2 NOW, THEREFORE, BE IT RESOLVED that the City of Woodland City Council does hereby resolve 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”) under California Public Resources Code Section 21080.17, which states that CEQA does not apply to the adoption of an ordinance by a city or county implementing the provisions of Article 2 of Chapter 13 of Division 1 of Title 7 of the California Government Code, which is California’s ADU and JADU law. Therefore, adoption of the proposed Ordinance is statutorily exempt from CEQA.
SECTION 3. Code Amendment. Section 17.84.030 (Accessory Dwelling Units) 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 to be invalid by a court of competent jurisdiction, such invalidity has no effect on the other provisions or applications of the Ordinance that can be given effect without the invalid provision or application, and to this extent, the provisions of this Ordinance are severable.
SECTION 5. HCD Submittal. In accordance with California Government Code Section 66326, a copy of this Ordinance shall be submitted to the California Department of Housing and Community Development within 60 days after adoption.
SECTION 6. Certification and Publication. The City Clerk shall certify to the adoption of this Ordinance and cause it, or a summary of it, to be published once within 15 days of adoption in a newspaper of general circulation printed and published within the City of Woodland, and shall post a certified copy of this ordinance, including the vote for and against the same, in the Office of the City Clerk in accordance with the California Government Code Section 36933. The custodian of records for this Ordinance is the City Clerk and the records comprising the administrative record are located at 300 First Street, Woodland, CA.
SECTION 7. 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 3 rd of February, 2026, and PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held on the ____ day of __________, 2026, by the following vote:
3 AYES:
NOES:
ABSTAIN:
ABSENT:
Tom Stallard, Mayor
ATTEST: APPROVED AS TO FORM:
____________________________________ ____________________________________ Marissa Kersey, City Clerk Ethan Walsh, City Attorney
4 EXHIBIT A
[Insert Exhibit A – Section 17.84.030 Accessory Dwelling Units]
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§ 17.84.030. Accessory Dwelling Units.
A. Purpose. The purpose of this section is to provide reasonable regulations for the development of accessory dwelling units (ADUs) and junior accessory dwelling units (JADUs) in certain areas and on lots developed or proposed to be developed with single-family residential dwellings, duplexes, and multiple- unit dwellings. Such accessory dwelling units contribute needed housing to the community's housing stock and promote housing opportunities for the persons wishing to reside in the City. In addition, the regulations in this section are intended to promote the goals and policies of the City's General Plan and comply with requirements codified in the State Planning and Zoning Law related to accessory dwelling units in residential areas, including Chapter 13 of Division 1 of Tit le 7 of the California Government Code.
B. Effect of Conforming Accessory Dwelling Unit. An accessory dwelling unit ADU or JADU that conforms to this section shall:
1. Be deemed an accessory use and shall not be considered to exceed the allowable density for the lot upon which it is located;
2. Be deemed a residential use that is consistent with the General Plan and the zoning designations for the lot on which the ADU or JADU is located;
3. Not be considered in the application of any local ordinance, policy, or program to limit residential growth;
4. Not be considered a new residential use for the purposes of calculating connection fees or capacity charges for utilities, including water and sewer service; and
5. Not be required to correct a nonconforming zoning condition, as defined in Section
17.84.030.C.76, Definitions, below. This does not prevent the City from enforcing compliance with applicable building standards in accordance with Health and Safety Code § 17980.12.
C. Definitions.
"Accessory dwelling unit (ADU)" means a residential dwelling unit that is either attached to, or located within, the proposed or existing primary dwelling(s), including attached garages, storage areas or similar uses, or an accessory structure detached from the proposed or existing primary dwelling(s) and located on the same lot as the proposed or existing primary dwelling(s), including detached garages and that provides independent living facilities for one or more persons. An accessory dwelling unit also includes:
1. An efficiency unit, as defined in California Health and Safety Code § 17958.1; and
2. A manufactured home, as defined in California Health and Safety Code § 18007. "Complete independent living facilities" means permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single -family or multifamily dwelling is or will be situated.
"Efficiency kitchen" means a kitchen that includes each of the following:
1. A cooking facility with appliances.
a. A food preparation counter or counters that are of reasonable size in relation to the size of the junior accessory dwelling unitJADU; and
b. Food storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unitJADU.
"Junior accessory dwelling unit" or "JADU" means a residential unit that satisfies all of the following:
1. Is no more than 500 square feet in of interior livable space in size;
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2. Is contained entirely within an existing or proposed single -family structure. An enclosed use within the residence, such as an attached garage, is considered to be a part of and contained within the single-family structure;
3. Includes its own separate sanitation facilities or shares sanitation facilities with the existing or proposed single-family structure;
4. If the unit does not include its own separate bathroom, then it shall contain an interior entrance to the main living area of the existing or proposed single-family structure to allow bathroom access from the main house, in addition to an exterior entrance that is separate from the main entrance to the primary dwelling; and
5. Includes an efficiency kitchen, as defined in subsection C.3, Definitions. "Livable space" means a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.
"Living area" means the interior habitable area of a dwelling unit, including basements and attics, but does not include a garage or any accessory structure.
"Nonconforming zoning condition" means a physical improvement on a property that does not conform with current zoning standards.
"Passageway" means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of the ADU or JADU.
"Proposed dwelling" means a dwelling that is the subject of a permit application and that meets the requirements for permitting.
"Public transit" means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.
