Woodland City Council
September 16, 2025

City of Woodland

Meeting Agenda

City Council
City Hall
Council Chambers
300 First Street
Woodland, CA 95695
September 16, 2025
6:00 PM

JOINT REGULAR CITY COUNCIL/WOODLAND FINANCE AUTHORITY MEETING 6:00 PM

A. CALL TO ORDER

B. ROLL CALL

C. PLEDGE OF ALLEGIANCE

Land Acknowledgment Statement - The City of Woodland acknowledges the land on which we live and work.

For thousands of years, this land has been the home of Patwin people. Today, there are three federally recognized Patwin tribes: Cachil DeHe Band of Wintun Indians of the Colusa Indian Community, Kletsel Dehe Wintun Nation, and Yocha Dehe Wintun Nation. The Patwin people have remained committed to the stewardship of this land over many centuries. It has been cherished and protected, as elders have instructed the young through generations. We are honored and grateful to be here today on their traditional lands.

D. COMMUNICATIONS - PUBLIC COMMENT

This is an opportunity for the public to speak to the Council on any item other than those listed on this agenda.

Speakers are requested to use the microphone in front of the Council and to begin by stating their name, whether they reside in Woodland and the name of the organization they represent if any. The Mayor may impose a time limit on any speaker depending on the number of people wanting to speak and time available for the rest of the agenda. In the event comments are related to an item scheduled on the agenda, speakers may be required to wait to make their comments until that item is considered. The option to submit a public comment via voicemail is no longer available. Written Public Comments Members of the public are welcome to submit written comments prior to the meeting. Comments should be submitted by email to [email protected]. Written Comments received at least two (2) hours prior to the scheduled start time of the City Council meeting will be provided to the City Council and posted to the City website as part of the official record of the meeting but will not be read into the record. Written Comments received within two (2) hours of the scheduled start time of the City Council meeting and during the City Council meeting will be provided to the City Council the day following the City Council meeting. If you are submitting written comments on a particular item on the agenda, please identify the agenda item number and letter. If you are submitting written comments on an item not listed on the agenda, please identify your e-mail/comment as a General Public Comment. Note: Public comments at special meetings are limited to items on the agenda only.

1. SUBJECT: General Public Comments

WRITTEN COMMUNICATIONS: This section is reserved for "General" Public Comments emailed within two (2) hours prior to the Council Meeting. These comments will be provided to the City Council and incorporated into the meeting minutes. Any other written communications submitted for items specific to this agenda will be attached as a file to the associated agenda item.

E. COMMUNICATIONS - COUNCIL/STAFF STATEMENTS AND REQUESTS

This is an opportunity for the Council Members and Staff to make comments and announcements, to express concerns, or to request Council's consideration of any items a Council Member would like to have discussed at a future Council meeting.

2. SUBJECT: Long Range Calendar

RECOMMENDATION FOR ACTION: Staff recommends that the City Council receive the Long Range Calendar for informational purposes only.

F. CONSENT CALENDAR

3. SUBJECT: Proclaim October 2025 as Breast Cancer Awareness Month

RECOMMENDATION FOR ACTION: Staff recommends that the City Council adopt a Proclamation recognizing October 2025 as Breast Cancer Awareness Month and acknowledging the local efforts of Thriving Pink.

4. SUBJECT: Junior League Proclamation

RECOMMENDATION FOR ACTION: Staff recommends that the City Council approve a proclamation recognizing the contributions of the Junior League of Sacramento and declaring September 18 as "Find the Good Day"

5. SUBJECT: Proclaim September to be National Service Dog Month

RECOMMENDATION FOR ACTION: Staff recommends that the City Council adopt a Proclamation declaring September to be National Service Dog Month.

6. SUBJECT: Resolution Authorizing the Acceptance and Appropriation of FY 2024 Homeland Security Grant Program Funds for Target Hazard Pre-Planning Project and Equipment

RECOMMENDATION FOR ACTION: Staff recommends that the City Council adopt resolution No. ___ authorizing the acceptance and appropriation of Fiscal Year 2024 Homeland Security Grant Program funds in the amount of $31,238 to support the Target Hazard Pre-Planning Project and the purchase of related Global Information System-enabled equipment.

7. SUBJECT: Resolution Authorizing the Acceptance and Appropriation of the 2023 Homeland Security Grant Program Emergency Preparedness Intern Program.

RECOMMENDATION FOR ACTION: Staff recommends that the City Council adopt Resolution No. ___ authorizing the appropriation of $10,240 to Fund 330 (Other Federal Grants Fund) for the implementation and administration of the Emergency Preparedness Intern Program, as awarded under the 2023 Homeland Security Grant Program.

8. SUBJECT: Approve Sole Source Finding and Goods Purchase Agreement for water meters and smartpoints with Aqua-Metric Sales Company for the Water Meter Replacement Project, CIP 22-03

RECOMMENDATION FOR ACTION: Staff recommends that the City Council adopt Resolution No. _____ for:

1. Making a finding designating certain products, brands, or services by Aqua-Metric Sales Company to be required for the continued functionality of the existing water meter infrastructure;

2. Authorizing the City Manager to execute a goods purchase agreement with Aqua-Metric Sales Company for water meters and smartpoints in

the amount of $367,316.80 for the Water Meter Replacement Project, CIP 22-03.

9. SUBJECT: Development Agreement with Pacific Coast Producers — 1376 Lemen Avenue

RECOMMENDATION FOR ACTION: Staff recommends that the City Council conduct a second reading and adopt the following ordinance:

Ordinance No. ______, approving a Development Agreement by and between the City of Woodland and Pacific Coast Producers for the Lemen Avenue agricultural processing facility (1376 Lemen Avenue) and authorizing the execution of said agreement.

10. SUBJECT: Update and Approve a Drainage Basin Agreement with PCCP, LLC in the Northeast Industrial Area

RECOMMENDATION FOR ACTION: Staff recommends the City Council adopt Resolution No. _____, approving the Drainage Basin Agreement with PCCP, LLC.

G. PUBLIC HEARINGS

11. SUBJECT: Woodland Municipal Code Title 17 "Zoning" Updates for Clarity and Usability

RECOMMENDATION FOR ACTION: Staff recommends that City Council hold a Public Hearing and take the following action:

Introduce and waive the first reading of an Ordinance amending Woodland Municipal Code Title 17 "Zoning" in multiple sections for enhanced clarity, usability, and State law conformity.

12. SUBJECT: Woodland Municipal Code Title 17, "Zoning" and Title 16, "Subdivision" Amendments related to Two-Unit projects and Urban Lot Splits

RECOMMENDATION FOR ACTION: Staff recommends that City Council hold a Public Hearing and take the following action:

Introduce and waive the first reading of an Ordinance amending Woodland Municipal Code Title 17, "Zoning", and Title 16, "Subdivion", Sections

17.84.380 and 16.90 related to Two-Unit projects and Urban Lot Splits.

13. SUBJECT: Urgency Ordinance Adopting Changes to the 2022 California Fire and Building Codes

RECOMMENDATION FOR ACTION: Staff recommends that the City Council adopt Ordinance No. ___, an Urgency Ordinance amending Section 8.20.040 of Chapter 8.20 of Title 8, and Section 15.04.030(H) of Chapter 15.04 of Title 15, of the Woodland Municipal Code Relating to Amendments to the 2022 California Fire Code and the 2022 California Building Code.

14. SUBJECT: Public Hearing and Approval of Fiscal Year 2024/25 Community Development Block Grant (CDBG) Consolidated Annual Performance and Evaluation Report (CAPER)

RECOMMENDATION FOR ACTION: Staff recommends that the City Council take the following actions:

1. Hold a public hearing to receive community input on the Fiscal Year (FY) 2024/25 Community Development Block Grant (CDBG) Consolidated Annual Performance and Evaluation Report (CAPER); and

2. Adopt Resolution No. , approving the FY2024/25 CDBG CAPER in substantially the same form presented to the City Council and incorporating public comments received at the public hearing; and

3. Authorize the City Manager or designee to finalize and submit the CAPER to the U.S. Department of Housing and Urban Development after the conclusion of the 15-day public comment period.

H. REPORTS OF THE CITY MANAGER

15. SUBJECT: Yolo Transit District Short-Range Transit Plan

RECOMMENDATION FOR ACTION: Staff recommends that the City Council:

1. Receive a presentation on the Yolo Short Range Transit Plan, and

2. Recommend the Yolo Transit District Board approve the proposed Short Range Transit Plan routing changes for Woodland for the purpose of preparing cost analysis and proceed with planning for the future transfer point on Main Street between 5th and 6th Street.

16. SUBJECT: Introduction and Waiver of First Reading on Ordinances Relating to Entertainment Zones; and Authorization for the City Manager, or their Designee, to Enter into a Memorandum of Understanding with Eligible Businesses that Wish to Participate in the Entertainment Zone.

RECOMMENDATION FOR ACTION: Staff recommends that the City Council:
1) Introduce and waive the first reading of an Ordinance amending Chapter

9.28 "Offenses - Miscellaneous" section 9.28.220, and Chapter 12.40 "Special Events" section 12.40.050, and adding Chapter 12.42 "Entertainment Zones", and
2) Adopt Resolution No. ___ authorizing the City Manager, or their designee, to enter into Memoranda of Understanding with participating businesses upon the establishment of a Downtown Entertainment Zone.

I. ADJOURN

I declare under penalty of perjury that the foregoing Agenda for the Joint Regular City Council/ Woodland Finance Authority of the City of Woodland scheduled for September 16, 2025 was posted on September 12, 2025 in the outside display case at City Hall, 300 First Street, Woodland, CA, and was available to the public during normal business hours.

Marissa Kersey
City Clerk

Upon request, agendas and documents in the agenda packet will be made available in appropriate alternative formats to persons with a disability, as required by law. Any such requests must be made in writing to the Office of the City Clerk of the City of Woodland.

Requests will be valid for the calendar year in which the request is received, and must be renewed prior to January 1st.

Persons needing disability-related modifications or accommodations in order to participate in public meetings, including persons requiring auxiliary aids or services, may request such modifications or accommodations by calling the Office of the City Clerk (530-661-5806) at least 48 hours prior to the meeting.

TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: September 16, 2025
ITEM #: D.1
SUBJECT: General Public Comments

This section is reserved for "General" Public Comments emailed within two (2) hours prior to the Council Meeting. These comments will be provided to the City Council and incorporated into the meeting minutes. Any other written communications submitted for items specific to this agenda will be attached as a file to the associated agenda item.

Attachments:

None

TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: September 16, 2025
ITEM #: E.2
SUBJECT: Long Range Calendar

Staff recommends that the City Council receive the Long Range Calendar for informational purposes only.

Attachments:

1. Long Range Calendar

CITY COUNCIL LONG RANGE CALENDAR

October 7th REGULAR MEETING
Proclamation – Hispanic Heritage Month
Proclamation – Fire Prevention Week
Police Department Semi-Annual Report
Community Development Department Semi-Annual Report
Entertainment Zone Ordinance (second reading)
SB 9/450 (second reading)
Zoning Code Updates (second reading)
Accept DPPA Funding from WDCWA and Reallocate to ASR Well #31 Approving Consultant Agreement for ESDC WPCF Grit and IPS Project FY24/25 Budget Carry-Overs
Emergency Operations Plan Presentation

October 21st REGULAR MEETING
Approving Consultant Agreement for Fire Station #4 Project Approving License Agreement with Community Care Car
Woodland Soccer Club – License Agreement Sports Park
Downtown Parking Time Limit Changes
Presentation: Citywide Road Maintenance Program
Yolo Active Transportation Corridors Project Presentation

November 4th REGULAR MEETING
Approving a Declaration of Surplus Property at 3 Well Sites

Future Topics / Study Sessions:

MOU with Yolo County for Crisis Now Receiving Beds (TBD) Animal Services Governance Model (TBD)
Cemetery Maintenance (December)
Solar PPA Buyout – Terra Verde (December)
Sewer and Water Rate Study Presentations (Jan/Feb 2026) Updated 9/11/2025

TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: September 16, 2025
ITEM #: F.3
SUBJECT: Proclaim October 2025 as Breast Cancer Awareness Month

Recommendation for Action: Staff recommends that the City Council adopt a Proclamation recognizing October 2025 as Breast Cancer Awareness Month and acknowledging the local efforts of Thriving Pink.

Attachments:

1. Proclamation - Breast Cancer Awareness Month 2025

PROCLAMATION

RECOGNIZING OCTOBER AS NATIONAL BREAST CANCER AWARENESS

MONTH AND ACKNOWLEDGING THE LOCAL EFFORTS OF THRIVING
PINK

WHEREAS, breast cancer is the most commonly diagnosed cancer among American women. It is estimated that 1 in 8 women will be diagnosed with breast cancer over the course of their lifetime, with over 3.8 million women now living in the U.S. with a history of breast cancer; and

WHEREAS, during National Breast Cancer Awareness Month, we renew our commitment to fighting this disease, providing education prevention and early detection, and supporting those affected by breast cancer; and

WHEREAS, Thriving Pink, established in 2016 as a local 501c3 nonprofit organization, has a mission to help local breast cancer survivors thrive with a network of support and offers all programs and services at no charge to the community; and

WHEREAS, Thriving Pink volunteers represent breast cancer survivors, community members, business owners, and health and wellness professionals, who come together to make a difference in the lives of those in our community who are battling this disease; and

WHEREAS, Thriving Pink helps the breast cancer community from the time of initial diagnosis and throughout survivorship, providing individual financial grants for immediate and essential needs, and programs such as ProspeROSA for the Spanish speaking breast cancer community, and Pink Peer mentors for newly diagnosed individuals, renewal retreats for those who have completed treatment, support groups, and wellness/educational workshops for all; and

WHEREAS, Thriving Pink has expanded outreach to underserved communities throughout Yolo County to meet increased needs with the vision that no one will go through breast cancer alone; and

WHEREAS, Thriving Pink is grateful for the caring and compassionate Woodland community, whose support helps Thriving Pink continue to make a positive impact and difference in the lives of those diagnosed with this challenging and difficult disease; and

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Woodland proclaims October 2025 as National Breast Cancer Awareness Month and recognizes the outstanding support that Thriving Pink provides to local breast cancer survivors in our community.

Dated: September 16, 2025
_______________________________________________
Rich Lansburgh, Mayor

Tom Stallard, Mayor Pro Tempore David Moreno, Council Member Tania Garcia-Cadena, Council Member Mayra Vega, Council Member

TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: September 16, 2025
ITEM #: F.4
SUBJECT: Junior League Proclamation

Recommendation for Action: Staff recommends that the City Council approve a proclamation recognizing the contributions of the Junior League of Sacramento and declaring September 18 as "Find the Good Day"

Staff Contact:

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

Discussion:

Staff and Mayor Lansburgh received a request from Junior League of Sacramento members to recognize their efforts and participate in "International Find the Good Day." The Junior League of Sacramento is a community organization dedicated to advancing women's leadership for meaningful community impact through volunteer action, collaboration, and training.

The "Find the Good Day" initiative encourages individuals to focus on the positive aspects of our community and to engage in acts of kindness, volunteerism, and community service.

Over the years, the Junior League of Sacramento has been involved in numerous initiatives that have positively impacted our region. Many Junior League members live in Woodland.

Community project examples include:
• Fairytale Town: Founded in 1959 by the Junior League of Sacramento, this beloved attraction has been bringing reading and fairy tales to life for over 60 years. • SMUD Museum of Science and Curiosity (MOSAC): Originally the California Junior Museum, then the Powerhouse Museum, this state-of-the-art museum was a benefactor of Junior League fundraising efforts.
• Sacramento Region Community Foundation: Founded by the Junior League of Sacramento in 1983, the Foundation is now a primary provider of philanthropic solutions, including the Big Day of Giving each May.

Conclusion:

Staff recommends that the City Council approve a proclamation recognizing the contributions of the Junior League of Sacramento and declaring September 18 as "Find the Good Day"

Attachments:

1. Junior League Proclamation 09.16.25

PROCLAMATION

RECOGNIZING THE CONTRIBUTIONS OF THE JUNIOR LEAGUE OF SACRAMENTO AND DECLARING “FIND THE GOOD DAY”

WHEREAS, The Junior League of Sacramento is dedicated to promoting volunteerism, empowering women, and enhancing communities through effective leadership and action; and
WHEREAS, Find the Good Day, observed on September 18, 2025, encourages individuals to recognize and celebrate the positive aspects of their communities and to take action to uplift others; and
WHEREAS, on this day, we acknowledge the importance of kindness, compassion, and community service in fostering positive change and building stronger, more resilient communities; and
WHEREAS, The Junior League of Sacramento continues to play a pivotal role in advocating for significant community initiatives and empowering individuals to make a lasting impact.

NOW THEREFORE BE IT RESOLVED that the City Council of the City of Woodland does hereby formally declare September 18, 2025, as Find the Good Day in the City of Woodland and encourages all residents to participate in acts of kindness, volunteerism, and community service.

DATED: September 16, 2025

__________________________________
Rich Lansburgh, Mayor

Tom Stallard, Mayor Pro Tempore David Moreno, Council Member Tania Garcia-Cadena, Council Member Mayra Vega, Council Member

TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: September 16, 2025
ITEM #: F.5
SUBJECT: Proclaim September to be National Service Dog
Month

Recommendation for Action: Staff recommends that the City Council adopt a Proclamation declaring September to be National Service Dog Month.

Attachments:

1. Proclamation - National Service Dog Month 2025

PROCLAMATION
DECLARING SEPTEMBER 2025 TO BE NATIONAL SERVICE DOG MONTH

IN THE CITY OF WOODLAND, CALIFORNIA

WHEREAS, we believe in the joyful, transformative power of the human-canine bond and inclusivity of all citizens; and

WHEREAS, in the United States, 70 million adults have a disability and only 16,000 service dogs from accredited training programs exist nationwide and the need is growing; and

WHEREAS, Canine Companions created the service dog for people with physical disabilities 50 years ago in 1975, creating a new kind of support for disability; and

WHEREAS, Canine Companions is a nonprofit organization that enhances the lives of people with disabilities by providing expertly trained service dogs and ongoing support to ensure quality partnerships, free of charge; and

WHEREAS, Canine Companions and their service dogs empower people with disabilities to lead life with greater independence by providing best-in-class training, ongoing follow-up services and a deeply committed community of support; and

WHEREAS, National Service Dog Month aims to educate our community about the benefits of service dogs and the laws protecting their handlers; and

WHEREAS, The City of Woodland, California continues to work toward becoming an inclusive community in which all citizens, and their trained service dogs, are embraced.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Woodland proclaims September 2025 as National Service Dog Month and encourages all citizens to celebrate service dogs and be respectful of the rights to safe access in our community afforded to the adults, children, and veterans who lead more independent lives because of their assistance.

Dated: September 16, 2025
_______________________________________________
Rich Lansburgh, Mayor

Tom Stallard, Mayor Pro Tempore David Moreno, Council Member Tania Garcia-Cadena, Council Member Mayra Vega, Council Member

TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: September 16, 2025
ITEM #: F.6
SUBJECT: 2024 Homeland Security Grant Program Funds for Target Hazard Pre-Planning Project and Equipment

Recommendation for Action: Staff recommends that the City Council adopt resolution No. ___ authorizing the acceptance and appropriation of Fiscal Year 2024 Homeland Security Grant Program funds in the amount of $31,238 to support the Target Hazard Pre-Planning Project and the purchase of related Global Information System-enabled equipment.

Staff Contact:

Eric Zane, Fire Chief, (530) 661-5861, [email protected]

Fiscal Impact:

There is no negative impact to the General Fund. The total grant amount of $31,238 will be appropriated to Fund 330 (Other Federal Grants Fund) and used solely for project costs as outlined in the resolution. All expenses will be reimbursed by the Department of Homeland Security Program upon submission of required documentation.

Background:

The City of Woodland Fire Department has been awarded grant funding through the fiscal year 2024 Homeland Security Grant Program. This competitive federal grant supports homeland security initiatives that enhance public safety, emergency preparedness, and disaster response capabilities.

The awarded funds total $31,238, allocated for the following purposes:
• $27,000 for the City of Woodland Fire Target Hazard Pre-Planning Project, and • $4,238 for the purchase of iPads preloaded with Geographic Information System (GIS) maps to support field operations.

Discussion:

The Target Hazard Pre-Planning Project is a collaborative initiative between the Woodland Fire and Police Departments aimed at improving emergency response capabilities through pre-incident planning. The project involves identifying and documenting critical facilities and high-risk locations throughout the city using GIS technology and field assessments.

The grant-funded iPads will enhance field access to GIS-based hazard maps and facility data, improving situational awareness and operational efficiency during emergencies. These investments will strengthen public safety by allowing first responders to access real-time information, coordinate resources effectively, and reduce response times during critical incidents.

This grant operates on a reimbursement basis, meaning the City will be reimbursed up to the full amount of $31,238 upon successful completion of eligible project activities.

Conclusion:

Staff recommends that the City Council adopt resolution No. ___ authorizing the acceptance and

appropriation of Fiscal Year 2024 Homeland Security Grant Program funds in the amount of $31,238 to support the Target Hazard Pre-Planning Project and the purchase of related Global Information System-enabled equipment.

Prepared by: Nallely Castro, Management Analyst

Approved by: Eric Zane, Fire Chief

Attachments:

1. FY24 HSGP Award Letter - Woodland Fire Target Hazard Pre-planning Project, iPads

2. Proposed Resolution - 2024 HSGP

COUNTY OF YOLO
Office of Emergency Services

Kristin Weivoda 625 Court St, # 202  Woodland, CA 95695 (530) 666-8150  www.yolocounty.org Chief of Emergency Services

March 21, 2025

Eric Zane, Fire Chief
Woodland Fire Department
1000 Lincoln Ave
Woodland, CA 95695

SUBJECT: NOTIFICATION OF AWARD
FY 2024 HOMELAND SECURITY GRANT PROGRAM
Assistance Listings Number: 97.067
Federal Grantor Agency: US DEPARTMENT OF HOMELAND SECURITY Pass-Through Agency: CALIFORNIA GOVERNOR’S OFFICE OF EMERGENCY SERVICES GRANT
Subrecipient: COUNTY OF YOLO
Subrecipient DUNS Unique Entity ID: F9LLL27DJFY4
Performance Period: September 1, 2024 – May 31, 2027

Dear Chief Zane,

The City of Woodland Fire Department has been awarded a FY 2024 Homeland Security Grant Program project in the amount of $31,238. This project is authorized for funding the City of Woodland Police and Fire Target Hazard Pre-Planning project ($27,000) and the City of Woodland Police and Fire Target Hazard Pre-planning project iPad Pros pre-loaded GIS Maps ($4,238).

Agencies and/or Jurisdictions
to Benefit
Project Requested Funding Approved
City of Woodland Fire
Department and Police
Department
Target Hazard Pre-Planning

iPad Pro Pre-loaded GIS Maps
(AEL: 04HW-01-MOBL)
$27,000

$4,238

By accepting this award, you acknowledge that this is a federal monetary award and your agency or department is a Sub-Recipient to Yolo County, as Sub-Grantee to the State of California, who is the Grantee.

Your agency or City is subject to a mandatory annual A-133 Single Audit if your agency expends more than $750,000 per fiscal year in total federal funding. A copy of your Single Audit annual report must be submitted to Yolo County Office of Emergency Services (OES), no later than April 15 of each applicable year while this grant is open.

Sub-recipients are responsible to comply with all federal and state statutes, regulations, policies, guidelines and requirements, including but not limited to:
• Federal Acquisition Regulation (FAR) at 48 CFR, Federal Acquisition Regulations System. • 44 CFR Part 13, Uniform Administrative Requirements for Grants and Cooperative Agreements to State and Local Governments.

• Government cost principles, uniform administrative requirements, and audit requirements for federal grant programs set forth in Title 2 of the Code of Federal Regulations (CFR), including Part 200 and all subparts, as well as updates issued by the Office of Management and Budget (OMB). • DHS/FEMA Information Bulletins (IB).
• Applicable Federal, State and Local Laws including but not limited to those listed in grant assurances. • Federal and State Supplemental Program Guidance.
• All sections of FY2024 CalOES Grant Assurances.

Sub-recipients are responsible for meeting the following conditions:

1. Your agency accepts complete financial liability and will provide:
a. Signed Federal Grant Assurances, from the 2022 grant guidance, by an agency authorized signatory.
b. Check every contractor and vendor against the federal debarment list before contracting with that entity—as required by Executive Orders (EOs) 12549 and 12689, 2 CFR 200.212 and Part 180— and print results.
c. Repay any funds due to an over-payment for a non-eligible or unapproved activity, or as required by a negative audit finding.

2. All Sole Source procurements must include a Sole Source form and approval by your Purchasing Manager, as well. No purchases can be made until approval from Yolo OES and CalOES is obtained. Sole source purchase requests are appropriate only if the item or service is only available from one source, or after solicitation of a number of sources, competition was determined inadequate

3. All activities and programs must comply with federal Environmental Planning and Historic Preservation (EHP) policy, stated in FP 108-023-1 and FP 108.24.4. All projects requiring Environmental and Historical Preservation (EHP) reviews must complete the appropriate documentation and receive prior approval from Yolo County OES, CalOES, and possibly FEMA or the U.S. Department of Homeland Security.

4. All projects that involve emergency communication projects and related activities must comply with the SAFECOM Guidance. All projects requiring SAFECOM consult must complete the appropriate documentation and receive prior approval from Yolo County OES, CalOES, and possibly FEMA or the U.S. Department of Homeland Security.

5. Executive Order 13688, DHS/FEMA has issued Information Bulletin (IB) 407 which has placed restrictions on controlled equipment. All projects requesting Controlled Equipment must complete the appropriate documentation and receive prior approval from Yolo County OES, CalOES, and possibly FEMA or the U.S. Department of Homeland Security. Grant funds may be used for the purchase of Controlled Equipment, however, because of the nature of the equipment and the potential impact on the community, there are additional and specific requirements in order to acquire this equipment.

6. All Emergency Operations Center related projects must complete the appropriate documentation and receive prior approval from Yolo County OES, CalOES, and possibly FEMA or the U.S. Department of Homeland Security.

7. All aviation and watercraft requests must complete the appropriate documentation and receive prior approval from Yolo County OES, CalOES, and possibly FEMA or the U.S. Department of Homeland Security.

8. Follow any applicable Federal, state, local, tribal, or territorial statutes or regulations governing any real or potential conflicts of interest.

9. DHS/FEMA requires that any information technology system funded or supported by these funds comply with 28 C.F.R. Part 23.

10. Funds may only be spent for operational overtime costs upon prior approval from Yolo County OES, CalOES, and possibly FEMA or the U.S. Department of Homeland Security.

11. Equipment categories and equipment standards for HSGP are listed on the Authorized Equipment List (AEL). Equipment must meet all mandatory regulatory and/or DHS/FEMA-adopted standards to

be eligible for purchase using these funds. In addition, agencies will be responsible for obtaining and maintaining all necessary certifications and licenses for the requested equipment.

12. With the exception of maintenance plans purchased incidental to the original purchase of the equipment, the period covered by maintenance or warranty plan must not exceed the grant period if grant funds are used to purchase the plan or warranty.

13. Exercises conducted with grant funding should be managed and conducted consistently with HSEEP.

Recipients are required to submit one After Action Report/Improvement Plan (AAR/IP) for each HSGP-funded exercise. AAR/IPs should be submitted to Yolo County OES, no more than 60 days after completion of the exercise.

14. The use of DHS/FEMA preparedness grant funds for maintenance contracts, warranties, repair or replacement costs, upgrades, and user fees are allowable, as described in FEMA Policy FP 205-402- 125-1 under all active and future grant awards, unless otherwise noted.

15. Some projects that involve planning, consultants, and other components, require the submission of deliverables to Yolo County OES and CalOES prior to reimbursement.

16. All grant funded purchases that are part of a purchase, project, or contract that total $150,000 or more—regardless of the dollar amount that grant funding represents—must be submitted to Yolo County OES for CalOES approval.

17. Subrecipients must obtain a performance bond for any equipment item over $250,000, or any vehicle, aircraft or watercraft, financed in whole or in part with homeland security dollars.

18. All project modifications require notification to Yolo County OES, and prior approval by OES and CalOES. A modification must be completed prior to initiating any scope of work or incurring any expenses not previously approved.

19. Reimbursement claims and status updates are due biannually in June and December of each year.

20. All claims for reimbursement must be supported by source documentation, such as cancelled checks, paid bills, payroll records, signed time and attendance sheets, purchase orders, invoices, delivery receipts, contracts, etc. All documentation must be maintained and submitted to Yolo County OES with all reimbursement requests, as well as upon request for monitoring or audit by Yolo County, the state, or federal government.

21. All claims must submit a canceled check or general ledger report to show that vendors were paid prior to reimbursement.

22. Ensure all original invoices are clearly labeled with the grant year and project(s) before they are copied and sent for payment to ensure subsequent copies are auditable and not double-billed to another grant/budget.

23. The expenditure cover sheet must be completed, signed by the department head, and submitted to OES with all requests for reimbursement. The sheet identifies the expenses that are being claimed for reimbursement, and summarizes the expenditures shown in the invoices and other backup documentation.

24. Reimbursement by CalOES is in whole dollars only, with any fractions of a dollar rounded down.

25. Subrecipients must have an effective inventory management system, to include: Property records that document description, serial number or other ID, title information, acquisition date, cost, location, use and condition, and ultimate disposition; conducting a physical inventory annually; and a control system to prevent loss, damage, and theft of grant purchased equipment and supplies.

