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Woodland Research & Technology Park

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1. What are the required project approvals/entitlements, timeline, and process going forward? When can I provide comments?

Prior to implementation of the Woodland Research and Technology Park Specific Plan, and prior to future development within the plan area, various entitlements are required and entail approval action by the Woodland City Council as the lead agency and/or other responsible agencies such as the Yolo Local Agency Formation Commission (LAFCo). The following entitlements (typical of specific plans generally) will apply to the proposed Woodland Research and Technology Park project:

1. Certification of the project Environmental Impact Report (EIR) and Mitigation Monitoring Plan - City Council will take action to approve and certify the project EIR and Mitigation Monitoring Program for the Specific Plan.
2. Specific Plan Approval/Adoption and General Plan Amendment - City Council will take action to approve and adopt the Specific Plan and amend the General Plan to create a new City of Woodland land use designation of Woodland Research and Technology Park Specific Plan and amend the Woodland City Limits boundary. This action will also include approval of the LAND PLAN, project design guidelines and performance standards, affordable housing plan and climate action/greenhouse gas reduction strategies for the research/technology park and residential neighborhoods.
3. Prezoning - City Council will take action to approve the “pre-zoning” of the land within the specific plan area boundary based on the approved land plan in preparation of subsequent annexation of the project site into the Woodland City Limit.
4. Development Agreement - City Council will approve a Development Agreement for the WRTP to provide certainty and mutual assurances to the City and the project applicant regarding plan build out.
5. Annexation - City Council will authorize and direct staff to pursue annexation of the project area into the city limits through LAFCo.

Prior to City Council action on the above listed entitlements, a fiscal impact report and establishment of project financing mechanisms (“Project Financing Plan”) will be provided to council for its consideration. 

The Draft WRTP Specific Plan was made available for public review in November 2020.  Community and stakeholder meetings and presentations began in January 2021 and will continue through the Spring to provide information about the project and allow attendees to ask questions and provide comments on the proposed Specific Plan.   Comments and questions are encouraged now and throughout the process and can be provided via email to: ResearchPark@cityofwoodland.org, or during any future public hearing at the Planning Commission or City Council.  

A detailed project schedule and information regarding opportunities for public comment can be found online at  https://www.cityofwoodland.org/584/Community-Outreach-Public-Hearing-Inform, or by clicking HERE.   Please note, the schedule is subject to change and will be updated online accordingly.   

To keep apprised of future meeting and/or public hearing dates, and the availability of documents, please email ResearchPark@cityofwoodland.org and request to be added to the project’s email listserv. 

2. When will the Draft Environmental Impact Report and technical studies be released? When can I comment on this document?

The Draft Environmental Impact Report (DEIR) and associated technical studies were released for public review and comment in May 2021.  The DEIR and associated technical studies are available online HERE.  Hard copies of the document can be viewed at City Hall, 300 First Street, Community Development Department. 

Upon release of the DEIR, a 45-day public review and comment period was held, during which time the report was presented to the Woodland Planning Commission at a noticed public hearing.  The formal comment period closed on July 2, 2021.  Since this date, the city staff have worked with its environmental consultant and the project applicant team to incorporate recommendations received, where feasible, and/or respond to comments provided.       

Prior to City Council approval and adoption of the WRTP Specific Plan, the Woodland Planning Commission and City Council will receive and be asked to certify the Final Environmental Impact Report (FEIR), which will include a "response to comments" received during the 45-day public comment period and any final edits/updates to the EIR and Mitigation Monitoring and Reporting Plan.  The Final EIR and related documents will be made available to the public prior to the Planning Commission and City Council hearings.  It is anticipated that the City Council will take action on the FEIR during a public hearing in late Summer 2023.   

[Updated July 2023]

3. When will the Technology Park start construction? What is the anticipated timeline for plan area build out?

It is anticipated that phase one of project development could begin as early as 2024, upon adoption of the Specific Plan by the Woodland City Council.  The 350-acre plan area will likely build out over 15 to 20 years and dependent on market demand.

[Updated July 2023]

4. What are the prospective anchor tenants in the Technology Park? Is there still a need for this type of facility given the “new normal” of working remotely?

The Specific Plan is not prescriptive with regard to businesses that locate in the plan area provided they are consistent with the plan area zoning requirements.  However, it is expected users will include companies involved in ag technology, seed technology, life sciences, environmental science, food science, advanced manufacturing, professional office and numerous related fields. The market will determine the business absorption rate, but it is expected there will continue to be demand for these uses and at this location.  