"Tandem parking" means that two or more automobiles are parked on a driveway or in any other location on a lot, lined up behind one another.
D. Locations Permitted. Accessory dwelling units and junior accessory dwelling units are permitted in all zones that allow for any single-family or multifamily residential uses, including the downtown and corridor mixed-use districts if they allow for any residential use.
E. Approvals. Before constructing an ADU or converting an existing structure or portion of an existing structure or residence to an ADU or JADU, the applicant shall obtain permits in accordance with the requirements ofThe following approvals apply to ADUs and JADUs created under this Section.
1. Building Permits Required. All ADUs and JADUs require a building permit. The City will review and approve permit applications i n accordance with subsection E.4 below.shall satisfy the requirements of the California Building Standards Code, as amended by the City, and any other applicable laws.
2. Processing Fee. The City may charge a fee to reimburse it for costs incurred in processing ADU permits, including the costs of adopting or amending the City’s ADU ordinance. The ADU - permit processing fee is determined by the Director and approved by the City Council by resolution.
3. Classes.
2.a. Class 1: Statutorily Regulated. Class 1 ADUs and JADUs are approved under Government Code § 66323. If an ADU or JADU complies with each of the general requirements in subsection F below, it is allowed in each of the scenarios provided in this subsection E.3.a.
An ADU and JADU approved under subsection E.3.a.i may be combined with an ADU approved under subsection E.3.a.ii, and ADUs approved under subsection E.3.a.iii may be combined with ADUs approved under subsection E.3.a.iv.Building Permit Only Approval.
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An applicant shall not be required to submit an application for an ADU Permit under subsection E.3, ADU Permit Review, and may instead seek Building Permit (see Section
17.100.130, Building Permit) only approval for an ADUs andor JADUs , or both, where the proposal satisfies the requirements of California Government Code § 66323, as the same may be amended from time to time, the California Building Standards Code, as amended by the City, and any other applicable laws. The following are categories of ADUs and JADUs that shall be approved under this subsection E.2, Building Permit Only Approval:
i. Converted Space or Structure on Single-Family Lot. Only one One ADU as described in this subsection E.23.a.i, Converted Spaced or Structure on Single-Family Lot, and one JADU on a lot with a proposed or existing single -family dwelling on it, where the ADU or JADU:
(A) Is either within the space of a proposed single -family dwelling; within the existing space of an existing single-family dwelling; or (in the case of an ADU only) within the existing space of an accessory structure, plus up to 150 additional square feet if the expansion is limited to accommodating ingress and egress;
(B) Has exterior access that is independent of that for the single-family dwelling; (C) Has side and rear setbacks sufficient for fire and safety, as dictated by applicable building and fire codes; and
(D) The JADU complies with the requirements of California Government Code § 66333 through 66339.
ii. Limited Detached on Single-Family Lot. One detached, new-construction ADU on a lot with a proposed or existing single-family dwelling (in addition to any JADU that might otherwise be established on the lot under subsection E.32.a.i, Converted Spaced or Structure on Single -Family Lot, above ), if the detached ADU satisfies the following limitations:
(A) The side- and rear-yard setbacks are at least four feet. (B) The total floor area is 800 square feet of livable space or smaller. (C) The peak height above grade does not exceed the applicable height limit provided in subsection F.2, Height, below.
iii. Converted on Multifamily Lot. One or more ADUs within portions of existing multifamily dwelling structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages:
(A) If each converted, ADU complies with state building standards for dwellings. (B) At least one converted ADU is allowed within an existing multifamily dwelling structure, but and the number of ADUs created under this subsection E.23.ca.iii, Converted on Multifamily Lot, may not exceed 25% of the existing multifamily dwelling units.
iv. Limited Detached on Multifamily Lot. No more than two detached ADUs on a lot with a proposed multifamily dwelling, or up to eight detached ADUs on a lot that has an existing multifamily dwelling if each detached ADU satisfies the following limitations:
(A) The side - and rear -yard setbacks are at least four feet. If the existing multifamily dwelling has a rear or side yard setback of less than four feet, the City will not require any modification to the multifamily dwelling as a
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condition of approving the ADU.
(B) The peak height above grade does not exceed the applicable height limit provided in subsection F.2, Height.
(C) If the lot has an existing multifamily dwelling, the quantity of detached ADUs shall not exceed the number of primary dwelling units on the lot. (C)b. Class 2: Locally Regulated . Class 2 ADUs are approved under Government Code §§ 66314–66322. Except for Class 1 ADUs approved under subsection E.3.a, above, all ADUs are subject to a ministerial Development Review Tier 1 permit, processed according to the requirements in subsection E.4, prior to building permit submittal and the standards set forth in subsections F and G below.
3. ADU Permit Review.
a. The Director or designee shall administratively (ministerially) review and approve an ADU permit application filed pursuant to subsection E.5, Application Requirements and shall not require a public hearing, provided that the submitted application is complete and that the ADU complies with the requirements contained in that section and any other applicable law.
b. Except as allowed under subsection E.2, Building Permit Only Approval, no ADU may be created without a Building Permit (see Section 17.100.130, Building Permit) and an ADU permit in compliance with the standards set forth in subsections F, General ADU and JADU Requirements, and G, Specific ADU and JADU Requirements. c. Additional review for an ADU is required as a result of noncompliance with standards set forth in subsections F, General ADU and JADU Requirements, and G, Specific ADU and JADU Requirements, and shall be subject to the review requirements in subsection I, ADUs That Do Not Qualify for Ministerial Approval.