26. All equipment will be labeled and tracked according to federal and state guidelines. Yolo OES will provide tags to track equipment and other assets. Equipment will be inventoried and a tracked by your agency.

27. When equipment acquired under the HSGP is no longer needed for program activities, the subrecipient must contact Yolo County OES to request disposition instructions. Equipment that is lost, stolen, or destroyed needs to be reported to Yolo OES immediately and may need to be replaced by your agency at agency cost.

28. All contracts, including small purchase, funded by federal grants must include the required federal contract provisions, as described in CFR Part 215.

29. Maintain complete and accurate records of all grant related activities for three years from the date of receipt of a closeout letter from the County. Letters will not be sent until after the state has closed the grant program.

30. Cost savings must be returned for reallocation by OES and the Approval Authority and may not be expended on additional or unapproved items.

31. The more restrictive Procurement policy between your agency, the County Procurement Policy, and 2 C.F.R. §200.320 must be used. Bids, quotes, approvals, etc. must be obtained prior to making purchases, as appropriate. Cost analysis must also be performed, documented, and submitted to Yolo County OES.

32. Prior to making any purchases, submit contracts, bids, suspension and debarment checks, and other documentation to Yolo OES. Purchases will not be made until both Yolo OES and County Purchasing review for compliance with all federal, state, and other grant requirements, and then approve the purchase. If purchases are made without this approval, it is possible that CalOES, and therefore the County, will not reimburse your agency for the costs.

Failure to comply with any federal, state, or county, or local statutes, regulations, policies, guidelines, requirements, and/or grant conditions may result in adverse action including but not limited to deobligation of funds, repayment of disallowed costs, or other unfavorable outcomes associated with non-compliance.

Sub-Recipients may not begin their projects until this notice and the Grant Assurances have been signed, dated and returned to Yolo County OES. In the absence of an existing resolution identifying approved signatories, the department or agency head must sign.

We appreciate your interest in better preparing our community and we welcome your participation in our regional safety net. We are here to assist you so please feel free to contact Susan Hensley at (530) 309-4200 or [email protected] with any questions.

Sincerely,

Susan Hensley
Emergency Services Coordinator

I acknowledge receipt of this Notification of Sub-Recipient Application Approval and requirements of participation in this federal grant program.

___________________________________ ___________________________________ ____________ Signature Name/Title Date

RESOLUTION NO. ___

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND AUTHORIZING THE ACCEPTANCE AND APPROPRIATION OF FISCAL YEAR 2024 HOMELAND SECURITY GRANT PROGRAM FUNDS IN THE AMOUNT OF $31,238

FOR THE TARGET HAZARD PRE-PLANNING PROJECT AND RELATED

EQUIPMENT
WHEREAS, the City of Woodland Fire Department has been awarded funding under the Fiscal Year (FY) 2024 Homeland Security Grant Program (HSGP) in the amount of $31,238; and
WHEREAS, this grant funding is designated for the City of Woodland Police and Fire Target Hazard Pre-Planning Project in the amount of $27,000, and for the purchase of iPad Pros pre-loaded with Global Information System (GIS) maps in the amount of $4,238; and WHEREAS, this project will benefit both the City of Woodland Fire Department and Police Department by enhancing their ability to conduct hazard assessments, improve situational awareness, and support emergency response efforts through pre-incident planning and the use of GIS technology; and
WHEREAS, the City of Woodland will be reimbursed a total of $31,238 under the FY 2024 HSGP for the implementation of this project;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland as follows:

SECTION 1. The City Council hereby accepts the FY 2024 Homeland Security Grant Program award in the amount of $31,238 for the City of Woodland Police and Fire Target Hazard Pre-Planning Project and related GIS technology.

SECTION 2. The City Council authorizes the appropriation of $31,238 to Fund 330 (Other Federal Grants Fund) for eligible project costs, including $27,000 for the Target Hazard Pre-Planning project and $4,238 for the purchase of iPad Pros pre-loaded with GIS maps.

SECTION 3. The City Council authorizes the City Manager, or designee, to execute all documents and take all actions necessary to implement and administer the grant in accordance with applicable laws, regulations, and grant requirements.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 16th day of September 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Rich Lansburgh, Mayor

ATTEST: APPROVED AS TO FORM:

_____________________________ ______________________________ Marissa Kersey, CMC, City Clerk Ethan Walsh, City Attorney

TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: September 16, 2025
ITEM #: F.7
SUBJECT: 2023 Homeland Security Grant Program Emergency Preparedness Intern Program

Recommendation for Action: Staff recommends that the City Council adopt Resolution No. ___ authorizing the appropriation of $10,240 to Fund 330 (Other Federal Grants Fund) for the implementation and administration of the Emergency Preparedness Intern Program, as awarded under the 2023 Homeland Security Grant Program.

Staff Contact:

Eric Zane, Fire Chief, (530) 661-5861, [email protected]

Fiscal Impact:

There is no fiscal impact to the General Fund. The project will be fully funded through the Homeland Security Grant Program. Staff recommends appropriating $10,240 to Fund 330 (Other Federal Grants Fund) to account for reimbursable expenditures related to intern wages and program supplies.

Background:

The Woodland Fire Department applied for and was awarded $10,240 through the Fiscal Year 2023 Homeland Security Grant Program. This funding will be used to support the Emergency Preparedness Intern Program, which will employ a paid intern for a limited number of hours during the fiscal year. The intern will support Community Risk Reduction efforts by participating in public events throughout the City and educating the community on All Hazards Preparedness. Outreach activities will include public engagement and distribution of preparedness materials and supplies.

Discussion:

The Emergency Preparedness Intern Program provides a cost-effective and community-centered approach to promoting emergency preparedness. The intern will serve as an ambassador for the City’s Community Risk Reduction program, increasing public awareness and readiness for various emergencies and disasters. The $10,240 grant allocation includes funding for intern wages and necessary supplies to support public outreach and education. The City will be fully reimbursed for these expenses under the grant terms, with no impact on the General Fund.

Conclusion:

Staff recommends that the City Council adopt Resolution No. ___ authorizing the appropriation of $10,240 to Fund 330 (Other Federal Grants Fund) for the implementation and administration of the Emergency Preparedness Intern Program, as awarded under the 2023 Homeland Security Grant Program.

Prepared by: Nallely Castro, Management Analyst

Approved by: Eric Zane, Fire Chief

Attachments:

1. HSGP Award (Intern) UPDATED SIGNED

2. Proposed Resolution - 2023 HSGP-Intern

RESOLUTION NO. _____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND AUTHORIZING THE APPROPRIATION OF $10,240 TO FUND 330 FOR THE

FUNDING OF THE EMERGENCY PREPAREDNESS INTERN PROGRAM AS AWARDED UNDER THE 2023 HOMELAND SECRUITY GRANT PROGRAM

WHEREAS, the Woodland Fire Department successfully applied for and was awarded the 2023 Homeland Security Grant Program (HSGP) for the funding of Emergency Preparedness Intern Program; and

WHEREAS, this intern will represent Community Risk Reduction at public events throughout the City of Woodland, and will provide education and outreach to the community on All Hazards Preparedness through engagement activities and distribution of preparedness supplies; and

WHEREAS, the City of Woodland will be reimbursed $10,240 through the HSGP for the program.

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

SECTION 1. The City Council hereby authorizes the City Manager to appropriate $10,240 to Fund 330 for the limited Intern hours and supplies.

SECTION 2. The City Council further authorizes the City Manager to appropriate $10,240 to the Other Federal Grants Fund (330) for the implementation and administration of the Emergency Preparedness Intern Program in accordance with the terms of the 2023 Homeland Security Grant Program award.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 2nd day of September 2025 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Rich Lansburgh, Mayor

ATTEST: APPROVED AS TO FORM:

_____________________________ ______________________________ Marissa Kersey, City Clerk Ethan Walsh, City Attorney

TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: September 16, 2025
ITEM #: F.8
SUBJECT: Approve a Sole Source Finding and Goods Purchase Agreement for Water Meters and Smartpoints with
Aqua-Metric Sales Company for the Water Meter
Replacement Project, CIP 22-03

Recommendation for Action: Staff recommends that the City Council adopt Resolution No. _____ for:

1. Making a finding designating certain products, brands, or services by Aqua-Metric Sales Company to be required for the continued functionality of the existing water meter infrastructure;

2. Authorizing the City Manager to execute a goods purchase agreement with Aqua-Metric Sales Company for water meters and smartpoints in the amount of $367,316.80 for the Water Meter Replacement Project, CIP 22-03.

Staff Contact:

Matt Cohen, Associate Engineer, (530) 661-5973, [email protected]

Fiscal Impact:

Funding for the Aqua-Metric Sales Company goods purchase of water meters and smartpoints is included in the CIP 22-03 Water Meter Replacement Project budget, intended precisely for purchases such as water meters and smartpoints. Whereas CIP 22-03 currently has an available budget of $932,157.12 with additional annual funding being added at a rate of $200,000 per year, the Goods Purchase Agreement with Aqua-Metric Sales Company is for $367,316.80.

There is no impact to the General Fund.

Background:

The City has nearly 18,000 water meters and more than 15,000 water meters that have been in service for over 15 years as of September 2025, and are in need of replacement. Water meters have a useful life of approximately 15 – 20 years and are due for replacement after their useful life. Over time, water meters lose accuracy and underreport water usage. Underreporting of water usage results in lost revenue because customers are billed for less volume than was actually used. The results from City staff's 2023 meter bench testing showed 98.8 percent meter accuracy for 15-year- old meters and 90.6 percent accuracy for 20-year-old meters (meaning 20-year-old meters failed to account for 9.4 percent of the actual water volume). Recent State laws regarding water use reporting require the City to track non-revenue water and endeavor to reduce the amount of water loss, both real loss and apparent loss, from water systems. The loss of accuracy in the aging water meters results in excessive apparent water loss, which makes meeting the State's water loss requirements more difficult.

Discussion:

The State Water Resources Control Board has established Water Loss Standards for each Public

Water System, with a deadline to meet the standards by January 1, 2028. The Real Loss Standard (for leakage) for Woodland is 41.9 gallons per connection per day (gpcd), approximately 700,000 gallons per day Citywide and the Apparent Loss Standard (for meter inaccuracy) is 8.2 gpcd (approximately 140,000 gallons per day). For calendar year 2023 (the most recent validated water loss audit), Woodland had a unit real loss of 46 gpcd (780,000 gallons per day) and a unit apparent loss of 18.6 gpcd (300,000 gallons per day). The unit apparent loss was above the 90% percentile for meter inaccuracy among public water systems in California, meaning Woodland has a need to improve overall meter accuracy, especially by comparison to other public water systems.

At approximately 20 years old, the battery in the meters fails, and the meters stop reporting water use altogether. Additionally, several thousand meters are oversized and don’t accurately report minor amounts of water use. It is more cost-effective to replace the meters with the correct size than to replace the battery.

The City will purchase 807 1-inch diameter meters and 753 smartpoints, which are the radio transceivers to the City's billing system. These are standard shipping quantities for meters and smartpoints. City staff will install these meters over the next few months. Over the next few years, the City will need to expedite meter replacement utilizing contractor-install to avoid regulatory issues with Real Loss and Apparent Loss standards by 2028. This Goods Purchase Agreement allows the City to keep up with internal replacement of old and failing meters to prevent falling further behind.

Public Contract Code section 3400 allows the City to specify “sole source” products, brands, or trade names if the City Council has made certain findings related to the product or item. One of the statutorily permissible grounds for a sole source finding is that the product or item is needed to match other products in use at City facilities in order to establish uniform, complete, and compatible systems or specifications for City facilities (See Public Contract Code § 3400 (b)(2)). Further, competitive bidding is not required when the City determines it would produce no advantage for the City, or the advertising of bids is futile, undesirable, impractical or impossible (Graydon v. Pasadena Redevelopment Agency (1980) 104 Cal. App.3d 631; see also Los Angeles Dredging Co. v. City of Long Beach (1930) 210 Cal. 348; Los Angeles Gas & Electric Corp. v. City of Los Angeles (1922) 188 Cal. 307, 319).

Woodland City Council passed and adopted Resolution No. 8137 on August 15, 2023. The resolution approved and adopted the City Manager’s determination with respect to the sole source purchase of water meters, smartpoints, and software from Aqua-Metrics for the measurement and billing of potable water and authorized the City Manager to execute sole source contracts with Aqua-Metrics, in amounts not-to-exceed $200,000. Since the current Goods Purchase agreement is for $367,316.80, an amount exceeding $200,000, City staff proposes to pass the resolution accompanied by this staff report.

Aqua-Metric Sales Company is a direct distributor of the necessary Sensus equipment, while other vendors typically act as intermediaries and apply additional markups. Due to its direct supplier relationship with Sensus, Aqua-Metric is able to offer the City more competitive pricing than alternative vendors thereby rendering competitive bidding unavailing and against the public interest in this instance. Dispensing with competitive bidding and approving and entering into a goods purchase agreement with Aqua-Metrics Sales Company for the purchase of 807 water meters and 753 smart points for an amount of $367,316.80 is in the best interest of the City and will achieve cost-efficiency, avoid delay, and preserve the integrity and compatibility of the City’s meter systems.

Conclusion:

Staff recommends that the City Council adopt Resolution No. _____ for:

1. Making a finding designating certain products, brands, or services by Aqua-Metric Sales Company to be required for the continued functionality of the existing water meter infrastructure;

2. Authorizing the City Manager to execute a goods purchase agreement with Aqua-Metric Sales Company for water meters and smartpoints in the amount of $367,316.80 for the Water Meter Replacement Project, CIP 22-03.

Prepared by: Tim Busch, P.E., Principal Utilities Civil Engineer

Reviewed by: Brent Meyer, P.E., City Engineer/ Community Development Director

Attachments:

1. Exhibit A - Aqua Metric proposal

2. Proposed Resolution - Aquametrics Contract

Sales Quote
Aqua-Metric Sales Company
Mike Bortoletto - Solutions Specialist
1060 National Drive #5. Sacramento, CA 95834
Phone: (916)668-4656 | Cell: (916)-824-4552

Quote for: City of Woodland
Attention: Matt Cohen
Address: 655 N. Pioneer Ave
City, State, ZIP: Woodland, CA 95776
Phone: 530-661-5873
Email:

Quantity Description Unit Price Line Total
0 807 1" iPerl TRPL 1CF $245.00 $197,715.00
753 520M SmartPoint $172.00 $129,516.00
0 TAXES AND FEES. All prices quoted are exclusive of federal taxes, state taxes, municipal taxes, tariffs, duties, and other government-imposed fees (collectively the “Taxes and Fees”) related to the procurement, installation, and delivery of materials and equipment. Customer shall be liable for all applicable Taxes and Fees imposed upon the Goods purchased. Taxes and Fees will be added to each applicable invoice and are the responsibility of the Customer. If Customer is exempt from sales tax, Customer is required to provide all applicable tax exemption documentation at the time of purchase. Any changes in Taxes and Fees may result in adjustments to the final invoice accordingly.

Subtotal $327,231.00
Tarriff $9,816.93
Shipping & Handling
Sales Tax $30,268.87
Total $367,316.80
This quote for the product and services named above is subject to the following terms::

1. All quotes are subject to the Aqua-Metric Terms of Sale.

2. Quote is valid for thirty days.

3. Freight allowed on single orders exceeding $80,000.00.

4. Net Thirty Days to Pay

5. Returned product may be subject to a 25% restocking fee.

6. Sales Tax and/or Freight charges are approximated and may vary on final invoice.

August 28, 2025
Proprietary and Confidential Page 1 of 1

RESOLUTION NO. _____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND

APPROVING A SOLE-SOURCE PROCUREMENT BY DESIGNATING CERTAIN

PRODUCTS, THINGS, OR SERVICES PURSUANT TO PUBLIC CONTRACT CODE SECTION 3400 AND APPROVING A GOODS PURCHASE FOR WATER METERS

AND SMARTPOINTS WITH AQUA-METRIC SALES COMPANY FOR THE WATER METER REPLACEMENT PROJECT, CIP 22-03
WHEREAS, pursuant to Public Contract Code Section 3400(c), the City of Woodland (City) may make findings designating certain products, things, or services by specific brand or trade name for the statutorily enumerated purposes; and WHEREAS, the City has undertaken considerable research of various options for the procurement of water meters and smartpoints in order to determine the equipment that best matches the City’s needs; and
WHEREAS, the City Council has reviewed the City’s current facilities and general contracts to evaluate the City’s need to establish uniform, complete, and compatible water meters and smartpoints that are consistent with the City’s potable water system in order to facilitate the most reliable, dependable, and cost-efficient replacement; and WHEREAS, in accordance with Public Contract Code 3400(c)(2), the water meters and smartpoints that are listed in the attached Exhibit A are compatible with the City’s existing water meter infrastructure and software and match those components currently in use at other locations; and
WHEREAS, the City has identified reliable operation of water meters and smartpoints to be a priority; and
WHEREAS, on August 15, 2023, the City Council adopted Resolution No. 8137 approving a sole source purchase of equipment from Aqua-Metric Sales Company (“Aqua- Metric”); and
WHEREAS, the equipment supplied by Aqua-Metric is manufactured by Sensus and this metering equipment is also available for purchase through other vendors; and WHEREAS, Aqua-Metric is a direct distributor of Sensus equipment, while other vendors typically act as intermediaries and apply additional markups. Due to its direct supplier relationship with Sensus, Aqua-Metric is able to offer the City more competitive pricing than alternative vendors thereby rendering competitive bidding unavailing and against the public interest in this instance; and

WHEREAS, California case law excuses compliance with competitive bidding requirements in exceptional circumstances such as where requests for competitive bids would be futile, unavailing, or would not produce an advantage, including when there is only one contracting party who can complete the work (Los Angeles Dredging Co. v. Long Beach (1930) 210 Cal.348; Graydon v. Pasadena Redevelopment Agency (1980) 104 Cal.App.3d 631); and WHEREAS, “[a] public entity's award of a contract, and all of the acts leading up to the award, are legislative in character. [T]he letting of contracts by a governmental entity necessarily requires an exercise of discretion guided by consideration of the public welfare[]”. (Mike Moore's 24-Hour Towing v. City of San Diego (1996) 45 Cal.App.4th 1294, 1303); and WHEREAS, based on the City Council’s above-described review and Public Contract Code Section 3400(c)(2), the Council has determined that the City must require and specify the use of compatible water meters and smartpoints listed in the attached Exhibit A; and WHEREAS, The City, pursuant to Public Contract Code Section 3400, intends to procure uniform components that are compatible with the system currently being utilized on the public water system in order to facilitate the most reliable, dependable, and cost-efficient system throughout the City; and
WHEREAS, The City has found compatibility, cost, ease of maintenance and use of different types of water meters and smartpoints to be problematic at this time and believes it necessary to establish a uniform equipment manufacturer requirement in order to avoid incompability issues as well as to ensure security, durability, reliability of equipment and to avoid the waste of City funds associated with addressing incompatible components; and WHEREAS, The City’s research also indicates that including multiple brands of water meters and smartpoints may cause incompatibility issues and make data retrieval and transmission more difficult, furthermore, the City’s existing potable water infrastructure is already equipped with the products listed in Exhibit A and can be readily configured with this equipment; and WHEREAS, City operations and maintenance staff has been trained in the operation, maintenance, and replacement of the components listed in Exhibit A and maintain a stock of the equipment needed for repairs or replacements; and
WHEREAS, The City Council further finds that the water meters and smartpoints listed in Exhibit A have demonstrated reliability, durability, and quality; and WHEREAS, the City Council finds that dispensing with competitive bidding and approving and entering into a goods purchase agreement with Aqua-Metric for the purchase of 807 water meters and 753 smart points for an amount of $367,316.80 is in the best interest of the City and will achieve cost-efficiency, avoid delay, and preserve the integrity and compatibility of the City’s meter systems (“Staff Findings”).

WHEREAS, the City wishes to enter into a goods purchase agreement with Aqua-Metric Sales Company in the amount of $367,316.80 and authorize its execution through adoption of this Resolution; and
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland as follows:

SECTION 1. The above recitals are true and correct and adopted herein by this reference.

SECTION 2. The City Council adopts the Staff Findings as its own (“Council Findings”).

SECTION 3. The City has undertaken research into the products and brands of equipment listed in Exhibit A, and, pursuant to Public Contract Code Section 3400(c)(2), the City Council hereby designates the equipment listed in Exhibit A for a goods purchase agreement so as to match the other water meters and smartpoints in use throughout the City’s public water system and associated infrastructure and software, thus avoiding incompatibility issues of other products, as well as security, replacement, and maintenance problems.

SECTION 4. The City Council hereby approves the Goods Purchase Agreement with Aqua-Metric Sales Company in the amount of $367,316.80; the City Manager is authorized and directed to execute the contract, subject to City Attorney approval; and, the City Attorney is authorized to make clarifying and confirming changes so long as the total dollar amount authorized herein does not change.

SECTION 5. If any provision of this Resolution or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications of this Resolution which can be given effect without the invalid provision or application, and to this end the provisions of this Resolution are severable. The City Council hereby declares that it would have adopted this Resolution irrespective of the invalidity of any particular portion thereof.

SECTION 6. This Resolution shall be effective as of the date of adoption.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 16th day of September 2025 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
________________________________
Rich Lansburgh, Mayor
ATTEST: APPROVED AS TO FORM:

________________________________ ________________________________ Marissa Kersey, City Clerk Ethan Walsh, City Attorney

TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: September 16, 2025
ITEM #: F.9
SUBJECT: Development Agreement with Pacific Coast
Producers - 1376 Lemen Avenue

Recommendation for Action: Staff recommends that the City Council conduct a second reading and adopt the following ordinance:

Ordinance No. ______, approving a Development Agreement by and between the City of Woodland and Pacific Coast Producers for the Lemen Avenue agricultural processing facility (1376 Lemen Avenue) and authorizing the execution of said agreement.

Staff Contact:

Erika Bumgardner, Deputy Community Development Director, (530) 661-5886, [email protected]

Fiscal Impact:

Processing costs for this application have been fully funded by the project applicant. If approved, the Development Agreement (DA) obligates Pacific Coast Producers (PCP) to provide both financial and in-kind community benefits, including:
• Initial Payment: $500,000 dedicated to City innovation initiatives and/or public safety improvements (deposited upon DA effective date).
• Ongoing Annual Payment: $200,000 per year (inflation-adjusted as defined in the DA) to support workforce development and economic innovation programs administered or sanctioned by the City.
• In-Kind Improvements: Facility screening and public art, sustainability upgrades, and site maintenance measures are described under “Community Contributions” below.

Annual payments are anticipated to offset staff time for monitoring and implementation. Additional details on Community Contributions is provided in the Discussion section.

Background:

At its September 2, 2025, meeting, the City Council introduced and waived the first reading of an ordinance approving a Development Agreement by and between the City of Woodland and Pacific Coast Producers for the Lemen Avenue agricultural processing facility located at 1376 Lemen Avenue.

The proposed Development Agreement between the City of Woodland and Pacific Coast Producers is intended to provide long-term operational certainty for PCP’s existing agricultural processing facility while delivering sustained public benefit. The DA memorializes vested rights to continue current and future operations consistent with today’s land use regulations for fifty-five (55) years, and it secures community contributions that advance City priorities related to economic development, workforce training, sustainability, public safety, and visual screening.

Key Provisions of the Development Agreement

1. Term & Vesting
o 55-year term from the DA effective date.
o Vests rights for current and future facility operations as defined in the DA, including 24/7 seasonal operations, outdoor storage, truck parking, and on-site wastewater treatment, subject to applicable permits and performance standards.

2. Applicable Regulations / Land Use Protections
o Land use regulations in effect on the DA effective date will govern the vested uses. o No additional discretionary land use approvals (e.g., conditional use permits) are required for continued or expanded operations within the DA’s defined scope. o Compliance with generally applicable building, fire, environmental, and operational regulations remains required.

3. Community Contributions
o Initial Payment: PCP shall make an initial payment of Five Hundred Thousand Dollars ($500,000) to the City within thirty (30) days of the recordation date of the DA. The initial payment shall be allocated towards investments that accelerate innovation benefiting Woodland’s evolving food, agriculture, and life science economy and/or improve public safety equipment needed to enhance protection of property and life. o Annual Payments: $200,000/year, inflation-adjusted as defined in the DA. Ongoing annual payments shall be designated for workforce training, particularly in support of the local food and agriculture industry, and/or investments that accelerate innovation benefiting Woodland’s evolving food, agriculture, and life science economy o Facility Screening & Public Art: Installation/refresh of enhanced fencing, landscaping, and mural improvements along public frontages to improve visual quality and compatibility.
o Sustainability & Resiliency Improvements: In consideration of the vested rights provided by the DA, PCP commits to investing in projects that enhance operational sustainability over the next ten (10) years. Commitments may include wastewater aeration upgrades, solar generation, microgrid readiness/establishment, and decarbonization measures, coordinated with relevant utilities and agencies. Beginning in year 11 and continuing through the term of the agreement, PCP commits to ongoing improvements and investments in sustainability and efficiency upgrades that further the City’s Climate Action Plan goals, in an amount equal to no less than 10 percent (10%) of PCP’s ongoing general capital investments, evaluated and reported every five (5) years.
o Environmental Stewardship at Closure: Preparation and implementation of a site remediation plan upon facility closure consistent with applicable laws and agency requirements.
o Affordable Housing Coordination: Good-faith cooperation with the City and partners on potential affordable housing redevelopment of the nearby Housing Authority, Yolano and Donnelly properties.
o Ongoing Site Maintenance & Screening: Regular property upkeep and screening of outdoor storage areas to maintain orderly, safe, and attractive operations.

3. Implementation & Monitoring
o PCP will submit periodic reports (as specified in the DA) to document compliance with DA obligations.
o The DA provides default and remedy provisions and allows amendment by mutual consent to address future regulatory, infrastructure, or community needs.

Environmental Determination: The City of Woodland has determined that the adoption of the

ordinance is exempt from review under the California Environmental Quality Act (CEQA) (California Public Resources Code Section 21000, et seq.) pursuant to State CEQA Regulation Section 15061 (B)(3) (Cal. Code Regs. Tit. 14, Section 15061 (b)(3)) covering activities with no possibility of having a significant effect on the environment. In addition, the City of Woodland has determined that the ordinance is categorically exempt pursuant to CEQA regulations Section 15301 applicable to existing facilities and Section 15183 applicable to projects consistent with the General Plan and Zoning.

Conclusion:

Staff recommends that the City Council conduct a second reading and adopt the following ordinance:

Ordinance No. ______, approving a Development Agreement by and between the City of Woodland and Pacific Coast Producers for the Lemen Avenue agricultural processing facility (1376 Lemen Avenue) and authorizing the execution of said agreement.

Attachments:

1. Development Agreement

2. Location Map

3. Proposed Ordinance - Pacific Coast Producers

82093.00006\43870903.7

1 Exempt from filing fees pursuant to Government
Code §6103

DEVELOPMENT AGREEMENT
(Lemen Avenue Agricultural Processing Facility)

A DEVELOPMENT AGREEMENT

BETWEEN CITY OF WOODLAND
and
PACIFIC COAST PRODUCERS, A California Corporation
Recorded at request of:

City Clerk
City of Woodland
)
)
)

)
When recorded return to: )
City of Woodland )
300 First Street )
Woodland, CA 95695 )
Attention: City Clerk )
)

82093.00006\43870903.7

2 DEVELOPMENT AGREEMENT
(Lemen Avenue Agricultural Processing Facility)

This Development Agreement (hereinafter "Agreement") is entered into as of this day of ________, 2025, by and between the City of Woodland , a California municipal corporation ("City"), and Pacific Coast Producers, a California Corporation ("PCP"), each of whom shall sometimes be referred to as a “Party” and together as the "Parties."

RECITALS
WHEREAS, City is authorized to enter into binding development agreements with persons having legal or equitable interests in real property for the operation and development of such property, pursuant the California Government Code commencing with Section 65864.

WHEREAS, PCP, and its predecessors in interest, have owned and continuously operated an agricultural processing facility located at 1376 Lemen Avenue (APN s 063-060- 007-000; 063-050-009-000; and 063 -050-010-000) since 1942 (“Woodland Plant Property”).

The Woodland Plant Property is depicted in Exhibit A and a legal description is provided as Exhibit B. The Woodland Plant Property shall also sometimes be referred to as the “Facility.” WHEREAS, PCP is an agricultural marketing and food producer cooperative. Founded in 1971, PCP has been committed to growing, canning, and supplying canned fruits and tomatoes at locations across Northern California and the Pacific Northwest. PCP is the current owner and operator of the Woodland Plant Property and employs in excess of 900 employees during the peak of harvest season and over 65 year-round employees at the Facility. Food and beverage processing accounts for 8% of total employment in Yolo Count y employing over 59,000 people county wide. Yolo County and the City of Woodland have historically been leaders in agricultural and food processing for the State of California.

WHEREAS, current and future operations at the Woodland Plant Property include multiple food preparation and packaging/canning lines with both interior and exterior processing facilities and associated ancillary operations including wastewater disposal, warehousing and outdoor storage of pallets, bins, trailers, crates, and process -related construction materials and equipment, as well as supportive office and administrative uses. In addition, transportation to and from the facility and the parking and storage of semi-trucks, trailers, service vehicles, employee vehicles, and other vehicles are integral to existing and future operation of the Facility.

