TPO ROOF MEMBRANE

11. WINDOW SYSTEM - ALUMINUM OR VINYL TBD

12. STOREFRONT WINDOW AND DOOR SYSTEM

13. METAL OVERHANG

14. METAL WINDOW SHADE DEVICE

15. PAINTED CONCRETE SLAB ON GRADE

16. METAL BIKE RACK

17. METAL DOOR

18. SITE FENCE, PAINTED METAL, 42"- 48" HIGH

19. PROJECT MONUMENT SIGN TBD

20. PROPERTY LINE FENCE - WOOD SLAT, 72" HIGH
LEGEND

ELVATIONS - WEST BUILDINGS

1. NORTH ELEVATION

2. WEST ELEVATION

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TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 15 PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 1 1 1 12222
2 2
34 4 4 45 5 5
5555
6 6 6
6 79 910 10 10
11 11
1111111111
131315 15 151717 2
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 122
2 3 3 3 34 4
55 6 6
6 7
8 10 10
11 11
111111
12 121312
14 14 14 1413
15 1516

1. FIBER CEMENT LAP SIDING - 6" WIDTH

2. FIBER CEMENT SIDING - 9" WIDTH

3. FIBER CEMENT FLAT PANEL

4. FIBER CEMENT ROOF FASCIA

5. MEDIUM SMOOTH STUCCO

6. METAL FLASHING

7. METAL STAIR AND/OR GUARDRAIL

8. EDGE OF PUBLIC SIDEWALK

9. METAL GUTTER AND DOWNSPOUT

10. TPO ROOF MEMBRANE

11. WINDOW SYSTEM - ALUMINUM OR VINYL TBD

12. STOREFRONT WINDOW AND DOOR SYSTEM

13. METAL OVERHANG

14. METAL WINDOW SHADE DEVICE

15. PAINTED CONCRETE SLAB ON GRADE

16. METAL BIKE RACK

17. METAL DOOR

18. SITE FENCE, PAINTED METAL, 42"- 48" HIGH

19. PROJECT MONUMENT SIGN TBD

20. PROPERTY LINE FENCE - WOOD SLAT, 72" HIGH
LEGEND

3. SOUTH ELEVATION

4. EAST ELEVATION

ELVATIONS - WEST BUILDINGS

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TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 16 PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 122
2 3 3 3 3
3 4 4
55 6 6
6 7
8 10 10
11 11
111111
12 1313
14 14 14 1413
15 1517
5'-0"

1. FIBER CEMENT LAP SIDING - 6" WIDTH

2. FIBER CEMENT SIDING - 9" WIDTH

3. FIBER CEMENT FLAT PANEL

4. FIBER CEMENT ROOF FASCIA

5. MEDIUM SMOOTH STUCCO

6. METAL FLASHING

7. METAL STAIR AND/OR GUARDRAIL

8. EDGE OF PUBLIC SIDEWALK

9. METAL GUTTER AND DOWNSPOUT

10. TPO ROOF MEMBRANE

WINDOW SYSTEM - ALUMINUM OR VINYL TBD
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

10. TPO ROOF MEMBRANE

11. WINDOW SYSTEM - ALUMINUM OR VINYL TBD

12. STOREFRONT WINDOW AND DOOR SYSTEM

13. METAL OVERHANG

14. METAL WINDOW SHADE DEVICE

15. PAINTED CONCRETE SLAB ON GRADE

16. METAL BIKE RACK

17. METAL DOOR

18. SITE FENCE, PAINTED METAL, 42"- 48" HIGH

19. PROJECT MONUMENT SIGN TBD

20. PROPERTY LINE FENCE - WOOD SLAT, 72" HIGH
LEGEND
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 1223 3 3 3
3 4 4
552
6 6
6 7
8 1010
11 11
111111
121215 15
5'-0"

1. FIBER CEMENT LAP SIDING - 6" WIDTH

2. FIBER CEMENT SIDING - 9" WIDTH

3. FIBER CEMENT FLAT PANEL

4. FIBER CEMENT ROOF FASCIA

5. MEDIUM SMOOTH STUCCO

6. METAL FLASHING

7. METAL STAIR AND/OR GUARDRAIL

8. EDGE OF PUBLIC SIDEWALK

9. METAL GUTTER AND DOWNSPOUT

10. TPO ROOF MEMBRANE

WINDOW SYSTEM - ALUMINUM OR VINYL TBD
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

10. TPO ROOF MEMBRANE

11. WINDOW SYSTEM - ALUMINUM OR VINYL TBD

12. STOREFRONT WINDOW AND DOOR SYSTEM

13. METAL OVERHANG

14. METAL WINDOW SHADE DEVICE

15. PAINTED CONCRETE SLAB ON GRADE

16. METAL BIKE RACK

17. METAL DOOR

18. SITE FENCE, PAINTED METAL, 42"- 48" HIGH

19. PROJECT MONUMENT SIGN TBD

20. PROPERTY LINE FENCE - WOOD SLAT, 72" HIGH
LEGEND

5. INTERIOR BUILDING ELEVATION

ELVATIONS - WEST BUILDINGS

8. INTERIOR BUILDING ELEVATION

6. INTERIOR BUILDING ELEVATION

7. INTERIOR BUILDING ELEVATION
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

MECHANICAL WELL
32'-8"
38'-0"
11'-0" 10'-6" 10'-6" 5'-4"
1 1223 3 3 3
3 4 4
552
6 6
6 7
8 1010
11 11
111111
121215 15
5'-0"

1. FIBER CEMENT LAP SIDING - 6" WIDTH

2. FIBER CEMENT SIDING - 9" WIDTH

3. FIBER CEMENT FLAT PANEL

4. FIBER CEMENT ROOF FASCIA

5. MEDIUM SMOOTH STUCCO

6. METAL FLASHING

7. METAL STAIR AND/OR GUARDRAIL

8. EDGE OF PUBLIC SIDEWALK

9. METAL GUTTER AND DOWNSPOUT

10. TPO ROOF MEMBRANE

WINDOW SYSTEM - ALUMINUM OR VINYL TBD
PL

GROUND FLOOR
0'-8"

SECOND FLOOR
11'-8"
T.O. ROOF
38'-0"

THIRD FLOOR
22'-2"

10. TPO ROOF MEMBRANE

11. WINDOW SYSTEM - ALUMINUM OR VINYL TBD

12. STOREFRONT WINDOW AND DOOR SYSTEM

13. METAL OVERHANG

14. METAL WINDOW SHADE DEVICE

15. PAINTED CONCRETE SLAB ON GRADE

16. METAL BIKE RACK

17. METAL DOOR

18. SITE FENCE, PAINTED METAL, 42"- 48" HIGH

19. PROJECT MONUMENT SIGN TBD

20. PROPERTY LINE FENCE - WOOD SLAT, 72" HIGH
LEGEND

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TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 17 MATERIAL LOOK AND FEEL
FIBER CEMENT LAP SIDING 1 - GREEN SHADES

FIBER CEMENT - FLAT PANEL WINDOW ACCENTS
FIBER CEMENT LAP SIDING 2 - BLUE SHADES

METAL STAIR AND GUARDRAILS MEDIUM SMOOTH STUCCO

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TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 18 PERSPECTIVE 1 - NORTHWEST BIRD’S EYE VIEW