4. ADU and JADU Permit Application Process and Timing.
a. Completeness.
i. Determination in 15 days. The City will determine whether an application to create or serve an ADU or JADU is complete and will provide written notice of the determination to the applicant within 15 business days after the City receives the application submittal.
ii. Incomplete items. If the City’s determination under subsection E.4.a.i above is that the application is incomplete, the City’s notice must list the incomplete items and describe how the application can be made complete.
iii. Cure. After receiving a notice that the application is incomplete, the applicant may cure and address the items that were deemed by the city to be incomplete. iv. Subsequent submittals. If the applicant submits additional information to address incomplete items, within 15 business days of the subsequent submittal the City will determine in writing whether the additional information remedies all the incomplete items that the City identified in its original notice. The City may not require the application to include an item that was not included in the original notice. v. Deemed complete. If the City does not make a timely determination as required by this subsection E.4.a, the application or resubmitted application is deemed complete for the purposes of subsection E.4.c below.
vi. Appeal of incompleteness. An applicant may appeal the City’s determination that the
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application is incomplete by submitting a written appeal to the City Clerk. The Planning Commission will review the written appeal and affirm or reverse the completeness determination and provide a final written determination to the applicant within 60 business days after receipt of the appeal.
b. No discretion or hearing . Ministerial permits for an ADU or JADU are considered and approved without discretionary review or a hearing.
d.c. Deadline to approve or deny ministerial approvals . The City must approve or deny an application to create an ADU or JADU within 60 days from the date that the City receives a completed application if there is an existing single-family or multifamily dwelling on the lot. If the City has not acted upon the completed application within 60 days, the application shall be deemed approved unless the followingeither:
i. The applicant requests a delay, in which case the 60-day time period is tolled for the period of the requested delay; or
ii. If the permit application to create an ADU or JADU is submitted with an application to create a new single-family or multifamily dwelling on the lot, the City may delay acting on the permit application for the ADU or JADU until the City acts on the permit application to create the new single -family or multifamily dwelling, but the application to create the ADU or JADU will still be considered ministerially without discretionary review or a hearing.
e.d. Denial. If the City denies an application to create an ADU or JADU, the City must provide the applicant with comments that include, among other things, a list of all defective or deficient items and a description of how the application may be remedied by the applicant.
Notice of denial and corresponding comments must be provided to the applicant within the 60-day time period established by subsection E.4.ac.
f.e. Concurrent review of demolition . A permit to demolish a detached garage that is to be replaced with an ADU is reviewed with the application for the ADU and issued at the same time.
4.5. Application Requirements.
a. Applications for an accessory dwelling unit permit shall be made in writing by the property owner or his or her authorized agent, on forms provided by the Community Development Department, and accompanied by such data and information as may be necessary to fully describe the request including:
i. Name and address of the applicant.
ii. Owner-Builder Acknowledgment and Information Verification Form. iii. Assessor's parcel number(s) of the property.
iv. Plot Plan (drawn to scale) in sufficient detail to clearly describe:
(A) Physical dimensions of the property.
(B) Location and dimensions of all existing and proposed structures, walls, and fences.
(C) Location and dimensions of all existing and proposed easements, drainage structures, and utilities.
(D) Location, dimensions, and names of all adjacent roads, whether public or private.
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(E) Setbacks.
(F) Existing and proposed methods of circulation, including ingress and egress, driveways, parking areas, and parking structures.
(G) A narrative description of architectural treatments proposed for the ADU. v. Floor Plans. Complete floor plans of both existing and proposed conditions shall be provided. Each room shall be dimensioned and resulting floor area calculation included. The use of each room shall be labeled. The size and location of all doors, closets, walls, and cooking facilities shall be clearly depicted. For an attached ADU, the plans must include the primary dwelling as well.
vi. Elevations of all sides of the exterior structure s and show all exterior structures , including all architectural projections, and all openings for both the primary residence and the proposed ADU including with building dimensions, and material call outs. vii. A color and materials sample board as requested by the Director. viii.vii. Color photographs of the exterior of the primary residence. as requested by the Director.
ix. Construction Management Plan. Construction hours and staging to minimize impacts on surrounding residential properties, as requested by the Director. b. The filing and review fee shall be as prescribed by City Council resolution or ordinance.
The City may charge a fee to reimburse it for costs incurred in processing ADU permits, including the costs of adopting or amending the City's ADU ordinance.
F. General ADU and JADU Requirements. The following requirements apply to all Class 1 and Class 2 ADUs and JADUs that are approved under Subsection 17.84.030.E.2, Building Permit Only Approval, or Subsection 17.84.030.E.3, ADU Permit Review:
1. Zoning.
a. An ADU or JADU subject only to a Building Permit under subsection E.2, Building Permit Only Approval, may be created on a lot in a Residential or Mixed-Use zone. b. An ADU or JADU subject to an ADU permit under subsection E.3, ADU Permit Review, may be created on a lot that is zoned to allow single -family dwelling residential use or multifamily dwelling residential use.