WHEREAS, current and future operations at the Woodland Plant Property, which occur twenty- four (24) hours a day, seven (7) day a week during seasonal operations, do and are anticipated to continue to produce noise, vibrations, illumination, and particulate that is perceptible to adjacent uses. In addition, current and future operations at the Facility are associated with significant semi -truck trips for the hauling in of raw ingredients and packaging/canning materials and the hauling out of food items manufactured at the facility.

WHEREAS, agriculture and agricultural processing in the City and in the region as a whole is definitive of the City’s history, and fundamental to the City’s future. The majority of the

82093.00006\43870903.7

3 growers associated with PCP are based in Woodland with 85% of the tomatoes processed by PCP grown within a 17-mile radius of the Facility. The City is mindful that, just decades past, some of California’s most productive farming communities and sustainable farming economies have been lost to urban development. Maintaining sites where agricultural products can be processed locally is essential to maintaining the farming character and economy of the City and the region.

WHEREAS, the City and PCP have worked cooperatively over the years. For example, the City is fee owner of approximately 0.7 acres of certain Pump Property also located at 1376 Lemen Avenue used to operate a pumping plant for processing wastewater. Additionally, the City currently leases to PCP an 835-acre property for PCP’s use as sprayfields for its wastewater (“Sprayfield Property”).

WHEREAS, this Agreement applies to the Woodland Plant Property.

WHEREAS, PCP and the City wish to enter into a development agreement to allow PCP to make continued and long term investments in its operations. This development agreement will provide PCP with certainty that its right to operate at the Woodland Plant Property will be protected and allowed to continue as of right and as a longstanding vested nonconforming use.

WHEREAS, PCP has received a vested rights determination in accordance with the rules and regulations of the City. (Resolution No. 8301) WHEREAS, the terms and conditions of this Agreement have undergone extensive review by the City and PCP and have been found to be fair, just and reasonable.

WHEREAS, the best interests of the citizens of the City and the public health, safety and welfare will be served by entering into this Agreement.

WHEREAS, all of the procedures of the California Environmental Quality Act have been met.

WHEREAS, this Agreement and PCP’s operations at the Woodland Plant Property are consistent with the Woodland General Plan and the Woodland Zoning Code, as amended.

WHEREAS, all actions taken and approvals given by the City have been duly taken or approved in accordance with all applicable legal requirements for notice, public hearings, findings, votes, and other procedural matters.

WHEREAS, continued operations of the Woodland Plant Property in accordance with this Agreement will provide substantial benefits to the City and will support important policies and goals of the City.

WHEREAS, this Agreement will eliminate uncertainty in planning and provide for the orderly operation and ongoing use and development of PCP’s property, ensure progressive installation of necessary improvements, provide for public services appropriate to the ongoing development of the site, and generally serve the purposes for which development agreements are intended under the California Government Code Commencing with Section 65864.

82093.00006\43870903.7

4 NOW, THEREFORE, in consideration of the above recitals and of the mutual covenants hereinafter contained and for other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, the parties agree as follows:

AGREEMENT

1. DEFINITIONS AND EXHIBITS

1.1 Definitions. The following terms when used in this Agreement shall be defined as follows:
1 . 1 . 1 "Agreement" means this Development Agreement. 1 . 1 . 2 "City" means the City of Woodland, a California municipal corporation. 1 . 1 . 3 "City Council" means the duly elected City council of the City of Woodland.
1 . 1 . 4 "Development" means the continued operation of the agricultural processing plant at the Woodland Plant Property. Agricultural processing includes production, packaging, processing, preparation or manufacturing of a food, beverage, or ingredient used or intended for use by human consumption and involves the process of canning, extracting, fermenting, distilling, pickling, freezing, baking, drying, smoking, grinding, cutting, mixing, coating, stuffing, packing, bottling or packaging, or through any other treatment or prese rvation process. Development may include multiple food preparation and packaging/canning lines where processes are both interior and exterior to buildings. These systems modernize and change from time to time consistent with improvements in agricultural and food processing technology.

Development may also involve warehousing and outdoor storage including, but not limited to, pallets, bins, trailers, crates, and process-related construction materials and equipment. Ancillary office space is also consistent w ith Development. Development also encompasses the treatment of wastewater and solid wastes which are created as a byproduct of food, beverage, or ingredient processing procedures. Further, Development includes the use and operation of processing equipment, the delivery of goods to and from the Facility by truck and rail, the right to rebuild any equipment following failure or destruction, storage of goods and product, ancillary office uses, parking for transport trucks and employee vehicles, the production and conveyance of wastewater and the modernization and adaptation of such features as needed to address changes in the agricultural and consumer landscape. During harvest and other seasons, Development includes Facility operations of twenty-four (24) hours a day, seven (7) days per week. The right to start and stop such operations is inherent in the functioning of the Facility.
1 . 1 . 5 "Development Approvals" means all permits and other entitlements for use subject to approval or issuance by the City in connection with development of the Woodland Plant Property including, but not limited to: general and specific plans and amendments; tentative and final subdivision and parcel maps; conditional use permits, zoning and vested use determinations, administrator permits and plot plans; zoning;

82093.00006\43870903.7

5 and other discretionary approvals or entitlements.
1 . 1 . 6 "Effective Date" means the date the ordinance approving and authorizing this Agreement becomes effective.
1 . 1 . 7 "Land Use Regulations" means all constitutional principles, ordinances, resolutions, codes, rules, regulations and official policies of the City governing the development and use of land, including, without limitation, the protection for vested nonconforming uses, the permitted use of land, the density or intensity of use, subdivision requirements, the maximum height and size of proposed buildings, the provisions for reservation or dedication of land for public purposes, and the design, improvement, and construct ion standards and specifications applicable to the development of the Woodland Plant Property. “Land Use Regulations” includes the confirmation of vested rights referred to in the recitals. "Land Use Regulations" does not include any City ordinance, resolution, code, rule, regulation, or official policy, governing: the conduct of businesses, professions, and occupations; taxes (special or general) and assessments; the control and abatement of nuisances; the granting of encroachment permits and the conveyance of rights and interests that provide for the use of or the entry upon public property; or the exercise of the power of eminent domain. 1 . 1 . 8 "Mortgagee" means a mortgagee of a mortgage, a beneficiary under a deed of trust or any other security-device lender, and their successors and assigns. 1 . 1 . 9 "Reservation of Rights" means the rights and authority excepted from the assurances and rights provided to PCP under this Agreement and reserved to the City under Section 3.3 of this Agreement.

1.2 Exhibits. The following documents are attached to, and by this reference made a part of, this Agreement:

Exhibit "A" – Map of Woodland Plant Property
Exhibit "B" – Woodland Plant Property
Exhibit “C” – Map of Sprayfield Property
Exhibit "D” – Vested Rights Determination

2. GENERAL PROVISIONS

2.1 Binding Effect of Agreement. The Woodland Plant Property and its corresponding Development are vested and are hereby made subject to this Agreement and are separately vested pursuant to the 2024 Vested Rights Determination and in the Land Use Regulations in effect on the date of this Agreement. Moreover, future Development of the Woodland Plant Property is vested and authorized without the need for any further Development Approvals.

2.2 Ownership of Property. PCP represents and covenants that it is the owner of the fee

82093.00006\43870903.7

6 simple title to, or has an equitable interest in, the Woodland Plant Property.

2.3 Term. The term of this Agreement shall commence upon the Effective Date and shall be in force for fifty-five (55) years.

2.4 Assignment.
2 . 4 . 1 Right to Assign. PCP shall have the right to sell, transfer, or assign the Woodland Plant Property in whole or in part to any person, partnership, joint venture, firm or corporation at any time during the term of this Agreement; provided, however, that any such sale, transfer or assignment shall include the assignment and assumption of the rights, duties, and obligations arising under or from this Agreement and shall be made in strict compliance with the following conditions precedent:
(a) No sale, transfer, or assignment of any right or interest under this Agreement shall be made unless made together with the sale, transfer, or assignment of all of the Woodland Plant Property. (b) Concurrent with any such sale, transfer, or assignment, PCP shall notify the City, in writing, of such sale, transfer, or assignment and shall provide the City with an executed agreement ("Assignment and Assumption Agreement"), in a form reasonably acceptable to the City, by the purchaser, transferee or assignee and providing therein that the purchaser, transferee, or assignee expressly and unconditionally assumes all the duties, obligations, agreements, covenants, and waivers of PCP under this Agreement, including, without limitation, the covenants not to sue and waivers contained in Sections 6.1 and 7.6 hereof.
(c) Notwithstanding the failure of any purchaser, transferee, or assignee to execute the agreement required by Paragraph (b) of this Subsection 2.4.1, the burdens of this Agreement shall be binding upon such purchaser, transferee, or assignee, but the benefits of this Agreement shall not inure to such purchaser, transferee, or assignee until and unless such agreement is executed.
2 . 4 . 2 Release of Transferring PCP. Notwithstanding any sale, transfer, or assignment, PCP shall continue to be obligated under this Agreement with respect to the transferred Woodland Plant Property or any transferred portion thereof, unless PCP is given a release in writing by the City (which written confirmation may be in the form of execution and recordation of the Assignment and Assumption Agreement), which release shall be provided by the City upon the full satisfaction by PCP of the following conditions:
(a) PCP no longer operates or has a legal or equitable interest in all or any part of the Facility subject to the transfer.
(b) PCP is not then in default under this Agreement.

82093.00006\43870903.7

7 (c) PCP has provided the City with the notice and executed agreement required under Paragraph (b) of Subsection 2.4.1 above. (d) The purchaser, transferee, or assignee provides the City with security equivalent to any security, if any was originally required, previously provided by PCP to secure performance of its obligations hereunder. 2 . 4 . 3 Subsequent Assignment. Any subsequent sale, transfer, or assignment after an initial sale, transfer, or assignment shall be made only in accordance with and subject to the terms and conditions of this Section.

2.5 Amendment or Cancellation of Agreement . This Agreement may be amended or cancelled in whole or in part only by written consent of all parties in the manner provided for in Government Code Section 65868. This provision shall not limit any remedy of the City or PCP as provided by this Agreement.

2.6 Termination. This Agreement shall be deemed terminated and of no further effect upon the occurrence of any of the following events:
(a) Discontinuance of agricultural production and processing at the Facility, with no intent to resume such production and processing in the future. (b) Entry of a final judgment setting aside, voiding or annulling the adoption of the ordinance approving this Agreement.
(c) The adoption of a referendum measure overriding or repealing the ordinance approving this Agreement.
(d) Expiration of the Agreement by its own terms.

Termination of this Agreement shall not constitute termination of any other Development Approvals for the Woodland Plant Property. Upon termination of this Agreement, no party shall have any further right or obligation hereunder except with respect to any obligation to have been performed prior to such termination or with respect to any default in the performance of the provisions of this Agreement that has occurred prior to such termination or with respect to any obligations that are specifically set forth as surviving this Agreement.

2.7 Notices
(a) As used in this Agreement, "notice" includes, but is not limited to, the communication of notice, request, demand, approval, statement, report, acceptance, consent, waiver, appointment, or other communication required or permitted hereunder.
(b) All notices shall be in writing and shall be considered given either: (i) when delivered in person to the recipient named below; or (ii) on the date of delivery shown on the return receipt, after deposit in the United States mail in a sealed envelope as either registered or certified mail with return

82093.00006\43870903.7

8 receipt requested, and postage and postal charges prepaid, and addressed to the recipient named below; or (iii) on the date of delivery shown in the records of the telegraph company after transmission by telegraph to the recipient named below. All notices shall be addressed as follows:

If to the City:

City of Woodland
300 First Street
Woodland, CA 95695
Attn: Ken Hiatt, City Manager
Telephone: (530) 661-5800
Facsimile: (530) 661-5848
Email: [email protected]

Copy to:

Best,Best & Krieger, LLP
Woodland City Attorney
500 Capitol Mall, Suite 2500 Sacramento, CA 95814
Attn: Ethan Walsh, Esq.

Telephone: (916) 325-4000
Facsimile: (916) 325-4010
Email: [email protected]

If to PCP:

Pacific Coast Producers
General Counsel
631 N. Cluff Ave., Lodi, CA 95240
Attn: Mona Shulman, Esq.

Telephone: (209) 367-6271
Email: [email protected]

Copy to:

Harrison, Temblador,
Hungerford, & Guernsey, LLP
2801 T Street Sacramento, CA 95816
Attn: David Temblador, Esq.

Telephone: (916) 382-4377
Email: [email protected]
(c) Either party may, by notice given at any time, require subsequent notices to be given to another person or entity, whether a party or an officer or representative of a party, or to a different address, or both. Notices given before actual receipt of notice of change shall not be invalidated by the change.

82093.00006\43870903.7

9 3. DEVELOPMENT AND USE OF THE PROPERTY

3.1 Acknowledgment of Existing Development. The City and PCP acknowledge that this Agreement grants certainty to both parties concerning the Development at the Woodland Plant Property and continuation of operating rights at the Facility . In particular, the City, on April 2, 2024, has confirmed that the Facility ’s historic operations are vested and that those uses predate the adoption of restrictive zoning requirements requiring a use permit or other discretionary approval. Further, subsequent to the City’s recent adoption of the 2024 vesting determination, the City has implemented a new zoning code which clarifies that the Facility is a permitted -by-right use in the applicable zone such that, consistent with its historical vesting and the t erms of this Agreement, no further Development Approvals, whether by use permit or otherwise , shall be required for the Development as defined in this Agreement.

3.2 Effect of Agreement on Land Use Regulations. Except as otherwise provided under the terms of this Agreement including the Reservation of Rights, the Land Use Regulations governing permitted uses of the Woodland Plant Property the density and intensity of use of the Woodland Plant Property the maximum height and size of proposed buildings, and the design, improvement, and construction standards and specifications applicable to Development of the Woodland Plant Property shall be the Land Use Regulations in effect on the Effective Date. The City shall accept for processing, review, and action all applications for future Development Approvals which exceeds the rights acknowledged in this agreement . Such applications shall be processed in the same manner, and the City shall exercise its discretion when required or authorized to do so, to the same extent they would otherwise be entitled in the absence of this Agreement.

3.3 Reservation of Rights.
3 . 3 . 1 Limitations, Reservations and Exceptions . Notwithstanding any other provision of this Agreement, the following regulations shall apply to the Development of the Woodland Plant Property.
3 . 3 . 2 The City Reserves the right to Enforce and/or Require:
(a) Processing fees and charges of every kind and nature imposed by the City to cover the estimated actual costs to the City of processing applications for Development Approvals or for monitoring compliance with any Development Approvals granted or issued.
(b) Procedural regulations relating to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals, and any other matter of procedure.
(c) Regulations, adopted policies, and rules governing engineering and construction standards and specifications applicable to public and private improvements, including, without limitation, all uniform codes adopted by the City and any local amendments to those codes adopted by the City, including, without limitation, the City’s Building Code, Plumbing Code, Mechanical Code, Electrical Code, and Grading Ordinance.

82093.00006\43870903.7

10 (d) Regulations that may be in material conflict with this Agreement but that are reasonably necessary to protect the immediate community from a condition perilous to their health or safety ; provided, however, that the City hereby acknowledges that no material conflicts with PCP’s Development or Development Approvals as of the effective date of this Agreement . To the extent possible, any such future regulations shall be applied and construed so as to provide PCP with the rights and assurances provided under this Agreement. (e) Regulations that are not in material conflict with this Agreement or the Development. Any regulation, whether adopted by initiative or otherwise, materially limiting the nature of the Development of the Property as described herein shall be deemed to materially conflict with the Development and shall therefore not be applicable to the Development of the Woodland Plant Property. (f) Regulations that are in material conflict with the Development or Development Approvals associated with the Woodland Plant Property ; provided PCP has given written consent to the application of such regulations.

3.4 Modification or Suspension by State or Federal Law. In the event that State, County, or Federal laws or regulations, enacted after the Effective Date of this Agreement, prevent or preclude compliance with one or more of the provisions of this Agreement, such provisions of this Agreement shall be modified or suspended as may be necessary to comply with such State or Federal laws or regulations; provided, however, that this Agreement shall remain in full force and effect to the extent it is not inconsistent with such laws or regulations and to the extent such laws or regulations do not render such remaining provisions impractical to enforce.

3.5 Intent. The parties acknowledge and agree that the City is restricted in its authority to limit certain aspects of its police power by contract and that the foregoing limitations, reservations, and exceptions are intended to reserve to the City all of its police power that cannot be or are not expressly so limited. This Agreement shall be construed to reserve to the City all such power and authority that cannot be or is not by this Agreement's express terms so restricted.

3.6 Regulation by Other Public Agencies . It is acknowledged by the parties that other public agencies not within the control of the City may possess authority to regulate aspects of the Development of the Woodland Plant Property separately from, or jointly with, the City, and this Agreement does not limit the authority of such other public agencies.

4. PUBLIC BENEFIT

4.1 The parties acknowledge and agree that this Agreement confers substantial private benefits on PCP that should be balanced by commensurate public benefits. Accordingly, the parties intend to provide consideration to the public to balance the private benefit s conferred on PCP’s operation by providing for the satisfaction of public needs beyond the economic benefit to the City that already exists by virtue of the existence of PCP in the City.

4.2 As consideration for the City’s approval and performance of its obligations as set forth in this Agreement, PCP shall , except as provided in Section 7.2 below, fulfill the following

82093.00006\43870903.7

11 obligations:

4.2.1 Community Contribution Fund. PCP shall make an initial payment of Five Hundred Thousand Dollars ($500,000) to the City within thirty (30) days of the recordation date of this Agreement. PCP shall also make ongoing annual payments, commencing with a first annual payment of Two Hundred Thousand Dollars ($200,000) to the City, which annual payment shall thereafter be increased annually by two percent (2%) with the first annual payment due within thirty (30) days of the first anniversary of the recordation date of this Agreement and each subsequent payment shall be due within 30 days of the first anniversary of the recordation date of this Agreement every year thereafter. The initial payment shall be allocated toward investments that accelerate innovation benefiting Woodland’s evolving food, agriculture, and life science economy and/or improve public safety equipment needed to enhance protection of property and life. Ongoing annual payments shall be designated for workforce training, particularly in support of the local food and agriculture industry, and/or investments that accelerate innovation benefiting Woodland’s evolving food, agriculture, and life science economy.

4.2.2 Right of Way Frontage Improvements. PCP shall replace existing fencing and landscaping along Main Street and Lemen Avenue to the City’s satisfaction. Within thirty (30) days of the recordation date of this Agreement, PCP shall provide the City with a facility map designating areas where a solid wall, slated powder-coated chain-link fence, landscaping, or other enhanced screening will be constructed to improve aesthetics along property frontages, including E. Main Street, Lemen Avenue, and Cannery Road. PCP and the City shall collaborate to determine the wall and/or fencing material and height. PCP shall also refresh and expand its public art/mural installation along E. Main Street and Lemen Avenue. PCP shall work with City staff to identify an artist and submit proposed murals and artwork for approval.

The mural expansion shall be completed within one (1) year of the execution date of this Agreement. The City shall approve the plans, artists, or proposed artwork within thirty (30) days of receipt of each such proposal and shall not unreasonably withhold approval of any proposal. Failure by the City to approve or request reasonable revisions within the thirty (30) day period will result in an automatic approval of any such proposal. Further, for the term of this Agreement, PCP shall periodically (not less than once every 10 years) further refresh its public art/mural installation to maintain it in good condition.

4.2.3 Sustainability/ Conservation Commitment. In consideration of the vested rights provided by this Agreement, PCP commits to investing in projects that enhance operational sustainability over the next ten (10) years, including but not limited to:

• Installing aerators in the ponds at the Sprayfield Property to reduce the Biochemical Oxygen Demand of PCP’s wastewater by June 1, 2035, with the exception that if the Sprayfield Property is relocated, at any time before June

82093.00006\43870903.7

12 1, 2035 then PCP shall receive an automatic extension of five (5) years to June 1, 2040 to complete this project.
• Increasing the usage of the Solid Air Flotation unit to reduce organics in wastewater by June 1, 2035.
• Installing solar infrastructure at the Sprayfield Property to operate the entire irrigation system using renewable energy by June 1, 2035 with the exception that if the Sprayfield Property is relocated, at any time before June 1, 2035 then PCP shall receive an automatic extension of five (5) years to June 1, 2040 to complete this project.
• Establishing a microgrid at the Woodland Plant Property to harness and utilize excess energy from PCP’s steam turbine, thereby reducing reliance on the electrical grid by June 1, 2035.
• PCP also agrees to use commercially reasonable best efforts to meet all decarbonization and electrification goals for process systems in PCP’s Facility, provided such measures are technically and financially feasible.

Beginning in year 11 and continuing through the term of the Agreement, PCP commits to ongoing improvements and investments in sustainability and efficiency upgrades at its Woodland Plant Property that further the City’s Climate Action Plan goals, in an amount equal to no less than 10 percent (10%) of PCP’s ongoing general capital investments in its Woodland Plant Property, evaluated and reported every five (5) years. The first such report being due June 1, 2040 for the period covering June 2, 2035 to May 30, 2040. Each subsequent report to be due June 1 every five (5) years thereafter.

4.2.4 Yolano Donnelly Housing Authority Repositioning. In consideration of land use guarantees conveyed by this Agreement, PCP shall work in good faith with the City and the Yolo County Housing Authority to address potential proximity-related impacts resulting from the Housing Authority’s repositioning strategy, including, but not limited to the adoption and recordation of reciprocal collaborative land use easements and covenants. PCP further agrees not to contest the redevelopment of the Housing Authority property and associated public infrastructure improvements as deemed necessary or appropriate by the City to facilitate redevelopment of the Housing Authority property.

4.2.5 Property Upkeep. The Facility shall be maintained in good order.

Buildings, operational equipment and any portion of the property visible from any public right-of-way shall be kept free of weeds, litter/trash, and graffiti. Paint, landscaping, and fences/walls shall be refreshed at least every ten (10) years, or sooner as needed.

4.2.6 Outdoor Storage. Goods, operational equipment, trucks, trailers, and similar items stored on-site shall be stored in a manner that minimizes visibility from the public right-of-way, particularly Main Street. Screening shall include fencing and/or landscaping approved by the City. PCP shall submit a site plan for storage screening for City approval within ninety (90) days of the recordation date of this

82093.00006\43870903.7

13 Agreement. The City shall approve the screening plan within thirty (30) days of receipt and shall not unreasonably withhold approval of any screening plan. Failure by the City to approve or request reasonable revisions within the thirty (30) day period will result in an automatic approval of the screening plan.

4.2.7 Clean Closure. Upon closure of the Woodland Plant Property, PCP, or its successor, shall conduct environmental testing and remediation of any contaminants, whether above ground or underground, that could impede future reuse or redevelopment of the site. PCP shall submit a closure remediation plan to the City for approval no less than ninety (90) days prior to the planned closure date. The City shall approve the remediation plan within thirty (30) days of receipt and shall not unreasonably withhold approval of any remediation plan. Failure by the City to approve or request reasonable revisions within the thirty (30) day period will result in an automatic approval of the remediation plan. Further, PCP shall indemnify and hold harmless the City relating to environmental conditions as set forth in section 7.3 below.

5. REVIEW FOR COMPLIANCE

5.1 Periodic Review. City shall review this Agreement annually, on or before the anniversary of the Effective Date, in order to ascertain PCP’s compliance with the terms of the Agreement. PCP shall submit an Annual Monitoring Report, in a form acceptable to the City Manager, within thirty (30) days after written notice from the City Manager. The Annual Monitoring Report shall be accompanied by an annual review and administration fee sufficient to defray the estimated costs of review and administration of the Agreement during the succeeding year. The amount of the annual review and administration fee shall be set annually by resolution of the City Council.

5.2 Special Review. The City Council may order a special review of compliance with this Agreement at any time. The Community Development Director, or his or her designee, shall conduct such special reviews.

5.3 Procedure.
( a ) During either a periodic review or a special review, PCP shall be required to demonstrate substantial evidence of good faith compliance with the terms of the Agreement. The burden of proof on this issue shall be on PCP. ( b ) Upon completion of a periodic review or a special review, the Community Development Director, or his or her designee, shall submit a report to the Planning Commission setting forth the evidence concerning good faith compliance by PCP with the terms of this Agreement and his or her recommended finding on that issue.
( c ) If the Planning Commission finds and determines on the basis of substantial evidence that PCP has complied in good faith with the terms and conditions of this Agreement, the review shall be concluded.

82093.00006\43870903.7

14 ( d ) If the Planning Commission finds and determines, based on a preponderance of evidence, that PCP has not demonstrated substantial evidence of good faith compliance with the terms and conditions of this Agreement, the Commission may recommend to the City Council modify or termination of this Agreement. PCP may appeal a Planning Commission determination pursuant to the City’s rules for consideration of appeals in zoning matters then in effect. Notice of default as provided under Section 6.3 of this Agreement shall be given to PCP prior to or concurrent with proceedings under Section 5.4 and Section 5.5 below.

5.4 Proceedings Upon Modification or Termination. If, upon a finding under Section 5.3, the City determines to proceed with modification or termination of this Agreement, the City shall give written notice to PCP of its intention so to do. The notice shall be given at least thirty (30) calendar days prior to the scheduled hearing and shall contain: The time and place of the hearing; (a) A statement as to whether or not the City proposes to terminate or to modify the Agreement; and
(b) Such other information that the City considers necessary to inform PCP of the nature of the proceeding.

5.5 Hearing on Modification or Termination. At the time and place set for the hearing on modification or termination, PCP shall be given an opportunity to be heard. PCP shall be required to demonstrate substantial evidence of good faith compliance with the terms and conditions of this Agreement. If the City Council finds, based upon a preponderance of the evidence , that PCP has not demonstrated substantial evidence that it complied in good faith with the terms or conditions of the Agreement, the City Council may terminate this Agreement or modify this Agreement and impose such conditions as are reasonably necessary to protect the interests of the City.

5.6 Certificate of Agreement Compliance. If, at the conclusion of a Periodic or Special Review, PCP is found to be in compliance with this Agreement, the City shall, upon request by PCP, issue a Certificate of Agreement Compliance ("Certificate") to PCP stating that after the most recent Periodic or Special Review and based upon the information known or made known to the Community Development Director and City Council that: (1) this Agreement remains in effect; and (2) PCP is not in default. The Certificate shall be in recordable form, shall contain information necessary to communicate constructive record notice of the finding of compliance, shall state whether the Certificate is issued after a Periodic or Special Review, and shall state the anticipated date of commencement of the next Periodic Review. PCP may record the Certificate with the County Recorder. Failure to make a Certificate of Agreement Compliance result shall not indicate as such lack of compliance.

Whether or not the Certificate is relied upon by assignees or other transferees or PCP, the City shall not be bound by a Certificate if a default existed at the time of the Periodic or Special Review but was concealed from or otherwise not known to the Community Development Director or City Council.

6. DEFAULT AND REMEDIES

82093.00006\43870903.7

15 6.1 Remedies in General. It is acknowledged by the parties that the City would not have entered into this Agreement if it were to be liable in damages under this Agreement, or with respect to this Agreement or the application thereof. In general, each of the parties hereto may pursue any remedy at law or equity available for the breach of any provision of this Agreement, except that the City shall not be liable in damages to PCP. PCP covenant not to sue for damages or claim any damages:
(a) For any breach of this Agreement or for any cause of action that arises out of this Agreement; or
(b) For the taking, impairment or restriction of any right or interest conveyed or provided under or pursuant to this Agreement; or (c) Arising out of or connected with any dispute, controversy, or issue regarding the application or interpretation or effect of the provisions of this Agreement.

6.2 Release. Except for non-monetary remedies, PCP, for itself, its successors and assignees, hereby release s City, its officers, agents and employees from any and all claims, demands, actions, or suits of any kind or nature arising out of any liability, known or unknown, present or future, including, but not limited to, any claim or liability, based or asserted, pursuant to Article I, Section 19 of the California Constitution, the Fifth and Fourteenth Amendments to the United States Constitution, or any other law or ordinance that seeks to impose any other liability or damage, whatsoever, upon the Parties because they entered into this Agreement or because of the terms of this Agreement. The parties hereby acknowledge that they have read and are familiar with the provisions of California Civil Code Section 1542, which is set forth below:

GENERAL RELEASE DOES NOT EXTEND TO CLAIMS

WHICH THE CREDITOR DOES NOT KNOW OR SUSPECT

TO EXIST IN HIS OR HER FAVOR AT THE TIME OF

EXECUTING THE RELEASE, WHICH IF KNOWN BY HIM

OR HER MUST HAVE MATERIALLY AFFECTED HIS OR
HER SETTLEMENT WITH THE DEBTOR.

By initialing below, the parties hereby waive the provisions of Section 1542 in connection with the matters that are the subject of the foregoing waivers and releases. ________
PCP’s Initials
________
City’s Initials

6.3 Termination or Modification of Agreement for Default of PCP. The City may terminate or modify this Agreement for any failure of PCP to perform any material duty or obligation of PCP under this Agreement, or to comply in good faith with the terms of this Agreement (hereinafter referred to as "default"); provided, however, the City may terminate or modify this Agreement pursuant to this Section only after providing written notice to PCP of

82093.00006\43870903.7

16 default setting forth the nature of the default and the actions, if any, required by PCP to cure such default and, where the default can be cured, PCP has failed to take such actions and cure such default within sixty (60) days after the effective date of such notice or, in the event that such default cannot be cured within such sixty (60) day period but can be cured within a longer time, has failed to commence the actions necessary to cure such default within such sixty (60) day period and to diligently proceed to complete such actions and cure such default.