Companies focused on research and development, laboratory science, and advanced manufacturing will continue to need a physical location to do business and development new and cutting edge technologies.   Regionally and throughout the Bay Area, demand for lab space is growing and vacancy rates are extremely low.  In Woodland, Light Industrial and Flex space that would accommodate growing and new companies is at less than 1% vacancy, an all-time low.  Woodland is the center of agriculture in Northern California and located strategically near UC Davis.  Companies locating or expanding in the Technology Park will look to take advantage of Woodland’s long history and industry strengths in the food and agricultural sector, the project’s proximity to UC Davis, a leading research university in crop science, and to adjacent agricultural land and open space for field trials.

5. Will local independent businesses be given priority in locating in the Technology Park? Will the city allocate funds for startup businesses in the plan area?

While priority will not be expressly granted to any businesses allowed under the zoning, the City of Woodland Economic Development Division actively works with local businesses to assist in their expansion or relocation needs.   Given these existing relationships, the city has already begun to develop a list of local businesses that have expressed interest in (re)locating in the project and will work to facilitate placement of local businesses in the Technology Park.   Additionally, incubating new companies is a core objective of the project.  To that end the City will be partnering with the developer and other organizations such as Woodland-based AgStart to invest in facilities and programs to support start up companies.  

6. Is the City working with Woodland Community College to focus on long-term workforce development initiatives that will support efforts to train Woodland residents to be competitive for jobs that will

A key guiding principle of the project is talent retention and the creation of career opportunities and upward mobility for Woodland residents.  The City and applicant team have met with representatives of Woodland Community College and the Woodland Joint Unified School District on long-term workforce development initiates to prepare Woodland residents for the careers the plan area will provide.  Already underway, and continuing as the Research and Technology Park builds out, the city and applicant team will engage with representatives from industry and academia to identify skillset needs of existing and prospective technology-based companies.  New career training pathways as well as mentorship and internship programs will be formally developed for Woodland residents seeking local career opportunities with higher earning potential.

7. Will UC Davis be a development partner, like with Aggie Square in Sacramento?

UC Davis does not have a formal development partnership in the project and unlike Aggie Square, they do not own the land.  However, the project will provide opportunities for UC Davis to develop facilities and/or programs aligned with the project plan should they desire to do so.  The City and development team have had preliminary discussion with University representatives and once a project is entitled will re-engage to explore potential opportunities to partner.  

8. How will the Village Center be developed?

The 44-acre Village Center is specifically planned as the core center of the entire development.  The size and the location is planned based on successful mixed use developments in a similar context.  The Village Center’s 3.5 acre mixed use zone will allow for a mix of smaller format commercial spaces and mixed-use buildings that will accommodate uses such as retail/food venues and co-working spaces on the ground floor, with residential and office uses permitted on second and third floors. The retail uses are anticipated to serve both the surrounding office/Technology Park and residential neighborhoods.  

 “The Yard,” an 11-acre linear park, located immediately north of the mixed-use retail zone, is the physical center and social heart of the Village Center and the broader plan area. Envisioned as a largely passive green space, The Yard will serve as a shared “front porch” for the broader Tech Park community.  

A mix of low density (VCLDR) and medium density (VCMDR) residential units are located on the eastern portion of the Village Center District.  Contemporary row house, townhouse, small lot and detached units will provide a variety of housing opportunities for those that desire a more centrally located and lively residential experience.  Residential units within the Village Center will help foster an active mixed-use District well past traditional office hours, bolstering the viability of retail and commercial uses. 

It is anticipated that the Village Center mixed use zone will build out as commercial/office uses in the Technology Park and the residential area also build out creating demand for retail/restaurant amenities. See Chapter 2, Section 2.4.2 of the Specific Plan for a more detailed description of the Village Center planning district.

9. What businesses and uses are permitted in the Specific Plan area? Will there be a market or medical clinics, such as an urgent care clinic?

Uses allowed in the Specific Plan Area are outlined in the “Permitted Use Table” found in Chapter 3 of the Specific Plan or HERE.    Whether a listed use is allowed in a particular zone (i.e. a business or commercial zone versus a residential zone) is determined by the corresponding letter found in the table and further defined in the table’s legend.     Generally, a use is “permitted” and allowed by right, allowed through issuance of a zoning administrator permit, a conditional use permit, is an ancillary use or is not permitted.  When a use is not specifically listed in the table, the use may be permitted if the City determines that the use is similar to other uses listed.  

 As identified in the Permitted Use Table, a grocery store and a medical or dental office are permitted uses in the project area, in the Research Technology Park, Village Center and High Density Residential/Community Commercial Overlay Zones.   These uses are not required or mandated by the plan, but are welcomed and encouraged as neighborhood and community serving amenities.     