2.1. Height.
a. Except as otherwise provided by subsection F. 12.b and F. 1.c below , a detached ADU created on a lot with an existing or proposed single-family or multifamily dwelling unit may not exceed 16 feet in height.
b. A detached ADU created on a lot with an existing or proposed multifamily dwelling that has more than one story above grade may not exceed 18 feet in height. b.c. A detached ADU may be up to 18 feet in height if it is created on a lot with an existing or proposed single family or multifamily dwelling unit that is located within one -half mile walking distance of a major transit stop or high quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code, and the ADU may be up to two additional feet in height (for a maximum of 20 feet) if necessary to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit. c.d. An ADU that is attached to the primary dwelling may occupy any level of the primary dwelling unit if it is designed as an integral part of the primary dwelling and a separate ingress and egress is provided. A height of 25 feet or the height limitation imposed by the
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underlying zone that applies to the primary dwelling, whichever is lower shall apply to an ADU attached to a primary dwelling. Notwithstanding the foregoing, ADUs subject to this subsection F.2.dc, may not exceed two stories.
d.e. An ADU above a detached structure located contiguous to an alley may be up to 25 feet in height.
e.f. For purposes of this subsection F.2, Height, height is measured above from existing legal grade to the peak of the structure.
3.2. Fire Sprinklers.
a. Fire sprinklers are required in an ADU if sprinklers are required in the primary residence. b. The construction of an ADU does not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling.
3. Rental Term.
a. Generally. No ADU or JADU may be rented for a term that is shorter than 30 days.
4.b. Exception. Notwithstanding the above, if there is no other ADU or JADU on the lot, one Class 2 ADU may be operated as a short-term rental if the lot is in a zone where short-term rentals are allowed, subject to full compliance with the short-term rental regulations in Section 17.84.340 of this Code. No ADU or JADU may be rented for a term that is shorter than 30 days, except for one unit per parcel in zones where short-term rentals are allowed, subject to approval through a Zoning Administrator Permit and the requirements in Section
17.84.340, Short-Term Rentals. This prohibition applies regardless of when the ADU or JADU was created.
5.4. No Separate Conveyance. An ADU or JADU may be rented., Eexcept as otherwise provided in Government Code § 66341, no ADU or JADU may be sold or otherwise conveyed separately from the lot and the primary dwelling (in the case of a single-family lot) or from the lot and all of the dwellings (in the case of a multifamily lot).
6.5. Owner Occupancy.
a. ADUs are not subject to owner occupancy requirements. b. JADUs.
i. Generally. As required by State law, all JADUs are generally subject to an owner - occupancy requirement. A natural person with legal or equitable title to the property must reside on the property, in either the primary dwelling or JADU, as the person's legal domicile and permanent residence. However, the owner-occupancy requirement of this paragraph does not apply if the property is entirely owned by another governmental agency, land trust, or housing organization. ii. Exceptions. The owner-occupancy requirement in this subsection F.6.b does not apply in either of the following situations:
(A) The JADU has separate sanitation facilities (i.e., does not share sanitation facilities with the existing primary dwelling unit structure). b.(B) The property is entirely owned by another governmental agency, land trust, or housing organization.
7.6. Building and Construction.
a. Subject to subsection F.6.c, All all ADUs and JADUs must comply with all local Building Code
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requirements.
b. No passageway shall be required in conjunction with the construction of an accessory dwelling unit.
c. No Change of Occupancy. Construction of an ADU does not constitute a Group R occupancy change under the local Building Code, as described in the California Building Code § 310, unless the Building Official or Code Enforcement Division makes a written finding based on substantial evidence in the record that the construction of the ADU could have a specific, adverse impact on public health and safety. Nothing in this subsection prevents the City from changing the occupancy code of a space that was uninhabitable space or that was only permitted for nonresidential use and was subsequently converted for residential use in accordance with this section. except as specified in California Government Code § 66314(d)(8).
7. Certificate of Occupancy Timing.
a. Generally. No certificate of occupancy for an ADU or JADU may be issued before the certificate of occupancy is issued for the primary dwelling unit. b. Limited Exception for State -declared Emergencies . Notwi thstanding subsection F. 7.a above, a certificate of occupancy for an ADU may be issued before a certificate of occupancy for the primary dwelling if each of the following requirements are met:
i. The county is subject to a proclamation of a state of emergency made by the California Governor on or after February 1, 2025.
ii. The primary dwelling was substantially damaged or destroyed by an event referenced in the Governor’s state of emergency proclamation.
iii. The ADU has been issued construction permits and has passed all required inspections.
i.iv. The ADU is not attached to the primary dwelling.
8. Deed Restriction. Prior to issuance of a Building Permit for a JADU, a deed restriction must be recorded against the title of the property in the County Recorder's office and a copy filed with the Director. The deed restriction must include the provisions described in California Government Code § 66333(c) to run with the land and bind all future owners. The form of the deed restriction will be provided by the City and must provide that:
a. The JADU may not be sold separately from the primary dwelling. b. The JADU is restricted to the approved size and to other attributes and applicable JADU requirements and standards.
c. The deed restriction runs with the land and may be enforced against future property owners. d.a. The deed restriction may be removed if the owner eliminates the JADU, as evidenced by, for example, removal of the kitchen facilities. To remove the deed restriction, an owner may make a written request of the Director, providing evidence that the JADU has in fact been eliminated. The Director may then determine whether the evidence supports the claim that the JADU has been eliminated. Appeal may be taken from the Director's determination consistent with other provisions of this Code. If the JADU is not entirely physically removed but is only eliminated by virtue of having a necessary component of an JADU removed, the remaining structure and improvements must otherwise comply with applicable provisions of this Code.
e. The deed restriction is enforceable by the Director or designee for the benefit of the City.