7. LITIGATION.

7.1 General Plan Litigation. The City has determined that this Agreement is consistent with its General Plan and that the General Plan meets all requirements of law. PCP has reviewed the General Plan and concurs with the City’s determination. The City shall have no liability in damages under this Agreement for any failure of the City to perform under this Agreement or the inability of PCP to develop the Property as contemplated by this Agreement as the result of a judicial determination that on the Effective Date, or at any time thereafter, the General Plan, or portions thereof, and as it may be amended, is invalid or inadequate or not in compliance with law.

7.2 Third Party Litigation Concerning Agreement. PCP shall defend, at its sole cost and expense, including attorneys' fees, indemnify, and hold harmless the City, its agents, officers, and employees from any claim, action, or proceeding against the City, its agents, officers, or employees to attack, set aside, void, or annul the approval of this Agreement, or the approval of any permit granted pursuant to this Agreement. T h e City shall promptly notify PCP of any claim, action, proceeding, or determination included within this Section 7.2, and the City shall cooperate in the defense. The City may, in its discretion , participate in the defense of any such claim, action, proceeding, or determination. During the pendency of any third-party litigation concerning this Agreement, PCPs obligations under Section 4.2 of this Agreement shall be tolled and until such time as the litigation is resolved and all appeals have been exhausted.

7.3 Environmental Assurances . PCP shall indemnify and hold the City, its officers, agents, and employees free and harmless from any liability, based or asserted, upon any act or omission of PCP, its officers, agents, employees, subcontractors, predecessors in interest, successors, assigns, and independent contractors for any violation of any federal, state or local law, ordinance or regulation relating to industrial hygiene or to environmental conditions on, under, or about the Property, including, but not limited to, soil and groundwater conditions, and PCP shall defend, at its sole cost and expense, including attorneys' fees, the City, its officers, agents, and employees in any action based or asserted upon any such alleged act or omission. The City may in its discretion participate in the defense of any such action.

7.4 Indemnity. In addition to the provisions of sections 7.1, 7.2, and 7.3 above, PCP shall indemnify and hold the City, its officers, agents, employees, and independent contractors free and harmless from any liability whatsoever, based or asserted upon any act or omission of PCP, its officers, agents, employees, subcontractors, and independent contractors, for property damage, bodily injury, or death ( PCP’s employees included) or any other element of damage of any kind or nature, relating to or in any way connected with or arising from the activities contemplated hereunder, including, but not limited to, the study, design, engineering, construction, completion, failure, and conveyance of the public improvements, save and except claims for damages arising

82093.00006\43870903.7

17 through the sole active negligence or sole willful misconduct of the City. PCP shall defend, at its expense, including attorneys' fees, the City, its officers, agents, employees, and independent contractors in any legal action based upon such alleged acts or omissions. The City may in its discretion participate in the defense of any such legal action.

7.5 Reservation of Rights. With respect to Sections 7.1, 7.2, 7.3, and 7.4 herein, the City reserves the right to either (1) reasonably approve the attorney(s) that the indemnifying party selects, hires, or otherwise engages to defend the indemnified party hereunder, which approval shall not be unreasonably withheld, or (2) conduct its own defense; provided, however, that the indemnifying party shall reimburse the indemnified party forthwith for any and all reasonable expenses incurred for such defense, including attorneys' fees, upon billing and accounting therefor.

7.6 Survival. The provisions of this Section 7 shall survive the termination of this Agreement.

8. MORTGAGEE PROTECTION.

The parties hereto agree that this Agreement shall not prevent or limit PCP, in any manner, at PCP’s sole discretion, from encumbering the Woodland Plant Property or any portion thereof or any improvement thereon by any mortgage, deed of trust, or other security device securing financing with respect to the Woodland Plant Property. However, PCP will provide notice of any intent to enter into a mortgage on the Woodland Plant Property at least thirty (30) days prior to entering into any such encumbrance. The City acknowledges that the lenders providing such financing may require certain Agreement interpretations and modifications and agrees upon request, from time to time, to meet with PCP and representatives of such lenders to negotiate in good faith any such request for interpretation or modification.

The City will not unreasonably withhold its consent to any such requested interpretation or modification provided such interpretation or modification is consistent with the intent and purposes of this Agreement. The city will provide consent or notice of withholding consent for any such request within thirty (30) days of receipt of notice. Upon noticing the withholding of consent, the City will include a detailed report of the reasonability of such determination. Any Mortgagee of the Woodland Plant Property shall be entitled to the following rights and privileges:
(a) Neither entering into this Agreement nor a breach of this Agreement shall defeat, render invalid, diminish, or impair the lien of any mortgage on the Woodland Plant Property made in good faith and for value, unless otherwise required by law.
(b) The Mortgagee of any mortgage or deed of trust encumbering the Woodland Plant Property, or any part thereof, which Mortgagee has submitted a request in writing to the City in the manner specified herein for giving notices, shall be entitled to receive written notification from the City of any default by PCP in the performance of PCP’s obligations under this Agreement. (c) If the City timely receives a request from a mortgagee requesting a

82093.00006\43870903.7

18 copy of any notice of default given to PCP under the terms of this Agreement, the City shall provide a copy of that notice to the Mortgagee within ten (10) days of sending the notice of default to PCP. The Mortgagee shall have the right, but not the obligation, to cure the default during the remaining cure period allowed such party under this Agreement.
(d) Any Mortgagee who comes into possession of the Woodland Plant Property, or any part thereof, pursuant to foreclosure of the mortgage or deed of trust, or deed in lieu of such foreclosure, shall take the Woodland Plant Property, or part thereof, subject to the terms of this Agreement. Notwithstanding any other provision of this Agreement to the contrary, no Mortgagee shall have an obligation or duty under this Agreement to perform any of PCP’s obligations or other affirmative covenants of PCP hereunder, or to guarantee such performance; provided, however, that to the extent that any covenant to be performed by PCP is a condition precedent to the performance of a covenant by the City, the performance thereof shall continue to be a condition precedent to the City’s performance hereunder, and further provided that any sale, transfer, or assignment by any Mortgagee in possession shall be subject to the provisions of Section 2.5 of this Agreement.

9. MISCELLANEOUS PROVISIONS.

9.1 Recordation of Agreement. This Agreement and any amendment or cancellation thereof shall be recorded with the Yolo County Recorder by the Clerk of the City Council within ten (10) days after the City enters into the Agreement, in accordance with Section 65868.5 of the Government Code. If the parties to this Agreement or their successors in interest amend or cancel this Agreement, or if the City terminates or modifies this Agreement as provided herein for failure of PCP to comply in good faith with the terms and conditions of this Agreement, the City Clerk may have notice of such action recorded with the Yolo County Recorder.

9.2 Entire Agreement. This Agreement sets forth and contains the entire understanding and agreement of the parties, and there are no oral or written representations, understandings or ancillary covenants, undertakings, or agreements that are not contained or expressly referred to herein. No testimony or evidence of any such representations, understandings, or covenants shall be admissible in any proceeding of any kind or nature to interpret or determine the terms or conditions of this Agreement.

9.3 Severability. If any term, provision, covenant, or condition of this Agreement shall be determined invalid, void, or unenforceable, the remainder of this Agreement shall not be affected thereby to the extent such remaining provisions are not rendered impractical to perform, taking into consideration the purposes of this Agreement.

9.4 Interpretation and Governing Law. This Agreement and any dispute arising hereunder shall be governed and interpreted in accordance with the laws of the State of California.

This Agreement shall be construed as a whole according to its fair language and common meaning to achieve the objectives and purposes of the parties hereto, and the rule of construction

82093.00006\43870903.7

19 to the effect that ambiguities are to be resolved against the drafting party shall not be employed in interpreting this Agreement, all parties having been represented by counsel in the negotiation and preparation hereof.

9.5 Section Headings. All section headings and subheadings are inserted for convenience only and shall not affect any construction or interpretation of this Agreement.

9.6 Singular and Plural. As used herein, the singular of any word includes the plural.

9.7 Estoppel Certificate. Any party to this Agreement and any Lender may, at any time, and from time to time, deliver written notice to a party requesting such party to certify in writing that, to the knowledge of the certifying party, (i) the Agreement is in full force and effect and a binding obligation on the parties, (ii) the Agreement has not been amended or modified, either orally or in writing, and if so amended or modified, identifying the amendments or modifications, and (iii) as of the date of the estoppel certificate, the requesting party (or any party specified by a Lender) is not in breach in the performance of its obligations under the Agreement, or if in breach to describe therein the nature of any such breach and the steps or actions to be taken by the other party reasonably necessary to cure any such alleged breach. A party receiving a request hereunder shall execute and return such certificate or give a written detailed response explaining why it will not do so within thirty (30) days following the receipt of such request. Each party acknowledges that such an estoppel certificate may be relied upon by third parties acting in good faith. An estoppel certificate provided by the City establishing the status of this Agreement shall be in recordable form and may be recorded at the expense of the recording party.

9.8 Time of Essence. Time is of the essence in the performance of the provisions of this Agreement as to which time is an element.

9.9 Waiver. Failure by a party to insist upon the strict performance of any of the provisions of this Agreement by the other party, or the failure by a party to exercise its rights upon the default of the other party, shall not constitute a waiver of such party's right to insist and demand strict compliance by the other party with the terms of this Agreement thereafter.

9.10 No Third-Party Beneficiaries. This Agreement is made and entered into for the sole protection and benefit of the parties and their successors and assigns. No other person shall have any right of action based upon any provision of this Agreement.

9.11 Force Majeure. Neither party shall be deemed to be in default where failure or delay in performance of any of its obligations under this Agreement is caused by floods, earthquakes, other Acts of God, fires, wars, riots or similar hostilities, strikes and other labor difficulties beyond the party's control, (including the party's employment force), government regulations, court actions (such as restraining orders or injunctions), or other causes beyond the party's control. If any such events shall occur, the Term of this Agreement and the time for performance by either party of any of its obligations hereunder may be extended by the written agreement of the parties for the period of time that such events prevented such performance, provided that the Term of this Agreement shall not be extended under any circumstances for more than five (5) years.

9.12 Mutual Covenants. The covenants contained herein are mutual covenants and also constitute conditions to the concurrent or subsequent performance by the party benefited thereby of

82093.00006\43870903.7

20 the covenants to be performed hereunder by such benefited party.

9.13 Successors in Interest. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, all successors in interest to the parties to this Agreement.

All provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the land. Each covenant to do or refrain from doing some act hereunder with regard to Development of the Woodland Plant Property: (a) is for the benefit of and is a burden upon every portion of the Wood Plant Property; (b) runs with the Woodland Plant Property and each portion thereof; and (c) is binding upon each party and each successor in interest (including assignees) during ownership of the Woodland Plant Property or any portion thereof.

9.14 Counterparts. This Agreement may be executed by the parties in counterparts, which counterparts shall be construed together and have the same effect as if all of the parties had executed the same instrument.

9.15 Jurisdiction and Venue. Any action at law or in equity arising under this Agreement or brought by a party hereto for the purpose of enforcing, construing, or determining the validity of any provision of this Agreement shall be filed and tried in the Superior Court of the County of Yolo, State of California, and the parties hereto waive all provisions of law providing for the filing, removal, or change of venue to any other court.

9.16 Project as a Private Undertaking . It is specifically understood and agreed by and between the parties hereto that the Development of the Woodland Plant Property is a private development, that neither party is acting as the agent of the other in any respect hereunder, and that each party is an independent contracting entity with respect to the terms, covenants, and conditions contained in this Agreement. No partnership, joint venture, or other association of any kind is formed by this Agreement. The only relationship between the City and PCP is that of a government entity regulating the development of private property and the owner of such property.

9.17 Further Actions and Instruments. Each of the parties shall cooperate with and provide reasonable assistance to the other to the extent contemplated hereunder in the performance of all obligations under this Agreement and the satisfaction of the conditions of this Agreement. Upon the request of either party at any time, the other party shall promptly execute, with acknowledgment or affidavit if reasonably required, and file or record such required instruments and writings and take any actions as may be reasonably necessary under the terms of this Agreement to carry out the intent and to fulfill the provisions of this Agreement or to evidence or consummate the transactions contemplated by this Agreement.

9.18 Eminent Domain. No provision of this Agreement shall be construed to limit or restrict the exercise by the City of its power of eminent domain.

9.19 Agent for Service of Process . In the event PCP is not a resident of the State of California or it is an association, partnership, or joint venture without a member, partner, or joint venturer resident of the State of California, or it is a foreign corporation, then in any such event, PCP shall file with the Community Development Director, upon its execution of this Agreement, a designation of a natural person residing in the State of California, giving his or her name, residence, and business addresses, as its agent for the purpose of ser vice of process in any court

82093.00006\43870903.7

21 action arising out of or based upon this Agreement, and the delivery to such agent of a copy of any process in any such action shall constitute valid service upon PCP. If for any reason service of such process upon such agent is not feasible, then in such event PCP may be personally served with such process out of this County and such service shall constitute valid service upon PCP. PCP is amenable to the process so served, submits to the jurisdiction of the Court so obtained and waives any and all objections and protests thereto.

9.20 Authority to Execute. The person or persons executing this Agreement on behalf of PCP warrants and represents that he or she/they have the authority to execute this Agreement on behalf of his or her/their corporation, partnership, or business entity and warrants and represents that he or she/they has/have the authority to bind PCP to the performance of its obligations hereunder.

9.21 Obligations Joint and Several. The obligations of PCP under this Agreement shall be joint and several with respect to the entities which, collectively, comprise PCP. Further, the obligations of PCP under this Agreement shall apply with respect to the entire Property, as it may be subdivided, sold, transferred, or otherwise conveyed, and run with the land.

82093.00006\43870903.7

22 IN WITNESS WHEREOF, the parties hereto have executed this Development Agreement on the last day and year set forth below.

PCP

PACIFIC COAST PRODUCERS
An agricultural cooperative

By: ______________________________
Its: ______________________________
Dated: ________________

City
CITY OF WOODLAND, a California
municipal corporation

By:_________________________
Ken Hiatt, City Manager

Dated:___________________
ATTEST:

By: ________________________
Sarah Lansburgh, City Clerk
APPROVED AS TO LEGAL FORM:

_______________
Ethan Walsh, City Attorney

82093.00006\43870903.7

23 STATE OF CALIFORNIA )
) ss.

COUNTY OF YOLO )
On ______________________, before me, __________________, personally appeared _____________________________________________________ personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s) or the entity upon behalf of which the person(s) acted, executed the instrument.

Witness my hand and official seal.
_________________________________
Notary Public
[SEAL]

STATE OF CALIFORNIA )
) ss.

COUNTY OF YOLO )
On ______________________, before me, __________________, personally appeared _____________________________________________________ personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s) or the entity upon behalf of which the person(s) acted, executed the instrument.

Witness my hand and official seal.
_________________________________
Notary Public
[SEAL]

Location Map
Pacific Coast Producers Agricultural Processing Facility 1376 Lemen Avenue, Woodland

Pacific Coast Producers

ORDINANCE NO. ______

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WOODLAND APPROVING A

DEVELOPMENT AGREEMENT BETWEEN THE CITY OF WOODLAND AND PACIFIC

COST PRODUCERS FOR THE LEMEN AVENUE AGRICULTURAL PROCESSING FACILITY (1376 LEMEN AVENUE) AND AUTHORIZING EXECUTION OF SAID

AGREEMENT

WHEREAS, City is authorized to enter into binding development agreements with persons having legal or equitable interests in real property for the operation and development of such property, pursuant the California Government Code commencing with Section 65864; and WHEREAS, PCP, and its predecessors in interest, have owned and continuously operated an agricultural processing facility located at 1376 Lemen Avenue (APNs 063-060-007-000; 063-050-009- 000; and 063-050-010-000) since 1942 (“Woodland Plant Property”). The Woodland Plant Property is depicted in Exhibit A and a legal description is provided as Exhibit B. The Woodland Plant Property shall also sometimes be referred to as the “Facility”; and
WHEREAS, PCP is an agricultural marketing and food producer cooperative. Founded in 1971, PCP has been committed to growing, canning, and supplying canned fruits and tomatoes at locations across Northern California and the Pacific Northwest. PCP is the current owner and operator of the Woodland Plant Property and employs in excess of 900 employees during the peak of harvest season and over 65 year-round employees at the Facility. Food and beverage processing accounts for 8% of total employment in Yolo County employing over 59,000 people county wide. Yolo County and the City of Woodland have historically been leaders in agricultural and food processing for the State of California; and
WHEREAS, current and future operations at the Woodland Plant Property include multiple food preparation and packaging/canning lines with both interior and exterior processing facilities and associated ancillary operations including wastewater disposal, warehousing and outdoor storage of pallets, bins, trailers, crates, and process-related construction materials and equipment, as well as supportive office and administrative uses. In addition, transportation to and from the facility and the parking and storage of semi-trucks, trailers, service vehicles, employee vehicles, and other vehicles are integral to existing and future operation of the Facility; and WHEREAS, current and future operations at the Woodland Plant Property, which occur twenty- four (24) hours a day, seven (7) day a week during seasonal operations, do and are anticipated to continue to produce noise, vibrations, illumination, and particulate that is perceptible to adjacent uses. In addition, current and future operations at the Facility are associated with significant semi-truck trips for the hauling in of raw ingredients and packaging/canning materials and the hauling out of food items manufactured at the facility; and
WHEREAS, agriculture and agricultural processing in the City and in the region as a whole is definitive of the City’s history, and fundamental to the City’s future. The majority of the growers associated with PCP are based in Woodland with 85% of the tomatoes processed by PCP grown within a 17-mile radius of the Facility. The City is mindful that, just decades past, some of California’s most productive farming communities and sustainable farming economies have been lost to urban development. Maintaining sites where agricultural products can be processed locally is essential to maintaining the farming character and economy of the City and the region; and

WHEREAS, the City and PCP have worked cooperatively over the years. For example, the City is fee owner of approximately 0.7 acres of certain Pump Property also located at 1376 Lemen Avenue used to operate a pumping plant for processing wastewater. Additionally, the City currently leases to PCP an 835-acre property for PCP’s use as sprayfields for its wastewater (“Sprayfield Property”); and WHEREAS, PCP and the City wish to enter into a development agreement to allow PCP to make continued and long term investments in its operations. The Development Agreement will provide PCP with certainty that its right to operate at the Woodland Plant Property will be protected and allowed to continue as of right and as a longstanding vested nonconforming use; and WHEREAS, PCP has received a vested rights determination in accordance with the rules and regulations of the City (Resolution No. 8301); and
WHEREAS, the terms and conditions of this Agreement have undergone extensive review by the City and PCP and have been found to be fair, just and reasonable; and WHEREAS, the best interests of the citizens of the City and the public health, safety and welfare will be served by entering into the Development Agreement; and WHEREAS, all of the procedures of the California Environmental Quality Act have been met; and
WHEREAS, the Development Agreement and PCP’s operations at the Woodland Plant Property are consistent with the Woodland General Plan and the Woodland Zoning Code, as amended; and WHEREAS, all actions taken and approvals given by the City have been duly taken or approved in accordance with all applicable legal requirements for notice, public hearings, findings, votes, and other procedural matters; and
WHEREAS, continued operations of the Woodland Plant Property in accordance with the Development Agreement will provide substantial benefits to the City and will support important policies and goals of the City; and
WHEREAS, the Development Agreement will eliminate uncertainty in planning and provide for the orderly operation and ongoing use and development of PCP’s property, ensure progressive installation of necessary improvements, provide for public services appropriate to the ongoing development of the site, and generally serve the purposes for which development agreements are intended under the California Government Code Commencing with Section 65864; and WHEREAS, the Planning Commission held a duly-noticed public hearing on August 21, 2025, as required by law to consider all of the information presented by staff and public testimony presented in writing and at the meeting, and voted to adopt a Resolution, recommending City Council adopt and Ordinance approving a Development Agreement between the City and Pacific Coast Producers for the Lemen Avenue agricultural processing facility; and
WHEREAS, a Notice of Public Hearing was duly published in the Woodland Daily Democrat on or before August 24, 2025, providing notice of the City Council’s September 2, 2025, public hearing regarding the Development Agreement.

NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Woodland does hereby ordain as follows:

SECTION 1: Recitals.

A. Government Code Sections 65864 through 65869.5 (the “Development Agreement Statute”) authorize cities to enter into development agreements with persons having a legal or equitable interest in real property for the development of such property, in order to provide certainty in the development approval process and to secure community benefits.

B. Pacific Coast Producers, a California agricultural nonprofit cooperative association, is the owner/operator of the agricultural processing facility located at 1376 Lemen Avenue, Woodland, California, commonly known as the Woodland Plant (the “Property”). The Property is identified in the Development Agreement by assessor’s parcel number(s) APN: 063-060-007-000, 063-050-009-000, and 063-050-010-000, and more particularly described in Exhibit A to the Development Agreement.

C. PCP has applied for approval of, and the City and PCP desire to enter into, a Development Agreement with a term of fifty-five (55) years (the “Agreement” or “Development Agreement”). The Agreement will provide PCP vested rights and regulatory certainty to continue operating the Woodland Plant as a longstanding, vested use, subject to and consistent with the land use regulations in effect on the effective date of the Agreement, and will secure specified financial and in-kind community benefits, facility improvements, and on-going maintenance commitments for the benefit of the City of Woodland and the community.

D. Material community benefit terms of the Agreement include, without limitation: (i) an initial payment of Five Hundred Thousand Dollars ($500,000) dedicated to City innovation initiatives and/or public safety improvements upon the Agreement’s effective date; (ii) an ongoing annual payment of Two Hundred Thousand Dollars ($200,000), subject to inflation adjustment as set forth in the Agreement, to support workforce development and economic innovation programs administered or sanctioned by the City; and (iii) in-kind improvements including facility screening and public art, sustainability upgrades, and site maintenance measures, all as further described in the Agreement. Annual payments are anticipated to offset City staff time for monitoring, reporting, and implementation activities under the Agreement.

E. The Planning Commission held a duly noticed public hearing on August 21, 2025, received public testimony, reviewed the proposed Development Agreement and staff report, and adopted Resolution No.

PC25-25-08 recommending that the City Council adopt an ordinance approving the Development Agreement and authorizing its execution.

F. On September 2, 2025, the City Council held a duly noticed public hearing on the proposed Development Agreement in accordance with Government Code Section 65867 and Chapter 25 of the Woodland Municipal Code, received the Planning Commission’s recommendation, considered all public testimony and written materials in the record, and closed the public hearing.

G. California Environmental Quality Act (CEQA). The City Council finds and determines that approval of this Ordinance and the Development Agreement is exempt from CEQA under one or more of the following provisions of the CEQA Guidelines: Section 15061(b)(3) (common-sense exemption) because it can be seen with certainty that there is no possibility that the approval of the Agreement will have a significant effect on the environment; Section 15301 (Existing Facilities) because the Agreement recognizes and governs ongoing operations of existing facilities without expansion of use; and/or Section 15183 (Projects Consistent with a Community Plan, General Plan or Zoning) because the Agreement does not authorize any new or more intensive uses than those otherwise permitted by existing plans and

zoning. Any future project-level actions outside the scope of this Ordinance or the Agreement will be subject to separate environmental review, as applicable.

H. The City Council finds the Development Agreement is consistent with the City of Woodland General Plan and applicable zoning and land use regulations in effect as of the effective date of the Agreement, and that the Agreement is in the public interest because it promotes economic stability, ensures continued employment and investment in the local economy, secures ongoing community benefits, and provides for monitoring and maintenance obligations that protect public health, safety, and welfare.

The City Council hereby adopts the foregoing recitals and findings as true and correct and as an integral part of this Ordinance.

SECTION 2: Approval of Development Agreement.

The City Council of the City of Woodland hereby approves the “Development Agreement By and Between the City of Woodland and Pacific Coast Producers (Lemen Avenue Agricultural Processing Facility),” in substantially the form on file with the City Clerk and attached to this Ordinance as Exhibit "A" (incorporated herein by this reference). The City Manager, or designee, is authorized and directed to make such minor, non-substantive revisions to the Development Agreement as may be necessary or appropriate to carry out the intent of this Ordinance, provided that such revisions do not materially increase the City’s obligations or reduce the benefits to the City as set forth herein, and to execute and deliver the Development Agreement on behalf of the City.

SECTION 3: Severability.

If any section, subdivision, sentence, clause, phrase, or portion of this Ordinance is, for any reason, held invalid or unconstitutional by any court of competent jurisdiction, such portion shall be deemed a separate, distinct, and independent provision, and such holding shall not affect the validity of the remaining portions thereof.

SECTION 4: Mandatory Duty of Care.

This ordinance is not intended to and shall not be construed or given effect in a manner that imposes upon the City or any officer or employee thereof a mandatory duty of care towards persons and property within or without the City, so as to provide a basis of civil liability for damages, except as otherwise imposed by law.

SECTION 5: Effective Date.

This Ordinance shall take effect thirty (30) days after its passage by the City Council and following the affirmative vote of a majority of the members of the City Council. Within 15 days of its adoption, a summary of the ordinance shall be published in a newspaper of general circulation in the City of Woodland, State of California, which summary shall include the names of those Council Members voting for and against the ordinance. A certified copy of the full text of such adopted ordinance or amendment shall be on file in the office of the City Clerk.

INTRODUCED AND FIRST READ at a regular meeting of the City Council of the City of Woodland on the 2nd day of September 2025, and thereafter PASSED, APPROVED, AND ADOPTED by the City Council on the 16th day of September 2025 by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_______________________________
Rich Lansburgh, Mayor

ATTEST: APPROVED AS TO FORM:

_______________________________ _______________________________ Marissa Kersey, City Clerk Ethan Walsh, City Attorney

Exhibit A – Development Agreement

Exhibit A – Development Agreement
[Insert DA]

TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: September 16, 2025
ITEM #: F.10
SUBJECT: Approve a Drainage Basin Agreement with PCCP,
LLC in the Northeast Industrial Area

Recommendation for Action: Staff recommends the City Council adopt Resolution No. _____, approving the Drainage Basin Agreement with PCCP, LLC.

Staff Contact:

Brent Meyer, Community Development Director/ City Engineer, (530) 661- 5947, [email protected]

Fiscal Impact:

As part of this agreement, PCCP, LLC (Developer), is required to excavate portions of City property bound by E Kentucky Ave, County Road (CR) 102, E Beamer Street and existing development within the City. Prior to commencing the excavation work, the Developer is required to pay $1,179,960 related to the Annexation Public Facilities Contribution. This amount was a requirement of the Developer from 2005 and has been adjusted for inflation. The Developer is also required to prepay $3,300,000 in development impact fees prior to commencing the excavation work.

Background:

Staff have been working with the Kamilos Companies over the past year to facilitate development of a 165-acre site at the northwest corner of the E Kentucky Avenue/CR 102 intersection. The property is now owned by PCCP, LLC, an entity that continues to work closely with the Kamilos Company to develop the site, including the construction of three or more buildings totaling approximately 2.65 million square feet. As part of the development process, a flood study was required to determine if there were any flood impacts resulting from the development of the project. A flood model was approved contingent upon the excavation of a large portion of soil on the City’s property and use of that soil to construct building pad(s) above the flood elevation. The City benefits from this work because it provides additional storm drainage capacity for the City’s ponds.

Discussion:

Listed below are the key deal points included in the agreement:
• The Developer will excavate, grade, and remove the soil material at no cost to the City. • Aside from earthmoving activities, the Developer will be reimbursed through the impact fee program for permanent site improvements such as plant establishment and other erosion control measures.
• The Developer will pay a fair share cost of maintenance for the storm drainage pond on the City’s property.
• The Developer will be required to pay the Annexation Public Facilities Contribution prior to performing earthwork operations.
• The Developer will be required to prepay $3,300,000 of development impact fees prior to performing earthwork operations.

Conclusion:

Staff recommends the City Council adopt Resolution No. _____, approving the Drainage Basin Agreement with PCCP, LLC.

Prepared by: Brent Meyer, Community Development Director / City Engineer

Attachments:

1. Location Map

2. Woodland_ Drainage Basin Agreement 2025

3. Proposed Resolution - Drainage Basin Agreement with PCCP, LLC

Map Title
Legend
COWGIS
Parcels
Notes
0 2000 4000 ft

82093.00006\43501953.3

- 1 -

When Recorded Mail Document To:

City of Woodland
300 Main Street
Woodland, CA 95695
Attn: City Clerk

Exempt from recording fees pursuant to
Government Code Section 27383

SPACE ABOVE THIS LINE FOR RECORDER’S USE

DRAINAGE BASIN AGREEMENT
This Drainage Basin Agreement (this “Agreement”) is made and entered into as of September __, 2025 (the “Effective Date”), by and between PCCP, LLC, a Delaware LLC (collectively, “Developer”), and the City of Woodland, a California municipal corporation (“City”). Developer and City are each respectively referred to herein as a “Party” and collectively as the “Parties”.

R E C I T A L S:

A. Developer is the owner of that certain property comprised of approximately 165 acres located in the City of Woodland at the northwest corner of East Kentucky and County Road 102, as more particularly described in Exhibit A to this Agreement, attached hereto and incorporated herein by this reference (the “Property”); B. Developer desires to develop the Property with three buildings totaling approximately 2.65 million square feet (the “Project”). The Property is designated in the City’s General Plan as Industrial property, and is zoned Industrial in the City’s Zoning Ordinance. The Project will need to comply with the applicable General Plan and Zoning requirements within the City’s Industrial zones, and additionally in order to develop the Property, Developer does need to comply with the Conditions of Approval and CEQA mitigation measures imposed by the City as part of the approval of Woodland Tentative Parcel Map 4600, which includes the Property.

