Yuba City City Council
January 21, 2025

The City has adopted a Reasonable Accommodations Policy that provides a procedure for receiving and resolving requests for accommodation to participate in this meeting. Please visit yubacity.net ADA & Accessibility Resources page. If you need assistance in order to attend the City Council meeting, or if you require auxiliary aids or services, e.g., hearing aids or signing services to make a presentation to the City Council, the City is happy to help. Accommodations should be requested as early as possible as additional time may be required in order to provide the requested accommodation; 72 hours in advance is suggested. Please contact City offices at (530) 822-4817 or (TTY: 530-822-4732), so such aids or services can be arranged. Requests may also be made by email at [email protected] or [email protected] or mail City Clerk, 1201 Civic Center Blvd, Yuba City, CA 95993.

AGENDA
JANUARY 21, 2025

REGULAR MEETING OF THE SUCCESSOR AGENCY TO THE

REDEVELOPMENT AGENCY AND

CITY COUNCIL

CITY OF YUBA CITY
5:00 P.M. CLOSED SESSION

SUTTER ROOM/VIRTUAL
6:00 P.M. REGULAR MEETING

COUNCIL CHAMBERS/VIRTUAL
MAYOR ● Dave Shaw
VICE MAYOR ● Marc Boomgaarden
COUNCILMEMBER ● Wade Kirchner
COUNCILMEMBER ● Michael Pasquale
COUNCILMEMBER ● Toni Cole
CITY MANAGER ● Diana Langley
CITY ATTORNEY ● Shannon L. Chaffin
1201 Civic Center Blvd
Yuba City CA 95993
Wheelchair Accessible

AGENDA

REGULAR MEETING OF THE SUCCESSOR AGENCY TO THE REDEVELOPMENT

AGENCY AND

CITY COUNCIL - CITY OF YUBA CITY
JANUARY 21, 2025
5:00 P.M. CLOSED SESSION

SUTTER ROOM/VIRTUAL
6:00 P.M. REGULAR MEETING

COUNCIL CHAMBERS/VIRTUAL
Materials related to an item on this Agenda submitted to the Council after distribution of the agenda packet are available for public inspection in the City Clerk’s office at 1201 Civic Center Blvd., Yuba City, during normal business hours. Such documents are also available on the City of Yuba City’s website at www.yubacity.net, subject to staff’s availability to post the documents before the meeting.

The Council Chambers will be open for public attendance and participation. The meeting will also be live streamed for public viewing, but not participation, at the following link: https://yubacity-net.zoom.us/webinar/register/WN_BvUEaiVuQ2qoubZVC4v3pQ. Emailed comments sent to [email protected] at least 24 hours before the meeting will be distributed to the City Council prior to the meeting. Please identify the Agenda item(s) addressed by the comments.

Public Comment:

Any member of the public wishing to address the City Council on any item listed on the closed session agenda will have an opportunity to present testimony to the City Council in the Council Chamber prior to the City Council convening into closed session. Comments from the public will be limited to three minutes. No member of the public will be allowed to be present once the City Council convenes into closed session.

Closed Session
A. Conference with real property negotiator (Govt. Code § 54956.8) Property: APN: 59-010-119, approximately 2 acres generally located at the northwest corner of Poole Boulevard and Civic Center Field, Yuba City, CA 95993 Negotiator: Diana Langley, City Manager
Negotiating parties: Unknown
Under negotiation: Price and terms of payment
B. Confer with Real Property Negotiator (Government Code § 54956.8) Property: APN 52-380-025, located at 433 Plumas Blvd, Yuba City, California; APN 53- 220-030 and APN 53-194-013, located at the intersection of Main Street, Plumas Street and Percy Avenue, Yuba City California;
Negotiator: Diana Langley, City Manager/Executive Director Negotiating parties: TBD

Under negotiation: Whether to sell the properties, and if so, the price and terms of payment C. Public Employee - Appointment/Employment (Pursuant to Government Code, § 54957) Title: City Manager
Regular Meeting
Call to Order
Roll Call
__ Mayor Shaw
__ Vice Mayor Boomgaarden
__ Councilmember Kirchner
__ Councilmember Pasquale
__ Councilmember Cole
Invocation/Inspiration
Pledge of Allegiance to the Flag
City Attorney's Report on Closed Session Items, City Attorney Shannon Chaffin Agenda Modifications
Ceremonial Presentations

1. Beale Air Force Base Air Show

2. Officer Scott Hansen Retirement Proclamation

3. Police Chief Brian Baker Retirement Proclamation

4. Quarterly Development & Public Works Update Presentation by Ashley Potočnik, Development Liaison
Public Communication

5. Appearance of Interested Citizens
You are welcome and encouraged to participate in this meeting. Public comment is taken on action items appearing on the Consent Calendar or Business Items on the Agenda when they are called. Public comment on any other items within the scope of the City’s jurisdiction, including items not listed on the Agenda will be considered at this time. Public comment is limited to three minutes per speaker. Members of the public submitting written requests at least 24 hours prior to the meeting will be allotted five minutes to comment per speaker. Repetitive comments may be limited, and large groups are encouraged to select representatives to express the opinions of the group.

Consent Calendar
All matters listed under Consent Calendar are considered to be routine and can be enacted in one motion. There will be no separate discussion of these items prior to the time that Council votes on the motion unless members of the City Council request specific items to be discussed or removed from the Consent Calendar for individual action.

6. Minutes of the December 17, 2024 Regular Meeting of the Successor Agency to the Redevelopment Agency and City Council
Recommendation: Approve the minutes of the December 17, 2024, Regular Meeting of the Successor Agency to the Redevelopment Agency and City Council

7. Update City Council Benefits

Recommendation: Adopt a Resolution updating City Councilmember Benefits

8. Local Agency Investment Fund (LAIF) Investment Authority Update Recommendation: Adopt a Resolution to update staff authority to invest monies in the Local Agency Investment Fund

9. Downtown Yuba City Business Improvement District Ordinance Recommendation: Adopt an Ordinance of the City Council of the City of Yuba City to amend Municipal Code Section 3-9.050 for the collection of delinquent assessments, by title only, and waive the second reading

10. Adopt an Ordinance to approve Rezone 24-04 for the Gary Smith project located at 2192 Live Oak Blvd
Recommendation: Adopt an Ordinance of the City Council of the City of Yuba City to adopt Rezone (RZ) 24-04 rezoning 0.43 acres Light Industrial District (M-1) Zone District to Community Commercial (C-2) Zone District, for the Smith project, located at 2192 Live Oak Blvd (APN 51-490-028), by title only and waive the second reading

11. Adopt an Ordinance to approve Planned Development 19: Brownstone Estates, located on North Colusa Frontage Road between Hooper Road and El Margarita Road
Recommendation: Adopt an Ordinance of the City Council of the City of Yuba City approving Planned Development 19, on 7.84 acres located on the north side of North Colusa Frontage Road between Hooper Road and El Margarita Road (Assessor’s Parcel Numbers 62- 082-019, -020, -021) by title only and waive the second reading

12. Appointment to Regional Housing Authority
Recommendation: Approve the Mayor's Recommendation for Citizen Appointment to the Regional Housing Authority effective January 31, 2025

13. Alternate Appointment to the City of Yuba City Senior Commission Recommendation: Approve the appointment recommendation of Leonard Brunelle as an Alternate to the Senior Commission effective 2/28/25

14. Harter Marketplace Parcel Map (Acceptance of Public Improvements) Recommendation: Adopt a Resolution accepting certain street and related improvements pursuant to the Harter Marketplace Improvement Agreement with Harter Packing Group, LLC, a California Limited Liability Company and Dharni Lada Yuba City, LLC, a California Limited Liability Company and authorizing the Developer to file a Notice of Completion. [Development is located on the west side of Harter Parkway and north of State Route 20]

15. Bains/Dhadli Subdivision (Annexation #7 of property in CFD 2021-1) Recommendation: Adopt a Resolution annexing a certain area, Bains/Dhadli Subdivision, within the City Limits into an existing Community Facilities District (CFD No. 2021-1) to fund municipal services, and filing said Resolution, along with the Seventh Amendment to the Notice of Special Tax Lien, in the office of County Recorder of the County of Sutter

16. Bains / Dhadli Subdivision (Acceptance of Public Improvements) Recommendation: Adopt a Resolution accepting certain street and related

improvements pursuant to the Bains / Dhadli Subdivision with BDS Property Holdings, LLC, A California Limited Liability Company, and authorizing the Subdivider to file a Notice of Completion. [Subdivision is located north of Bridge Street, and approximately 300 feet west of North Walton Avenue]
Business Items

17. Pioneer Community Energy Expansion to Include the City of Yuba City Recommendation: A. Receive an overview presentation of the findings of the Impact Assessment Study for the City of Yuba City to join Pioneer Community Energy; and
B. Conduct a Public Hearing, and after consideration,
C. Introduce an Ordinance of the City Council of the City of Yuba City amending Title 5 of the Yuba City Municipal Code by adding Chapter 27 (Community Choice Aggregation Program) to
establish a Community Choice Aggregation Program in the City of Yuba City, by title only, and waive the first reading

18. Downtown Yuba City Business Improvement District - Levy of 2025 Annual Assessment
Recommendation: A. Conduct a Public Hearing, and after consideration, B. Adopt a Resolution confirming the Annual Report for the Yuba City Downtown Business Association and levying the
assessment for the Downtown Business Improvement District for calendar year 2025

19. 2040 General Plan Update
Recommendation: A. Conduct a Public Hearing; and after consideration, B. Adopt a Resolution of the City Council of the City of Yuba City adopting an addendum to the certified environmental impact report for the 2004 Yuba City General Plan and approving the 2040 General Plan update

20. City Wide Traffic Demand Model Update
Recommendation: Adopt a Resolution Accepting the Travel Demand Model Development Report, dated October 2020 prepared by Fehr & Peers, updating the City’s Travel Demand Model for General Plan Buildout conditions

21. Amendments to the Community Sponsorship Policy
Recommendation: Adopt a Resolution amending the Administrative Policy for Community Sponsorships

22. Measure D - Voting Results
Recommendation: Receive a summary presentation on voting results for the City's proposed Transactions and Use Sales Tax Measure, identified as Measure D

23. Appointments to City Council Regional Boards and Committees Recommendation: Approve the City Council Assignments to Regional Boards and

Committees for Calendar Year 2025
Future Agenda Items

24. Future Agenda Items
Reports and Communications
The following reports and communication items are provided for the Council’s information. No action can be taken on items under this section unless the Council agrees to include it on a subsequent agenda

25. City Manager's Report

26. City Council Reports
Adjournment

Presentation by:

Lieutenant Colonel Gorman

Proclamation
of the City Council
Scott Hansen
Police Officer
In Recognition of your Retirement
WHEREAS, Scott Hansen was hired as a Reserve Police Officer by the City of Yuba City on February 9, 1991; and
WHEREAS, he has held the positions of Reserve Police Officer, Police Recruit, and Police Officer for Yuba City; and
WHEREAS, Scott Hansen has served as an example of a leader, and a team player in his capacity as an employee of the City of Yuba City. Scott has received three Chief’s Unit of the Year Awards, three Police Unit Commendation Ribbon, and the Police Achievement Award; and WHEREAS, Scott played a pivotal role as a Hostage Negotiator during the Big Five Department Store incident on August 5, 2012, where his calm demeanor, exceptional communication skills, and commitment to de-escalation were instrumental in resolving a tense and potentially dangerous situation, ensuring the safety of all involved, and
WHEREAS, Scott contributed to the progress and modernization of the police department by actively participating in the redesign of the department’s patrol fleet in 2017, which included the successful introduction of the Police Chevy Tahoe patrol vehicles, enhancing the department’s operational efficiency and effectiveness; and
WHEREAS, Scott Hansen took an oath when he was hired to, “Preserve, Protect and Defend the Constitution,” an oath he never broke; and
WHEREAS, Officer Hansen kept faith with the public he so honorably served for more than 32 years.

NOW, THEREFORE, BE IT RESOLVED, that I, Dave Shaw, Mayor of the City of Yuba City, on behalf of the entire Council and citizens we serve, do hereby congratulate Officer Scott Hansen on the occasion of his honorable retirement. We wish Officer Hansen the very best in his future. Done on this 21st day of January 2025, in the City of Yuba City, County of Sutter, State of California.

Proclamation
of the City Council
Brian Baker
Chief of Police
In Recognition of your Retirement
WHEREAS, Brian Baker began his career with the Yuba City Police Department as a Cadet in 1994 and was hired as a Reserve Police Officer on September 27th, 1997; and WHEREAS, he has held the positions of Police Officer, Police Sergeant, Police Lieutenant, Police Commander and ultimately, Police Chief; and
WHEREAS, his service included several critical ancillary assignments including Cadet Advisor, Background Investigator, Detective, Patrol Sergeant, Investigations Sergeant, and Traffic Education and Enforcement Sergeant; and
WHEREAS, he has been recognized with numerous awards and commendations for his exemplary professional performance including letters of appreciation from the public, peers and supervisors including, six Chief’s Unit of the Year Awards, four Police Unit Commendation Ribbons, the Police Individual Commendation Ribbon, the Officer of the Year Award, the Distinguished Service Medal, and the Meritorious Service Medal; and
WHEREAS, Brian Baker received a Master of Science in Emergency Services Administration from California State University, Long Beach, and completed the coveted FBI National Academy in Quantico, Virginia; and
WHEREAS, during his tenure as Police Chief, he continued to push the organization to provide the best service possible and helped acquire much needed equipment that will continue to improve officers’ safety for years to come; and
WHEREAS, Brian has demonstrated exceptional leadership, commitment to public safety, and a dedication to building strong relationships within the community as evidenced by his dedication to volunteering his time to a variety of area charitable causes; and WHEREAS, Brian Baker took an oath when he was hired to, “Preserve, Protect and Defend the Constitution,” an oath he never broke; and
WHEREAS, Chief Baker kept faith with the public he so honorably served for 30 years.

NOW, THEREFORE, BE IT RESOLVED, that I, Dave Shaw, Vice Mayor of the City of Yuba City, on behalf of the entire Council and citizens we serve, do hereby congratulate Chief Brian Baker on the occasion of his honorable retirement. We wish Chief Baker the very best in his future.

Done on this 21st day of January 2025 in the City of Yuba City, County of Sutter, State of California.

Ashley Potočnik, Development Liaison, will present a quarterly development update. apotoč[email protected] | 530-822-5195

CITY OF YUBA CITY
Public Communication
Members of the public may address the City Council on items of interest that are within the City’s jurisdiction. Individuals addressing general comments are encouraged to limit their statements.

Procedure
You are welcome and encouraged to participate in this meeting. Complete a Speaker Card located in the lobby and give to the Clerk, public comment is taken on action items appearing on the Consent Calendar or Business Items on the Agenda when they are called. Public comment on any other items within the scope of the City’s jurisdiction, including items not listed on the Agenda, will be considered at this time.

When a matter is announced, wait to be recognized by the Mayor to provide your comments to the Council. Comments should begin by providing your name and place of residence. A three minute limit is requested when addressing Council.

Request for additional time to address Council
Members of the public submitting written requests at least 24 hours prior to the meeting will be allotted 5 minutes to comment per speaker. Repetitive comments may be limited, and large groups are encouraged to select representatives to express the opinions of the group.

Procedure
When requesting to comment, please indicate your name and the topic and mail to:

City of Yuba City
Attn: City Clerk
1201 Civic Center Blvd
Yuba City CA 95993
Or email to:

Jackie Sillman, City Clerk
[email protected]

Agenda Item 6

CITY OF YUBA CITY

STAFF REPORT
Date: January 21, 2025
To: Honorable Mayor & Members of the City Council;
From: Administration Department
Presentation By: Ciara Wakefield, City Clerk
Summary
Subject: Minutes of the December 17, 2024 Regular Meeting of the Successor Agency to the Redevelopment Agency and City Council
Recommendation: Approve the minutes of the December 17, 2024, Regular Meeting of the Successor Agency to the Redevelopment Agency and City Council Fiscal Impact: None
Attachments:

1. 12-17-2024 Regular Meeting Minutes (DRAFT)
Prepared By: Submitted By:

Ciara Wakefield
City Clerk
Diana Langley
City Manager

ATTACHMENT 1

MINUTES (DRAFT)

REGULAR MEETING OF THE SUCCESSOR AGENCY

TO THE REDEVELOPMENT AGENCY AND

CITY COUNCIL - CITY OF YUBA CITY
DECEMBER 17, 2024
5:00 P.M. CLOSED SESSION

SUTTER ROOM/VIRTUAL
6:00 P.M. REGULAR MEETING

COUNCIL CHAMBERS/VIRTUAL
Call to Order
The Closed Session Meeting of the City Council was called to order in the Sutter Room by Mayor Shaw at 5:03PM
Roll Call

Present: Mayor Shaw and Councilmembers Boomgaarden, Cole, Kirchner, and Pasquale

Absent: None
Closed Session
A. Conference with Labor Negotiators (Pursuant to Government Code, Section 54957.6.) Agency designated representatives: Diana Langley, City Manager, Natalie Springer, Human Resources Director, Ann Gillen, Community Services Director, Diona Pope, Finance Director, Ben Moody, Public Works and Development Services Director, Brian Baker, Police Chief, Jesse Alexander, Fire Chief, Michael Jarvis, LCW, Ian Sangster, Kronick Moskovitz Tiedemann & Girard
Employee organizations: Yuba City Police Officers; Police Sergeants; Yuba City Firefighters Local 3793; Yuba City Fire Management; First Level Managers, Mid Managers, Police Sworn Mid Managers; and Public Employees Local No. 1 Unrepresented employees: Confidential Employees, Executive Services Employees No public comment received
Regular Meeting
Call to Order
The Regular Meeting of the Successor Agency to the Redevelopment Agency and the City Council was called to order by Mayor Shaw at 6:19 PM
Roll Call

Present: Mayor Shaw and Councilmembers Boomgaarden, Cole, Kirchner, and Pasquale

Absent: None

Invocation/Inspiration
Wade Kirchner, Councilmember
Pledge of Allegiance to the Flag
Michael Pasquale, Councilmember
City Attorney's Report on Closed Session Items
No reportable action
Agenda Modifications
No changes were made
Ceremonial Presentations

1. Eric Ball Retirement Proclamation
Mayor Shaw presented a proclamation to Eric Ball, Code Enforcement Officer Tasha Weaver and Isabella Morgan presented a joint certificate on behalf of Senator Dahle and Assemblyman Gallagher
David Morgan presented a certificate on behalf of Congressman LaMalfa

2. Spencer Morrison Retirement Proclamation
Mayor Shaw presented a proclamation to Spencer Morrison, Finance Director Tasha Weaver and Isabella Morgan presented a joint certificate on behalf of Senator Dahle and Assemblyman Gallagher
David Morgan presented a certificate on behalf of Congressman LaMalfa Public Communication

3. Appearance of Interested Citizens
No public comment
Consent Calendar
Councilmember Cole abstained from Item 4
Councilmember Kirchner moved and Councilmember Pasquale seconded the motion to approve Consent Calendar items 4-21

4. Minutes of the November 19, 2024 Regular Meeting of the Successor Agency to the Redevelopment Agency and City Council; and Minutes of the December 10, 2024 Special Meeting of the City Council

Approve the Minutes of the November 19, 2024 Regular Meeting of the Successor Agency to the Redevelopment Agency and City Council; and the Minutes of the December 10, 2024 Special Meeting of the City Council

5. 2025 Minimum Wage Increase
Adopt Resolution 24-154 to adjust the City's salary schedule to comply with the new California wage requirements effective January 1, 2025

6. Business License Ordinance Update
Adopt Ordinance 011-24 of the City Council of the City of Yuba City to repeal Municipal Code Subsection (b)(2) of Section 3-4.24 to exclude the license application requirement for non-profit organizations by title only and waive the second reading

7. Purchase and Installation of Video Surveillance & Door Access Control at the Yuba City Police Department, Sutter Animal Services Authority, and Corporation Yard
Adopt Resolution 24-155 awarding the purchase of Verkada surveillance and access control systems to Monarch Connected of San Francisco, CA, in the amount of $134,317.69 utilizing CMAS contract number 3-23-01-1017 with the finding that it is in the best interest of the City

8. Annual Investment Policy Adoption
Approve Investment Policy as presented

9. Spiva Avenue Waterline Replacement Project - Award Construction Contract Adopt Resolution 24-156 with the following actions:

A. Awards a construction contract to Platinum General Engineering LLC (d.b.a.

Platinum Dirt Worx), of Modesto, CA in the amount of their total bid $199,400.00 and authorizes the City Manager to execute the contract on behalf of the City, subject to review and approval as to legal form by the City Attorney, and approves CEQA Class 1 and Class 2 exemptions B. Authorizes the Finance Director to make supplemental appropriation of $279,170.00 to account 951093-65501 with an offsetting revenue budget adjustment to 517-43480 for the receipt of grant funds

10. Aquifer Storage and Recovery Well Project - Plans and Specifications Approval Adopt Resolution 24-157 approving the plans and specifications for construction of the below-ground facilities of the Aquifer Storage and Recovery Well (Well #3) Project at the Water Treatment Plant and authorizing advertisement for bids on the project

11. Submission of Recertification Application for Tree City USA Designation

Adopt Resolution 24-158 authorizing the City to apply for recertification to the National Arbor Day Foundation for consideration of the City to continue its designation as a Tree City USA community

12. Chima Ranch Subdivision Development Agreement Assignment Adopt Resolution 24-159 of the City Council of the City of Yuba City approving the assignment of responsibilities under the Development Agreement associated with the Chima Ranch Tentative Subdivision Map (SM 22-07) from Interwest Homes Corporation to LGI Homes, LLC, and authorize the Development Services Director to sign the Consent to Assignment

13. Henson Ranch Estates Subdivision (Acceptance of Public Improvements) Adopt Resolution 24-160 accepting certain street and related improvements pursuant to the Henson Ranch Estates Subdivision Agreement with YC Hooper Ventures, LLC, A California Limited Liability Company, and authorizing the Subdivider to file a Notice of Completion. [Subdivision is located north of North Colusa Frontage Road, East of Hooper Road, and west of El Margarita Road]

14. SACOG Grant Agreement for City Welcome Sign Project (Gateway Signs Improvement Project)
Adopt Resolution 24-161 authorizing the City Manager of the City of Yuba City to execute a Memorandum of Understanding between Sacramento Area Council of Governments and the City of Yuba City, and all other necessary grant agreements for the Community Design Funding Program: Gateway Signs Improvement Project

15. Fourth Amendment to the Disposition and Development Agreement for the Feather River Mill and Associated Properties (Noyan Properties. L.P., and H-NYC, LLC)
A. Adopt Resolution 24-162 of the City Council approving the fourth amendment to the Disposition and Development Agreement with HNYC, LLC, and Noyan Properties, L.P., authorizing the sale and development of real property located at the southeast corner of Bridge and Shasta Streets (Current APNs: 52-324-028, -029, -030, -031, -032, -033, & -034)
B. As the City Council, authorize the City Manager to approve and sign on behalf of the City, Amendment No. 4 to the Disposition and Development Agreement with Noyan Properties, L.P. with regard to the property located at the southeast corner of Bridge and Shasta Streets to be used for the future development (Current APNs: 52- 324-028, -029, -030, -031, -032, -033, & - 034)
C. As the Board of Directors of the Successor Agency, authorize the Executive Director to approve and sign on behalf of the Agency, Amendment No. 4 to the Disposition and Development Agreement with Noyan Properties, L.P. with regard to the property located at the southeast corner of Bridge and Shasta Streets to be used for the future development (Current APNs: 52- 324-028, - 029, -030, -031, -032, -033, & -034)

16. Bogue Road Sewer Extension Project
Adopt Resolution 24-163 to:

A. Award a construction contract to Ranger Pipelines, Inc., of San Francisco, CA in the amount of their total bid for bid schedules A & B of $4,275,341.00 and authorize the City Manager to execute the contract on behalf of the City, subject to review and approval as to legal form by the City Attorney B. Award a Professional Services Agreement to Inferrera Construction Management Group, Inc., of Shingle Springs, CA for Inspection Services in the amount of $188,219.00 and authorize the City Manager to execute the contract on behalf of the City, subject to material terms, subject to review and approval as to legal from by the City Attorney, and with the finding that it is in the best interest of the City
C. Award a Professional Services Agreement to The Solis Group of Pasadena, CA for Labor Compliance Services in the amount of $20,000.00, subject to material terms, with the finding that it is in the best interest of the City D. Authorize the Finance Director to make a budget transfer in the amount of $2,070,000 from CIP Account No. 1277 (Harter-Bridge Trunk Sewer) to CIP Account No. 1295 (Bogue Road Sewer Extension)
E. Authorize the Finance Director to appropriate a total of $4,000,000.00 in American Rescue Plan Act funds for wastewater obligations outlined in the Newkom Ranch Development Agreement

17. Terex Hi-Ranger XT PRO 56 Aerial Truck
Adopt Resolution 24-164 to approve an increase to the capital acquisition budget allocation for the Park's Department Terex Hi- Ranger XT PRO 56 Aerial Truck in the amount of $6,507.73 for a total capital asset value of $280,369.73

18. City of Yuba City Advisory Board Appointment List
Note and File the 2024 Local Appointment List and Direct Staff to post on the City’s website

19. . Biennial Review of the City of Yuba City Conflict of Interest Code Adopt Resolution 24-165 Amending the City of Yuba City Conflict of Interest Code and list of Designated Positions

20. Lease of the Madden House for the Yuba-Sutter Chamber of Commerce Offices Adopt Resolution 24-166 approving a Lease Agreement with the Yuba- Sutter Chamber of Commerce for the use of the Madden House (1300 Franklin Road), authorizing the City Manager to make non- material modifications, subject to City Attorney approval

21. Parks and Recreation Commission Ordinance Update

Adopt Ordinance 012-24 of the City Council of the City of Yuba City to repeal Chapter 1 (Parks and Recreation Commission) of Title 9 by title only and waive the second reading
Item 4 passed with 4 votes [Cole Abstained]
Items 5-21 passed unanimously
Business Items

22. Annual Report from the Downtown Yuba City Business Improvement District and Proposed Levy of Annual Assessment for 2025 Councilmember Kirchner moved and Councilmember Pasquale seconded the motion to:

A. Adopt Resolution 24-167 Accepting and Approving the 2024-2025 Annual Report of the Downtown Yuba City Business Improvement District B. Adopt Resolution 24-168 of Intention to Levy and Collect 2025 Annual Assessments and set a Public Hearing for January 21, 2025 The motion was passed unanimously

23. Downtown Yuba City Business Improvement District Ordinance Mayor Shaw opened a Public Hearing
Keith Bordsen spoke
Sandee Drown spoke
Mayor Shaw closed the Public Hearing
Councilmember Pasquale moved and Councilmember Cole seconded the motion to:

Introduce an Ordinance of the City Council of the City of Yuba City to amend Municipal Code Section 3-9.050 for the collection of delinquent assessments, by title only, and waive the first reading
The motion was passed unanimously

24. Small Wireless Telecommunication Facilities within the City's Right of Way Mayor Shaw opened a Public Hearing
No public comment
Mayor Shaw closed the Public Hearing
Councilmember Kirchner moved and Vice-Mayor Boomgaarden seconded the motion to:

Adopt Resolution 24-169 that:

A. Amends the City’s Fee Schedule to include new fees for the processing of Wireless Telecommunication Facility Permits in the City’s Public Right-ofWay B. Authorizes the City Manager to execute a Master License Agreement with New Cingular Wireless PCS, LLC (AT&T) for use of Municipal Facilities to install Small Wireless Facilities

The motion was passed unanimously

25. Time extension for Development Plan 20-03, Richland Village Affordable Housing Development, and associated City funding commitment Gus Becerra spoke
Vice-Mayor Boomgaarden moved and Councilmember Pasquale seconded the motion to:

Approve a two-year extension of time for Development Plan 20- 03 and the associated City funding commitment, pursuant to City Municipal Code Section 8-5.7106, resulting in a new expiration date of January 19, 2027 The motion was passed unanimously

26. General Plan Amendment 24-02 and Rezone 24-04 for the Gary Smith project located at 2192 Live Oak Blvd.

Mayor Shaw opened a Public Hearing
No public comment
Mayor Shaw closed the Public Hearing
Councilmember Pasquale moved and Vice-Mayor Boomgaarden seconded the motion to:

B. Adopt Resolution 24-170 of the City Council of the City of Yuba City approving Environmental Assessment 24-09 by adopting a Mitigated Negative Declaration, subject to the Mitigation Measures, and approve General Plan Amendment (GPA) 24-02 re-designating 0.43-acres from the Manufacturing, Processing, and Warehousing land use designation to the Community Commercial designation, and;
C. Introduce an Ordinance of the City Council of the City of Yuba City to adopt Rezone (RZ) 24-04 rezoning 0.43 acres Light Industrial District (M-1) Zone District to Community Commercial (C-2) Zone District, for the Smith project, located at 2192 Live Oak Blvd (APN 51-490-028), and waive the first reading The motion was passed unanimously

27. General Plan Amendment 24-03, Tentative Subdivision Map 24-04 and Planned Development 19: Brownstone Estates, located on the north side of North Colusa Frontage Road between Hooper Road and El Margarita Road
Mayor Shaw opened a Public Hearing
Rob Deitz spoke
Mayor Shaw closed the Public Hearing
Vice-Mayor Boomgaarden moved and Councilmember Pasquale seconded the motion to:

B. Adopt Resolution 24-171 approving Environmental Assessment (EA) 24-10, by adopting a Mitigated Negative Declaration, subject to the Conditions of Approval and Mitigation Measures, and approving General Plan Amendment (GPA)

24-03, and Tentative Subdivision Map 24-04, Brownstone Estates, for 54- single family residential lots
C. Introduce an Ordinance of the City Council of the City of Yuba City approving Planned Development 19, on 7.84 acres located on the north side of North Colusa Frontage Road between Hooper Road and El Margarita Road (Assessor’s Parcel Numbers 62-082-019, 020, -021) and waive the first reading The motion was passed unanimously

28. Update X19 Combining (Zoning) District
Councilmember Kirchner moved and Vice-Mayor Boomgaarden seconded the motion to:

Initiate a Municipal Code amendment to revise the X19 Combining District to provide for future intersection improvements at the State Highway 20 / El Margarita Road intersection
The motion was passed unanimously

29. Planning Division Fee Schedule Update
Mayor Shaw opened a Public Hearing
No public comment
Mayor Shaw closed the Public Hearing
City Council provided staff direction on bringing the item forward

30. Planning Commission Representation
City Council received staff information and presentation, and provided direction to staff re: Initiating a Municipal Code amendment, changes to the Planning Commission Bylaws, and other recommended changes to update the composition of the Planning Commission from seven to five members with appointments to be made by individual City Council members coinciding with Council members’ individual districts Future Agenda Items

31. Future Agenda Items
No suggestions were made
Reports and Communications

32. City Manager's Report

32. City Council Reports
- Councilmember Cole
- Councilmember Kirchner
- Councilmember Pasquale
- Vice-Mayor Boomgaarden

- Mayor Shaw
Adjournment
Mayor Shaw adjourned Regular Meeting of the Successor Agency to the Redevelopment Agency and the City Council at 8:20 PM
_____________________________
Dave Shaw, Mayor
ATTEST:

Ciara Wakefield, City Clerk

Agenda Item 7

CITY OF YUBA CITY

STAFF REPORT
Date: January 21, 2025
To: Honorable Mayor & Members of the City Council;
From: Administration Department
Presentation By: Diana Langley, City Manager
Summary
Subject: Update City Council Benefits
Recommendation: Adopt a Resolution updating City Councilmember Benefits Fiscal Impact: Nominal Savings
Purpose:

To update City Councilmember Benefits, specifically including parameters for reimbursement of mileage for Councilmember travel outside of Yuba City.

