Any person may speak for three (3) minutes on any agenda item; however, total public input per

item is not to exceed 15 minutes, extended at the discretion of the
City Council. This rule does not apply to public hearings. Non-timed items may be taken up at any unspecified time.
I. CALL TO ORDER & ROLL CALL: 6:00 p.m.
II. PLEDGE OF ALLEGIANCE:
III. ACCEPTANCE OF AGENDA: Move to accept agenda as posted, or move to add or delete items.
Urgency Items: To add item, Council is required to make a majority decision that an urgency exists
(as defined in the Brown Act) and a 2/3rds determination that the need to take
action arose subsequent to the Agenda being posted.
IV. CONSENT AGENDA:
The following Consent Agenda items are expected to be routine and noncontroversial. They will be acted upon by the
Council at one time without any discussion. Any Council Member may request that any item be removed from the
Consent Agenda for discussion under the regular Agenda. Removed items will be considered following the Consent
Calendar portion of this agenda.
A. Ordinances: Waive reading except by title, of any ordinances under consideration at this
meeting for either introduction or passage per Government Code Section 36934.
B. Minutes: Approve minutes of the regular City Council meeting of January 7, 2014.
C. Warrants: Approve warrants as listed on Warrant Register dated January 8, 2014.
V. PUBLIC PRESENTATIONS/REQUESTS:
A. Citizen Input:
Any person may speak for 3 minutes about any subject within the authority of the City Council, provided that the
subject is not already on tonight’s agenda. Persons wishing to address the City Council are required to complete a
Citizen’s Input form and submit it to the City Clerk prior to the meeting being called to order. While not required,
please state your name and address for the record. NOTE: Per Government Code §54954.3(a), the City Council cannot
take action or express a consensus of approval or disapproval on any public comments regarding matters which do not
appear on the printed agenda.
B. Presentation from Chief of Police: Report on Police Volunteer Hours in 2013.
VI. COUNCIL BUSINESS:
A. Planning Services Manager
1. Density Bonus Ordinance Introduce an Ordinance to amend Title 17 of the Lakeport Municipal Code to
establish provisions for implementing density bonuses and affordable housing
incentives in accordance with State law and set a date for a Public Hearing.
2. Consultant Award Accept recommendation from the City’s Consultant Selection Board to negotiate a
professional services contract with De Novo Planning Group to prepare the State-
mandated update to the housing element of the City’s General Plan.
B. Public Works Director
1. Dog Park Consider a recommendation made by the Park and Recreation Commission to
provide fencing and gates needed to separate the large dogs from the small ones,
and to provide direction to staff regarding the possible funding.
C. City Manager
1. Westshore Pool Receive verbal update on Westshore Pool and request for direction on
maintenance on the pool pump.
2. General Plan Amendment Adopt a Resolution to initiate the 2014 Review, Update, and Amendment of the
Lakeport General Plan and Associated Actions.
VII. CITY COUNCIL COMMUNICATIONS:
A. Miscellaneous Reports, if any:
VIII. ADJOURNMENT: Adjourn




AGENDA
REGULAR MEETING OF THE LAKEPORT CITY COUNCIL
Tuesday, January 21, 2014
City Council Chambers, 225 Park Street, Lakeport, California 95453
Lakeport City Council Agenda of January 07, 2014 Page 2

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 225
Park Street, Lakeport, California, during normal business hours. Such documents are also available on the City of Lakeport’s website, www.cityoflakeport.com, subject to
staff’s ability to post the documents before the meeting.
In compliance with the Americans with Disabilities Act, the City of Lakeport will make available to members of the public any special assistance necessary to participate in this
meeting. The public should contact the City Clerk’s Office at (707) 263-5615 to make such a request. Notification 72 hours prior to the meeting will enable the City to make
reasonable arrangements to ensure accessibility to this meeting.


_______________________________________
Hilary Britton, Acting Deputy City Clerk
CLOSED SESSION: Mayor Parlet opened and then adjourned the meeting to closed session at 5:30
p.m. to consider:
1. Receipt of Claim pursuant to Tort Claims Act or other written
communication threatening litigation (copy available for public inspection
in Clerk’s office). (Gov. Code § 54956.9(e)(3). Name of Claimant: Steven
Brookes
The Closed Session ended at 5:45 p.m.
REPORT OUT OF CLOSED SESSION: Mayor Parlet reported out of closed session that staff was directed to reject the
claim filed by Steven J Brookes.
I. CALL TO ORDER & ROLL CALL: Mayor Parlet called the meeting to order at 6:00 p.m. with Council members
Engstrom, Mattina, Scheel,
II. PLEDGE OF ALLEGIANCE: The Pledge of Allegiance was led by Police Chief Rasmussen.
III. ACCEPTANCE OF AGENDA: A motion was made by Council member Engstrom, seconded by Council member
Mattina, and unanimously passed by voice vote to accept the agenda as posted.
Urgency Items: There were no urgency items.
IV. CONSENT AGENDA:

A. Ordinances: Waive reading except by title, of any ordinances under consideration at this
meeting for either introduction or passage per Government Code Section 36934.
B. Minutes: Approve minutes of the regular City Council meeting of December 17, 2013.
C. Warrants: Approve warrants as listed on Warrant Registers dated December 12, 2013 and
December 18, 2013.
D. Adams Ashby LLC Contract: Approve Professional Services agreement with Adams Ashby Group LLC, for USDA
loan and grant administration.
Vote on Consent Agenda: Interim City Attorney Cobden asked that the Council remove item E for separate
consideration.
City Manager Silveira asked that Item D reflect a change in the commencement
date to January 7, 2014.
A motion was made by Council member Scheel, seconded by Council member
Mattina, and carried unanimously by voice vote to approve items A-D, with the
change to item D.
E. Community Development Services
Contract:
Mayor Parlet recused himself from considering Item E., stating, “before the
Council takes up the next item, I would like to disclose that I have had a
longstanding business relationship with the contractor, CDS. Since 2007 I have
provided intermittent sales and marketing consulting services to them, most
recently in 2010. Although I have not had any part in negotiating the agreement
on tonight’s agenda, and will not benefit from it, on the advice of our City
Attorney, I will recuse myself and refrain from participating in the discussion or
vote.”
Mayor Pro Tem Scheel chaired the meeting and City Manager Silveira gave the
staff report.
A motion was made by Council member Mattina, seconded by Council member
Engstrom, and passed by voice vote, with Mayor Parlet abstaining, to approve an
agreement for Professional Services with Community Development Services (CDS).
Mayor Parlet returned to the Chamber and the dais.
V. PUBLIC PRESENTATIONS/REQUESTS:
A. Citizen Input: There was no citizen input.
MINUTES
REGULAR MEETING OF THE LAKEPORT CITY COUNCIL
Tuesday, January 7, 2014
City Council Chambers, 225 Park Street, Lakeport, California 95453
Lakeport City Council Agenda of January 07, 2014 Page 2

VI. COUNCIL BUSINESS:
A. City Clerk
1. Appointments of Liaisons to
Commissions, Boards & Committees
Acting City Clerk Buendia presented the staff report outlining the appointments by
the mayor of Council members to various commissions, boards, and committees;
as well as representatives to the League of California Cities*.
The appointments were relayed by Mayor Parlet. The City Council discussed the
appointment to the League of California Cities Empire Division positions. Council
member Scheel would sit as the Primary voting representative at Division Business
meetings and as the primary voting representative at Division Legislative
Committee meetings. Mayor Parlet would sit as the Alternate to both positions.
A motion was made by Council member Engstrom, seconded by Council member
Spillman, and unanimously carried by voice vote to adopt a resolution appointing
representatives to represent and vote on behalf of the City at the League of
California Cities, Redwood Empire Division Business meetings and represent the
City and vote at Division Legislative Committee meetings.
*A complete list of appointments is attached to these Minutes as exhibit A.
B. Planning Services Manager
1. Social Media Update Planning Services Manager Britton gave an update on Community Outreach
efforts via social media channels.
C. City Manager
1. Housing Related Parks Grant: City Manager Silveira presented the staff report regarding the Housing Related
Parks Grant.
A motion was made by Council member Scheel, seconded by Council member
Mattina, and unanimously carried by voice vote to adopt a resolution authorizing
the application for a Housing Related Parks Grant.
VII. CITY COUNCIL COMMUNICATIONS:
A. Miscellaneous Reports, if any: Council member Engstrom reported that he had the opportunity to tour Bella
Vista apartments and was very impressed with the facility.
Council member Scheel reported that he will be attend LTA/APC and SAFE
meetings, as well as the PEG Board meeting. Suzie Q Donuts will hold their grand
opening at 10 am Thursday. Martin has been appointed to the Konocti Regional
Trails Board.
Council member Spillman is looking forward to several meetings. The LMSA
board is having a round-table luncheon on January 20 and invited other Council
to attend since he would not be in attendance.
Council member Mattina also commented on the Bella Vista apartments, stating
they were a huge success. LAFCO is next week as well as a Lakeport School Board
meeting at which the Westshore pool will be discussed.
Finance Director Buffalo noted that the Comprehensive Annual Financial Report
(CAFR) is available for public viewing.
Mayor Parlet commented that he has been studying Meeting protocol.
VIII. ADJOURNMENT: Mayor Parlet adjourned the meeting at 7:35 p.m.



_______________________________________
KENNETH PARLET II, Mayor


_______________________________________
KELLY BUENDIA, Acting City Clerk
Exhibit A

LAKEPORT CITY COUNCIL
EFFECTIVE JANUARY 7, 2014
LIAISONS TO COMMISSIONS, BOARDS, COMMITTEES

LIAISONS
2013 2014
Lakeport Fire Protection District Council Member Spillman
Mayor Engstrom, Alt.
Council Member Spillman
Council Member Engstrom, Alt.
Lakeport Regional Chamber of Commerce Mayor Engstrom
City Manager
Mayor Parlet
City Manager
Lakeport Main Street Association Council Member Spillman Council Member Spillman

APPOINTMENTS

2013 2014
League of California Cities, Redwood
Empire Division, Division Business Meeting
Voting Delegate
Council Member Scheel
Alternate
Mayor Pro Tem Scheel
Mayor Parlet
League of California Cities, Redwood
Empire Division, Legislative Committee
Voting Delegate
Primary
Alternate
Mayor Pro Tem Scheel
Mayor Parlet
Lake County/City Area Planning Council Mayor Pro Tem Mattina
Council Member Scheel
Mayor Engstrom, Alt.
Council Member Mattina
Mayor Pro Tem Scheel
Council Member Engstrom, Alt.
County of Lake Solid Waste Management
Task Force
Council Member Scheel
City Manager
Mayor Pro Tem Scheel
City Manager
Lake County Abandoned Vehicle
Abatement Service Authority
Council Member Parlet Mayor Parlet
SB 621 Indian Gaming Funds Committee Council Member Scheel
Mayor Engstrom, Alt.
Mayor Pro Tem Scheel
Council Member Engstrom, Alt
Local Agency Formation Commission Mayor Pro Tem Mattina
Council Member Scheel, Alt.
Council Member Mattina
Mayor Pro Tem Scheel, Alt.
Lake County Airport Land Use Commission Council Member Spillman Council Member Spillman
Invasive Species Task Force Committee Council Member Parlet Mayor Parlet
Clean Water Program Committee Council Member Parlet Mayor Parlet
Investment Committee Council Member Spillman
Council Member Parlet
Council Member Spillman
Mayor Parlet
Lakeport Unified School District Committee Mayor Engstrom
Mayor Pro Tem Mattina
Council Member Engstrom
Council Member Mattina
Oversight Board of the Former Lakeport
Redevelopment Agency
Mayor Pro Tem Mattina
Council Member Parlet, Alt.
Council Member Mattina
Mayor Parlet, Alt.


Meeting Date: 1/21/2014 Page 1 Agenda Item #IV.A.1
CITY OF LAKEPORT
City Council
Lakeport Redevelopment Agency
City of Lakeport Municipal Sewer District


STAFF REPORT
RE: Introduction of an Ordinance to amend Title 17 of the
Lakeport Municipal Code to establish provisions for
implementing density bonuses and affordable housing
incentives in accordance with State law.
MEETING DATE: 01/21/2014
SUBMITTED BY: Andrew Britton, Planning Services Manager
PURPOSE OF REPORT: Information only Discussion Action Item

WHAT IS BEING ASKED OF THE CITY COUNCIL:
The City Council is asked to: 1.) Introduce the proposed Ordinance, which will add Chapter 17.39 to the
City’s Municipal Code; 2.) Set a public hearing date for second reading and adoption of the Ordinance.
BACKGROUND:
In December 2013 the Lakeport Planning Commission conducted a public hearing regarding the adoption
of an ordinance that would modify the City’s Zoning Ordinance (Title 17, Lakeport Municipal Code) to
provide density bonuses and other development incentives for affordable housing projects in accordance
with State law.
The Planning Commission recommended adoption of the proposed ordinance to the City Council without
any modifications. A Planning Commission Minute Order is attached for your review (Exhibit 1).
Please refer to the attached staff report to the Planning Commission (Exhibit 2) which provides additional
background and discussion regarding the proposed ordinance, including existing State density bonus law
and existing General Plan (Housing Element) policies/programs that call for the adoption of a local density
bonus ordinance. The proposed ordinance is also attached (Exhibit 3).
The State’s density bonus law is codified in California Government Code Sections 65915 through 65918
(Exhibit 4). Government Code Section 65915(a) states that “all cities….shall adopt an ordinance that
specifies how compliance with this section will be implemented.”
DISCUSSION:
As noted in the discussion section of the Planning Commission staff report, State law requires the City to
adopt an updated housing element approved by the California Department of Housing and Community
Development (HCD) by June 30, 2014. To allow for quicker and more efficient review of draft Housing
Elements, HCD is offering a new streamlined review process to qualifying cities. To qualify for the
streamlined review, a city must have implemented certain programs and adopted certain ordinances related
to State housing laws. One of the requirements for the streamlined review is the adoption of a density
bonus ordinance.
State law requires all cities to adopt an ordinance to locally implement the requirements of the density bonus
law, but further states that all cities are required to grant density bonuses and incentives as provided under
Meeting Date: 1/21/2014 Page 2 Agenda Item #IV.A.1
the law whether or not a local ordinance has been adopted. As such, Lakeport is already subject to the
density bonus law in all zones that allow residential development citywide, even though a local ordinance
has not been adopted. Adoption of the proposed ordinance would not impose any requirements on the
City that are not already required under State law. Furthermore, it would not grant developers any notable
incentives beyond those to which they are already entitled under State law.
POINTS OF CONSIDERATION:
Approval of the proposed ordinance will satisfy a requirement of the City’s Housing Element and bring the
City into compliance with current State housing laws related to density bonus provisions and related
affordable housing incentives. Further, adopting the proposed ordinance now will help qualify the City for a
streamlined review of the pending General Plan Housing Element update.
OPTIONS:
1. Introduce the proposed Ordinance and set a public hearing date for its second reading and adoption.
2. Propose revisions to the draft Ordinance and request that it be returned to the City Council for further
discussion.
FISCAL IMPACT:
None $ Account Number: Comments:
No significant fiscal impacts are anticipated as a result of the proposed modifications to the Municipal
Code. Typical expenses related to the public hearing notice, ordinance publication and codification will be
incurred.
SUGGESTED MOTIONS:
Move that the City Council introduce the proposed Ordinance amending Title 17 of the Lakeport Municipal
Code to establish provisions for implementing density bonuses and affordable housing incentives in
accordance with State law and set a public hearing and second reading for February 12, 2014, at 6:00 p.m.