10. When will design of the 11-acre linear park take place? Will there be an opportunity for community input?

Following the adoption of the Specific Plan and prior to first phase development, the project applicant in partnership with the City will prepare a conceptual plan for the park to guide phased park improvements, design and amenities and ensure pedestrian and bike paths internal to the park connect to the external network trail and greenbelt system. Prior to construction of the park, the community will have an opportunity to review and provide feedback on the proposed park design plan. To keep apprised of the park planning schedule and updates, please email ResearchPark@cityofwoodland.org and request to be added to the project’s email listserv. 

11. How wide will the greenbelt be?

As described in Chapters 4 and 5 of the Specific Plan, the project’s interconnected system of sidewalks, bike lanes and multi-use trails/paths are intentionally designed to link seamlessly throughout the Plan Area and to the shared mobility hub promoting more active and healthier transportation choices as well as recreational opportunities.  The Plan Area’s greenbelt and linear greenway network consists of 3.1 miles of class 1 Multi-Use Trails.  These facilities are more informal in nature with a 10-foot wide shared use path that gently meanders through landscaped open spaces.  The overall width of the greenbelts and greenways will vary to reinforce the more informal nature of these spaces. The larger greenbelts are at least 50-feet in width and will be no less than 24-feet at neighborhood connectors or where located along the street right-of-way.  The Multi-Use trails include a 2-foot gravel shoulder or low landscape edge with bi-level motion sensing LED path lighting.  Trails will be well shaded with trees and have amenities such as exercise stations, benches, drinking fountains and occasional open turf areas to encourage passive and active recreational use. 

A greenway along the eastern edge of the Plan Area will serve as a central spine, connecting the Plan Area to the existing Spring Lake development to the east. Located along the western edge of Harry Lorenzo Avenue, the greenway will extend the entire length of the Plan Area between CR 25A and Farmers Central Road.  South of Marston Drive, the existing pavement in Harry Lorenzo Ave will be removed and the existing right-of-way will be utilized for the greenway. This facility will be more informal in nature with a 10-foot wide shared use path that gently meanders through landscaped open spaces.  Multiple trail connections to Plan Area subdivisions will be provided to connect pedestrian and bicycle traffic to the linear greenway and to/from the adjacent Spring Lake community. Intersections with Marston, Parkland, and Road F will be designed with a distinctive treatment to clearly delineate each crossing.

The Plan Area’s greenbelt and linear greenway network transitions to a more formal path facility within the more active urban areas of the plan.  The 1.8 miles of Multi-Use Paths are a linear 10-foot wide shared use path that anticipates a higher utilization by all modes including bikes, scooters, pedestrians, and other forms of active transportation.  Lighting will be integrated with the street lighting system and supplemented with pathway or bollard lighting where needed.  Bike parking, scooter docs, and transit shelters will be strategically located along the Paths to support utilization of alternative transportation modes.

12. On the circulation map (Chapter 4, Exhibit 4-2), there is an arrow indicating a future Woodland-Davis bikeway. What is that and when is it planned?

In 2001, the Davis-Woodland Bikeway Feasibility Study was completed through a partnership between Yolo County, the cities of Davis and Woodland, and the Yolo-Solano Air Quality Management District.  A total of six routes were studied that could serve commute and recreational purposes.  The desired alternative, taking into account commuter, recreational and aesthetic objectives, runs primarily along the east side of CR 101B, south of CR25A. The bikeway project is not currently funded, however remains a project of mutual interest of the cities and county.   The project plan has been designed to provide a primary point of connection to this future project.   

13. How is it ensured that the Tech Park builds out the way it is envisioned today?

Development within the Technology Park Specific Plan area will be subject to the approved land use plan, zoning and development requirements outlined in the document.  The project development team in partnership with the City carefully considered the appropriate mix of land use types, development requirements and residential densities based on anticipated market demands and in consultation with regional developers familiar with similar projects.  The Specific Plan incorporates flexibility to allow for changing market conditions while still retaining the core vision for the plan area.  As such, it is not anticipated that substantial modifications to the Specific Plan will be required.  However, if plan modifications are requested by future property owners or as a result of new technologies, those changes would require approval by the Planning Commission and/or City Council at a public hearing, and may require additional environmental review, also subject to a noticed, public hearing and governing board approval.    

14. How much will it cost to build out the project? How is it being funded?

The WRTP Public Facilities Financing Plan (“Financing Plan”) completed in July 2023, outlines a strategy to fund public facilities and project infrastructure through Plan Area buildout. The Financing Plan identifies an estimated $255.5 million in public improvements needed to implement the Specific Plan and describes the proposed funding mechanisms to complete required improvements.  