Council's Strategic Goal:

This item meets Council's goal of Fiscal Responsibility.

Background:

On February 16, 2021, the City Council adopted Resolution No. 21-016, updating benefits received by the City Council. One of the items, auto expense reimbursement, states the following:
"For those not using a City vehicle when traveling for City business, actual automobile expenses may be reimbursed in accordance with applicable tax laws and existing City reimbursement procedures." Under this policy, Councilmembers may request mileage reimbursement for business meetings that occur within our outside of the City.

Analysis:

If approved, the auto expense reimbursement language will be updated to reflect the following:
"Councilmembers will be reimbursed actual mileage for the use of their private vehicles in travel to and from designated places on City business outside of Sutter and Yuba Counties. The reimbursement rate will be at the rate in the City's current approved mileage rates." The updated language will place limitations as to when mileage reimbursement applies.

Fiscal Impact:

This will limit the City's potential expenses related to Councilmember auto expense reimbursement.

Alternatives:

1. Do not approve the proposed change to auto expense reimbursement for Councilmembers.

2. Request additional modifications to City Council benefits.

Recommendation:

Adopt a Resolution updating City Councilmember Benefits.

Attachments:

1. Resolution - 2025 City Council Member Benefits

2. Resolution 21-016 Council Member Benefits
Prepared By: Submitted By:

Diana Langley
City Manager
Diana Langley
City Manager

ATTACHMENT 1

RESOLUTION NO.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY

UPDATING CITY COUNCIL MEMBER BENEFITS
WHEREAS, the City recognizes the need to update City Council benefits for ease of administration and benefit uniformity; and
WHEREAS, prior resolutions for City Council benefits are dated and need to be consolidated; and
WHEREAS, the City Council now wishes to approve an updated benefits resolution to address mileage reimbursement and to consolidate benefit information for ease of administration.

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

1. The City Council approves the “City Council Member Benefits” updated January 21, 2025, attached hereto as Exhibit “A.”

2. The Director of Finance is hereby authorized to make the necessary budget adjustments to implement the provisions of this resolution.

The foregoing Resolution of the City Council of the City of Yuba City was duly introduced, passed and adopted at a regular meeting thereof held on the 21st day of January, 2025.

AYES:

NOES:

ABSENT:
________________________
Dave Shaw, Mayor
ATTEST:
____________________________
Ciara Wakefield, City Clerk
Approved as to form:
_________________________
Shannon Chaffin, City Attorney
Exhibit “A” - City Council Member Benefits updated January 21, 2025

EXHIBIT “A”

City Council Member Benefits
Updated January 21, 2025
 Monthly Salary $600.00 per month
 Auto Allowance Councilmembers will be reimbursed actual mileage for the use of their private vehicles in travel to and from
designated places on City business outside of Sutter and Yuba Counties. The reimbursement rate will be at the rate in the City’s current approved mileage rates.
 Tablet/computer Initial $1,500 budget for purchase of computer or tablet and accessories. The City shall pay the cellular services for the tablet or tablet will be set-up for WiFi network only.

At the end of the City Councilmember’s term, the City
Councilmember shall be to purchase the equipment at the depreciated price.
 Cell phone The City shall provide a City phone and pay the monthly service fee or City Council may utilize their own phone and the City will pay a monthly service with proof of service, not to exceed $40 per month.
 Medical Coverage Blue Shield Plans
80% City/ 20% employee of lowest plan premium
 Dental/Vision Combined Benefit Administrator
90% City/ 10% employee of plan premium
 Life Insurance $50,000 coverage paid by City
$7.15 per month
 457 Plan $200.00 per month
$274.40 per month if not partaking in CalPERS
 CalPERS: Optional
▪ Election of optional membership
▪ Retired Annuitants can elect alternate benefit of
adding to deferred compensation benefit.

Resolution 03-018.

ATTACHMENT 2

Agenda Item 8

CITY OF YUBA CITY

STAFF REPORT
Date: January 21, 2025
To: Honorable Mayor & Members of the City Council;
From: Finance/IT Department
Presentation By: Diona Pope, Director of Finance
Summary
Subject: Local Agency Investment Fund (LAIF) Investment Authority Update Recommendation: Adopt a Resolution to update staff authority to invest monies in the Local Agency Investment Fund
Fiscal Impact: Investing in LAIF provides the treasury with liquidity and diversification, but will not impact operating budgets in any significant way
Purpose:

This item primarily updates the authorized signer title from City Administrator to City Manager and Finance Officer to Finance Director.

Council's Strategic Goal:

This item addresses the City Council strategic goal of fiscal responsibility.

Background:

Yuba City has been investing a portion of its treasury in the Local Agency Investment Fund (LAIF), a California State Treasurer-run fund, for decades to achieve liquidity, safety and further diversification of the City's portfolio. Government Code Section 16429.1 allows for such a fund and the City's participation. LAIF is a $19.5 billion fund. The last time the City updated the LAIF authorizations, the three authorized positions were City Administrator, Administrative Services Director/City Treasurer, and Finance Officer. None of these job classifications exist today.

Analysis:

Council must adopt a Resolution to change the titles of the authorized signers. This proposed Resolution allows for successors and should be in place for a very long time, as the previous one had been.

Fiscal Impact:

Investing in LAIF provides the treasury with liquidity and diversification but will not impact operating budgets in any significant way.

Alternatives:

1. Do not renew the authorization and direct staff to choose an alternate investment for liquidity; or

2. Direct staff to choose a different set of signers and positions.

Recommendation:

Adopt a Resolution to update staff authority to invest monies in the Local Agency Investment Fund.

Attachments:

1. Resolution

2. LAIF Reso 03-005
Prepared By: Submitted By:

Diona Pope
Finance Director
Diana Langley
City Manager

RESOLUTION NO. _______

AUTHORIZING INVESTMENT MONIES IN THE LOCAL AGENCY INVESTMENT FUND WHEREAS, The Local Agency Investment Fund is established in the State Treasury under Government code section 16429.1 et. Seq. for the deposit of money of a local agency for purposes of investment by the State Treasurer; and
WHEREAS, the City Council hereby finds that the deposit and withdrawal of money in the Local Agency Investment Fund in accordance with the provisions of Section 16429.1 for the purpose of investment as stated therein as in the best interests of the City of Yuba City.

NOW, THEREFORE, be it resolved by the City Council of Yuba City as follows:

The City Council hereby authorizes the deposit and withdrawal of City monies in the Local Agency Investment Fund in the State Treasury in accordance with Government Code section 16429.1 et. Seq. for the purpose of investment as provided therein.

Section 1. The following City officers holding the title(s) specified herein below or their successors in office are each hereby authorized to order the deposit or withdrawal of monies in the Local Agency Investment Fund and may execute and deliver any and all documents necessary or advisable in order to effectuate the purposes of this resolution and the transactions contemplated hereby.

City Manager Diana Langley
Finance Director Diona Pope
City Treasurer Diona Pope
Accounting Manager Ethan Gutierrez
Section 1. This resolution shall remain in full force and effect until rescinded by City Council by resolution and a copy of the resolution rescinding this resolution is filed with the State Treasurer’s Office.

The foregoing Resolution was duly and regularly introduced, passed and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 21st day of January, 2025.

AYES;
NOES:

ABSENT:
_______________________
Dave Shaw, Mayor
ATTEST:
____________________
Ciara Wakefield, City Clerk

ATTACHMENT 2

Agenda Item 9

CITY OF YUBA CITY

STAFF REPORT
Date: January 21, 2025
To: Honorable Mayor & Members of the City Council;
From: Administration Department
Presentation By: Diana Langley, City Manager
Summary
Subject: Downtown Yuba City Business Improvement District Ordinance Recommendation: Adopt an Ordinance of the City Council of the City of Yuba City to amend Municipal Code Section 3-9.050 for the collection of delinquent assessments, by title only, and waive the second reading
Fiscal Impact: This will improve the ability to collect delinquent Business Improvement District assessments
Purpose:

To improve the ability to collect delinquent Downtown Yuba City Business Improvement District assessments.

Council's Strategic Goal:

This item addresses Council's goals of Business Friendly and Fiscal Responsibility.

Background:

Chapter 9, Title 3 of the Yuba City Municipal Code addresses the Downtown Yuba City Business Improvement District (BID). Section 3-9.050 includes provisions for the collection of assessments, in which the City collects the annual assessments and the "District" collects delinquent assessments. The Downtown Business Association (DBA) has been acting as the "District" and is not set-up to collect delinquent assessments. Representatives from the DBA Board asked staff if the City could take over this function. Staff supports the DBA's request as the City has more tools available to collect delinquent assessments, including levying the assessment against the property owner's tax roll.

Analysis:

Staff recommends modifying Section 3-9.050, "Collection of assessment and refunds", as follows:

1. Modify Section 3-9.050a to identify that the City shall bill and collect all assessments, including delinquent assessments, from all businesses, trades, and professions within the District, or property owners, should the business, trade, or profession owner fail to pay.

2. Delete Section 3-9.050b to remove language related to the District collecting all delinquent

assessments.

3. Add Section 3-9.050d to specify the process for collection of delinquent assessments. The City may impose late penalties, and should the assessment remain delinquent as of June 30 of each year, the City may initiate and implement collection via a levy of the assessment on the property tax roll.

As this change will impact property owners, property owners will be notified multiple times that an assessment is delinquent. Notices will be sent to the property owner(s) concurrently with the second reminder notice, first delinquency letter, which will include a 10% penalty, and the second delinquency letter, which will include an escalating penalty, to the business owner(s).

Should the delinquent assessment still not be paid, the collection process will transition to a lien process that will include the following steps:

1. Finance Department shall prepare a written report, which shall be filed with the City Clerk, describing each parcel of which there are delinquent assessments during the preceding year, and the amount of delinquency.

2. City Clerk shall publish the notice of the report's filing and of the time and place of hearing on the report, prior to the date set for the hearing. The Finance Department shall mail written notice of the report's filing to each property owner whose property is identified as being subject to delinquent assessment charges.

3. Finance Department shall conduct a prehearing to hear and consider all objections or protests.

The Finance Director shall then make a determination on each delinquency and present the list to the City Council for final determination at a public hearing.

4. City Council shall conduct a public hearing to consider all objections or protests, and then make a recommendation of each delinquency filed. The City Council's determination is final.

5. Following the hearing, prior to August 10 of each year, the City Clerk shall file with the Finance Director a copy of the signed report to submit to Sutter County to include the amount of delinquencies on the bills for taxes levied against the properties identified in the report.

As this is a change in how delinquent assessments are collected, staff invited all business and property owners to a meeting on November 19th to hear and provide feedback about the proposed changes.

Few business and property owners were present. However, those in attendance inquired about the notification process to property owners. In addition, in early December, a follow-up letter was sent to all business and property owners to notify them of the proposed change and of the public hearing scheduled for consideration of this item.

On December 17, 2024, a public hearing was held to receive input from the public related to the amendment of the Ordinance. Keith Bordsen, a property owner on Plumas Street, expressed that he was there to represent property owners of six different addresses within the BID, and they were concerned about becoming responsible for paying the assessment should their tenant fail to pay. Mr.

Bordsen asked that Council not approve the proposed changes to the Ordinance. Sandee Drown, coowner of The Happy Viking and past-president of the DBA, responded to Mr. Bordsen's comments that the lease terms with her landlord include a provision related to the payment of the assessment and the DBA is recommending that property owners include a similar provision in their leases with their tenants.

After consideration of public comments, the City Council moved to introduce the Ordinance amendment.

Fiscal Impact:

As the DBA did not have tools available to collect delinquent assessments, there is a long list of aged accounts from businesses within the BID. The DBA Board voted to only pursue the collection of

delinquent assessments dating back to January 2023, and forgive all other past due assessments.

Staff is working with the DBA to identify the businesses and corresponding property owners that will be subject to collection of delinquent assessments, and will follow the process outlined in the amended Ordinance should it be adopted and become effective.

Alternatives:

1. Direct staff to modify the proposed code changes.

2. Do not amend the code.

Recommendation:

Adopt an Ordinance of the City Council of the City of Yuba City to amend Municipal Code Section 3-

9.050 for the collection of delinquent assessments, by title only, and waive the second reading.

Attachments:

1. Ordinance - Downtown Business Improvement District

2. Municipal Code - Chapter 9 of Title 3 Adopted
Prepared By: Submitted By:

Diana Langley
City Manager
Diana Langley
City Manager

- 36 -
ATTACHMENT 1

ORDINANCE NO. _____

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF YUBA CITY AMENDING MUNICIPAL CODE SECTION 3-9.050 FOR THE COLLECTION OF DELINQUENT

ASSESSMENTS
WHEREAS, the Downtown Yuba City Business Improvement District was created in 1998 as a self-initiated business district funded by an annual assessment; and WHEREAS, Chapter 9 of Title 3 of the Yuba City Municipal Code contains the parameters related to the establishment and implementation of the Downtown Yuba City Business Improvement District; and
WHEREAS, Section 3-9.050, “Collection of assessment and refund” currently identifies that the City will collect assessments, the “District” will collect delinquent assessments, and does not include current tools available to collect delinquent assessments; and WHEREAS, the Downtown Business Association has requested that the City modify the Ordinance so that the City collects all assessments, current and delinquent; and WHEREAS, staff concurs with the Downtown Business Association’s request and would like to add the ability to collect delinquent assessments from property owners via a lien placed on the property tax roll; and
WHEREAS, the City Council now desires to amend Chapter 9 of Title 3 of the Yuba City Municipal Code.

NOW, THEREFORE, the City Council of the City of Yuba City does ordain as follows:

Section 1. The above recitals are incorporated by reference.

Section 2. Section 3-9.050 of Chapter 9 of Title 3 of the Yuba City Municipal Code is amended to read in its entirety as follows:

Sec. 3-9.050. Collection of assessment and refunds.
(a) The City shall bill and collect from all businesses, trades, and professions within the District all assessments authorized by this chapter. Should the business, trade, or profession not pay their assessment, the City will collect delinquent assessments from the property owner of which the business, trade, or profession is located.
(b) The City shall pay any costs the City incurs for the process of billing and/or collecting the nondelinquent assessments for the Business Improvement District. (c) No refund upon termination of business within the business improvement district. The business assessments under the terms of this chapter are not refundable upon termination of a business or for any unused portion or term of the assessment year. (d) Collection of delinquent assessments. For delinquent assessments, the City may impose late payment penalties on businesses that fail to timely pay their respective assessments at a rate of 10% per month. If the assessment remains unpaid 60 days after the date of delinquency, the City may commence any action it deems appropriate or necessary to recover the delinquent assessments and late payment penalties. Any business which is delinquent in

payment of its assessment shall be liable for all costs of collection of the delinquent assessment.

All assessments which remain delinquent as of June 30 of each year may be collected in the same manner as the general taxes for the City for the forthcoming fiscal year, as follows:
(1) The City's Finance Department shall prepare a written report, which shall be filed with the City Clerk. The report shall describe each parcel of real property for which there are any assessment delinquencies during the preceding year, and the amount of delinquency. (2) The City Clerk shall publish notice of the report's filing and of the time and place of hearing on the report, prior to the date set for the hearing. The notice shall be published once a week for two successive weeks prior to the hearing. The Finance Department shall also mail written notice of the report's filing to each property owner whose property or parcel is identified as being subject to delinquent assessment charges. (3) At the time stated in the notice for the prehearing, the Finance Director and/or designee shall hear and consider all objections or protests, if any, to the report concerning the delinquencies in a "prehearing." Thereafter, the City Finance Director may revise, change, reduce, or modify any delinquency, or overrule any or all objections thereto. The Finance Director shall then make his or her determination on each delinquency identified in the report, and present the list to the City Council for final determination at the public hearing stated in the notice.
(4) At the time stated in the notice, following the prehearing and prior to submission to the County of Sutter, the City Council shall hear and consider all objections or protests, if any, to the report concerning the delinquencies. Thereafter the City Council may adopt, revise, change, reduce or modify any delinquency or overrule any or all objections thereto. The City Council shall then make its determination on each delinquency identified in the report; the City Council's determination shall be final. (5) Following the hearing, on or before August 10 of each year, the City Clerk shall file with the City's Finance Director a copy of the signed report to submit to the County. The Finance Director will submit a request to the County of Sutter to include the amount of delinquencies on the bills for taxes levied against the properties identified in the report.

SEVERABILITY. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions thereof may be declared invalid or unconstitutional.

PUBLICATION. The City Clerk shall certify the adoption of this Ordinance and cause it to be published, in accordance with Government Code, Section 36933, or as otherwise required by law.

EFFECTIVE DATE. This Ordinance shall take effect and be in full force and effect from and after thirty (30) calendar days after its final passage and adoption. Within fifteen (15) calendar days after its adoption, the ordinance, or a summary of the ordinance, shall be published once in a newspaper of general circulation.

Introduced and read at a regular meeting of the City Council of the City of Yuba City on the 17th day of December 2024, and adopted at a regular meeting thereof held on the 21st day of January 2025.

AYES:

NOES:

ABSENT:
____________________________
Dave Shaw, Mayor
City of Yuba City
ATTEST:
___________________________
Ciara Wakefield, City Clerk

APPROVED AS TO FORM

COUNSEL FOR YUBACITY
__________________________
Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP

ATTACHMENT 2

TITLE 3. - FINANCE
CHAPTER 9. DOWNTOWN YUBA CITY BUSINESS IMPROVEMENT DISTRICT Yuba City, California, Code of Ordinances

CHAPTER 9. DOWNTOWN YUBA CITY BUSINESS IMPROVEMENT DISTRICT Sec. 3-9.010. Definitions.

The following words, terms and phrases, when used in this chapter, shall have the meanings ascribed to them in this section, except where the context clearly indicates a different meaning:
(a) "Act" shall mean the parking and business improvement Area Law of 1989, Streets and Highways Code § 36500 et seq.
(b) "Activities" shall mean and include, without limitation: promotion of public events which benefit businesses in the District.
(c) "Assessment" shall mean a levy for the purpose of acquiring, constructing, installing, or maintaining improvements and promoting activities which will benefit the businesses located and operating within the District.
(d) "Associate member" shall mean a business owner located outside the BID boundaries that participates by paying an associate member assessment.
(e) "Billing period" shall mean the time between January 1 of any year and December 31 of the same year. (f) "District" shall mean the parking and business improvement area established pursuant to Section 3-9-020 of this Code.
(g) "Financial business" shall mean banks, savings and loan institutions, credit unions, and other related businesses.
(h) "Fiscal year" shall mean January 1 to and including December 31 of the same year. (i) "Improvements" shall mean the acquisition, construction, installation, or maintenance of any tangible property with an estimated useful life of five years or more, including, without limitation: parking facilities, benches, trash receptacles, street lighting, decorations, parks and fountains. (j) "Lodging business" shall mean and include, without limitation, hotels, motels, inns, recreational vehicle parks, bed and breakfast inns, and other similar businesses. (k) "Professional business" shall mean and include attorneys, architects, accountants, engineers, surveyors, physicians, dentists, optometrists, chiropractors and others in a medical/health service field, consultants, real estate brokers, financial advisors, laboratories (including dental and optical), hearing aid services, artists and designers, and similar businesses.
(l) "Retail, restaurant and service business" shall mean and include businesses that buy and resell goods such as clothing stores, shoe stores, office supplies, businesses that sell prepared foods and drinks, general office, news and advertising media, printers, photographers, personal care facilities and outlets, contractors/builders, service stations, repairing and servicing businesses, renting and leasing businesses, utilities, vending machine businesses, household finance companies, theaters and entertainment-oriented businesses, and other similar businesses not otherwise defined in the other categories. (§ 1, Ord. 06-98, eff. August 19, 1998)

Sec. 3-9.020. Establishment of Business Improvement District and boundaries of District.

A Parking and Business Improvement Area is hereby established pursuant to the Parking and Business Improvement Area Law of 1989, Streets and Highways Code § 36500 et seq. This District shall be called the Downtown Yuba City Business Improvement District. There shall be two benefit zones within the District, based upon the degree of benefit to be derived from the improvements and activities to be provided within the benefit zones as provided in the Act. The boundaries of the District and the benefit zones within the District are shown on the attached map and described in the form of assessor's parcel numbers in Exhibit A. (§ 1, Ord. 06-98, eff. August 19, 1998)
Sec. 3-9.030. Establishment of Advisory Board; agreement; amendments to the Act.

The elected officers of the Downtown Yuba City Business Association shall serve as an Advisory Board to the City Council, and shall make recommendations to the City Council on the expenditure of revenues derived from the levy of assessments pursuant to this chapter, on the classification of businesses, and on the method and basis of levying the assessments. Persons owning businesses within the boundaries of the District shall be qualified to serve as members of the Advisory Board. The Board may appoint a director who is an associate member. Any and all voting within the District regarding election of persons to serve on the Advisory Board, matters concerning the conduct of the advisory board, or any actions of the advisory board shall be based on one vote per assessed dollar of the assessment made pursuant to this chapter. Only businesses which are current in the payment of their assessments shall be entitled to participate in any such vote. (§ 1, Ord. 06-98, eff. August 19, 1998)
Sec. 3-9.040. Establishment of assessment; exclusion from assessment. (a) Commencing January 1, 1999, all businesses, trades, and professions located within the District shall pay an annual assessment in the following amounts, depending on the benefit zone in which the business is located, the classification of the business, and number of employees the business employs:

Annual
Assessment Zone
Business Type Business Size
Number of Employees
A B
Small 1—4 $385 $180
Medium 5—9 $560 $285
Retail, Restaurant and
Service
Large 10+ $735 $380
Professional Business $350 $180
Lodging Business $560 $285
Financial Institutions $875 $725
Associate Members: Businesses outside the BID boundaries that would like to participate will be assessed $175.

NOTE: Retail and restaurant businesses will be assessed on size which will be determined by number of employees, either full-time, or the equivalent made up of multiples of part-time employees. (b) Property within the District boundaries used for residential purposes are exempt from assessment within the District.

]

(c) The assessment for any new business established within the District shall be due and payable on the date of issuance of the business license or on the date the business first opens to the public, whichever first occurs.

Said initial assessment shall be prorated on the basis of the remaining fiscal year. Thereafter, annual assessments will be due and payable on January 1 of each year. (§ 1, Ord. 06-98, eff. August 19, 1998; § 1, Ord. 007-07, eff. May 31, 2007) Sec. 3-9.050. Collection of assessment and refunds.
(a) The City shall bill and collect from all businesses, trades, and professions within the District all assessments authorized by this chapter. Should the business, trade, or profession not pay their assessment, the City will collect delinquent assessments from the property owner of which the business, trade, or profession is located.
(b) The City shall pay any costs the City incurs for the process of billing and/or collecting the non-delinquent assessments for the Business Improvement District.
(c) No refund upon termination of business within the business improvement district. The business assessments under the terms of this chapter are not refundable upon termination of a business or for any unused portion or term of the assessment year.
(d) Collection of delinquent assessments. For delinquent assessments, the City may impose late payment penalties on businesses that fail to timely pay their respective assessments at a rate of 10% per month. If the assessment remains unpaid 60 days after the date of delinquency, the City may commence any action it deems appropriate or necessary to recover the delinquent assessments and late payment penalties. Any business which is delinquent in payment of its assessment shall be liable for all costs of collection of the delinquent assessment.

All assessments which remain delinquent as of June 30 of each year may be collected in the same manner as the general taxes for the City for the forthcoming fiscal year, as follows:
(1) The City's Finance Department shall prepare a written report, which shall be filed with the City Clerk.

The report shall describe each parcel of real property for which there are any assessment delinquencies during the preceding year, and the amount of delinquency. (2) The City Clerk shall publish notice of the report's filing and of the time and place of hearing on the report, prior to the date set for the hearing. The notice shall be published once a week for two successive weeks prior to the hearing. The Finance Department shall also mail written notice of the report's filing to each property owner whose property or parcel is identified as being subject to delinquent assessment charges.
(3) At the time stated in the notice for the prehearing, the Finance Director and/or designee shall hear and consider all objections or protests, if any, to the report concerning the delinquencies in a "prehearing." Thereafter, the City Finance Director may revise, change, reduce, or modify any delinquency, or overrule any or all objections thereto. The Finance Director shall then make his or her determination on each delinquency identified in the report, and present the list to the City Council for final determination at the public hearing stated in the notice. (4) At the time stated in the notice, following the prehearing and prior to submission to the County of Sutter, the City Council shall hear and consider all objections or protests, if any, to the report concerning the delinquencies. Thereafter the City Council may adopt, revise, change, reduce or modify any delinquency or overrule any or all objections thereto. The City Council shall then make its determination on each delinquency identified in the report; the City Council's determination shall be final.

(5) Following the hearing, on or before August 10 of each year, the City Clerk shall file with the City's Finance Director a copy of the signed report to submit to the County. The Finance Director will submit a request to the County of Sutter to include the amount of delinquencies on the bills for taxes levied against the properties identified in the report.
(§ 1, Ord. 06-98, eff. August 19, 1998; § 2, Ord. 007-07, eff. May 31, 2007) Sec. 3-9.060. Purpose and use of assessment.

Revenue from the assessments levied in the District shall be used to fund improvements and activities to promote the District. Revenue from the assessments levied in the District shall not be used to provide improvements or activities which do not promote the District or for any purpose other than the purposes specified in the Act and the resolution of intention of the City Council concerning establishment of the District. (§ 1, Ord. 06-98, eff. August 19, 1998)
Sec. 3-9.070. Voluntary contributions to the District.
(a) The City or Advisory Board may accept voluntary contributions to the District's account by any person, business, or entity. The boundary of the District shall not be modified as a result of any voluntary contribution. A business which contributes voluntarily to the District shall not be considered a part of the District.
(b) Upon a specific finding by the Advisory Board that the District would derive a benefit from the participation of a business which has voluntarily contributed to the District's account may participate in specified programs of the District for the billing period in which the voluntary contribution is made. (§ 1, Ord. 06-98, eff. August 19, 1998)
Sec. 3-9.080. Annual report to the City Council; conduct of hearing; levy of assessment. (a) The Advisory Board shall prepare, on or before December 1, a report for each fiscal year for which assessments are to be levied and collected to pay the costs of the improvements and activities described in the report. The Advisory Board shall file the report with the City Clerk and shall specify the name of the District, the fiscal year to which the report applies, and, with respect to that fiscal year, shall contain all of the following:
(1) The improvements and activities to be provided for that fiscal year. (2) An estimate of the cost of providing the improvements and the activities for that fiscal year. (3) The method and basis of levying the assessment in sufficient detail to allow each business owner to estimate the amount of the assessment to be levied against his or her business for that fiscal year. (4) The amount of any surplus or deficit revenues to be carried over from a previous fiscal year. (5) The amount of any contributions anticipated to be made from sources other than assessments levied pursuant to this part.
(b) The Advisory Board's report may propose changes, including, but not limited to, the boundaries of the District of any benefit zones within the District, the basis and method of levying the assessments, and any changes in the classification of businesses. If such changes are proposed in the report, the report shall also include a detailed description of any such proposed changes.