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TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 19 PERSPECTIVE 2 - LEMEN COMMUNITY ROOM

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TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 20 PERSPECTIVE 3 - LEMEN WEST SITE

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TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 21 PERSPECTIVE 4 - LEMEN EAST SITE

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TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 22 PERSPECTIVE 5 - CENTER DRIVE AISLE

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TUPELO AFFORDABLE HOUSING - PLANNING RESUBMITTAL|04.25.25|YCH // Brinshore Development // Operative Office 23 PERSPECTIVE 6 - EAST SITE WALK

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300 FIRST ST | WOODLAND, CA 95695 | OFFICE: (530) 661-5820

May 5, 2025

Attn: Michael den Hartog
Operative Office, Inc.
4801 Frieda Drive
Los Angeles, CA, 90065

Subject: Development Review Application | Tupelo Affordable Housing APN: 063-060-005-000 | PLNG 25-00001

The City of Woodland would like to thank you for your application for Development Review of a new three-story, 73-unit, affordable housing project on behalf of the Yolo County Housing Authority. The project site (APN: 063-060-005-000) is in the Corridor Mixed-Use Armfield (CMU-A) zone per the City of Woodland Zoning Ordinance.

City staff have reviewed your proposal for compliance with the City Development Code. Upon review, staff have determined that the application is approved, subject to the attached development requirements.

Any appeals of this decision shall be filed in writing within 10 calendar days of the date of this letter. The decision shall be considered final following the end of the appeal period.

Should you have any questions, reach out by phone at (530) 661-5960 or by email at [email protected].

Respectfully,

Hadlie Ward, Planning Division
Community Development Department

Attachment: (1) Exhibit A – Development Requirements

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2 EXHIBIT A

City of Woodland Development Requirements
Tupelo Affordable Housing | APN: 063-060-005-000 | PLNG 25-00001

GENERAL

1. These requirements apply to the plans dated April 25, 2025, for Development Review of a 73-unit, 100% affordable multifamily development proposed on the south side of Lemen Avenue at APN: 063-060-005-000. The site is zoned Corridor Mixed Use – Armfield (CMU-A). The proposed development will be located on approximately 2.412 acres, west of the existing Pacific Gas & Electric Company easement and east of the existing buildings on the site, which are currently addressed 1224-1230 Lemen Avenue.

No changes to the existing structures on the west side of the property are proposed.

There are 35 one-bedroom, 18 two-bedroom, and 20 three-bedroom units proposed. A community room with a kitchenette, two shared laundry rooms with a total of eight washers and dryers, a mail area, leasing office, manager office, maintenance storage room, and bicycle storage room are also included in the project plans.

The project proposes to provide 80 off-street vehicle parking spaces, 12 Class I bike parking spaces, and 15 Class II bike parking spaces. Four common outdoor areas are proposed, including a play area, seating areas, and gathering area, for a total of 4,600 square feet of designated open space. The project shall be established and operated as depicted in the approved plans and the requirements outlined in the Development Review approval, and any subsequent amendments as required by the City.

2. The applicant shall defend, indemnify, and hold harmless the City of Woodland, its agents, officers or employees from any claim, action or proceeding against the City or its agents, officers or employees to attack, set aside, void or annul an approval of the subject application by the City, its legislative body, advisory agencies or administrative officers.

The City will promptly notify the applicant of any such claim, action or proceeding against the City and the applicant will either, at the City's discretion, undertake defense of the matter and pay the City's associated legal costs, or will advance funds to pay for defense of the matter by the City Attorney.

3. The applicant shall secure approval and satisfy the requirements of all agencies with jurisdiction prior to Certificate of Occupancy.

4. The applicant shall be responsible for informing all subcontractors, consultants, engineers, or other business entities providing services related to the project of their

Page 443 ends

3 responsibilities to comply with all pertinent requirements herein in the City of Woodland Municipal Code, including the requirements that a business license be obtained by all entities doing business in the City.

5. Prior to the issuance of building permits, the applicant shall include a Final Plan Set, with all development requirements and applicable City Standards incorporated or clearly listed on the plans. All plans, including site, grading, civil, mechanical, street improvement, landscaping, lighting, and architectural elevations, shall be coordinated for consistency prior to the issuance of permits.

6. Prior to the issuance of a Certificate of Occupancy, all development requirements and required improvements shall be completed to the satisfaction of the Community Development Department. Design changes that require modification to uses, elevations or site features shall be submitted for review and approval through the appropriate planning process.

7. The applicant shall enter into a recorded landscape maintenance agreement with the City of Woodland prior to Certificate of Occupancy. The landscape maintenance agreement shall run with the property. The operating agreement shall provide for the continual maintenance of the property in a neat and tidy manner, landscape maintenance and replenishment of plants. A copy of the recorded landscape maintenance agreement shall be provided to the Planning Division to be kept on file prior to Certificate of Occupancy.

8. Applicant shall provide documentation that there are no private wells on site or that the project shall abandon any on-site wells with the construction of site improvements.

9. Prior to the start of any work on-site, the applicant shall request and attend a pre- construction meeting to include the project superintendent, architect, subcontractors, as well as City representatives including Community Development and/or Public Works.

10. Prior to the commencement of construction on any project, the applicant shall ensure that the construction contractor has established construction recycling measures pursuant to all other City requirements.

11. Prior to issuance of building permits and inception of any construction activity on the site, the developer shall submit a construction impact management plan include a project development schedule and a “good neighbor” information for review and approval by the Community Development Department. The plan shall include but is not limited to phone listing for community concerns, names of persons who can be contacted to correct problems, hours of construction activity, noise limits, dust control measures, security fencing, and temporary walkways.

Page 444 ends

4 12. An effective dust control program shall be implemented whenever earth moving activities occur on site. Public streets shall be kept dirt-free to the satisfaction of the City.

13. At time of first work on site, any undeveloped portion of the parcels shall be secured with temporary fencing and lighting to deter criminal activity, loitering and/or encampments.

14. In the event of the accidental discovery or recognition of any human remains, further excavation or disturbance of the find or any nearby area reasonably suspected to overlie adjacent human remains shall not occur until compliance with the provisions of CEQA Guidelines Section: 15064.5(e)(1) and (2) has occurred. The Guidelines specify that in the event of the discovery of human remains other than in a dedicated cemetery, no further excavation at the site or any nearby area suspected to contain human remains shall occur until the Yolo County Coroner has been notified to determine if an investigation into the cause of death is required. If the Coroner determines that the remains are Native American, then, within 24 hours, the coroner must notify the Native American Heritage Commission, which in turn will notify the most likely descendants who may recommend treatment of the remains and any grave goods. The potential exists that the Native American Heritage Commission may be unable to identify a most likely descendant, the most likely descendant fails to make a recommendation within 24 hours after notification by the Native American Heritage Commission, or the landowner or his authorized agent rejects the recommendation by the most likely descendant and mediation by the Native American Heritage Commission fails to provide a measure acceptable to the landowner.