C. The Property is additionally located within an area that is subject to flooding when flows within Cache Creek (located north of the City) exceed the capacity of the Cache Creek Channel and spill out into the area north of the City. Prior to development within this area, Developer must provide a 200-year level of flood protection in accordance with California Department of Water Resources Urban Level of Protection criteria. In order to demonstrate that development of the Project can meet these requirements, Wood Rogers has prepared a hydraulic impacts analysis for the project site and technical memorandum dated January 7, 2022 (the “Wood Rogers Analysis”). The modeling included in the Wood Rogers Analysis indicates that in order to meet the requirements for flood protection, flows from the Property would, in part, flow into an existing drainage basin (the “Drainage Basin”) on that certain property owned by the City and located south of the Property and west of County Road 102 on Kentucky Avenue (the “City Property”) as depicted on the Site Map attached to this Agreement as Exhibit B and incorporated herein by this reference.

82093.00006\43501953.3

- 2 -

D. Developer desires to excavate soil material from the Drainage Basin and conduct the grading and improvements on the City Property necessary to allow the Drainage Basin to accommodate runoff from the Property following completion of the Project. Developer further desires to use the soil material excavated from the City Property to increase the elevation of the portions of the Property to be improved as part of the Project, as contemplated in the Wood Rogers Analysis.

E. City is willing to allow Developer to access the City Property to excavate the soil material needed for the Project, and complete the grading and associated maintenance activities to the Drainage Basin as needed to accommodate the runoff from the Property, as contemplated in the Wood Rogers Analysis, subject to the conditions set forth in this Agreement.

AGREEMENT
NOW, THEREFORE, in consideration of the mutual covenants contained herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties agree as follows:

1. License to Enter City Property. City grants to Developer a non-exclusive right and license to enter, and for Developer to allow Developer’s officers, employees, contractors, subcontractors, consultants, representatives, agents, permittees and invitees (collectively, “Developer’s Representatives”) to enter the City Property for purposes of excavating soil material from the Drainage Basin and constructing certain improvements to the Drainage Basin as required pursuant to this Agreement or any approvals required by City in connection with the completion of the Drainage Basin, and performing all activities necessary or desirable related thereto (collectively, “Developer’s Activities”). Developer shall coordinate with the City on the Developer’s Activities, secure all City approvals necessary for the Developer’s Activities whether or not they are referenced or required in this Agreement, and shall provide the City with at least twenty-four (24) hours’ notice prior to entering the City Property for any Developer’s Activities.

2. Excavation of Soil Material. Developer may, at Developer’s sole cost, excavate approximately 450,000 cubic yards of soil material from the Drainage Basin, subject to the following conditions:

2.1 Developer shall, at its sole cost, prepare grading plans for the excavation work within the Drainage Basin, which grading plans shall be subject to review and approval by the City. The grading plans must ensure that the excavated Drainage Basin meets all required setbacks from the existing wetlands and other existing land uses on the City Property.

2.2 Developer shall, at its sole cost, conduct a preconstruction survey of the Drainage Basin area prior to any grading, excavation, or other earth moving activity on the City Property. Developer shall coordinate with the City on the survey work and the City Engineer or his designee shall review and approve such survey prior to commencement of such work.

2.3 The approved grading plans are required to incorporate connections to the City’s existing storm drainage infrastructure to ensure property functioning of the Drainage Basin upon completion of the excavation of soil material and associated work by Developer in the Drainage Basin as required by this Agreement and other City approvals. The City may, as part of

82093.00006\43501953.3

- 3 -

the approval of the grading plans in accordance with City policies and procedures, require the excavated portions of the Drainage Basin to be contoured to incorporate wetland areas, deep water pools and upland areas. City review of the grading plans shall ensure compliance with this requirement.

2.4 Developer shall, at its sole cost, generate and implement a Stormwater Pollution Prevention Plan (“SWPPP”) for Developer’s Activities in accordance with City standards. Final restoration of the Drainage Basin area following excavation shall include planting and establishment of native seeding, including both pollinator species and wetland vegetation which shall be completed according to plans reviewed and approved by the City.

2.5 The excavation, grading and improvements described herein shall be completed in a manner that allows the Drainage Basin to be used to provide water quality and hydromodification for the Project.

2.6 Recycled water shall be used for earthwork activities for excavation and filling work that requires a water supply. The contractor shall obtain a permit for the use of recycled water from the City. Recycled water is available at the project site on the south side of Kentucky Avenue.

3. Credit for Stormwater Impact Fees. To the extent that the Developer’s Activities include improvements to the Drainage Basin that are included in the program of improvements that serve as the basis for the City’s adopted storm drain impact fee, the Developer shall receive a credit against the storm drain impact fee obligation that will be required to be paid as a condition of issuance of building permits for the Project. Creditable items include establishment of native seeding and other permanent vegetation that serves as erosion control. The City and Developer shall enter into a reimbursement agreement in order to document the reimbursable items and determine a method for payment of credits or cash reimbursement. Developer and City agree and acknowledge that the cost of excavation, grading and removal of soil materials are not eligible for reimbursement of storm drain impact fees. Developer shall not receive fee credits or reimbursement for such costs.

4. Repair to City Property or Public Roads. Developer shall be responsible for any damage to the City Property or any public roads resulting from the Developer’s Activities, including but not limited to damages to public roads as a result of the hauling of excavated soil materials from the City Property to the Property. Developer shall promptly repair and restore to its original condition or better the City Property or any public roads that may be altered, damaged or destroyed in connection with the conducting of the Developer’s Activities or implementation of this Agreement.

5. Drainage Basin Maintenance Costs. Developer shall contribute its proportionate share of the cost of the maintenance of the Drainage Basin, based on the projected stormwater runoff from the Property resulting from Developer’s property in relation to the projected stormwater from other properties that flow into the Drainage Basin. Developer will also be responsible for an additional maintenance cost because the Drainage Basin is functioning as a water quality and hydromodification basin for their project. Developer and City shall enter into a separate agreement providing for the maintenance work required for the Drainage Basin and the calculation and payment of such maintenance cost. If proposed by City, Developer shall cooperate

82093.00006\43501953.3

- 4 -

in and shall not object to the formation of a special assessment district, community facilities district, storm drainage fee increase or alternate mechanism to pay such ongoing maintenance costs.

6. Flood Improvements. City is working to develop a regional flood risk reduction project that will provide flood risk prevention and management for the City of Woodland and certain proximate regions (the “Flood Project”). Developer recognizes the benefit of a Flood Project to the Property and the Project, and to that end agrees as follows:

6.1 Prior to commencement of construction of the Project, Developer will provide the City with an operations and maintenance easement across 30 foot wide strip along the northern boundary line of the Property to provide City access as may be needed in connection with a Flood Project. Developer does not intend to construct a building or structure within this 30 foot wide area and therefore this easement will not interfere with Developer’s proposed use of the Property.

6.2 In the event a Flood Project is constructed, the City may be required to increase the road elevation of County Road 102 in connection with the Flood Project. Developer agrees that the Project site plan will accommodate an additional set back of up to 40 feet from County Road 102 to allow for the additional fill that will be required to increase the elevation of County Road 102. The City anticipates that if County Road 102 needs to be elevated, the final road elevation will be 20 feet above existing ground elevation. This offset will taper as the road extends south of the future levee. The road will slope at a maximum of 5%. The City shall confirm that the site plan for the Project accommodates the need for this additional set back prior to issuance of building permits for the Project. To the extent that it is necessary for Developer to dedicate land to accommodate this setback, Developer will dedicate the land to City for no additional compensation beyond the consideration provided under this Agreement.

6.3 Developer will cooperate in, and will not object to or oppose the formation of any special assessment district, community facilities district or alternate financing mechanism to pay for the construction and/or maintenance and operation of public infrastructure facilities or improvements required as part of a Flood Project. Notwithstanding the foregoing, it is acknowledged and agreed by the parties that nothing contained in this Agreement shall be construed as requiring City or the City Council to form any such district or to issue and sell bonds to finance the improvements required as part of a Flood Project.

6.4 In exchange for the City’s agreement to allow the City Property to be graded consistent with the Wood Rogers Analysis, in the absence of which Developer would be required to acquire flowage easements from the City to allow runoff across the City Property, Developer agrees to make annual payments to the City of $0.07/square feet multiplied by all building square footage on the Property, which payments shall be used by the City for the purpose of funding flood control improvements to serve the area subject to potential flooding from Cache Creek. The current estimate of this payment at buildout is $185,500, and shall be increased on an annual basis by the Engineering News-Record Construction Cost Index (“ENR CCI”), which the City uses to apply inflationary adjustments to public works related projects, or similar inflationary index utilized by the City in in the future to make adjustments to the cost of public projects. These payments will begin on January 1, 2027 and end after 30 annual payments. After that time, the Developer will be subject to paying annual maintenance payments for the maintenance of the

82093.00006\43501953.3

- 5 -

Flood Project. Further, Developer and City acknowledge and agree that in the event that the City determines, in its sole discretion, that it will not construct the Flood Project, the annual payments required to be paid under this Section may be used for any purpose at the City’s sole discretion, and City shall have no obligation to return any payments made by Developer. Prior to the Developer entering into the City Property or conducting any of the Developer’s Activities, the City and the Developer shall enter into an agreement to document the method of providing payment and provide adequate security, as determined by the City in its discretion, for the amounts referenced in this section of the Agreement. City shall have no obligation to allow entrance to the City Property or excavation of soil materials from the City Property until an agreement as described in this Section is entered into by and between City and Developer.

7. Annexation Public Facilities Contribution. As a condition of the annexation of the Property into the City, Developer and City entered into that certain Agreement Regarding Annexation and Development of a Specific Plan for a Regional Industrial Business Park dated December 17, 2002, as amended by that certain First Amendment to that Agreement dated November 18, 2003 and that certain Second Amendment to that Agreement dated June 14, 2005 (collectively, the “Annexation Agreement”). The Annexation Agreement requires, among other things, that Developer make a monetary contribution to the City to be used for public purposes consistent with City Council direction. The total contribution was separated into three separate contributions, and the third and final contribution of Seven Hundred Five Thousand Dollars ($705,000.00) has been due and owing since 2006, but has not yet been paid by Developer. In light of the delay in such payment, City and Developer agree that an inflationary adjustment to the amount owing under the Annexation Agreement is merited. As stated above, the City uses the ENR CCI to apply inflationary adjustments to public works related projects. The ENR CCI from 2006 to 2025 is 67.3%. Therefore, the parties agree that with the inflationary adjustment under the ENR CCI, the total amount due and owing by Developer to City under the Annexation Agreement shall be One Million One Hundred Seventy-Nine Thousand Nine Hundred Sixty Dollars ($1,179,960.00) (the “Annexation Agreement Contribution”), provided that if the Annexation Agreement Contribution is paid after January 1, 2026, the amount due shall be adjusted by ENR CCI for an additional year and the Developer shall pay to City the amount due as adjusted. As consideration for Developer’s agreement to the inflationary adjustment as set forth herein, City agrees to forego any compensation for the soil materials that Developer shall excavate from the City Property.

8. Timing of Project; Termination of Agreement. City’s willingness to allows for the excavation of the Drainage Basin as set forth herein is conditioned on the Project moving forward to construction in the immediate future. City and Developer therefore agree that Developer shall do the following to demonstrate significant progress toward the construction of the Project:

8.1 On or before March 31, 2026, and prior to entering into the City Property or conducting any of the Developer’s Activities, Developer shall pay the Annexation Agreement Contribution in full to the City in cash of One Million One Hundred Seventy Nine Thousand Nine Hundred Sixty Dollars ($1,179,960.00), provided that if the amount due hereunder is paid after January 1, 2026, the amount shall be adjusted by ENR CCI, and Developer shall pay the amount due, as adjusted.

82093.00006\43501953.3

- 6 -

8.2 On or before March 31, 2026, and prior to entering into the City Property or conducting any of the Developer’s Activities, Developers shall prepay a portion of the development impact fees that will be due and payable for the Project. City and Developer estimate that the total development impact fees for the Project will be Forty Two Million Two Hundred Thousand Dollars ($42,200,000.00), and therefore the prepayment amount to be made by Developer pursuant to this Agreement shall be Three Million Three Hundred Thousand Dollars ($3,300,000.00) (the “Impact Fee Prepayment”). If the Impact Fee Prepayment is paid after January 1, 2026, the amount shall be adjusted by ENR CCI, and Developer shall pay the Impact Fee Prepayment due, as adjusted. The Impact Fee Prepayment shall be made in cash, and shall be credited against development impact fees on a proportionate basis as determined by dividing the proposed building square footage by the total building square footage for the site. For the purposes of this calculation, the total building square footage for the site shall be Two Million Six Hundred Fifty Thousand (2,650,000) square feet.

In the event that Developer does not make the Annexation Agreement Contribution and the Impact Fee Prepayment by the dates as set forth in this Agreement, this Agreement shall automatically terminate on April 1, 2026, and neither Party shall have any further rights or obligations hereunder.

9. Compliance. Developer shall perform Developer’s Activities, including in compliance with all applicable laws and City approvals.

10. Mechanics Liens. Developer will not permit any mechanics liens to be filed against the City Property by reasons of any work, labor, materials, supplies, or services furnished or purportedly furnished on or about the City Property in connection with Developer’s Activities. If any such mechanics lien shall be filed against the City Property, Developer shall discharge or release the same by posting a bond or otherwise; provided, however, that Developer may contest any such lien so long as the enforcement thereof is stayed. If Developer does not cause any such mechanics lien to be released of record or the enforcement thereof stayed within sixty (60) days after demand by City, City shall have the right, but not the obligation, to cause such lien to be released by posting a bond, and Developer shall reimburse City for all reasonable expenses incurred by City in posting such bond.

11. Indemnification. Developer agrees to indemnify, defend and hold City harmless from and against any and all claims, losses, liabilities, damages, costs and expenses, including, but not limited to, reasonable attorneys' fees and costs (collectively, “Claims”) relating to injury to or death of persons or physical damage to personal property, to the extent directly caused by the negligence or willful misconduct of Developer or Developer’s Representatives in the course of performing Developer’s Activities pursuant to this Agreement. City acknowledges that the foregoing obligation is intended to protect City from claims it may suffer solely as a result of Developer conducting Developer’s Activities on the City Property, and that it is not intended to and does not include an indemnification of City for, among other things, any monetary damages or diminution in the value of the City Property as a result of the discovery of any pre-existing condition in, on or under the City Property or Claims arising after expiration or termination this Agreement. The provisions of this Section shall survive the expiration or termination of this Agreement.

12. Insurance.

82093.00006\43501953.3

- 7 -

12.1 Developer shall obtain or require all contractors it directly engages to conduct the Developer’s Activities to obtain and maintain insurance of the types and in the amounts described below in a form and with carriers satisfactory to City at any time that Developer is conducting work or otherwise accessing the City Property:
(a) Commercial General Liability Insurance. Occurrence version commercial general liability insurance or equivalent form with a limit of not less than two million dollars ($2,000,000.00) (or such lesser amount as may be approved in writing by City). If such insurance contains a general aggregate limit, it shall apply separately to construction work authorized by this Agreement or be no less than two times the occurrence limit and shall also name City, its officials, officers, employees, agents, and volunteers as additional insureds by endorsement. The coverage shall contain no special limitations on the scope of its protection afforded to the above-listed additional insureds.
(b) Business Automobile Liability Insurance. Business automobile liability insurance or equivalent form with a limit of not less than one million dollars ($1,000,000.00) each accident shall be maintained. Such insurance shall include coverage for owned, hired, and non-owned automobiles and shall contain the same provisions regarding additional insureds as set forth in Section 14.A.i. above. (c) Workers’ Compensation Insurance. Workers’ compensation insurance with statutory limits and employer’s liability insurance with limits of not less than one million dollars ($1,000,000.00) each accident.

12.2 Other insurance requirements. Developer shall:
(a) Prior to taking any actions authorized by this Agreement, furnish City with properly executed certificates of insurance and endorsements or copies of insurance policies that evidence all insurance required in this Section 12 and that such insurance may not be canceled, allowed to expire, or be materially reduced in coverage except with thirty (30) days’ prior written notice to City.
(b) Replace or require the replacement of certificates, policies, and endorsements for any insurance required herein expiring prior to substantial completion of the Developer’s Activities on the City Property.
(c) Maintain all insurance required herein through the time that Developer completes all Developer’s Activities to be conducted on the City Property. (d) Place all insurance required herein with insurers licensed to do business in California and reasonably acceptable to City.

13. Notices. All notices or other communications required or permitted under this Agreement shall be in writing and shall be personally delivered or sent by registered or certified mail, return receipt requested, postage prepaid, or by a nationally recognized overnight courier, such as FedEx or UPS, with charges prepaid for next business day delivery, addressed to the parties as follows:

82093.00006\43501953.3

- 8 -

If to City: City of Woodland
300 First Street
Woodland, CA 95695
Attn: City Manager
With a copy to:

Best Best & Krieger LLP
500 Capitol Mall, Suite 2500
Sacramento, CA 95814
Attn: Ethan Walsh
If to Developer: PCCP, LLC
a Delaware limited liability company

The date of any notice or communication shall be the date of receipt, provided that rejection or other refusal to accept or the inability to deliver because of a change in address of which no notice was given shall be deemed to constitute receipt of the notice, demand, request or communication sent. Any party may change its address for notice by giving notice to the other party in accordance with this Section 13.

14. Miscellaneous.
(a) Governing Law. This Agreement shall in all respects be interpreted, enforced, and governed by and under the laws of the State of California. (b) Binding Effect. This Agreement and the covenants and agreements herein contained shall be binding on, and inure to the benefit of, the parties hereto and their respective heirs, successors and assigns.
(c) Survival. The obligations of the parties to indemnify, protect, defend and hold harmless the other party shall survive the expiration or earlier termination of this Agreement. (d) Attorneys' Fees. Should either party bring an action against the other party, by reason of or alleging the failure of the other party with respect to any or all of its obligations hereunder, whether for declaratory or other relief, and including any appeal thereof, then the party which prevails in such action shall be entitled to its attorneys' fees (of both in-house and outside counsel) and expenses related to such action, in addition to all other recovery or relief. (e) No Third Party Beneficiary. The provisions of this Agreement are for the exclusive benefit of the parties and their successors and assigns, and shall not be deemed to confer any rights upon any person, except such parties, their successors and assigns. No obligation of a party under this Agreement is enforceable by, or is for the benefit of, any other third parties. (f) Interpretation. This Agreement shall be construed according to the fair meaning of its language. The rule of construction to the effect that ambiguities are to be resolved against the drafting party shall not be employed in interpreting this Agreement. The captions in

82093.00006\43501953.3

- 9 -

this Agreement are for reference only and shall in no way define or interpret any provision hereof.

Unless the context clearly requires otherwise: (i) the plural and singular shall each be deemed to include the other; (ii) the masculine, feminine, and neuter genders shall each be deemed to include the others; (iii) “shall,” “will,” or “agrees” are mandatory, and “may” is permissive; (iv) “or” is not exclusive; (v) “include,” “includes,” and “including” are not intended to be restrictive, and lists following such words shall not be interpreted to be exhaustive or limited to items of the same type as those enumerated; and (vi) “days” means calendar days, except if the last day for performance occurs on a Saturday, Sunday, or any legal holiday, then the next succeeding business day shall be the last day for performance.
(g) Severability. If any provision of this Agreement shall be invalid or unenforceable, the remainder of this Agreement shall not be affected thereby, and each provision of this Agreement shall be valid and enforced to the full extent permitted by law, provided the material provisions of this Agreement can be determined and effectuated. (h) Counterparts. This Agreement may be executed in identical counterpart copies, each of which shall be an original, but all of which taken together shall constitute one and the same agreement.
(i) Authority; Execution. City represents that the person executing this Agreement on behalf of City is duly authorized to do so. Developer represents that the person executing this Agreement on behalf of Developer is duly authorized to do so. (j) Final Agreement; Amendment. This Agreement supersedes all previous oral and written agreements between and representations by or on behalf of the parties with respect to the subject matter hereof. This Agreement may not be amended except by a written agreement executed by both parties.
(k) Joint and Several Liability. California Compass Logistic Center, LLC and Woodland/Spreckels Industrial Business Park, LLC are jointly and severally liable for all obligations set forth in this Agreement, and a default by either entity that comprise the Developer shall be a default of the Developer under this Agreement. Further, at any time for so long as this Agreement is in effect that the Property is owned, in whole or in part, by more than one owner, all obligations of such owners under this Agreement shall be joint and several, and the default of any such owner shall be the default of all such owners.
(l) Successors in Interest. The burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, all successors in interest to the parties to this Agreement. All provisions of this Agreement shall be enforceable as equitable servitudes and constitute covenants running with the Property. Each covenant to do or refrain from doing some act hereunder with regard to development of the Property: (a) is for the benefit of and is a burden upon every portion of the Property; (b) runs with the Property and each portion thereof; and, (c) is binding upon each party and each successor in interest during ownership of the Property or any portion thereof.

82093.00006\43501953.3

- 10 -

SIGNATURE PAGE TO DRAINAGE BASIN AGREEMENT

IN WITNESS WHEREOF, the Parties have executed this Agreement as of the Effective Date.

CITY:

CITY OF WOODLAND,
a municipal corporation

By: _____________________________
Name: _____________________________
Its: _____________________________
Date: _____________________________
APPROVED AS TO FORM:

By: _______________________________
Ethan Walsh, City Attorney
DEVELOPER:

PCCP, LLC
a Delaware limited liability company

[end of signatures]

82093.00006\43501953.3

A-1
50221849.2

EXHIBIT A

PROPERTY DESCRIPTION
The land described herein is located in the State of California, County of Yolo, City of Woodland and is described as follows:

Parcel One: Parcels C and D as shown on Parcel Map No. 4600, filed for record December 28, 2005, in Book 2005 of Maps, Pages 215-216, Yolo County Records. APN's: 027-210-035 and 027-210-036

Parcel Two: Parcel B, as shown on Parcel Map No. 4600, filed for record December 28, 2005, in Book 2005 of Maps, Pages 215-216, Yolo county Records. APN: 027-210-034

82093.00006\43501953.3

B-1
50221849.2

EXHIBIT B

MAP DEPICTING PROPERTY AND CITY PROPERTY
(attached)

RESOLUTION NO. ______

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND

APPROVING A DRAINAGE BASIN AGREEMENT WITH PCCP, LLC

WHEREAS, PCCP LLC, a Delaware limited liability company (“Developer”), either directly or through an affiliate or joint venture intends to acquire certain property comprised of approximately 165 acres located in the City of Woodland at the northwest corner of East Kentucky and County Road 102 (the “Property”); and
WHEREAS, following acquisition Developer intends to develop the Property with three buildings totaling approximately 2.65 million square feet, however the Property is located within an area that is subject to flooding when flows within Cache Creek (located north of the City) exceed the capacity of the Cache Creek Channel and spill out into the area north of the City and to development within this area, Developer must provide a 200-year level of flood protection in accordance with California Department of Water Resources Urban Level of Protection criteria; and
WHEREAS, Developer desires to excavate soil material from an existing drainage basin located on City Property and conduct the grading and improvements necessary to allow the drainage basin to accommodate runoff from the Property following completion of the Developer’s contemplated project, and the Developer further desires to use the soil material excavated from the City’s property to increase the elevation of the portions of the Property to be improved as part of the Project; and
WHEREAS, in furtherance of these goals City and Developer have negotiated a Drainage Basin Agreement, pursuant to which the owner of the Property will be granted access to the City’s property to conduct the necessary improvements to the drainage basin and to excavate the soil materials from the City’s property to be used to increase the elevation of property of the Property for the anticipated development in exchange for certain consideration to be provided to the City; and
WHEREAS, the City desires to enter into the Drainage Basin Agreement with the Developer, an affiliate or joint venture of Developer, or a successor in interest to Developer, that acquires fee title to the Property for the purpose of developing the contemplated development; and WHEREAS, the City Council wishes to approve the Drainage Basin Agreement and authorize the City Manager to execute and enter into the Drainage Basin Agreement with Developer or an affiliate or joint venture formed by Developer, or a successor to Developer that owns the Property in fee title and intends to develop the Property as contemplated in the Drainage Basin Agreement.

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

SECTION 1. The above recitals are true and correct and are incorporated herein in their entirety.

SECTION 2. The City Council hereby approves the Drainage Basin Agreement in the form as is on file with the City Clerk, provided that the City Attorney is hereby authorized to make clarifying and conforming changes so long as the total dollar amounts of commitments made in the Drainage Basin Agreement do not change.

SECTION 3. The City Manager is hereby authorized to execute or enter into the Drainage Basin Agreement with Developer, or an affiliate or joint venture of Developer at such time that the party to the Drainage Basin Agreement owns fee title to the Property, or to enter into the Drainage Basin Agreement with a successor to Developer that owns the Property in fee title and intends to develop the Property as contemplated in the Drainage Basin Agreement.

PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the 16th day of September 2025, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
________________________________
Rich Lansburgh, Mayor
ATTEST: APPROVED AS TO FORM:

________________________________ ________________________________ Marissa Kersey, City Clerk Ethan Walsh, City Attorney

TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: September 16, 2025
ITEM #: G.11
SUBJECT: Woodland Municipal Code Title 17 "Zoning" Updates for Clarity and Usability

Recommendation for Action: Staff recommends that City Council hold a Public Hearing and take the following action:

Introduce and waive the first reading of an Ordinance amending Woodland Municipal Code Title 17 "Zoning" in multiple sections for enhanced clarity, usability, and State law conformity.

Staff Contact:

Anna Canales, Assistant Planner (530) 661-5819, [email protected] Hadlie Ward, Assistant Planner (530) 661-5960, [email protected]

Background:

On June 4, 2024, the City adopted a comprehensive Zoning Code, along with a new Zoning Map, and updates to the 2035 General Plan and Land Use Map, aimed at clarifying zoning provisions, standards, guidelines, and procedures.

The City Zoning Code has traditionally functioned as a living document that reflects the goals and policies of the General Plan translated into regulatory requirements. Through the implementation of the Comprehensive Zoning Code Update in the past year, staff identified opportunities to improve clarity, consistency, and compliance with state and federal law. Given the breadth of the changes in the 2024 Comprehensive Zoning Code update, staff anticipated that minor clean-up amendments would be needed after use and implementation of the code in practice.

The proposed amendments outlined in this report aim to further clarify the Zoning Code and ensure compliance with state regulations. As usage increases and laws change, staff further anticipate that the Zoning Code will require ongoing updates for clarity, usability, and compliance with state law.

Zoning amendments, similar to the items discussed in this report, are also intended to further establish a routine review process to maintain the code's effectiveness and legal conformity moving forward.

Planning Commission Recommendation
At its August 21, 2025, meeting, the Woodland Planning Commission voted 6-0 to recommend City Council approval of the proposed amendments to multiple sections of the Woodland Municipal Code, Zoning Ordinance.

Discussion:

Following the 2024 Comprehensive Zoning Code Update, a number of opportunities for minor amendments to the City Zoning Code have been identified that would improve the clarity of zoning provisions, standards, guidelines, and procedures.

The topics of the proposed amendments outlined in this report include additional and amended definitions, added language that clarifies provisions but does not ultimately change the nature of the provisions, changes to specific uses from conditional to permitted uses, and clarification of standards and review procedures.

Because the proposed amendments consist of broad updates, the following is an overview of each of the proposed amendments and the reasoning behind them. The draft zoning code redlines attached to this report (Attachment 2) show the proposed amendments within the context of the entire provision where it is located in the code. The table in Attachment (3) summarizes the key amendments proposed. Minor clarifications and corrections of text errors are not delineated in the table or described in detail in the report.

Minor General Text Amendments
Staff has identified a number of terms and descriptions of land use classifications in the Zoning Code that could benefit from minor editorial amendments to improve clarity, readability, and consistency.

Proposed amendments include revisions to multiple use categories and definitions to better differentiate between them and accurately reflect their operational characteristics. These proposed amendments have been prioritized to make sure the Zoning Ordinance remains an effective tool for implementing the City's General Plan.

Proposed Amendments to Allowed Uses
Small and Large Family Daycares, Section 17.32.020
The California Health and Safety Code section 1597.45 requires that small and large family daycares be allowed by-right in all zones where residential uses are permitted. The state must license family daycares and have additional restrictions to ensure that they are smaller in scale than commercial childcare centers. Amendments to this section have been proposed to align the standards for small and large family daycare uses with the standards of the underlying zones where residential uses are allowed, in order to further align the city code with state law.

Residential Care Facilities (RCFs), Section 17.32.020
California Health & Safety Code sections 1566.3 and 1569.85 specify that small residential facilities and RCFs with six or fewer residents cannot be subject to any requirements that do not apply to residential development in the underlying zone. Proposed changes allow small RCFs wherever residential development is permitted.