(c) After the filing of the report, the City Council shall adopt a resolution of intention to levy an annual assessment for that fiscal year, and shall comply with the Act in preparing the resolution, setting the matter for a public hearing on the levy of the proposed assessment for that fiscal year, publishing notice of the public hearing, and conducting the public hearing.
(d) At the conclusion of the public hearing, the City Council may adopt a resolution confirming the report as originally filed, or as modified by the City Council. The adoption of the resolution shall constitute a levy of an assessment for the fiscal year referred to in the report. (§ 1, Ord. 06-98, eff. August 19, 1998)
Sec. 3-9.090. District revenues not to offset City services.

The City shall not use or require the Advisory Board to use District revenues to offset City expenditures for capital improvement projects in the District and maintenance of City property and public works, including, without limitation, public property, sidewalk, street and restroom cleaning and maintenance, and tree maintenance. The City shall not diminish the level or standard of maintenance or capital improvement projects in the District solely because of the existence of District revenues.
(§ 1, Ord. 06-98, eff. August 19, 1998)
Sec. 3-9.100. Public parking.

The District's revenues, whether generated by assessment or voluntary contribution, shall not be used to acquire and/or construct public parking within the District, unless such use of the revenues is specifically approved by a majority vote of the business owners in the District as set forth in Section 3-9.030. (§ 1, Ord. 06-98, eff. August 19, 1998)
Sec. 3-9.110. Modification or disestablishment of the District. (a) The City Council may modify the boundaries of the District, the boundaries of the benefit zones, the amount, basis or method of levy of the assessments, and any improvements or activities to be funded with revenues derived from the levy of assessments. Any modifications shall be made pursuant to the procedures set forth in the Act.
(b) The City Council may disestablish the District as set forth in the Act. Any action to disestablish the District shall be taken pursuant to the procedures set forth in the Act. (c) Upon the disestablishment of the District, any remaining revenues derived from the levy of assessments, or any revenues derived from the sale of assets acquired with the revenues, shall be refunded to the owners of the businesses then located and operating within the District as required by the Act. (§ 1, Ord. 06-98, eff. August 19, 1998)

Agenda Item 10

CITY OF YUBA CITY

STAFF REPORT
Date: January 21, 2025
To: Honorable Mayor & Members of the City Council;
From: Development Services Department
Presentation By: Jaspreet Kaur, Associate Planner
Summary
Subject: Adopt an Ordinance to approve Rezone 24-04 for the Gary Smith project located at 2192 Live Oak Blvd
Recommendation: Adopt an Ordinance of the City Council of the City of Yuba City to adopt Rezone (RZ) 24-04 rezoning 0.43 acres Light Industrial District (M-1) Zone District to Community Commercial (C-2) Zone District, for the Smith project, located at 2192 Live Oak Blvd (APN 51-490-028), by title only and waive the second reading
Fiscal Impact: The cost for processing land use entitlements is partially funded by the project applicant through the payment of application fees
Purpose:

To adopt Rezone (RZ) 24-04 for the Gary Smith project.

Council’s Strategic Goal:

This item meets the City Council’s strategic goal of business friendly.

Background:

The applicant, Gary Smith, filed for an application for General Plan Amendment 24-02 and Rezone 24- 04 to change the land use and zoning from Manufacturing, Processing, and Warehousing, Light Industrial District (M-1) to Community Commercial District (C-2).

On November 13, 2024, the Yuba City Planning Commission conducted a public hearing, and the Planning Commission unanimously voted to adopt Resolution PC 24-17 recommending approval to the City Council together with Environmental Assessment 24-09. There was no opposition expressed by the public at the Planning Commission meeting.

On December 17, 2024, the City Council conducted a Public Hearing for the entitlements and voted 5-0 to approve GPA 24-02 and Environmental Assessment 24-09, and voted to advance RZ 24-04 to a second reading on January 21, 2025.

Analysis

The project site is located on the southwest corner of Live Oak Blvd. and Northgate Drive, and currently has an existing building, paved parking and landscaping. Access to the site is provided from both Live Oak Blvd and Northgate Drive.

This project requests to amend the General Plan Land Use Designation and Zoning District to Community Commercial. The applicant is proposing to use the building for professional services, which currently isn’t permitted in the M-1 District (industrial uses), therefore a General Plan Amendment and Rezoning is required.

Converting the building’s use requires a building permit and the project will need to comply with the C-2 District development standards which include building height, setbacks, lighting, landscaping, parking, signage, and trash enclosures.

Traffic: Due to the property’s small size, staff does not anticipate redevelopment of the site will result in significant traffic generation. The Public Works Department concluded that local street improvements will mitigate traffic concerns, and potential impacts on nearby streets due to this project will be less than significant.

Environmental Considerations
The City Council of the City of Yuba City has concurrently approved EA 24-10 by adopting an Initial Study/Mitigated Negative Declaration and accompanying Mitigation Monitoring and Reporting Program for the project. With the project specific mitigations imposed, there is no substantial evidence in the record that this project may have significant direct, indirect, or cumulative effects on the environment. No further CEQA is required, as CEQA has been completed for this project.

Fiscal Impact:

The cost for processing land use entitlements is partially funded by the project applicant through the payment of application fees.

Alternatives:

1. Deny the application to approve Rezone 24-04.

2. Provide staff with alternate direction.

Recommendation:

Adopt an Ordinance of the City Council of the City of Yuba City to adopt Rezone (RZ) 24-04 rezoning

0.43 acres Light Industrial District (M-1) Zone District to Community Commercial (C-2) Zone District, for the Smith project, located at 2192 Live Oak Blvd (APN 51-490-028), by title only and waive the second reading.

Attachments:

1. Attachment 1 - Ordinance

2. Exhibit A - Zoning Map
Prepared By: Submitted By:

Jaspreet Kaur
Associate Planner
Diana Langley
City Manager

ATTACHMENT 1

1 ORDINANCE NO. ____

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF YUBA CITY TO ADOPT REZONE 24-04 FOR THE GARY SMITH PROJECT LOCATED ON APPROXIMATELY 0.43 ACRES AT 2192 LIVE OAK BLVD. (ASSESSOR’S PARCEL NUMBER 51-490-028).

WHEREAS, the City received an application for a General Plan Amendment to amend the General Plan Land Use Map from Manufacturing, Processing, and Warehousing, (O) land use designation to a Community Commercial designation, and a Rezone for this same property, revising the zoning from a M-1 Zone District to an C-2 Zone District; and WHEREAS, this property is within Yuba City’s city limits and the property owner wished to develop their property to urban levels; and
WHEREAS, pursuant to the authority and criteria contained in the California Environmental Quality Act of 1970 (“CEQA”), the City, as the Lead Agency, has analyzed the proposed Project and has prepared an Initial Study proposing a Mitigated Negative Declaration (EA 24-09) for the Project; and
WHEREAS, on November 13, 2024, the Planning Commission concurrently conducted a duly noticed public hearing on the applications, as well as Environmental Assessment, at which time it received input from City Staff, the applicant; public comment portion was opened, and public testimony and evidence, both written and oral, was considered by the Planning Commission, after which public testimony was closed; and WHEREAS, the Planning Commission reviewed all associated documents prepared for the Project, including that related to the applications, and all of the evidence received by the Planning Commission; and
WHEREAS, after deliberation and consideration of all relevant items, the Planning Commission recommended the City Council of the City of Yuba City adopt a resolution approving EA 24-09 and GPA 24-02, and adopt an ordinance approving RZ 24-04; WHEREAS, on December 17, 2024, the City Council conducted a Public Hearing to consider the GPA 24-02, RZ 24-04, and EA 24-09, and received both oral testimony and written information presented at the hearing regarding the same; and WHEREAS, the City Council of Yuba City considered said recommendations of the Planning Commission on the matter and after review and consideration of the Environmental Assessment, the City Council now desires to approve the project; and WHEREAS, the City Council desires to approve RZ 24-04;
NOW, THEREFORE, the City Council of the City of Yuba City does ordain as follows:

1. Recitals. The City Council finds that the recitals are true and correct, and incorporates the same herein as if set forth in full.

2. CEQA Findings: The City Council of the City of Yuba City has concurrently approved EA 24- 09 by adopting an Initial Study/Mitigated Negative Declaration and accompanying Mitigation

2 Monitoring and Reporting Program for the project. With the project specific mitigations imposed, there is no substantial evidence in the record that this project may have significant direct, indirect, or cumulative effects on the environment. No further CEQA is required, as CEQA has been completed for this project.

3. Rezone Findings. The City Council finds that Rezone 24-04 is consistent with the General Plan as amended by General Plan Amendment 24-02. The City Council finds that Rezone 24-04 i) is consistent with the General Plan goals and policies as amended and as further described in the City Council’s Resolution approving General Plan Amendment 24-02; ii) is consistent with the purpose of the zoning ordinance to promote and protect the public’s health, safety, peace, comfort, convenience and general welfare; iii) the project would provide open space, light, air, privacy, convenience, access, aesthetic values, protection of environmental values, and protection of public and private improvements; and iv) the project will allow for the creation of quality economic growth and development for the City.

4. Approval of RZ 24-04. Based on the information provided above, the City Council of Yuba City adopts an Ordinance approving RZ 24-04 and reclassify the zone districts for those districts as depicted in Exhibit “A,” which is incorporated by reference.

5. Severability. If any section, subsection, sentence, clause, phrase, or portion of this ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions thereof may be declared invalid or unconstitutional.

6. Publication. The City Clerk shall certify to the adoption of this Ordinance and cause it to be published, in accordance with Government Code, Section 36933, or as otherwise required by law.

7. Effective Date of Resolution. This ordinance shall take effect and be in full force and effect from and after thirty (30) days after its final passage and adoption and the City Council of the City of Yuba City adopts a final resolution authorizing amendment of the General Plan and identifying General Plan Amendment 24-02 as a component of the same.

I HEREBY CERTIFY that the foregoing Ordinance was introduced by the City Council after waiving reading, except by Title, at a regular meeting thereof held on the 17th day of December 2024, and adopted the Ordinance after the second reading at a regular meeting held on the 21st day of January 2024, by the following vote:

Ayes:

Noes:

Absent:

Recused:

CITY OF YUBA CITY

3 _____________________________
Dave Shaw, Mayor
ATTEST:
______________________________
Ciara Wakefield, Deputy City Clerk

APPROVED AS TO FORM

COUNSEL FOR YUBA CITY
_________________________________
Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP
Exhibit A: Rezone Map, RZ 24-04
I, ______________________________, Deputy City Clerk of the City of Yuba City, California, DO HEREBY CERTIFY that the foregoing is a true and accurate copy of the Ordinance passed and adopted by the City Council of the City of Yuba City on the date and by the vote indicated herein.

EXHIBIT B

C-2
M-1
A-H
R-1
R-1
R-3
C-2
R-2
R-1
R-2
R-1
LIVE
OAK
BLVD

CASSIDY AVE

NORTHGATE DR

EXISTING PROPOSED
City of Yuba City
Parcels
Zoning
Project Site ±
REZONE 24-04
M-1
M-1
A-H
R-1
R-1
R-3
C-2
R-2
R-1
R-2
R-1
LIVE
OAK
BLVD

CASSIDY AVE

NORTHGATE DR

PROJECT

LOCATION PROJECT

LOCATION

SMITH REZONE, ZONING MAP

Agenda Item 11

CITY OF YUBA CITY

STAFF REPORT
Date: January 21, 2025
To: Honorable Mayor & Members of the City Council;
From: Development Services Department
Presentation By: Jaspreet Kaur, Associate Planner
Summary
Subject: Adopt an Ordinance to approve Planned Development 19: Brownstone Estates, located on North Colusa Frontage Road between Hooper Road and El Margarita Road
Recommendation: Adopt an Ordinance of the City Council of the City of Yuba City approving Planned Development 19, on 7.84 acres located on the north side of North Colusa Frontage Road between Hooper Road and El Margarita Road (Assessor’s Parcel Numbers 62-082-019, -020, -021) by title only and waive the second reading
Fiscal Impact: The cost for processing land use entitlements is partially funded by the project applicant through application fees
Purpose:

Consideration of Planned Development 19, for the Brownstone Estates project.

Council’s Strategic Goal:

This item meets the City Council’s strategic goal of business friendly.

Background:

The applicant, YC Hooper Adventure, filed applications for a General Plan Amendment (GPA) 24-03, Tentative Subdivision Map (TSM) 24-04 and Planned Development (PD) 19, Brownstone Estates.

On November 13, 2024, the Yuba City Planning Commission conducted a public hearing and unanimously adopted a resolution recommending approval to City Council the following entitlements:

GPA 24-03: redesignate 7.84 acres from an Office/Office Park (O) land use designation to a low density residential (LDR) designation. The LDR land use designation provides for single-family residential development at a density range of 2 to 8 dwelling units per acre, and related uses.

TSM 24-04: subdivide the subject parcels into 54 new single-family residential lots, resulting in 6.89 DU/AC, which is consistent with the proposed general plan designation.

PD 19 identifies the development standards that will apply to this subdivision. The applicant proposes to

amend certain development standards from what is found in the Yuba City Municipal Code.

On December 17, 2024, the City Council conducted a Public Hearing for GPA 24-03, Environmental Assessment 24-03, TSM 24-04 and PD 19. The City Council voted 5-0, to approve the entitlement applications and voted to advance PD 19 to a second reading on January 21, 2025.

Analysis
The 7.84-acre property is level. The site is zoned for single-family residential homes, however, the General Plan designation is Office and Office Park. The General Plan Amendment will align the zoning and general plan to coincide. Additionally, there is residential development to the north of the property that was approved by Planning Commission on November 10, 2021, Henson Ranch (TSM 21-01).

Traffic
The homes will primarily access Hooper Road and El Margarita Road. The development will improve adjacent street sections to City standards for the length of the property, consistent with Yuba City roadway design standards.

Flecker Associates completed a trip generation comparative analysis and concluded that the proposed project will generate fewer trips than the original project, Henson Farms Apartments (138-unit apartment complex). The proposed single family residential project is expected to generate 509 daily trips, with 38 trips in the a.m. peak hour, and 51 trips in the evening p.m. peak hour. The previous project estimated about 930 daily trips, 55 a.m. peak hour trips and about 70 p.m. peak hour trips. Previous mitigation measures for the Henson Farms Apartment project are proposed to be carried forward with the current proposed applicant (flashing beacon light).

Planned Development 19
All development standards in the R-1 Zone District apply to these properties, except as amended below:

PD 19 Development & Design Standards
Category For Lots Less Than 5,500
sq. ft.

For Lots 5,500 sq. ft. or
Greater
Minimum Lot Size 4,400 sq. ft. (corner) /
3,400 sq. ft. (interior, culde-sac, knuckle)
5,500 sq. ft. (corner) / 5,000 sq.
ft. (interior, cul-de-sac, knuckle)
Minimum Lot Width 40 ft. (interior) / 44 ft.
(corner)
50 ft. (interior) / 55 ft. (corner)
Minimum Lot Depth 75 ft. 85 ft.

Maximum Percentage of Lot
Coverage
50% (2-story) / 60% (1-
story)
45% (2-story) / 55% (1-story)
Minimum Front Yard Setback 12 ft. to back of sidewalk 15 ft. to back of sidewalk Minimum Garage Yard Setback 18 ft. (or 10 ft. for side
loading with 18 ft.
driveway)
20 ft. (or 10 ft. for side loading
with 20 ft. driveway)
Minimum Porch/Courtyard
Setback
10 ft. 12 ft.

Minimum Street Side Yard
Setback
10 ft. to back of sidewalk 10 ft. to back of sidewalk

Minimum Interior Side Yard
Setback
5 ft. (3 ft. for
fireplace/media
protrusions)
5 ft. (3 ft. for fireplace/media
protrusions)
Minimum Rear Yard Setback 10 ft. 15 ft.

Distance Between Buildings on
Same Lot

3.5 ft. (single-story) / 5.0 ft.
(two-story)

5.0 ft. (single-story) / 10.0 ft.
(two-story)
Maximum Building Height 2 stories, not to exceed 38
ft.
2 stories, not to exceed 38 ft.

Noise
To address the potential noise impacts of the development an Environmental Noise Assessment was prepared by Saxelby Acoustics (attached to the Environmental Assessment as Appendix C). The study addressed both the impacts the project would have on existing neighboring residences and the impacts the noise from State Route 20 would have on the new residences, with a six-foot masonry wall adjacent to North Colusa Frontage Road.

Exterior Noise: Per the noise study that was completed, the proposed outdoor activity areas are predicted to be exposed to noise levels up to approximately 67 dBA Ldn. This would be considered “Conditionally Acceptable” (60 dBA Ldn to 70 dBA Ldn) under the Yuba City General Plan Land Use Compatibility Table.

Therefore, no additional exterior noise control measures would be required.

Interior Noise: The exterior noise levels are predicted to be 70 dBA Ldn, or less, no additional interior noise control measures are typically required at the second floor of the buildings closest to SR-20. This would result in interior noise levels of up to 45 dBA Ldn at the second story receivers based on typical building construction. Per the General Plan, this is considered “Conditionally Acceptable” and no additional noise control measures are required to reduce interior noise to acceptable levels.

Availability of City services:

City water and wastewater collection are available to the property. A stormwater drainage system is nearby that will be operated and maintained by the City and which connects with the greater system that is operated by the Sutter County Water Agency that drains into the Live Oak Canal.

Environmental Determination:

The City Council of the City of Yuba City has concurrently approved EA 24-10 by adopting an Initial Study/Mitigated Negative Declaration and accompanying Mitigation Monitoring and Reporting Program for the project. With the project specific mitigations imposed, there is no substantial evidence in the record that this project may have significant direct, indirect, or cumulative effects on the environment. No further CEQA is required, as CEQA has been completed for this project.

Fiscal Impact:

The cost for processing land use entitlements is partially funded by the project applicant through the payment of application fees.

Alternatives:

1. Deny Planned Development 19.

2. Provide staff with alternate directions.

Recommendation:

Adopt an Ordinance of the City Council of the City of Yuba City approving Planned Development 19, on

7.84 acres located on the north side of North Colusa Frontage Road between Hooper Road and El Margarita Road (Assessor’s Parcel Numbers 62-082-019, -020, -021) by title only and waive the second reading.

Attachments:

1. Ordinance

2. Exhibit A - PD Criteria of Development

3. Exhibit B -GP 24-03 Land-Use Map
Prepared By: Submitted By:

Jaspreet Kaur
Associate Planner
Diana Langley
City Manager

ATTACHMENT 1

ORDINANCE NO. ____

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF YUBA CITY APPROVING PLANNED DEVELOPMENT FOR 54 SINGLE FAMILY

RESIDENTIAL LOTS, LOCATED ON THE NORTH SIDE OF NORTH COLUSA

FRONTAGE ROAD BETWEEN HOOPER ROAD AND EL MARGARITA ROAD (ASSESSOR’S PARCEL NUMBERS 62-082-019, -020, -021).

WHEREAS, the City received an application in June 2024 for General Plan Amendment (GPA) 24-03, Planned Development (PD) 19, Tentative Subdivision Map (TSM) 24-04, to subdivide 7.84 acres into 54 single-family residential lots, located on the north side of Colusa Frontage Road between Hooper Road and El Margarita Road; and WHEREAS, P9 18 will modify certain development standards in the R-1 District in an effort to reduce minimum parcel sizes and other standards. Proposed development standard modifications include allowing for reduced minimum lot sizes of 3,000 square feet and 3,500 square feet for corner lots, reducing minimum required lot widths, yard setbacks, garage setbacks and minimum required distances between buildings on the same lot. The purpose of these modifications is to accommodate a more compact project design as further shown in the PD 19 Zone District (Exhibit A); and
WHEREAS, pursuant to the authority and criteria contained in the California Environmental Quality Act of 1970 (“CEQA”), the City, as the Lead Agency, has analyzed the proposed project and has prepared an Initial Study proposing a Mitigated Negative Declaration (EA 24-10) for the project; and
WHEREAS, on November 13, 2024, the Planning Commission concurrently conducted a duly noticed public hearing on Planned Development 19, at which time it received input from City Staff, public comment portion was opened, and public testimony and evidence, both written and oral, was considered by the Planning Commission, after which public testimony was closed; and WHEREAS, the Planning Commission has reviewed all associated documents prepared for the project, including those related to the application and all of the evidence received by the Planning Commission; and
WHEREAS, after deliberation and consideration of all relevant items, the Planning Commission recommended the City Council of the City of Yuba City approve Planned Development 19, with a map included and development standards reflected; and WHEREAS, on December 17, 2024, the Yuba City Council conducted a duly noticed public hearing on the project, at which time it received input from City Staff; public comment portion was opened, and public testimony and evidence, both written and oral, was considered by the City Council, after which public testimony was closed and this ordinance introduced; and WHEREAS, the City Council of Yuba City considered said recommendations of the Planning Commission on the matter and after review and consideration, the City Council desires to approve PD 19 as refined.

NOW, THEREFORE, the City Council of the City of Yuba City does ordain as follows:

1. Recitals: The City Council finds that the recitals are true and correct and incorporates the same herein as if set forth in full.

2. CEQA Findings: The City Council of the City of Yuba City has concurrently approved EA 24- 10 by adopting an Initial Study/Mitigated Negative Declaration and accompanying Mitigation Monitoring and Reporting Program for the project. With the project specific mitigations imposed, there is no substantial evidence in the record that this project may have significant direct, indirect, or cumulative effects on the environment. No further CEQA is required, as CEQA has been completed for this project.

3. Planned Development Findings: Yuba City Municipal Code Section 8-5.2706 requires that the City make the following findings in order to approve a Planned Development (the required findings are in italics).
a. The proposal is consistent with the General Plan.

Evidence. The proposed subdivision creating 54 single-family residential lots is consistent with General Plan Policy 3.5-I-1, the lot sizes are consistent with the land use designation and provides for a density range of 2-8 units per acre. The proposed projects overall density of approximately 6.89 DU/AC is within the established density range. The proposed lot configuration and layout will integrate into the existing street network and surrounding land uses. The proposed subdivision will construct pedestrian facilities that will serve the neighborhood and facilitate a walkabout community.
b. The proposal is consistent with the planned surrounding land uses.

Evidence. The proposed lot configurations and layout will integrate into the existing street network and surrounding land uses. The proposed map will construct pedestrian facilities that will serve the neighborhood and facilitate a walkable community. c. There are or will be adequate public facilities available to properly serve the development, including streets to adequately handle the anticipated traffic.

Evidence. The site is level and will be served by the full range of City services. City water and wastewater collection are available to the property. A stormwater drainage system is nearby that will be operated and maintained by the City and which connects with the greater system that is operated by the Sutter County Water Agency that drains into the Live Oak Canal.
d. The quality of the development is as good or better than would be accomplished through traditional zoning and design standards.

Evidence. As discussed in item a) above, this project is consistent with the City’s General Plan goals and policies including the established density range for LDR designated land. The project is conditioned to meet all City development and improvement standards including water, wastewater, stormwater drainage systems, street cross-sections, streetscape landscaping, and park facilities or applicable in-lieu fees. The proposed project will be subject to compliance with the R-1 development standards as amended by the proposed PD 19 Zone District.

4. Approval of Planned Development 19: The City Council hereby approves Planned Development 19 for Brownstone Estates, rezoning approximately 7.84 acres located on the north side of North Colusa Frontage Road between Hooper Road and El Margarita Road, to add the “PD 19” designation as set forth in in Exhibit B, and subject to the Development Standards as set forth in Exhibit A.

5. Severability. If any section, subsection, sentence, clause, phrase, or portion of this ordinance is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions thereof may be declared invalid or unconstitutional.

6. Publication. The City Clerk shall certify to the adoption of this Ordinance and cause it to be published, in accordance with Government Code, Section 36933, or as otherwise required by law.

7. Effective Date of Resolution. This ordinance shall take effect and be in full force and effect from and after thirty (30) days after its final passage and adoption.

I HEREBY CERTIFY that the foregoing Ordinance was introduced by the City Council after waiving reading, except by Title, at a regular meeting thereof held on the 17th day of December 2024, and adopted the Ordinance after the second reading at a regular meeting held on the 21st day of January 2024, by the following vote:

Ayes:

Noes:

Absent:

Recused:

CITY OF YUBA CITY
_____________________________
Dave Shaw, Mayor
ATTEST:

______________________________
Ciara Wakefield, Deputy City Clerk

APPROVED AS TO FORM

COUNSEL FOR YUBA CITY
_________________________________
Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP
Attachments:

Exhibit A: Planned Development 19 Criteria of Development Exhibit B: Land Use Map

EXHIBIT A

The following criterion of development is proposed for Brownstone Estates located on Colusa Frontage Road between Hooper Road and El Margarita Road. We used the development criteria in the BSMP Low Density Residential Standard as shown on Table A-1 except for a few minor items. We understand this project is not located in BSMP but that was our starting point. We understand any item not changed would default to Yuba City Standards not the BSMP standards.

The Development Standards for Brownstone Estates are proposed as follows.:

Development Standards.

Maximum Density (R-1): General Plan Designation (8 units per acre) Minimum Density (R-1): General Plan Designation (2 dwelling per acre) Minimum Lot Size: For lots less than 5,500 square feet lots shall be 4,400 square feet for corner; 3,400 square feet for interior lots, cul-de-sac, and knuckle lots. For lots equal to or greater than 5,500 square feet lots shall be 5,500 square feet for corner; 5,000 square feet for interior lots, culde-sac, and knuckle lots.

Minimum Lot Width: For lots less than 5,500 square feet lots shall be 40 feet for interior lots and 44 feet for corner lots. For lots equal to or greater than 5,500 square feet lots shall be 50 feet for interior lots and 55 feet for corner lots. (*Lot width measured at the front property line except for lots on cul-de-sacs and knuckles where lot width is measured at the front setback)
Minimum Lot Depth: For lots less than 5,500 square feet lots shall be 75 feet. For lots equal to or greater than 5,500 square feet lots shall be 85 feet. (*Lot width measured at the front property line except for lots on cul-desacs and knuckles where lot width is measured at the front setback).

These refer to average minimum depth.

Maximum Percentage of
Lot Coverage:

For lots less than 5,500 square feet lots shall be 50% for 2-story and 60% for 1-story. For lots equal to or greater than 5,500 square feet lots shall be 45% for 2-story and 55% for 1-story. (*Lot width measured at the front property line except for lots on cul-de-sacs and knuckles where lot width is measured at the front setback).

Minimum Yards: Front - For lots less than 5,000 square feet lots shall be 12 feet to back of sidewalk. For lots equal to or greater than 5,000 square feet lots shall be 15 feet to back of sidewalk.

Garages - For lots less than 5,500 square feet lots shall be 18.0 feet and side loading garages shall be 10 feet as long as the length of the driveway exceeds 18.0 from the back of sidewalk. For lots equal to or greater than 5,500 square feet lots shall be shall be 20.0 feet and side loading garages shall be 10 feet as long as the length of the driveway exceeds 20.0 from the back of sidewalk.

Porch/Courtyard - For lots less than 5,000 square feet lots shall be 10 feet. For lots equal to or greater than 5,000 square feet lots shall be 12 feet.

Street Side – 10 feet to back of sidewalk.

Interior Side – 5 feet, except fire place and media protrusions shall not less than 3 feet.

Rear – For lots less than 5,500 square feet lots shall be 10 feet. For lots equal to or greater than 5,500 square feet lots shall be 15 feet.

Distance Between
Buildings on Same Lot:

For lots less than 5,500 square feet lots shall be 3.5 feet for single story and 5.0 feet for two-story. For lots equal to or greater than 5,500 square feet lots shall be 5.0 feet for single story and 10.0 feet for two-story.

Maximum Building
Height:
2 stories not to exceed 38 feet, except as provided in Article 56 of the Yuba City Zoning Regulations.

Exterior Lighting As provided in Article 58.

Fences, Walls, Hedges, and
Intersection Visibility
As provided in Article 59.

Off-street Parking and
Loading
As provided in Article 61.

Public Improvements As provided in Article 62.

Signs: As provided in Article 63.

Trash Enclosures As provided in Article 64.

If item is not listed or modified, the criteria shall meet or exceed the Yuba City Development Standards and Guidelines for Low Density Residential Development Standards.