Failure of the property owner to comply with the deed restriction may result in legal action
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against the property owner, and the City is authorized to obtain any remedy available to it at law or equity, including, but not limited to, obtaining an injunction enjoining the use of the JADU in violation of the recorded restrictions or abatement of the illegal unit.
9. Income Reporting. In order to facilitate the City's obligation to identify adequate sites for housing in accordance with Government Code §§ 65583.1 and 66330, the following requirements must be satisfied:
a. With the Building Permit application, the applicant must provide the City with an estimate of the projected annualized rent that will be charged for the ADU or JADU. See § 17.100.130, Building Permit.
b. By January 30 of each year after initial Building Permit issuance, the owner shall report the actual rent charged for the ADU or JADU during the prior year. If the City does not receive the report within the 90-day period, the City shall send a request for information to the owner.
G. Specific ADU and JADU Requirements. The following requirements apply only to Class 2 ADUs that require an ADU permit approved under subsection E.3 .b, ADU Permit Review and subsection I.1, ADUs That Do Not Qualify for Ministerial Approval.
1. Maximum Size.
a. The maximum size of a detached or attached ADU subject to this subsection G.1, Maximum Size, is 1,000 square feet of interior livable space. i. An ADU over 1 ,000 square feet shall be subject to Zoning Administrator review as provided in subsection I, ADUs That Do Not Qualify for Ministerial Approval. ii. No ADU shall exceed 1,200 square feet per subsection I.1.b. b. An attached ADU that is created on a lot with an existing primary dwelling shall not exceed 50% of the existing floor area of the primary dwelling. c. Exception. Application of other development standards such as size based on a percentage of the proposed or existing primary dwelling, FAR, lot coverage, front setbacks, minimum lot size, or open-space requirements for an attached or detached ADU may not require an ADU that meets all the requirements of subsection 17.84.030.F, General ADU and JADU Requirements, to be less than 800 square feet of interior livable space or prevent the development of an 800 square-foot ADU on a qualifying lot.
2. Parking—General Requirement. Accessory dwelling units must meet the following parking standards.
a. Generally. One off-street parking space is required for an per ADU or per bedroom, whichever is less. that is approved under subsection E.3, ADU Permit Review. b. Parking configuration, if required:
i. The required parking space(s), if required, may be located in setback areas or tandem parking on an existing driveway . unless specific findings are made under subsection G.2.b.ii.
ii. Each unenclosed parking space shall be at least eight and one-half feet wide and 18 feet long.
i.iii. Each parking space that is provided in an enclosed garage shall be at least 10 feet wide and 20 feet long and have at least seven and one-half feet vertical clearance. ii. Parking arrangements in subsection G.2.b.i, are not permitted if the Director (or
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designee) makes specific findings that such parking arrangements are not feasible based upon specific site or regional topographical or fire or life safety conditions. c. Exceptions. Parking standards shall not be imposed on an ADU in any of the following circumstances:
i. The ADU is located within one-half mile walking distance of public transit, including a public bus stop, bus station or transit station that charge set fares, run on fixed routes, and are available to the public.
ii. The ADU is located within an architecturally and historically significant historic district.
iii. The ADU is part of the existing primary residence or an existing accessory structure under subsection E.2.a, Converted Space or Structure on Single-Family Lots.
iv. When on-street parking permits are required but not offered to the occupant of the ADU.
v. When there is an established car share vehicle stop located within one block of the ADU.
vi. When the permit application to create an ADU is submitted with an application to create a new single-family or new multifamily dwelling on the same lot, provided the ADU or the lot satisfies any other criteria listed in parking exception subsections G.2.c.i through v.
d. No Replacement. When a garage, carport, covered parking structure, or uncovered parking space is demolished in conjunction with the construction of an ADU or converted to an ADU, those off-street parking spaces are not required to be replaced.
3. Setbacks.
a. An ADU that is subject to this subsection must conform to a 20-foot front yard setback, or the front setback imposed by the underlying zone, whichever is greater, except as otherwise allowed under subsection G.1.c. 17.84.030.G.1(c).
b. An ADU that is subject to this subsections G, Specific ADU and JADU Requirements must conform to four-foot side- and rear-yard setbacks.
c. Alley Adjacent ADUs Adjacent to Non -residentially Zoned Property. Side or rear yard setbacks adjacent to an alley or non-residentially zoned property may be zero feet. Parking provided off the alley shall maintain a 24-foot back-out, which includes the alley. d. Garage and Accessory Building Conversion. No setback shall be required for a legally established, existing garage or accessory building that is converted to an ADU, provided the structure is not expanded . under subsection E.2.a.i. Any expansion of the structure under subsection E.2.a.i is subject to side and rear setbacks of four feet. e. Addition Over a Garage. The four-foot minimum side and rear setback requirement of subsection G.3.b shall apply to the newly constructed portion of an ADU constructed above a legally established existing garage.
f. Roof Decks. All roof decks along the project perimeter and abutting residential uses shall be stepped back a minimum of five feet from the roof edge and a minimum of eight feet from the property line and shall include a minimum 42 -inch solid rail or parapet, so that they are oriented away from and screened to prevent direct views of abutting residential neighbors. Roof decks facing/adjacent to a right -of-way or alley are not required to be stepped back.