In such a case, the landowner or their authorized representative shall rebury the human remains and grave goods with appropriate dignity at a location on the property not subject to further disturbances. Should human remains be encountered, a copy of the resulting County Coroner report noting any written consultation with the Native American Heritage Commission shall be submitted as proof of compliance to the City’s Community Development Department.

15. In the event a potentially significant cultural or paleontological resource is encountered during subsurface earthwork activities, all construction activities within a 100-foot radius of the find shall cease, and workers shall avoid altering the materials until an archaeologist who meets the Secretary of Interior’s Professional Qualification Standards for archaeology has evaluated the find. The Applicant shall include a standard inadvertent discovery clause in every construction contract to inform contractors of this requirement.

The qualified archeologist shall make recommendations to the Lead Agency on the measures that shall be implemented to protect the discovered resources, including but not limited to, culturally appropriate temporary and permanent treatment, which may include avoidance of cultural resources, in-place preservation, and/or re-burial on project property, so the resource(s) are not subject to further disturbance in perpetuity.

Page 445 ends

5 16. Prior to first Certificate of Occupancy, all development requirements shall be completed to the satisfaction of the Community Development Department. The site and buildings shall be inspected for compliance prior to the Certificate of Occupancy.

PLANNING

1. The site shall be developed and maintained in accordance with the approved plans, which include architectural elevations, site plan, and floor plans. Should there be a change or intensification of the described use, the change shall be described and provided in writing to be evaluated by the Community Development Director to determine general consistency with the provisions of the permit.

2. Applicant shall comply with the design requirements as stated in the City of Woodland Zoning Ordinance for any exterior changes, modifications, and additions to the subject development. All exterior changes beyond those stated in the original approval shall require further review through the Community Development Department.

3. Any new signage, modifications or changes to the signage shall conform to the City Zoning Ordinance. Applicant shall apply for the permits for the signage, including proposed monument sign and any directional signage, in a separate application. Required building permits are required for exterior signs prior to installation. All signs shall be reviewed through the Design Review process and approved by the Community Development Department prior to issuance of building permits.

4. All fencing (including footings) shall reside within the private property and shall be privately owned and maintained. Fence posts shall be set in concrete. Any fence adjacent to the public right-of-way shall be stained, painted, or treated with a graffiti-resistant coating.

5. All exterior mechanical equipment such as heating, ventilation, and air conditioning units, water tanks, valves, backflow prevention devices, solar panels, and transformers shall be fully screened and not be viewable from the public right-of-way to the extent possible, unless departmental, utility, or regulatory agency requirements for access and placement make infeasible. Location and screening details shall be provided with the building permit submittal and must be approved prior to issuance of building permits.

6. Exterior finish materials shall have an expected lifespan of no less than 30 years. Exterior timber shall be protected from decay by stain and sealant. Exterior ferrous metals shall be protected from corrosion with galvanized, stainless, or weathering steel.

Page 446 ends

6 7. All buildings shall be all-electric ready, including providing for sufficient capacity in the installed utility service, dedicated wiring, reserved electrical breaker space, and a space large enough for future electric appliances or equipment. All new developments shall meet California Green Building Code requirements.

Building Design

8. Exterior primary entrances to community spaces shall be covered by a roofed projection and/or recessed entry with a minimum depth of six feet, or as otherwise approved by the Director and illustrated on the project plans and elevations.

9. The applicant shall provide a final materials and colors board with the building permit submittal. Final exterior colors shall be subject to final review by City staff.

10. All onsite and on-building utilities, such as meters, boxes, pipes, and conduit, shall be painted to match the building wall and/or screened by way of landscaping, low decorative fencing, or walls, subject to review and approval by the Community Development Department.

Parking and Site Circulation

11. All parking areas shall be graded, paved, improved, and properly drained in accordance with City standards and subject to approval by the City Engineer.

12. All parking stalls shall be clearly outlined with striping, and all aisles, approach lanes, and turning areas shall be clearly marked with directional arrows and lines as necessary to provide for safe traffic movement. Parking space sizes and dimensions shall be constructed according to City standards.

13. The pedestrian route between parking areas and the primary pedestrian entrances shall be clearly defined, lighted, and landscaped. Where a required walkway crosses parking areas or loading areas, it shall be clearly identifiable by a raised crosswalk, stamped concrete design, or similar method. Concrete design shall be submitted for review with the building permit submittal.

14. Where a required walkway is parallel and adjacent to an auto travel lane, it shall be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or another physical barrier.

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7 15. Pedestrian walkways shall be a minimum of six feet wide, hard-surfaced, and paved with concrete, stone, tile, brick, or comparable material.

16. Screening, including landscaping and fencing, shall be used to prevent lights from cars in the parking lot from shining onto surrounding properties.

17. Class I and Class II bicycle parking spaces shall be a minimum of two feet in width and six feet in length and shall be accessible without moving other bicycles. Two feet of clearance shall be provided between bicycle parking spaces and adjacent walls, poles, landscaping, street furniture, drive aisles, and pedestrian walkways.

18. Bicycle parking facilities shall be visible and located in a safe, well-lit, and secure location to be identified on the final site plan and approved by the Community Development Department.

Landscaping

19. Detailed landscape and irrigation plans shall be submitted upon building permit submittal for approval by the Community Development Department. Landscape plans shall be drawn to scale and include the following:

A. Final planting design, including all final landscape coverage calculations and ensure compliance with the Title 17 Zoning Ordinance;

B. Locations, size, and quantity of all plant materials;

C. A plant legend specifying species type (botanical and common names), container size, growth rate, and water consumption factor;

D. Location and diameter of existing trees over six inches in diameter that may be impacted by construction, as measured at 48 inches above natural grade;

E. Final parking lot and hardscape shade calculations to attest to compliance with requirements in Section 17.63.040.H of the Title 17 Zoning Ordinance;

F. Location, dimensions, and materials of all landscape features and structures;

G. Location of all pavements, fencing, buildings, accessory structures, parking lot light poles, property lines, mechanical and utility equipment, and other pertinent site plan features;

Page 448 ends

8 H. Planting and installation details; and notes including soil amendments;

I. All proposed site furnishings, including benches, trash receptacles, outdoor tables, play equipment, raised planters, bicycle parking, and fencing;

J. Details of all irrigation (drip, sprinkler, and bubbler) as well as equipment such a backflow controller and water meter devices;

K. Any erosion control or water runoff measures; and

L. Soils analysis and specification of any amendment requirements.

20. Required landscaping shall be installed prior to the issuance of a Certificate of Occupancy for the project.

21. Landscaping shall be provided consistent with the requirements provided in Section

17.64.040 of the Title 17 Zoning Ordinance. Landscaped areas shall be planted with a combination of ground covers, shrubs, and trees. Landscaping shall include climbing vines around the trash enclosures and varying plant types along the proposed pedestrian pathways.

22. Landscape plans shall comply with the State Model Water Efficient Landscape Ordinance. The landscape architect shall document and attest to the compliance with the State Ordinance on the final landscape plans.

23. Landscaping adjacent to the buildings shall be layered with different plant, shrub, and tree heights to create vertical complexity at the pedestrian scale.

24. Drought tolerant species and California native species are to be used to the maximum extent possible. Plants listed by the California Invasive Plant Council (CAL-IPC) as invasive are prohibited.