Proposed changes also allow large RCFs by right in the Downtown Civic (DX-2), Downtown Transitional (DX-3), Corridor Mixed-Use-West Main (CMU-WM), Corridor Mixed-Use-East (CMU-E), Corridor Mixed-Use-Armfield (CMU-A), Corridor Mixed-Use-Flex (CMU-F), Community Commercial Mixed-Use (CCMU), Neighborhood Mixed-Use (NMU), and Corridor Mixed-Use-Gateway (CMU-G) zones as they are seen as compatible with the intent of mixed-use zoning. The current standards for RCFs will remain, with some additional standards proposed for large RCFs as described later in this report.

Personal Services, Massage Establishment Standards, Section 17.28.020 The current code requires a Conditional Use Permit for massage establishment uses in downtown and Regional Commercial Flex (RC-F) zones. The proposed amendments would allow massage establishments with a Zoning Administrator Permit in the Downtown Core (DX-1), DX-2, DX-3, and Downtown Gateway (DX-4), and Regional Commercial-Flex (RC-F) zones. Performance standards in Section 17.84.290 remain, with some additional standards proposed as outlined later in this report.

Chapter 5.20, Massage Establishments, in the Woodland Municipal Code contains additional license verification and review procedures through the City Police Department that will remain applicable to all new massage businesses.

Following the Planning Commission meeting on August 21, 2025, staff observed that, similar to the reduced review proposed for massage establishments, reduced review for small-scale General Personal Services and Business, Professional, and Technology Office uses is appropriate in the DX-

3 zone. These uses currently require a Zoning Administrator in this zone, and staff proposes to allow these uses by-right if the businesses are less than 2,000 square feet in area with low on-site client volumes and meet minimum parking requirements in Section 17.68.030, subject to the Director's discretion. As with the proposed amendments for massage establishments, this amendment will support small businesses such as salons, day spas, clothing rental, and administrative offices in the downtown while maintaining additional review for circumstances where a business could impact neighboring properties and residential uses.

Supportive and Transitional Housing, Section 17.28.020 and Section 17.32.020 California Government Code Section 65583(c)(3) requires transitional and supportive housing to be subject to the same residential standards that apply to other residential uses in the underlying zone.

The proposed amendments add supportive and transitional housing to the downtown and mixed-use tables, where other residential land uses are considered, to meet these state requirements.

Drive-Through Food Establishments, Section 17.32.020
The proposed amendments would expand drive-through food establishments to be conditionally allowed in the CMU-WM zone with approval of a Conditional Use Permit. With standards that specify that drive-throughs must be located within 600 feet of an interstate off-ramp or highway, drive- throughs would be limited to areas near West Main Street and County Road 98, which is considered a state highway. If expanded to this zone, drive-through restaurants could serve similar regional needs for state highway traffic as in other zones where drive-throughs are allowed, such as the Community Commercial Mixed-Use (CCMU) zone.

Single Room Occupancy (SRO) Units, Section 17.32.020
Currently, SROs are only conditionally allowed in the CMU-E and CMU-F zones and require a Conditional Use Permit. The proposed amendments define differences between small SROs with six or fewer residents and large SROs with seven or more residents, in line with other state-defined uses with similar thresholds. The small SROs are proposed to be allowed by-right in the CMU-E and CMU- F zones, and the large SROs are proposed to remain conditionally allowed with a Conditional Use Permit. Additions to the existing performance standards are proposed to address large SROs, as detailed later in this report.

Recycling Facilities, Section 17.32.020 and 17.40.020
Staff proposes to add donation containers to the use table, to be allowed in the same zones as reverse vending machines. This aligns with the proposed donation container definition and clarifying standards. Upon further evaluation, staff have made minor changes to the amendments proposed at the Planning Commission meeting on August 21 to retain current regulations which conditionally allow recycling collection facilities only in the IG zone.

Proposed Amendments to Standards
Flag Lots, Section 17.24.030
Under the current code, lot width is measured midway between front and rear lot lines. Given this definition, a flag lot, or site with minimal frontage on a public street, could occur. To support the requirement in the Title 16 Subdivision Ordinance that “a public street shall serve lots used for residential purpose,” staff proposes to prohibit flag lots in residential zones. This change would apply only to the creation of new legal lots and would address concerns about emergency access, addressing, and neighborhood consistency.

Following direction from the Planning Commission at the August 21, 2025, meeting, staff adjusted the proposed language to more clearly provide an exception for flag lots if a method of access is approved by the Director or otherwise allowed by state law. Due to these exceptions, staff does not anticipate that this requirement will prevent urban lot splits allowed by the state through Senate Bill

(SB) 9.

Accessory Structures, Section 17.64.020
The current Accessory Structure development standards apply a uniform set of size and height limitations across all residential lots, which can be overly restrictive on larger parcels and may not adequately preserve open space on smaller lots. Staff have proposed minor amendments to clarify definitions for Accessory Structures, further differentiate standards for enclosed and unenclosed structures, and introduce more flexible development standards for structure size.

Flagpoles, Section 17.64.030
Staff have proposed to remove flagpoles from the accessory structure definition and create specific standards for residential flagpoles. These include a proposed minimum setback of 10 feet for flagpoles in residential zones and a maximum height equal to the height of the primary home or 20 feet, whichever is less. This is intended to allow flexibility for standard-sized flagpoles in residential areas, while ensuring that they will not significantly impact neighboring properties.

Landscape Standards, Section 17.64.040
Staff proposes minor text amendments to the City’s landscape standards, outlined in Woodland Municipal Code Section 17.64.040, to further clarify existing standards related to protecting existing mature trees during construction activities, as well as the establishment of a minimum percentage of required plant materials that are native or climate-adapted.

Required Parking, Section 17.68.030.C.

The current code mandates that required parking for single-family homes and duplexes be located in a garage. However, staff have observed that many homes in the downtown zones and the Neighborhood Preservation (N-P) zone do not have garages. Additionally, state ADU law restricts local agencies from requiring replacement parking when a garage is converted into an accessory dwelling unit. The proposed amendments will maintain a requirement of two parking spaces per dwelling unit for single-family homes and duplexes, but eliminate the stipulation that these spaces must be in a garage.

Signage, Sections 17.72.04, 17.72.050, and 17.72.060
The proposed amendments clarify standards and definitions for permanent and temporary signage to improve usability. In practice, staff found that some of the requirements in the current code were overly restrictive, such as the maximum sign width of 15% of the building facade for wall signs. Staff have proposed some further clarification of the standards applicable to logo signs for improved usability.

The current code mentions a time limit for temporary signs but does not specify a time duration. Staff proposes to clarify a time limit for temporary signage of up to 30 days, which aligns with previous practices. Further, staff proposes the addition of standards that allow for the consideration of feather banners as temporary signage.

Digital Sign Standards
Staff proposes minor amendments to the zoning standards for digital signage to clarify provisions related to uses such as larger format hospitals or medical clinics. This clarification is intended to address how these facilities can use digital signage for essential public information, such as health emergencies, campus wayfinding, and operational announcements, which may differ from standard commercial advertising.

Accessory Dwelling Units (ADUs), Section 17.84.030
Prior to the Planning Commission meeting on August 21, 2025, staff received a public comment from

the California Housing Defense Fund (Attachment 5) regarding the City’s existing ADU Ordinance, as well as proposed amendments, and compliance with state law. Based on the comment received, the Planning Commission instructed staff to verify that the ADU Ordinance is compliant with state law before bringing the proposed zoning amendments forward to City Council.

The City Attorney's office reviewed the public comment letter and ADU Ordinance and provided recommendations for state compliance. The proposed amendments to the ADU Ordinance align with these recommendations, including: (1) correction of references to the California Government Code; (2) removal of previously proposed language regarding front setback requirements for state-exempt ADUs; and (3) removal of size restrictions on state-exempt ADUs on multifamily sites.

While not discussed in the public comment, the City Attorney's office also recommended that the existing bedroom limits and the proposed emergency access requirement be removed to comply with state requirements for objective standards ministerial ADUs. Additionally, the following amendments originally presented to the Planning Commission are retained: (1) removal of the deed restriction requirement on ADUs, except for Junior ADUs which will retain a deed restriction requirement, as specified by state ADU law; and (2) removal of the requirement for separate utility connections for individual ADUs, as separate connections can create additional costs to property owners.

The City Attorney's office confirmed that the City is able to continue to require Zoning Administrator Review for ADUs over 1,000 square feet. State law does not require agencies with compliant ADU Ordinances to allow ADUs above 1,000 square feet. By allowing ADUs that do not qualify for ministerial review to seek approval through the Zoning Administrator Process, the City is exceeding the minimum state law requirements and creating more opportunities for larger ADUs.

Commercial Cannabis Business, Section 17.84.120
Staff proposes minor amendments to the City’s commercial cannabis use ordinance to clean up minor text inconsistencies and improve the ordinance's clarity and application. One component of this proposed minor update is to clarify the standards for commercial cannabis delivery to explicitly consider the use as an accessory to a permitted storefront retail cannabis business.

Day Care Centers, Family Day Cares, and Residential Care Facilities, Section 17.84.150 Large residential care facilities (RCFs) are defined in the code as facilities with more than six residents. To address potential concerns about commercial-scale RCF buildings in lower-density residential zones and to accommodate the specific operational needs of larger facilities, the proposed amendments set a limit of 12 residents for RCFs in Residential Low (R-L), Neighborhood Preservation (N-P), and Residential Low-Medium (R-LM) zones, aiming to ensure smooth integration of any new facilities.

Staff noted the implementation of a resident cap in specific zones used by other neighboring jurisdictions, such as Roseville, Sacramento County, and Citrus Heights. The proposed changes indicate that facilities located in other zones, where larger residential care facilities are permitted, may accommodate more than 12 residents. In addition to the current performance standards for residential care facilities, standards for maintenance and building design for large RCFs are proposed.

Drive-Through Establishments, Section 17.84.160
The current code requires drive-through facilities in mixed-use zones to be 600 feet from a highway or interstate off-ramp and prohibits drive-throughs within 500 feet of each other. This unintentionally limits proposed uses in the CMU-G zone, which was created for future annexation areas near I-5 and County Road 102. This zone includes regional-serving retail and commercial areas where drive- through facilities are well-suited. Staff proposes to exempt properties in CMU-G zones from the

distancing requirements that restrict where drive-through restaurants can be located.

Mobile Vending and Food Preparation, Section 17.84.250
The recent code update unintentionally did not allow stationary mobile vendors that are part of existing brick-and-mortar restaurants in downtown zones. Staff proposes to allow brick-and-mortar restaurants in downtown zones to have one mobile vending operation adjacent to the restaurant.

Single Room Occupancy (SRO), Section 17.84.340
Staff proposes to define SRO housing with six or fewer residents as small SROs and with seven or more residents as large SROs. Additional standards for SROs are proposed, including increased minimum common area requirements for all SROs. Existing performance standards in the code for management and maintenance are proposed to apply to large SROs.

Telecommunication Facilities, Section 17.84.360
The Federal Spectrum Act of 2012 mandated streamlined permitting of eligible modifications to existing wireless telecommunication facilities. The Federal Communications Commission revised the Spectrum Act in 2020 to make modifications eligible for this streamlining. The current definition in the Zoning Ordinance that determines eligibility for streamlining does not align with the definition in Title 47 Code of Federal Regulations (CFR) Section 1.6100(b)(7). Staff proposes to remove the outdated definition from the Zoning Ordinance text and replace it with reference to the federal regulations for future consistency.

Personal Services, Section 17.84.290
Staff proposes minor modifications to the permitted hours of operation for massage establishments to align with standard business practices. As a result of discussions following the Planning Commission meeting on August 21, 2025, staff also proposes additional review through a Zoning Administrator Permit for any personal services use that may need additional evaluation of impacts on surrounding uses, subject to the Director's discretion.

Recycling Facilities, Section 17.84.310
Staff proposes to specify standards for donation containers, including limiting them to one container per commercial center or site and outlining screening requirements. The proposed standards also require containers to be marked with contact information for the operator and signage regarding accepted materials.

Short-Term Rentals, Section 17.84.330
The current code conditionally allows short-term rentals in some downtown and mixed-use zones (DX-1, DX-3, CMU-WM, CMU-E, and CMU-G). Language in the standards for short-term rentals suggested that this use could only be allowed in single-family homes. Staff proposed to clarify this standard to allow a limited number of units in multi-unit and mixed-use developments to be short-term rentals.

Public Notice, Section 17.96.080
Staff proposes minor updates to public noticing standards to clarify requirements related to when public notice postings should be taken down from a property following a final determination on a project. Further, proposed minor modifications to the social media posting subsection are intended to clarify the intended standards for using social media as a tool for public outreach for projects under review.

Amendments to the Zoning Map and Text - Planning Commission Hearing and Recommendation, Section 17.108.040 and City Council Hearing and Action, Section 17.108.050 AB 2904, which took effect on January 1, 2025, requires a 20-day public notice for Planning

Commission hearings on a proposed zoning ordinance or zoning ordinance amendment that affects the permitted uses of real property. Staff proposes minor amendments to this section of the Zoning Code to update the public notice requirements referenced in this section to conform to state law.

General Plan Consistency
The General Plan outlines a vision for Woodland’s long-term physical and economic development and community enhancement. It also provides goals and policies that will allow this vision to be accomplished. The General Plan, inclusive of the Housing Element, provides the basis for establishing priorities for implementing plans and programs, such as the Zoning Ordinance.

The proposed minor Zoning Code amendments support the implementation of multiple policies outlined in the City of Woodland 2035 General Plan as follows:

Policy 2.A.4: Downtown. Promote Downtown Woodland as the city’s sole civic, cultural, entertainment, and central business district that serves as the primary specialty-retail and dining, entertainment, office, arts, and government center. Support new mixed-use development in the Downtown with an emphasis on retail, entertainment, and other active uses at the ground level and residential and office uses on upper levels along Main Street. In addition, allow ground floor office uses on side streets.

The proposed amendments to key uses in downtown zones support Downtown Woodland as a cultural, entertainment, and central business district. For example, clarifying the definition of brewpubs and wine bars will encourage flexible, active businesses that often support the arts and entertainment. Additionally, reducing the level of review required for massage establishments and general personal services in some downtown zones will reduce barriers for small businesses with low impacts in these areas.

Policy 2.F.1: Development Regulations. Promote design excellence by ensuring that development regulations clearly express both desired and intended outcomes, in addition to those that may be prohibited or undesired.

Amendments to clarify standards for accessory structures, flagpoles, signage, and equipment screening are proposed to prevent confusion and ensure design consistency throughout the community.

Policy 7.A.5. Landscape Water Conservation Standards. Ensure consistency with the State water conservation requirements and Model Ordinance provided by the DWR as well as review and update the City’s water conservation requirements and ordinance as needed.

Policy 7.B.8. Native and Compatible Non-Native Plant Species. Require developers to use native and compatible non-native species, especially drought-resistant species, to the extent possible in order to preserve the visual integrity of the landscape, provide benefits for native wildlife, and ensure that a variety of plants suited to the region are maintained.

Policy 7.B.9: Tree Canopy. Manage, enhance, and improve the city’s tree canopy as a valuable ecological resource.

In support of the three policies above, the proposed amendments specify a percentage of landscaping that must be native and/or low-water, climate-adapted plantings. Additionally, the proposed addition of tree protection standards during construction will further efforts to protect the existing tree canopy.

Housing Element Consistency
The Zoning Ordinance is the regulatory framework that supports implementation of the City’s General Plan, including the Housing Element (HE).

HE Implementation Program A.2:
• Prepare a new code that is user-friendly and easy for all users to understand and navigate, without staff assistance.
• Amend the Code consistent with Health and Safety Code Section 17021.5 and 17021.6 to facilitate housing for farmworkers.

Continuing the efforts of the 2024 Comprehensive Zoning Code, the proposed amendments are an effort to clarify and edit text to improve usability for all users. Additionally, staff proposes to add employee housing to the single-family dwelling unit definition to comply with California Health and Safety Code Section 17021.5.

HE Implementation Program A.13: Continue to encourage new residential development projects to incorporate accessory dwelling units (ADUs) or multi-gen units that can be utilized as ADUs in the future and are not subject to impact fees.

The proposed amendments remove the requirement for separate utility connections for ADUs, which supports ADU development by eliminating connection fee costs for homeowners who are able to connect to existing water and sewer lines.

HE Implementation Program A.25: Amend the Zoning Code regulations for transitional and supportive housing to ensure compliance with AB101 and AB2162, including allowing transitional and supportive housing in areas that allow multifamily and mixed-use residential.

Proposed amendments allow for transitional and supportive housing uses in areas where multi-unit and mixed-use residential development is allowed.

HE Implementation Program C.10: Review and amend the zoning code to allow group homes (i.e., residential care facilities) for seven or more persons as a permitted use in residential zones and ensure zoning permits group homes objectively with approval certainty consistent with State law and fair housing requirements.

The proposed modifications allow large residential care facilities by right in the DX-2, DX-3, CMU- WM, CMU-E, CMU-A, CMU-F, CCMU, NMU, and CMU-G zones to align more closely with areas where multi-unit residential uses are allowed. Allowing these facilities by right in additional downtown and mixed-use zones supports the HE objective of removing barriers to housing for people with disabilities.

Climate Action Plan Consistency
The City of Woodland's 2035 Climate Action Plan (CAP) includes strategies across six focus areas, such as "Urban Forest and Open Space" and "Water and Solid Waste," which would be supported through the proposed zoning code amendments. A number of the proposed changes to the landscape standards in Woodland Municipal Code Section 17.64 align with CAP goals. Specifically, proposed amendments to standards related to tree protection during construction support the goals of the "Urban Forest and Open Space" strategy. A healthier tree canopy has the potential to help mitigate the urban heat island effect, lower building energy demand, and increase carbon sequestration. Further, proposed amendments to standards that specify a certain percentage of

native and climate-adapted plants directly support the "Water and Solid Waste" strategy by promoting the wise stewardship of water, which aims to reduce irrigation demand, and the energy used for water conveyance and treatment.

Zoning Amendment Findings
Following a public hearing, the City Council may approve a zoning amendment, if all of the following findings can be made:

1. The proposed amendments are consistent with the goals, objectives, and policies of the General Plan as follows: The proposed amendments are aligned with the City’s broader goals to provide access to development standards that are clear, fair, and consistently applied, and are intended to make the Zoning Code more user-friendly and predictable for the public and staff. Further, a number of the proposed amendments align with City Housing Element goals that call for encouraging and facilitating the development of housing. The proposed zoning amendments align with the following specific General Plan Policies:
• Policy 2.A.4: Downtown: The proposed amendments to key uses in downtown zones support Downtown Woodland as a cultural, entertainment, and central business district;
• Policy 2.F.1: Development Regulations: Amendments to clarify standards for accessory structures, flagpoles, signage, and equipment screening are proposed to prevent confusion and ensure design consistency throughout the community; • Policy 7.A.5. Landscape Water Conservation Standards, Policy 7.B.8.

Native and Compatible Non-Native Plant Species, and Policy 7.B.9: Tree Canopy: the proposed amendments specify a percentage of landscaping that must be native and/or low-water, climate-adapted plantings. Additionally, the proposed addition of tree protection standards during construction will further efforts to protect the existing tree canopy.
o The proposed zoning amendments align with the following specific Housing Element (HE) Policies:
• HE Implementation Program A.2: Continuing the efforts of the 2024 Comprehensive Zoning Code, the proposed amendments are an effort to clarify and edit text to improve usability for all users. Additionally, staff proposes to add employee housing to the single-family dwelling unit definition to comply with California Health and Safety Code Section 17021.5;
• HE Implementation Program A.13: The proposed amendments remove the requirement for separate utility connections for ADUs, which supports ADU development by eliminating connection fee costs for homeowners who are able to connect to existing water and sewer lines;
• HE Implementation Program A.25: Staff proposed changes to allow transitional and supportive housing in areas that allow for multi-unit and mixed-use residential development; and
• HE Implementation Program C.10: The proposed modifications allow large residential care facilities by right in the DX-2, DX-3, CMU-WM, CMU-E, CMU-A, CMU-F, CCMU, NMU, and CMU-G zones to align more closely with areas where multi-unit residential uses are allowed. Allowing these facilities by right in additional downtown and mixed-use zones supports the HE objective of removing barriers to housing for people with disabilities.

2. That the proposed amendment will promote growth of the City in an orderly manner and will promote and protect the public health, safety, or welfare of the community; The proposed amendments support growth of the City by refining and improving various sections of the Zoning Code, which is the primary tool used to implement growth and development in the City.

By clarifying standards and definitions, these amendments facilitate a more predictable and orderly process for residents, builders, and decision
makers.________________________________________

3. That the anticipated land uses on the subject site will be compatible with existing and future surrounding uses; The proposed amendments are not site-specific but apply citywide, and they are prepared to ensure that new development will be compatible with existing neighborhood character.

4. That the City's inventory of residential lands for qualified housing sites has not been reduced; and the proposed Zoning Code amendments do not involve any change of zone or re- designation of property that would reduce the City's inventory of residential land.

5. That the proposed amendment is consistent with any development-related application that is processed and approved concurrently with the amendment application. The proposed Zoning Code amendments are a city-initiated effort to improve the clarity, consistency, and legal standing of the City's development regulations. It is a general update to the text of the code itself and is not tied to a specific development project. The proposed amendments, being general, do not conflict with any development-related applications that are currently being processed by the City. The changes are intended to provide a clearer regulatory framework for all future projects and are consistent with any concurrently processed applications.

Environmental Review:

The City of Woodland has determined that the adoption of the ordinance is exempt from review under the California Environmental Quality Act (CEQA) (California Public Resources Code Section 21000, et seq.) pursuant to State CEQA Regulation Section 15061 (B)(3) (Cal. Code Regs. Tit. 14, Section 15061 (b)(3) covering activities with no possibility of having a significant effect on the environment. In addition, the City of Woodland has determined that the ordinance is categorically exempt pursuant to Section 15301 of the CEQA regulations applicable to minor alterations of land use limitations.

Public Noticing:

The Community Development Department prepared a public notice advertising for the public hearing on the project in accordance with the notification procedures outlined in the City of Woodland’s Municipal Code and State Planning Law.

Legal notice was published in the Woodland Daily Democrat on July 31, 2025, for the Planning Commission meeting on August 21, 2025. For the City Council Meeting on September 16, 2025, a legal notice was published in the Woodland Daily Democrat on August 24, 2025. Both notices were published 20 days before the public hearings.

Public Comment:

Prior to the Planning Commission meeting, staff received one public comment from the California Housing Defense Fund regarding the City's ADU standards, as included in Attachment 5. The staff response to this public comment is detailed previously in this report.

Conclusion:

Staff recommends that City Council hold a Public Hearing and take the following action:

Introduce and waive the first reading of an Ordinance amending Woodland Municipal Code Title 17 "Zoning" in multiple sections for enhanced clarity, usability, and State law conformity.

Prepared by: Anna Canales, Assistant Planner
Hadlie Ward, Assistant Planner

Reviewed by: Erika Bumgardner, Deputy Director of Community Development

Attachments:

1. Proposed Ordinance - Zoning Code Amendments

2. Zoning Amendment Redlines

3. Summary Table of Proposed Amendments

4. Planning Commission Resolution No. PC 25-09

5. Public Comment - 8.21.25 - California Housing Defense Fund

ORDINANCE NO. _____

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WOODLAND AMENDING VARIOUS SECTIONS OF TITLE 17 OF THE WOODLAND MUNICIPAL

CODE TO UPDATE AND CLARIFY THE PROVISIONS OF THE ZONING

ORDINANCE

WHEREAS, the purpose of the Zoning Ordinance of the City of Woodland is to establish a precise and detailed plan for the use of land in the City based on the General Plan; and

WHEREAS, Article 17 of the Woodland Municipal Code establishes various zones, permitted and conditional uses, development standards and entitlement process procedures to promote the orderly and harmonious growth of the city and stability of land values and investments and general welfare of the city; and

WHEREAS, the procedures set forth in Title 17 provide for a process to review the proposed residential, commercial and industrial projects and to ensure that the architectural design of the proposed project is suitable for purposes of the building and the site and will enhance the character of the neighborhood and community, and will ensure that the proposed use is compatible with existing properties and anticipated future developments; and

WHEREAS, the City has identified a need to periodically update the Zoning Ordinance to improve its clarity, streamline review procedures, address new State laws, and better implement the goals and policies of the General Plan; and

WHEREAS, this ordinance (“Ordinance”) provides for updates to multiple sections of Title 17 to achieve these goals; and

WHEREAS, on August 21, 2025, the Planning Commission conducted a duly noticed public hearing to consider the staff report, recommendations by staff, and public testimony concerning the Ordinance. Following the public hearing, the Planning Commission voted to forward the Ordinance to the City Council with a recommendation in favor of its adoption; and

WHEREAS, the adoption of the ordinance is exempt from review under the California Environmental Quality Act (CEQA) (California Public Resources Code Section 21000, et seq.) pursuant to State CEQA Regulation Section 15061 (B)(3) (Cal. Code Regs. Tit. 14, Section 15061 (b)(3)) covering activities with no possibility of having a significant effect on the environment. In addition, the City of Woodland has determined that the ordinance is categorically exempt pursuant

to Section 15301 of the CEQA regulations applicable to minor alterations of land use limitations; and

WHEREAS, on September 16, 2025, the City Council conducted a duly noticed public hearing to consider the Ordinance, including all public testimony and reports prepared in connection with the Ordinance, and the recommendation of the Planning Commission; and

WHEREAS, all legal prerequisites to the adoption of the Ordinance have occurred.

NOW THEREFORE, THE CITY COUNCIL OF THE CITY OF WOODLAND DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. Incorporation of Recitals. The recitals above are true and correct and are hereby adopted as findings as if fully set forth herein.

SECTION 2. CEQA. The City Council finds that the adoption of the ordinance is exempt from review under the California Environmental Quality Act (CEQA) (California Public Resources Code Section 21000, et seq.) pursuant to State CEQA Regulation Section 15061 (B)(3) (Cal. Code Regs. Tit. 14, Section 15061 (b)(3)) covering activities with no possibility of having a significant effect on the environment. In addition, the City of Woodland has determined that the ordinance is categorically exempt pursuant to Section 15301 of the CEQA regulations applicable to minor alterations of land use limitations.

SECTION 3. Code Amendment. Title 17 (Zoning) of the Woodland Municipal Code is hereby amended to read in its entirety as set forth in Exhibit “A,” attached hereto and incorporated herein by this reference.

SECTION 4. Severability. If any provision of this Ordinance or its application to any person or circumstance is held invalid by a court of competent jurisdiction, such invalidity has no effect on the other provisions or applications of the Ordinance that can be given effect without the invalid provision or application, and to this extent, the provisions of this Ordinance are severable.

SECTION 5. Certification and Publication. The City Clerk shall certify to the adoption of this Ordinance and cause it, or a summary of it, to be published once within 15 days of adoption in a newspaper of general circulation printed and published within the City of Woodland, and shall post a certified copy of this Ordinance, including the vote for and against the same, in the Office of the City Clerk in accordance with California Government Code, section 36933.

SECTION 6. Effective Date. This Ordinance shall become effective 30 days after its adoption.

INTRODUCED at a regular meeting of the City Council of the City of Woodland, California on the 16th of September 2025, and PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on ______ by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_______________________________
Rich Lansburgh, Mayor

ATTEST: APPROVED AS TO FORM:

_______________________________ _______________________________ Marissa Kersey, City Clerk Ethan Walsh, City Attorney

EXHIBIT A
[Insert Exhibit A – Title 17]

City of Woodland, CA

Title 17
ZONING
Division I
General Provisions

Chapter 17.04

PURPOSE AND EFFECT OF THE ZONING
CODE

§ 17.04.010. Title.
§ 17.04.020. Authority.
§ 17.04.030. Purpose.
§ 17.04.040. Relationship to the General
Plan.
§ 17.04.050. Applicability.
§ 17.04.060. Severability.

Chapter 17.08

INTERPRETATION AND RULES OF

MEASUREMENT

§ 17.08.010. Purpose.
§ 17.08.020. Interpretation.
§ 17.08.030. Rules of Measurement.

Chapter 17.12
ZONES

§ 17.12.010. Zones Established.

Chapter 17.16
MAPS

§ 17.16.010. Zoning Map.
§ 17.16.020. National Historic Register Map.
§ 17.16.030. Floodplain Map.

Chapter 17.20
(RESERVED)

Division II
Zone Regulations
Chapter 17.24

RESIDENTIAL ZONES

§ 17.24.010. Purpose and Applicability.
§ 17.24.020. Use Regulations.
§ 17.24.030. Development Standards.
§ 17.24.040. Supplemental Regulations.

Chapter 17.28

DOWNTOWN ZONES

§ 17.28.010. Purpose and Applicability.
§ 17.28.020. Use Regulations.
§ 17.28.030. Development Standards.
§ 17.28.040. Supplemental Regulations.

Chapter 17.32

MIXED-USE ZONES

§ 17.32.010. Purpose and Applicability.
§ 17.32.020. Use Regulations.
§ 17.32.030. Development Standards.
§ 17.32.040. Supplemental Regulations.

Chapter 17.36

COMMERCIAL ZONES

§ 17.36.010. Purpose and Applicability.
§ 17.36.020. Use Regulations.
§ 17.36.030. Development Standards.
§ 17.36.040. Supplemental Regulations.

Chapter 17.40

EMPLOYMENT ZONES

§ 17.40.010. Purpose and Applicability.
§ 17.40.020. Use Regulations.
§ 17.40.030. Development Standards.
§ 17.40.040. Supplemental Regulations.