EXHIBIT B

PROJECT

LOCATION
HWY 20
HO
OPER
R
D
EL M
A
R
G
A
R
TI A
R
D

COLUSA FRONTAGE RD

SERENA DR
SERENA
C
T
EL M
A
R
G
A
R
TI A
R
D
HWY 20

COLUSA FRONTAGE RD

PROJECT

LOCATION
HWY 20
HO
OPER
R
D
EL M
A
R
G
A
R
TI A
R
D

COLUSA FRONTAGE RD

SERENA DR
SERENA
C
T
EL M
A
R
G
A
R
TI A
R
D
HWY 20

COLUSA FRONTAGE RD

EXISTING PROPOSED
City of Yuba City
General Plan
Low Density Residential
Medium/Low Density Residential
Medium/High Density Residential
Parks, Recreation & Open Space
Agricultural/Rural
HS-High School; EMS-Elementry/Middle School
Regional Commercial
Community Commercial
Neighborhood Commercial
Office & Office Park
Business, Technology & Light Industry
Manufacturing, Processing & Warehousing
Parcels
Project Site
GPA 24-03
±

BROWNSTONE GENERAL PLAN AMENDMENT, LAND USE MAP

Agenda Item 12

CITY OF YUBA CITY

STAFF REPORT
Date: January 21, 2025
To: Honorable Mayor & Members of the City Council;
From: Administration Department
Presentation By: Ciara Wakefield, City Clerk
Summary
Subject: Appointment to Regional Housing Authority
Recommendation: Approve the Mayor's Recommendation for Citizen Appointment to the Regional Housing Authority effective January 31, 2025
Fiscal Impact: None
Purpose:

To fill vacancy on the Regional Housing Authority Board.

Background:

The by-laws of the Regional Housing Authority state that each jurisdiction shall appoint two members to the Housing Authority Board: 1) a City Council member, and 2) a citizen appointment for a term of four years (California Health & Safety Code 34246.5).

Analysis:

Anthony Kurlan has served as the City's citizen representative since 12/31/20. With his 4-year term recently ending, Mayor Shaw recommends the following:

Recommendation Board Term Start Term End
Michael McFarlane Regional Housing Authority 1/31/25 1/30/29 Fiscal Impact:

None.

Alternatives:

Consider other citizens for appointment to the Regional Housing Authority Board.

Recommendation:

Approve the Mayor's Recommendation for Citizen Appointment to the Regional Housing Authority effective January 31, 2025.

Attachments:

None
Prepared By: Submitted By:

Ciara Wakefield
City Clerk
Diana Langley
City Manager

Agenda Item 13

CITY OF YUBA CITY

STAFF REPORT
Date: January 21, 2025
To: Honorable Mayor & Members of the City Council;
From: Administration Department
Presentation By: Dave Shaw, Mayor
Summary
Subject: Alternate Appointment to the City of Yuba City Senior Commission Recommendation: Approve the appointment recommendation of Leonard Brunelle as an Alternate to the Senior Commission effective 2/28/25
Fiscal Impact: None
Purpose:

To fill alternate vacancy on the Yuba City Senior Commission.

Background:

The Senior Commission acts in an advisory capacity to the City Council, City Manager, and Community Services Department in all general matters related to the planning and implementation of City programs and services designed to address the needs of the aged population in Yuba City.

The Senior Commission consists of five (5) Commissioners confirmed by the City Council. The City Council may choose to appoint one (1) alternate member to the Commission, who would serve normally as a non-voting member. In the absence of a regular member of the Commission, the alternate member would take the absent individual's seat and have the right to vote. Currently the alternate position is unfilled.

The application and selection process for the vacant alternate position on the Senior Commission is complete. Mayor Shaw recommends the following appointment:

Commission Name Term Start Term End
Senior Commission (Alternate) Leonard Brunelle 02/28/2025 02/27/2029 Fiscal Impact:

None
Alternatives:

1. Consider other candidates for the Senior Commission (Alternate) position

2. Leave alternate position vacant
Recommendation:

Approve the appointment recommendation of Leonard Brunelle as an Alternate to the Senior Commission effective 2/28/25.

Attachments:

None
Prepared By: Submitted By:

Ciara Wakefield
City Clerk
Diana Langley
City Manager

Agenda Item 14

CITY OF YUBA CITY

STAFF REPORT
Date: January 21, 2025
To: Honorable Mayor & Members of the City Council;
From: Public Works
Presentation By: Ben Moody, Public Works & Development Services Director Summary
Subject: Harter Marketplace Parcel Map (Acceptance of Public Improvements) Recommendation: Adopt a Resolution accepting certain street and related improvements pursuant to the Harter Marketplace Improvement Agreement with Harter Packing Group, LLC, a California Limited Liability Company and Dharni Lada Yuba City, LLC, a California Limited Liability Company and authorizing the Developer to file a Notice of Completion. [Development is located on the west side of Harter Parkway and north of State Route 20]
Fiscal Impact: City will become responsible for maintenance costs of the public improvements.

Purpose:

To accept the infrastructure improvements associated with the Harter Marketplace Parcel Map for public use and initiate the one (1) year warranty period.

Council’s Strategic Goal:

Acceptance of these improvements aligns with the Council's Strategic Goal related to Infrastructure. The action is necessary to comply with the Development Improvement Agreement and transfer the private development to the City as public infrastructure.

Background:

On March 19, 2024, Council authorized Resolution No. 24-025 to execute an Improvement Agreement with the Developer, Harter Packing Group, LLC, a California Limited Liability Company and Dharni Lada Yuba City, LLC, a California Limited Liability Company, regarding the development of the Harter Marketplace Parcel Map (PM 19-03) (Attachment 2). Per the agreement, the Developer was to construct the determined improvements and, upon completion, dedicate and offer the improvements to the City to constitute public improvements.

Analysis:

The Harter Marketplace Parcel Map street and related improvements have been constructed to the satisfaction of the City. At this time, the Developer is requesting acceptance of the improvements

so that the one (1) year warranty period can begin. All of the required improvements within the development have been constructed in conformance with the approved plans and specifications.

With the acceptance, the Developer will provide security for the guarantee and warranty of the work in the amount of 10% of the cost of the improvements, which equates to $ 206,800.00.

Fiscal Impact:

With the acceptance of the improvements, the City will become responsible for the ongoing maintenance of the public improvements, including the water, sewer, storm-drain lines, streets, streetlights, and landscaping. The parcels within the development will participate in Lighting and Landscape Maintenance District No. 6A_3, which will pay for the proportional share of the maintenance of the streetlights and landscaping. Maintenance costs for the water and sewer lines will come from the Water Enterprise and Sewer Enterprise funds, respectively.

Alternatives:

Do not accept the improvements.

Recommendation:

Adopt a Resolution accepting certain street and related improvements pursuant to Harter Marketplace Improvement Agreement with Harter Packing Group, LLC, a California Limited Liability Company and Dharni Lada Yuba City, LLC, a California Limited Liability Company, and authorizing the Developer to file a Notice of Completion. [Development is located on the west side of Harter Parkway and north of State Route 20]
Attachments:

1. Resolution accepting Harter Marketplace Parcel Map Improvements

2. Location Map of Harter Marketplace Parcel Map
Prepared By: Submitted By:

Kevin Bradford
Deputy PW Director – Engineering
Diana Langley
City Manager

ATTACHMENT 1

RESOLUTION NO. _______

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY

ACCEPTING CERTAIN STREET AND RELATED IMPROVEMENTS

PURSUANT TO THE HARTER MARKETPLACE PARCEL MAP
IMPROVEMENT AGREEMENT DATED MARCH 19TH, 2024 BETWEEN

HARTER PACKING GROUP, LLC, A CALIFORNIA LIMITED LIABILITY

COMPANY AND DHARNI LADA YUBA CITY, LLC, A CALIFORNIA LIMITED

LIABILITY COMPANY, AND AUTHORIZING THE DEVELOPER TO FILE THE NOTICE OF COMPLETION.

WHEREAS, the City of Yuba City (City) has heretofore contracted with Harter Packing Group, LLC, a California Limited Liability Company and Dharni Lada Yuba City, LLC, a California Limited Liability Company for certain work pursuant to that Harter Marketplace parcel Map Improvement Agreement dated March 19th, 2024, between the City of Yuba City and Harter Packing Group, LLC, a California Limited Liability Company and Dharni Lada Yuba City, LLC, a California Limited Liability Company as a condition of approval for Parcel Map No. 19-03; and WHEREAS, said work of improvements called for by said Agreement for street and related improvements was completed to the satisfaction of the City, and a maintenance bond insuring the work of improvements from a maintenance standpoint for a period of one (1) year from and after completion has been provided.

NOW, THEREFORE, BE IT RESOLVED AND ORDERED that the City Council of the City of Yuba City hereby accepts the work performed on those certain improvements, the subject of the Improvement Agreement between the City of Yuba City and Harter Packing Group, LLC, a California Limited Liability Company and Dharni Lada Yuba City, LLC, a California Limited Liability Company, and authorizes and directs the Developer to execute and record a Notice of Completion in connection with said work of improvement.

The foregoing Resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 21st day of January 2025.

AYES:

NOES:

ABSENT:

Dave Shaw, Mayor
ATTEST:

Ciara Wakefield, City Clerk

APPROVED AS TO FORM
COUNSEL FOR YUBA CITY:

Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP

ATTACHMENT 2

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Location Map: Harter Marketplace
PM 19-03
Project Site
1 inch = 300 feet

Agenda Item 15

CITY OF YUBA CITY

STAFF REPORT
Date: January 21, 2025
To: Honorable Mayor & Members of the City Council;
From: Public Works
Presentation By: Ben Moody, Public Works & Development Services Director Summary
Subject: Bains/Dhadli Subdivision (Annexation #7 of property in CFD 2021-1) Recommendation: Adopt a Resolution annexing a certain area, Bains/Dhadli Subdivision, within the City Limits into an existing Community Facilities District (CFD No. 2021-1) to fund municipal services, and filing said Resolution, along with the Seventh Amendment to the Notice of Special Tax Lien, in the office of County Recorder of the County of Sutter
Fiscal Impact: This CFD annexation will provide $518.99 per single family unit and $378.56 annually per multi-family residential unit annually, with provisions for inflation Purpose:

To include new residential development in a Community Facilities District (CFD) to pay for impacts to City Services.

Council’s Strategic Goals:

This item addresses the City Council’s Strategic Goal of operating government in a fiscally responsible and responsive manner.

Background:

The City's adopted policy and Project Conditions of Approval for new residential development include a requirement that the development pay for its share of operations and/or maintenance for police, fire, parks, drainage, and ongoing street maintenance costs. On May 23, 2023, the Planning Commission approved Tentative Map SM 19-03, Bains/Dhadli Subdivision, to subdivide 5.72 acres into 18 residential parcels and 2 multi-family parcels located on the north side of Bridge Street approximately 300 feet west of North Walton Avenue. Planning Commission Condition of Approval No. 32 (Amended Condition of Approval No. 33) contains the requirement to pay for operations and/or maintenance for police, fire, parks, drainage, and ongoing street maintenance costs.

The Mello-Roos Community Facilities Act of 1982 (Act) provides a mechanism for cities to form CFDs in order to finance the provision of certain municipal services. The types of services that may be provided by a CFD are as follows:

1. Police

2. Fire

3. Recreation and Library

4. Maintenance of parks, parkways and open space

5. Maintenance of Roadways

6. Flood and storm protection services

7. Hazardous substance removal or remediation
On May 18, 2021, Council adopted Resolution 21-047 establishing policies related to CFDs for services. At this same meeting, Council adopted Resolution 21-048 stating its intention to establish City of Yuba City Community Facilities District 2021-1 (Municipal Services) (CFD 2021-1), authorize the levy of a special tax within the district, and authorize the annexation of future territory into the future annexation area by unanimous written approval.

On July 6, 2021, Council voted the Initial Property (Dunn Ranch Estates – Unit 1 Subdivision [56 residential lots] at the southeast corner of Royo Ranchero Drive and Monroe Drive) to be part of CFD 2021-1 and subject to the special taxes therein. Council also voted to include a Future Annexation Area. The Future Annexation Area consists of several undeveloped, residential zoned properties generally in the western and southern Yuba City Urbanized Area. The Future Annexation Area allows new property owners to annex to the district by unanimous written consent, which streamlines the CFD annexation process.

Analysis:

The Developer of Bains/Dhadli Subdivision has executed an Unanimous Approval of Annexation to a Community Facilities District (CFD 2021-1) to satisfy this condition. Bains/Dhadli Subdivision will be the seventh property to annex to CFD 2021-1 (Annexation No. 7), and will be subject to the special taxes therein.

In Resolution 21-048, Council directed the preparation of the Report for CFD 2021-1 to show the services to be provided in CFD 2021-1. The Hearing Report for CFD 2021-1 follows the same methodology used in the formation of CFD 2017-1, which initially established a maximum levy of $425 annually per single family residential unit with an escalation factor equal to the percentage escalation of the City’s combined Police and Fire Department budgets, up to a maximum escalation of 4 percent. The current levy in fiscal year 2024/25 is $518.99 annually per single family residential unit and $378.56 annually per multi-family residential unit, which will be subject to future escalation in accordance with the rate and method of apportionment of the special tax.

A Notice of Special Tax Lein is to be recorded concurrently with the boundary map (Annexation No. 7 – Bains/Dhadli Subdivision) in the Office of the County Recorder for the County of Sutter, State of California. The lien of the Special Tax is a continuing lien which shall secure each annual levy of the Special Tax within the area of Annexation No. 7 (Bains/Dhadli Subdivision).

Fiscal Impact:

A total of 18 residential parcels are contained in the Bains/Dhadli Subdivision resulting in a total current annual levy of $9,341.82, based on fiscal year 2024/25 rates. Based on the General Plan density requirements, there could be anywhere from 22 to 60 multi-family units resulting in a total current annual levy anywhere from $8,328.32 to $22,713.60.

The developer is responsible for covering the costs of annexing to the CFD.

Alternatives:

Do not adopt a resolution annexing Bains/Dhadli Subdivision into CFD No. 2021-1 to fund Municipal Services, and direct staff on other acceptable means of assuring this development contributes its fair share of impacts to services.

Recommendation:

Adopt a Resolution annexing a certain area, Bains/Dhadli Subdivision, within the City Limits into an existing Community Facilities District (CFD No. 2021-1) to fund municipal services, and filing said Resolution, along with the Seventh Amendment to the Notice of Special Tax Lien, in the office of County Recorder of the County of Sutter.

Attachments:

1. Resolution approving Annexation No. 7 (Bains/Dhadli Subdivision) to CFD 2021-1

2. Seventh Ammendment to Notice of Special Tax Lien
Prepared By: Submitted By:

Kevin Bradford
Deputy Public Works Director – Engineering
Diana Langley
City Manager

01248.0008/729597.1 AL 1
ATTACHMENT 1

2 RESOLUTION NO. ____

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

YUBA CITY IN ITS CAPACITY AS THE LEGISLATIVE BODY

OF THE CITY OF YUBA CITY COMMUNITY FACILITIES
DISTRICT NO. 2021-1 (MUNICIPAL SERVICES) APPROVING
ANNEXATION NO. 7 (BAINS / DHADLI SUBDIVISION) TO SAID

DISTRICT RELATING TO THE PROPERTY LOCATED ON
BRIDGE STREET, APPROXIMATELY 300 FEET WEST OF
NORTH WALTON AVENUE.

WHEREAS, on May 18, 2021, this City Council adopted a resolution entitled “A Resolution Of The City Council Of The City Of Yuba City Declaring Its Intention To Establish Yuba City Community Facilities District No. 2021-1 (Municipal Services), To Authorize The Levy Of A Special Tax Therein To Finance Certain Services And To Authorize The Annexation Of Future Territory In The Future Annexation Area To The District By Unanimous Written Approval” (the “Resolution of Intention”), stating its intention to form Yuba City Community Facilities District No. 2021-1 (Municipal Services) (the “CFD”), pursuant to Chapter 2.5 of Part 1 of Division 2 of Title 5, commencing with Section 53311, of the California Government Code (the “Act”) and a future annexation area to the CFD (“Future Annexation Area”); WHEREAS, the Resolution of Intention, setting forth a description of the proposed boundaries of the CFD and Future Annexation Area, services to be financed by the CFD (“Services”) and Future Annexation Area, including incidental expenses, and the rate and method of apportionment (the “Rate and Method”) of the special tax (the “Special Tax”) to be levied within the CFD to pay for the Services, is on file with the City Clerk and the provisions thereof are incorporated herein by this reference as if fully set forth herein; WHEREAS, the Resolution of Intention set July 6, 2021, as the date for the joint public hearing on the establishment of the CFD, the extent of the CFD, the Future Annexation Area, the furnishing of the Services within the CFD, and the proposed Rate and Method; WHEREAS, a notice of the public hearing to be held on July 6, 2021 was published in accordance with the Act;
WHEREAS, on July 6, 2021, this Council held noticed joint public hearing as required by the Act and the Resolution of Intention relative to the proposed formation of the CFD and the Future Annexation Area;
WHEREAS, at the hearing all interested persons desiring to be heard for or against the establishment of the CFD, the extent of the CFD, the furnishing of the Services and the Rate and Method and the Future Annexation Area were heard and a full and fair hearing was held; WHEREAS, at the hearing evidence was presented to this Council on such matters before it, including a special report (the “Hearing Report”) as to the Services to be provided through the CFD and the costs;
WHEREAS, following the close of the hearing, written protests with respect to the formation of the CFD, the furnishing of specified types of services and the Rate and Method had not been filed with the City Clerk by fifty percent (50%) or more of the registered voters residing

3 within the territory of the CFD or property owners of one-half (1/2) or more of the area of land within the CFD and not exempt from the proposed special taxes; and WHEREAS, following the close of the hearing, written protests with respect to the Future Annexation Area, the furnishing of specified types of services and the Rate and Method had not been filed with the City Clerk by fifty percent (50%) or more of the registered voters residing within the territory of the CFD or Future Annexation Area or property owners of one-half (1/2) or more of the area of land within the CFD or Future Annexation Area and not exempt from the proposed special taxes; and
WHEREAS, on July 6, 2021, the City Council adopted Resolution No. 21-094, which is on file with the City Clerk and incorporated herein by this reference, that ordered the formation of the CFD and Future Annexation Area, defined the public services (the “Services”) to be provided by the CFD, authorized the levy of a special tax on property within the CFD, preliminarily established an appropriations limit for the CFD, and approved future qualifying projects the ability to voluntarily annex into the Future Annexation Area by unanimous approval of the property owners, all pursuant to the Act; and
WHEREAS, on July 6, 2021, the City Council adopted Resolution No. 21-095 that called a special election for July 6, 2021, at which the questions of levying a special tax and establishing an appropriations limit with respect to the CFD were submitted to the qualified electors within the CFD; and
WHEREAS, on July 6, 2021, the City Council adopted Resolution No. 21-096, that declared the results of the special election and finding that more than two-thirds (2/3) of all votes cast at the special election were in favor of the issue presented, and such measure passed; and WHEREAS, on July 12, 2021 a notice of special tax lien was recorded with the Office of the County Recorder of the County of Sutter, as Document No. 2021-0012518 the “Notice of Special Tax Lien”), thereby giving notice that the lien to secure payment of the special tax was imposed on the land in the CFD; and
WHEREAS, the owner (the “Property Owner”) of the parcels listed in Exhibit A hereto and incorporated herein by this reference, located within the Future Annexation Area (the “Property”) has agreed to mitigate certain impacts of the proposed development of the Property by paying for the Services financed by the CFD; and
WHEREAS, pursuant to the Act, the Property Owner has executed a unanimous approval, attached hereto as Exhibit B and incorporated herein by this reference (the “Unanimous Approval”), constituting the Property Owner’s unanimous approval and unanimous vote in favor of the annexation of the Property to the CFD and the levy of special taxes on the Property; and
WHEREAS, the City Council now wishes to approve this Annexation No. 7 of the Property pursuant to the simplified process for annexations under Sections 53328.1, 53339.7 and/or 53339.8 of the Act and add Annexation No. 7 (Bains / Dhadli Subdivision) as part of the CFD.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF YUBA CITY, ACTING AS

LEGISLATIVE BODY OF THE CITY OF YUBA CITY COMMUNITY FACILITIES DISTRICT NO. 2021-1 (MUNICIPAL SERVICES) DOES HEREBY RESOLVE AS FOLLOWS:

4 1. Recitals. The City Council finds and determines that all the foregoing recitals are true and correct and incorporated herein.

2. Unanimous Approval. The City Council hereby receives and files the Unanimous Approval as Annexation No. 7 (Bains / Dhadli Subdivision) to the CFD, and hereby further authorizes and directs the officers of the City to do any and all things to execute and delivery all documents they may deem necessary or advisable in order to consummate the transaction described herein and to effectuate the purpose of this Resolution.

3. Approval of Annexation. The City Council hereby determines that the Property is added to and part of the CFD with full effect and the City Council approves and confirms the Rate and Method of Apportionment of the Special Tax attached to the Unanimous Approval this reference incorporated herein. The City Council hereby finds that the Property Owner’s unanimous written approval is equivalent to an election pursuant to Government Code Section 53339.7(a) of the Act. The Property is added to and part of the existing CFD with full legal effect, and the City Council shall levy any special tax within the annexed territory as specified in the Ordinance No. 005-021 adopted with respect to the CFD pursuant to Government Code Section 53340, any resolution related thereto and, as specified in the Resolution of Intention, and as specified in any other Ordinance, if any, adopted pursuant to Government Code Section 53340.

4. Consolidation of Annexed Map. The City Council hereby determines that the territory described in Exhibit C hereto, and further defined in the map entitled “Annexation Map No. 7 (Bains / Dhadli Subdivision) of City of Yuba City Community Facilities District No. 2021-1 (Municipal Services), City of Yuba City, County of Sutter, State of California” which is on file with the City Clerk, is added to and part of the CFD with full effect. The City Clerk is hereby authorized and directed to endorse the certificates set forth on the map and to record the map in accordance with the provisions of Sections 3111, 3113 and 3113.5 of the Streets and Highways Code of the State of California.

5. Validity of Procedures. The City Council hereby finds and determines that all prior proceedings and actions taken by the City Council pursuant to the Act in connection with the formation, voluntary annexation area and annexation of territory to the CFD, including this Annexation No. 7 (Bains / Dhadli Subdivision)

6. Amendment to Notice of Special Tax Lien. The City Clerk, or designee, is hereby directed to complete, execute and cause to be recorded in the office of County Recorder of the County of Sutter, an amendment to the Notice of Special Tax Lien, in accordance with the provisions of Sections 3114.5 and 3117.5 of California Streets and Highways Code of the State of California within fifteen (15) days of the adoption of this Resolution, evidencing that the Property is added to the CFD.

7. Effective Date. The City Clerk shall certify the adoption of this Resolution. This Resolution shall take effect upon its adoption.
[SIGNATURES ON FOLLOWING PAGE]

5 I HEREBY CERTIFY that the foregoing resolution was passed and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 21st day of January, 2025, by the following vote:

AYES:

NOES:

ABSENT:

Dave Shaw, Mayor
ATTEST
Ciara Wakefield, City Clerk
APPROVED AS TO FORM:

Shannon L. Chaffin, City Attorney
Aleshire & Wynder, LLP
Exhibits:

A. Assessor parcel Numbers and Owners of Land
B. Unanimous Approval
a) Exhibit A – Description of Services
b) Exhibit B – Annexation No. 7, Rate and Method of Apportionment c) Exhibit C – Annexation Map No. 7 of for Bains / Dhadli Subdivision

EXHIBIT A

CITY OF YUBA CITY
COMMUNITY FACILITIES DISTRICT NO. 2021-1
(MUNICIPAL SERVICES)
ANNEXATION NO. 7 (BAINS / DHADLI SUBDIVISION)
ASSESSOR’S PARCEL NUMBERS AND OWNERS OF LAND
Assessor Parcel No(s) Name of Property Owner
58-080-005 BDS Property Holdings, LLC, A California Limited Liability Company
That will become 20 parcels with assessor parcel numbers 058-080-TBD

EXHIBIT B

CITY OF YUBA CITY
COMMUNITY FACILITIES DISTRICT NO. 2021-1
(MUNICIPAL SERVICES)
ANNEXATION NO. 7 (BAINS / DHADLI SUBDIVISION)

UNANIMOUS APPROVAL
[attached]

Annexation No. 7 (Bains/Dhadli Subdivision)

UNANIMOUS APPROVAL
of Annexation to a Community Facilities District and Related Matters City of Yuba City
Community Facilities District No. 2021-1
(Municipal Services)
Annexation No. 7 (Bains /Dhadli Subdivision )
To the Honorable City Council
City of Yuba City, as legislative body of
Community Facilities District No. 2021-1
(Municipal Services)
1201 Civic Center Boulevard,
Yuba City, California 95993
Members of the City Council:

This constitutes the Unanimous Approval (the “Unanimous Approval”) of BDS Property Holding LLC, a California Limited Liability Company the record owner(s) (the “Property Owner”) of the fee title to the real property identified below (the “Property”) contemplated by Sections 53328.1 and/or 53339.3 et seq. of the Mello-Roos Community Facilities Act of 1982, as amended (the “Act”), to the annexation of the Property to the "City of Yuba City Community Facilities District No. 2021-1 (Municipal Services)” (the “CFD”) and approval of the special taxes to be levied against the Property, and the undersigned hereby states, certifies, agrees and declares under penalty of perjury, as follows:

1. Property Owner. This Unanimous Approval is submitted by the Property Owner as the record owner(s) of fee title to the Property. The Property Owner has supplied to the City current evidence of its ownership of fee title to the Property. No parties are residing on the Property and therefore there are no registered voters on the Property.

2. Approval of Annexation. This Unanimous Approval constitutes the unanimous approval and unanimous vote by the Property Owner in favor of the annexation of the Property to the CFD. The CFD was formed to finance the municipal services, which are incorporated herein by this reference (the “Services”) described in Exhibit A hereto and made a part hereof. In such connection Property Owner has reviewed the list of the Services and hereby agrees, consents and approves to the Services and the Annexation of the Property to the CFD for the benefit of the City and the CFD.

3. Approval of Special Tax and the Services. This Unanimous Approval constitutes the unanimous approval and unanimous vote by the Property Owner in favor of the levy of special taxes (the “Special Taxes”) on the Property to finance the Services. The Special Taxes will be levied according to the Rate and Method of Apportionment of Special Taxes for the CFD attached hereto as Exhibit B and made a part hereof (the "Rate and Method"). In such connection property owner consents and approves of the Rate and Method and understands that such taxes shall be levied against the Property.

4. Approval of the Appropriations Limit. This Unanimous Approval constitutes the unanimous approval and unanimous vote by the Property Owner in favor of the appropriations limit

Annexation No. 7 (Bains/Dhadli Subdivision)
established for the CFD. The Property Owner hereby approves, consents and agrees to the appropriations limit for the CFD of $1,700,000, pursuant to Article XIIIB of the California Constitution, as adjusted for changes in the cost of living and changes in the population.

5. Waivers and Vote. Resolution No. 21-048 adopted by the City Council on May 18, 2021 and Resolution No. 21-094 adopted by the City Council on July 6, 2021 and Sections 53328.1 and 53339.3 of the Act provide an alternate and independent procedure for annexation to a community facilities district that simplifies the annexation process. Under such process, the Property Owner acknowledges and agrees that by executing this Unanimous Approval, the Property Owner is voluntarily waiving any and all right to an election held in accordance with Sections 53326, 53327, 53327.5, 53328, 53339.7, 53339.8 and other relevant provisions of the Act. The Property Owner hereby confirms that this Unanimous Approval constitutes its unanimous approval and unanimous vote as described herein and as contemplated by Section 53339.3 et seq. of the Act and for purposes of the California Constitution Article XIII A and XIII C. In lieu of an approval by public hearing, ballot and election, if any, the Property Owner intends for this Unanimous Approval to constitute its ballot and election and waiver of a public hearing.

Further, the Property Owner hereby waives all other rights with respect to the annexation of the Property, the levy of the Special Taxes on the Property in accordance with the rate and method of apportionment and the other matters covered in this Unanimous Approval.

6. Recordation of Amendment to Notice of Special Tax Lien. The Notice of Special Tax Lien for the CFD was recorded in the Office of the County Recorder of the County of Sutter, State of California on July 12, 2021, as Document No. 2021-0012518.

The Property Owner hereby understands and agrees, consents and approves to the City Clerk, or City designee, to execute and cause to be recorded in the office of the County Recorder of the County of Sutter an amendment to the Notice of Special Tax Lien for the CFD as required by Section 3117.5 of the California Streets and Highways Code. The amendment to the Notice of Special Tax Lien shall include the Rate and Method as an exhibit thereto.

7. Authority Warranted. The Property Owner warrants to the City that the presentation of this Unanimous Approval, any votes, consents or waivers contained herein, and other actions for the annexation of the Property to the CFD and the levy of special taxes within the area of the Property shall not constitute events of default or delinquencies under any existing or proposed financing documents entered into or to be entered into by the Property Owner for the Property, including any “due-onencumbrance” clauses under any existing security instruments secured by the Property.

8. Due Diligence and Disclosures. The Property Owner agrees to cooperate with the City and its attorneys and consultants and to provide all information and disclosures required by the City and/or the Act about the Special Taxes to purchasers of the Property or any part of it.

9. Agreements. The Property Owner further agrees to execute such additional or supplemental agreements as may be required by the City to provide for any of the actions and conditions described in this Unanimous Approval, including any cash deposit required to pay for the City’s costs in annexing the Property to the CFD.