25. All landscaped areas adjacent to parking lots, loading areas, or sidewalks shall be protected with curbs or wheel stops. A six-inch high curb with a 12-inch-wide concrete walkway shall be constructed along planters on end stalls adjacent to vehicle parking spaces.

Page 449 ends

9 26. A minimum three-inch layer of mulch shall be applied on all exposed soil surfaces of planting areas except in turf areas, creeping or rooting groundcovers, or direct seedling applications where mulch is contraindicated.

27. Compost at a rate of at least four cubic yards per 1,000 square feet to a depth of six inches shall be incorporated into landscaped areas.

28. Only healthy, well-formed, and vigorous plantings shall be used. No root-bound plants shall be installed. The project landscape architect shall provide written verification as to plant health and proper soil amendments.

29. If construction will interfere with the drip line of any established trees, as defined in Chapter 12.48 of the City of Woodland Municipal Code, a tree protection zone shall be installed and approved by the City arborist prior to any grading or construction.

30. A minimum of one tree per new residential unit shall be required, or as otherwise approved by the Director. Proposed tree plantings shall be included in the final landscape plan, to be provided with the building permit submittal.

31. All required trees shall be a minimum of 15-gallon size. Trees shall be staked with metal stakes or equivalent as may be approved by the Director. Trees shall be spaced and planted according to the requirements in Section 17.64.040.H.16 of the Title 17 Zoning Ordinance.

32. Shade tree planting shall be installed to provide shade over 50 percent of the required vehicle parking areas, 50 percent of landscape areas, and 50 percent of hardscape areas (not including parking areas) within 15 years.

33. An automatic irrigation system shall be installed per the specifications of Section

17.64.040.K of the Title 17 Zoning Ordinance.

34. The applicant shall install street trees and landscaping along Lemen Avenue. Street trees shall be planted according to Section 13 of the City of Woodland Engineering Standards.

Lighting

35. Detailed outdoor lighting plans shall be submitted upon building permit submittal for approval by the Community Development Department. Outdoor lighting plans shall be drawn to scale and include the following:

Page 450 ends

10 A. Manufacturer specification sheets for all proposed outdoor light fixtures to show fixture diagrams and outdoor light output levels;

B. The proposed location, mounting height, and aiming point of all outdoor lighting fixtures;

C. Photometric data including computer generated photometric grid showing foot- candle readings every 10 feet within the property or site and 10 feet beyond the property lines; and

D. The proposed location of all large shrubs and/or trees to be shown on a separate and coordinated plan, illustrating lighting distance from trunk and impact of tree canopy size at maturity.

36. All lights shall be directed, oriented, and shielded to prevent light trespass or glare onto adjacent properties. The light level at property lines shall not exceed 0.3 foot-candles.

37. Lighting in areas such as parking lots and walkways shall be pedestrian-oriented in scale.

Light standards shall not exceed 18 feet in height. Light pole bases, if pedestals are required, shall utilize a decorative design to provide an enhanced appearance at the pedestrian level.

38. All lighting shall meet the International Dark Sky Association (IDA) and Illuminating Engineering Society of North America (IESNA) for “cut off” or “full cut off” luminaire, as well as minimizing blue light emissions. Color temperature shall be no more than 3,000 Kelvins with S/P ratio of less than or equal to 1.2.

39. Aisles, passageways, and recesses on site shall be illuminated with an intensity of at least

0.25 foot-candles at the ground level during the hours of darkness.

40. Each unit entry shall be recessed a minimum of 6 inches, marked with a unit number, and provided with a frosted side light as indicated by applicant during review process.

Refuse and Recycling Enclosures

41. The trash enclosure design and elevations shall be provided on the final building plan set which shall be reviewed and approved prior to issuance of building permits. Approval from Environmental Services and Waste Management for the quantity, location, and size of trash and recycling enclosures shall be submitted with the building permit application.

Page 451 ends

11 42. The outdoor trash enclosures shall be constructed of solid masonry material with a decorative exterior surface finishes architecturally compatible with the main structures.

The trash enclosure walls shall be a minimum of six feet in height. The trash facilities and enclosures shall be of sufficient size and dimensions to accommodate waste, recycling, and organics containers. Outdoor enclosure(s) shall contain a roof to prevent rainfall from entering containers.

Open Space

43. Detailed material sheets and specifications for open space features and site furnishings shall be submitted upon building permit submittal for approval by the Community Development Department.

44. The slope of the common outdoor recreational space must not exceed a slope of 10% and must be easily accessible for all residents. Amenities such as recreation areas, common patios or greens, seating, picnic spots, tot lots, community garden boxes, and walking paths must be designed to serve all age groups and abilities of the anticipated residents of the development.

DEVELOPMENT ENGINEERING

General Conditions

1. Applicant shall prepare improvement plans for utility connections, and all work within the public right-of-way and submit them to the Development Engineering Division of Community Development Department with encroachment permit application for review and approval. The submittal shall include an engineer’s estimate of cost for the public improvements and applicant shall pay a plan check and inspection fee in accordance with the fee schedule. Prior to the first building permit issuance, applicant shall obtain permit and post security determined necessary during the permit process. Work shall be completed under the encroachment permit prior to certificate of occupancy providing the above conditions are met prior to building permit issuance. This submittal is separate from the building permit submittal. All public improvements shall conform to the current City of Woodland Standard Specifications.

2. Unless otherwise determined by the City Engineer, construction of public improvements will require that the applicant enter into an improvement agreement and provide bonds and insurance.

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12 3. All public improvements are required as a condition of development of this site and shall be completed prior to certificate of occupancy of the first building.

4. Final approval for the onsite grading and utilities will be reviewed through the building permit plans. The offsite improvements (including utility connections, frontage improvements, and signing & striping) will be reviewed through the encroachment permit and public improvement plan review process.

Fees:

5. Prior to approval of improvement plans, the Owner shall pay all fees for plan check and inspection of offsite infrastructure improvements, as approved by City Council and defined in the City Fee Schedule. If Owner pays a deposit only at improvement plan submittal, the balance shall be paid prior to improvement plan approval by the City Engineer.

Alternatively, depending on staff availability for inspection of public improvements, the City may elect to engage with a 3rd party construction management and inspection consultant to oversee construction within the public right-of-way. In that case, the applicant will enter into a funding agreement to fund a developer-deposit account for the City to use in covering costs for construction management and inspection of public improvements.

6. Applicant shall pay applicable development impact fees and connection fees in effect at the time of building permit issuance.

7. The conditions of approval set forth herein include certain fees, dedication requirements, reservation requirements and/or other exactions. Pursuant to Government Code, Section 66020(d), these conditions constitute written notice of the amount of such fees, and a description of the dedications, reservations and other exactions.

The applicant is hereby notified that the 90-day protest period, commencing from the date of project approval, has begun. If the applicant fails to file a timely protest regarding any of the fees, dedication requirements, reservation requirements and/or other exactions contained in this notice, complying with all the requirements of Government Code, Section 66020, the applicant will be legally barred from later challenging such fees, dedications requirements, reservation requirements and/or other such exactions. Notwithstanding the foregoing, the City does not waive any rights it may have to enforce any settlement agreement, memorandum of understanding, or other agreement with the applicant which authorizes the City to impose certain fees, and which may waive the applicant's right to challenge the imposition of some or all of the fees, dedication requirements, reservation requirements, and/or other exactions set forth in these conditions of approval.