Attachments:

Exhibit 1: Planning Commission Minute Order (December 11, 2013 meeting)
Exhibit 2: Planning Commission Staff Report
Exhibit 3: Proposed Ordinance
Exhibit 4: State Density Bonus Law (CA Government Code §65915-65918)




CITY OF LAKEPORT
Community Development Department

225 PARK STREET TELEPHONE 707.263.5613 x28
LAKEPORT, CALIFORNIA 95453 FAX 707.263.8584
E-MAIL abritton@cityoflakeport.com



January 13, 2014


Honorable Mayor & Members of the City Council
City of Lakeport

Dear Council Members:

Please be advised of the following action taken by the Lakeport Planning Commission:

MINUTE ORDER
LAKEPORT PLANNING COMMISSION
REGULAR MEETING
(December 11, 2013)

OA 13-06 / Density Bonus Ordinance:
After hearing no public input, the Planning Commissioners discussed the proposed
Density Bonus Ordinance and attachments. Commissioner Kauper made a motion to
accept the proposed draft ordinance and recommend its adoption to the City
Council. The Planning Commission agreed, based on its findings the proposed
ordinance is in the best interest of the City and will help the City achieve certain goals
and policies contained in the housing element and is intended to comply with the
requirements imposed by the State of California.
The motion was seconded by Commissioner Gayner and approved by a 3-0 vote
(Commissioners Taylor and Russell were absent).
Respectfully submitted,


Andrew Britton
Planning Services Manager
Community Development Department

Exhibit 1
___________________________________________________________________________________________________________
Meeting Date: December 11, 2013 Page 1 Agenda Item V. A.


CITY OF LAKEPORT
PLANNING COMMISSION
STAFF REPORT
RE: OA 13-06 / Density Bonus Ordinance MEETING DATE: December 11, 2013
SUBMITTED BY: Andrew Britton, Planning Services Manager
PURPOSE OF REPORT: Information only Discussion Commission Action

WHAT IS BEING ASKED OF THE PLANNING COMMISSION:
Public hearing, discussion and recommendation to the City Council regarding the
adoption of an ordinance that would modify the City’s Zoning Ordinance to provide
density bonuses and other development incentives for affordable housing projects in
accordance with State law.
BACKGROUND:
State Planning and Zoning Law requires all cities in California to provide specified
incentives to development projects that set aside a portion of their residential units as
affordable for low income households. The requirements are commonly referred to as the
“density bonus law” because the law allows developers of affordable housing to build
more residential units than would otherwise be allowed under the General Plan and
Zoning Ordinance.
The density bonus law was enacted in 1979 and has been amended several times since.
The law was substantially revised in 2005 (via SB 1818) to require cities to not only grant a
density bonus, but to grant additional incentives including, but not limited to, mandatory
reduced parking requirements and waivers of other development standards. The density
bonus law is codified in California Government Code Sections 65915 through 65918
(Attachment A). Government Code Section 65915(a) states that “all cities….shall adopt
an ordinance that specifies how compliance with this section will be implemented.”
The City of Lakeport adopted a comprehensive update to its Housing Element in 2009.
Chapter 6 of the Housing Element describes the City’s housing goals, policies and
programs that are expected to be implemented during the course of the Element’s five-
year action plan.
One of the primary goals of the Housing Element (Goal 2, Page 6-5) is to “facilitate and
encourage development of housing to meet the regional housing needs allocations.”
Several policies are related to this goal, including Policy 2A which states:
The City shall encourage additional housing to meet the City's Regional
Housing Need Allocations by maintaining an inventory of adequate sites to
Exhibit 2
___________________________________________________________________________________________________________
Meeting Date: December 11, 2013 Page 2 Agenda Item V. A.
meet the City’s housing needs, by actively encouraging and assisting the
construction of multifamily housing, by promoting a range of housing types,
and by encouraging utilization of density bonuses in support of affordable
housing. (Program 2-1, 2-2, and 2-3)
This policy references three specific programs which provide specific actions needed to
implement the related policy, including the following program specific to density bonuses:
Program 2-2 Density Bonus
Revise the Zoning Ordinance to include density bonus provisions consistent
with the requirements of state law (Government Code Sections 65915 and
65917). The ordinance shall identify incentives for affordable housing
development, including expedited processing.
It should be noted that the adoption of a local density bonus ordinance was also a policy
(Policy 20) included in the 2004 Housing Element update.
DISCUSSION:
State law requires the City to adopt an updated Housing Element approved by the
California Department of Housing and Community Development (HCD) by June 30, 2014.
The Planning Department recently started the process of updating the Housing Element,
including the issuance of a Request for Proposals for consultant services to help with this
project. To allow for quicker and more efficient review of draft Housing Elements, HCD is
offering a new streamlined review process to qualifying cities. To qualify for the
streamlined review, a city must have implemented certain programs and adopted certain
ordinances related to State housing laws. One of the requirements for the streamlined
review is the adoption of a density bonus ordinance.
State law requires all cities to adopt an ordinance to locally implement the requirements
of the density bonus law, but further states that all cities are required to grant density
bonuses and incentives as provided under the law whether or not a local ordinance has
been adopted. As such, Lakeport is already subject to the density bonus law in all zones
that allow residential development citywide, even though a local ordinance has not been
adopted.
The proposed ordinance (Attachment B) does not recite State law in its entirety but serves
as an overall summary of the State requirements and integrates them with existing zoning
requirements and processes. Staff recommends that density bonuses and related
incentives be approved through the existing development review process, subject to
approval by the Planning Commission with decisions appealable to the City Council.
Development projects requesting a density bonus and incentives would go through the
same process as regular residential projects with no additional process required. The draft
ordinance expresses the City’s intent to expedite the processing of these applications to
the greatest extent possible.
Adoption of the proposed ordinance would not impose any requirements on the City that
are not already required under State law. Furthermore, it would not grant developers any
notable incentives beyond those to which they are already entitled under State law. The
primary purpose of adopting a local density bonus ordinance is to establish review
procedures and ensure that the provisions are implemented in a manner that is consistent
with the City’s own zoning processes. Since Lakeport, along with all other cities, is already
___________________________________________________________________________________________________________
Meeting Date: December 11, 2013 Page 3 Agenda Item V. A.
subject to the requirements of the density bonus law, staff believes that it would be in the
City’s best interest to amend the Municipal Code to be consistent with State law. Further,
adopting the proposed ordinance now will help qualify the City for a streamlined review
of the updated General Plan Housing Element.
CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT):
Adoption and implementation of the proposed ordinance has been determined to be
exempt from the California Environmental Quality Act as it meets with the criteria
established in §15061(b)(3) of the CEQA Guidelines because there will be no physical
changes to the environment as a result of adoption of the ordinance and because the
contemplated action is pursued only for the purpose of compliance with an existing State
Statutory requirement.
IMPACTS/PROS AND CONS:
No fiscal impacts are anticipated as a result of the proposed modifications to the Zoning
Ordinance.
OPTIONS:
1. Accept the proposed draft ordinance and recommend its adoption to the City
Council based on the findings that the proposed Ordinance is in the best interest of the
City, will help the City achieve certain goals and policies contained in the Housing
Element and is intended to comply with requirements imposed by the State of
California.
2. Propose revisions to the draft ordinance and request that it be returned to the Planning
Commission for further discussion.
POINTS OF CONSIDERATION:
Approval of the proposed ordinance will satisfy a requirement of the City’s Housing
Element and bring the City into compliance with current State housing laws related to
density bonus provisions and related incentives.
SUGGESTED MOTION:
See options listed above.

Attachments A. State Density Bonus Law (CA Government Code §65915-65918)
B. Draft Ordinance

Exhibit 3

124019.1
ORDINANCE NO. ____ (2014)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LAKEPORT,
CALIFORNIA, AMENDING TITLE 17 OF THE LAKEPORT MUNICIPAL CODE,
ADDING CHAPTER 17.39 RELATED TO THE IMPLEMENTATION OF THE 2009-2014
HOUSING ELEMENT
WHEREAS, Sections 65300 et seq. of the California Government Code require that each city adopt a
comprehensive General Plan to guide future growth and development, and the General Plan includes a Housing
Element to address the City’s existing and future housing needs; and
WHEREAS, the Housing Element requires updating every five to eight years to address the current
planning period and changes in state housing law; and
WHEREAS, in compliance with state housing law, the Lakeport City Council adopted the 2009-2014
Housing Element, which includes a housing plan that covers the current planning cycle with quantified
objectives; and
WHEREAS, California Government Code Sections 65915 through 65918 require California cities to
grant density bonuses and other incentives to residential development projects that set aside residential units
as affordable for low income households;
WHEREAS, the Housing Element of the Lakeport General Plan includes policies and programs
that direct the City of Lakeport to revise the City’s zoning regulations to provide density bonuses and other
incentives for affordable housing projects consistent with State law; and
WHEREAS, this Ordinance amends the City’s Zoning Ordinance as directed by the adopted 2009-2014
Housing Element; and
WHEREAS, adoption and implementation of the proposed ordinance has been determined to be
exempt from the California Environmental Quality Act as it meets the criteria established in sections
15061(b)(3) and 15305 of the CEQA Guidelines because there will be no physical changes to the
environment as a result of adoption of the ordinance, the contemplated action is pursued only for the
purpose of compliance with an existing State Statutory requirement, and the ordinance will impose only
minor alterations in land use limitations;
WHEREAS, the Planning Commission of the City of Lakeport conducted a duly-noticed public hearing
on December 11, 2013, at which time all interested persons wishing to testify in connection with this Ordinance
were heard; and
WHEREAS, at the conclusion of the public hearing, the Planning Commission made the finding that
adopting the Ordinance is in the best interest of the City and recommended that the City Council adopt the
Ordinance; and
WHEREAS, the City Council of the City of Lakeport held a duly-noticed public hearing on
______________, 2014, at which time all persons wishing to testify in connection with this Ordinance were
heard; and
Title 17 – LAND USE, ZONING AND SIGNS
Chapter 17.39 DENSITY BONUSES DRAFT ORDINANCE
City of Lakeport Page 2
124019.1
WHEREAS, the City Council fully studied all matters addressed in this Ordinance and considered
all relevant public comments on such matters, and desires to approve this Ordinance.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF LAKEPORT DOES
ORDAIN AS FOLLOWS:
SECTION 1. The City Council finds and determines as follows:
This Ordinance is in the best interest of the City for the following reasons:
A. The provisions of this Ordinance are consistent with the City’s adopted 2009-2014 Housing
Element and are necessary for implementation of the 2009-2014 Housing Element.
B. This Ordinance implements a specific program that was included as part of the 2009-2014
Housing Element to meet the requirements of California Government Code Sections 65915 through 65918.
C. The provisions contained in this Ordinance are necessary for the health, safety, and general
welfare of the community in that the proposed provisions in this Ordinance will help the City to achieve the
following goals and policies contained in the Housing Element:
Goal 2: Facilitate and encourage development of housing to meet the regional housing needs
allocations.
Policy 2A: The City shall encourage additional housing to meet the City's Regional Housing
Need Allocations by maintaining an inventory of adequate sites to meet the City’s housing needs, by actively
encouraging and assisting the construction of multifamily housing, by promoting a range of housing types,
and by encouraging utilization of density bonuses in support of affordable housing.
Program 2-2: Density Bonus: Revise the Zoning Ordinance to include density bonus
provisions consistent with the requirements of State law. The ordinance shall also identify incentives for
affordable housing development, including expedited processing.