City of Woodland, CA

WOODLAND CODE

Chapter 17.44

PUBLIC AND OPEN SPACE ZONES

§ 17.44.010. Purpose and Applicability.
§ 17.44.020. Use Regulations.
§ 17.44.030. Development Standards.
§ 17.44.040. Supplemental Regulations.

Chapter 17.48

PLANNED DEVELOPMENT

§ 17.48.010. Purpose.
§ 17.48.020. Applicability.
§ 17.48.030. Procedures.

Chapter 17.52

SPECIFIC PLANS

§ 17.52.010. Purpose.
§ 17.52.020. Applicability.
§ 17.52.030. Adopted Specific Plans.

Chapter 17.56

BUILDING AND SITE DESIGN STANDARDS

§ 17.56.010. General Design Standards.
§ 17.56.020. Single-Family and Duplex
Design Standards.
§ 17.56.030. Multi-Unit Design Standards.
§ 17.56.040. Small Lot Subdivision Design
Standards.
§ 17.56.050. Preservation/Restoration of and
Additions to Historic
Structures.
§ 17.56.060. New Development or
Renovation of Non-Historic
Structures Design Standards in
the Downtown Zones.
§ 17.56.070. Mixed-Use, Commercial and
Employment Zones Design
Standards.
§ 17.56.080. Public Facilities and Open
Space Zones Design Standards.

Chapter 17.60
(RESERVED)

Division III
Citywide Standards

Chapter 17.64

GENERAL SITE STANDARDS

§ 17.64.010. Purpose.
§ 17.64.020. Accessory Structures.
§ 17.64.030. Fences, Walls, and Hedges.
§ 17.64.040. Landscaping.
§ 17.64.050. Outdoor Lighting and
Illumination.
§ 17.64.060. Projections into Required
Setbacks.
§ 17.64.070. Public Art.
§ 17.64.080. Refuse and Recycling
Enclosures.
§ 17.64.090. Swimming Pools and Spas.
§ 17.64.100. Vehicle/Truck Parking and
Storage.
§ 17.64.110. Visibility at Intersections.

Chapter 17.68

PARKING AND LOADING

§ 17.68.010. Purpose.
§ 17.68.020. Applicability.
§ 17.68.030. Required On-Site Parking
Spaces.
§ 17.68.040. General Provisions.
§ 17.68.050. Alternative Programs for
Parking.
§ 17.68.060. Electric Vehicle Charging
Stations.
§ 17.68.070. Bicycle Parking.
§ 17.68.080. Loading.
§ 17.68.090. Parking Area Development and
Design Standards.

City of Woodland, CA
ZONING
Chapter 17.70 Chapter 17.80
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

SCREENING STANDARDS

§ 17.70.010. Purpose and Applicability.
§ 17.70.020. Mechanical and Electrical
Equipment and Utilities.
§ 17.70.030. Service Areas.
§ 17.70.040. Outdoor Storage Areas.

Chapter 17.72
SIGNS

§ 17.72.010. Purpose.
§ 17.72.020. Applicability.
§ 17.72.030. Sign Permits.
§ 17.72.040. General Standards for All
Signs.
§ 17.72.050. Standards for Permanent Signs.
§ 17.72.060. Standards for Temporary
Signs.
§ 17.72.070. Standards for Nonconforming
Signs.
§ 17.72.080. Enforcement.
§ 17.72.090. Severability.

Chapter 17.76

PERFORMANCE STANDARDS

§ 17.76.010. Purpose and Applicability.
§ 17.76.020. Measurement of Impacts.
§ 17.76.030. General Standards.
§ 17.76.040. Electromagnetic Interference.
§ 17.76.050. Fire and Explosive Hazards.
§ 17.76.060. Hazardous and Extremely
Hazardous Materials.
§ 17.76.070. Heat and Humidity.
§ 17.76.080. Light and Glare.
§ 17.76.090. Liquid or Solid Waste.
§ 17.76.100. Odors, Particulate Matter, and
Air Contaminants.
§ 17.76.110. Noise.
§ 17.76.120. Vibration.

NONCONFORMING PROVISIONS

§ 17.80.010. Purpose.
§ 17.80.020. Applicability.
§ 17.80.030. Determination of
Nonconforming Uses,
Structures, and Lots.
§ 17.80.040. Nonconforming Uses.
§ 17.80.050. Continuation and Maintenance
of Nonconforming Structures.
§ 17.80.060. Alterations and Enlargements
to Nonconforming Structures.
§ 17.80.070. Repair and Replacement of
Damaged or Destroyed
Nonconforming Buildings.
§ 17.80.080. Abandonment or
Discontinuance of
Nonconforming Uses.
§ 17.80.090. Nonconforming Signs.

Chapter 17.84

STANDARDS FOR SPECIFIC USES AND

ACTIVITIES

§ 17.84.010. Purpose and Applicability.
§ 17.84.020. Accessory Uses.
§ 17.84.030. Accessory Dwelling Units.
§ 17.84.040. Adult Businesses.
§ 17.84.050. Agricultural Production, Light.
§ 17.84.060. Alcoholic Beverage Sales.
§ 17.84.070. Alternate Energy Sources.
§ 17.84.080. Animal Keeping.
§ 17.84.090. Automobile/Vehicle Sales and
Services Uses.
§ 17.84.100. Bed and Breakfast Lodging.
§ 17.84.110. Beekeeping.
§ 17.84.120. Commercial Cannabis
Businesses.
§ 17.84.130. Community Gardens.
§ 17.84.140. Crematorium.
§ 17.84.150. Day Care Centers, Family Day
Cares and Residential Care
Facilities.
§ 17.84.160. Drive-Through Establishments.

Downloaded from https://ecode360.com/WO5036 on 2025-06-10

City of Woodland, CA

WOODLAND CODE

§ 17.84.170. Emergency Shelters, Daytime
Service Facilities, and Low
Barrier Navigation Centers.
§ 17.84.180. Firearms Sales.
§ 17.84.190. Hazardous Waste Management
Facilities.
§ 17.84.200. Home Occupations and Cottage
Food Operations.
§ 17.84.210. Hookah Lounges.
§ 17.84.220. Indoor Warehousing,
Distribution.
§ 17.84.230. Live/Work.
§ 17.84.240. Manufactured Home Parks,
RV/Trailer Parks, and
Manufactured Buildings.
§ 17.84.250. Mobile Vending and Food
Preparation.
§ 17.84.260. Nontraditional Financial
Institutions.
§ 17.84.270. Outdoor Display, Sales, and
Dining.
§ 17.84.280. Personal Cultivation of
Cannabis.
§ 17.84.290. Personal Services.
§ 17.84.300. Personal Storage Facilities.
§ 17.84.310. Recycling Facilities.
§ 17.84.320. Residential Limited Retail.
§ 17.84.330. Short-Term Rental.
§ 17.84.340. Single Room Occupancy Units.
§ 17.84.350. Smoke Shops.
§ 17.84.360. Telecommunication Facilities.
§ 17.84.370. Temporary Uses.
§ 17.84.380. Two-Unit Projects.

Chapter 17.88

FLOOD MANAGEMENT

§ 17.88.010. Purpose.
§ 17.88.020. Floodplain Area Map.
§ 17.88.030. Flood Protection.
§ 17.88.040. Requirements.

Division IV
Administration and Procedures
Chapter 17.92

PLANNING AUTHORITIES

§ 17.92.010. Purpose.
§ 17.92.020. Review Authorities.

Chapter 17.96

COMMON PROCEDURES

§ 17.96.010. Purpose.
§ 17.96.020. Application Forms and Fees.
§ 17.96.030. Pre-Application Review.
§ 17.96.040. Determination of Similar Use.
§ 17.96.050. Review of Planning
Applications.
§ 17.96.060. Environmental Review.
§ 17.96.070. Neighborhood Meeting.
§ 17.96.080. Public Notice.
§ 17.96.090. Conduct of Public Hearing.
§ 17.96.100. Findings and Decision.
§ 17.96.110. Scope of Approvals.
§ 17.96.120. Authority to Apply Conditions
of Approval.
§ 17.96.130. Expiration and Extension.
§ 17.96.140. Modifications to an Approved
Permit.
§ 17.96.150. Revocation of Permits.
§ 17.96.160. Appeals.
§ 17.96.170. Certificates of Occupancy.

Chapter 17.100

PLANNING PERMITS AND APPROVALS

§ 17.100.010. Purpose.
§ 17.100.020. Planning Permits and
Approvals.
§ 17.100.030. Zoning Clearance.
§ 17.100.040. Development Review Process.
§ 17.100.050. Development Review Tier 1.
§ 17.100.060. Development Review Tier 2.
§ 17.100.070. Development Review Tier 3.
§ 17.100.080. Temporary Use Permit.
§ 17.100.090. Zoning Administrator Permit.
§ 17.100.100. Conditional Use Permit.

Downloaded from https://ecode360.com/WO5036 on 2025-06-10

City of Woodland, CA
ZONING

§ 17.100.110. Minor Modification.
§ 17.100.120. Variance.
§ 17.100.130. Building Permit.
§ 17.100.140. Sign Permit—Permanent Signs.
§ 17.100.150. Sign Permit—Master Sign
Program.
§ 17.100.160. Reasonable Accommodation for
Persons with Disabilities.
§ 17.100.170. Pre-zoning for Annexation.
§ 17.100.180. Development Agreements.

Chapter 17.104

AMENDMENTS TO THE GENERAL PLAN

§ 17.104.010. Purpose and Applicability.
§ 17.104.020. Initiation of Amendments.
§ 17.104.030. Review Procedures and Public
Notice.
§ 17.104.040. Planning Commission Hearing
and Recommendation.
§ 17.104.050. City Council Hearing and
Action.

Chapter 17.108

AMENDMENTS TO THE ZONING MAP AND
TEXT

§ 17.108.010. Purpose and Applicability.
§ 17.108.020. Application Requirements.
§ 17.108.030. Review Procedures and Public
Notice.
§ 17.108.040. Planning Commission Hearing
and Recommendation.
§ 17.108.050. City Council Hearing and
Action.
§ 17.108.060. Required Findings.

Chapter 17.112

PLANNED DEVELOPMENT (PD)

§ 17.112.010. Purpose.
§ 17.112.020. Procedure.
§ 17.112.030. Findings.

Chapter 17.116

PRECISE PLANS

§ 17.116.010. Purpose.
§ 17.116.020. Initiation of Precise Plan.
§ 17.116.030. Review Procedures and Public
Notice.
§ 17.116.040. Planning Commission Hearing
and Recommendation.
§ 17.116.050. City Council Hearing and
Action.
§ 17.116.060. Required Findings.

Chapter 17.120

SPECIFIC PLANS

§ 17.120.010. Specific Plan Provisions.
§ 17.120.020. Mandatory Contents of the
Specific Plan.
§ 17.120.030. Request for Specific Plan
Process.
§ 17.120.040. Specific Plan Preparation
Process.

Chapter 17.124
(RESERVED)

Chapter 17.128

ENFORCEMENT

§ 17.128.010. Purpose.
§ 17.128.020. Enforcement.
§ 17.128.030. Violation.
§ 17.128.040. Penalties.
§ 17.128.050. Remedies.
§ 17.128.060. Abatement.
§ 17.128.070. Recording a Notice of Violation.

Chapter 17.132
(RESERVED)

Division V
Definitions

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

WOODLAND CODE

Chapter 17.136

DEFINITIONS OF TERMS

§ 17.136.010. Definitions of Terms.

Chapter 17.140

DEFINITIONS OF SIGN TERMS

§ 17.140.010. Definitions of Sign Terms.

Chapter 17.144

DEFINITIONS OF USES

§ 17.144.010. Definitions of Uses.

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

Division I
General Provisions

CHAPTER 17.04

PURPOSE AND EFFECT OF THE ZONING CODE

§ 17.04.010. Title.

Title 17 of the Woodland Municipal Code shall be known and cited as the "Zoning Code" or "Code."

§ 17.04.020. Authority.

The Woodland Zoning Code is adopted in compliance with the authority contained in California Government Code § 65850.

§ 17.04.030. Purpose.

The Zoning Code is enacted in order to promote the public health, safety, comfort, and general welfare, to provide a plan for sound and orderly development, and to ensure social and economic stability within the various zones established by the provisions of this Zoning Code. More specifically, the Zoning Code is adopted to achieve the following objectives:

A. Provide standards for the orderly growth and development of the City, and guide and control the use of land to provide a safe, harmonious, attractive, and sustainable community.

B. Achieve the arrangement of land uses depicted in the Woodland General Plan, consistent with the goals and policies of the General Plan.

C. Enhance the appearance of the City and promote high-quality design.

D. Preserve and enhance the quality of life and character of residential neighborhoods.

E. Incorporate sustainability practices and ensure climate resiliency.

F. Promote economic growth and the creation of jobs.

G. Promote compact development patterns, mixed land use, and higher -development intensities that conserve land resources, reduce vehicle trips, improve air quality, and facilitate walking, bicycling, and transit use.

H. Facilitate the appropriate location of community facilities, institutions, transportation, and parks and recreation areas.

I. Allow for public participation in government decision -making regarding land use and development in a manner consistent with State law.

J. Define the duties and power of administrative bodies and officers responsible for implementing the Zoning Code.

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

§ 17.04.040 WOODLAND CODE § 17.04.050

§ 17.04.040. Relationship to the General Plan.

This Zoning Code implements the goals and policies of the Woodland General Plan by regulating the use of land and structures within the City. This Zoning Code and the General Plan shall be consistent with one another. Any permit, license, or approval issued in compliance with this Zoning Code must be consistent with the General Plan and all applicable Specific Plans. In any case where there is a conflict between this Zoning Code and the General Plan, the General Plan shall control.

§ 17.04.050. Applicability.

A. Applicability to Property. This Zoning Code shall apply, to the extent allowed by law, to all property within the corporate limits of the City and to property for which applications for annexation and/or subdivisions have been submitted to the City, including all uses, structures, and land owned by any private person, firm, corporation, or organization, or the City or other local, State, or Federal agencies. Any governmental agency shall be exempt from the provisions of this Zoning Code only to the extent that such property may not be lawfully regulated by the City.

B. Requirements. The provisions of this Zoning Code shall establish requirements for the promotion of the public health, safety, and general welfare. Where this Zoning Code provides for more discretion on the part of a City official or body, that discretion may be exercised to impose more stringent requirements than set forth in this Zoning Code as may be necessary to promote orderly land use development and the purposes of this Zoning Code.

C. Compliance with Regulations. No land shall be used, and no structure shall be constructed, occupied, enlarged, altered, demolished, or moved in any zone, except in accordance with the provisions of this Zoning Code, including the development and performance standards herein, and any permit issued in compliance hereto. The temporary or transitory nature of a use does not exempt it from this requirement.

D. Conflicting Regulations. The regulations of this Zoning Code and requirements or conditions imposed in compliance with this Zoning Code shall not supersede any other regulations or requirements adopted or imposed by the City Council, the State of California, or any Federal agency that has jurisdiction by law over uses and projects authorized by this Zoning Code. All uses and projects authorized by this Zoning Code shall comply with all other such regulations and requirements. Where conflict occurs between the provisions of the Zoning Code and any other City ordinance, resolution, or regulation, the more restrictive provision shall control.

E. Private Agreements. This Zoning Code shall not interfere with or annul any recorded easement, covenant, or other agreement now in effect, provided that where this Zoning Code imposes greater restriction than imposed by an easement, covenant, or agreement, this Zoning Code shall control. The City shall not be responsible for monitoring or enforcing private agreements.

F. Prior Ordinance. The provisions of this Zoning Code supersede all prior ordinances codified in Title 17 of the Woodland Municipal Code and any amendments. No provisions of this Zoning Code shall validate any land use or structure established, constructed, or maintained in violation of the prior Zoning Code, unless such validation is specifically authorized by this Zoning Code and is in conformance with all other regulations.

G. Effect on Previously Approved Projects and Projects in Progress.

1. Building Permit. Any building or structure for which a Building Permit (see Building Permit,

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

§ 17.04.050 ZONING § 17.04.060

§ 17.100.130) has been issued may be completed and used in accordance with the plans, specifications, and permits on which the Building Permit was granted, provided at least one inspection has been requested and posted for the primary structure on the site where the permit is issued and provided construction is diligently pursued. No extensions of time except as provided for in the Building Code shall be granted for commencement of construction unless the applicant has secured an allowed permit extension from the Planning Division.

2. Previously Approved Land Use Authorization. This Zoning Code shall not interfere with, repeal, abrogate, or annul any previously granted land use authorization. All allowances, requirements, and conditions of approval of previous land use authorizations shall apply until the applicable review authority specifically repeals the allowance, requirement, or condition.

3. Land Use Authorization in Process. An application for a discretionary land use authorization that has been accepted by the Planning Division as complete for processing prior to the adoption of this Zoning Code or any applicable amendment shall be processed according to the requirements of this Zoning Code or the prior Code upon written request from the project applicant. The written request shall be made no later than 30 days after the effective date [July 18, 2024] of this Zoning Code and entitlement(s) are diligently pursued.

H. Application During Local Emergency. The City Council may authorize a deviation from a provision of this Zoning Code during a local emergency declared and ratified in accordance with the Woodland Municipal Code. The City Council may authorize a deviation by resolution without notice or public hearing.

§ 17.04.060. Severability.

If any section, sentence, clause, phrase, word, portion, or provision of this Zoning Code is held invalid or unconstitutional by any court of competent jurisdiction, such decision shall not affect, impair, or invalidate any other section, sentence, clause, phrase, word, portion, or provision of this Zoning Code which can be given effect without the invalid provision. The invalidation of the application of any section, sentence, clause, phrase, word, portion, or provision of this Zoning Code to a particular property or structure, or any particular properties or structures, by any court of competent jurisdiction shall not affect the application of such section, sentence, clause, phrase, word, portion or provision to any other property or structure not specifically included in said invalidation.

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

CHAPTER 17.08

INTERPRETATION AND RULES OF MEASUREMENT

§ 17.08.010. Purpose.

This chapter provides specific rules that explain how to interpret the Zoning Code and how to perform calculations and measurements that are required to implement the Zoning Code (e.g., measuring floor area, lot area, setbacks, or floor area ratio).

§ 17.08.020. Interpretation.

A. Conflict Between Text and Figure. In the event of a difference or conflict between the text and a figure, illustration, heading, caption, diagram or graphic, the text controls.

B. Conflict Within this Zoning Code. Where provisions of this Zoning Code are in conflict, the more specific, or restrictive regulations shall apply over the more general.

C. Public Property.

1. In the event public streets, alleys, or public property are vacated, abandoned, become private property, or are leased for private use, they shall be classified by the Planning Commission at the time of change of status.

2. In the event that any public property is not indicated as being zoned on the Zoning Map, it shall not be used for private purposes until said property has been classified as to zone.

D. Interpretation of Zone Boundaries. When determining the boundary of a zone, the following rules shall apply:

1. Where uncertainty exists regarding the location of a zone boundary or other feature shown on the Zoning Map, the following rules shall apply:
a. Boundaries indicated as approximately following the centerlines of alleys, lanes, streets, highways, streams, or railroads shall be construed to follow such centerlines. b. Boundaries indicated as approximately following lot lines, City limits, or extraterritorial boundary lines, shall be construed as following such lines, limits, or boundaries. c. Boundaries not indicated as following an alley, lane, street, highway, stream, or railroad and not following or coinciding approximately with a lot line, City limits, or extraterritorial lot line shall be determined by the use of the scale designated on the Zoning Map to determine the boundary location.
d. Where further uncertainty exists, the Planning Commission, upon receiving written application or upon its own motion, shall determine the location of the zone boundary in question, giving due consideration.

2. Where the Zoning Code references applicable provisions of State law (e.g., the California Government Code, Subdivision Map Act, or Public Resources Code), the reference shall be construed to be to the applicable State law provisions as they may be amended from time to time.

E. Parcels Containing Two or More Zones.

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

§ 17.08.020 ZONING § 17.08.030

1. For parcels containing two or more zones the location of the zone boundary shall be determined by the Community Development Director (Director).

2. For parcels containing two or more zones, the applicable regulations for each zone shall apply.

F. Interpretation. Where uncertainty exists regarding the interpretation of any provision of this Zoning Code or its application to a specific site, the Director shall determine the interpretation of the provision (see Table 17.100.020 -1: Planning Processes/Permits and Review Authority). The determination of the Director may be appealed in compliance with the provisions of § 17.96.160, Appeals.

G. Definitions. The Director shall make the interpretation for any definition not expressly identified in this Zoning Code.

H. Interpretation of Words and Conjunctions. Unless the context clearly indicates the contrary, the following conjunctions shall be interpreted as follows:

1. "And" indicates that all connected words or provisions may apply.

2. "And/or" indicates that the connected words or provisions may apply singularly or in any combination.

3. "Or" indicates that the connected words or provisions may apply singularly or in any combination.

4. "Either. . .or" indicates that the connected words or provisions shall apply singularly, but not in combination.

5. The words "shall," "will," "must," and "is to" are always mandatory and not discretionary. "Should" is a regulation that is not mandatory but must be either fulfilled or the applicant must demonstrate an alternative that fulfills the intent of the regulation. "May" is permissive.

6. The present tense includes the past and future tenses, and the future tense includes the past.

I. Calendar Days. All references to days are to calendar days, unless otherwise indicated. If a deadline falls on a weekend or holiday, or a day when the City offices are closed, it shall be extended to the next working day.

§ 17.08.030. Rules of Measurement.

A. For all calculations, the applicant shall be responsible for supplying drawings illustrating the measurements that apply to a project. These drawings shall be drawn to scale and of sufficient detail to allow easy verification upon inspection by the Review Authority.

B. Fractions. Whenever this Zoning Code requires consideration of distances, parking spaces, dwelling units, or other aspects of development or the physical environment expressed in numerical quantities, and the result of a calculation contains a fraction of a whole number, the results will be rounded as follows:

1. General Rounding. Fractions of one-half or greater shall be rounded up to the nearest whole number and fractions of less than one-half shall be rounded down to the nearest whole number, except as otherwise provided.

Downloaded from https://ecode360.com/WO5036 on 2025-06-10

City of Woodland, CA
§ 17.08.030 WOODLAND CODE § 17.08.030

2. Exception for State Affordable Housing Density Bonus. For projects eligible for bonus density in accordance with California Government Code § 65915 or any successor statute and Woodland Municipal Code Chapter 15.16, Affordable Housing, any fractional number of allowed bonus density units shall be rounded up to the next whole number.

C. Measuring Distances.

1. Measurements are Shortest Distance. When measuring a required distance, such as the minimum distance between a structure and a lot line, the measurement is made at the closest or shortest distance between the two objects.

FIGURE 17.08.030.C-1: MEASURING DISTANCES

2. Distances are Measured Horizontally. When determining distances for setbacks and structure dimensions, all distances are measured along a horizontal plane from the appropriate line, edge of building, structure, storage area, parking area, or other object. These distances are not measured by following the topography or slope of the land.

3. Measurements Involving a Structure. Measurements involving a structure are made to the closest support element of the structure. Structures or portions of structures that are entirely underground are not included in measuring required distances.

4. Measurement of Vehicle Stacking or Travel Areas. Measurement of a minimum travel distance for vehicles, such as garage entrance setbacks and stacking lane distances, are measured down the center of the vehicle travel area. For example, curving driveways and travel lanes are measured along the center arc of the driveway or traffic lane.

5. Measuring Distance Between Two Properties. When a specified land use is required to be located a minimum distance from another land use, the minimum distance is measured in a straight line from all points along the lot line of the subject project.

FIGURE 17.08.030.C-2: MEASURING DISTANCES BETWEEN PROPERTIES

D. Measuring Height.

City of Woodland, CA
§ 17.08.030 ZONING § 17.08.030
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

1. Measuring Building Height.
a. Building height is measured from the average level of the highest and lowest point where the vertical plane of the exterior walls touches existing or finished grade, whichever is lower, to the highest point on the roof, the top of the parapet wall, the wall coping of a flat roof, or the deck line of a mansard roof.

FIGURE 17.08.030.D-1: MEASURING BUILDING HEIGHT

b. Exceptions. Chimneys, cupolas, spires, grain silos and towers, elevators, and rooftop equipment are not included in the building height.

2. Measuring Fence Height.
a. Fences at Grade. The height of any fence or wall is measured as the vertical distance from the average of the ground levels immediately adjacent to both sides of the fence or wall to the highest point of the fence or wall.
b. Any fence or railing required by the California Building Code to exceed the maximum height is allowed.

FIGURE 17.08.030.D-2: MEASURING HEIGHT FENCES ON RETAINING WALLS

3. Measuring the Number of Stories in a Building. In measuring the height of a building in stories the following measurement rules shall apply:
a. A story means that portion of a building included between the surface of any floor and the surface of the floor next above, or if there is no floor above, the ceiling or roof above it. b. A basement shall be counted as a full story if the vertical distance between the finished grade and the finished floor level directly above a basement or cellar is more than six feet at any point.
c. An interior balcony or mezzanine shall be counted as a full story if its floor area exceeds one-third of the total area of the nearest full floor directly below it or if it is enclosed on more than two sides.
d. A story of a commercial or residential building shall not exceed 25 feet in height from the upper surface of the floor to the ceiling above. Industrial buildings are exempt from this

City of Woodland, CA
§ 17.08.030 WOODLAND CODE § 17.08.030
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

standard.

FIGURE 17.08.030.D-3: MEASURING NUMBER OF STORIES IN A BUILDING

4. Measuring the Height of Decks. Deck height is determined by measuring from the ground to the top of the floor of the deck directly above the ground point.

FIGURE 17.08.030.D-4: MEASURING THE HEIGHT OF DECKS

E. Measuring Lot Width and Depth.

1. Lot Width. Lot width is the horizontal distance between the side lot lines, measured at right angles to the lot depth at a point midway between the front and rear lot lines.

2. Lot Depth. Lot depth is measured along an imaginary straight line drawn from the midpoint of the front property line of the lot to the midpoint of the rear property line or to the most distant point on any other lot line where there is no rear lot line. See also definitions for lot line, front, rear and side in Chapter 17.136, Definitions of Terms.

City of Woodland, CA
§ 17.08.030 ZONING § 17.08.030
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

FIGURE 17.08.030.E-1: MEASURING LOT WIDTH AND DEPTH

F. Determining Average Slope. The average slope of a lot is calculated using the following formula: S = 100(I)(L)/A, where:

S = Average slope (in percent)
I = Contour interval (in feet)
L = Total length of all contour lines on the lot (in feet) A = Area of subject lot (in square feet)
G. Determining Floor Area. The floor area of a building is the sum of the gross horizontal areas of all floors of a building or other enclosed structure.

1. Included in Floor Area. Floor area includes, but is not limited to, habitable space (as defined in the California Building Code) including basements and cellars that are below the roof and within the outer surface of the main walls of principal or accessory buildings or the centerlines of party walls separating such buildings or portions thereof or within lines drawn parallel to and two feet within the roof line of any building without walls. In the case of a multi-story building that has covered or enclosed stairways, stairwells or elevator shafts, the horizontal area of these features shall be counted only once at the floor level of their greatest area of horizontal extent.

2. Excluded from Floor Area. Floor area does not include mechanical, electrical, and communication equipment rooms that do not exceed two percent of the building's gross floor area; bay windows or other architectural projections where the vertical distance between the lowest surface of the projection and the finished floor is 30 inches or greater; areas that qualify as usable open space; and areas used for off-street parking spaces or loading spaces; driveways; ramps between floors of a multi -level parking garage; and maneuvering aisles that are located below the finished grade of the property. Gross square floor area excludes areas of a building devoted to flood protection measures.

3. Nonresidential Uses. For nonresidential uses, gross floor area includes pedestrian access interior walkways or corridors, interior courtyards, walkways, paseos, or corridors covered by a roof or skylight. Nonresidential gross floor area does not include arcades, porticoes, and similar open areas that are located at or near street level and are accessible to the general public but are not designed or used as sales, display, storage, service, or production areas.

City of Woodland, CA
§ 17.08.030 WOODLAND CODE § 17.08.030
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

H. Determining Floor Area Ratio. Floor area ratio (FAR) is the ratio of the floor area, excluding the areas described below, of all principal and accessory buildings on a site to the site area. To calculate FAR, floor area is divided by site area, and typically expressed as a decimal. For example, if the floor area of all buildings on a site totals 20,000 square feet, and the site area is 10,000 square feet, the FAR is expressed as 2.0.

1. Excluded from Floor Area in Calculating FAR.
a. Underground Areas. Floor area located below finished grade. b. Parking. Parking areas located below finished grade or beneath the finished floor of habitable space where the vertical distance between the finished floor of habitable space and finished grade is less than six feet.

FIGURE 17.08.030.H-1: DETERMINING FLOOR AREA RATIO

I. Determining Lot Coverage. Lot coverage is the ratio of the total footprint area of all structures on a lot to the net lot area, typically expressed as a percentage. The footprints of all principal and accessory structures, including garages, carports, covered patios, and roofed porches, shall be summed in order to calculate lot coverage. The following structures shall be excluded from the calculation:

1. Unenclosed and unroofed decks, uncovered patio slab, porches, landings, balconies, and stairways less than 30 inches in height;

2. Eaves and roof overhangs projecting up to two and one-half feet from a wall;

3. Fences, walls, and hedges;

4. Trellises and similar structures that have roofs that are at least 50% open to the sky through with uniformly distributed openings;

5. Swimming pools and hot tubs that are not enclosed in roofed structures or decks; and

6. One small, nonhabitable accessory structure under 120 square feet and under seven feet high.

Structures above quantity of one shall be included in lot coverage.