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13 Easements Dedications:

8. Owner shall dedicate a public utility easement to a minimum of 5 feet along the full property frontage.

9. Applicant shall vacate surplus right-of-way (behind the proposed sidewalk) along the property frontage pursuant to Public Streets, Highways, and Service Easements Vacation Law.

Site Design and Frontage Improvements

10. New driveways shall comply with current City standards for commercial driveways.

11. Applicant shall remove any existing curb, gutter, and gutter along the parcel frontage, from the existing ADA ramp on the west end of the parcel to the eastern parcel limits, and replace with City standard vertical curb, gutter, and sidewalk. Sidewalk shall be a minimum of 5’ wide as measured from the back of curb.

12. Applicant shall remove the existing curb island to the west of the existing driveway and replace with new pavement section to the new lip of gutter. Pavement section shall be minimum of 6” of hot mix asphalt over 13” of aggregate base.

13. Existing driveway to the existing parking lot shall be removed and replaced with new commercial driveway per City standards. Realignment of curb will require asphalt repair between existing roadway and new lip of gutter.

14. Per City code section 15.04.090, all multifamily housing shall have a minimum of one foot- candle of light on the parking surface during the hours of darkness. Applicant shall provide a site plan with onsite lighting and include photometric plans.

15. Applicant shall install new streetlights along property frontage per City standards for a collector street, along with necessary electrical conduit under the sidewalk. A new service pedestal may be required if engineering determines that the existing service pedestal at the southeast corner of East Street & Lemen Avenue is too far away.

Water Infrastructure:

16. The applicant shall extend the existing City water main in Lemen Avenue as necessary to provide service to the new buildings. New water main extension shall be 12” and shall terminate with a tee and valve and blind flange for future extension to the east.

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14 17. The applicant shall install new domestic water connections for each building and fire loop connections near each driveway entrance. All domestic, irrigation, and fire water services shall conform to City of Woodland Standards and Specifications including meters and backflow protection.

18. Backflow protection devices shall be installed on all domestic and irrigation water services.

Backflow devices shall be tested by a City-approved tester and results provided to the Public Works Department prior to occupancy. Work shall be covered by an encroachment permit. The meter shall be provided by the applicant (City does not supply).

19. The applicant shall install a lateral and fire hydrant on the north side of the street at the terminus of the new 12” water main. In addition to the blue reflector noted in Standard Drawings, the new fire hydrant will require an additional blue reflector and glue kit to be supplied to the City of Woodland Fire Department for replacement purposes.

20. All final plans for fire hydrant systems and private water mains supplying a fire hydrant system shall be submitted to the City of Woodland Fire Department for approval prior to construction of the system. All fire protection systems and appurtenances thereto shall be subject to such periodic tests as required by the City of Woodland Fire Department.

Sanitary Sewer Collection System:

21. The applicant shall extend the existing 8” City sewer main in Lemen Avenue, from the existing sewer manhole near 79 Yolano Drive, east as needed to connect to onsite sewer system. The sewer main alignment shall be approved by the City during public improvement plan review period and shall terminate with a manhole at the intersection of Lemen Ave and Donnelly Cir.

22. The applicant shall provide a new 8” sewer lateral to serve the proposed project from the new top of line manhole. Services shall conform to City of Woodland Standards and Specifications. Any existing sewer services to the property that will not be reused shall be removed and abandoned per City of Woodland standards.

23. Private ownership and maintenance responsibilities of sanitary sewer facilities shall terminate at the first connection point (cleanout or manhole) to the City’s system within the public right-of-way. Privately owned lines shall be constructed to City standards.

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15 Storm Drainage:

24. A drainage plan shall be prepared and shall identify specific storm drainage design features to control increased runoff from the project site. This may be achieved through one or more of the following: onsite detention or retention facilities, channel modifications, and/or equally effective measures to control the rate and volume of runoff. The drainage plan shall demonstrate the effectiveness of the proposed storm drainage system to prevent negative impacts to existing downstream facilities and to prevent additional flooding at off-site downstream locations. All necessary calculations, assumptions, and design details shall be submitted to the City Community Development Department for review and approval. The design features proposed by the applicant shall be consistent with the most recent version of the City's Storm Drainage Master Plan criteria and Standard Specifications and Details.

25. The existing 24” storm drain main in Lemen Avenue shall be extended to the east along the property frontage. The new portion of the main shall extend from the existing storm drain manhole, cross the centerline at a 45-degree angle to the south side of the centerline, then extend parallel to the centerline to the intersection of Lemen Ave and Donnelly Cir and terminate with a new manhole.

26. Storm drain from site shall connect to the City system underground (no overland flows); lateral shall be a minimum of 24” and shall match crowns with extended storm drain main.

27. Applicant shall replace the existing curb inlet east of the existing parking lot driveway during curb and gutter replacement.

28. The City’s GIS records system suggests that several storm inlets and culverts crossing Lemen Avenue appear to have been removed and/or covered. The applicant shall locate and verify any abandoned storm drainage facilities no longer in use are properly abandoned per City standards.

29. Private ownership and maintenance responsibilities of on-site storm drainage facilities shall terminate at the first connection point (manhole or inlet) to the City’s system within a public street. Privately owned lines shall be constructed to City standards.

Storm Water Quality:

30. Project shall include low impact development standards to minimize storm drain run off, applicant shall submit a plan to minimize run off to the City for approval. The plan shall include such measures as bioretention basins, porous pavement, dry wells/trench drains, or other approved method as described in section E.12.b.(ii) of the phase II MS4 General

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16 permit (CAS000004), and demonstrate that the amount of treated run off is in accordance with the section E.12.f E.12.e.ii.c of the phase II MS4 General permit. Applicant shall enter into an access, maintenance, and reporting agreement for such measures prior to Certificate of Occupancy. Owner will be required to enter into a maintenance agreement for onsite storm water treatment devices.

31. Prior to Building Permit, Owner shall submit post construction work sheet in accordance with Appendix 8 of the City’s Post Construction Standards Manual to demonstrate how the project is meeting low impact development standards, Hydromodification standards, and Storm Water Quality Standards. These calculations will be necessary to determine the final sizing of the proposed bioretention planters.

OWNER may reference the City’s Post Construction Standards Manual on the web. http://www.cityofwoodland.org/gov/depts/cd/divisions/engineering/development/h2oquality .asp

Owner shall enter into a Stormwater Treatment Measure Access and Maintenance Agreement prior to Certificate of Occupancy.

32. Owner may pay storm water quality in lieu fee, however, Hydromodification requirements must be shown to be met for the project. There can be no net increase in runoff for the design storm.

33. Construction of projects disturbing more than one acre of soil shall require a National Pollution Discharge Elimination System (NPDES) construction permit.

Applications/projects disturbing less than one acre of soil shall implement BMP’s to prevent and minimize erosion. The improvement plans for construction of less than 1 acre shall include a BMP to be approved by the City Engineer. Projects greater than one acre shall prepare a SWPPP.