Annexation No. 7 (Bains/Dhadli Subdivision)

EXHIBIT A
Yuba City
Community Facilities District No. 2021-1
(Municipal Services)

DESCRIPTION OF SERVICES
The Services to be funded by the CFD include the following services and all incidental expenses related to such services, all of which are authorized by the Act:

PUBLIC SERVICES
(a) Police protection services;
(b) Fire protection and suppression services, ambulance and paramedic services; (c) maintenance of parks, parkways, streets, roads, and open space; (d) flood and storm protection services, including but not limited to the maintenance of storm drainage systems and sandstorm protection systems, (e) Services with respect to the removal or remedial action for the cleanup of any hazardous substance released or threatened to be released into the environment, subject to the limitations contained in Section 53313 of the Act;
(f) Maintenance and operation of any real property or other tangible property with an estimated useful life of five or more years that is owned by the local agency or by another local agency pursuant to an agreement entered into under Section 53316.2; and (g) costs incurred by the City and or County in formation of the district, annexation and annual contract administration.

In accordance with Section 53313 of the Act, the additional services may not supplant services available within the territory when the district was created or annexed.

The same types of services which are authorized to be financed by CFD No. 2021-1 are the types of services to be provided in the Future Annexation Area, as properties are annexed.

The services include operational and maintenance costs associated with providing such services.

Annexation No. 7 (Bains/Dhadli Subdivision)

EXHIBIT B
City of Yuba City
Community Facilities District No. 2021-1
(Municipal Services)

RATE AND METHOD OF APPORTIONMENT
The Special Tax shall be levied in Annexation No. 7 (Bains/Dhadli Subdivision) in accordance with the Rate and Method of Apportionment of Special Tax for City of Yuba City Community Facilities District No. 2021-1 (Municipal Services) pursuant to the rate set forth in the attachment hereto.

01248.0008/694321.2 1 of 4

CITY OF YUBA CITY
COMMUNITY FACILITIES DISTRICT NO. 2021‐1
(MUNICIPAL SERVICES)

RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX
A Special Tax applicable to each Assessor's Parcel in Community Facilities District No. 2021-1 (Municipal Services) [herein "CFD No. 2021-1"] shall be levied and collected according to the tax liability determined by the City Council, acting in its capacity as the legislative body of CFD No. 2021-1, through the application of the appropriate Special Tax rate, as described below. All of the property in CFD No. 2021-1, unless exempted by law or by the provisions of Section E below, shall be taxed for the purposes, to the extent, and in the manner herein provided.

A. DEFINITIONS
The terms hereinafter set forth have the following meanings:
"Acreage" or "Acre" means the land area making up an Assessor's Parcel as shown on an Assessor's Parcel Map, or if the land area is not shown on an Assessor's Parcel Map, the land area shown on the applicable final subdivision map or other parcel map recorded at the County Recorder's Office.
"Administrative Expenses" means the costs incurred by the City to determine, levy and collect the Special Tax, including salaries of City employees and fees of consultants and the costs of collecting installments of the Special Taxes upon the general tax rolls; preparation of required reports, and any other costs required to administer the CFD No. 2021-1 as determined by the Finance Director. "Administrator" means the person or firm designated by the City to administer the Special Taxes according to this Rate and Method of Apportionment of Special Tax. “Annual Tax Escalation Factor” means an annual increase in the Maximum Special Tax following the Base Year in an amount not to exceed four percent (4%). The Annual Tax Escalation Factor shall be based on the budgeted escalation of the City of Yuba City’s combined Police and Fire Departments from the previous fiscal year.
"Assessor's Parcel" or "Parcel" means a lot or parcel shown in an Assessor's Parcel Map with an assigned Assessor's Parcel number.
"Assessor’s Parcel Map" means an official map of the County Assessor designating parcels by Assessor's Parcel number.
"Authorized Services" means the public services authorized to be funded by CFD No. 2021-1 as set forth in the documents adopted by the City Council when the CFD No. 2021-1 was formed. "Base Year" means Fiscal Year 2020-2021.
"City" means the City of Yuba City.

01248.0008/694321.2 2 of 4
"City Council" means the City Council of the City of Yuba City, acting as the legislative body of CFD No. 2021-1.
"County" means Sutter County, California.
"Developed Residential Property" means, in any Fiscal Year, all Parcels of Taxable Property for which a use permit or building permit for new construction of a residential structure was issued prior to June 30 of the preceding Fiscal Year.
"Finance Director" means the Finance Director for the City or his or her designee or successor. "Fiscal Year" means the period starting on July 1 and ending on the following June 30. "Maximum Special Tax" means the maximum Special Tax determined in accordance with Section C below that can be levied on Taxable Property in any Fiscal Year. “Multi-Family Property” means, in any Fiscal Year, all units in CFD No. 2021-1 for which a building permit was issued or may be issued for construction of a residential structure with multiple units that share common walls, all of which are offered for rent to the general public. "Public Property" means any property within the boundaries of CFD No. 2021-1 that is owned by the federal government, State of California, County, City, or other public agency. “Residential Unit(s)” means an individual lot of land for which a building permit could be issued to construct one or more residential dwelling units.
“Residential Property” means all Assessor’s Parcels of Taxable Property for which a map has been recorded designating individual Residential Units.
“Non-Residential Property” means all Assessor’s Parcels of Taxable Property within the boundaries of CFD No. 2021-1 for which a map has been recorded designating the Assessor’s Parcel as a lot for which a building permit could be issued and the Assessor’s Parcel cannot be classified as a Residential Property.
"Special Tax" means any tax levied to pay for Authorized Services and Administrative Expenses. “Single Family Property” means buildings containing one dwelling unit located on a single lot that are individually owned, including attached or detached residences (i.e., townhome unit and/or condominium units).
"Taxable Property" means all Assessor's Parcels within the boundaries of CFD No. 2021-1 designated as Developed Residential Property.
“Undeveloped Residential Property” means all Parcels of Residential Property within the boundaries of CFD No. 2021-1 that are not Developed Residential Property, as determined by the Administrator.
"Unit" means an individual single family detached unit or an individual residential unit within a duplex, triplex, fourplex, townhome, condominium, or apartment structure.

01248.0008/694321.2 3 of 4

CATEGORIZING PARCELS FOR ANNUAL TAX LEVY
Each Fiscal Year, the Administrator shall identify the current Assessor's Parcel numbers for all Parcels within CFD No. 2021-1, and each parcel shall be classified as Developed Residential Property, NonResidential Property, Public Property, or Undeveloped Residential Property, and shall be subject to the levy of annual Special Taxes determined pursuant to Sections C and D below.

B. MAXIMUM SPECIAL TAX RATE
All Taxable Property within the CFD No. 2021-1 shall be subject to a Maximum Special Tax that will be levied each Fiscal Year to pay for Authorized Services. As discussed above, the Administrator shall rely first on the Land Use Designation for a Parcel to determine the appropriate Maximum Special Tax in Table 1, below, but, in the absence of an assigned Land Use Designation, the Administrator shall refer to the Zoning Designation and land use to be built on the Parcel. The following Maximum Special Tax rates apply to all Parcels of Developed Property within CFD No. 2021-1:

Each Residential Unit is subject to the Maximum Special Tax shown in Table 1, below.

Non- Residential Property, Undeveloped Property, and Public Property is not subject to the Maximum Special Tax.

Table 1
Property Land Use Fiscal Year 2020/21 Maximum Special Tax Amount *
Single Family Property $467.10 per Single Family Residential Unit Multi-Family Property $340.70 per Multi-Family Residential Unit Undeveloped Residential Property $0 per Assessor’s Parcel * Beginning July 1, 2021 and each July 1 thereafter, all of the Maximum Special Taxes shown in Table 1 above shall be adjusted by applying the Annual Tax Escalation Factor.

C. METHOD OF LEVY AND COLLECTION OF SPECIAL
TAX
Each Fiscal Year, the Administrator shall levy the Maximum Special Tax on each Parcel of Developed Property in CFD No. 2021-1. The Special Tax for CFD No. 2021-1 shall be collected in the same manner and at the same time as ordinary ad valorem property taxes provided, however, that CFD No. 2021-1 may (under the authority of Government Code Section 53340) in any particular case bill the taxes directly to the property owner off the County tax roll, and the Special Tax will be equally subject to foreclosure if delinquent.

D. LIMITATIONS
Notwithstanding any other provision of this Rate and Method of Apportionment of Special Tax, no Special Tax shall be levied on Public Property, Non-Residential Property, or Undeveloped Residential Property.

01248.0008/694321.2 4 of 4
E. FUTURE ANNEXATIONS
It is anticipated that additional properties will be annexed to CFD No. 2021‐1 from time to time.

The property to be annexed will be assigned to the appropriate Maximum Special Tax rate for the Tract or Tracts when annexed, as pursuant to California Government Code section 53339 et seq.

In certain cases, it may be determined that a potential property to be annexed may require a higher cost to provide City services than other areas of the City (e.g., if it possesses a large quantity of City- owned infrastructure that requires maintenance). As each annexation is proposed, the City may elect to prepare an analysis to determine the annual cost for providing Services, and may incorporate unique zones with varying Maximum Special Tax rates. Such zones may be referred to by reference to a letter or number on the boundary map, and adjust the rates in Table 1 of such annexation to reflect the applicable rates.

The City may adopt a future annexation area in the future and allow for annexation by unanimous written consent.

F. INTERPRETATION OF SPECIAL TAX FORMULA
The City reserves the right to make minor administrative and technical changes to this document that do not materially affect the rate and method of apportioning the Special Tax. In addition, the interpretation and application of any section of this document shall be left to the City's discretion. Interpretations may be made by the City by ordinance or resolution for purposes of clarifying any vagueness or ambiguity in this Rate and Method of Apportionment of Special Tax.

G. TERM
The Special Tax shall be collected in perpetuity.

H. APPEALS
Any property owner claiming that the amount or application of the Special Tax is not correct may file a written notice of appeal with the Administrator not later than twelve months after having paid the first installment of the Special Tax that is disputed. The Administrator shall promptly review the appeal, and if necessary, meet with the property owner, consider written and oral evidence regarding the amount of the Special Tax, and rule on the appeal. If the decision of the Administrator requires that the Special Tax for an Assessor’s Parcel be modified or changed in favor of the property owner, a cash refund shall not be made but an adjustment shall be made to the Special Tax on that Assessor’s Parcel in the subsequent Fiscal Year(s) to compensate for the overpayment of the Special Tax.

Annexation No. 7 (Bains/Dhadli Subdivision)

EXHIBIT C
Yuba City
Community Facilities District No. 2021-1
(Municipal Services)
ANNEXATION MAP NO. 7 (BAINS/DHADLI SUBDIVISION) OF YUBA CITY COMMUNITY FACILITIES DISTRICT NO. 2021-1
(MUNICIPAL SERVICES)], CITY OF YUBA CITY, STATE OF CALIFORNIA [see attached]

Proposed Boundary Map of CFD No. 2021-1 Annexation No. 7 City of Yuba City, Sutter County, California

WALTON AVE

BRIDGE ST
THA
RP RD
R
OSS DR
WILLO
WBR
O
OK DR
KLA
MT CT

HARDIAL DR

WILDFLOWER CIR

ANNEKA LN

ZACHARY WAY

ANDROSS AVE

EMMET WAY

ALFRED WAY

TRAVIS CT

POPPY LN

SUNSWEET BLVD
PER

WI NI KLE LN
M
A
RK THO
M
AS DR

DEERFIELD DR

HUNJI DR

THARP RD
1 .
inch = 300 feet
Legend
Bains - Dhadli
Existing City Limit Boundaries
Bains / Dhadli Subdivision

1 ATTACHMENT 2

2 SEVENTH AMENDMENT TO NOTICE OF SPECIAL TAX LIEN
City of Yuba City
Community Facilities District No. 2021-1
(Municipal Services)
Annexation No. 7 (Bains/Dhadli Subdivision)
Pursuant to the requirements of Sections 3114.5 and 3117.5 of the Streets and Highways Code and Government Code Section 53311, et seq., the undersigned City Clerk of the City of Yuba City, acting on behalf of City of Yuba City Community Facilities District No. 2021-1 (Municipal Services) (the “CFD”), HEREBY GIVES NOTICE that a lien is hereby imposed on taxable property within the property described herein Annexation No. 7 (Bains/Dhadli Subdivision), which has been annexed to the CFD to secure payment of a special tax (“Special Tax”) which the City Council of the City of Yuba City (the “City”), County of Sutter (the “County”), State of California, is authorized to annually levy for the following purpose of financing the following services:
(a) Police protection services;
(b) Fire protection and suppression services, ambulance and paramedic services;
(c) maintenance of parks, parkways, streets, roads, and open space; (d) flood and storm protection services, including but not limited to the maintenance of storm drainage systems and sandstorm protection systems, (e) Services with respect to the removal or remedial action for the cleanup of any hazardous substance released or threatened to be released into the environment, subject to the limitations contained in Section 53313 of the Act; (f) Maintenance and operation of any real property or other tangible property with an estimated useful life of five or more years that is owned by the local agency or by another local agency pursuant to an agreement entered into under Section 53316.2; and
(g) costs incurred by the City and or County in formation of the district, annexation and annual contract administration.

The services include operational and maintenance costs associated with providing such services.

3 The Special Tax is authorized to be levied within the CFD that has now been officially formed and includes Annexation No. 7 (Bains/Dhadli Subdivision) and the lien of the Special Tax is a continuing lien which shall secure each annual levy of the Special Tax and which shall continue in force and effect until the special tax obligation is prepaid, if applicable, permanently satisfied, and canceled in accordance with law or until the Special Tax ceases to be levied and a notice of cessation of Special Tax is recorded in accordance with Section 53330.5 of the Government Code.

The rate, method of apportionment, and manner of collection of the authorized special tax is as follows: The rate and method of apportionment of the authorized Special Tax is as shown in the Rate and Method of Apportionment set forth on Exhibit A attached hereto and incorporated herein by this reference (the “Rate and Method”). The Special Tax shall be collected in the same manner as ordinary ad valorem property taxes and shall be subject to the same penalties and the same procedure, sale and lien priority in case of delinquency as is provided for ad valorem taxes; provided, however, the CFD may utilize a direct billing procedure for any Special Taxes that cannot be collected on the County tax roll or may elect to collect the Special Taxes at a different time or in a different manner if necessary to meet its financial obligations. Conditions under which the obligation to pay the special tax may be prepaid and permanently satisfied and the lien of the special tax canceled are as follows: The Special Tax is levied perpetually as provided in the Rate and Method and there are no conditions upon which it may be prepaid.

Notice is further given that upon the recording of this notice in the Office of the County Recorder of Sutter County, the obligation to pay the Special Tax levy shall become a lien upon all non-exempt real property within the area of Annexation No. 7 (Bains/Dhadli Subdivision) in accordance with Sections 3114.5, 3115.5 and 3117.5 of the Streets and Highways Code.

The (a) names of the owner(s) of the real property included within the annexed property to the CFD as they appear on the last secured assessment roll as of the date of recording of this Notice and (b) the Assessor’s tax parcel(s) numbers of all parcels or any portion thereof which are included within Annexation No. 7 (Bains/Dhadli Subdivision) to the CFD and not exempt from the special tax, are as set forth on the attached, referenced and incorporated Exhibit B.

Reference is made to the boundary map of the Annexation No. 7 (Bains/Dhadli Subdivision) to the CFD recorded concurrently herewith in the Book _____ at Page_______of Maps of Assessment and Community Facilities Districts in the Office of the County Recorder for the County of Sutter, State of California, which map is now the final boundary map of Annexation No. 7 (Bains/Dhadli Subdivision) to the CFD. The Boundary Map of the original district is Recorded as Document No. 2021-0012517 in Book 3 of Assessment and Community Facilities Districts at Pages 93 through 96, in the Office of the County Recorder of the County of Sutter, State of California.

4 Reference hereby is made to the Amendment to Notice of Special Tax Lien to the CFD recorded as Document No. 2021-0012518 in the Records of the County Recorder of the County of Sutter.

For further information concerning the current and estimated tax liability of owners or purchasers of real property subject to this special tax lien, interested persons should contact the City of Yuba City, City Hall, Finance Director, 1201 Civic Center Boulevard Yuba City, California 95993, telephone number 530/822-4618 Dated: As of _________________, 2025
By: _________________________________________
Ciara Wakefield, City Clerk
City of Yuba City

A-1

EXHIBIT A
See Rate and Method of Apportionment Attached
(Insert RMA)

01248.0008/694321.2 1 of 4

CITY OF YUBA CITY
COMMUNITY FACILITIES DISTRICT NO. 2021‐1
(MUNICIPAL SERVICES)

RATE AND METHOD OF APPORTIONMENT OF SPECIAL TAX
A Special Tax applicable to each Assessor's Parcel in Community Facilities District No. 2021-1 (Municipal Services) [herein "CFD No. 2021-1"] shall be levied and collected according to the tax liability determined by the City Council, acting in its capacity as the legislative body of CFD No. 2021-1, through the application of the appropriate Special Tax rate, as described below. All of the property in CFD No. 2021-1, unless exempted by law or by the provisions of Section E below, shall be taxed for the purposes, to the extent, and in the manner herein provided.

A. DEFINITIONS
The terms hereinafter set forth have the following meanings:
"Acreage" or "Acre" means the land area making up an Assessor's Parcel as shown on an Assessor's Parcel Map, or if the land area is not shown on an Assessor's Parcel Map, the land area shown on the applicable final subdivision map or other parcel map recorded at the County Recorder's Office.
"Administrative Expenses" means the costs incurred by the City to determine, levy and collect the Special Tax, including salaries of City employees and fees of consultants and the costs of collecting installments of the Special Taxes upon the general tax rolls; preparation of required reports, and any other costs required to administer the CFD No. 2021-1 as determined by the Finance Director. "Administrator" means the person or firm designated by the City to administer the Special Taxes according to this Rate and Method of Apportionment of Special Tax. “Annual Tax Escalation Factor” means an annual increase in the Maximum Special Tax following the Base Year in an amount not to exceed four percent (4%). The Annual Tax Escalation Factor shall be based on the budgeted escalation of the City of Yuba City’s combined Police and Fire Departments from the previous fiscal year.
"Assessor's Parcel" or "Parcel" means a lot or parcel shown in an Assessor's Parcel Map with an assigned Assessor's Parcel number.
"Assessor’s Parcel Map" means an official map of the County Assessor designating parcels by Assessor's Parcel number.
"Authorized Services" means the public services authorized to be funded by CFD No. 2021-1 as set forth in the documents adopted by the City Council when the CFD No. 2021-1 was formed. "Base Year" means Fiscal Year 2020-2021.
"City" means the City of Yuba City.

01248.0008/694321.2 2 of 4
"City Council" means the City Council of the City of Yuba City, acting as the legislative body of CFD No. 2021-1.
"County" means Sutter County, California.
"Developed Residential Property" means, in any Fiscal Year, all Parcels of Taxable Property for which a use permit or building permit for new construction of a residential structure was issued prior to June 30 of the preceding Fiscal Year.
"Finance Director" means the Finance Director for the City or his or her designee or successor. "Fiscal Year" means the period starting on July 1 and ending on the following June 30. "Maximum Special Tax" means the maximum Special Tax determined in accordance with Section C below that can be levied on Taxable Property in any Fiscal Year. “Multi-Family Property” means, in any Fiscal Year, all units in CFD No. 2021-1 for which a building permit was issued or may be issued for construction of a residential structure with multiple units that share common walls, all of which are offered for rent to the general public. "Public Property" means any property within the boundaries of CFD No. 2021-1 that is owned by the federal government, State of California, County, City, or other public agency. “Residential Unit(s)” means an individual lot of land for which a building permit could be issued to construct one or more residential dwelling units.
“Residential Property” means all Assessor’s Parcels of Taxable Property for which a map has been recorded designating individual Residential Units.
“Non-Residential Property” means all Assessor’s Parcels of Taxable Property within the boundaries of CFD No. 2021-1 for which a map has been recorded designating the Assessor’s Parcel as a lot for which a building permit could be issued and the Assessor’s Parcel cannot be classified as a Residential Property.
"Special Tax" means any tax levied to pay for Authorized Services and Administrative Expenses. “Single Family Property” means buildings containing one dwelling unit located on a single lot that are individually owned, including attached or detached residences (i.e., townhome unit and/or condominium units).
"Taxable Property" means all Assessor's Parcels within the boundaries of CFD No. 2021-1 designated as Developed Residential Property.
“Undeveloped Residential Property” means all Parcels of Residential Property within the boundaries of CFD No. 2021-1 that are not Developed Residential Property, as determined by the Administrator.
"Unit" means an individual single family detached unit or an individual residential unit within a duplex, triplex, fourplex, townhome, condominium, or apartment structure.

01248.0008/694321.2 3 of 4

CATEGORIZING PARCELS FOR ANNUAL TAX LEVY
Each Fiscal Year, the Administrator shall identify the current Assessor's Parcel numbers for all Parcels within CFD No. 2021-1, and each parcel shall be classified as Developed Residential Property, NonResidential Property, Public Property, or Undeveloped Residential Property, and shall be subject to the levy of annual Special Taxes determined pursuant to Sections C and D below.

B. MAXIMUM SPECIAL TAX RATE
All Taxable Property within the CFD No. 2021-1 shall be subject to a Maximum Special Tax that will be levied each Fiscal Year to pay for Authorized Services. As discussed above, the Administrator shall rely first on the Land Use Designation for a Parcel to determine the appropriate Maximum Special Tax in Table 1, below, but, in the absence of an assigned Land Use Designation, the Administrator shall refer to the Zoning Designation and land use to be built on the Parcel. The following Maximum Special Tax rates apply to all Parcels of Developed Property within CFD No. 2021-1:

Each Residential Unit is subject to the Maximum Special Tax shown in Table 1, below.

Non- Residential Property, Undeveloped Property, and Public Property is not subject to the Maximum Special Tax.

Table 1
Property Land Use Fiscal Year 2020/21 Maximum Special Tax Amount *
Single Family Property $467.10 per Single Family Residential Unit Multi-Family Property $340.70 per Multi-Family Residential Unit Undeveloped Residential Property $0 per Assessor’s Parcel * Beginning July 1, 2021 and each July 1 thereafter, all of the Maximum Special Taxes shown in Table 1 above shall be adjusted by applying the Annual Tax Escalation Factor.

C. METHOD OF LEVY AND COLLECTION OF SPECIAL
TAX
Each Fiscal Year, the Administrator shall levy the Maximum Special Tax on each Parcel of Developed Property in CFD No. 2021-1. The Special Tax for CFD No. 2021-1 shall be collected in the same manner and at the same time as ordinary ad valorem property taxes provided, however, that CFD No. 2021-1 may (under the authority of Government Code Section 53340) in any particular case bill the taxes directly to the property owner off the County tax roll, and the Special Tax will be equally subject to foreclosure if delinquent.

D. LIMITATIONS
Notwithstanding any other provision of this Rate and Method of Apportionment of Special Tax, no Special Tax shall be levied on Public Property, Non-Residential Property, or Undeveloped Residential Property.

01248.0008/694321.2 4 of 4
E. FUTURE ANNEXATIONS
It is anticipated that additional properties will be annexed to CFD No. 2021‐1 from time to time.

The property to be annexed will be assigned to the appropriate Maximum Special Tax rate for the Tract or Tracts when annexed, as pursuant to California Government Code section 53339 et seq.

In certain cases, it may be determined that a potential property to be annexed may require a higher cost to provide City services than other areas of the City (e.g., if it possesses a large quantity of City- owned infrastructure that requires maintenance). As each annexation is proposed, the City may elect to prepare an analysis to determine the annual cost for providing Services, and may incorporate unique zones with varying Maximum Special Tax rates. Such zones may be referred to by reference to a letter or number on the boundary map, and adjust the rates in Table 1 of such annexation to reflect the applicable rates.

The City may adopt a future annexation area in the future and allow for annexation by unanimous written consent.

F. INTERPRETATION OF SPECIAL TAX FORMULA
The City reserves the right to make minor administrative and technical changes to this document that do not materially affect the rate and method of apportioning the Special Tax. In addition, the interpretation and application of any section of this document shall be left to the City's discretion. Interpretations may be made by the City by ordinance or resolution for purposes of clarifying any vagueness or ambiguity in this Rate and Method of Apportionment of Special Tax.

G. TERM
The Special Tax shall be collected in perpetuity.

H. APPEALS
Any property owner claiming that the amount or application of the Special Tax is not correct may file a written notice of appeal with the Administrator not later than twelve months after having paid the first installment of the Special Tax that is disputed. The Administrator shall promptly review the appeal, and if necessary, meet with the property owner, consider written and oral evidence regarding the amount of the Special Tax, and rule on the appeal. If the decision of the Administrator requires that the Special Tax for an Assessor’s Parcel be modified or changed in favor of the property owner, a cash refund shall not be made but an adjustment shall be made to the Special Tax on that Assessor’s Parcel in the subsequent Fiscal Year(s) to compensate for the overpayment of the Special Tax.

B-1

EXHIBIT B

APN OWNER
58-080-005
BDS Property Holding LLC, a California Limited Liability Company

Agenda Item 16

CITY OF YUBA CITY

STAFF REPORT
Date: January 21, 2025
To: Honorable Mayor & Members of the City Council;
From: Public Works
Presentation By: Ben Moody, Public Works & Development Services Director Summary
Subject: Bains / Dhadli Subdivision (Acceptance of Public Improvements) Recommendation: Adopt a Resolution accepting certain street and related improvements pursuant to the Bains / Dhadli Subdivision with BDS Property Holdings, LLC, A California Limited Liability Company, and authorizing the Subdivider to file a Notice of Completion. [Subdivision is located north of Bridge Street, and approximately 300 feet west of North Walton Avenue]
Fiscal Impact: City will become responsible for maintenance costs of the public improvements
Purpose:

To accept the infrastructure improvements associated with the Bains / Dhadli Subdivision Development for public use and initiate the one (1) year warranty period.

Council’s Strategic Goal:

Acceptance of these improvements aligns with the Council's Strategic Goal related to Infrastructure. The action is necessary to comply with the Development Subdivision Agreement and transfer the private development to the City as public infrastructure.

Background:

On June 26, 2019, the Planning Commission approved a Tentative Subdivision Map with the Subdivider, BDS Property Holdings, LLC, A California Limited Liability Company, regarding the development of the Bains / Dhadli Subdivision (TSM 19-03) (Attachment 2). As part of the development, the Subdivider was to construct the determined improvements and, upon completion, dedicate and offer the improvements to the City to constitute public improvements.

Analysis:

The Bains / Dhadli Subdivision street and related improvements have been constructed to the satisfaction of the City. At this time, the Subdivider is requesting acceptance of the improvements so that the one (1) year warranty period can begin. All of the required improvements within the subdivision have been constructed in conformance with the approved plans and specifications.

With the acceptance, the Subdivider will provide security for the guarantee and warranty of the work in the amount of 10% of the cost of the improvements, which equates to $ 76,243.80.

Fiscal Impact:

With the acceptance of the improvements, the City will become responsible for the ongoing maintenance of the public improvements, including the water, sewer, storm-drain lines, streets, streetlights, and landscaping. Residents within the subdivision will participate in Lighting and Landscape Maintenance District No. 5 K_7, which will pay for the proportional share of the maintenance of the streetlights and landscaping. Maintenance costs for the water and sewer lines will come from the Water Enterprise and Sewer Enterprise funds, respectively, and maintenance of the streets and storm drains will be funded with road funds and the established Community Facilities District for the subdivision.

Alternatives:

Do not accept the improvements.

Recommendation:

Adopt a Resolution accepting certain street and related improvements pursuant to the Bains / Dhadli Subdivision with BDS Property Holdings, LLC, A California Limited Liability Company, and authorizing the Subdivider to file a Notice of Completion. [Subdivision is located north of Bridge, and approximately 300 feet west of North Walton Avenue] Attachments:

1. Resolution accepting Bains / Dhadli Subdivision Improvements

2. Location Map of Bains / Dhadli Subdivision
Prepared By: Submitted By:

Kevin Bradford
Deputy PW Director – Engineering
Diana Langley
City Manager

ATTACHMENT 1

RESOLUTION NO. _______

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY

ACCEPTING CERTAIN STREET AND RELATED IMPROVEMENTS

PURSUANT TO THE BAINS / DHADLI SUBDIVISION AND BDS PROPERTY

HOLDINGS, LLC, A CALIFORNIA LIMITED LIABILITY COMPANY, AND AUTHORIZING THE SUBDIVIDER TO FILE THE NOTICE OF COMPLETION.

WHEREAS, the City of Yuba City (City) has approved certain street and related improvements performed by BDS Property Holdings, LLC, A California Limited Liability Company as a condition of approval for the Bains / Dhadli Subdivision Map No. 19-03; and WHEREAS, work for said street and related improvements was completed to the satisfaction of the City, and a maintenance bond insuring the work of improvements from a maintenance standpoint for a period of one (1) year from and after completion has been provided.

NOW, THEREFORE, BE IT RESOLVED AND ORDERED that the City Council of the City of Yuba City hereby accepts the work performed on those certain improvements and authorizes and directs the Subdivider to execute and record a Notice of Completion in connection with said work of improvement.

The foregoing Resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 21st day of January, 2025.