A WRTP Capital Improvement Program (“CIP”) prepared for the project, identifies approximately $156.9 million in backbone infrastructure cost obligation for parks, streets, storm drainage, water and sewer improvements.  Completion of backbone infrastructure and other public facilities will be phased to serve logical increments of development, based on the demand for such facilities as the WRTP builds out. The timing and amount of development in each increment will depend on many factors, such as market demand. 

Additionally, the WRTP will have an obligation to contribute to the construction of other infrastructure and public facilities not included in the CIP.   For these public improvements, the developers will pay applicable City, County and WJUSD development impact fees.  The cost obligation for these facilities is estimated at approximately $98.6 million for parks and open space, schools, libraries, fire, police, general government, public transit, affordable housing, habitat and agricultural mitigation and County facilities.  

The developers of the WRTP will be responsible for advance funding and constructing all of the backbone infrastructure and public facilities needed to serve the WRTP, unless the City and WRTP proponents agree otherwise to City construction of specific improvements.  The project includes the adoption of a new Plan Area development impact fee program, the Woodland Research and Technology Park Infrastructure Fee Program (“RTIF Program”) to fund backbone infrastructure and public facilities as described above to accommodate new residents and employees of the project area that are not funded by existing fee programs or other funding sources.  Facilities included in the RTIF Program include those facilities with plan-wide benefits (i.e., serve multiple individual subdivisions), the costs of which should be distributed among RTIF land uses and ownership interests. Additionally, the financing strategy includes formation of one or more land secured bond financing districts (e.g., Mello-Roos CFD or Assessment District), which may be used to fund a portion of the total backbone infrastructure and public facilities needed at the outset of development.  

[Updated July 2023]

15. Will the housing component have Mello-Roos?

It is anticipated that residential development will have a Mello Roos (or special tax assessment district) to help pay for project infrastructure and services.

16. How will the Technology Park project impact property taxes in Spring Lake? Will residents in the Technology Park plan area pay the same special tax to the City of Woodland as that paid by residents

Spring Lake related property taxes (Community Facilities Districts and the Landscaping and Lighting District) have their own formation agreements which would not change with WRTP Specific Plan approval. City policy requires new development to “pay its own way” with regard to maintenance of infrastructure and amenities serving the plan area.  The Technology Park will have its own financing district and will likely pay similar taxes to Spring Lake.  

17. Has there been any analysis on the potential effect on home/property values in Spring Lake?

Not at this time, however it is anticipated that with the build out of a successful Research and Technology Park, the 11-acre linear park and other plan area amenities, impacts to Spring Lake property values will be positive.  Strong design guidelines will ensure that the project will be an asset to the City and to the adjacent Spring Lake residential community. 

18. Will Spring Lake parks be completed before the Technology Park begins construction?

Remaining improvements at Jack Slaven, Rick Gonzales Sr., and Spring Lake Parks are all under construction with estimated completion timelines in late Summer and Fall 2023.   The timing of completion of the 4-acre Spring Lake Central Park will coincide with the future development of the adjacent high-density housing and commercial center.  

The earliest construction of any housing is projected to begin in the Technology Park is late 2024 with occupancy of the first housing units not anticipated until well into 2025/26.    The first phase of development will include portions of the greenbelt and park amenities that will be funded by development of the Technology Park. 

[Updated August 2023]

19. Will commercial development in the Technology Park keep pace with residential development? How will this be guaranteed?

Yes, the project Development Agreement, a 20-year agreement entered into by the project applicant and City concurrent with Specific Plan adoption, will outline specific ties between residential unit development and commercial/office development within the Technology Park.  Specific details of how this will occur will be outlined in the Development Agreement incorporated as part of the final entitlement documents that will require City Council review and approval prior to project approval.

20. Will the Specific Plan accommodate a new public elementary school? Where would a school be located and how would it be paid for? How will infrastructure be provided?

Based on the Woodland Joint Unified School District's 2020 School Fee Justification Study it is projected that the Woodland Research and Technology Park would generate at build out an additional (376) K-6, (104) Middle School, and (222) High School Students.  The actual student generation rates would likely be less than these estimates given the current capture rates.  To account for the facility needs for these additional students, all residential and commercial construction within the project area will be subject to the District's adopted School Impact fees.  

The District’s Facility Master Plan anticipates capacity to be available at the current middle school and high school sites to accommodate the students at these grade levels.  At the primary grades, it is projected that the District will need to construct an additional K-6 school in the southeast area of the city.  To accommodate this projected need, the Woodland Research and Technology Park Specific Plan identifies the location of a future 12 acre school site just north of The Yard, at the southeast corner of the Parkland Avenue extension and Road B in the Medium Density Residential Zone.  The City will require the Developer to commit to set aside the land for the school site for sufficient time for the District to determine if and when it will proceed with construction of the elementary school. The specific terms of this commitment are being discussed between the City and the District and will be incorporated into the Development Agreement between the City and Developer as part of the final project entitlements.  Should the District elect not to proceed with construction of the elementary school, the identified site would develop consistent with the underlying residential zoning.