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4. Lot Coverage.
a. No ADU subject to this subsection G, Specific ADU and JADU Requirements, may cause the total lot coverage of the single-family lot to exceed 50%, subject to subsection G.1.c., except that an ADU that is 800 square feet or less, not more than 16 feet in height, and compliant with a minimum four-foot side and rear setback, shall be considered consistent with all City development standards, irrespective of any other Municipal Code limitations governing lot coverage, floor area ratio, and open space. b. Rear Yard Coverage. Except as otherwise provided in subsection G.1.c., An an ADU shall not result in more than 30% rear yard coverage as measured from the rear wall of the primary residence to the rear property line (or as measured from the average distance of the rear wall from the rear property boundary if the rear wall does not follow a straight line). Except that an ADU that is 800 square feet or less, not more than 16 feet in height, and compliant with a minimum four-foot side and rear setback, shall be considered consistent with all City development standards, irrespective of any other Municipal Code limitations governing lot coverage, floor area ratio, and open space.
5. Architectural Requirements.
a. The materials and colors of the exterior walls, roof, and windows and doors must match the architectural design of the primary dwelling.
b.a. The Any exterior lighting must be limited to down-lightsdownlights or as otherwise required by the Building or Fire Code.
c.b. The ADU must have an independent exterior entrance, apart from that of the primary dwelling.
d.c. The interior horizontal dimensions of an ADU must be at least 10 feet wide in every direction, with a minimum interior wall height of seven feet. e. Windows and doors of the ADU may not have a direct line of sight to an adjoining residential property. Fencing, landscaping, or privacy glass may be used to provide screening and prevent a direct line of sight.
f.d. All second-story windows and doors in a second unit that are less than 30 feet from a property line that is not a right -of-way line must either be (for windows) clerestory with the bottom of the glass at least six feet above the finished floor, or (for win dows and for doors) utilize frosted or obscure glass.
g.e. Access stairs, entry doors and decks must face the primary residence or the alley, if applicable.
h.f. A garage converted to an accessory dwelling unit shall include removal of garage door(s) which shall be replaced with architectural features, including walls, doors, windows, trim and accent details.
i.g. The architectural treatment of an ADU to be constructed on a lot that has an identified historical resource listed on the Federal, State, or local register of historic placesCalifornia Register of Historical Resources must comply with all applicable ministerial requirements imposed by the Secretary of Interior.
6. Landscape and Screening Requirements. The following shall apply, except as specified in subsection G.1.c.
a. Evergreen landscape screening must be planted and maintained between the ADU and adjacent parcels when there is direct adjacency of the ADU to an existing primary dwelling on an adjacent parcel in which there is no screening as follows:
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i. At least one five-gallon size plant shall be provided for every five linear feet of exterior wall.
ii. As an alternative, a solid fence of at least six feet in height may be installed along a side or rear yard in compliance with fencing standards.
b. All landscaping must be drought-tolerant plants.
7. Other.
a. The ADU and primary dwelling must use the same driveway to access the street, unless otherwise required for fire-apparatus access, as determined by the fire authority. b. Each unenclosed parking space shall be at least eight and one-half feet wide and 18 feet long. c. Each parking space that is provided in an enclosed garage shall be at least 10 feet wide and 20 feet long and have at least seven and one-half feet vertical clearance.
H. Fees. The following requirements apply to all Class 1 ADUs and JADUs and Class 2 ADUs that are approved under subsections E.23.a and E.3.b., Building Permit Only Approval, and E.3, ADU Permit Review.
1. Impact Fees.
a. For purposes of this subsection, "impact fee" means a "fee" under the Mitigation Fee Act (California Government Code § 66000(b)) and a fee under the Quimby Act, California Government Code § 66477. "Impact fee" here does not include any connection fee or capacity charge for water or sewer service.
b. No impact fee is required for an ADU or JADU that is less than 750 square feet in sizeor less of interior livable space.
c. Any impact fee that is required for an ADU that is larger than 750 square feet or larger in sizeof interior livable space must be charged proportionately in relation to the square footage of the primary dwelling unit (e.g., the floor area of the primary dwelling, divided by the floor area of the ADU, times the typical fee amount charged for a new dwelling). c.d. A JADU or ADU with less than 500 square feet of interior livable space does not increase assessable space by 500 square feet for purposes of Education Code § 17620(a)(1)(C), and is therefore not subject to school fees under Education Code § 17620.
I. ADUs That Do Not Qualify for Ministerial Approval.
1. Any proposed ADU or JADU that does not conform to the objective standards set forth herein, and thus does not qualify for ministerial approval under subsection E.2, Building Permit Only Approval or E.3, ADU Permit Review, may be allowed by the City with a Zoning Administrator Permit in accordance with Section 17.100.090, Zoning Administrator Permit and Section
17.92.020.D, Zoning Administrator. If required, a noticed public hearing shall be held in accordance with Section 17.96.080, Public Notice and Section 17.96.090, Conduct of Public Hearing.
a. Applies to ADUs over 1,000 square feet.
b. The maximum size of an ADU subject to this subsection I, ADUs That Do Not Qualify for Ministerial Approval, is 1,200 square feet.
2. Findings. Before approval of the Zoning Administrator Permit (see Section 17.100.090, Zoning Administrator Permit) granting the exception, the Zoning Administrator shall find that:
a. The total floor area of the ADU is 1,200 or fewer square feet of interior livable space.