AYES:

NOES:

ABSENT:

Dave Shaw, Mayor
ATTEST:

Ciara Wakefield, City Clerk

APPROVED AS TO FORM
COUNSEL FOR YUBA CITY:

Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP

ATTACHMENT 2

T
H
A
R
P
WALT
ON
BRIDGE
WILLO
WBR
O
O
K

WILDFLOWER
TRAVIS
POPPY

ZACHARY
PER

WI NI KLE

WILDFLOWER
¶
Figure 1: Location Map: Bains Subdivision
Tentative Subdivision Map 19-03
Project Site
1 inch = 200 feet

Agenda Item 17

CITY OF YUBA CITY

STAFF REPORT
Date: January 21, 2025
To: Honorable Mayor & Members of the City Council;
From: Administration Department
Presentation By: Diana Langley, City Manager
Summary
Subject: Pioneer Community Energy Expansion to Include the City of Yuba City Recommendation: A. Receive an overview presentation of the findings of the Impact Assessment Study for the City of Yuba City to join Pioneer Community Energy; and B. Conduct a Public Hearing, and after consideration,
C. Introduce an Ordinance of the City Council of the City of Yuba City amending Title 5 of the Yuba City Municipal Code by adding Chapter 27 (Community Choice Aggregation Program) to establish a Community Choice Aggregation Program in the City of Yuba City, by title only, and waive the first reading Fiscal Impact: There is no cost to join Pioneer Community Energy as the cost to new members is funded through Pioneer rates
Purpose:

To offer opportunities to residents and businesses within Yuba City an alternative energy provider option.

Council's Strategic Goal:

This item addresses Council's Strategic Goals of Fiscal Responsibility and Business Friendly.

Background:

Pioneer Community Energy (Pioneer) is a Joint Powers Authority (JPA) formed between the Counties of Placer and El Dorado, the Town of Loomis, and the Cities of Auburn, Colfax, Grass Valley, Lincoln, Nevada City, Placerville, and Rocklin.

Pioneer is a Community Choice Aggregation Program (CCA) authorized under Assembly Bill 117 (2002). The CCA provides local control over the electricity supply with a primary objective of providing competitive rates to the residents and businesses within its member jurisdictions.

Pioneer purchases the electricity supply (generation), and PG&E transmits and delivers the power through PG&E’s infrastructure (poles and wires). PG&E continues to own, operate, and maintain its

distribution infrastructure, as well as to provide meter reading and billing services for Pioneer’s customers.

Analysis:

On June 18, 2024, the Pioneer executive team gave a presentation to the City Council. This presentation was an overview of the many benefits of CCAs in general and Pioneer specifically. At this meeting, Council authorized staff to proceed with an Impact Assessment Study. The Impact Assessment Study was completed in September and an overview presentation was provided to staff.

At the December 19, 2024, Pioneer Governing Board meeting, the Board approved unanimously to allow staff to begin the process of amending the JPA to allow the Counties of Butte, Nevada, Sutter, and Tuolumne; the Cities of Chico, Oroville, Live Oak, Sonora, and Yuba City; and the Town of Paradise to join.

According to the Impact Assessment Study and the Pioneer leadership team, the expansion provides potential benefits to the residents and businesses in the new member service territories. Significant benefits include:
• Stable and Competitive Rates – From 2018 through 2023, Pioneer customers have saved $85 million, with an additional $21 million in anticipated savings in 2024. • Local Control – As a member of the JPA, the City/County will have one seat on the Pioneer Board of Directors. This person is appointed by the Council/Board from the elected officials. All meetings are open to the public and every representative’s voice will be heard. • Legislative & Regulatory Influence & Advocacy – Pioneer is an advocate for the member agency residents and businesses by working with the California State Legislature, the California Public Utilities Commission (CPUC), the California Energy Commission, and PG&E on behalf of customer interests and concerns.
• Local Jobs and Power Supply Resources – Pioneer supports local business and prioritizes local power contracts, goods and services. The projected savings for Pioneer customers will result in additional spending by residents and businesses, further stimulating the local economy. • Programs – The new members will have an impact on energy efficiency programs that are developed and the ability to customize programs to meet their specific needs.

If approved by Council, Pioneer plans to submit an Implementation Plan detailing Pioneer’s expansion and planned service launch to the CPUC in March 2025. Based on results of the Impact Assessment Study, the optimal time for a service launch into expansion territories is October 2027, which allows Pioneer’s procurement team the time needed to secure power resources while remaining in compliance and avoids the costly summer months. Pioneer will work with the City on a comprehensive education and outreach campaign to ensure a strong public understanding of expansion into each area.

Fiscal Impact:

There is no cost to the City to join Pioneer Community Energy as the cost to new members is funded through Pioneer rates. Also, joining Pioneer Community Energy will provide Yuba City businesses and residents with another option for the purchase of power.

Alternatives:

1. Do not authorize joining Pioneer Community Energy as a member agency.

2. Receive an overview presentation of the findings of the Impact Assessment Study, conduct a public

hearing, and defer introduction of the Ordinance to a future meeting to allow time for more consideration of the item.

Recommendation:

A. Receive an overview presentation of the findings of the Impact Assessment Study for the City of Yuba City to join Pioneer Community Energy; and
B. Conduct a Public Hearing, and after consideration,
C. Introduce an Ordinance of the City Council of the City of Yuba City amending Title 5 of the Yuba City Municipal Code by adding Chapter 27 (Community Choice Aggregation Program) to establish a Community Choice Aggregation Program in the City of Yuba City, by title only, and waive the first reading.

Attachments:

1. Ordinance - Community Choice Aggregation

2. Pioneer Community Energy Expansion Outlook - September 2024 Prepared By: Submitted By:

Diana Langley
City Manager
Diana Langley
City Manager

01248.0001/1044897.1 - 36 -
ATTACHMENT 1

01248.0001/1044897.1
ORDINANCE NO. _____
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF YUBA CITY AMENDING TITLE 5 OF THE YUBA CITY MUNICIPAL CODE BY ADDING CHAPTER 27 (COMMUNITY CHOICE

AGGREGATION PROGRAM) TO ESTABLISH A COMMUNITY CHOICE AGGREGATION

PROGRAM IN THE CITY OF YUBA CITY
WHEREAS, on September 24, 2002, the Governor of California signed into law Assembly Bill 117 (Statute 2002, Chapter 838; see California Public Utilities Code section 366.2; hereinafter referred to as the “Act”), which authorizes any California city or county, whose governing body so elects, to combine electricity load of its residents and businesses in a Community Choice Aggregation program (CCA). The Act expressly authorizes participation in a CCA through a joint powers authority; and
WHEREAS, on September 9, 2015, the County of Placer and the City of Colfax entered into the original Joint Exercise of Powers Agreement for the purpose of establishing the Sierra Valley Energy Authority as a joint powers authority under the Joint Exercise of Powers Act, Government Code section 6500, et seq.; and
WHEREAS, the California Public Utilities Commission certified the “Implementation Plan” of the Sierra Valley Energy Authority, confirming compliance with the requirements of the Act; and WHEREAS, on February 22, 2017, the Amended and Restated Joint Powers Agreement became effective and authorized the Cities of Auburn, Lincoln, Rocklin, and the Town of Loomis to become Voting Members of the Joint Exercise of Powers Agreement and established a Community Choice Aggregation Program within the jurisdictions of the Voting Members; and WHEREAS, Resolution No. 2017-3 of the Sierra Valley Energy Authority approved a name change from Sierra Valley Energy Authority to Pioneer Community Energy (“Pioneer Community Energy”), as it is known today; and
WHEREAS, Subsequent amendments to the Amended and Restated Joint Powers Agreement have authorized the County of El Dorado and the Cities of Grass Valley, Nevada City, and Placerville to become Voting Members; and
WHEREAS, Currently electricity is generated and provided to the residents of the City of Yuba City by Pacific Gas and Electric Company (PG&E) with no alternative provider for the City; and
WHEREAS, the City Council finds it important that the City’s residents, businesses and public facilities have alternative choices to energy procurement beyond PG&E; and WHEREAS, on June 18, 2024, the Pioneer Community Energy executive team gave a presentation to the City Council, providing an overview of the benefits of a CCA program and Pioneer Community Energy specifically; and
WHEREAS, Pioneer Community Energy prepared an Impact Assessment Study to evaluate the financial feasibility and assesses risk of expanding their service area to include the City of Yuba City and other agencies; and

01248.0001/1044897.1
WHEREAS, contingent on completion of those discussions and studies, the City Council believes joining Pioneer Community Energy will provide financial and other advantages to businesses and residents of the City; and
WHEREAS, Pioneer Community Energy’s Amended and Restated Joint Powers Agreement requires a prospective member to individually adopt a Resolution of Intent expressing desire to become a member of the Joint Powers Authority and adopt an Ordinance electing to implement a CCA within Yuba City under California Public Utilities Code section 366.2; and WHEREAS, the City Council now desires to amend Title 5 of the Yuba City Municipal Code to establish a new Chapter 27 (Community Choice Aggregation Program).

NOW, THEREFORE, the City Council of the City of Yuba City does ordain as follows:

Section 1. The above recitals are incorporated by reference.

Section 2. The City Council finds that adoption of this Ordinance is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to the CEQA Guidelines, as it is not a “project” since it has no potential to result in a direct or reasonably foreseeable indirect physical change to the environment. (14 Cal. Code Reg. § 15378). Further, the Ordinance is exempt from CEQA, as there is no possibility that the Ordinance or its implementation would have a significant effect on the environment. (14 Cal. Code Reg. § 15061(b)(3)).

Section 3. Title 5 of the Yuba City Municipal Code is amended to add Chapter 27 to, read in its entirety as follows:

CHAPTER 27 – COMMUNITY CHOICE AGGREGATION PROGRAM
Sec. 5-27.01 Purpose and Intent.

The Council recognizes that the public welfare is served if customers have the option to aggregate their electrical loads as members of their local community with community choice aggregators as contemplated by Public Utilities Code Section 366.2. It is the purpose and intent of this chapter to implement a community choice aggregation program for customers within the City who desire to aggregate their electrical loads.

Sec. 5-27.02. Implementation of Community Choice Aggregation Program.

The City Council authorizes the implementation of a Community Choice Aggregation Program within the areas currently served by Pacific Gas & Electric (PG&E) through participation in the Community Choice Aggregation Program of the Pioneer Community Energy Joint Powers Authority (Pioneer Community Energy), contingent on all of the following: (a) completion of the impact analysis by Pioneer Community Energy, and acceptance of the same by the City Council; (b) adoption of a resolution of intent by the City Council expressing the City of Yuba City’s desire to become a member of Pioneer Community Energy, (c) approval of a Joint Powers Agreement with Pioneer Community Energy, as amended, by the City Council on behalf of the City, (d) approval by the Governing Board of Pioneer Community Energy of the membership of the City of Yuba City, and (e) the certification by the California Public Utilities Commission of the Implementation Plan filed by Pioneer to include the City of Yuba City.

SEVERABILITY. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance

01248.0001/1044897.1
is, for any reason, held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions thereof may be declared invalid or unconstitutional.

PUBLICATION. The City Clerk shall certify the adoption of this Ordinance and cause it to be published, in accordance with Government Code, Section 36933, or as otherwise required by law.

EFFECTIVE DATE. This Ordinance shall take effect and be in full force and effect from and after thirty (30) calendar days after its final passage and adoption. Within fifteen (15) calendar days after its adoption, the ordinance, or a summary of the ordinance, shall be published once in a newspaper of general circulation.

Introduced and read at a regular meeting of the City Council of the City of Yuba City on the 21st day of January 2025, and adopted at a regular meeting thereof held on the ___ day of February 2025.

AYES:

NOES:

ABSENT:
____________________________
Dave Shaw, Mayor
City of Yuba City
ATTEST:
___________________________
Ciara Wakefield, City Clerk

APPROVED AS TO FORM

COUNSEL FOR YUBA CITY
__________________________
Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP

ATTACHMENT 2

EXPANSION OUTLOOK
Sutter County, Yuba City, and Live Oak
September 23, 2024

Background
2023 • In April, Sutter County began initial research into the benefits of Community Choice Aggregation
• Initial conversations with Pioneer Community Energy
Spring/Summer
2024
• Sutter County Board of Supervisors, Yuba City City Council receive presentation from Pioneer Community Energy with staff
recommendation to join Pioneer
• Board, Council, and City of Live Oak agree to commission an Impact Assessment Study to determine the feasibility of service expansion • All three jurisdictions agree to co-commission the study o Expansion must make financial sense for all parties
o Pioneer must have the ability to serve the increased load Summer 2024 • Impact Assessment Study is conducted
Fall 2024 • Study results are shared with Pioneer’s Expansion Committee and Board of Directors
o Pioneer shares study findings and Board recommendations with jurisdictions; presents findings to Board/Councils

Other Agencies Interested in
Joining Pioneer

Two Questions to Answer
• Does it make financial sense to move
forward with expansion?
o Purpose of the Impact Assessment Study
o Go/No-Go Decision Point
• Do we have the power supply resources to
serve?
o Answers the timing of the launch
 Phase-In vs. All at once

Sutter County Aggregated
Customer Information
Expansion to Sutter County customers would represent an approximate 24% increase to Pioneer retail sales.

Includes account data within Unincorporated Sutter County, City of Live Oak, and City of Yuba City.

Data above are unadjusted for opt-out assumptions and
excludes standby accounts.

Classification Accounts
Annual
Energy
(MWh)
Average
Customer Usage
(kWh/Mo.)
Residential 34,599 202,287 487
Com/Ind 4,480 158,073 2,940
Ag/Pumping 1,377 51,493 1,377
Street Lighting 809 1,606 165
Total 41,265 413,460 835
Peak Demand
(MW)
109
-
500
1,000
1,500
2,000
GWh per Year

PIONEER TOTAL SUTTER
-
50,000
100,000
150,000
200,000
Accounts

PIONEER TOTAL SUTTER

Unincorporated Sutter County
Customer Information
Expansion to Unincorporated Sutter County customers
would represent an approximate 8% increase to Pioneer
retail sales.

Data above are unadjusted for opt-out assumptions and
excludes standby accounts.

Classification Accounts
Annual
Energy
(MWh)
Average
Customer Usage
(kWh/Mo.)
Residential 7,806 54,015 577
Com/Ind 1,304 31,130 1,989
Ag/Pumping 1,357 51,218 3,145
Street Lighting 433 479 92
Total 10,900 136,841 1,046
Peak Demand
(MW)
37 -
500
1,000
1,500
2,000
GWh per Year

PIONEER

UNINCORPORATED SUTTER
-
50,000
100,000
150,000
200,000
Accounts

PIONEER

UNINCORPORATED SUTTER

City of Yuba City Customer
Information
Expansion to City of Yuba City customers would represent an approximate 15% increase to Pioneer retail sales.

Data above are unadjusted for opt-out assumptions and
excludes standby accounts.

Classification Accounts
Annual
Energy
(MWh)
Average
Customer Usage
(kWh/Mo.)
Residential 23,776 133,122 467
Com/Ind 3,008 120,109 3,327
Ag/Pumping 11 190 1,442
Street Lighting 333 1,041 261
Total 27,128 254,463 782
Peak Demand
(MW)
66 -
500
1,000
1,500
2,000
GWh per Year

PIONEER YUBA CITY
-
50,000
100,000
150,000
200,000
Accounts

PIONEER YUBA CITY

City of Live Oak Customer
Information
Expansion to City of Live Oak customers would represent an approximate 1% increase to Pioneer retail sales.

Data above are unadjusted for opt-out assumptions and
excludes standby accounts.

Classification Accounts
Annual
Energy
(MWh)
Average
Customer Usage
(kWh/Mo.)
Residential 3,017 15,150 418
Com/Ind 168 6,835 3,390
Ag/Pumping 9 85 783
Street Lighting 43 86 167
Total 3,237 22,156 570
Peak Demand
(MW)
6 -
500
1,000
1,500
2,000
GWh per Year

PIONEER LIVE OAK
-
50,000
100,000
150,000
200,000
Accounts

PIONEER LIVE OAK

Assumptions in the Study
• Examined 2 years of consecutive data (2022/2023)
• Projected revenues from current rates
o Very conservative approach
o Current rates average 7% discount
• Power Supply
o Energy
o Renewable Energy
o Resource Adequacy

Fiscal Impact Summary
• *Reflects partial year of service for fiscal year ending June 30, 2028. • Prior to Pioneer expansion, other implementation costs would be incurred. Such costs may be related to utility service fees, marketing and outreach, regulatory and legal representation, internal operations, resource planning and procurement.

FYE 2028 FYE 2029 FYE 2030 Total
Revenue ($MM) $ 162.8 $ 254.8 $ 260.1 $ 677.7
Operating Expenses
($MM)
$ 141.9 $ 252.4 $ 252.0 $ 646.3
Net Operating Margin
($MM) $ 21.0 $ 2.4 $ 8.1 $ 31.4
Electricity Sales (MWh) 1,264,837 1,848,607 1,886,873 5,077,642 Avg. Revenue ($/MWh) $ 128.82 $ 135.04 $ 135.04 $ 133.47 Avg. Expense ($/MWh) $ 112.15 $ 133.77 $ 130.86 $ 127.28 Avg. Margin ($/MWh) $ 16.57 $ 1.27 $ 4.18 $ 6.19
Avg. Margin (% of Rev) 13% 1% 3% 5%

Pioneer Board Direction
• Pioneer’s Board received a
presentation on Sept. 19th on the
results of the study
• Study recommended launch of
October 2027
• Over the next few months, Pioneer
will confirm all parties remain on
course to join and in parallel conduct
market assessment on resources
• Return to the Board in December
with a consideration to start the
expansion process

Next Steps
Sep 2024
Initial study
results
shared with
Expansion
Committee
Sep-Oct 2024
Results shared
with
prospective
members
Oct-Nov
2024
Staff analyzes
resource
constraints
and creates
enrollment
phasing
schedule
Dec 2024
Staff brings
enrollment phasing
schedule to
Expansion
Committee for
Board
recommendation
Nov-Dec
2024
Board
approves new
memberships
and JPA
Amendment
Jan-Feb 2025
New member
ordinances
County/Cities
vote to join
Pioneer at
this time
Feb-Mar 2025
Implementation
Plan
Amendment
submitted to
CPUC

Action Items for Today
• Has the proposed launch date of October 2027
impacted your decision to move forward?
• How can Pioneer help with messaging to your
Council/Board?

Thank you for your time today
Questions:

Gina Stassi-Vanacore Lisa DeLaby
Director of Communications Community Outreach Manager
[email protected] [email protected]

Agenda Item 18

CITY OF YUBA CITY

STAFF REPORT
Date: January 21, 2025
To: Honorable Mayor & Members of the City Council;
From: Administration Department
Presentation By: Diana Langley, City Manager
Summary
Subject: Downtown Yuba City Business Improvement District - Levy of 2025 Annual Assessment
Recommendation: A. Conduct a Public Hearing, and after consideration, B. Adopt a Resolution confirming the Annual Report for the Yuba City Downtown Business Association and levying the assessment for the Downtown Business Improvement District for calendar year 2025
Fiscal Impact: None related to levy and collection of annual assessments Purpose:

To continue the Downtown Yuba City Business Improvement District.

Council's Strategic Goal:

This item addresses Council's Strategic Goals of Business Friendly and Fiscal Responsibility.

Background:

At the meeting of December 17, 2024, the City Council received the 2024-2025 Annual Report from the Yuba City Downtown Business Association and adopted Resolution No. 24-168 declaring its intention to levy and collect an annual assessment for calendar year 2025 in the Downtown Yuba City Business Improvement District (DBID). A Public Hearing was set for January 21, 2025. The notice of Public Hearing was published in the Appeal Democrat on December 27, 2024.

The purpose of the Public Hearing is for the City Council to hear and consider all protests against the levying of the proposed assessments. The City Council should note that the Annual Report proposes no changes to the BID boundaries or the assessment formula as originally established.

Analysis:

After the Public Hearing, the City Council may take one of the following actions:

1. Terminate proceedings if protests are received from business owners in the proposed district who collectively pay 50% or more of the proposed assessment (a "majority protest"). If the majority protest is only against the furnishing of a specified type of improvement or activity within the district, those types of improvements or activities shall be eliminated.

2. Order changes in any of the matters provided in the Annual Report including: 1) Changes in the proposed assessments, 2) The proposed improvements and activities to be funded with the revenues derived from the levy of the assessments, and 3) The proposed boundaries of the area and any benefit zones with the area. The City Council cannot change the boundaries to include any territory that will not, in its judgment, benefit by the improvement of activity.

3. Continue the Public Hearing with the understanding that the Public Hearing must be completed within 30 days.

4. Adopt a Resolution confirming the Annual Report as originally filed or as amended. The adoption of the Resolution constitutes the levy of the assessment for calendar year 2025.

Fiscal Impact:

While there is no direct fiscal impact to the City related to the levy and collection of annual assessments, the funds generated through the BID are used to promote the downtown merchants, which provide sales tax revenue to the City.

Alternatives:

1. Do not levy assessments.

2. Identify alternate funding source for Downtown improvements and activities.

Recommendation:

A.Conduct a Public Hearing, and after consideration,
B. Adopt a Resolution confirming the Annual Report for the Yuba City Downtown Business Association and levying the assessment for the Downtown Business Improvement District for calendar year 2025.

Attachments:

1. Resolution - Confirming the Annual Report and Levying the Assessment 2025

2. DBA Map and Formula Attachment
Prepared By: Submitted By:

Diana Langley
City Manager
Diana Langley
City Manager

ATTACHMENT 1

RESOLUTION NO.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY

CONFIRMING THE ANNUAL REPORT FOR THE YUBA CITY DOWNTOWN BUSINESS

ASSOCIATION AND LEVYING THE ASSESSMENT FOR THE DOWNTOWN YUBA CITY BUSINESS IMPROVEMENT DISTRICT FOR CALENDAR YEAR 2025
WHEREAS, on December 17, 2024, the Yuba City Council adopted Resolution No. 24-168 (the “Resolution”) declaring its intention to levy and collect an annual assessment for calendar year 2025 in the Downtown Yuba City Business Improvement District (the “District”) pursuant to the Parking and Business Improvement Area Law of 1989, Part 6, (commencing with Section 36500) of Division 18 of the California Streets and Highways Code (the “Act”); and WHEREAS, pursuant to the Act and the Resolution, the City of Yuba City published a Notice of Public Hearing on December 27, 2024, regarding the proposed levy of the 2025 Annual Assessment for the Downtown Business Improvement District; and WHEREAS, the Public Hearing has been held and the City Council has heard and considered all oral and written protests and other comments regarding the levying of the proposed assessments; and
WHEREAS, protests from businesses in the District paying fifty percent (50%) or more of the proposed assessments have not been received.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF YUBA CITY DOES HEREBY RESOLVE, DETERMINE, AND FIND AS FOLLOWS:

1. The recitals set forth herein are true and correct.

2. The City Council does confirm the Annual Report as originally filed by the Yuba City Downtown Business Association.

3. This Resolution is effective on its adoption and constitutes the levy of the assessment for calendar year 2025 for the Downtown Yuba City Business Improvement District as referred to in the Annual Report, for those properties depicted in Exhibit “A” and per the levy rate formula as set forth in Exhibit “B”.

I HEREBY CERTIFY that the foregoing resolution was introduced and read at a Regular Meeting of the City Council of the City of Yuba City on the 21st day of January 2025, and was duly adopted at said meeting by the following vote:

AYES:

NOES:

ABSENT:

Dave Shaw, Mayor

ATTEST:

Ciara Wakefield, City Clerk

APPROVED AS TO FORM

COUNSEL FOR YUBA CITY
________________________________
Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP
Exhibits:

A. Map of District
B. District Assessment Formula

EXHIBIT A

EXHIBIT B

District Assessment Formula
The Business Improvement District (BID) is a self-initiated business district funded by an annual assessment based on a formula developed by the Downtown Yuba City Business Improvement District Formation Committee. The assessments will be used to fund improvements and activities in the BID designed for economic stimulation and business enhancement for the businesses in the BID. The assessment formula is based on type, size and location of businesses in order to offer a fair and equitable charge for each business in the BID.

Retail, Restaurant and Service Businesses: Includes businesses that buy and resell goods such as clothing stores, shoe stores, office supplies, businesses that sell prepared foods and drinks, general office, news and advertising media, printers, photographers, personal care facilities and outlets, contractors, builders, service stations, repairing and servicing businesses, renting and leasing businesses, utilities, vending machine businesses, household finance companies, theaters and entertainmentoriented businesses, and other similar businesses not otherwise defined in the other categories.

Professional Business: Includes attorneys, architects, accountants, engineers, surveyors, physicians, dentists, optometrists, chiropractors and others in a medical/health service field, consultants, real estate brokers, financial advisors, laboratories (including dental and optical), hearing aid services, artists and designers, and similar businesses.

Lodging Businesses: Includes inns, hotels, motels, RV parks, and other similar businesses.

Financial Institutions: Includes banks, savings & loans, credit unions, and similar businesses.

Associate Members: Businesses outside the BID boundaries that would like to participate will be charged.

Note: Retail and restaurant businesses will be assessed on size which will be determined by number of employees, either full-time or the equivalent made up of multiples of part-time employees.

Business Type Business Size Annual Assessment Zone
(Number of Employees) A B
Retail, Restaurant
and Service
Small (1-4) $385 $180
Medium (5-9) $560 $285
Large (10+) $735 $380
Professional Business $350 $180
Lodging Business $560 $285
Financial Business $875 $725

Agenda Item 19

CITY OF YUBA CITY

STAFF REPORT
Date: January 21, 2025
To: Honorable Mayor & Members of the City Council;
From: Development Services Department
Presentation By: Doug Libby, Deputy Director of Development Services Summary
Subject: 2040 General Plan Update
Recommendation: A. Conduct a Public Hearing; and after consideration, B. Adopt a Resolution of the City Council of the City of Yuba City adopting an addendum to the certified environmental impact report for the 2004 Yuba City General Plan and approving the 2040 General Plan update Fiscal Impact: No direct fiscal impact will result from this project because the 2040 General Plan update was funded by State Planning Grant monies
Purpose:

Consideration to adopt a technical update to the General Plan where no land use changes are proposed.

Council’s Strategic Goal:

This item addresses all four City Council Strategic Goals. Having an updated General Plan provides policies addressing Public Safety, City Infrastructure, assists the City to be Business Friendly and establishes land-use and other policies allowing the City to grow in a fiscally responsible way.

Background:

The City adopted a comprehensive General Plan update on April 8, 2004. Yuba City and Sutter County, through the Local Agency Formation Commission (LAFCO), have agreed on the current Sphere of Influence (SOI) boundary as it exists today. The existing 2004 General Plan may be accessed at: https://www.yubacity.net/departments/development_services/general_plan.php.

Due to the Great Recession and a slow recovery, combined with a global pandemic and a slow recovery, since adoption, much of Yuba City’s SOI remains undeveloped, with almost half the land in the SOI either vacant or being utilized as agricultural land.

As part of the 2004 comprehensive General Plan update, the City planned its entire SOI, certified an environmental impact report (EIR) and made findings of overriding consideration for those impacts resulting from build-out of the General Plan that could not be mitigated to a less than significant level.

At the time the 2004 General Plan was adopted, it was estimated over the planning period, the City’s population would grow to 119,400 people by 2025. As of January 2024, the State Department of Finance estimates Yuba City’s population is 70,356 people, which is 41 percent less than what was planned to exist at this time.

Although significant effort and resources went into the 2004 General Plan, it has largely been unused due to global and economic conditions affecting the City that were beyond its control. This doesn’t mean the plan does not require updates to comply with statutory changes and to remain contemporary for the City’s needs.

The goals of the 2040 General Plan are similar to the existing Plan:
• Maintain a cohesive city and protect surrounding rural areas by fostering a compact, rather than a scattered development pattern, with strong urban edges. • Provide new employment centers to support economic development. • Build an interconnected street system with improved north-south and east-west connections into newly developing areas.
• Create livable neighborhoods, with convenient access to parks, schools, and neighborhood commercial facilities.
• Locate new retail centers at accessible locations to serve both Yuba City residents and shoppers from other communities.
• Make new parks, schools and open space an integral part of new development, with linkages to existing parks and the Feather River Park system where feasible.

Due to the majority of planned land uses having not been built out since the Plan’s 2004 adoption, this update does not propose any land use changes, but rather updating data, mapping and policies to make the document current and compliant with State law.

On December 11, 2024, the Planning Commission conducted a public hearing on the 2040 General Plan. There was no opposition expressed by the public. The 2040 General Plan update was recommended for approval by the Planning Commission by a 4-0 vote (2-members with excused absences, 1-postion vacant).

Analysis:

The planning horizon for this General Plan is 2040. State law requires cities and counties adopt a General Plan. The statute and judicial decisions have established three overall general plan guidelines:
• General Plans Must Be Comprehensive. This requirement has two aspects. First, the general plan must be geographically comprehensive. That is, it must apply throughout the entire incorporated area, and it should include other areas that the City determines are relevant to its planning. Second, the general plan must address the full range of issues that affect the City's physical development.
• The General Plan Must Be Internally Consistent. This requirement means that the general plan must fully integrate its separate parts and relate them to each other without conflict. “Horizontal” consistency applies both to figures and diagrams as well as general plan text. It also applies to data and analysis as well as policies. All adopted portions of the general plan, whether required by State law or not, have equal legal weight. None may supersede another, so the general plan must resolve conflicts among the provisions of each element. • The General Plan Must Be Long-Range. Because anticipated development will affect the City and the people who live or work there for years to come, State law requires every general plan

to take a long-term perspective.