SECTION 2. Title 17 of the Lakeport Municipal Code, the City Zoning Ordinance, is amended as
follows:
I. Chapter 17.39 is added as follows:
Chapter 17.39 DENSITY BONUSES
Sections:
17.39.010 Purpose and application.
17.39.020 Definitions.
17.39.030 Qualifications for density bonus and incentives and concessions.
17.39.040 Continued affordability and density bonus housing standards.
17.39.050 Incentives and concessions.
17.39.060 Waiver/modification of development standards.
17.39.070 Specified density bonus percentages.
17.39.080 Land donation.
17.39.090 Child care facilities.
Title 17 – LAND USE, ZONING AND SIGNS
Chapter 17.39 DENSITY BONUSES DRAFT ORDINANCE
City of Lakeport Page 3
124019.1
17.39.100 Condominium conversions.
17.39.110 Parking and consideration of alternative development incentives.
17.39.120 Application and review procedures.
17.39.130 State law amendments.
17.39.010 Purpose and application.
The purpose of this chapter is to establish procedures for implementing state density bonus
requirements, as set forth in California Government Code Section 65915, as amended, and to increase the
production of affordable housing, consistent with the city's goals, objectives, and policies.
17.39.020 Definitions.
The following definitions shall apply to this chapter:
"Affordable housing cost" bears the same meaning as defined in Section 50052.5 of the California
Health and Safety Code.
"Affordable housing unit" means a dwelling unit within a housing development which will be rented or
sold to and reserved for very low-income households, lower-income households, moderate-income
households and/or senior citizens at an affordable housing cost for the respective group(s) in accordance
with Section 65915 of the California Government Code and this chapter.
"Affordable rent" means that level of rent defined in Section 50053 of the California Health and Safety
Code.
"Applicant" means a developer or applicant for a density bonus pursuant to Section 65915, subdivision
(b), of the California Government Code and Section 17.39.030 of this chapter.
"Child care facility" means a child day care facility other than a family day care home, including, but not
limited to, infant centers, preschools, extended day care facilities, and school age child care centers.
"Common interest development" bears the same meaning as defined in Section 1351 of the California
Civil Code.
"Density bonus" means a density increase over the otherwise maximum allowable residential density
under the applicable zoning ordinance and land use element of the general plan as of the date of application
by the applicant to the city.
"Development standard" means site or construction conditions that apply to a housing development
pursuant to any ordinance, general plan element, specific plan, charter amendment, or other local condition,
law, policy, resolution, or regulation.
"Housing development," means one or more groups of projects for residential units in the planned
development of the city. "Housing development" also includes a subdivision or common interest
development, as defined in Section 1351 of the California Civil Code, approved by the city and consisting of
residential units or unimproved residential lots and either a project to substantially rehabilitate and convert an
existing commercial building to residential use or the substantial rehabilitation of an existing multifamily
dwelling, as defined in subdivision (d) of California Government Code Section 65863.4, where the result of
the rehabilitation would be a net increase in available residential units.
"Lower-income households" bears the same meaning as defined in Section 50079.5 of the California
Health and Safety Code.
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"Maximum allowable residential density" means the density allowed under applicable zoning ordinances,
or if a range of density is permitted, means the maximum allowable density for the specific zoning range
applicable to the subject project.
"Moderate income" or "persons and families of moderate income" means those middle-income families
as defined in Section 50093 of the California Health and Safety Code.
"Qualified mobilehome park" means a mobilehome park that limits residency based on age requirements
for housing for older persons pursuant to Section 798.76 or 799.5 of the California Civil Code.
"Senior citizen housing development" means senior citizen housing as defined in Sections 51.3 and
51.12 of the California Civil Code.
"Specific adverse impact" means any adverse impact as defined in paragraph (2), subdivision (d), of
California Government Code Section 65589.5, upon public health and safety or the physical environment, or
on any real property that is listed in the California Register of Historical Resources, and for which there is no
feasible method to satisfactorily mitigate or avoid the specific adverse impact without rendering the housing
development unaffordable to low- and moderate-income households.
"Very low-income households" bears the same meaning as defined in Section 50105 of the Health and
Safety Code.
17.39.030 Qualifications for density bonus and incentives and concessions.
A. The city shall grant one density bonus as specified in Section 17.39.070, and incentives or concessions as
described in Section 17.39.050, when an applicant seeks and agrees to construct a housing development,
excluding any units permitted by the density bonus awarded pursuant to this chapter, that will contain at
least any one of the following:
1. Ten (10) percent of the total units of the housing development as affordable housing units
affordable to lower-income households; or
2. Five percent of the total units of the housing development as affordable housing units affordable to
very low-income households; or
3. A senior citizen housing development; or
4. A qualified mobilehome park; or
5. Ten (10) percent of the total units of a common interest development as affordable housing units
affordable to moderate-income households, provided that all units in the development are offered
to the public for purchase subject to the restrictions specified in this chapter.
B. As used in subsection A of this section, the term "total units" does not include units permitted by a
density bonus awarded pursuant to this section or any other local law granting a greater density bonus.
C. Each applicant who requests a density bonus pursuant to this chapter, shall elect whether the bonus shall
be awarded on the basis of subsection (A)(1), (2), (3), (4) or (5) of this section. Each housing
development is entitled to only one density bonus, which may be selected based on the percentage of
either very low-income affordable housing units, lower-income affordable housing units or moderate-
income affordable housing units, or the development's status as a senior citizen housing development or
qualified mobilehome park. Density bonuses from more than one category may not be combined.
17.39.040 Continued affordability and density bonus housing standards.
A. An applicant shall agree to, and the city shall ensure, continued affordability of all low- and very low-
income units that qualified the applicant for the award of the density bonus for a period of thirty (30)
years or a longer period of time if required by the construction or mortgage financing assistance
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program, mortgage insurance program, or rental subsidy program. Rents for affordable housing units for
lower-income households shall be set at an affordable rent. Owner-occupied affordable housing units
shall be available at an affordable housing cost.
B. An applicant shall agree to, and the city shall ensure, that the initial occupant of moderate-income units
that are directly related to the receipt of the density bonus in a common interest development, are
persons and families of moderate income and that the units are offered at an affordable housing cost.
The local government shall enforce an equity-sharing agreement, unless it is in conflict with the
requirements of another public funding source or law. The following shall apply to the equity-sharing
agreement:
1. Upon resale, the seller of the unit shall retain the value of any improvements, the down payment,
and the seller's proportionate share of appreciation. The city shall recapture any initial subsidy and
its proportionate share of appreciation, which shall then be used within three years for any of the
purposes that promote homeownership as described in subdivision (e) of Section 33334.2 of the
California Health and Safety Code that promote homeownership.
2. For purposes of this subdivision, the city's initial subsidy shall be equal to the fair market value of
the home at the time of initial sale minus the initial sale price to the moderate-income household,
plus the amount of any down payment assistance or mortgage assistance. If upon resale the market
value is lower than the initial market value, then the value at the time of the resale shall be used as
the initial market value.
3. For purposes of this subdivision, the city's proportionate share of appreciation shall be equal to the
ratio of the initial subsidy to the fair market value of the home at the time of initial sale.
C. Any contract, deed restriction, or other instrument used to implement subsections A and/or B of this
section, shall be signed by the applicant and by the city as parties.
D. All affordable units shall be reasonably dispersed throughout the housing development; shall be
proportional, in size, bedroom number and location to the market rate units; and shall be comparable
with the market-rate units in terms of the base design, architectural appearance, building materials and
finished quality. All affordable units in a housing development shall be constructed concurrently with or
prior to the construction of the market-rate units. In the event the city approves a phased project, the
affordable units required by this chapter shall be provided within each phase of the residential
development unless otherwise approved by the Community Development Director.
E. Applicants receiving density bonuses shall use best efforts to provide a substantial proportion of any
affordable housing units in the housing development to citizens residing or employed within the city.
17.39.050 Incentives and concessions.
A. An applicant for a density bonus may also submit to the city a proposal for specific incentives or
concessions in exchange for the provision of affordable housing units in accordance with this chapter.
The applicant may also request a meeting with the city's Community Development Director to discuss
such proposal. The city shall grant the concession or incentive requested by the applicant unless the city
makes a written finding, based upon substantial evidence, of either of the following:
1. The concession or incentive is not required in order to provide for affordable housing costs or for
rents for the targeted units to be set as specified in Section 17.39.040 (i.e., the applicant is unable to
demonstrate that the waiver or modification is necessary to make the housing units economically
feasible); or
2. The concession or incentive would have a specific adverse impact.
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B. If the conditions of Section 17.39.030 and subsection A of this section are met by an applicant, the city
may grant an applicant applying for incentives or concessions the following number of incentives or
concessions:
1. One incentive or concession for housing developments that include: at least ten (10) percent of the
total units affordable to lower-income households; or at least five percent of the total units
affordable to very low-income households; or at least ten (10) percent of the total units affordable
to persons and families of moderate income in a common interest development.
2. Two incentives or concessions for housing developments that include: at least twenty (20) percent
of the total units affordable to lower-income households; or at least ten (10) percent of the total
units affordable to very low-income households; or at least twenty (20) percent of the total units
affordable to persons and families of moderate income in a common interest development.
3. Three incentives or concessions for housing developments that include: at least thirty (30) percent
of the total units for lower-income households; or at least fifteen (15) percent for very low-income
households; or at least thirty (30) percent for persons and families of moderate income in a
common interest development.
C. For the purposes of this chapter, available concessions or incentives may include any of the following:
1. A reduction in site development standards or a modification of zoning code requirements or
architectural design requirements that exceed the minimum building standards approved by the
California Building Standards Commission as provided in Part 2.5 (commencing with Section
18901) of Division 13 of the California Health and Safety Code, including, but not limited to, a
reduction in setback and square footage requirements and in the ratio of vehicular parking spaces
that would otherwise be required that results in identifiable, financially sufficient, and actual cost
reductions.
2. Approval of mixed use zoning in conjunction with the housing development if commercial, office,
industrial, or other land uses will reduce the cost of the housing development and if the
commercial, office, industrial, or other land uses are compatible with the housing project and the
existing or planned development in the area where the proposed housing development will be
located.
3. Other regulatory incentives or concessions proposed by the applicant or the city that result in
identifiable, financially sufficient, and actual cost reductions.
4. For purposes of this chapter, the parking ratios set forth in Government Code Section 65915 (and
Section 17.39.110 of this chapter) for qualified affordable housing projects shall be deemed a
concession or incentive available to the applicant.
D. This section does not limit or require the provision of direct financial incentives for the housing
development, including the provision of publicly-owned land, by the city or the waiver of fees or
dedication requirements. Nor does any provision of this section require the city to grant an incentive or
concession found to have a specific adverse impact.
E. The granting of a concession or incentive shall not be interpreted, in and of itself, to require a general
plan amendment, zoning change, or other discretionary approval.
F. Applicants seeking a condominium conversion may apply for either a density bonus or an incentive of
equivalent financial value (as that term is defined in Government Code Section 65915.5) in accordance
with Section 17.39.100 of this chapter and Government Code Section 65915.5.
G. The application and review process for a proposal of incentives and concessions is set forth in Section
17.39.120.
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17.39.060 Waiver/modification of development standards.
A. Applicants may, by application, seek a waiver, modification or reduction of development standards that
will otherwise preclude or inhibit the utilization of the density bonus on specific sites in a housing
development at the densities or with the concessions or incentives permitted by this chapter. The
applicant may also request a meeting with the city to discuss such request for waiver/modification. In
order to obtain a waiver/modification of development standards, the applicant shall show that (1) the
waiver or modification is necessary to make the housing units economically feasible, and (2) that the
development standards will have the effect of precluding the construction of a housing development
meeting the criteria of Section 17.39.030(A), at the densities or with the concessions or incentives
permitted by this chapter.
B. Nothing in this section shall be interpreted to require the city to waive, modify or reduce development
standards if the waiver, modification or reduction would have a specific adverse impact.
C. The application and review process for a waiver/modification of development standards is set forth in
Section 17.39.120
17.39.070 Specified density bonus percentages.
A. Only housing developments consisting of five or more dwelling units are eligible for the density bonus
percentages provided by this section. The amount of density bonus to which the applicant is entitled
shall vary according to the amount by which the percentage of affordable housing units exceeds the
percentage established in Section 17.39.030(A).
B. For housing developments meeting the criteria of subsection (A)(1) of Section 17.39.030, the density
bonus shall be calculated as follows:
Percentage Low-Income Units Percentage Density Bonus
10 20
11 21.5
12 23
13 24.5
14 26
15 27.5
17 30.5
18 32
19 33.5
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20 35 (maximum)
C. For housing developments meeting the criteria of subsection (A)(2) of Section 17.39.030, the density
bonus shall be calculated as follows:
Percentage Very Low-Income Units Percentage Density Bonus
5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35 (maximum)
D. For housing developments meeting the criteria of subsections (A)(3) and (A)(4) of Section 17.39.030, the
density bonus shall be twenty (20) percent.
E. For housing developments meeting the criteria of subsection (A)(5) of Section 17.39.030, the density
bonus shall be calculated as follows:
Percentage Moderate-Income Units Percentage Density Bonus
10 5
11 6
12 7
13 8
14 9
15 10
16 11
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17 12
18 13
19 14
20 15
21 16
22 17
23 18
24 19
25 20
26 21
27 22
28 23
29 24
30 25
31 26
32 27
33 28
34 29
35 30
36 31
37 32
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38 33
39 34
40 35 (maximum)
F. An applicant may elect to accept a lesser percentage of density bonus than that to which the applicant is
entitled under this chapter. All density bonus calculations resulting in a fractional number shall be
rounded upwards to the next whole number. The granting of a density bonus shall not be interpreted, in
and of itself, to require a general plan amendment, zoning change, or other discretionary approval.
G. For the purpose of calculating a density bonus, the residential units do not have to be based upon
individual subdivision maps or parcels. The density bonus shall be permitted in geographic areas of the
housing development other than the areas where the units for the lower-income households are located.
H. The application and review process for a density bonus as provided by this section is set forth in Section
17.39.120
17.39.080 Land donation.
A. When an applicant for a tentative map, subdivision map, parcel map, or other residential development
approval donates land to the city as provided for in this section, the applicant shall be entitled to a
fifteen (15) percent increase above the otherwise maximum allowable residential density under the
applicable zoning ordinance and land use element of the general plan for the entire housing
development, as follows:
Percentage Very Low-Income Units (Based upon maximum density allowed on
donated land)
Percentage Density
Bonus
10 15
11 16
12 17
13 18
14 19
15 20
16 21
17 22
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18 23
19 24
20 25
21 26
22 27
23 28
24 29
25 30
26 31
27 32
28 33
29 34
30 35 (maximum)