 [Updated July 2023]

21. How does the Specific Plan address greenhouse gas (GHG) emissions and sustainability? Specifically what features will the plan area incorporate to meet the City’s Climate Action Plan goals and GHG

As outlined in Chapter 3, Section 3.3.1 and 3.3.3 of the Specific Plan, all residential and commercial development projects in the plan area are subject to the city’s Climate Action Plan (2017).  Development within the plan area will strive to achieve zero net energy consumption at the building and neighborhood level.   All projects will be subject to Cal Green Tier 1 building standards which are 15% higher energy efficiency standards than current State of California Title 24 (Building Standards).  Building construction will require the use of solar on single-family and multi-family residential products. It is anticipated that solar technology will be utilized on all commercial development in order for projects to comply with Cal Green Tier 1 standards.  

The plan will focus on the use of green building products, consumption of less energy, water and other resources as well as reduction of storm water runoff and the use of trees for cooling, energy conservation and improving air quality.  The plan will utilize City recycled water for public landscaping.  Pollinator friendly planting and maintenance practices will be integrated into each site’s landscaping in addition to native and drought tolerant plant species.  

This development will provide electric vehicle (EV) charging capable facilities in all residential garages and commercial parking lots.  It is anticipated that all residential products (single-family homes and apartments) will be 100% electric.  GHG reduction strategies and sustainability measures will be considered in future expansion projects and in the ongoing operations and use of all commercial and residential projects within the Plan Area including, but not limited to Energy Conservation, Water Conservation/Quality and Low Water Landscape measures as outlined in Sustainability Guidelines Sections 3.5.3.B for commercial uses and Section 3.5.12.B for residential. 

22. How will the existing agricultural uses be impacted by the project and what is the required mitigation to offset those impacts?

The WRTP Specific Plan is located in an area within the city that is currently farmed, consisting primarily of row crops, and a small almond orchard in the southeastern corner.  Areas south, southeast, and west of the Specific Plan area consist largely of agricultural production, including commercial almond orchards and open field crops. Current farming activities within the plan area are permitted to continue until such time the land is developed consistent with the city’s Right to Farm ordinance.  The Specific Plan area is subject to the city’s Agricultural Mitigation ordinance which requires that for every acre of agricultural land converted to urban development, a minimum of one acre of mitigation shall be required (1:1 ratio) through conservation easements or through an in-lieu fee payment that shall be used for agricultural mitigation purposes including purchase of conservations easements.  

23. Is the processing of marijuana allowed in the Specific Plan area? Are their requirements for odor control?

Commercial cannabis lab testing, manufacturing and distribution are permitted in the Research and Technology Park (RTP) and Research Flex Overlay (RTP/RFO) Zones (see Zoning map HERE).  Retail sales are not permitted in the plan area.  Cannabis testing and manufacturing/distribution are subject to the city’s Commercial Cannabis Business Ordinance and permitting process which requires odor control, including a detailed ventilation plan describing the air treatment system, or other methods that will be implemented to prevent offensive odors generated from the manufacturing, testing and/or storage of cannabis from being detected outside the buildings on the site.  Further, no cannabis business may be located within a 600-foot radius of a school providing K-12 instruction, a day care center or a youth center in existence at the time the license is issued. Additionally, no cannabis business may be located within a 600-foot radius of a public park. 

24. Is the applicant team working with the Woodland Tree Foundation for plan area tree planting and placement?

The project applicant team is in communication with the Woodland Tree Foundation regarding future plans for tree planting and in particular how the plan area can support the repopulation of Native Valley Oak trees in strategic and appropriate locations within the 11-acre linear park, greenbelt trail system and as site plan “focal features” in the Tech Park campus itself.   Consistent with the Urban Forestry Master Plan, Climate Action Plan and Municipal Code standards, a substantial number of new trees will be planted throughout the Plan Area concurrent with plan area development and right of way improvements.  The planting and tree palette will take into account "right tree in the right place" considerations, including evaluation of  hardscape and utilities, soil and water conditions, planter size and intended use and mature canopy spread.  Woodland Municipal Code Section 17.112, Landscaping, outlines the technical requirements of public and private landscaping within the Plan area, including spacing of street trees (e.g. every 35-feet along a public right of way) and coverage (e.g. 75 percent vegetative matter coverage in all landscaped areas).  Additional plan area specific guidelines are provided in Chapter 3, including priority for native plant species, inclusion of Native Valley Oak trees where appropriate, and 50 percent shade/coverage requirement for all parking lots within 15 years of tree planting.   