BUILDING

The following comments are from the City of Woodland Building Division and are applicable to the reference project:

1. This project must meet all criteria and mandates for these City adopted codes or the most current code:

A. 2022 California Building Code
B. 2022 California Plumbing Code

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17 C. 2022 California Mechanical Code
D. 2022 California Electrical Code
E. 2022 Building Energy Efficiency Standards
F. 2022 California Green Building Code
G. The Code of the City of Woodland

2. Other City and County Agencies (Health, fire, Public Works, and Planning) may be required to approve the project prior to a building permit being issued.

A. A recycling plan and a refundable deposit of $15,000.00 are required at the time of permit issuance.

B. Prior to any demolition work being performed, clearance from Yolo Solano Air Quality Management District is required.

3. Any deferred submittals that are not a part of the initial permit application must be listed on the cover sheet of the plan at the time of application for the project.

4. All plans, computations, and specifications to be prepared and designed by an architect or engineer licensed by the state of California.

5. A licensed architect or licensed engineer shall be responsible for reviewing and coordinating all submittal documents prepared by others, including deferred submittal items, for compatibility with the design of the building.

FIRE

The Woodland Fire Department has reviewed the project for conceptual use of the property described in the submittal package. This phase of the review process is a high-level, conceptual review. It is not intended to be a detailed review for compliance with standard statutory requirements such as, but not limited to, the design and placement of fire protection equipment.

Standard statutory requirements outlined in adopted building codes are reviewed and addressed during the next phase of the permit plan review process.

The following items are pertinent to this project and are submitted for your inclusion in the planning process. The timing for implementation is before permit issuance except as otherwise noted.

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18 Project Specific Concerns and Requirements

1. Project condition. Prior to Issuance of Certificate of Occupancy: Project addressing shall meet the minimum requirements of the Woodland Fire Department and the City of Woodland.

2. Project condition. Prior to Issuance of Certificate of Occupancy: Approved radio coverage for emergency responders shall be provided. A test conducted by a licensed contractor shall be performed at the building or project completion to determine if the public safety communication system is adequate for emergency responder radio coverage. Buildings that cannot support the required level of radio coverage shall be equipped with a distributed antenna system with FCC-certified signal boosters. Plans and permits are required.

3. Advisory. Prior to improvement plan approval: Fire Sprinklers are required and installed per NFPA-13 for this project.

4. Advisory. Prior to improvement plan approval: Developments are required to provide fire flow from the public water system that meets the fire flow requirements of the California Fire Code and the Woodland Fire Department. Project size and type of construction may necessitate larger water mains. For water flow information, contact the City of Woodland Public Works Department or Corey Paulson at [email protected].

5. Project condition. Prior to improvement plan approval: Fire hydrants are required to be installed on the property. New fire hydrants are required along Lemen Avenue and the project's existing fire truck route on the property.

6. Project condition. Prior to improvement plan approval: Fire control rooms shall be provided for all commercial and multi-family projects with the following characteristics:

a. Exterior access visible from the fire lane
b. Full-size doors clearly marked “Fire Control Room” / “Fire Riser Room” c. Permanent and emergency lighting
d. Sprinkler riser zone map, if needed
e. Fire alarm device floor plan posted
f. Spare sprinkler box with wrench and list
g. “NO STORAGE” signs posted
h. Knox Box mounted on the exterior at 5 feet on center adjacent to FCR door

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19 i. Document Box in accordance NFPA 72
j. Responsible party contact information
k. Fire alarm provider contact information
l. Ceiling provided

Rooms may be enlarged to share with other equipment, such as electrical or mechanical. However, rooms may not be used for storage. At least three feet of clearance shall be maintained around fire protection equipment.

Fire control rooms housing fire pumps shall be a dedicated room/house that is large enough to house the fire pump and associated equipment. Sometimes, a fire control room and a fire pump/house will be required. Fire Command Centers shall comply with the CFC.

7. Project condition. Prior to start of combustible construction: Water mains and fire hydrants designated for a project shall be installed, tested, flushed, inspected, and able to provide the required fire flow before combustible construction is allowed.

8. Project condition. Prior to start of combustible construction: Plans shall be stamped and signed by a licensed civil engineer stating that the temporary access road can support 80,000 pounds of vehicle weight in all-weather conditions. The road base material shall be over soil compacted to at least 90% and be mixed or topped with a suitable binding material to provide all-weather characteristics; road base alone does not satisfy this requirement. First lift of asphalt is required for all projects prior to any vertical construction.

9. Project condition. Prior to improvement plan approval: Developments more than 25,000 square feet require a minimum 8-inch looped fire main to supply on-site fire hydrants. Project size and type of construction may necessitate larger water mains. This on-site fire main shall be connected to the municipal water supply at two approved, remotely located connection points to achieve two flow directions.

10. Project condition. Prior to improvement plan approval: Fire department connections (FDC) shall be located on the project site at least 40 feet from the building it serves and within 10 to 40 feet of a fire hydrant. The Fire hydrant and FDC shall be located on the same side of the fire access route so that hoses do not obstruct incoming apparatus.

11. Project condition. Prior to start of combustible construction: Fire apparatus access roads shall be designed and maintained to support the imposed live load of 80,000 pounds, with a maximum axle load of 55,000 pounds, and meet Public Works Standards for

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20 roadways. A report prepared by a registered geotechnical or civil engineer verifying the ability of the road to bear the required minimum weight shall be submitted with any plan indicating the construction of the roadway. Verification of the constructed roadway shall be provided by a registered geotechnical engineer before final of the project.

12. Project condition. Prior to improvement plan approval: Onsite fire department access routes shall be constructed to a 20-foot minimum width throughout, 26 minimum widths on two intersecting sides for aerial operations, and 25 feet wide through the turns. Routes shall provide a minimum 13-foot 6-inch vertical clearance and turning radii of 25 feet inside and 45 feet outside (25 feet wide at turn). Routes shall be paved and capable of supporting at least 80,000 pounds of gross vehicle weight in all weather conditions. The slope for access roadways shall not exceed 10% for asphalt and 5% for concrete. The angle of approach and angle of departure shall not exceed eight degrees. The use of turf- block, grass-crete or similar alternate road surfaces is not approved for installation for fire apparatus access routes.

13. Project condition. Prior to improvement plan approval, “NO PARKING FIRE LANE” signs and/or red-painted curbs shall be installed in accordance with the California Fire Code and to the satisfaction of the fire department. Width is measured from flow line to flow line or to the edge of pavement if no curb is provided.

ACCESS ROADWAY WIDTH*: PARKING RESTRICTIONS ON ROADSIDE:

Less Than 26 ………………………… No parking either side
26’ to 32’ …………………………… Parallel parking one side only
Over 32’ ……………………………. Parking allowed both sides

14. Project condition. Prior to starting combustible construction: The Water main and fire hydrants designated for the project shall be installed, tested, inspected, and able to provide the required fire flow.

15. Project condition. Prior to building permit issuance: Projects shall provide on-site access to within 150 feet of all portions of the buildings as measured by an approved route around the exterior of each building. Provide a diagram of the fire hose reach layout on the plans.

16. Advisory. Prior to improvement plan approval: Buildings or facilities exceeding 30 feet or three stories in height shall have not fewer than two means of fire apparatus access for each structure.