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

§ 17.08.030 ZONING § 17.08.030

FIGURE 17.08.030.I-1: DETERMINING LOT COVERAGE

J. Determining Lot Frontage. The lot frontage is the line separating the lot from the street right -of- way.

1. Corner Lots. In the case of a corner lot, the applicant may choose which street he or she shall designate as the front of the lot, subject to approval by the Director and the Fire Department. It is recommended that any driveway be located on the less traveled street in most cases. Once the choice of frontage has been made, it cannot be changed unless all requirements for yard space are complied with. The lot frontage shall provide primary ingress/egress to the front door/ primary entrance unless otherwise approved by the Director and the Fire Department.

2. Through Lot. In the case of a through lot, the lot frontage is the line that abuts the street of primary access (e.g., driveway access) to the lot.

FIGURE 17.08.030.J-1: THROUGH LOTS

K. Determining Required Setbacks. A line defining a required setback is parallel to and at the specified distance from the corresponding front, side, or rear property line. The following special regulations for determining setbacks when a lot abuts a proposed street or alley. Required setbacks shall be unobstructed from the ground to the sky except where allowed in compliance with § 17.64.060, Projections into Required Setbacks, subject to compliance with the California Building Code, or as otherwise allowed in this Zoning Code.

1. Required Setbacks on Alleys.

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

§ 17.08.030 WOODLAND CODE § 17.08.030

a. If a side lot line abuts an alley, the side abutting the alley shall be considered an interior side rather than a corner side.
b. In calculating the required setback for any lot abutting an alley or private driveway, no part of the width of the alley or private driveway may be considered as part of the required setback.

2. Setbacks Abutting Planned Street Expansions. If a property abuts an existing or proposed street for which the existing right-of-way is narrower than the right-of-way ultimately required for the street, the required setback shall be established from the edge of the future right-of-way.

L. Measuring Yards. Yards shall be measured as the distance between the nearest lot line and the closest point on the exterior of a building or structure along a line at right angles to the lot line.

FIGURE 17.08.030.L-1: MEASURING YARDS

M. Measuring Signs. The calculation of measurements related to signs are described in § 17.72.040, General Standards for All Signs.

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

CHAPTER 17.12
ZONES

§ 17.12.010. Zones Established.

The City shall be classified into zones, the designation and regulation of which are set forth in this Zoning Code and as follows:

Table 17.12.010-1: Zones

Chapter
Zone
Abbrev.

Zone Name
Implements the following
General Plan Land Use:

Residential Zones
Chapter 17.24 R-L Low-Density Residential Low Density Residential (1-8 du/ac)
Chapter 17.24 N-P Neighborhood Preservation Low Density Residential (1-8 du/ac)
Chapter 17.24 R-LM Residential Low-Medium Medium-Low Density Residential (5-15 du/ac)
Chapter 17.24 R-M Residential Medium Medium Density Residential (8.1-19.9 du/ac)
Chapter 17.24 R-H Residential High High Density Residential (20-40 du/ac)
Downtown Zones
Chapter 17.28 DX-1 Downtown Core Downtown Mixed-Use
Chapter 17.28 DX-2 Downtown Civic Downtown Mixed-Use
Chapter 17.28 DX-3 Downtown Transitional Downtown Mixed-Use Chapter 17.28 DX-4 Downtown Gateway Downtown Mixed-Use
Mixed-Use Zones
Chapter 17.32 CMU-WM Corridor Mixed-Use-West
Main
Corridor Mixed-Use
Chapter 17.32 CMU-E Corridor Mixed-Use-East Corridor Mixed-Use and Downtown Mixed-Use
Chapter 17.32 CMU-K Corridor Mixed-Use-
Kentucky
Corridor Mixed-Use
Chapter 17.32 CMU-A Corridor Mixed-Use-
Armfield
Corridor Mixed-Use
Chapter 17.32 CMU-F Corridor Mixed-Use-Flex Corridor Mixed-Use with Light Industrial Flex
Overlay

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

Table 17.12.010-1: Zones
§ 17.12.010 WOODLAND CODE § 17.12.010

Chapter
Chapter 17.32
Zone
Abbrev.

CCMU

Zone Name
Community Commercial
Mixed-Use
Implements the following
General Plan Land Use:

Community Commercial
Chapter 17.32 NMU Neighborhood Mixed-Use Neighborhood Commercial Chapter 17.32 CMU-G Corridor Mixed-Use-
Gateway
Corridor Mixed-Use
Commercial Zones
Chapter 17.36 RC-F Regional Commercial-Flex Regional Commercial with Light Industrial Flex
Overlay
Chapter 17.36 RC Regional Commercial Regional Commercial Employment Zones
Chapter 17.40 IF Industrial Flex Industrial with Light
Industrial Flex Overlay
Chapter 17.40 IG Industrial General Industrial
Chapter 17.40 BP Business Park Business Park
Public and Open Space Zones
Chapter 17.44 PF Public Facilities/Institutional Public/Quasi-Public Chapter 17.44 OS Open Space Open Space
Chapter 17.44 FSA Flood Study Area Flood Study Area
Specific Plans
Chapter 17.52 SLSP Spring Lake Specific Plan Various
Chapter 17.52 SASP Southeast Area Specific Plan Various Overlays
Chapter 17.48 PD Planned Development N/A

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

CHAPTER 17.16
MAPS

Maps referenced in this Zoning Code are not included in this Zoning Code but are maintained by the City Clerk. The official maps, together with all legends, symbols, notations, references, zone boundaries, map symbols, and other information on the maps, have been adopted by the City Council and are incorporated into this Zoning Code by reference, together with any amendments previously or hereafter adopted, as though they were fully included here.

§ 17.16.010. Zoning Map.

The boundaries of the zones established by this chapter are shown on the Official Zoning Map maintained by the City Clerk.

§ 17.16.020. National Historic Register Map.

Properties included on the National Register of Historic Places are shown on a National Historic Register Map maintained by the City Clerk.

§ 17.16.030. Floodplain Map.

The boundaries of the Woodland Floodplain Map established by this chapter are shown on the Official Floodplain Map maintained by the City Clerk.

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

CHAPTER 17.20
(RESERVED)

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

Division II
Zone Regulations

CHAPTER 17.24

RESIDENTIAL ZONES

§ 17.24.010. Purpose and Applicability.

The purpose of this chapter is to provide for the development of residential dwellings that are suitable to the character of Woodland's residential neighborhoods while allowing for neighborhood services that meet the daily needs of residents. Additional purposes of each zone are described below.

A. Low-Density Residential (R -L). The R-L zone is intended to accommodate primarily low -density housing with private yards and private parking; to provide space for community facilities needed to complement urban residential areas and for institutions which require a residential environment. The R-L zone implements areas of the Low Density Residential General Plan land use designation.

B. Neighborhood Preservation (N -P). The purpose of the N -P zone is to stabilize and protect the established diverse character of older, predominately residential neighborhoods, where a mix of housing types and other uses exist. These areas are along the fringes of the Downtown zones and are characterized by homes generally constructed prior to 1940. This zone is intended to be applied to those areas designated Low Density Residential in the General Plan. This zone is intended to provide space for community facilities needed to complement urban residential areas and for institutions which require a residential environment.

C. Residential Low-Medium (R-LM). The R-LM zone is intended to provide a variety of housing types with a compatible mixture of low and medium density housing; to provide space for community facilities needed to complement urban residential areas and for institutions which require a residential environment. The R -LM zone implements areas of the Medium -Low Density Residential General Plan land use designation.

D. Residential Medium (R -M). The R -M zone is intended to provide residential areas which can accommodate a suitable mixture of more intensive land uses, including multiple -unit dwellings, community facilities, and limited commercial and office uses compatible with the surrounding area.

The R -M zone also accommodates a range of detached and attached housing types including triplexes, fourplexes, and townhomes. The R -M zone implements the Medium Density Residential General Plan land use designation.

E. Residential High (R-H). The R-H zone is intended to accommodate a mix of higher density multi - unit development types including rowhouses and stacked flats (apartments or condominiums). Units can be contained in single structures or in a collection of cohesive structures with common open spaces and amenities. Multi-story structures are intended to include centrally located parking in order to provide urban intensity at locations within easy walking distance to transit, recreation, and community facilities. In addition, ancillary commercial uses as well as medical and professional offices may be allowed when found to be compatible with the surrounding neighborhood. The R -H zone implements the High Density Residential General Plan land use designation.

§ 17.24.020. Use Regulations.

Table 17.24.020-1: Use Regulations - Residential Zones, lists the uses permitted, permitted with a staff-

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

§ 17.24.020 WOODLAND CODE § 17.24.020

level Zoning Administrator Permit (see § 17.100.090, Zoning Administrator Permit), and permitted with a Conditional Use Permit (see § 17.100.100, Conditional Use Permit) granted at a public hearing. The right- hand column provides references to other sections of this Zoning Code where additional regulations are located. Refer to Division V, Chapter 17.144 for Definitions of Uses.

Table 17.24.020-1: Use Regulations – Residential Zones
Use Classification R-L N-P R-LM R-M R-H Additional Regulations “P” = Permitted; “A” = Zoning Administrator Permit (ZAP) required; “C” = Conditional Use Permit (CUP) required; “―” = Not All owed Residential Uses
Single-Family
Detached P P P ― ―
Attached P P P ― ―
Duplex P P P ― ―
SB 9 Project P P P ― ― See Title 16, Subdivisons and Section

17.84.380, Two-Unit Projects
Small Lot Subdivision A A A P P
Multi-Unit Dwelling ― ― A P P
Accessory Dwelling Unit See Section 17.84.030, Accessory Dwelling Units Family Day Care
Small P P P P P
See Section 17.84.150, Day Care Centers,
Family Day Cares, and Residential Care
Facilities
Large PA PA PA PA PA
See Section 17.84.150, Day Care Centers,
Family Day Cares and Residential Care
Facilities
Live/Work ― ― A A P See Section 17.84.230, Live/Work
Manufactured Home Park ― ― C C ―
See Section 17.84.240, Manufactured Home
Parks, RV/Trailer Parks, and Manufactured
Buildings
Residential Care Facilities
Small P P P P P
See Section 17.84.150, Day Care Centers,
Family Day Cares, and Residential Care
Facilities
Large P P P P P
See Section 17.84.150, Day Care Centers,
Family Day Cares and Residential Care
Facilities
Supportive Housing Subject only to those restrictions that apply to other residential uses of the same type in the same zone
Transitional Housing Subject only to those restrictions that apply to other residential uses of the same type in the same zone
Commercial Uses
Eating and Drinking Establishments
Restaurant, Limited Counter
Service/Fast Casual Food (no
drive-through)
― ― ― A1 A1
See also Section 17.84.320, Residential
Limited Retail
Tasting Room ― ― ― A1 A1 See Section 17.84.060, Alcoholic Beverage Sales

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

Table 17.24.020-1: Use Regulations – Residential Zones
Use Classification R-L N-P R-LM R-M R-H Additional Regulations “P” = Permitted; “A” = Zoning Administrator Permit (ZAP) required; “C” = Conditional Use Permit (CUP) required; “―” = Not All owed Lodging
Bed and Breakfast ― C ― A A See Section 17.84.100, Bed and Breakfast Lodging
Short-Term Rental ― ― ― ― ― See Section 17.84.330, Short-Term Rental Office Uses
Business, Professional, and
Technology ― ― ― A1 P1
Medical and Dental Offices ― ― ― C ―
Personal Services
General Personal Services ― ― ― A1 P1 See Section 17.84.290, Personal Services Instructional Services ― ― ― A1 P1 See Section 17.84.290, Personal Services Massage Establishments ― ― ― A1 A1 See Section 17.84.290, Personal Services and WMC Chapter 5.20, Massage Establishments
Recreation, Fitness, and Entertainment
Indoor Sports and Recreation,
Small-Scale ― ― ― C C1
Indoor Entertainment Facility ― ― ― ― ―
Outdoor Sports and Recreation
Facility C C C C ―
Retail
Residential Limited Retail A A A A A See Section 17.84.320, Residential Limited Retail
Public/Institutional Uses
College and Trade School ― ― ― A1 A1
Community and Religious
Assembly C C C C A
Community Garden A A A A1 A1 See Section 17.84.130, Community Gardens Cultural Facility ― ― C C A1
Day Care Center C C C A A
See Section 17.84.150, Day Care Centers,
Family Day Cares and Residential Care
Facilities
Government Buildings C C C P P
Hospitals and Clinics
Skilled Nursing Facility A A A A ―
Clinic ― ― ― C A1
Park and Recreation Facility,
Public P P P P ―
School C C C C ―
Transportation, Communications, and Utilities
Communication Facilities
Antennas and Transmission
Towers
See Section 17.84.360, Telecommunication Facilities

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

Table 17.24.020-1: Use Regulations – Residential Zones
Use Classification R-L N-P R-LM R-M R-H Additional Regulations “P” = Permitted; “A” = Zoning Administrator Permit (ZAP) required; “C” = Conditional Use Permit (CUP) required; “―” = Not All owed Equipment within Buildings See Section 17.84.360, Telecommunication Facilities Cannabis Uses
Indoor Personal Cannabis
Cultivation P P P P P See Section 17.84.280, Personal Cultivation of Cannabis
Other Uses
Accessory Uses See Section 17.84.020, Accessory Uses
Home Occupations See Section 17.84.200, Home Occupations and Cottage Food Operations Temporary Uses See Section 17.84.370, Temporary Uses
Notes:

1. Use shall be considered as accessory to a primary use only.

§ 17.24.030. Development Standards.

Table 17.24.030-1: Development Standards - Residential Zones, establishes the development standards for the residential zones. Letters refer to subsections that directly follow the table.

Table 17.24.030-1: Development Standards – Residential Zones Standard R-L N-P R-LM R-M R-H
Density and Lot Standards
Density (units/acre) 1- 8 1- 8 5-15 8.1-19.9 20-40
Lot Area (sf)
Corner Lot Min. 6,000 Min 6,000 Min. 5,000 n/a n/a
Interior Lot Min. 5,000 Min. 5,000 Min. 5,000 n/a n/a
Small Lot Subdivision
(see Section 17.56.040)
n/a n/a n/a n/a n/a
Lot Width (ft.)
Corner Lot Min. 60 Min. 60 Min. 60 n/a n/a
Interior Lot Min. 50 (D) Min. 50 (D) Min. 50 (D) n/a (D) n/a (D) Small Lot Subdivision (see
Section 17.56.040)
n/a n/a n/a n/a n/a
Max. Lot Coverage 50% 50% 60% 60% 70%
Building Form and Placement Standards
Max. Building Height (ft.) 30 40 30 40; 30 within
40 feet of an R-
L, N-P or R-LM
zone
45; 30 within
40 ft of an R-L,
N-P or R-LM
zone
Min. Setbacks (ft.)
Front, Primary Structure 20 (A) 20 (A) 20 (A) 15 15
Front, Porch/Stoop 14 (C) 14 (C) 14 (C)
Front, Garage 20 20 20 n/a n/a
Street Side 15 15 10 10 10

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

Table 17.24.030-1: Development Standards – Residential Zones Standard R-L N-P R-LM R-M R-H
Interior Side 5 5 5 5; 10 when
abutting R-L or
N-P
5, 10 when
abutting R-L or
N-P
Rear 20 20 20 10; 15 when
abutting R-L or
N-P
10; 15 when
abutting R-L or
N-P
Alley 4 (B) 4 (B) 4 (B) 4 (B) 4 (B)
Small Lot Subdivision See Section 17.56.040
Site and Open Space Standards
Max. Impervious/Paved Area 50% of required
front and street
side setbacks
50% of required
front and street
side setbacks
50% of required
front and street
side setbacks
n/a n/a
Min. Private Open Space n/a n/a 100 sf per unit 48 sf per unit n/a Min. Private Open Space
Dimension
n/a n/a 6 ft. 6 ft. n/a
Min. Common Open Space n/a n/a 100 sf per unit 100 sf per unit n/a Private OR Common Open
Space
n/a n/a n/a n/a 48 sf per unit

A. Where a uniform setback which differs from the above standard exists on the block or cul-de-sac, the setback shall conform to the established setback of the block or cul-de-sac.

B. Setbacks facing alleys may be reduced to zero where determined by the Director to allow adequate maneuverability for emergency and waste vehicles and where no garage access is required.

C. A front porch may project into the required front setback up to six feet in order to provide a covered porch that is open on three sides and parallel to the street frontage.

C.D. Flag lots are prohibited in residential zones , except when an alternative method of access, such as a legal easement, is approved by the Director or otherwise allowed by state law.

§ 17.24.040. Supplemental Regulations.

A. General Design Standards. See § 17.56.010, General Design Standards.

B. Single-Family and Duplex Design Standards. See § 17.56.020, Single-Family and Duplex Design Standards.

C. Multi-Unit Use Design Standards. See § 17.56.030, Multi-Unit Design Standards.

D. Small Lot Subdivision Design Standards. See § 17.56.040, Small Lot Subdivision Design Standards.

E. Citywide Standards. All development is subject to the provisions of Division III, Citywide Standards.

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

CHAPTER 17.28

DOWNTOWN ZONES

§ 17.28.010. Purpose and Applicability.

The purpose of this chapter is to provide for the development of a range of uses suitable to the character of Downtown Woodland. Additional purposes of each zone are described below.

A. Downtown Core (DX-1). The Downtown Core zone is intended to support a diverse mix of offices, housing, and active uses such as theaters, retail, professional services, restaurants, and entertainment in Woodland's historic downtown core. The zone envisions primarily a vertical mix of uses that support a vibrant district centered on Main Street. The DX-1 zone implements areas of the Downtown Mixed-Use General Plan land use designation.

B. Downtown Civic (DX-2). The Downtown Civic zone is intended to support a mix of public uses and offices, housing, retail, professional services, and open space in the Court Street corridor of Woodland's historic downtown core. The zone envisions both vertical and horizontal mix of uses that support a vibrant and walkable civic -oriented downtown district. The DX -2 zone implements areas of the Downtown Mixed-Use General Plan land use designation.

C. Downtown Transitional (DX-3). The Downtown Transitional zone is intended to support a mix of offices, housing, and active uses on the edges of Woodland's historic downtown core. Centered on the Lincoln Avenue and North Street corridors, this zone provides a transition from the downtown core to the residential neighborhoods north and south of the zone. The zone supports vertical and horizontal mixed-use development with a lower intensity urban feel that provides walkable transition to the residential neighborhoods to the north and south. The DX -3 zone implements areas of the Downtown Mixed-Use General Plan land use designation.

D. Downtown Gateway (DX -4). The Downtown Gateway zone supports a vibrant mixed -use node at the primary entry point to Woodland's historic downtown core. Centered on Main Street between 5th Street and East Street, the DX-4 zone facilitates a mix of uses and open spaces that welcome residents and visitors to the Downtown, that intensify opportunity areas abutting the railroad, and that ensure appropriate transitions to the corridor, downtown, and residential areas. The DX -4 zone implements areas of the Downtown Mixed-Use General Plan land use designation.

§ 17.28.020. Use Regulations.

Table 17.28.020-1: Use Regulations - Downtown Zones, lists the uses permitted, permitted with a staff - level Zoning Administrator Permit (see § 17.100.090, Zoning Administrator Permit), and permitted with a Conditional Use Permit (see § 17.100.100, Conditional Use Permit) granted at a public hearing. The right- hand column provides references to other sections of this Zoning Code where additional regulations are located. Refer to Division V, Chapter 17.144 for Definition of Uses.

Table 17.28.020-1: Use Regulations – Downtown Zones
Use Classification DX-1 DX-2 DX-3 DX-4 Additional Regulations “P” = Permitted; “A” = Zoning Administrator Permit (ZAP) required; “C” = Conditional Use Permit (CUP) required; “―” = Not Allowed
Residential Uses
Single-Family
Detached ― ― P ―
Attached ― ― P ―
Duplex ― ― P ―

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

Table 17.28.020-1: Use Regulations – Downtown Zones
Use Classification DX-1 DX-2 DX-3 DX-4 Additional Regulations “P” = Permitted; “A” = Zoning Administrator Permit (ZAP) required; “C” = Conditional Use Permit (CUP) required; “―” = Not Allowed
Small Lot Subdivision P1 P P P1
Multi-Unit Dwelling P1 P P P1
Accessory Dwelling Unit See Section 17.84.030, Accessory Dwelling Units Family Day Care
Small
P P P P See Section 17.84.150, Day Care Centers,
Family Day Cares, and Residential Care
Facilities
Large
P1 PC PA P See Section 17.84.150, Day Care Centers,
Family Day Cares, and Residential Care
Facilities
Live/Work A1 P P A1 See Section 17.84.230, Live/Work
Residential Care Facilities
Small
P1― P― P P1― See Section 17.84.150, Day Care Centers,
Family Day Cares, and Residential Care
Facilities
Large
― PA2 PA ― See Section 17.84.150, Day Care Centers,
Family Day Cares, and Residential Care
Facilities
Supportive Housing
Subject only to those restrictions that apply to other residential uses of the same type in the same zone. Shall be allowed by right, subject to the requirements in California Government Code Section 65651.

Transitional Housing Subject only to those restrictions that apply to other residential uses of the same type in the same zone.

Commercial Uses
Animal Care, Sales, and Services
Grooming A P A P
Pet Store P P A P
Veterinary Services P2 A A C2
Automobile/Vehicle Sales and Services
Automobile Rental Office P P P P See Section 17.84.090, Automobile/Vehicle Sales and Service Uses
Automobile/Vehicle Sales and
Leasing, New C ― ― ― See Section 17.84.090, Automobile/Vehicle Sales and Service Uses
Automobile/Vehicle Service and
Repair, Minor3 ― ― ― ―
Banks and Financial Institution
Bail Bonds ― C4 ― ― See Section 17.84.260, Non-Traditional Financial Institutions
Bank and Savings and Loan P P ― P
Business and Communication Services
General Business Services P P A P
Printing and Copy Services P P A P
Eating and Drinking Establishments
Bar/Night Club/Lounge C C ― C See Section 17.84.060, Alcoholic Beverage

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

Table 17.28.020-1: Use Regulations – Downtown Zones
Use Classification DX-1 DX-2 DX-3 DX-4 Additional Regulations “P” = Permitted; “A” = Zoning Administrator Permit (ZAP) required; “C” = Conditional Use Permit (CUP) required; “―” = Not Allowed
Sales
Brewpub/Wine Bar A A ― A See Section 17.84.060, Alcoholic Beverage Sales
Microbrewery A A ― A See Section 17.84.060, Alcoholic Beverage Sales
Micro-Distillery C A ― A See Section 17.84.060, Alcoholic Beverage Sales
Restaurant, Full Service P P A P
Restaurant, Limited Counter
Service/Fast Casual Food P P A P
Tasting Room P P A P See Section 17.84.060, Alcoholic Beverage Sales
Funeral and Internment Service P2 P A ―
Lodging
Bed and Breakfast A A A A See Section 17.84.100, Bed and Breakfast Lodging
Boarding House ― C ― ―
Hotel and Motel C C ― C
Short-Term Rental A ― A ― See Section 17.84.330, Short-Term Rental Maintenance and Repair Services P P A P
Office Uses
Business, Professional, and
Technology P P A6 P
Medical and Dental Offices P1 P A P
Personal Services
General Personal Services P P A6 P See Section 17.84.290, Personal Services Dry Cleaner/Self Service Laundry P1, 2 P1, 2 ― ― See Section 17.84.290, Personal Services Instructional Services P P P P See Section 17.84.290, Personal Services Massage Establishments AC AC AC AC See Section 17.84.290, Personal Services Tattoo/Body Modification Parlor A A ― A See Section 17.84.290, Personal Services Recreation, Fitness, and Entertainment
Cinema/Theaters P ― ― ―
Indoor Entertainment Facility P A ― A
Indoor Sports and Recreation,
Small-Scale P P ― P
Retail
Artisan Shop P P P P
Convenience/Small Grocery Market P P A P
General Retail Sales P P P P
Liquor Sales as Primary Use C C ― ― See Section 17.84.060, Alcoholic Beverage Sales
Liquor Sales as Accessory Use, A A A A See Section 17.84.020, Accessory Uses and

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

Table 17.28.020-1: Use Regulations – Downtown Zones
Use Classification DX-1 DX-2 DX-3 DX-4 Additional Regulations “P” = Permitted; “A” = Zoning Administrator Permit (ZAP) required; “C” = Conditional Use Permit (CUP) required; “―” = Not Allowed
Small Section 17.84.060, Alcoholic Beverage Sales
Liquor Sales as Accessory Use,
Large A A ― A See Section 17.84.020, Accessory Uses and Section 17.84.060, Alcoholic Beverage Sales
Secondhand/Consignment Store P P P P
Public/Institutional Uses
College and Trade School P P ― P
Community and Religious Assembly A A A C
Community Garden ― ― A ― See Section 17.84.130, Community Gardens Cultural Facility P P5 P5 P5
Day Care Center A2 A C ―
See Section 17.84.150, Day Care Centers,
Family Day Cares and Residential Care
Facilities
Emergency Shelter ― C A A
See Section 17.84.170, Emergency Shelters,
Daytime Services Facilities, and Low Barrier
Navigation Centers
Government Buildings P P C P
Hospitals and Clinics
Skilled Nursing Facility ― C C ―
Clinic ― ― ― ―
Park and Recreation Facility, Public P P P P
School C C C C
Industrial Uses
Artisan/Small-Scale Manufacturing A A A P
Artist’s Studio P P P P
Food and Beverage Manufacturing
Small Scale P1 P P1 ―
Food Preparation P P A P
Research and Development P5 P5 ― P5
Transporation, Communications, and Utilities
Communication Facilities
Antennas and Transmission Towers See Section 17.84.360, Telecommunication Facilities Equipment within Buildings See Section 17.84.360, Telecommunication Facilities Emergency Services P P P P
Cannabis Uses
Indoor Personal Cannabis Cultivation P P P P See Section 17.84.280, Personal Cultivation of Cannabis
Cannabis Retail ― ― ― ― See Section 17.84.280, Personal Cultivation of Cannabis
Other Uses
Accessory Uses See Section 17.84.020, Accessory Uses
Home Occupations See Section 17.84.200, Home Occupations and Cottage Food Operations

City of Woodland, CA
Downloaded from https://ecode360.com/WO5036 on 2025-06-10

Table 17.28.020-1: Use Regulations – Downtown Zones
Use Classification DX-1 DX-2 DX-3 DX-4 Additional Regulations “P” = Permitted; “A” = Zoning Administrator Permit (ZAP) required; “C” = Conditional Use Permit (CUP) required; “―” = Not Allowed
Temporary Uses See Section 17.84.370, Temporary Uses
Notes:

1. Not permitted on the ground floor facing Main Street.

2. Not permitted on properties fronting/adjacent to Main Street.

3. Existing auto repair businesses, established prior to the Effective Date may remain. Any proposed expansion or modification shall be subject to a Conditional Use Permit (see Section 17.100.100, Conditonal Use Permit) and shall be subject to the standards of Chapter 17.80, Nonconforming Provisions.

4. Bail bonds are subject to the same design and operational standards as non-traditional financial institution; see Section 17.84.260, Non-Traditional Financial Institutions.

5. A ZAP is required for establishments greater than 5,000 gross square feet.

6. Small-scale establishments that are less than 2,000 gross square feet with low on-site client volume and/or turnover and that meet the parking requirements as outlined in Section 17.68.030, Required On-Site Parking Spaces, may be allowed as a permitted use at the discretion of the Director.

§ 17.28.030. Development Standards.

Table 17.28.030-1: Development Standards - Downtown Zones, establishes the development standards for the Downtown zones. Letters refer to subsections that directly follow the table.

Table 17.28.030-1: Development Standards – Downtown Zones Standard DX-1 DX-2 DX-3 DX-4
Intensity and Lot Standards
Density (du/ac) Min. 15; Max.

Unlimited
Min. 15; Max.

Unlimited
Unlimited Min. 15; Max.

Unlimited
FAR of Residential and Non-
residential Combined
Min 1.0, Max. 4.0
(A)
Min 1.0, Max. 4.0
(A)
Min 1.0, Max. 4.0
(A)
Min 1.0, Max. 4.0
(A)
Max. Lot Coverage 100% 70% 60% 70%(B)
Building Form and Placement Standards
Building Height
Principal Structure Min. 25 ft., Max. 65
ft., 50 ft. within 50 ft.
of DX-3 zone
Max. 55 ft., 50 ft.
within 50 ft. of DX-3
zone
Max. 40 ft. Min. 25 ft., Max 65
ft.

Min. Ground Floor Height,
Floor to Ceiling 12 ft. 10 ft. 10 ft. 12 ft.

Min. Upper Floor Height,
Floor to Ceiling 9 ft. 9 ft. 9 ft. 9 ft.

Setbacks
Front and Street Side Min. 0, Max. 15 ft.;
Max. 5 ft. if fronting
Main Street (C)
Min. 0, Max. 20 ft. Min. 8, Max. 20 ft. Min. 5, Max. 15 ft. (C)
Interior Side 0 ft.; Min. 5 ft.
adjacent to DX-3 or
adjacent residential
land use
5 ft. 5 ft. 0 ft.

Rear Min. 0 ft.; Min. 10 ft. Min. 0 ft.; Min. 10 ft. Min. 10 ft.; 15 ft. if Min. 0 ft.; Min. 30 ft.