25. Are apartments or “high density” housing included in the Plan Area and where will it be located?

The Specific Plan provides the opportunity for a variety of housing product types throughout the Plan Area consistent with the City’s housing goals and policies outlined in the 2035 General Plan including Policy 2.D.1 which speaks to the importance of a jobs/housing balance.   Specifically there are three residential zones, Low-, Medium- and High-Density Residential (see Land Plan HERE).  The Medium Density Residential (MDR) zone allows for a variety of product types including small lot single-family detached units, attached walk-ups and townhomes, and smaller apartment or loft style residential units.  Medium Density Residential is permitted directly adjacent to the 11-acre linear park, central to the overall project area, and in two locations along the west side of Harry Lorenzo Avenue/greenbelt, opposite Spring Lake Central near Pioneer/Parkland and at the southeast corner of the plan area. Where Medium Density Residential is proposed adjacent to Low Density or single family residential zones, Specific Plan Design Guidelines speak to appropriate transitions including height and setbacks.  

High Density Residential zones are located near the interior of the plan area along Road B, providing nearby access to transit and other amenities.  High Density Residential zones allow for townhomes, and lofts as well as more traditional apartment development.  

26. What is the plan to make sure that diversity is maintained and to ensure neighborhoods are not designed only for elites and wealthy?

A key guiding principle of the project speaks to the provision of diverse, high quality housing options.  The plan area will accommodate up to 1,600 housing units of a variety of product types and densities. Medium and high density housing and residential product types are generally more affordable by design due to smaller unit and/or lot sizes as compared to typical low-density suburban neighborhoods.  As regulated by zoning density requirements, approximately two-thirds of the residential units developed within the project area will be medium and high density product types (an estimated 600 and 500 units respectively), including small lot detached single family homes, duplexes, townhomes, and apartments or loft style development.  The remaining approximately 500 residential units will be developed in the lower density range.  The diversity of residential zoning designations, including minimum density requirements, will ensure the plan retains a diversity of housing options at varying affordability levels.   The plan area is additionally subject to the City’s Affordable Housing Ordinance which outlines obligations around housing affordability and buyer income restrictions for a percentage of housing units developed within the plan area.

27. How is affordable housing addressed?

Affordable housing is addressed in two ways in the project area.  The Specific Plan area is subject to the city’s Affordable Housing Ordinance (found HERE) which requires that a percentage of all residential units be made available to low-income renters and/or home buyers.  Alternatively, the housing developer can pay an in-lieu fee to the City.   Fees collected are used to support the development of affordable housing in the plan area and throughout the city.  In addition to the requirements of the Affordable Housing Ordinance, the variety of housing product types and relatively smaller unit and lot sizes anticipated within the Medium and High Density Residential Zones will result in more affordable housing opportunities for future Specific Plan area residents.  

28. How is the Specific Plan addressing police and fire safety? Will police and fire response times be adequate in the Tech Park?

The Woodland Police Department will provide law enforcement services in the Plan Area. The Department currently services the community through a four police beat deployment model.  With the geographic expansion of the city as the General Plan Growth areas build out, up to two additional police beats are planned to be added to provide sufficient patrol resources and response times.  The existing Police Station and Administration building at Lincoln Avenue and 6^th Street is sufficiently sized to provide Police service levels through build out of the Plan Area.  The Police Department also provides parking enforcement services for the community.  With the mixed use and denser nature of the project, the need for permit parking and time parking zones is likely.  In the event this occurs, use of new technologies will be utilized to reduce department resources needed for monitoring and enforcement.  

The project site is within the jurisdiction of the Woodland Fire Department which provides fire protection services and emergency medical services within the City and to unincorporated areas in the vicinity. The nearest station to the Plan Area is Station Three located at 1550 Springlake Court, on the east side of SR 113, approximately 2 miles north of the Plan Area. The City recently underwent an Insurance Services Office (ISO) rating review and improved to a level two rating.  ISO ratings range from 1-10 with one indicating excellent service and ten indicating minimal or no protection. ISO ratings assess a range of fire safety factors including; firefighting personnel, equipment, water infrastructure, and response times. The City staffs 3 fire stations, with a minimum of 13 personnel on duty per day.  This provides enough personnel to meet the National Fire Protection Association’s Standard 1910 for residential structure fire responses.  The City utilizes robust automatic aid agreements with neighboring jurisdictions to ensure sufficient firefighting personnel arrive at a fire in a commercial building.   The City has a maximum "first response" standard of four minutes, 90% of the time.  Currently, portions of the southeast area do not fall within this response time standard due to the distance been the current Fire Station 3 location, and the most southern areas of the Spring Lake development.  The City plans to relocate Fire Station Three to the former Willow Spring Elementary school site, which is located at the northwest corner of Bourn Drive and Gibson Road.  The future Fire Station Three, which will continue to serve the Plan Area, will be located approximately one-half mile north of the Plan Area,  and will ensure that the southeast area, including the Tech Park, would fall within the four minute response time standard.