This increase shall be in addition to any increase in density mandated by Section 17.39.030, up to a
maximum combined mandated density increase of thirty-five (35) percent, if an applicant seeks both the
increase required pursuant to this section and Section 17.39.030. All density calculations resulting in fractional
units shall be rounded up to the next whole number. Nothing in this section shall be construed to enlarge or
diminish the city's authority to require an applicant to donate land as a condition of development.
B. An applicant shall be eligible for the increased density bonus described in this section if the city is able to
make all the following conditions and findings:
1. The applicant donates and transfers the land no later than the date of approval of the final
subdivision map, parcel map, or date of approval of the residential development application.
2. The developable acreage and zoning classification of the land being transferred are sufficient to
permit construction of units affordable to very low-income households in an amount not less than
ten (10) percent of the number of residential units of the proposed development.
3. The transferred land is at least one acre in size or of sufficient size to permit development of at
least forty (40) units, has the appropriate general plan designation, is appropriately zoned for
development as affordable housing, and is or will be served by adequate public facilities and
infrastructure. The land shall have appropriate zoning and development standards to make the
development of the affordable units feasible. No later than the date of approval of the final
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subdivision map, parcel map, or date of approval of the development application for the housing
development, the transferred land shall have all of the permits and approvals, other than building
permits, necessary for the development of very low-income housing units on the transferred land,
except that the city may subject the proposed development to subsequent design review to the
extent authorized by subdivision (i) of Government Code Section 65583.2 if the design is not
reviewed by the local government prior to the time of transfer.
4. The transferred land and the very low-income units constructed on the land will be subject to a
deed restriction ensuring continued affordability of the units consistent with this chapter, which
restriction will be recorded on the property at the time of dedication.
5. The land is transferred to the city or to a housing developer approved by the city. The city may
require the applicant to identify and transfer the land to such city-approved developer.
6. The transferred land shall be within the boundary of the proposed development or, if the city
agrees in writing, within one-quarter mile of the boundary of the proposed development.
C. The application and review process for a donation of land and related density bonus is set forth in
Section 17.39.120
17.39.090 Child care facilities.
A. When an applicant proposes to construct a housing development that includes affordable units as
specified in Section 17.39.030 and includes a child care facility that will be located on the premises of, as
part of, or adjacent to such housing development, the city shall grant either of the following if requested
by the applicant.
1. An additional density bonus that is an amount of square feet of residential space that is equal to or
greater than the amount of square feet in the child care facility.
2. An additional concession or incentive that contributes significantly to the economic feasibility of
the construction of the child care facility.
B. A housing development shall be eligible for the density bonus or concession described in this section if
the city, as a condition of approving the housing development, requires all of the following to occur:
1. The child care facility will remain in operation for a period of time that is as long as or longer than
the period of time during which the affordable housing units are required to remain affordable
pursuant to Section 17.39.040
2. Of the children who attend the child care facility, the percentage of children of very low-income
households, lower-income households, or moderate-income households shall be equal to or greater
than the percentage of affordable housing units that are proposed to be affordable to very low-
income households, lower-income households, or moderate-income households.
3. Notwithstanding any requirement of this section, the city shall not be required to provide a density
bonus or concession for a child care facility if it finds, based upon substantial evidence, that the
community already has adequate child care facilities.
C. The application and review process for the provision of child care facilities and related density bonus or
concessions or incentives is set forth in Section 17.39.120
17.39.100 Condominium conversions.
Any applicant seeking to convert apartments into condominiums may receive a density bonus or
incentives of equivalent financial value (as that term is defined in Government Code Section 65915.5) upon
an application made in conjunction with its map application pursuant to the Subdivision Map Act, this code
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and consistent with Government Code Section 65915.5. Any appeal of any density bonus or incentive of
equivalent financial value or review by the planning commission to the city council shall automatically require
an appeal of the underlying map to that body. An applicant shall be ineligible for a density bonus or other
incentives under this section if the apartments proposed for conversion constitute a housing development for
which a density bonus or other incentives or concessions were provided under Government Code Section
65915. Nothing in this section shall be construed to require the city to approve a proposal to convert
apartments to condominiums.
17.39.110 Parking and consideration of alternative development incentives.
A. Housing developments meeting any of the criteria of Section 17.39.030(A), shall be granted the
following maximum parking ratios, inclusive of handicapped and guest parking, which shall apply to the
entire development, not just the restricted affordable units, when requested in writing by an applicant:
1. Zero to one bedroom dwelling unit: one on-site parking space;
2. Two to three bedrooms dwelling unit: two on-site parking spaces;
3. Four or more bedrooms: two and one-half parking spaces.
B. If the total number of spaces required results in a fractional number, it shall be rounded up to the next
whole number. For purposes of this subdivision, a development may provide "on-site parking" through
tandem parking, but not through on-street parking.
C. Alternative development incentives, such as a reduction in the total number of required parking spaces,
the elimination or reduction in RV/boat trailer parking, and the provision of uncovered parking spaces
in lieu of carports and garages, may be requested in writing by the applicant for consideration by the city.
The applicant shall provide the city with a written justification statement for each requested alternative
development incentive.
D. Other regulatory incentives or concessions proposed by the developer or the City that will result in
identifiable and actual cost reductions including but not limited to fee waivers, expedited permit
processing, and modification of requirements for off-site improvements.
17.39.120 Application and review procedures.
A. A written application for a density bonus, incentive, concession, waiver, or modification pursuant to this
chapter shall be submitted with the first application for approval of a housing development and
processed concurrently with all other applications required for the housing development. The
application shall be submitted on a form prescribed by the city and shall include at least the following
information:
1. Site plan showing total number of units, number and location of affordable housing units, and
number and location of proposed density bonus units.
2. Level of affordability of affordable housing units and proposals for ensuring affordability.
3. Description of any requested incentives, concessions, waivers or modifications of development
standards, or modified parking standards. The application shall include evidence that the requested
incentives and concessions are required for the provision of affordable housing costs and/or
affordable rents, as well as evidence relating to any other factual findings required under Section
17.39.050
4. If a density bonus or concession is requested in connection with a land donation, the application
shall show the location of the land to be dedicated and provide evidence that each of the findings
included in Section 17.39.080 can be made.
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5. If a density bonus or concession/incentive is requested for a child care facility, the application shall
show the location and square footage of the child care facilities and provide evidence that each of
the findings included Section 17.39.090 can be made.
B. An application for a density bonus, incentive or concession pursuant to this chapter shall be considered
by and acted upon by the approval body with authority to approve the housing development and subject
to the same administrative appeal procedure, if any. In accordance with state law, neither the granting of
a concession, incentive, waiver, or modification nor the granting of a density bonus shall be interpreted,
in and of itself, to require a general plan amendment, zoning change, variance, or other discretionary
approval.
C. For housing developments requesting a waiver, modification or reduction of a development standard, an
application pursuant to this subsection shall be heard by the city planning commission. A public hearing
shall be held by the planning commission and the commission shall issue a determination. Pursuant to
Government Code Section 65915, the planning commission shall approve the requested
waiver/modification or reduction of development standards, unless one of the following conditions
applies:
1. The waiver/modification is not required to make the proposed affordable housing units feasible; or
2. The waiver/modification will have a specific adverse impact.
The decision of the city planning commission may be appealed to the city council within five (5)
business days of the date the decision is made in the manner provided in Lakeport Municipal Code.
D. Notice of any city determination pursuant to this section shall be provided to the same extent as
required for the underlying development approval.
E. The city will endeavor to expedite the application process to the extent reasonably possible. The approval
process may entail a site-specific rezoning, the subdivision of the land, architectural and design review,
environmental review and/or other land use applications. These approvals may be dealt with
simultaneously, under one application.
17.39.130 State law amendments.
This chapter implements the laws for density bonuses and other incentive and concessions available to
qualified applicants under Government Code Sections 65915 through 65918. In the event these Government
Code sections are amended, those amended provisions shall be incorporated into this chapter as if fully set
forth herein. Should any inconsistencies exist between the amended state law and the provisions set forth in
this chapter, the amended state law shall prevail.

SECTION 3. CEQA. The Ordinance is categorically exempt from environmental review in
accordance with section 15061(b)(3) of the CEQA Guidelines, General Rule that CEQA applies only to projects
which have the potential for causing a significant effect on the environment. The Ordinance will not result in
additional development opportunities or any foreseeable environmental impact. The Ordinance is also
categorically exempt from environmental review under section 15305 of the CEQA Guidelines as a minor
alteration in land use limitations.
SECTION 4. Severability. If any section, subsection, sentence, clause, phrase or portion of this
Ordinance or its application to any person or circumstance 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 or its application to other persons and circumstances. The City Council of the City of
Lakeport 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,
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clauses, phrases, or portions be declared invalid or unconstitutional and, to that end, the provisions hereof are
hereby declared to be severable.
SECTION 5. Publication. The City Clerk shall cause this Ordinance to be published or posted in
accordance with California Government Code section 36933 and shall certify to the adoption of this Ordinance.
SECTION 6. Effective Date. This Ordinance shall take effect thirty days after its adoption pursuant to
California Government Code section 36937.

INTRODUCED and first read at a regular meeting of the City Council on the 21st day of January, 2014,
by the following vote:
AYES:
NOES:
ABSENT:
ABSTAINING:


FINAL PASSAGE AND ADOPTION by the City Council of the City of Lakeport occurred at a
meeting thereof held on the ____ day of __________ 2014, by the following vote:

AYES:
NOES:
ABSENT:
ABSTAINING:


_______________________________
KENNETH PARLET II, Mayor
ATTEST:




_______________________________
KELLY BUENDIA, Acting City Clerk

GOVERNMENT CODE
SECTION 65915-65918
65915. (a) When an applicant seeks a density bonus for a housing
development within, or for the donation of land for housing within,
the jurisdiction of a city, county, or city and county, that local
government shall provide the applicant with incentives or concessions
for the production of housing units and child care facilities as
prescribed in this section. All cities, counties, or cities and
counties shall adopt an ordinance that specifies how compliance with
this section will be implemented. Failure to adopt an ordinance shall
not relieve a city, county, or city and county from complying with
this section.
(b) (1) A city, county, or city and county shall grant one density
bonus, the amount of which shall be as specified in subdivision (f),
and incentives or concessions, as described in subdivision (d), when
an applicant for a housing development seeks and agrees to construct
a housing development, excluding any units permitted by the density
bonus awarded pursuant to this section, that will contain at least
any one of the following:
(A) Ten percent of the total units of a housing development for
lower income households, as defined in Section 50079.5 of the Health
and Safety Code.
(B) Five percent of the total units of a housing development for
very low income households, as defined in Section 50105 of the Health
and Safety Code.
(C) A senior citizen housing development, as defined in Sections
51.3 and 51.12 of the Civil Code, or mobilehome park that limits
residency based on age requirements for housing for older persons
pursuant to Section 798.76 or 799.5 of the Civil Code.
(D) Ten percent of the total dwelling units in a common interest
development as defined in Section 1351 of the Civil Code for persons
and families of moderate income, as defined in Section 50093 of the
Health and Safety Code, provided that all units in the development
are offered to the public for purchase.
(2) For purposes of calculating the amount of the density bonus
pursuant to subdivision (f), the applicant who requests a density
bonus pursuant to this subdivision shall elect whether the bonus
shall be awarded on the basis of subparagraph (A), (B), (C), or (D)
of paragraph (1).
(3) For the purposes of this section, "total units" or "total
dwelling units" does not include units added by a density bonus
awarded pursuant to this section or any local law granting a greater
density bonus.
(c) (1) An applicant shall agree to, and the city, county, or city
and county shall ensure, continued affordability of all low- and
very low income units that qualified the applicant for the award of
the density bonus for 30 years or a longer period of time if required
by the construction or mortgage financing assistance program,
mortgage insurance program, or rental subsidy program. Rents for the
lower income density bonus units shall be set at an affordable rent
as defined in Section 50053 of the Health and Safety Code.
Owner-occupied units shall be available at an affordable housing cost
as defined in Section 50052.5 of the Health and Safety Code.
(2) An applicant shall agree to, and the city, county, or city and
county shall ensure that, the initial occupant of the
moderate-income units that are directly related to the receipt of the
density bonus in the common interest development, as defined in
Section 1351 of the Civil Code, are persons and families of moderate
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Exhibit 4:
California "Density Bonus" Law
income, as defined in Section 50093 of the Health and Safety Code,
and that the units are offered at an affordable housing cost, as that
cost is defined in Section 50052.5 of the Health and Safety Code.
The local government shall enforce an equity sharing agreement,
unless it is in conflict with the requirements of another public
funding source or law. The following apply to the equity sharing
agreement:
(A) Upon resale, the seller of the unit shall retain the value of
any improvements, the downpayment, and the seller's proportionate
share of appreciation. The local government shall recapture any
initial subsidy, as defined in subparagraph (B), and its
proportionate share of appreciation, as defined in subparagraph (C),
which amount shall be used within five years for any of the purposes
described in subdivision (e) of Section 33334.2 of the Health and
Safety Code that promote home ownership.
(B) For purposes of this subdivision, the local government's
initial subsidy shall be equal to the fair market value of the home
at the time of initial sale minus the initial sale price to the
moderate-income household, plus the amount of any downpayment
assistance or mortgage assistance. If upon resale the market value is
lower than the initial market value, then the value at the time of
the resale shall be used as the initial market value.
(C) For purposes of this subdivision, the local government's
proportionate share of appreciation shall be equal to the ratio of
the local government's initial subsidy to the fair market value of
the home at the time of initial sale.
(d) (1) An applicant for a density bonus pursuant to subdivision
(b) may submit to a city, county, or city and county a proposal for
the specific incentives or concessions that the applicant requests
pursuant to this section, and may request a meeting with the city,
county, or city and county. The city, county, or city and county
shall grant the concession or incentive requested by the applicant
unless the city, county, or city and county makes a written finding,
based upon substantial evidence, of any of the following:
(A) The concession or incentive is not required in order to
provide for affordable housing costs, as defined in Section 50052.5
of the Health and Safety Code, or for rents for the targeted units to
be set as specified in subdivision (c).
(B) The concession or incentive would have a specific adverse
impact, as defined in paragraph (2) of subdivision (d) of Section
65589.5, upon public health and safety or the physical environment or
on any real property that is listed in the California Register of
Historical Resources and for which there is no feasible method to
satisfactorily mitigate or avoid the specific adverse impact without
rendering the development unaffordable to low- and moderate-income
households.
(C) The concession or incentive would be contrary to state or
federal law.
(2) The applicant shall receive the following number of incentives
or concessions:
(A) One incentive or concession for projects that include at least
10 percent of the total units for lower income households, at least
5 percent for very low income households, or at least 10 percent for
persons and families of moderate income in a common interest
development.
(B) Two incentives or concessions for projects that include at
least 20 percent of the total units for lower income households, at
least 10 percent for very low income households, or at least 20
percent for persons and families of moderate income in a common
interest development.
(C) Three incentives or concessions for projects that include at
least 30 percent of the total units for lower income households, at
least 15 percent for very low income households, or at least 30
percent for persons and families of moderate income in a common
interest development.
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(3) The applicant may initiate judicial proceedings if the city,
county, or city and county refuses to grant a requested density
bonus, incentive, or concession. If a court finds that the refusal to
grant a requested density bonus, incentive, or concession is in
violation of this section, the court shall award the plaintiff
reasonable attorney's fees and costs of suit. Nothing in this
subdivision shall be interpreted to require a local government to
grant an incentive or concession that has a specific, adverse impact,
as defined in paragraph (2) of subdivision (d) of Section 65589.5,
upon health, safety, or the physical environment, and for which there
is no feasible method to satisfactorily mitigate or avoid the
specific adverse impact. Nothing in this subdivision shall be
interpreted to require a local government to grant an incentive or
concession that would have an adverse impact on any real property
that is listed in the California Register of Historical Resources.
The city, county, or city and county shall establish procedures for
carrying out this section, that shall include legislative body
approval of the means of compliance with this section.
(e) (1) In no case may a city, county, or city and county apply
any development standard that will have the effect of physically
precluding the construction of a development meeting the criteria of
subdivision (b) at the densities or with the concessions or
incentives permitted by this section. An applicant may submit to a
city, county, or city and county a proposal for the waiver or
reduction of development standards that will have the effect of
physically precluding the construction of a development meeting the
criteria of subdivision (b) at the densities or with the concessions
or incentives permitted under this section, and may request a meeting
with the city, county, or city and county. If a court finds that the
refusal to grant a waiver or reduction of development standards is
in violation of this section, the court shall award the plaintiff
reasonable attorney's fees and costs of suit. Nothing in this
subdivision shall be interpreted to require a local government to
waive or reduce development standards if the waiver or reduction
would have a specific, adverse impact, as defined in paragraph (2) of
subdivision (d) of Section 65589.5, upon health, safety, or the
physical environment, and for which there is no feasible method to
satisfactorily mitigate or avoid the specific adverse impact. Nothing
in this subdivision shall be interpreted to require a local
government to waive or reduce development standards that would have
an adverse impact on any real property that is listed in the
California Register of Historical Resources, or to grant any waiver
or reduction that would be contrary to state or federal law.
(2) A proposal for the waiver or reduction of development
standards pursuant to this subdivision shall neither reduce nor
increase the number of incentives or concessions to which the
applicant is entitled pursuant to subdivision (d).
(f) For the purposes of this chapter, "density bonus" means a
density increase over the otherwise maximum allowable residential
density as of the date of application by the applicant to the city,
county, or city and county. The applicant may elect to accept a
lesser percentage of density bonus. The amount of density bonus to
which the applicant is entitled shall vary according to the amount by
which the percentage of affordable housing units exceeds the
percentage established in subdivision (b).
(1) For housing developments meeting the criteria of subparagraph
(A) of paragraph (1) of subdivision (b), the density bonus shall be
calculated as follows:
Percentage Low-Income Percentage Density Bonus
Units
10 20
11 21.5
12 23
13 24.5
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14 26
15 27.5
17 30.5
18 32
19 33.5
20 35
(2) For housing developments meeting the criteria of subparagraph
(B) of paragraph (1) of subdivision (b), the density bonus shall be
calculated as follows:
Percentage Very Low Percentage Density Bonus
Income Units
5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
(3) For housing developments meeting the criteria of subparagraph
(C) of paragraph (1) of subdivision (b), the density bonus shall be
20 percent of the number of senior housing units.
(4) For housing developments meeting the criteria of subparagraph
(D) of paragraph (1) of subdivision (b), the density bonus shall be
calculated as follows:
Percentage Moderate- Percentage Density Bonus
Income Units
10 5
11 6
12 7
13 8
14 9
15 10
16 11
17 12
18 13
19 14
20 15
21 16
22 17
23 18
24 19
25 20
26 21
27 22
28 23
29 24
30 25
31 26
32 27
33 28
34 29
35 30
36 31
37 32
38 33
39 34
40 35
(5) All density calculations resulting in fractional units shall
be rounded up to the next whole number. The granting of a density
bonus shall not be interpreted, in and of itself, to require a
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general plan amendment, local coastal plan amendment, zoning change,
or other discretionary approval.
(g) (1) When an applicant for a tentative subdivision map, parcel
map, or other residential development approval donates land to a
city, county, or city and county in accordance with this subdivision,
the applicant shall be entitled to a 15-percent increase above the
otherwise maximum allowable residential density for the entire
development, as follows:
Percentage Very Low Percentage Density Bonus
Income
10 15
11 16
12 17
13 18
14 19
15 20
16 21
17 22
18 23
19 24
20 25
21 26
22 27
23 28
24 29
25 30
26 31
27 32
28 33
29 34
30 35
(2) This increase shall be in addition to any increase in density
mandated by subdivision (b), up to a maximum combined mandated
density increase of 35 percent if an applicant seeks an increase
pursuant to both this subdivision and subdivision (b). All density
calculations resulting in fractional units shall be rounded up to the
next whole number. Nothing in this subdivision shall be construed to
enlarge or diminish the authority of a city, county, or city and
county to require a developer to donate land as a condition of
development. An applicant shall be eligible for the increased density
bonus described in this subdivision if all of the following
conditions are met:
(A) The applicant donates and transfers the land no later than the
date of approval of the final subdivision map, parcel map, or
residential development application.
(B) The developable acreage and zoning classification of the land
being transferred are sufficient to permit construction of units
affordable to very low income households in an amount not less than
10 percent of the number of residential units of the proposed
development.
(C) The transferred land is at least one acre in size or of
sufficient size to permit development of at least 40 units, has the
appropriate general plan designation, is appropriately zoned with
appropriate development standards for development at the density
described in paragraph (3) of subdivision (c) of Section 65583.2, and
is or will be served by adequate public facilities and
infrastructure.
(D) The transferred land shall have all of the permits and
approvals, other than building permits, necessary for the development
of the very low income housing units on the transferred land, not
later than the date of approval of the final subdivision map, parcel
map, or residential development application, except that the local
government may subject the proposed development to subsequent design
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review to the extent authorized by subdivision (i) of Section 65583.2
if the design is not reviewed by the local government prior to the
time of transfer.
(E) The transferred land and the affordable units shall be subject
to a deed restriction ensuring continued affordability of the units
consistent with paragraphs (1) and (2) of subdivision (c), which
shall be recorded on the property at the time of the transfer.
(F) The land is transferred to the local agency or to a housing
developer approved by the local agency. The local agency may require
the applicant to identify and transfer the land to the developer.
(G) The transferred land shall be within the boundary of the
proposed development or, if the local agency agrees, within
one-quarter mile of the boundary of the proposed development.
(H) A proposed source of funding for the very low income units
shall be identified not later than the date of approval of the final
subdivision map, parcel map, or residential development application.
(h) (1) When an applicant proposes to construct a housing
development that conforms to the requirements of subdivision (b) and
includes a child care facility that will be located on the premises
of, as part of, or adjacent to, the project, the city, county, or
city and county shall grant either of the following:
(A) An additional density bonus that is an amount of square feet
of residential space that is equal to or greater than the amount of
square feet in the child care facility.
(B) An additional concession or incentive that contributes
significantly to the economic feasibility of the construction of the
child care facility.
(2) The city, county, or city and county shall require, as a
condition of approving the housing development, that the following
occur:
(A) The child care facility shall remain in operation for a period
of time that is as long as or longer than the period of time during
which the density bonus units are required to remain affordable
pursuant to subdivision (c).
(B) Of the children who attend the child care facility, the
children of very low income households, lower income households, or
families of moderate income shall equal a percentage that is equal to
or greater than the percentage of dwelling units that are required
for very low income households, lower income households, or families
of moderate income pursuant to subdivision (b).
(3) Notwithstanding any requirement of this subdivision, a city,
county, or a city and county shall not be required to provide a
density bonus or concession for a child care facility if it finds,
based upon substantial evidence, that the community has adequate
child care facilities.
(4) "Child care facility," as used in this section, means a child
day care facility other than a family day care home, including, but
not limited to, infant centers, preschools, extended day care
facilities, and schoolage child care centers.
(i) "Housing development," as used in this section, means a
development project for five or more residential units. For the
purposes of this section, "housing development" also includes a
subdivision or common interest development, as defined in Section
1351 of the Civil Code, approved by a city, county, or city and
county and consists of residential units or unimproved residential
lots and either a project to substantially rehabilitate and convert
an existing commercial building to residential use or the substantial
rehabilitation of an existing multifamily dwelling, as defined in
subdivision (d) of Section 65863.4, where the result of the
rehabilitation would be a net increase in available residential
units. For the purpose of calculating a density bonus, the
residential units shall be on contiguous sites that are the subject
of one development application, but do not have to be based upon
individual subdivision maps or parcels . The density bonus shall be
permitted in geographic areas of the housing development other than
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the areas where the units for the lower income households are
located.
(j) The granting of a concession or incentive shall not be
interpreted, in and of itself, to require a general plan amendment,
local coastal plan amendment, zoning change, or other discretionary
approval. This provision is declaratory of existing law.
(k) For the purposes of this chapter, concession or incentive
means any of the following:
(1) A reduction in site development standards or a modification of
zoning code requirements or architectural design requirements that
exceed the minimum building standards approved by the California
Building Standards Commission as provided in Part 2.5 (commencing
with Section 18901) of Division 13 of the Health and Safety Code,
including, but not limited to, a reduction in setback and square
footage requirements and in the ratio of vehicular parking spaces
that would otherwise be required that results in identifiable,
financially sufficient, and actual cost reductions.
(2) Approval of mixed use zoning in conjunction with the housing
project if commercial, office, industrial, or other land uses will
reduce the cost of the housing development and if the commercial,
office, industrial, or other land uses are compatible with the
housing project and the existing or planned development in the area
where the proposed housing project will be located.
(3) Other regulatory incentives or concessions proposed by the
developer or the city, county, or city and county that result in
identifiable, financially sufficient, and actual cost reductions.
(l) Subdivision (k) does not limit or require the provision of
direct financial incentives for the housing development, including
the provision of publicly owned land, by the city, county, or city
and county, or the waiver of fees or dedication requirements.
(m) Nothing in this section shall be construed to supersede or in
any way alter or lessen the effect or application of the California
Coastal Act (Division 20 (commencing with Section 30000) of the
Public Resources Code).
(n) If permitted by local ordinance, nothing in this section shall
be construed to prohibit a city, county, or city and county from
granting a density bonus greater than what is described in this
section for a development that meets the requirements of this section
or from granting a proportionately lower density bonus than what is
required by this section for developments that do not meet the
requirements of this section.
(o) For purposes of this section, the following definitions shall
apply:
(1) "Development standard" includes a site or construction
condition, including, but not limited to, a height limitation, a
setback requirement, a floor area ratio, an onsite open-space
requirement, or a parking ratio that applies to a residential
development pursuant to any ordinance, general plan element, specific
plan, charter, or other local condition, law, policy, resolution, or
regulation.
(2) "Maximum allowable residential density" means the density
allowed under the zoning ordinance and land use element of the
general plan, or if a range of density is permitted, means the
maximum allowable density for the specific zoning range and land use
element of the general plan applicable to the project. Where the
density allowed under the zoning ordinance is inconsistent with the
density allowed under the land use element of the general plan, the
general plan density shall prevail.
(p) (1) Upon the request of the developer, no city, county, or
city and county shall require a vehicular parking ratio, inclusive of
handicapped and guest parking, of a development meeting the criteria
of subdivision (b), that exceeds the following ratios:
(A) Zero to one bedroom: one onsite parking space.
(B) Two to three bedrooms: two onsite parking spaces.
(C) Four and more bedrooms: two and one-half parking spaces.
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(2) If the total number of parking spaces required for a
development is other than a whole number, the number shall be rounded
up to the next whole number. For purposes of this subdivision, a
development may provide "onsite parking" through tandem parking or
uncovered parking, but not through onstreet parking.
(3) This subdivision shall apply to a development that meets the
requirements of subdivision (b) but only at the request of the
applicant. An applicant may request parking incentives or concessions
beyond those provided in this subdivision pursuant to subdivision
(d).
65915. (a) When an applicant seeks a density bonus for a housing
development within, or for the donation of land for housing within,
the jurisdiction of a city, county, or city and county, that local
government shall provide the applicant with incentives or concessions
for the production of housing units and child care facilities as
prescribed in this section. All cities, counties, or cities and
counties shall adopt an ordinance that specifies how compliance with
this section will be implemented. Failure to adopt an ordinance shall
not relieve a city, county, or city and county from complying with
this section.
(b) (1) A city, county, or city and county shall grant one density
bonus, the amount of which shall be as specified in subdivision (f),
and incentives or concessions, as described in subdivision (d), when
an applicant for a housing development seeks and agrees to construct
a housing development, excluding any units permitted by the density
bonus awarded pursuant to this section, that will contain at least
any one of the following:
(A) Ten percent of the total units of a housing development for
lower income households, as defined in Section 50079.5 of the Health
and Safety Code.
(B) Five percent of the total units of a housing development for
very low income households, as defined in Section 50105 of the Health
and Safety Code.
(C) A senior citizen housing development, as defined in Sections
51.3 and 51.12 of the Civil Code, or mobilehome park that limits
residency based on age requirements for housing for older persons
pursuant to Section 798.76 or 799.5 of the Civil Code.
(D) Ten percent of the total dwelling units in a common interest
development as defined in Section 4100 of the Civil Code for persons
and families of moderate income, as defined in Section 50093 of the
Health and Safety Code, provided that all units in the development
are offered to the public for purchase.
(2) For purposes of calculating the amount of the density bonus
pursuant to subdivision (f), the applicant who requests a density
bonus pursuant to this subdivision shall elect whether the bonus
shall be awarded on the basis of subparagraph (A), (B), (C), or (D)
of paragraph (1).
(3) For the purposes of this section, "total units" or "total
dwelling units" does not include units added by a density bonus
awarded pursuant to this section or any local law granting a greater
density bonus.
(c) (1) An applicant shall agree to, and the city, county, or city
and county shall ensure, continued affordability of all low- and
very low income units that qualified the applicant for the award of
the density bonus for 30 years or a longer period of time if required
by the construction or mortgage financing assistance program,
mortgage insurance program, or rental subsidy program. Rents for the
lower income density bonus units shall be set at an affordable rent
as defined in Section 50053 of the Health and Safety Code.
Owner-occupied units shall be available at an affordable housing cost
as defined in Section 50052.5 of the Health and Safety Code.
(2) An applicant shall agree to, and the city, county, or city and
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county shall ensure that, the initial occupant of the
moderate-income units that are directly related to the receipt of the
density bonus in the common interest development, as defined in
Section 4100 of the Civil Code, are persons and families of moderate
income, as defined in Section 50093 of the Health and Safety Code,
and that the units are offered at an affordable housing cost, as that
cost is defined in Section 50052.5 of the Health and Safety Code.
The local government shall enforce an equity sharing agreement,
unless it is in conflict with the requirements of another public
funding source or law. The following apply to the equity sharing
agreement:
(A) Upon resale, the seller of the unit shall retain the value of
any improvements, the downpayment, and the seller's proportionate
share of appreciation. The local government shall recapture any
initial subsidy, as defined in subparagraph (B), and its
proportionate share of appreciation, as defined in subparagraph (C),
which amount shall be used within five years for any of the purposes
described in subdivision (e) of Section 33334.2 of the Health and
Safety Code that promote home ownership.
(B) For purposes of this subdivision, the local government's
initial subsidy shall be equal to the fair market value of the home
at the time of initial sale minus the initial sale price to the
moderate-income household, plus the amount of any downpayment
assistance or mortgage assistance. If upon resale the market value is
lower than the initial market value, then the value at the time of
the resale shall be used as the initial market value.
(C) For purposes of this subdivision, the local government's
proportionate share of appreciation shall be equal to the ratio of
the local government's initial subsidy to the fair market value of
the home at the time of initial sale.
(d) (1) An applicant for a density bonus pursuant to subdivision