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21 17. Project condition. Prior to improvement plan approval: Fire apparatus access roads for aerial fire apparatus shall be provided for all buildings exceeding 30 feet in height.

Aerial apparatus access roads shall be provided on at least 2 intersecting building sides.

Overhead utility and power lines shall not be located over aerial apparatus access roads or between the access road and the building. Shade trees shall not interfere with aerial operations. Underground vaults or utility boxes shall not be located within designated aerial operations areas to avoid conflicts with outriggers. The unobstructed width of aerial apparatus roads shall not be less than 26 feet. Aerial apparatus access roads shall be located in relation to buildings as follows:

a. Buildings 30 to 40-ft in height, located a minimum of 14-feet from building b. Buildings 41 to 50-ft in height, located a minimum of 20-feet from building c. Buildings 51 to 60-ft in height, located a minimum of 27-feet from building d. Buildings 61 in height or greater, located a minimum of 33-feet from building

18. Project condition. Prior to improvement plan approval: The project required to provide aerial access shall limit tree height or shall provide a minimum 20-foot-wide gap on two intersecting sides of the building. The 20-foot gap is measured between tree canopies when fully grown, in which the aerial apparatus can be utilized to access the roof or upper floors of the building. Trees shall not be located where such trees would cause interference with aerial operations.

19. Project condition. Prior to improvement plan approval: Speed control devices shall not be installed without the Woodland Fire Department's prior review and consent.

20. Project Condition. Prior to permit approval to install gates or barriers: The installation of perimeter fencing, gates, or barriers that obstruct fire apparatus access roads shall require a separate plan submittal, review, and approval by the Woodland Fire Department before installation.

If you have questions or concerns, please call the Woodland Fire Department, Community Risk Reduction Division at 530-661-5860. You may also reach Matt Flint, Fire Marshall, at 530-405- 6539 or [email protected].

POLICE

1. The landscape shall not obstruct natural surveillance of entrances, exits, pedestrian paths, parking lots, or common space areas. Trees should be trimmed at least 6 feet above the ground, and bushes should be trimmed to less than 2 feet in height. Both reduce hiding places and increase lighting and overall visibility.

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22 2. Landscaping placement can minimize crime opportunities and maximize the perception of ownership. It is recommended to move trees away from the buildings in the final landscape plan to avoid overgrowth and the covering of natural surveillance of the windows.

3. The applicant shall consider the installation of security surveillance that is accessible and traceable through an IP address. Higher-level camera coverage would assist in easily identifying perpetrators if they were to make their way to the area.

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TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: July 15, 2025
ITEM #: I.22
SUBJECT: Approve a Contract for a Public Art Project at the Woodland Aquatic Center

Recommendation for Action: Staff recommend the City Council 1) Receive a presentation regarding the selected artwork and artist; and 2) Adopt Resolution No. _____, appropriating $100,000 from the Art in Public Places funds in the General Fund and authorizing the City Manager to enter into a public art agreement with artist Brian Valenzuela for the creation and installation of a tile mural at the Woodland Aquatic Center.

Staff Contact:

Spencer Bowen, Communication & Strategic Policies Manager, [email protected], 530-661-5808

Fiscal Impact:

This project will be funded entirely with Art in Public Places funds specifically set aside for public artwork. The Art in Public Places fund has accumulated approximately $188,000 from in-lieu contributions made by private development projects to satisfy their requirement for public art. The recommended action will appropriate $100,000 of these funds to complete the project.

Background:

The new Woodland Aquatic Center, located adjacent to the Woodland Community and Senior Center, remains on schedule for completion before the end of 2025. Adjacent to the main facility entrance, a south-facing 17-foot-tall wall was identified by staff as a suitable location for a public art piece:

At the March 18, 2025 City Council meeting, Council accepted the staff recommendation that the ad-

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hoc Aquatic Center Subcommittee of Mayor Rich Lansburgh and Mayor Pro Tempore Tom Stallard work with staff to prepare and issue a Request for Qualifications (RFQ) to which interested artists may respond. The City received five competitive proposals. A review committee comprised of community members, staff, and Council members reviewed the RFQ materials and narrowed the field to three finalists, who were then invited to prepare a more refined proposal specific to the Aquatic Center site. This review resulted in the recommendation of artist Bryan Valenzuela to create and install the pool's public art piece. Bryan Valenzuela swam competitively in his youth and attended Sacramento State, where he graduated with a Bachelor of Art in Art Studio. His attached curriculum vitae highlights local art work throughout the Greater Sacramento area, including at the Golden 1 Center.

Discussion:

Byran Valenzuela's proposal, "Big Splash," aims to capture the "moment of exhilaration one feels by that first leap into a pool." Specifically, the preferred direction depicts a child jumping into an abstracted pool of water while splashes ray out in all directions in front of a "mellow sunrise sky." The child figure will be depicted in black and white using a technique involving the use of handwritten text to carve out the shape and shadow of the form. While the exact direction is not yet finalized, Bryan Valenzuela will work with the City to gather residents' responses to a prompt/question centered on pools, summertime, and swimming and then incorporate these responses into the art piece.

The artwork will be custom hand-painted and drawn onto large wooden panels, digitally scanned in ultra-high resolution, and then digitally transferred to heavy-duty porcelain tiles to then be installed onto the selected wall face. The precise size of the overall piece is not yet finalized, but it will cover the vast majority of the 17 by 26-foot area identified.

A preliminary sketch of the concept is attached to this staff report.

Conclusion:

Staff recommend the City Council 1) Receive a presentation regarding the selected artwork and artist; and 2) Adopt Resolution No. _____, appropriating $100,000 from the Art in Public Places funds in the General Fund and authorizing the City Manager to enter into a public art agreement with artist Brian Valenzuela for the creation and installation of a tile mural at the Woodland Aquatic Center.

Attachments:

1. Proposed Resolution - Contract to Proceed with Public Art Project

2. Artist Conceptual Sketch

3. VALENZUELA CV - Woodland Aquatic Center

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RESOLUTION NO. _____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND,

CALIFORNIA, AUTHORIZING THE CITY MANAGER TO NEGOTIATE AND SIGN

AN AGREEMENT FOR A PUBLIC ARTWORK AT THE WOODLAND AQUATIC CENTER
WHEREAS, public art enhances the aesthetic and cultural value of the Woodland community, contributing to a sense of civic pride and public engagement; and WHEREAS, the Woodland Aquatic Center project represents a significant investment that will serve Woodland residents by expanding recreational opportunities, promoting wellness, and improving accessibility for residents, making it a fitting location for a public art installation; and WHEREAS, the City has set aside funds for art in public places to enrich public infrastructure and community spaces through creative expression; and WHEREAS, a committee of community members, artists, staff, and City Council members recommended artist Bryan Valenzuela to install a large public art piece at the pool site.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Woodland hereby:

SECTION 1.Directs City of Woodland staff to enter into a contract with Bryan Valenzuela to install a public art piece.

SECTION 2.Authorizes the City Manager to negotiate and execute an agreement directly with Bryan Valenzuela, in an amount up to $100,000, using funds allocated for Art in Public Places funds.