Additionally, Yolo County maintains an agreement with American Medical Response (AMR) to provide advanced life support (ALS) transport services to the entire County, including the City of Woodland and the Plan Area.  AMR maintains a response time standard of 8 minutes, 90% of the time for any incorporated area within the County.

29. Will there be a new cell tower given the increased population in this location?

The installation of new Wireless Telecommunication Facilities or cell towers is typically initiated by private carriers such as AT&T or T-Mobile when gaps in coverage occur.  It is anticipated that additional facilities will be requested in the Specific Plan area or within close proximity as the plan area develops.  Wireless telecommunication facilities are permitted within the plan area through the issuance of a Conditional Use Permit by the Woodland Planning Commission after a noticed public hearing.  Any new facility would be encased within planned street light or signal poles or other utilities or adequately “stealthed” to minimize their visibility within the community.  

30. Will the project include Public Art?

Yes, consistent with the city’s Public Art Ordinance, all new development shall devote one percent (1%) of the construction cost for public art within the plan area. The public art may be located on the project site in a publicly visible location, or the project applicant can pay an in-lieu fee.  The collected in-lieu fee will go toward a public art project(s) in the Specific Plan area including areas such as the primary entrance/gateway to the Tech Park, within public medians or landscaped areas, within the greenbelt trail system, or in the 11-acre linear park.  

31. How is parking addressed throughout the Specific Plan area, in the commercial/Technology Park and residential areas? How and where will visitor/public parking be accommodated? Will there be elect

Vehicle parking requirements within the Specific Plan area seek to balance both the need and desire for parking near businesses, shopping and residential uses while also encouraging the use of alternative forms of transportation to reduce greenhouse gas emissions and minimize oversized asphalt parking lots that contribute to urban “heat island” effect.  

For Village Center commercial and Technology Park/office uses, parking requirements are based on a “Parking Use and Needs Statement” prepared by the business owner/applicant as outlined in Table 3.2 and Section 3.5.3.F and 3.5.9.G.6 of the Specific Plan.  The statement includes the known or anticipated number of business employees and anticipated visitors or patrons throughout the day as well as any ride-share or van-pool incentives such as priority parking spaces. The statement is reviewed and ultimately approved by the City Planning Department which will ensure ample parking is provided for business employees and guests onsite and that adjacent uses are not negatively impacted by lack of onsite or adjacent public/on-street parking opportunities.  

The Specific Plan includes “parking maximums” to ensure any particular business does not over-park for their use, resulting in unnecessary paving and oversized parking lots.  Shared parking facilities/lots are encouraged throughout the plan area to minimize the underutilization of land for parking.  Bicycle parking is required for all commercial/office uses and shall be a minimum of 10 percent of the total number of vehicular parking spaces provided by the project (e.g. where 200 vehicle parking spaces are provided, 20 bicycle parking spaces or bike lockers shall be provided onsite in a secured and lighted location).  

For residential uses, onsite parking requirements are as follows:

• Low Density Residential (i.e. detached single family and duplex development) = 2 garage/covered spaces per unit, minimum
• Medium Density Residential (i.e. small lot family, townhome and small multifamily/apartment development) = 1 garage/covered space per 1 bedroom unit, 2 garage/covered spaces per 2+ bedroom units, minimum
• High Density Residential (i.e. apartment, lofts) = 1 space per studio or 1 bedroom unit, 1.5 spaces per 2 bedroom unit, 2 spaces per 3+ bedroom unit; plus 1 guest parking space per 5 units and 1 manager space. 

For high density residential apartments, 1 bike parking space is required per residential unit.  See Specific Plan Table 3.3 for residential parking standards. 

Electric vehicle charging stations are required for all new commercial/office and retail development.  The number of charging stations required is dependent on the square footage of the building. All single family residential development shall have electrical conduit pre-installed for EV charging in each garage.   High density residential development, including apartments shall provide EV charging stations on-site, the number of which will depend on the number of units.  Public EV charging stations will be provided as feasible along key corridors, such as along the east side of Road B adjacent to the 11-acre linear park.   On-street “public” parking will be provided throughout the Plan area including along the east side of Road B and along most primary and local roadways in the commercial and residential zones. 