(b) may submit to a city, county, or city and county a proposal for
the specific incentives or concessions that the applicant requests
pursuant to this section, and may request a meeting with the city,
county, or city and county. The city, county, or city and county
shall grant the concession or incentive requested by the applicant
unless the city, county, or city and county makes a written finding,
based upon substantial evidence, of any of the following:
(A) The concession or incentive is not required in order to
provide for affordable housing costs, as defined in Section 50052.5
of the Health and Safety Code, or for rents for the targeted units to
be set as specified in subdivision (c).
(B) The concession or incentive would have a specific adverse
impact, as defined in paragraph (2) of subdivision (d) of Section
65589.5, upon public health and safety or the physical environment or
on any real property that is listed in the California Register of
Historical Resources and for which there is no feasible method to
satisfactorily mitigate or avoid the specific adverse impact without
rendering the development unaffordable to low- and moderate-income
households.
(C) The concession or incentive would be contrary to state or
federal law.
(2) The applicant shall receive the following number of incentives
or concessions:
(A) One incentive or concession for projects that include at least
10 percent of the total units for lower income households, at least
5 percent for very low income households, or at least 10 percent for
persons and families of moderate income in a common interest
development.
(B) Two incentives or concessions for projects that include at
least 20 percent of the total units for lower income households, at
least 10 percent for very low income households, or at least 20
percent for persons and families of moderate income in a common
interest development.
(C) Three incentives or concessions for projects that include at
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least 30 percent of the total units for lower income households, at
least 15 percent for very low income households, or at least 30
percent for persons and families of moderate income in a common
interest development.
(3) The applicant may initiate judicial proceedings if the city,
county, or city and county refuses to grant a requested density
bonus, incentive, or concession. If a court finds that the refusal to
grant a requested density bonus, incentive, or concession is in
violation of this section, the court shall award the plaintiff
reasonable attorney's fees and costs of suit. Nothing in this
subdivision shall be interpreted to require a local government to
grant an incentive or concession that has a specific, adverse impact,
as defined in paragraph (2) of subdivision (d) of Section 65589.5,
upon health, safety, or the physical environment, and for which there
is no feasible method to satisfactorily mitigate or avoid the
specific adverse impact. Nothing in this subdivision shall be
interpreted to require a local government to grant an incentive or
concession that would have an adverse impact on any real property
that is listed in the California Register of Historical Resources.
The city, county, or city and county shall establish procedures for
carrying out this section, that shall include legislative body
approval of the means of compliance with this section.
(e) (1) In no case may a city, county, or city and county apply
any development standard that will have the effect of physically
precluding the construction of a development meeting the criteria of
subdivision (b) at the densities or with the concessions or
incentives permitted by this section. An applicant may submit to a
city, county, or city and county a proposal for the waiver or
reduction of development standards that will have the effect of
physically precluding the construction of a development meeting the
criteria of subdivision (b) at the densities or with the concessions
or incentives permitted under this section, and may request a meeting
with the city, county, or city and county. If a court finds that the
refusal to grant a waiver or reduction of development standards is
in violation of this section, the court shall award the plaintiff
reasonable attorney's fees and costs of suit. Nothing in this
subdivision shall be interpreted to require a local government to
waive or reduce development standards if the waiver or reduction
would have a specific, adverse impact, as defined in paragraph (2) of
subdivision (d) of Section 65589.5, upon health, safety, or the
physical environment, and for which there is no feasible method to
satisfactorily mitigate or avoid the specific adverse impact. Nothing
in this subdivision shall be interpreted to require a local
government to waive or reduce development standards that would have
an adverse impact on any real property that is listed in the
California Register of Historical Resources, or to grant any waiver
or reduction that would be contrary to state or federal law.
(2) A proposal for the waiver or reduction of development
standards pursuant to this subdivision shall neither reduce nor
increase the number of incentives or concessions to which the
applicant is entitled pursuant to subdivision (d).
(f) For the purposes of this chapter, "density bonus" means a
density increase over the otherwise maximum allowable residential
density as of the date of application by the applicant to the city,
county, or city and county. The applicant may elect to accept a
lesser percentage of density bonus. The amount of density bonus to
which the applicant is entitled shall vary according to the amount by
which the percentage of affordable housing units exceeds the
percentage established in subdivision (b).
(1) For housing developments meeting the criteria of subparagraph
(A) of paragraph (1) of subdivision (b), the density bonus shall be
calculated as follows:
Percentage Low-Income Percentage Density Bonus
Units
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10 20
11 21.5
12 23
13 24.5
14 26
15 27.5
17 30.5
18 32
19 33.5
20 35
(2) For housing developments meeting the criteria of subparagraph
(B) of paragraph (1) of subdivision (b), the density bonus shall be
calculated as follows:
Percentage Very Low Percentage Density Bonus
Income Units
5 20
6 22.5
7 25
8 27.5
9 30
10 32.5
11 35
(3) For housing developments meeting the criteria of subparagraph
(C) of paragraph (1) of subdivision (b), the density bonus shall be
20 percent of the number of senior housing units.
(4) For housing developments meeting the criteria of subparagraph
(D) of paragraph (1) of subdivision (b), the density bonus shall be
calculated as follows:
Percentage Moderate- Percentage Density Bonus
Income Units
10 5
11 6
12 7
13 8
14 9
15 10
16 11
17 12
18 13
19 14
20 15
21 16
22 17
23 18
24 19
25 20
26 21
27 22
28 23
29 24
30 25
31 26
32 27
33 28
34 29
35 30
36 31
37 32
38 33
39 34
40 35
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(5) All density calculations resulting in fractional units shall
be rounded up to the next whole number. The granting of a density
bonus shall not be interpreted, in and of itself, to require a
general plan amendment, local coastal plan amendment, zoning change,
or other discretionary approval.
(g) (1) When an applicant for a tentative subdivision map, parcel
map, or other residential development approval donates land to a
city, county, or city and county in accordance with this subdivision,
the applicant shall be entitled to a 15-percent increase above the
otherwise maximum allowable residential density for the entire
development, as follows:
Percentage Very Low Percentage Density Bonus
Income
10 15
11 16
12 17
13 18
14 19
15 20
16 21
17 22
18 23
19 24
20 25
21 26
22 27
23 28
24 29
25 30
26 31
27 32
28 33
29 34
30 35
(2) This increase shall be in addition to any increase in density
mandated by subdivision (b), up to a maximum combined mandated
density increase of 35 percent if an applicant seeks an increase
pursuant to both this subdivision and subdivision (b). All density
calculations resulting in fractional units shall be rounded up to the
next whole number. Nothing in this subdivision shall be construed to
enlarge or diminish the authority of a city, county, or city and
county to require a developer to donate land as a condition of
development. An applicant shall be eligible for the increased density
bonus described in this subdivision if all of the following
conditions are met:
(A) The applicant donates and transfers the land no later than the
date of approval of the final subdivision map, parcel map, or
residential development application.
(B) The developable acreage and zoning classification of the land
being transferred are sufficient to permit construction of units
affordable to very low income households in an amount not less than
10 percent of the number of residential units of the proposed
development.
(C) The transferred land is at least one acre in size or of
sufficient size to permit development of at least 40 units, has the
appropriate general plan designation, is appropriately zoned with
appropriate development standards for development at the density
described in paragraph (3) of subdivision (c) of Section 65583.2, and
is or will be served by adequate public facilities and
infrastructure.
(D) The transferred land shall have all of the permits and
approvals, other than building permits, necessary for the development
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of the very low income housing units on the transferred land, not
later than the date of approval of the final subdivision map, parcel
map, or residential development application, except that the local
government may subject the proposed development to subsequent design
review to the extent authorized by subdivision (i) of Section 65583.2
if the design is not reviewed by the local government prior to the
time of transfer.
(E) The transferred land and the affordable units shall be subject
to a deed restriction ensuring continued affordability of the units
consistent with paragraphs (1) and (2) of subdivision (c), which
shall be recorded on the property at the time of the transfer.
(F) The land is transferred to the local agency or to a housing
developer approved by the local agency. The local agency may require
the applicant to identify and transfer the land to the developer.
(G) The transferred land shall be within the boundary of the
proposed development or, if the local agency agrees, within
one-quarter mile of the boundary of the proposed development.
(H) A proposed source of funding for the very low income units
shall be identified not later than the date of approval of the final
subdivision map, parcel map, or residential development application.
(h) (1) When an applicant proposes to construct a housing
development that conforms to the requirements of subdivision (b) and
includes a child care facility that will be located on the premises
of, as part of, or adjacent to, the project, the city, county, or
city and county shall grant either of the following:
(A) An additional density bonus that is an amount of square feet
of residential space that is equal to or greater than the amount of
square feet in the child care facility.
(B) An additional concession or incentive that contributes
significantly to the economic feasibility of the construction of the
child care facility.
(2) The city, county, or city and county shall require, as a
condition of approving the housing development, that the following
occur:
(A) The child care facility shall remain in operation for a period
of time that is as long as or longer than the period of time during
which the density bonus units are required to remain affordable
pursuant to subdivision (c).
(B) Of the children who attend the child care facility, the
children of very low income households, lower income households, or
families of moderate income shall equal a percentage that is equal to
or greater than the percentage of dwelling units that are required
for very low income households, lower income households, or families
of moderate income pursuant to subdivision (b).
(3) Notwithstanding any requirement of this subdivision, a city,
county, or city and county shall not be required to provide a density
bonus or concession for a child care facility if it finds, based
upon substantial evidence, that the community has adequate child care
facilities.
(4) "Child care facility," as used in this section, means a child
day care facility other than a family day care home, including, but
not limited to, infant centers, preschools, extended day care
facilities, and schoolage child care centers.
(i) "Housing development," as used in this section, means a
development project for five or more residential units. For the
purposes of this section, "housing development" also includes a
subdivision or common interest development, as defined in Section
4100 of the Civil Code, approved by a city, county, or city and
county and consists of residential units or unimproved residential
lots and either a project to substantially rehabilitate and convert
an existing commercial building to residential use or the substantial
rehabilitation of an existing multifamily dwelling, as defined in
subdivision (d) of Section 65863.4, where the result of the
rehabilitation would be a net increase in available residential
units. For the purpose of calculating a density bonus, the
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residential units shall be on contiguous sites that are the subject
of one development application, but do not have to be based upon
individual subdivision maps or parcels . The density bonus shall be
permitted in geographic areas of the housing development other than
the areas where the units for the lower income households are
located.
(j) The granting of a concession or incentive shall not be
interpreted, in and of itself, to require a general plan amendment,
local coastal plan amendment, zoning change, or other discretionary
approval. This provision is declaratory of existing law.
(k) For the purposes of this chapter, concession or incentive
means any of the following:
(1) A reduction in site development standards or a modification of
zoning code requirements or architectural design requirements that
exceed the minimum building standards approved by the California
Building Standards Commission as provided in Part 2.5 (commencing
with Section 18901) of Division 13 of the Health and Safety Code,
including, but not limited to, a reduction in setback and square
footage requirements and in the ratio of vehicular parking spaces
that would otherwise be required that results in identifiable,
financially sufficient, and actual cost reductions.
(2) Approval of mixed use zoning in conjunction with the housing
project if commercial, office, industrial, or other land uses will
reduce the cost of the housing development and if the commercial,
office, industrial, or other land uses are compatible with the
housing project and the existing or planned development in the area
where the proposed housing project will be located.
(3) Other regulatory incentives or concessions proposed by the
developer or the city, county, or city and county that result in
identifiable, financially sufficient, and actual cost reductions.
(l) Subdivision (k) does not limit or require the provision of
direct financial incentives for the housing development, including
the provision of publicly owned land, by the city, county, or city
and county, or the waiver of fees or dedication requirements.
(m) Nothing in this section shall be construed to supersede or in
any way alter or lessen the effect or application of the California
Coastal Act (Division 20 (commencing with Section 30000) of the
Public Resources Code).
(n) If permitted by local ordinance, nothing in this section shall
be construed to prohibit a city, county, or city and county from
granting a density bonus greater than what is described in this
section for a development that meets the requirements of this section
or from granting a proportionately lower density bonus than what is
required by this section for developments that do not meet the
requirements of this section.
(o) For purposes of this section, the following definitions shall
apply:
(1) "Development standard" includes a site or construction
condition, including, but not limited to, a height limitation, a
setback requirement, a floor area ratio, an onsite open-space
requirement, or a parking ratio that applies to a residential
development pursuant to any ordinance, general plan element, specific
plan, charter, or other local condition, law, policy, resolution, or
regulation.
(2) "Maximum allowable residential density" means the density
allowed under the zoning ordinance and land use element of the
general plan, or if a range of density is permitted, means the
maximum allowable density for the specific zoning range and land use
element of the general plan applicable to the project. Where the
density allowed under the zoning ordinance is inconsistent with the
density allowed under the land use element of the general plan, the
general plan density shall prevail.
(p) (1) Upon the request of the developer, no city, county, or
city and county shall require a vehicular parking ratio, inclusive of
handicapped and guest parking, of a development meeting the criteria
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of subdivision (b), that exceeds the following ratios:
(A) Zero to one bedroom: one onsite parking space.
(B) Two to three bedrooms: two onsite parking spaces.
(C) Four and more bedrooms: two and one-half parking spaces.
(2) If the total number of parking spaces required for a
development is other than a whole number, the number shall be rounded
up to the next whole number. For purposes of this subdivision, a
development may provide "onsite parking" through tandem parking or
uncovered parking, but not through onstreet parking.
(3) This subdivision shall apply to a development that meets the
requirements of subdivision (b) but only at the request of the
applicant. An applicant may request parking incentives or concessions
beyond those provided in this subdivision pursuant to subdivision
(d).
65915.5. (a) When an applicant for approval to convert apartments
to a condominium project agrees to provide at least 33 percent of the
total units of the proposed condominium project to persons and
families of low or moderate income as defined in Section 50093 of the
Health and Safety Code, or 15 percent of the total units of the
proposed condominium project to lower income households as defined in
Section 50079.5 of the Health and Safety Code, and agrees to pay for
the reasonably necessary administrative costs incurred by a city,
county, or city and county pursuant to this section, the city,
county, or city and county shall either (1) grant a density bonus or
(2) provide other incentives of equivalent financial value. A city,
county, or city and county may place such reasonable conditions on
the granting of a density bonus or other incentives of equivalent
financial value as it finds appropriate, including, but not limited
to, conditions which assure continued affordability of units to
subsequent purchasers who are persons and families of low and
moderate income or lower income households.
(b) For purposes of this section, "density bonus" means an
increase in units of 25 percent over the number of apartments, to be
provided within the existing structure or structures proposed for
conversion.
(c) For purposes of this section, "other incentives of equivalent
financial value" shall not be construed to require a city, county, or
city and county to provide cash transfer payments or other monetary
compensation but may include the reduction or waiver of requirements
which the city, county, or city and county might otherwise apply as
conditions of conversion approval.
(d) An applicant for approval to convert apartments to a
condominium project may submit to a city, county, or city and county
a preliminary proposal pursuant to this section prior to the
submittal of any formal requests for subdivision map approvals. The
city, county, or city and county shall, within 90 days of receipt of
a written proposal, notify the applicant in writing of the manner in
which it will comply with this section. The city, county, or city and
county shall establish procedures for carrying out this section,
which shall include legislative body approval of the means of
compliance with this section.
(e) Nothing in this section shall be construed to require a city,
county, or city and county to approve a proposal to convert
apartments to condominiums.
(f) An applicant shall be ineligible for a density bonus or other
incentives under this section if the apartments proposed for
conversion constitute a housing development for which a density bonus
or other incentives were provided under Section 65915.
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65916. Where there is a direct financial contribution to a housing
development pursuant to Section 65915 through participation in cost
of infrastructure, write-down of land costs, or subsidizing the cost
of construction, the city, county, or city and county shall assure
continued availability for low- and moderate-income units for 30
years. When appropriate, the agreement provided for in Section 65915
shall specify the mechanisms and procedures necessary to carry out
this section.
65917. In enacting this chapter it is the intent of the Legislature
that the density bonus or other incentives offered by the city,
county, or city and county pursuant to this chapter shall contribute
significantly to the economic feasibility of lower income housing in
proposed housing developments. In the absence of an agreement by a
developer in accordance with Section 65915, a locality shall not
offer a density bonus or any other incentive that would undermine the
intent of this chapter.
65917.5. (a) As used in this section, the following terms shall
have the following meanings:
(1) "Child care facility" means a facility installed, operated,
and maintained under this section for the nonresidential care of
children as defined under applicable state licensing requirements for
the facility.
(2) "Density bonus" means a floor area ratio bonus over the
otherwise maximum allowable density permitted under the applicable
zoning ordinance and land use elements of the general plan of a city,
including a charter city, city and county, or county of:
(A) A maximum of five square feet of floor area for each one
square foot of floor area contained in the child care facility for
existing structures.
(B) A maximum of 10 square feet of floor area for each one square
foot of floor area contained in the child care facility for new
structures.
For purposes of calculating the density bonus under this section,
both indoor and outdoor square footage requirements for the child
care facility as set forth in applicable state child care licensing
requirements shall be included in the floor area of the child care
facility.
(3) "Developer" means the owner or other person, including a
lessee, having the right under the applicable zoning ordinance of a
city council, including a charter city council, city and county board
of supervisors, or county board of supervisors to make an
application for development approvals for the development or
redevelopment of a commercial or industrial project.
(4) "Floor area" means as to a commercial or industrial project,
the floor area as calculated under the applicable zoning ordinance of
a city council, including a charter city council, city and county
board of supervisors, or county board of supervisors and as to a
child care facility, the total area contained within the exterior
walls of the facility and all outdoor areas devoted to the use of the
facility in accordance with applicable state child care licensing
requirements.
(b) A city council, including a charter city council, city and
county board of supervisors, or county board of supervisors may
establish a procedure by ordinance to grant a developer of a
commercial or industrial project, containing at least 50,000 square
feet of floor area, a density bonus when that developer has set aside
at least 2,000 square feet of floor area and 3,000 outdoor square
feet to be used for a child care facility. The granting of a bonus
shall not preclude a city council, including a charter city council,
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city and county board of supervisors, or county board of supervisors
from imposing necessary conditions on the project or on the
additional square footage. Projects constructed under this section
shall conform to height, setback, lot coverage, architectural review,
site plan review, fees, charges, and other health, safety, and
zoning requirements generally applicable to construction in the zone
in which the property is located. A consortium with more than one
developer may be permitted to achieve the threshold amount for the
available density bonus with each developer's density bonus equal to
the percentage participation of the developer. This facility may be
located on the project site or may be located offsite as agreed upon
by the developer and local agency. If the child care facility is not
located on the site of the project, the local agency shall determine
whether the location of the child care facility is appropriate and
whether it conforms with the intent of this section. The child care
facility shall be of a size to comply with all state licensing
requirements in order to accommodate at least 40 children.
(c) The developer may operate the child care facility itself or
may contract with a licensed child care provider to operate the
facility. In all cases, the developer shall show ongoing coordination
with a local child care resource and referral network or local
governmental child care coordinator in order to qualify for the
density bonus.
(d) If the developer uses space allocated for child care facility
purposes, in accordance with subdivision (b), for purposes other than
for a child care facility, an assessment based on the square footage
of the project may be levied and collected by the city council,
including a charter city council, city and county board of
supervisors, or county board of supervisors. The assessment shall be
consistent with the market value of the space. If the developer fails
to have the space allocated for the child care facility within three
years, from the date upon which the first temporary certificate of
occupancy is granted, an assessment based on the square footage of
the project may be levied and collected by the city council,
including a charter city council, city and county board of
supervisors, or county board of supervisors in accordance with
procedures to be developed by the legislative body of the city
council, including a charter city council, city and county board of
supervisors, or county board of supervisors. The assessment shall be
consistent with the market value of the space. A penalty levied
against a consortium of developers shall be charged to each developer
in an amount equal to the developer's percentage square feet
participation. Funds collected pursuant to this subdivision shall be
deposited by the city council, including a charter city council, city
and county board of supervisors, or county board of supervisors into
a special account to be used for child care services or child care
facilities.
(e) Once the child care facility has been established, prior to
the closure, change in use, or reduction in the physical size of, the
facility, the city, city council, including a charter city council,
city and county board of supervisors, or county board of supervisors
shall be required to make a finding that the need for child care is
no longer present, or is not present to the same degree as it was at
the time the facility was established.
(f) The requirements of Chapter 5 (commencing with Section 66000)
and of the amendments made to Sections 53077, 54997, and 54998 by
Chapter 1002 of the Statutes of 1987 shall not apply to actions taken
in accordance with this section.
(g) This section shall not apply to a voter-approved ordinance
adopted by referendum or initiative.
65918. The provisions of this chapter shall apply to charter
cities.
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Meeting Date: January 21, 2014 Page 1 Agenda Item #VI.A.2
CITY OF LAKEPORT
City Council
City of Lakeport Municipal Sewer District