A General Plan includes seven statutorily required elements and either a specific element or policies related to Environmental Justice. The 2040 General Plan includes the following Elements, Land Use, Circulation, Open Space, Conservation, Safety, Noise, and Housing. This General Plan continues to include optional Community Design and Economic Development elements. Environmental Justice is discussed further below; however, consistent with Senate Bill 1000 (SB 1000) the 2040 General Plan integrates Environmental Justice Policies as required.

A separate focused effort occurred to update the City’s (2021-2029) Housing Element with final adoption by the City Council occurring on March 1, 2022, by Resolution No. 22-024. The updated Housing Element was certified by the State Department of Housing and Community Development (HCD) on May 5, 2022.

Below is a high-level summary of significant changes incorporated into the proposed 2040 General Plan.
• Plan Wide. Updated mapping is provided throughout the document reflecting current city boundaries and land uses, including incorporating the 2019 Bogue-Stewart Master Plan.

Updated mapping has resulted in updated electronic mapping for the City’s Geographic Information System (GIS).
• Plan Wide. Tables and data throughout the document have been updated to bring it current and consistent with State law. Information not required to be included in a General Plan such as data on utility systems, utility connection and usage data, solid waste diversion rates and other similar information was removed because the information quickly becomes outdated and makes the Plan appear antiquated.
• Plan Wide. The 2004 General Plan included “Guiding Policies” and “Implementing Policies” that created confusion over which policy took precedent. Utilizing the existing plan, the document has been reformatted to reflect “Goals,” which are the aspirational items the City is working toward and “Policies” which are the actions to be taken to reach a desired goal. • Land-Use Element. Residential land use designations have been revised from “Low”, “LowMedium” and “Medium-High” density residential to “Low”, “Medium” and “High” density residential, which simplifies and clarifies the intent of each designation. Allowable densities as analyzed in the 2004 Plan EIR remain the same.
• Circulation Element. Senate Bill (SB) 743, adopted in 2013 and effective in 2019, refocused traffic analysis statewide from a Level of Service (LOS) standard to a Vehicle Miles Traveled (VMT) standard. One (1) VMT is defined as one mile driven by a vehicle and is the amount of distance of vehicle travel attributable to a project. It is commonly expressed as a daily value for a typical weekday when schools are in session. Based on this State legislation, the proposed 2040 General Plan has been updated requiring compliance with the City’s existing Implementation Guidelines for SB 743. The emphasis on LOS has been reduced by the following proposed Policy:

Circulation Element Policy CI 4-2: Strive to maintain a target LOS D or better for collector and/or arterial intersections.
• Circulation Element. Mapping of future roadways and signalized intersections has been updated based on a new City traffic model for Plan build-out. The City’s updated traffic model will be brought forward for adoption to the City Council concurrently with the General Plan. • Circulation Element. Policy CI 9-1 has been updated to require Surface Transportation Assistance Act (STAA) trucks (truck/trailer combinations exceeding California’s 65-foot legal limit) be directed to approved areas only. STAA truck parking areas shall be encouraged to

develop outside the City limit boundaries unless measures are established to mitigate impacts of proposed STAA trucking operations on City streets.
• Information regarding utilities has been simplified, where possible, by referring to separately adopted Master Plan documents (sewer, water, drainage) that are updated at much greater frequency than a General Plan.
• Parks (Open Space). Neighborhood Parks were previously removed from the General Plan.

They are proposed to be reincorporated in anticipation of a future development impact fee update to ensure sufficient monies are collected for the development of parkland, consistent with Quimby Act standards. Updated mapping for parkland (existing and future) is reflected in Chapter 6.
• Safety Element. Due to significant statutory changes and the current element being significantly out of date, the Safety Element (Chapter 8) has been completely re-written with the assistance of Public Works, Engineering, as well as both Police and Fire Chiefs. Revisions reflect modern emergency planning efforts adopted by the City.
• Environmental Justice (EJ). Incorporated as a mandatory requirement in 2016 by Senate Bill (SB) 1000, the Planning for Health Communities Act, beginning in 2018, cities and counties are required to incorporate EJ when two or more General Plan elements are updated. SB 1000 requires jurisdictions to either adopt a separate EJ element or integrate EJ policies throughout the document, as applicable to reduce unique and compounded health risks and pollution burdens. Rather than having a stand-alone EJ element, the City is considering EJ issues throughout the 2040 General Plan.

The area of Yuba City subject to consideration as a disadvantaged community was mapped using the California Communities Environmental Health Screening Tool 3.0 (CalEnviroScreen) developed by the State Office of Environmental Health Hazard Assessment on behalf of the California Environmental Protection Agency. This screening tool measures indicators such as air, drinking water, waste sites, toxic emissions, asthma rates and, poverty. Areas of the City affected most by these indicators is depicted on Figure 3-2 (Disadvantage Communities) and is generally located east of State Highway 99, south of Pease Road and extending south to Franklin Road and continuing southeasterly to Lincoln Road and the County Airport.

Appendix 3-1 of the 2040 Plan contains a comprehensive table of applicable General Plan Policies that reduce pollution exposure, improve public facilities, promote food access, safe and sanitary homes and physical activity allowing the City to comply with the requirements of SB 1000.

Environmental Determination:

The City Council Certified the Final EIR (SCH No. 2001072105) for the 2004 General Plan on April 8, 2004, as part of Plan approval. Findings of Overriding Consideration were made as part of adopting the plan for those environmental impacts that could not be mitigated to a less than significant level. A mitigation, monitoring, and reporting program were also adopted concurrently by the City.

For this General Plan update, an Addendum to the 2004 Final Environmental Impact Report has been prepared. The Addendum demonstrates the analysis in that EIR adequately addresses the potential physical impacts associated with implementation of the proposed project and that the proposed project would not trigger any of the conditions described in CEQA Guidelines Section 15162 calling for further environmental review.

CEQA Guidelines Section 15164(a) states an addendum shall be prepared if some changes or additions to a previously adopted EIR are necessary, but none of the conditions enumerated in CEQA Guidelines Sections 15162(a)(1)– (3) calling for the preparation of a subsequent EIR have occurred. As stated in CEQA Guidelines Section 15162 (Subsequent EIRs and Negative Declarations).

It has been determined that the 2040 General Plan Update does not require major revisions to the General Plan EIR due to the involvement of new significant environmental impacts or substantial increases to the severity of previously identified significant environmental impacts. This is because the proposed update is focused on refining and refreshing policy issues to be consistent with the latest requirements and practice standards and does not propose changes to land use or other items that could have an impact greater than that which has already been fully assessed.

Furthermore, future development projects facilitated by the General Plan Update would continue to be subject to the requirements of CEQA as to any project-level environmental review that may be required.

In addition, the General Plan Update’s projected population for the horizon year is less than the projected population described in the General Plan EIR. Therefore, the General Plan EIR provides a sufficient and adequate analysis of the environmental impacts of the proposed 2040 General Plan.

Fiscal Impact:

No direct fiscal impact will result from this project because this update was funded by State Planning Grant monies.

Alternatives:

The City Council may decide not to adopt the 2040 General Plan update or may determine that revisions are required.

Recommendations:

A. Conduct a Public Hearing; and after consideration,
B. Adopt a Resolution of the City Council of the City of Yuba City adopting an addendum to the certified environmental impact report for the 2004 Yuba City General Plan and approving the 2040 General Plan update.

Attachments:

1. Proposed Resolution

2. Proposed EIR Addendum
Prepared By: Submitted By:

Doug Libby, AICP
Deputy Development Services Director
Diana Langley
City Manager

01248.0005/1042356.1
ATTACHMENT 1

01248.0005/1042356.1
RESOLUTION NO.

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF YUBA CITY (1) APPROVING AN ADDENDUM DATED NOVEMBER 2024 TO THE

ENVIRONMENTAL IMPACT REPORT CERTIFIED FOR THE GENERAL PLAN ON APRIL 8, 2004; AND (2) ADOPT THE CITY OF YUBA CITY 2040 GENERAL PLAN UPDATE BY APPROVING GENERAL PLAN AMENDMENT NO. 24-04
WHEREAS, California Government Code Section 65300 requires the City to adopt a comprehensive, long-term general plan for the City's physical development and for any land outside City boundaries which bear relation to the City's planning; and WHEREAS, on April 8, 2004, the City Council of the City of Yuba City (Council) adopted a General Plan to comprehensively update the City's then-existing General Plan; and WHEREAS, as part of the 2004 comprehensive General Plan update, the City planned its entire Sphere of Influence, and an environmental impact report (GP EIR) was certified, and findings of overriding consideration were made for those impacts resulting from build-out of the General Plan that could not be mitigated to a less than significant level; and WHEREAS, due to the “Great Recession” that commenced in 2008 and a slow recovery from that time combined with a global pandemic and a slow recovery from that period, as of 2023, much of Yuba City’s SOI remains undeveloped, with almost half the land in the SOI either vacant or agricultural land; and,
WHEREAS, at the time the 2004 General Plan was adopted, it was estimated over the planning period, the City’s population would grow to 119,400 people by 2025; however, as of January 2024, the State Department of Finance estimates Yuba City’s population is 70,356 people, which is 41 percent less than what was planned to exist at this time; and, WHEREAS, although significant effort and resources went into the 2004 General Plan, it has largely been unused due to global and economic conditions affecting the City that are largely beyond its control; and,
WHEREAS, due to the passage of time, subsequent developments in State law, and changes to local and regional conditions, the City of Yuba City determined it appropriate to comprehensively update its General Plan with the proposed City of Yuba City 2040 General Plan Update; and WHEREAS, the goals for the 2040 General Plan Update are similar to the existing General Plan as follows:
• Maintain a cohesive city and protect surrounding rural areas by fostering a compact, rather than a scattered development pattern, with strong urban edges. • Provide new employment centers to support economic development. • Build an interconnected street system with improved north-south and east-west connections into newly developing areas.

01248.0005/1042356.1
• Create livable neighborhoods, with convenient access to parks, schools, and neighborhood commercial facilities.
• Locate new retail centers at accessible locations to serve both Yuba City residents and shoppers from other communities.
• Make new parks, schools and open space an integral part of new development, with linkages to existing parks and the Feather River Park system where feasible. and,
WHEREAS, due to the majority of planned land uses having not been built out since the current General Plan’s 2004 adoption, the 2040 General Plan Update is not proposing land use changes, but rather updating data, mapping and policies to make the document current and compliant with existing State law; and
WHEREAS, the process for the preparation of the 2040 General Plan Update formally began on April 28, 2021 with a public meeting before the Planning Commission to learn about the focused update to the General Plan and to provide feedback on proposed changes; and WHEREAS, the proposed 2040 General Plan Update includes all required plan elements as a comprehensive update to the current General Plan, and will effectively supersede and replace the City of Yuba City’s current General Plan in its entirety, with the exception of the recentlyadopted Housing Element, which has been processed, heard, and enacted separately as required by State law; and
WHEREAS, in compliance with Public Resources Code, section 21166 and CEQA Guidelines Section 15064 and 15062, the City evaluated whether the implementation of the 2040 General Plan Update would present any of the circumstances set forth in Public Resources Code, section 21166 and CEQA Guidelines, section 15162 that would require the preparation of a new Environmental Impact Report (EIR) or a supplemental EIR to the EIR the City Council certified on April 8, 2004 and determined that none of those circumstances were present and have, therefore, pursuant to CEQA Guidelines, section 15164, prepared an addendum to the EIR adopted in 2004 to make some changes and additions to that EIR; and
WHEREAS, pursuant to Government Code, section 65352.3, the City of Yuba City contacted California Native American tribes that are on the contact list maintained by the Native American Heritage Commission to invite those tribes to consult on the proposed 2040 General Plan update; and
WHEREAS, on December 11, 2024, the Planning Commission conducted a duly noticed public hearing on the environmental determination as set forth below and the Project, at which time it received input from City Staff and the City Attorney’s office; public comment portion was opened, and public testimony and evidence, both written and oral, was considered by the Planning Commission of the City of Yuba City; and
WHEREAS, after deliberation and consideration of all relevant items, the Planning Commission recommended the City Council determine that the 2040 General Plan Update project was adequately analyzed in the Final Environmental Impact Report certified on April 8, 2004, and as amended by the Addendum dated November 2024 and recommended approval of the 2040 General Plan to the City Council; and

01248.0005/1042356.1
WHEREAS, on January 21, 2025, the City Council conducted a Public Hearing to consider GPA 24-04 together with the EIR Addendum as recommended for approval by the Planning Commission. The City Council received both oral testimony and written information presented at the hearing regarding the same; and
WHEREAS, the City Council considered said recommendations of the Planning Commission on the matter and after review and consideration of the Addendum proposed to the 2004 Final General Plan EIR, the City Council desires to approve the 2040 General Plan Update (GPA 24- 04) and the Addendum.

NOW, THEREFORE, the City Council of the City of Yuba City resolves as follows:

1. Recitals: The City Council hereby specifically finds that all of the facts set forth in the recitals above are true and correct and incorporated herein.

2. CEQA Finding: The City Council finds and determines, based on its independent judgment, after consideration of the whole of the administrative record, the 2040 General Plan Update was assessed in the previously certified Environmental Impact Report (SCH No. 2001072105), certified on April 8, 2004; and pursuant to Public Resources Code, section 21166 and CEQA Guidelines, Sections 15162 and 15164 and the Addendum, dated November 2024, that no major revisions to the EIR are required and no subsequent EIR, or negative declaration is required for approval of the 2040 General Plan Update. As such, the City Council approves the Addendum dated November 2024 for this project.

3. Findings Regarding the 2040 General Plan Update. Based on substantial evidence in the record, the City Council finds that all pre-requisites to the adoption of the City of Yuba City 2040 General Plan Update have been satisfied, including as follows:
a. State law requires that each city adopt a general plan to describe its long-term goals and policies and programs to achieve those goals. The general plan is often referred to as a city’s “constitution” for future growth and development as land use decisions, the zoning ordinance, development approvals, and other policies of a city must be consistent with the general plan. The 2040 General Plan Update outlines a vision for the City of Yuba City’s long-term physical and economic development and community enhancement and sets forth goals and policies that will allow this vision to be accomplished. The City of Yuba City’s 2040 General Plan Update also provides the basis for establishing City priorities for implementing plans and programs, including the zoning ordinance, capital improvement programs, and specific plans;
b. The proposed 2040 General Plan Update and all of its elements (including the previously adopted Housing Element) comprise a logical, integrated, internally consistent, and compatible statement of the City’s goals, policies, and objectives; c. The proposed 2040 General Plan Update is reasonably related to, and substantially furthers, the public health, safety, and welfare as it guides and accommodates land uses, housing, circulation, and other infrastructure and developments in accordance with current law, community needs, and future demands. The 2040 General Plan Update will promote the public health, safety, and welfare by establishing goals and policies to guide the City’s development within the Planning Area, to ensure an attractive built environment, to protect the natural environment and promote sustainability, and ensure the provision of adequate infrastructure and services;

01248.0005/1042356.1
d. The proposed 2040 General Plan Update covers all territory within the boundary of the City and the area of likely expansion outside of the City; e. The proposed 2040 General Plan Update, together with the adopted and certified Housing Element as amended, addresses all of the mandatory general plan elements as well as the following additional elements: Community Design and Economic Development; f. The proposed 2040 General Plan Update is in compliance with the requirements of CEQA, including those reasons as noted above and set forth more fully in the EIR and Addendum to the EIR; and
g. The proposed 2040 General Plan Update has been prepared in accordance with local planning procedures and State law.

4. Adoption of 2040 General Plan Update. The City Council adopts the proposed 2040 General Plan Update (which incorporates the most recent version of the adopted Housing Element) as an update to the existing City of Yuba City General Plan in its entirety, including all associated text, policies, diagrams, tables, and exhibits, as contained in the 2040 General Plan Update by approving General Plan Amendment No. 24-04. The 2040 General Plan Update is attached as Exhibit “A” hereto as noted below.

5. Effective Date of Resolution: This Resolution shall become effective immediately.

The foregoing Resolution was duly and regularly introduced, passed, and adopted by the City Council of the City of Yuba City at a regular meeting thereof held on the 21st day of January 2025.

Ayes:

Noes:

Absent:

Recused:
_____________________________
Dave Shaw, Mayor
ATTEST:
______________________________
Ciara Wakefield, City Clerk

APPROVED AS TO FORM

COUNSEL FOR YUBA CITY

01248.0005/1042356.1
_________________________________
Shannon Chaffin, City Attorney
Aleshire & Wynder, LLP
Attachment:

Exhibit A: 2040 General Plan

EXHIBIT A

Prepared for:

City of Yuba
City 1201 Civic Center Blvd.

Yuba City, CA 95993
Prepared by:

PlaceWorks 101 Parkshore Drive, Suite 200
Folsom, CA 95630
City of Yuba City

(eneral Plan Update
November 2024

Yuba City General Plan Update
This page intentionally left blank.

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”‘™–ŠƬš’ƒ•‹‘ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ͵ǦͳͶ ͵Ǥ͹ ‡•‹†‡–‹ƒŽ”‡ƒ•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ͵Ǧͳͷ ͵Ǥͺ ‘—‹–› ƒ
‹Ž‹–‹‡•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ͵Ǧͳ͹ ͵Ǥͻ ƒ”•ƒ†’‡’ƒ
‡ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ͵Ǧͳ͹ ͵ǤͳͲ ‡–ƒ‹Žƒ†‘‡”
‹ƒŽ”‡ƒ• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ͵Ǧͳ͹ ͵Ǥͳͳ ’Ž‘›‡–‡–‡”• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ͵Ǧͳͻ ͶǤͳ „Œ‡
–‹˜‡•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͶǦʹ ͶǤʹ ”„ƒȀ—”ƒŽ†‰‡ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͶǦʹ ͶǤ͵
ƒ–‡™ƒ›•ƒ†–”‹‡•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͶǦ͵ ͶǤͶ ‘‡
–‹‘•Ƭ‘””‹†‘”•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͶǦ͹ ͶǤͷ ”„ƒ
–‹˜‹–›‡–‡”•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͶǦͳͺ ͶǤ͸ ‘‡”
‹ƒŽƬ
†—•–”‹ƒŽ‡˜‡Ž‘’‡–ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͶǦʹͳ ͶǤ͹ ‡‹‰Š„‘”Š‘‘†•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͶǦʹʹ

Yuba City General Plan Update
ͷǤͳ
—‹†‹‰”‹
‹’Ž‡•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͷǦʹ ͷǤʹ ‘ƒ†™ƒ››•–‡ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͷǦʹ ͷǤ͵ ”ƒ•‹– ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͷǦͻ ͷǤͶ ‹
›
Ž‡ƒ†‡†‡•–”‹ƒ‹”
—Žƒ–‹‘ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͷǦͳͲ ͷǤͷ
‘‘†•‘˜‡‡–ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͷǦͳͶ ͷǤ͸ ˜‹ƒ–‹‘ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͷǦͳͷ ͷǤ͹ ‡‰‹‘ƒŽ‘‘”†‹ƒ–‹‘ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͷǦͳͷ ͸Ǥͳ ƒ”•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͸Ǧͳ ͹Ǥͳ ƒ–‡”—’’Ž›ƒ†‘•‡”˜ƒ–‹‘ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͹Ǧͳ ͹Ǥʹ ƒ•–‡™ƒ–‡”‘ŽŽ‡
–‹‘ƒ†”‡ƒ–‡– ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͹Ǧ͵ ͹Ǥ͵ ‘Ž‹†ƒ•–‡ƒƒ‰‡‡–ƒ†‡
›
Ž‹‰ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͹ǦͶ ͺǤͳ —”’‘•‡ƒ†‘–‡– ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͺǦͳ ͺǤʹ ‡Žƒ–‹‘•Š‹’–‘–Š‡”‘
—‡–• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͺǦʹ ͺǤ͵ Ž‹ƒ–‡Šƒ‰‡—Ž‡”ƒ„‹Ž‹–›ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͺǦ͵ ͺǤͶ —„Ž‹
ƒˆ‡–›
••—‡• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͺǦ͸ ͺǤͷ ‡‹•‹
ƒ†
‡‘Ž‘‰‹

ƒœƒ”†•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͺǦ͹ ͺǤ͸ ‹”‡
ƒœƒ”†• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͺǦʹͶ ͺǤ͹ ‰”‹
—Ž–—”‡ƒ†
‘•›•–‡
ƒœƒ”†• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͺǦ͵ͳ ͺǤͺ ‡”‰‡
›”‡’ƒ”ƒ–‹‘ƒ†‡•’‘•‡ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͺǦ͵Ͷ ͺǤͻ
ƒœƒ”†‘—•ƒ•–‡ƒ†ƒ–‡”‹ƒŽ• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͺǦ͵ͻ ͺǤͳͲ Ž‹ƒ–‡Ǧ‡Žƒ–‡†
ƒœƒ”†•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͺǦͶʹ ͺǤͳͳ —–”‹–‹‘ƒ† ‘‘†‡•‡”–•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͺǦͶͺ ’’‡†‹šǣ—Ž‡”ƒ„‹Ž‹–›••‡••‡–‡•—Ž–• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǦͳ ͻǤͳ ‘‹•‡Šƒ”ƒ
–‡”‹•–‹
•ƒ†‡ƒ•—”‡‡– ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͻǦͳ ͻǤʹ ‘‹•‡
‡‡”ƒ–‹‘‹
—„ƒ‹–› ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͻǦ͵ ͻǤ͵ ”‘Œ‡
–‡†‘†‹–‹‘•†‡”
‡‡”ƒŽŽƒ—‹Ž†‘—–ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͻǦͶ ͳͲǤͳ ’‡’ƒ
‡ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͳͲǦͳ ͳͲǤʹ ‰”‹
—Ž–—”‡ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͳͲǦͶ ͳͲǤ͵
‹•–‘”‹
ǡ—Ž–—”ƒŽǡ”‹„ƒŽ—Ž–—”ƒŽǡƒ†”
Šƒ‡‘Ž‘‰‹
ƒŽ‡•‘—”
‡• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͳͲǦͺ
ͳͲǤͶ ‹‘Ž‘‰‹
ƒŽ‡•‘—”
‡• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͳͲǦͻ ͳͲǤͷ ƒ–‡”—ƒŽ‹–›ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͳͲǦͳ͵ ͳͲǤ͸ ‹”—ƒŽ‹–› ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͳͲǦͳ͸

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ͳͳǤͳ ‹•‹‘ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͳͳǦʹ ͳͳǤʹ
‘—•‹‰Žƒ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͳͳǦʹ ͳͳǤ͵ —†‹‰ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͳͳǦͷ ͳͳǤͶ †‡“—ƒ–‡‹–‡•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͳͳǦ͹ ͳͳǤͷ ’‡
‹ƒŽǦ‡‡†•
‘—•‹‰ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͳͳǦͳͲ ͳͳǤ͸ ‡”‰›ˆˆ‹
‹‡
›ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͳͳǦͳͶ ͳͳǤ͹ “—ƒŽ
‘—•‹‰’’‘”–—‹–› ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͳͳǦͳͶ ’’‡†‹š͵Ǧͳǣ ͳͲͲͲ˜‹”‘‡–ƒŽ
—•–‹
‡‡‘”ƒ†—
’’‡†‹šͺǦͳǣ —Ž‡”ƒ„‹Ž‹–›••‡••‡–‡•—Ž–•
’’‡†‹šͳͳǦͳǣ
‘—•‹‰Ž‡‡–™‡„•‹–‡Ž‹
Charts Page
Šƒ”–͵Ǧͳǣš‹•–‹‰ƒ†•‡‹–Š‡’Š‡”‡‘ˆ
ˆŽ—‡
‡ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͵Ǧ͵ Figures Page
‹‰—”‡ͳǦͳǣ‡‰‹‘ƒŽƒ’ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͳǦ͹ ‹‰—”‡ͳǦʹǣŽƒ‹‰”‡ƒ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͳǦͺ ‹‰—”‡͵Ǧͳǣƒ†•‡‹ƒ‰”ƒǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͵Ǧͷ ‹‰—”‡͵Ǧʹǣ‹•ƒ†˜ƒ–ƒ‰‡†‘—‹–‹‡• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ͵ǦͳͲ ‹‰—”‡ͶǦͳǣ”„ƒȀ—”ƒŽ†‰‡ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͶǦͶ ‹‰—”‡ͶǦʹǣ
ƒ–‡™ƒ›•ƒ†–”‹‡•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͶǦͷ ‹‰—”‡ͶǦ͵ǣ‘—–‡ʹͲ‘””‹†‘”ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͶǦͻ ‹‰—”‡ͶǦͶǣ‘—–‡ͻͻ‘””‹†‘”ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͶǦͳͲ ‹‰—”‡ͶǦͷǣƒ”™ƒ›‡•‹‰‘
‡’–• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͶǦͳͶ ‹‰—”‡ͶǦ͸ǣƒ”™ƒ›‘ˆ‹‰—”ƒ–‹‘‡ƒ”ƒ—„Ž‹
’‡’ƒ
‡ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͶǦͳͷ ‹‰—”‡ͶǦ͹ǣ—––‡”–”‡‡–Ȁ‡
‘†–”‡‡–Ȁ
ƒ”†‡
‹‰Š™ƒ› ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͶǦͳ͸ ‹‰—”‡ͶǦͺǣ”‹†‰‡–”‡‡–‘””‹†‘” ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͶǦͳ͹ ‹‰—”‡ͶǦͻǣ‘—‹–›
–‹˜‹–›‡–‡”• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͶǦͳͻ ‹‰—”‡ͶǦͳͲǣ
‘—•‹‰›’‘Ž‘‰› ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͶǦʹ͵ ‹‰—”‡ͷǦͳǣ—„‡”‘ˆƒ‡•ƒ† —
–‹‘ƒŽŽƒ••‹ˆ‹
ƒ–‹‘Ǧ—‹Ž†‘—–‘†‹–‹‘•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͷǦ͸
‹‰—”‡ͷǦʹ‹‡™ƒ›Žƒ••‹ˆ‹
ƒ–‹‘• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͷǦͳͳ ‹‰—”‡ͷǦ͵ǣ„ƒ†‘‡†ƒ‹Ž”‘ƒ†”‘••‡
–‹‘Š‘™‹‰‘ƒ†ƒ†‹‡™ƒ›ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͷǦͳʹ ‹‰—”‡ͷǦͶǣš‹•–‹‰ƒ† —–—”‡‹‰ƒŽ‹œ‡†
–‡”•‡
–‹‘ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͷǦͳ͸ ‹‰—”‡͸Ǧͳǣ‡
”‡ƒ–‹‘’’‘”–—‹–›ƒ–
Š‘‘Ž‹–‡ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͸Ǧ͸ ‹‰—”‡͸Ǧʹǣš‹•–‹‰ƒ”ŽƒǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͸Ǧ͹ ‹‰—”‡͸Ǧ͵ǣ —–—”‡ƒ”•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͸Ǧͺ ‹‰—”‡͸ǦͶǣ”‘’‘•‡†‹–›”ƒ‹Žƒ’ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͸Ǧͻ ‹‰—”‡ͺǦͳǣƒ†•Ž‹†‡—•
‡’–‹„‹Ž‹–› ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͺǦͻ ‹‰—”‡ͺǦʹǣ Ž‘‘†
‘‡• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͺǦͳ͸ ‹‰—”‡ͺǦ͵ǣƒ
—†ƒ–‹‘
‘‡• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͺǦͳͺ ‹‰—”‡ͺǦͶǣ‡˜‡‡”‘–‡
–‹‘
‘‡ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͺǦʹͲ

Yuba City General Plan Update
‹‰—”‡ͺǦͷǣ‹Ž†Žƒ†Ǧ”„ƒ
–‡”ˆƒ
‡
‘‡• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͺǦʹͺ ‹‰—”‡ͺǦ͸ǣ
‹•–‘”‹
‹Ž†ˆ‹”‡—””‡ƒ•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͺǦʹͻ ‹‰—”‡ͺǦ͹ǣ˜ƒ
—ƒ–‹‘Ǧ‘•–”ƒ‹‡†”‡ƒ•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͺǦ͵͸ ‹‰—”‡ͻǦͳǣ›’‹
ƒŽ‘—†‡˜‡Ž•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͻǦʹ ‹‰—”‡ͻǦʹǣš‹•–‹‰‘‹•‡‘–‘—”• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͻǦͷ ‹‰—”‡ͻǦ͵ǣ —–—”‡‘‹•‡‘–‘—”•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͻǦ͸ ‹‰—”‡ͻǦͶǣƒ†•‡‘’ƒ–‹„‹Ž‹–›ˆ‘”‘—‹–›‘‹•‡˜‹”‘‡–•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͻǦͺ ‹‰—”‡ͳͲǦͳǣ ƒ”Žƒ†• ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤͳͲǦ͸ ‹‰—”‡ͳͲǦʹǣ‡‰‡–ƒ–‹‘ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͳͲǦͳͳ Tables Page
ƒ„Ž‡ͳǦͳǣ‘””‡•’‘†‡
‡‡–™‡‡‡“—‹”‡†Ž‡‡–•Ƭ
‡‡”ƒŽŽƒŽ‡‡–•ǤǤǤǤǤǤǤǤͳǦͳʹ
ƒ„Ž‡ʹǦͳǣ‘’—Žƒ–‹‘
”‘™–ŠʹͲͲͲǦʹͲʹͲǢ
—„ƒ‹–›ƒ†—––‡”‘—–› ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ʹǦʹ ƒ„Ž‡ʹǦʹǣ‘’—Žƒ–‹‘
”‘™–ŠʹͲʹͲǦʹͲͶͲǢ
—„ƒ‹–›ƒ†
ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ʹǦʹ ƒ„Ž‡ʹǦ͵ǣ’Ž‘›‡–‹
—„ƒ‹–›ƒ†—––‡”‘—–›ʹͲʹͳ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ʹǦͶ ƒ„Ž‡ʹǦͶǣ”‘Œ‡
–‡†’Ž‘›‡–
”‘™–ŠʹͲͳ͸ǦʹͲͶͲǢ
—„ƒ‹–›ƒ†—––‡”‘—–›ǤǤǤǤǤǤǤ ʹǦͶ
ƒ„Ž‡͵ǦͳǣʹͲʹ͵ƒ†•‡‹–Š‡’Š‡”‡‘ˆ
ˆŽ—‡
‡ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͵Ǧ͵ ƒ„Ž‡͵Ǧʹǣ‡•‹–›ƒ† Ž‘‘””‡ƒƒ–‹‘•›ƒ†•‡‡•‹‰ƒ–‹‘ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ ͵Ǧ͸ ƒ„Ž‡͵Ǧ͵ǣƒ†•‡
”‡ƒ‰‡•ƒ–Žƒ—‹Ž†‘—–ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ͵Ǧͳʹ ƒ„Ž‡͵ǦͶǣ
‘—•‹‰‹–•ƒ†
—„ƒ‹–›
‘’—Žƒ–‹‘ƒ–Žƒ—‹Ž†‘—–
‘’ƒ”‡†–‘ʹͲʹͲ ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ͵Ǧͳ͵ ƒ„Ž‡͵Ǧͷǣ’Ž‘›‡–••—’–‹‘•ǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤǤ͵Ǧͳ͵ ƒ„Ž‡͵Ǧ͸ǣ††‹–‹‘ƒŽ—„Ž‹
ƒ†”‹˜ƒ–‡‡
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1-1
I
Introduction & Overview
The General Plan describes a vision for the future of Yuba City1. Currently, the residents of Yuba City enjoy the City’s small size, the availability and affordability of housing, it’s small-town feeling, and the surrounding rural landscape. This plan, based on input from Yuba City citizens, business owners, elected officials, and City staff, strives to maintain what is good and desirable about Yuba City as it grows into the future. This plan builds on the quality of current planning work in the city – such as the Buttes Vista Neighborhood Plan, Harter Specific Plan, BogueStewart Master Plan, Sutter Heritage Master Plan, Yuba Crossing Mixed Use Plan, Lincoln East Specific Plan, and Central City Specific plans – and carries through those city-building principles to the City as a whole. It also coordinates with and supports ideas in the Sutter County General Plan.