32. Have traffic impacts to Spring Lake been analyzed? How will traffic impacts be addressed?

Key roadway segments in Spring Lake including Parkland Avenue and Marston Drive will extend and connect into the proposed WRTP Plan Area as described in Chapter 4 of the Specific Plan.  Buffered bike lanes and off street Class 1 bike trails will similarly extend into the plan area along Marston and Parkland between Harry Lorenzo and Road B (see Land Use Plan). Parkland Avenue will eventually extend west over Highway 113, but the overpass extension will not take place until future build out of Specific Plan areas “SP-1B” or “SP-1C”, located west of Hwy 113, as described in the 2035 General Plan.   All segments of CR25A between CR102 and Hwy 113 will be completed with Plan Area build out, or earlier, including the extension of the urban forest trail on the north side of CR25A. 

Circulation planning for the Woodland Research and Technology Park Plan Area took into account potential increased traffic volumes that may impact the Spring Lake neighborhood.   Where existing roadway networks within Spring Lake were designed to extend into the Tech Park plan area (Parkland, Marston) roadway design incorporates a variety of design features including roundabouts, signalized intersections, narrow roadway widths, enhanced pedestrian crossings, and on street parking and bike lanes that have the effect of reducing vehicle speeds.    

A Traffic Impact Study (“TIS”) was completed for the project in April 2021, which analyzed Level of Service impacts for road segments and intersections throughout the WRTP Plan Area as well as in Spring Lake as a result of Plan Area build out.  Level of Service or LOS, is a term used to quantitatively describe the operating conditions of a roadway based on factors such as speed, travel time, and delay.   The TIS demonstrated that build out of the WRTP Plan Area will not result in roadway capacity issues in Spring Lake, due to the fact that arterial roadways in Spring Lake were sized in anticipation of future build out of the WRTP to the west.  There are two intersections adjacent to Spring Lake that do not meet the General Plan LOS policy goals, the Gibson Road/Pioneer Avenue and Gibson Road/Harry Lorenzo Avenue/bourn Drive intersections.  However, these intersections were already projected to not meet the General Plan LOS policy goals with buildout of the south area. 

While traffic volume is expected to increase with the build out of Spring Lake and the build out of the WRTP Plan Area, design and traffic calming measures will help maintain appropriate vehicle speeds within both the Tech Park and Spring Lake neighborhoods and discourage cut through traffic through existing and future local roads and neighborhoods. 

One of the more extensive circulation related improvements in the Plan Area will include modification to the CR25A / Hwy 113 interchange to accommodate increased traffic volumes and peak hour trips at this facility.    City staff will continue to work with Caltrans on the timing, design and construction of necessary improvements.

[Updated July 2023]

33. When will CR 25A be completed?

The City recently determined that, pending favorable construction bids, sufficient funding will be available in the Spring Lake Capital Improvement budget to construct the remaining segment of CR25A.  Construction is currently planned for 2024.  Additional project details and updates can be found online at the following link: https://gis.cityofwoodland.org/portal/apps/storymaps/stories/6b53e7556e7643aa9611e611edefbfb6 

[Updated August 2023]

34. Will there be transit options in the Specific Plan, specifically connecting the plan area to UC Davis/City of Davis Amtrak?

Described in Chapter 4, the plan area includes a shared mobility hub, The Union, that will at project build out serve as the nucleus of the alternative transportation system providing integrated access to intra-city as well as inter-city transit service. The Union will be designed to accommodate a range of potential alternative transportation choices such as:

1. Fixed route bus and micro-transit
2. Car/vanpool/parking
3. Designated car share spaces
4. Electric vehicle charging stations
5. Ride hailing services
6. Bike/scooter share docking stations

Development of The Union will be planned and coordinated with local and regional transit service providers including YCTD and UC Davis Transportation and Parking Services/Unitrans, anticipating service from the Technology Park to UC Davis and the City of Davis. The shared mobility hub is planned to be the primary point of connection to fixed route bus service as part of the City’s planned transit system provided by YCTD’s YoloBus service. 

35. Why is the South Regional Pond footprint split roughly 50% within the Specific Plan area and 50% outside the Urban Limit Line south of CR 25A?

The South Urban Growth Area Storm Drain Facilities Master Plan (SDFMP) identifies offsite drainage sheds located west of SR 113 that drain to the WRTP site. The highway embankment of SR 113 forms a north-south barrier to agricultural drainage runoff originating from the west.  As development of the WRTP proceeds, existing agricultural flows from west of SR 113 will, in general, continue to be routed around the south side of the WRTP along CR25A. As part of this storm water conveyance, it is anticipated that an approximately 4.5-acre storm detention basin will be adequate to manage development from a portion of the sheds located east of Hwy 113.  Similar to other components of the City’s stormwater management system as well as other public infrastructure, the pond is proposed to be located immediately adjacent to, just south of the planning area, south of CR25A and connect directly into an adjacent facility east of CR 101.