STAFF REPORT
RE: Housing Element Update / Professional Services Contract MEETING DATE: 1-21-14
SUBMITTED BY: Andrew Britton, Planning Services Manager
PURPOSE OF REPORT: Information only Discussion Action Item

WHAT IS BEING ASKED OF THE CITY COUNCIL/BOARD:
Accept recommendation from the City’s Consultant Selection Board to negotiate a professional services
contract with De Novo Planning Group to prepare the State-mandated update to the housing element of
the City’s General Plan.
BACKGROUND:
The housing element is one of seven State-mandated elements of the City’s General Plan. California
housing element law requires local governments to adequately plan to meet their existing and projected
housing needs including their share of the regional housing need. Housing element law is the State’s
primary market-based strategy to increase the supply and diversity of housing. The law recognizes that in
order for the private sector to adequately address housing needs and demand, local governments must adopt
land-use plans and regulatory schemes that provide opportunities for, and do not unduly constrain, housing
development.
Housing elements are specifically required to include an assessment of existing and projected housing needs;
a site inventory and analysis of land suitable for residential development; a plan embodied in goals, policies
and implementation strategies to meet the regional housing needs; an analysis of constraints on housing
development; programs to conserve and improve existing housing stock; and the quantification of new units
to be constructed, rehabilitated or conserved.
The State also requires that housing elements be updated on a schedule set by the State to account for
changes in the local housing market and to identify parcels that can be rezoned for possible future housing
development in order to meet continuing regional housing needs. The California Department of Housing
and Community Development (HCD) is charged with the review and certification of housing elements and
the periodic updates. Certification of the housing element is a requirement for most State grant and loan
programs, including CDBG and HOME grants. The City is currently administering a $700,000 HOME
grant that provides loan and grant funding for qualified first-time homebuyers as well as housing
rehabilitation funds for qualified owner-occupied single family dwellings.
Recent State law (SB 244, enacted in 2011) also requires cities and counties to address the infrastructure and
service needs of unincorporated disadvantaged communities in their general plans. SB 244 requires that
before the date for adoption of the next housing element after January 1, 2012, the General Plan land use
element must be updated to identify unincorporated disadvantaged communities; analyze for each identified
community the water, wastewater, stormwater drainage, and structural fire protection deficiencies and needs;
and identify financial funding alternatives for the extension of services to identified communities.
The City’s existing Housing Element was adopted by the City Council in 2009 and covers the period
through 2014. Housing elements are required to be updated within time periods identified by HCD,
Meeting Date: January 21, 2014 Page 2 Agenda Item #VI.A.2
generally called “planning periods.” Within each planning period, regional housing needs are identified for
each jurisdiction. The regional housing need as well as other requirements must be met in order for HCD
to consider certification of a jurisdiction’s housing element.
The City’s updated housing element will cover the 2014-2021 planning period and must be certified by
HCD by June 30, 2014. As such, we are on a tight schedule to submit a draft Housing Element update
before the deadline. The housing element update process will include public outreach activities and public
hearings with the Planning Commission and City Council.
It is important to note that State law (Government Code 65588, et. seq.) indicates that failure to have an
HCD-certified housing element within 120 days of the due date will require the City to revise its housing
element not less than every four years until the local government has adopted at least two consecutive
revisions by the statutory deadline.
DISCUSSION:
The City issued a Request for Proposals (RFP) for an update of the housing element in early December
2013 (Attachment #1). RFPs were sent to the following eight qualified housing element consultants:
De Novo Planning Group
Sacramento, California
ESA | Community Development
Los Angeles, CA
MintierHarnish
Sacramento, CA
The Planning Center DC & E
Berkeley, California
PMC
Rancho Cordova, CA
Quad Knopf, Inc.
Visalia, CA
RBF Consulting
Sacramento CA
Willdan Engineering
Sacramento, California
There are no local consultant firms who provide these specialized services.
Three proposals were received by the December 30 deadline. The consultants and the proposed contract
amounts are as follows:
• De Novo Planning Group ($29,260)
• MintierHarnish Planning Consultants ($32,500 plus $820 to attend each public hearing)
• PMC ($29,900)
The City formed a Consultant Selection Board (CSB) that included Scott Harter, City Engineer/Acting
Community Development Director; Andrew Britton, Planning Services Manager; and Kevin Ingram,
Principal Planner with the County of Lake. The CSB met on January 9, 2014 to review and rank the three
proposals. The CSB used the attached project evaluation sheet (Attachment #2) to rate each proposal. The
following table reflects the rankings from the CSB members:
De Novo MintierHarnish PMC
Reviewer 1 1 3 2
Reviewer 2 1 3 2
Reviewer 3 1 3 2
Meeting Date: January 21, 2014 Page 3 Agenda Item #VI.A.2
De Novo Planning Group’s proposal is attached (Attachment #3) and describes the tasks needed to
complete the housing element update and the related costs/expenses. Page 26 of the proposal includes a
cost estimate and fee schedule that indicates the project will be completed for a not-to-exceed cost of
$29,620. De Novo has indicated that the housing element update will be completed in accordance with the
State’s deadline. The proposal also addresses the tasks associated with complying with AB 244, including
potential amendments to the General Plan’s land use element. The consultant has committed to assisting
the City with all aspects of this project.
It is important to note that De Novo Planning Group successfully prepared the City’s current housing
element and is very familiar with the housing-related issues facing the City as well as the housing element
regulations established by HCD. This will be beneficial due to the expedited schedule of this update. Staff
from De Novo has also provided complimentary technical assistance to City staff on various housing-
related issues subsequent to the adoption of the current housing element.
Staff is very confident that De Novo will prepare an excellent housing element update that will comply with
all applicable State laws and include the appropriate policies and programs that are expected to be
implemented during the 2014-2021 planning period.
OPTION:
Accept the recommendation of the Consultant Selection Board and direct staff to begin contract
negotiations with De Novo Planning Group to prepare the housing element update.
FISCAL IMPACT:
None $29,260 Account Number: 110-1050-930.000 Comments: When
preparing the FY 2013-2014 budget, staff believed that a housing element update prepared by a qualified
consultant would cost approximately $40,000. That amount was set aside in the approved final Community
Development Department budget. Staff is very pleased that the proposed cost will be approximately
$30,000.
SUGGESTED MOTION:
Move to authorize City staff to negotiate a professional services contract and scope of work with De Novo
Planning Group for the City of Lakeport housing element update and to authorize the City Manager to sign
the contract and documents pertaining to this project. The contract amount shall not exceed $29,260.