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a.b. The exterior design of the accessory dwelling unit is in harmony with, and maintains the scale of, the neighborhood;
b. If an exception to parking requirements is requested, the exception will not result in excessive parking congestion;
c. The site plan provides adequate open space usable and useful for both the accessory dwelling unit and the primary residence;
d. Where applicable, open space and landscaping provides for privacy and screening of adjacent properties;
e. The location and design of the accessory unit maintains a compatible relationship to adjacent properties and does not significantly impact the privacy, noise, light air, solar access, or parking of adjacent properties; and
f. Windows that impact the privacy of the neighboring side or rear yard have been minimized.
Major windows, access stairs, entry doors and decks are generally limited to the walls facing the primary residence or the alley, if applicable.
J. Nonconforming Zoning Code Conditions, Building Code Violations, and Unpermitted Structures.
1. Generally. The City will not deny an ADU or JADU application due to a nonconforming zoning condition, Building Code violation, or unpermitted structure on the lot that does not present a threat to the public health and safety and that is not affected by the construction of the ADU or JADU.
2. Unpermitted ADUs and JADUs Constructed Before 2020.
a. Enforcement. The City shall delay enforcement of a building standard upon request of an owner of ADU in accorda nce with the requirements in California Government Code § 66331.
a.b. Permit to Legalize. As required by State law, the City may not deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if denial is based on either of the following grounds:
i. The ADU or JADU violates applicable building standards; or
ii. The ADU or JADU does not comply with the State ADU or JADU law (California Government Code § 65852.2) or this sectionSection 17.84.030. b.c. Exceptions.
i. Notwithstanding subsection J.2.a, Permit to Legalize above, the City may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020, if the City makes a finding that correcting a violation is necessary to comply with the standards specified in California Health and Safety Code § 17920.3.
ii. Subsection J.2.a above, Permit to Legalize does not apply to a building that is deemed to be substandard in accordance with California Health and Safety Code § 17920.3.
TO: THE HONORABLE MAYOR AND CITY COUNCIL
AGENDA: City Council Regular Meeting
DATE: February 3, 2026
ITEM #: J.21
SUBJECT: Fire Station #4 – Authorization to Advertise Requests for Qualifications
Recommendation for Action: Staff recommends that the City Council adopt Resolution No. ___ to authorize staff to proceed with advertising a Request for Qualifications (RFQ) for the Design-Build team to design and construct Fire Station #4.
Staff Contact:
Ed Wisniewski, Principal Civil Engineer, (530) 661-5975, [email protected]
Council Goals:
This action advances key initiatives called for within the Strengthen Public Safety & Infrastructure Goal of the City Council Priority Goals & Strategic Plan, including updating the Fire Department Strategic plan and evaluating service delivery models to inform future fire station facility planning.
Fiscal Impact:
Construction of the fire station is being funded from a variety of sources. A portion of the project has been included in the City's development impact fee program and in the Spring Lake Infrastructure Fee (SLIF) program, which established fees to be collected at the time of building permit to go toward the cost of constructing new public facilities and infrastructure needed to serve new growth.
Additionally, development agreements approved for various housing projects have been negotiated to include payment of a Community Benefit payment, which is also intended, in part, to contribute towards construction costs for a new station.
Not including the purchase of the site, the General Fund has allocated $1 million from reserves towards the project. The Measure F spending plan, approved for FY2024/25, allocated $2 million toward construction of the fire station. Additionally, as of July 1, 2025, the development impact fee fund has accumulated more than $4 million in available funding for the project, and the SLIF fund has collected $1.3 million toward the fire station. Based on these amounts, there is more than $8 million in currently available funding for the project, with anticipated future collections from impact fees of close to $1 million over the coming years depending on development activity.
Total project costs are not fully known at this time. However, based on research of recently completed and comparably sized stations built within the region, it is estimated that the design and construction of the new station will cost in the range of $9 million to $11 million. Therefore, additional funding sources may need to be identified to complete the project. Potential funding sources could include additional use of Measure F sales tax revenues, proceeds from the sale of City-owned surplus land at the project site, and internal or external borrowing. Staff will return to Council with a complete funding plan as the project costs are better defined through the first phase of project design and cost estimating after the most qualified design-build team is selected.
Finally, although additional personnel will not be required to staff the new station, there will be additional ongoing operating and maintenance costs associated with the new facility. Those costs will also be estimated and included within future budget discussions should the Council direct staff to proceed as recommended.
Background:
In 2018, the City acquired the Willow Spring School Site at E. Gibson Road and Bourn Drive from the School District with the intent of constructing a new fire station to better serve the southeast area of Woodland, including Spring Lake. After considerable analysis to define the programmatic needs of the new fire station, as well as the City’s Fire Master Plan, the following project scope was identified for fire station #4:
Proposed Fire Station #4 Scope
• Approximately 1 acre developed site
• Paved access to accommodate apparatus turning movements with access from Bourn Drive • Two drive through single depth apparatus bays
• Interior living quarters to accommodate four personnel 24/7, 365 days a year • Contamination reduction and containment features / facility design • Dayroom sized for current and future staffing and functional as training space • Office Area equipped with publicly accessible customer service counter and ADA restroom • Commercial grade kitchen
• Three dedicate office spaces for Company Officer plus 1-2 spaces for collateral assignments designed for future conversion to dorm rooms when/if needed. • Fitness room
• Fleet maintenance and reserve storage out building
• Energy efficient features and solar panels
• Construction to be durable to ensure low maintenance and long-lasting consistent with a life cycle cost analysis of 50+ years.