The diagrams and policies presented
in this plan are based on the real need
for accommodating a future
population and employment base
combined with a real vision for the
future. The plan is comprehensive and
long-range in scope. It will be used on
an on-going basis as many City
regulations, requirements, and
actions are required by State law to be
consistent with the General Plan.

The plan draws its ideas and policies
from the many citizens who
participated formally and informally
in making both difficult and easy choices. The plan envisions a growing community that preserves much of its small town feel and social fabric with an improved economy, new job opportunities, affordable housing, improved public services and facilities, new parks, and sphere of influence that protects the much-prized rural agricultural landscape, and an overall improved quality of life.
1 The term “City of Yuba City,” or “City” (with an upper case “C”) as used in this document refers to the City organization and institution governed and managed by the Mayor, City Council and City Staff. The term “Yuba City,” or “city of Yuba City” (using a lower case “c’) or the word or “the city” alone refers to the geographic urban area and built environment commonly, or the population as a whole, known as the city of Yuba City. Use of “a city” is a reference to cities in general, and not a specific reference to either City organization or the geographic location of the city.

Front of City Hall

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1.1 PURPOSE OF THE GENERAL PLAN
The Yuba City General Plan is a document required by State law and adopted by the City Council that addresses issues related to physical development, growth, and conservation of City resources. The plan:
x Outlines a vision of long-range physical planning and land uses in order to address the economic development and resource conservation aspirations of the community; x Provides strategies and specific implementing actions that will allow this vision to be accomplished;
x Establishes plan policies and standards to be used as a basis for judging whether specific development proposals are in concert with the goals of the community; x Provides guidelines and policies by which City departments, public agencies, and private developers can design projects that will enhance the character of the community, preserve and enhance critical environmental resources, and minimize hazards; and x Provides the basis for establishing and setting priorities for detailed plans and implementing programs, such as the Zoning Ordinance, specific plans, impact fee studies, and the Capital Improvement Program.

WHY HAS THIS PLAN BEEN PREPARED?
The City has selected 20 years as the horizon for the general plan. The horizon does not make an end point, but rather provides a general context in which to make shorter-term decisions.

Some systems, such as sewer, water, and roads, are generally designed with a 30-to-50-year lifespan, which is considered by this plan. Certain elements of the plan, such as the Housing Element, are updated on a regular basis as needed due to refinements in circumstances or requirements of State law.

By way of background, Yuba City adopted a General Plan in 1989 that covered a planning period through 2005. The plan was comprehensively updated on April 8, 2004. Yuba City and Sutter County, through the Local Agency Formation Commission (LAFCO), have agreed on the current Sphere of Influence (SOI) boundary for Yuba City that is smaller than the area originally contemplated in the plan.

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View of subdivision under construction with vacant field in foreground.

As of 2023, much of the Yuba City SOI remains undeveloped, with almost half the land in the Yuba City SOI either vacant or agricultural land. All of this land is available for development in order to accommodate projected population increases and the subsequent land demand.

Thus, this General Plan has been prepared to:
x Respond to the need of having policies to guide Yuba City’s growth into previously unplanned for areas; x Ensure that development remains within the agreed-upon SOI, thereby preserving agricultural land in the surrounding rural areas;
x Ensure that the General Plan reflects the City’s current planning efforts, and includes goals, policies, and implementation to identify and implement the community’s vision; x Plan in a manner that meets future land needs based on the projected population and job growth; and
x Meet the City’s jobs/housing balance objectives, the need for housing in the community, and State law requirements for Yuba City’s allocation of regional housing needs.

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PLAN PREPARATION PROCESS
As noted above, the General Plan was updated in 2004, with regular updates to the Housing Element occurring thereafter. A focused update was performed in 2022 to make technical edits to the Housing Element and Land Use Element, reflect changes to local and regional priorities, and ensure consistency with State law. During the 2022 review a majority of the 2004 General Plan was determined to still be applicable and accurate. Accordingly, the accompanying public input is still relevant. Supplemental community engagement, conducted for the 2023 update, is summarized along with the comprehensive engagement conducted in 2002 below.

To help prepare this General Plan, a General Plan Advisory Committee (GPAC) was formed. This Committee was charged with serving as ambassadors to the community during the preparation of the new General Plan and with reviewing and commenting on interim products prepared by the project consultant. The committee included representation from the Yuba City Planning Commission and City Council, the Sutter County Board of Supervisors and Planning Commission, Caltrans, and local citizens from both the incorporated and unincorporated areas within the SOI.

The Committee met on a frequent basis to address concerns and guide the process.

Community Workshops (2002)
Two community workshops were held, one in August 2002, and one in November 2002. These workshops were attended by approximately 150 and 130 people, respectively. The first workshop gathered input and reactions to a draft land use plan. The second workshop presented the refined land use plan and began the process of developing policies for the plan. A wide variety of viewpoints were expressed by a mix of participants from all segments of the community.

Planning Commission and City Council (2002 and 2021)
In 2002, the Yuba City Planning Commission and City Council participated in special joint workshops to inform both decision-making bodies of project progress and findings and receive direction and recommendations throughout the General Plan Update. On April 28, 2021, the Yuba City Planning Commission attended a study session to learn about the focused update to the General Plan and provide feedback on the proposed changes.

1.2 SUMMARY OF COMMUNITY INPUT
This plan is a result of the GPAC guidance and public input received at the Workshops in 2002 and Special joint Planning Commission and City Council workshops in 2002 and 2021. These special workshops were also held to keep those groups informed and to solicit feedback. Finally, newsletters on the General Plan Update were distributed to the citizens of Yuba City and surrounding areas to inform the public of the planning process and seek public comment. planning in context.

A Brief history of Yuba City
Before its founding, the land on which Yuba City is now located was a part of Rancho Nuevo Helvetia (the New Switzerland Ranch), a land grant owned by Swiss emigrant and Mexican citizen John Sutter. Samuel Brannan, Pierson Reading, and Henry Cheever purchased land from

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Sutter in 1849 to found a town primarily as a distribution center for Gold Rush supplies. Brannan, the Senior Partner, had the town laid out and lots sold. He is honored today as one of the town's founders and a park is named for him.

Yuba City was established as county seat in 1856. The early town was centered at Second Street and the Garden Highway, near the waterfront. The commercial district ran along Bridge Street, south of the present-day Downtown commercial corridor on Plumas Street. Apart from miningoriented services, the City’s industry also focused on agricultural production, with wheat, grains, and cattle being the dominant goods.

Incorporated on January 23, 1908, the City soon found ethnic diversity taking root. Mexican immigration to the Yuba-Sutter region began in the early Twentieth Century, followed by the arrival of traditionally agrarian Sikh Indian immigrants who have come in a small but steady flow since 1924. More than a quarter of City residents and 30 percent of people in the County now claim either Mexican or Indian heritage.

After World War II, Yuba City’s population began to grow more quickly, owing to returning veterans, improved access from highway construction, and the constraints placed on development in its sister city, Marysville, across the river which is surrounded by flood-control levees. Growth has continued to be strong, with the population nearly doubling every twenty years since 1940. Pressure toward further expansion is most acute in agricultural areas to the west and south of the city, especially along highway corridors. More recently, with the growth of the Sacramento Capital region, Yuba City remains a fast-growing urban area. New jobs in Yuba City, Sacramento, and Sacramento suburbs such as Roseville, Rocklin, and Natomas combined with affordable home prices and transportation options in Yuba City have fueled the current boom.

1.3 GENERAL PLAN REQUIREMENTS
State law requires each California municipality to prepare a general plan. A general plan is defined as “a comprehensive, long-term general plan for the physical development of the county or city, and any land outside its boundaries which in the planning agency's judgment bears relation to its planning.” State requirements call for general plans that “comprise an integrated, internally consistent and compatible statement of policies for the adopting agency.” A city's general plan has been described as its constitution for development – the framework within which decisions on how to grow, provide public services and facilities, and protect and enhance the environment must be made. California's tradition of allowing local authority over land use decisions means that the State's cities have considerable flexibility in preparing their general plans.

While allowing considerable flexibility, State planning laws do establish some requirements for the issues that general plans must address. The California Government Code establishes both the content of general plans and rules for their adoption and subsequent amendment. Together, State law and judicial decisions establish three overall guidelines for general plans:

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x The General Plan Must Be Comprehensive. This requirement has two aspects. First, the general plan must be geographically comprehensive. That is, it must apply throughout the entire incorporated area, and it should include other areas that the City determines are relevant to its planning. Second, the general plan must address the full range of issues that affect the City's physical development.
x The General Plan Must Be Internally Consistent. This requirement means that the general plan must fully integrate its separate parts and relate them to each other without conflict. “Horizontal” consistency applies both to figures and diagrams as well as general plan text. It also applies to data and analysis as well as policies. All adopted portions of the general plan, whether required by State law or not, have equal legal weight. None may supersede another, so the general plan must resolve conflicts among the provisions of each element. x The General Plan Must Be Long-Range. Because anticipated development will affect the city and the people who live or work there for years to come, State law requires every general plan to take a long-term perspective.

1.4 REGIONAL LOCATION AND PLANNING BOUNDARIES

REGIONAL LOCATION
Yuba City lies in the northern portion of California’s flat, fertile Central Valley. It is situated in eastern Sutter County on the western bank of the Feather River. Marysville, Yuba City’s sister City, is located opposite Yuba City on the eastern bank of the Feather River and is in Yuba County.

Primarily undeveloped agricultural land exists to the north, west, and south of the city. The Sutter Buttes are located to the northwest of the city and frame views in that direction. The primary transportation corridors are Routes 99 and Route 20. Route 99 leads due south to Sacramento and north to Oroville and Chico beyond; Route 20 links Yuba City to Colusa and I-5 to the west and Grass Valley and the Sierra Nevada range to the east. State Routes 70 and 65 lead south from Marysville, connecting the region to Sacramento and to Sacramento’s northern suburbs – Roseville and Rocklin. Figure 1-1 depicts the City’s regional location.

PLANNING BOUNDARIES
According to State law, the City must consider a Planning Area that consists of land within the City and “any land outside its boundaries which, in the planning agency’s judgment, bears relation to its planning.”
The SOI is a boundary that encompasses lands that are expected to ultimately be annexed by the City, although, until annexed, it falls under the jurisdiction of the County of Sutter. The City’s SOI is determined by the Local Agency Formation Commission (LAFCO), which is an entity empowered to review and approve proposed boundary changes and annexations by incorporated municipalities. The City’s SOI comprises all land within the City limits and land beyond the outer City Limits on all sides. Figure 1-2 illustrates the overall Planning Area, the Yuba City SOI (as agreed upon by the City with Sutter County), and for the purposes of this plan, the Urban Growth Boundary (UGB), which is essentially the SOI boundary, with minor exceptions. The UGB anticipates future expansion of the SOI as depicted. The area within the UGB includes approximately 24 square miles of land. It is assumed that all areas within the SOI will be annexed and become part of Yuba City.

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Figure 1-1: Regional Map

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Figure 1-2: Planning Areas

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1.5 GOALS

GENERAL PLAN GOALS
Several goals for the General Plan were identified and considered by the GPAC, based on input by the public and from key stakeholders and City staff. In response to that input, the following six key planning goals were developed:
x Maintain a cohesive city and protect surrounding rural areas by fostering a compact, rather than a scattered development pattern, with strong urban edges. x Provide for new employment centers to support economic development. x Build an interconnected street system with improved north-south and east-west connections into newly developing areas.
x Create livable neighborhoods, with convenient access to parks, schools, and neighborhood commercial facilities.
x Locate new retail centers at accessible locations to serve both Yuba City residents and shoppers from other communities.
x Make new parks, schools and open space an integral part of new development, with linkages to existing parks and the planned Feather River park system.

KEY OBJECTIVES
Based on the planning goals that were set forth, ten key objectives emerged as the plan took shape. These objectives are big picture ideas that address the planning goals. The diagrams and policies in the General Plan are structured around these key initiatives. x Clearly Defined Urban Edges. The General Plan offers proposals to create and maintain a contiguous and compact urban form amidst the rural landscape, with clearly defined urban edges. The urban limit boundary is established through three key roadways: Pease Road, Township Road, and Bogue Road as well as the Feather River. Proposals for clearly and appropriately defining and designing the urban edge are included in this plan. Clear edges also create the opportunity for “gateways” as travelers enter or leave the urban areas of Yuba City, adding character to both the City proper and the surrounding countryside. Agreements concerning buffering through landscaping programs and setbacks have been reached between Yuba City and Sutter County; this plan builds off of those agreements. Finally, clearly defining the boundaries of a city requires that projected population influxes be accommodated within those boundaries. This plan puts forth a set of policies, most specifically with respect to residential densities, which accommodates future populations. x Economic Development & Jobs. City officials and residents alike recognize that if Yuba City is to continue as a desirable and prosperous community, being simply a bedroom community to Sacramento and its suburbs is not an option. This plan strives for – at minimum – a 1 to 1 jobs/housing ratio. This means that for every household in Yuba City, a job will be available in Yuba City. Strides have been taken in the General plan to attract and maintain quality business and industry. Land has been set aside for businesses, roadway improvements have been designed to meet the needs and requirements of new industry, new educational facilities have been proposed to maintain an educated workforce, and most importantly, the

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overall upkeep and improvement of Yuba City as a desirable place to live and work has been promoted throughout the plan.
x Large Parks. The General Plan uses parkland as a primary creator of community character with two large parks in the undeveloped southwest and northwest portions of the planning area. These parks, highly favored by the public at community meetings, offer several opportunities: they will insure that open space is preserved indefinitely in the Yuba City urban area; they will provide much needed parkland to offset the City’s shortage of parkland; they will allow for the preservation of the agricultural history of Yuba City through agricultural-related exhibits and heritage centers; they will offer amenities to the Yuba City public; they will offer sites for cultural and civic institutions; and finally, their amenity value will appeal to both potential employers looking for a place to locate their business and regional residents looking for a place to spend their weekend days (and spend their weekend dollars). Coupled with the proposed Feather River Park, the overall park system in Yuba City will be significantly improved.
x A Network of Open Space. In addition to the two large parks and the Feather River Park, the General Plan proposes an interconnected network of pathways and trails, as well as community and neighborhood parks. This system is envisioned to connect neighborhoods to one another and to create pedestrian or bikeway linkages between parks, schools, neighborhood commercial centers, downtown, and the Feather River. x A Complete Roadway System. Although the Yuba City urban area has developed on a super grid of roadways spaced north/south and east/west at one-mile intervals, many of these roadways do not connect through to the limits of urban development. Also, many roadways are disconnected, and new subdivision-style developments have been built with a minimum number of entrances onto collector streets or arterials. The lack of connectivity and a lack of adequate east/west and north/south roadways has resulted in higher-than-expected traffic volumes for a community the size of Yuba City. Also, streets and thoroughfares in Yuba City lack plantings, trees, berms, pedestrian facilities, and other amenities. These amenities add to the visual character of the most visible part of Yuba City – its roads – and affect the overall perception of the community. This plan proposes new roadway connections and introduces the “parkway” concept to Yuba City – roadways whose purpose is to function as both a visual corridor and a traffic artery.
x Integrated Neighborhoods & Neighborhood Centers. Another central idea in this General Plan is the concept of neighborhoods. Neighborhoods are the essential building blocks of good cities. Quality neighborhoods typically mean a quality urban environment. Balanced neighborhoods include a mix of residential opportunities and include activities and facilities that are used on a frequent basis – such as schools, stores, and parks. Land uses are designated to ensure balanced neighborhood development with a mix of uses and housing types, provision of parks and schools, and easy access to commercial activity centers. x Enhanced Community Character & Aesthetics. Implementation of the General Plan will result in enhanced community character, building on the foundation of work the City has begun in the Town Center Development and the Buttes Vista and Harter Specific Plans. The plan establishes community design policies at a citywide, neighborhood, and street scale.

Overall aesthetic excellence and tree plantings are strongly encouraged.

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x A Mix of Housing Types. A wide demographic base currently populates Yuba City; the future is not expected to be any different. This plan proposes a wide and diverse variety of housing types in order to accommodate homeowners and renters of differing housing needs and income categories.
x Adequate, Flexible School Sites. The growth of Yuba City means an additional school age population and a need for additional schools. Developed in concert with the Yuba City Unified School District, the plan identifies new school sites for the school districts projected need and spaces them appropriately throughout the growing urbanized areas, and incorporates sites owned by the school district. The size of these sites is also compatible with the school district’s policy to build new schools for grades K-8 as combined elementary/middle school sites. Finally, the plan places schools in neighborhoods and communities, and, where possible, couples school sites with park sites.
x A Range of Commercial & Retail Opportunities. Quality communities are often gauged by the quality of retail outlets. With this in mind, combined with the jobs and sales tax revenue that commercial properties produce, the General Plan proposes a mix of retail and office types. These are intended to serve both local residents and a regional population and are to be accessible by both automobiles and pedestrians, depending on type and location.

1.6 PLAN ORGANIZATION
The Yuba City General Plan is organized into the following chapters:

1. Introduction & Overview. This includes General Plan goals and key initiatives, State requirements, and requirements for administration of the plan.

2. Growth & Economic Development. (GE) This Chapter establishes policies to promote economic expansion and job growth in the City.

3. Land Use. (LU) This chapter provides the physical framework for development in the city.

It establishes goals, policies, and implementation related to the location and intensity of new development and citywide land uses.

4. Community Design. (CD) This chapter outlines goals, policies, and implementation to ensure that new development protects and enhances the community character. Urban form, edges, neighborhoods, buildings, streets, and parks are all addressed.

5. Circulation. (TR) This chapter includes goals, policies, and implementation to maintain efficient circulation. It identifies future street and bikeway improvements and addresses alternative transportation modes and parking.

6. Parks, Schools & Community Facilities. (PS) This chapter outlines goals, policies, and implementation relating to regional and local parks and recreational facilities and preserved open space.

7. Public Utilities. (PU) This chapter outlines goals, policies, and implementation relating to schools, libraries, and institutions of higher learning. The chapter also addresses local utilities, such as water and wastewater.

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8. Safety. (S) This chapter outlines goals, policies, and implementation relating to habitat and biological resources, water quality, air quality, and historic and archaeological resources.

9. Noise. (N) This chapter includes goals, policies, and implementation to limit the impacts of noise sources throughout the City and addresses the risks posed by seismic and geologic hazards, flooding, as well as other topics, including solid waste management and recycling, hazardous materials, and emergency management.

10. Conservation & Open Space. This chapter provides guidance on protecting the City’s natural resources and agricultural uses.

11. Housing. (HG) This chapter, which addresses housing availability and affordability according to State requirements, is bound in a separate volume, and is updated from time to time consistent with State law.

CORRESPONDENCE TO REQUIRED ELEMENTS
The General Plan includes the eight elements required by State law – Land Use, Circulation, Open Space, Conservation, Safety, Noise, Environmental Justice, and Housing. The General Plan also includes an optional Community Design Element. Table 1-1 shows how the Yuba City General Plan elements correspond to State-required elements.

Table 1-1: Correspondence Between Required Elements & General Plan Elements Required Element General Plan Element
Land Use
Circulation
Open Space
Conservation
Safety
Noise
Housing
Chapter 3: Land Use
Chapter 5: Transportation
Chapter 10: Conservation and Open Space
Chapter 10: Conservation and Open Space
Chapter 8: Safety
Chapter 9: Noise
Chapter 11: Housing

POLICY STRUCTURE
Each chapter of the General Plan includes brief background information to establish the context for the goals, policies, and implementation in the chapter. This background material is neither a comprehensive statement of existing conditions nor does it contain adopted information.

Readers interested in a comprehensive understanding of issues related to a particular topic should refer to the Existing Conditions and Future Prospects working paper available at City offices and the library.

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This background information is followed by policies and implementation as follows:
x Policies are specific statements that guide decision-making and helps implement the General Plan’s vision consistent with objectives.
x Implementation is the City's statements of a specified end, condition, or state that is a measurable intermediate step toward attaining goals of the General Plan.

Together, the goals, policies, and implementation articulate a vision for Yuba City that through the General Plan seeks to achieve. They also provide protection for the City’s resources by establishing planning requirements, programs, standards, and criteria for project review of development and other projects. Explanatory material or commentary accompanies some policies. Commentary provides background information or is intended to guide plan implementation. The use of "should" or "would" indicates that a statement is advisory, not binding; details will need to be resolved in General Plan implementation. Where the same topic is addressed in more than one chapter, sections and policies are cross-referred.

UNDERSTANDING THE PLAN
To help understand how the General Plan is intended to be applied, the following will be used when reading this document:
x Mandatory and Flexible Directives. Terms in goals, policies, and implementation such as “shall,” “must,” and “require” signify an unequivocal directive, which shall be narrowly construed. Any other language such as “may” or “should” signifies a less rigid directive, to be implemented in the absence of compelling or contravening considerations. Unless clearly identified as an unequivocal directive, terms should be interpreted to be a flexible directive. x Consistency. Goals, policies, and implementation should not be interpreted so broadly or narrowly such that they become inconsistent with one another or the law. One way to do this when reviewing the plan is to mentally add “as otherwise consistent with the plan and as authorized by law” to every policy or other item.
x Priorities. Some policies, etc., may identify certain items as being a priority or prioritized, and sometimes multiple priorities are identified for the same subject matter. A “priority “in an unequivocal directive means the topic must be considered along with any other priorities for the same subject matter, before a decision is reached. It does not require precedent over another item or priority for the same subject matter.
x Commentary. The commentary in italics following certain goals, policies, and implementation is not part of the goal, policy or implementation itself, but is instead advisory and informational narrative intended to further discuss and clarify the goal to help guide the objectives of the General Plan. The same applies to commentary in italics following certain policies, which is not part of policy, but is instead advisory and informational narrative intended to help guide the understanding and relevancy of the General Plan. x Narrative. Any discussion that is not a goal, policy or implementation is considered to be narrative. Narrative includes background information, pictures, illustrations, italicized commentary and other discussion to provide basic context. Often the narrative may contain illustrations or discussions generally explaining certain principles or concepts. These are not requirements of the General Plan, unless otherwise the items are independently required by

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a goal, policy or implementation. Other than the discussion in this “Understanding the Plan” section, narrative cannot be used to vary, expand, or restrict any goal, policy or implementation.
x Language of approximation. Terms such as “about,” “approximately” or “roughly” are intended to be utilized flexibly and should not be read to either represent a specific amount or to mandate ratios or a particular margin of variation. Further, such terms should not be read to imply a specific timeline requirement for implementation of goals and policies.

Rather, all goals and policies are generally expected to be complete at or near the close of the General Plan planning horizon in 2045
x Titles. Titles have sometimes been provided for programs, regulations, ordinances, or other items anticipated to be approved at some future date. These titles are for informational purposes only, and a different title may be used if the program or ordinance meets the underlying intent of the goal, policy, or implementation. x Reasonableness. The plan should be read to provide the City with the greatest discretion as to what is reasonable or appropriate under applicable law. For example, if a policy requires the City to act “as resources are available,” the City is solely responsible for determining what is reasonably available. In making this determination the City may look at a variety of factors including this plan and public health, welfare, and safety.

1.7 ADMINISTRATION OF THE GENERAL PLAN
The General Plan is intended to be a dynamic document. As such, it may be subject to more sitespecific and comprehensive amendments over time, amendments that may be needed to conform to State or federal law passed after adoption, or to eliminate or modify policies that may become obsolete or unrealistic over time due to changed conditions, such as the completion of a task or project, development on a site, or adoption of an ordinance or plan.

AMENDMENTS TO THE GENERAL PLAN
State law limits the number of times a city can amend its general plan to generally no more than four times in one year for a mandatory element, although each amendment may include more than one change. This restriction does not apply to the optional general plan elements (e.g.

Growth and Economic Development, Community Design, Parks, Schools and Community Facilities, and Public Utilities), or if the amendment is necessary to allow for the development of low or moderate income affordable housing or to comply with a court decision.

ANNUAL REPORT
The California Government Code requires City staff to “provide an annual report to the legislative body on the status of the general plan and progress in its implementation” (Government Code § 65400(b)). This report must also be submitted to the Governor's Office of Planning and Research and the Department of Housing and Community Development. It must include an analysis of the progress in meeting the City's share of regional housing needs and local efforts to remove governmental constraints to maintenance, improvement, and development of workforce housing (Government Code § 65583, 65584).

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In addition, any mitigation monitoring and reporting requirements prescribed by the California Environmental Quality Act (CEQA) identified in the general plan environmental impact report (EIR) should be addressed in the annual report because they are closely tied to plan implementation. Finally, the annual report should include a summary of all general plan amendments adopted during the preceding year and an outline of upcoming projects and general plan issues to be addressed in the coming year, along with a work program.

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2-1
2 Growth and Economic Development
Element
The City of Yuba City is committed to maintaining a vibrant and healthy economy, providing land for planned development, ensuring the fiscal and financial health of the City, and working with the private sector to help ensure that adequate infrastructure, particularly streets, water, and wastewater treatment capacity, is available to attract and maintain business. How this will be accomplished is addressed in this element of the General Plan.

2.1 EXISTING AND PROJECTED POPULATION

EXISTING POPULATION
According to the Department of Finance, the population of incorporated Yuba City was 70,460 in the year 2020, an increase of 5,530 residents, or 8.5 percent, since 2010.1 This represents an average annual growth rate of about 0.8 percent. Yuba City’s SOI likely experienced similar growth patterns over the last 20 years, however, some of the city’s population growth may be attributed to annexations, which would transfer population from the SOI to the incorporated City. Table 2-1, Population Growth 2000-2020; Yuba City and Sutter County, shows the population from 2010 to 2022 for Yuba City and Sutter County.

PACE OF GROWTH
Incorporated in 1908, the City’s
population began to grow more rapidly
after World War II, as a result of
returning veterans, improved access
from highway construction, and the
constraints placed on development in
its sister city, Marysville, which is
surrounded by flood-control levees.

Growth has continued to be strong, with
the population nearly doubling every
twenty years since 1940.

The total population of Yuba City was
36,760 in 2000 and grew to 64,930 by
2010, largely because of annexations of areas with existing development. The average annual growth rate was 5.8 percent from 2000 to 2010 and 3.3 percent from 2000 to 2020. A surge of growth in the years 2001 (18.9 percent) and 2005 (14.5 percent) drove up the average annual 1 Department of Finance (DOF) Table E-5 for 2010 and 2020, 2020; Table E-4 for 2000, 2020.

Photograph 1- Nope. This
doesn’t belong here!
Historic Movie Theater in a Walkable Downtown