PASSED, APPROVED AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 15th day of July 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

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Valenzuela
“Big Splash”
sketch
July 15, 2025

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EDUCATION
BACHELOR OF ART IN ART STUDIO - California State University, Sacramento - 2003

SELECT PUBLIC AND PRIVATE PROJECTS
HERITAGE (PUBLIC MURAL PROJECT) - St. Helena Chamber of Commerce - St. Helena CA - 2024 ROSARY (PRIVATE MURAL PROJECT)- Hail Mary Barbershop & Apothecary - St. Helena CA - 2024 WOVEN (PRIVATE MURAL PROJECT)- Atwell Building by Bozzuto & Kevin Barry Fine Art - Washington DC - 2024 POINT OF ORIGIN (PRIVATE MURAL PROJECT)- Maker Building by Weidner - Sacramento, CA - 2024 MEMENTO MORI FOR JOAN DIDION (PRIVATE MURAL PROJECT)- Canon - Sacramento, CA - 2023 LABOR OF LOVE (CORPORATE COMMISSION)- Kaiser Hospital - Walnut Creek, CA - 2022 THE MANY-COLORED THREADS THAT WEAVE THE COLLECTIVE DREAM (PUBLIC MURAL PROJECT) - UnchARTed at Arden Fair - Sacramento, CA - 2021
THE HIGHER CALLING OF OUR CHEMISTRY (CORPORATE COMMISSION) - Kaiser Hospital - Sacramento, CA - 2020 ON THE CUSP OF THE WILD FEVERED THRUST OF SPRING (PRIVATE MURAL PROJECT) - Private Residence - Malibu, CA - 2019 MOIRAI TRIPTYCH (CORPORATE COMMISSION) - California Medical Association - Sacramento, CA - 2019 EMBLEM (PRIVATE MURAL PROJECT) - Pulse by Marriott & Kevin Barry Fine Art - San Francisco, CA - 2019 BLACK BOX CATHEDRAL (PUBLIC/CORPORATE PROJECT) - Verizon sponsored Artists & Engineers Collaboration - Sacramento, CA - 2019 COOL WATER (PRIVATE MURAL PROJECT) - CORE Commercial - Sacramento, CA - 2018 HANNAH READING (PUBLIC/CORPORATE LIBRARY COMMISSION)- MINI & Little Black Pearl - Chicago, IL - 2018 CLOTHED IN A CLOUD OF MEMORY SMOKE (PRIVATE MURAL PROJECT) - BOZAL Mezcal Brand - New Orleans, LA - 2018
DAISY CHAIN (PRIVATE MURAL PROJECT) - Napa Railyards Arts District - Napa, CA - 2018 SHAPE SHIFT (UTILITY BOX PROJECT) - Napa Railyards Arts District - Napa, CA - 2018 NEST (PRIVATE MURAL PROJECT) - Covered California commission - Golden Valley Health Center, Modesto, CA - 2017 THE OTHER ART FAIR NYC -Dell Studio Booth Artist-in-Residence Live Drawing- Brooklyn Expo Center, Brooklyn, NY - 2017 KUMBAYA MOMENT (PUBLIC MURAL PROJECT) - Wide Open Walls (Mural Fest), Sacramento, CA - 2017 MULTITUDES CONVERGE (PUBLIC ART PROJECT) - Golden One Center, City of Sacramento, & Sacramento Metropolitan Arts Commission - 2016 UTILITY BOX PUBLIC ART PROJECT - CADA and Sacramento Metropolitan Art Commission - 2014 AWARDS
BEST IN SHOW & FIRST PLACE - Crocker Kingsley Nationally Juried Exhibition - 2022 EXCELLENCE AWARD - California State Fair Fine Art Competition - 2019 BEST IN SHOW & JURORS AWARD - California State Fair Fine Art Competition - 2015 LEFF-DAVIS GRANT - Emerging Artist Award Grant - 2014

SELECT RECENT GROUP EXHIBITIONS
Bryan Valenzuela www.bryanvalenzuela.com [email protected] BRYAN VALENZUELA - Curriculum Vitae

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CROCKER KINGSLEY NATIONALLY JURIED EXHIBITION- Blue Line Arts - Sacramento, CA - 2022 SNEAK PEEK (LA Location Grand Opening)- Mirus Gallery - Los Angeles, CA - 2022 CELEBRATION 2 - Twisted Track Gallery - Sacramento, CA - 2022 ART AUCTION - Crocker Art Museum, Sacramento, CA - 2021 SMALL VICTORIES - Thinkspace Projects Group Show - Museum of Art and History, Lancaster CA - 2020 THE ART AUCTION - Verge Center for the Arts, Sacramento CA - 2020 MOTHER EARTH - Thinkspace Projects Group Show - Los Angeles, CA - 2020 ART AUCTION - Crocker Art Museum, Sacramento, CA - 2020 MONIKER ART FAIR - Thinkspace Projects Group Show - London, UK - 2019 LAX/ORD II - Thinkspace Projects Group Show - Vertical Gallery, Chicago, IL - 2019 LAX/SFO - Thinkspace Projects Group Show - Heron Arts, San Francisco, CA - 2019 EXPLORING THE NEW CONTEMPORARY MOVEMENT - Thinkspace Projects Group Show For Pow!Wow!, Honolulu, HI - 2019 ART AUCTION - Crocker Art Museum, Sacramento, CA - 2019 SURREAL SALON 11 - Baton Rouge Gallery Center for Contemporary Art, Baton Rouge, LA - 2019 SCOPE ART FAIR (Miami Basel) - Thinkspace Projects Group Show, Miami, FL - 2018 THE ART AUCTION - Verge Center for the Arts, Sacramento CA - 2018 OFF THE WALL - Groundswell Gallery, Sacramento CA - 2017 ART AUCTION - Crocker Art Museum, Sacramento, CA - 2018 THE OTHER ART FAIR NYC (May) - Brooklyn Expo Center, Brooklyn, NY - 2018 THE OTHER ART FAIR DTLA - Majestic Theater, Los Angeles, CA - 2018 SURREAL SALON 10 - Baton Rouge Gallery Center for Contemporary Art, Baton Rouge, LA - 2018 THE OTHER ART FAIR NYC (November) - Brooklyn Expo Center, Brooklyn, NY - 2017 THE ART AUCTION - Verge Center for the Arts, Sacramento CA - 2017 CONDENSED - Beatnik Studios, Sacramento, CA - 2017
THE OTHER ART FAIR NYC (June) - Brooklyn Expo Center, Brooklyn, NY - 2017 THE LIVING MARK - Verum Ultimum Gallery, Portland OR - 2017 ART STREET - M5 Arts Exhibition, Sacramento CA - 2017
SURREAL SALON 9 - Baton Rouge Gallery, Baton Rouge LA - 2017 THE ART AUCTION - Verge Center for the Arts, Sacramento CA - 2016 DUEL/DUAL (A two person show with Benjamin Hunt) - Blue Line Arts, Roseville CA - 2016 FINE ART COMPETITION EXHIBIT - California State Fair, Sacramento CA - 2015 Bryan Valenzuela www.bryanvalenzuela.com [email protected]

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Woodland City CouncilJuly 15, 2025

Woodland City Council
July 15, 2025