On September 2, 2025, the City Council received a presentation regarding the next steps in advancing design and construction of the project. Affirming the preferred project delivery method was discussed. Traditionally, City projects are constructed using the Design-Bid-Build (or “hard bid”) method of delivery. For vertical construction projects such as this one, alternative methods are often employed to deliver the project in a quicker, more efficient manner, and with lower risk of excessive change orders. After considerable research and conversing with other agencies in the region, staff recommended that the project be delivered through the Progressive Design-Build (PDB) approach and Council directed staff to proceed accordingly.
Staff also identified a need to hire an “Owner’s Representative” to guide the City through each phase of the PDB process, from programming through construction. After a competitive RFP process, the City selected Kitchell to guide the City through the PDB process and the Coucil approved the contract award on October 21, 2025. City staff and Kitchell have been working on preparing a request for qualifications (RFQ) and are ready to advertise the document for potential design-build teams to prepare their statements of qualifications.
Discussion:
Staff is ready to advance the project to the design and construction phases. The progressive design- build (PDB) project delivery method combines design and construction services under a single contract (typically held with the general contractor), with a focus on early collaboration and a 2- phased contracting approach. This delivery method begins with a collaborative design development phase (phase 1) where the City and the design-build team work together to define the project design, schedule, and budget.
The selection of the design-build team is based primarily on their qualifications and experience demonstrated through the RFQ process, which includes a written statement of qualifications (SOQ) and interviews. Given that the design and budget lack detail initially, construction cost and schedule is not a significant criterion of the procurement process. At the end of the RFQ advertisement period, a selection committee made up of City staff and Kitchell consultants will evaluate the SOQs received and interview the top-rated teams.
Once the preferred design-build team is identified by the selection committee, staff will finalize negotiations for the scope and fee of the phase 1 pre-construction services where the design-build team will work closely with the City to refine the design of the fire station. This process is a highly collaborative and efficient approach to verifying the feasibility and constructability of preliminary designs. The contractor is required to submit comprehensive and transparent cost estimates for the City to consider in development of the final project budget. Once the design is sufficiently defined (typically 65%) the contractor will submit a guaranteed maximum price (GMP) and schedule for construction. If the City accepts the proposal, the contract is extended through construction services.
If not, there are provisions in the original contract to allow the City to “off ramp” and pursue alternative means of bidding and constructing the project. The second phase of PDB is completion of the design and construction of the project.
With Council approval to continue the process, staff intends to advertise the RFQ for design-build teams within the next week. It is anticipated that the selection process will be completed by early April, at which time staff will bring forth a recommendation to award the design-build contract for pre- construction services (Phase 1). Once all Phase 1 services are completed (likely fall of 2026), staff will return to Council to approve the design and amend the contract to the final GMP, thereby triggering the construction phase of the contract. Construction is anticipated to begin as early as fall of 2026 or winter 2027 (weather dependent).
Conclusion:
Staff recommends that the City Council adopt Resolution No. ____ to authorize staff to proceed with advertising a Request for Qualifications (RFQ) for the Design-Build team to design and construct Fire Station #4.
Prepared by: Ed Wisniewski, Principal Civil Engineer
Reviewed by: Eric Zane, Fire Chief
Kim McKinney, Administrative Services Director
Brent Meyer, Community Development Director/City Engineer
Attachments:
1. Proposed Resolution - Fire Station 4 RFQ
RESOLUTION NO. ___
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WOODLAND
AUTHORIZING ADVERTISEMENT OF A REQUEST FOR QUALIFICATIONS FOR THE DESIGN-BUILD TEAM TO DESIGN AND CONSTRUCT THE FIRE STATION #4 PROJECT, CIP 16-10
WHEREAS, the Project is identified in the current capital budget as the Fire Station #4 Project (CIP 16-10); and
WHEREAS, on September 2, 2025, the City Council authorized staff to proceed with delivering the project through a progressive design-build (PDB) process, which includes a 2- phased contracting approach (Phase 1: design and cost identification and Phase 2: construction), and
WHEREAS, the project is currently funded in the Capital Budget at $3.2 million, with another $5 million in development fees earmarked for the project. Additional appropriation of funds may be requested after the design is completed with Phase 1 contract efforts and a guaranteed maximum price (GMP) for construction is known; and
WHEREAS, with the progressive design-build process, a team of designer & contractor is chosen through a qualifications-based selection process, which is followed by a collaborative design development phase where the City and design-build team work together to define the project design, schedule, and budget; and
WHEREAS, a selection committee made up of City staff and the City’s consultant providing Owner’s Representative services (Kitchell) will be formed to evaluate the statements of qualifications received; and
WHEREAS, staff will return to Council to approve the design-build contract once a qualified team has been selected and the scope and fee for Phase 1 preconstruction services has been negotiated; and
WHEREAS, through the adoption of this Resolution, the City wishes to move forward with advertising a request for qualifications for the design-build team to design and construct the Fire Station #4 Project.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Woodland as follows:
SECTION 1. The City Council authorizes staff to advertise a Request for Qualifications for Design-Build teams to design and construct the Fire Station #4 Project, CIP 16-10.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Woodland at a regular meeting held the 3rd day of February 2026, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
______________________________
Tom Stallard, Mayor
ATTEST: APPROVED AS TO FORM:
________________________________ ________________________________ Marissa Kersey, City Clerk Ethan Walsh, City Attorney