Attachments:
1. Housing Element RFP
2. Project Evaluation Sheet (blank)
3. De Novo Planning Group Proposal

Request for Proposals


City of Lakeport
Housing Element Update


December 3, 2013





Important Dates
Proposal Due: December 30, 2013 by 5:00 p.m.
Projection Completion: June 30, 2014


City of Lakeport
Community Development Department
225 Park Street
Lakeport, CA 95453


Phone: (707) 263- 5613 Ext 28
Fax: (707) 263-8584
abritton@cityoflakeport.com




Attachment #1
City of Lakeport
Housing Element Update RFP December 3, 2013
2


CITY OF LAKEPORT
REQUEST FOR QUALIFICATIONS & REQUEST FOR PROPOSALS
2013 HOUSING ELEMENT & LAND USE ELEMENT UPDATES

I. DESCRIPTION OF PROJECT
The City of Lakeport is requesting responses to this Request for Proposals from qualified
consultants to: 1) update the Housing Element of the Lakeport General Plan for the 2014-2021
planning period; 2) update the Land Use Element of the General Plan, if necessary, in accordance
with SB 244 (Wolk); and 3) prepare related environmental documentation. Proposals shall
include a detailed scope of work and the costs associated with each of the tasks.
The Housing Element update must be completed in time to submit a draft Housing Element to
HCD by March 15, 2014, and facilitate a first round of comments on the draft, incorporate those
comments in the draft and have an adopted, certified Housing Element by June 30, 2014.
The City of Lakeport may be eligible for a “Streamlined Review” by HCD and proposals must
reflect both HCD’s Streamlined Review and Standard Review options.
The selected consultant will prepare the Housing Element and Land Use Element updates, with
the appropriate environmental document under the direction of City staff. The Consultant will
be responsible for:
 Collecting/researching all data and information necessary to prepare the updates;
 Preparing drafts of the Housing Element and Land Use Element for review by staff,
Planning Commission, City Council, and State agencies;
 Coordinating the updates with necessary Local and State agencies;
 Providing necessary revisions to the updates based on comments from Staff, the City,
Local and State agencies;
 Preparing Environmental Documentation in compliance with CEQA, including assistance
with legal notices and other required documentation; and,
 Preparing the Final Housing Element for HCD review and approval, and the Housing and
Land Use Elements for City Council adoption, including the required City Council
resolution and related findings.
II. BACKGROUND AND CONSIDERATIONS
The current Housing Element addresses the 2008-2014 planning period. It was adopted in
November 2009 and certified by HCD on January 25, 2010. The City’s General Plan was adopted
in April 2009 and is designed to cover the planning period through 2025.
The Lake County/City Area Planning Council recently adopted a Regional Housing Needs
Assessment (RHNA) for the City of Lakeport which indicates the City must plan for a total of 147
new housing units during the 2014-2021 planning period. This total includes 34 units for very
City of Lakeport
Housing Element Update RFP December 3, 2013
3

low income households, 22 units for low income households, 27 units for moderate income
households and 64 units for above moderate income households.
A. Housing Element Update (Article 10.6 of the Government Code)
The State Legislature adopted a goal of providing “decent housing and a suitable living
environment for every California family.” Consequently, the State Legislature has
determined that housing is an issue of statewide concern. To address this statewide
housing concern, the State allocates housing needs by regional demands. Regional
housing markets are the product of local housing supplies. Therefore, the State’s ability
to achieve the housing goal is directly related to local regulation of residential
development through planning and zoning. The Housing Element is required to quantify
each jurisdiction’s existing and projected housing needs for all income levels. The
Housing Element’s requirements to accommodate projected housing needs are a critical
factor influencing the availability and cost of housing locally.
The Lakeport Housing Element was last updated in 2009. Pursuant to the State
Department of Housing and Community Development, the City of Lakeport is currently
required to update its Housing Element by June 30, 2014. The City desires to have an
updated Housing Element that advances its housing goals, addresses fair share housing
needs, and complies with State Housing Law. Staff believes that the current Housing
Element provides a good foundation for this update and may allow the City to use HCD’s
Streamlined Review process. The City’s current Housing Element is available on the City’s
website at www.cityoflakeport.com
It is critical that the Housing Element update address all State laws related to Housing
Element updates, including, but not limited to, SB 244 (addressed separately below), SB
1241, SB 375, SB 812 and SB 520.
B. SB 244 (Wolk). Local Government: Land Use: General Plan: Disadvantaged
Unincorporated Communities Analysis
California Planning and Zoning Law requires the City to adopt a comprehensive, long-
term General Plan for the physical development of the City and of any land outside its
boundaries that bears relation to its planning. The law also requires the General Plan to
contain specified mandatory elements, including a Housing Element for the preservation,
improvement, and development of the community’s housing.
SB 244 requires, on or before the next adoption of the City’s Housing Element, that the
City review and update the Land Use Element of its General Plan to include an analysis of
the presence of island, fringe, or legacy unincorporated communities, as defined, and
requires the updated General Plan to include the specified information.
C. California Environment Quality Act documentation – See Section III. D. below.
III. SCOPE OF SERVICES
The Consultant shall provide the following services and tasks:
A. General
City of Lakeport
Housing Element Update RFP December 3, 2013
4

1. Meet the City staff to gain a complete understanding of the Housing Element and
Land Use Element updates.
2. Prepare an updated Housing Element and Land Use Element with the appropriate
environmental documents pursuant to and in compliance with all State laws and
guidelines and the City’s budget and policy needs.
3. Assist coordination of required public meetings/hearings, attend
hearings/meetings and solicit public input. Also attend all required public
hearings as needed.
4. Print, duplicate, and bind documents for this project.
5. Submit all documents, tables, graphics, etc., in a format for posting on the City’s
website.
6. Prepare City Council resolution and related findings necessary for adopting the
updated Housing and Land Use Elements.
B. Task 1 – Housing Element Update
The response to the RFP shall address the methodology to be used for each of the
following:
1. An assessment of housing needs and an inventory of resources and constraints
relevant to the meeting of these needs.
2. Analysis of population and employment trends and documentation of projections
and a quantification of the City’s existing and projected housing needs for the
income levels. These existing and projected needs shall include the City’s share of
the regional housing needs assessment from the Lake County/City Area Planning
Council.
3. Analysis and documentation of household characteristics, including level of
payment compared to ability to pay, housing characteristics, and housing
conditions.
4. An inventory of land suitable for residential development, including vacant sites
and sites having potential for redevelopment, and an analysis of zoning, public
facilities, and services to these sites.
5. Analysis of potential and actual governmental constraints upon the maintenance,
improvement, or development of housing for all income levels, such as land use
controls, building codes, impact fees and local processing and permit procedures.
The analysis shall include recommendations on how the City may remove
governmental constraints that restrict the City’s ability to meet its share of
regional housing allocations.
6. Analysis of potential and actual constraints upon the development, maintenance,
and improvement of housing for persons with disabilities (developmental, etc.)
and demonstrate local efforts to remove governmental constraints that hinder
housing development for persons with disabilities (SB 812).
City of Lakeport
Housing Element Update RFP December 3, 2013
5

7. Analysis of potential and actual non-governmental constraints on the
maintenance, improvement, or development of housing for all income levels.
8. Analysis of any special housing needs, such as those of the handicapped,
developmentally disabled, elderly, large families, farm workers, families with
female head of households, and families and persons in need of emergency
shelter and recommendations to meet those needs.
9. Analysis of opportunities for energy conservation with respect to residential
development.
10. An analysis of existing affordable housing developments that are eligible to
convert to non-low-income housing uses during the next 10 years due to
termination of subsidy contracts, mortgage prepayment, or expiration of use
restrictions.
11. Review Housing Element program addressing mixed-use and work-force housing
and update as needed.
12. Review Housing Element program addressing second unit housing in the
residential zoning districts, including density bonuses as required under Assembly
Bill 1866 and update as needed.
13. Review analysis of requirements and policies for rehabilitated dwelling units and
update as needed.
14. Address all HCD guidelines and State laws related to Housing Element updates,
including, but not limited to SB 244 (addressed separately below), SB 1241, SB
375, SB 812 and SB 520.
C. Task 2 – SB 244 (Wolk). Local Government: Land Use: General Plan: Disadvantaged
Unincorporated Communities Analysis
The Qualifications Statement shall address the methodology to be used to implement SB
244, including, but not limited to the following:
1. An analysis of the presence of island, fringe, or legacy unincorporated
communities, as defined, within the City’s Sphere of Influence. Identification shall
include a description of the community and a map designating its location.
2. An analysis of water, wastewater, storm water drainage, and structural fire
protection needs and efficiencies.
3. An analysis of benefit assessment districts, or other financing alternatives that
could make the extension of services to these communities financially feasible.
4. Review, and if necessary amend, the Land Use Element of the General Plan to
update the information, goals, policies and/or implementation programs to
conform to the Housing Element.
5. Any other requisite tasks to implement SB 244.
D. Task 3 – Environmental Review
City of Lakeport
Housing Element Update RFP December 3, 2013
6

The Housing Element and Land Use Element updates are subject to review under the
California Environmental Quality Act (CEQA). The consultant will be responsible for
preparation of an Initial Study to determine the appropriate project environmental
review although staff anticipates that a negative declaration or mitigated negative
declaration will be sufficient. The Consultant shall demonstrate its ability to prepare the
environmental review document in the Qualifications Statement. Pending determination
by the City, the Consultant will be responsible for the preparation of the environmental
document and assistance with meeting all related legal requirements.
IV. PRE-SUBMITTAL INQUIRIES
Pre-submittal procedural or technical inquiries may be directed to Andrew Britton, Planning
Services Manager, at (707) 263-5613 x28 or abritton@cityoflakeport.com. All
procedural/technical inquiries must be submitted by December 16, 2013.
The questions and answers will be provided by the City in writing, in the form of an email
addendum. If any addenda are issued by the City, they shall be sent via facsimile and/or first
class U.S. mail to the last known business address of each Vendor known to have received a copy
of this RFP. Vendors must include in their proposals acknowledgement of receipt of any and all
addenda issued.
The City of Lakeport requires that other City management and employees not be contacted by
Vendors during the evaluation process. Failure to comply with this requirement may disqualify
those proposals from further consideration. Contact is limited to the City Representatives for
technical and procedural inquiries.
V. SCHEDULE OF ACTIVITIES
The City intends to progress in this project in a series of orderly steps. The schedule that follows
has been developed in order to provide adequate information for Vendors to prepare definitive
proposals and to permit the City of Lakeport to fully consider various factors that may affect its
decision. This schedule is subject to change at the discretion of the City. The City will provide
sufficient advance notice to Vendors in the event of schedule changes.
Scheduled Activity Proposed Dates
Request for Proposals mailed to prospective Vendors – December 3, 2013
Procedural/Technical Inquiry Deadline - December 16, 2013
RFP Submission Deadline – December 30, 2013
RFP Selection and Notification - January 13, 2014
Approximate Contract Start Date – January 22, 2014
VI. RESPONSE TO THE REQUEST FOR QUALIFICATIONS AND REQUEST FOR PROPOSALS
The requested Statement of Qualifications shall demonstrate the following:
1. The consultant’s knowledge of Housing Element State law and how it applies to this
project.
City of Lakeport
Housing Element Update RFP December 3, 2013
7

2. The Housing Element certification requirements and process of California Department of
Housing and Community Development (HCD).
3. A list of California cities and contacts where the consultant has recently prepared an
environmental document and Housing Element that has been certified by HCD and
adopted by the City.
4. If applicable, a list of California cities and contacts where the consultant is currently
conducting an update to the jurisdiction’s Housing Element.
The RFP response shall include the following:
1. Information which demonstrates the Consultant’s understanding of the Lakeport Housing
Element and requirements of SB 244 and their approach to the respective updates.
2. Information which demonstrates the Consultant’s experience in Housing Element and
Land Use Element preparation for cities similar in size and population to Lakeport.
3. Identification of the personnel to be utilized for this project, including their qualifications
and experience on similar projects and the Consultant’s project manager.
4. Clear and comprehensive statements regarding the proposed delivery of services and
products by task.
5. A detailed project schedule for the project including milestones and deliverables.
6. A detailed proposal indentifying costs by project task.
a. Prices quoted shall be valid for at least ninety days following the proposal
submission deadline and if a contract is entered into as a result of this RFP, shall
become fixed for the term of the contract.
b. The City shall be the sole arbiter in the determination of equality. The City reserves
the right to reject any proposals and to accept the proposal or proposals which in
its sole and absolute judgment shall, under all circumstances, best serve the
interests of the City.
7. Identification of the Consultant’s web site address, if any.
VII. SELECTION PROCESS
Responses to the Request for Proposals and Statement of Qualifications will be evaluated by a
committee consisting of staff from the City of Lakeport. The City reserves the sole right to judge
the contents of the Vendors’ proposals. The selection process will be governed by the following
criteria:
1. The proposals must adhere to the instructions and format as specified in this RFP.
2. The evaluation will include a review of all documents and information relating to the
Vendor’s services, organizational structure, capabilities, qualifications, past performance,
and costs.
3. Vendors may be required to make an oral presentation and interview before final
selection is made.
City of Lakeport
Housing Element Update RFP December 3, 2013
8

4. The City may evaluate any information from any source it deems relevant to the
evaluation.
5. False, incomplete, or unresponsive statements in a proposal may be sufficient cause for
its rejection.
Staff will make a Consultant recommendation to the City Council for approval and ratification of
an Agreement for Consultant Services to provide the requested services.
VIII. EVALUATION CRITERIA
The proposal will be judged based on service capabilities and experience of the prospective
Vendor and all persons who will be providing services under contract.
The following are the critical areas of the proposals that will be evaluated by the Selection
Committee:
1. Adequacy of the described plan/approach to deliver requested services as described in
Section III, Scope of Services.
2. Experience of Vendor in providing services and quality of work.
3. Status of Professional Certification including whether the Vendor meets the minimum
requirements to provide service.
4. Cost of providing services as outlined in Section III, Scope of Services.
IX. CONTRACT
1. Time is of the essence in awarding the contract. The City reserves the right to cancel any
intent to award and proceed to the next Vendor if the selected Vendor has not signed
the agreement within two weeks after the notification of intent of award.
2. Execution of Contract
a. Upon the acceptance of a Vendor's Proposal, City may prepare and submit a
contract to the successful Vendor for signature. In the event that the successful
Vendor fails, neglects or refuses to execute the contract within a specified number
of days after receiving a copy of the contract from City, City may at its option
terminate and cancel its action in awarding the contract and the contract shall
become null and void and of no effect.
b. Incorporated by reference into the contract which is to be entered into by City and
the successful Vendor pursuant to this Proposal will be (a) all of the information
presented in or with this Proposal and the Vendor's response thereto, and (b) all
written communications between City and the successful Vendor whose Proposal
is accepted.
3. No Assignment
Assignment by the successful Contractor to any third party of any contract based on the
Proposal or any monies due shall be absolutely prohibited and will not be recognized by
City unless approved in advance by City in writing.
City of Lakeport
Housing Element Update RFP December 3, 2013
9

4. Force Majeure
Neither party shall be liable to the other for any failure or delay in rendering
performance arising out of causes beyond its control and without its fault or negligence.
Such causes may include, but not be limited to, acts of God or the public enemy, freight
embargoes, and unusually severe weather; but the failure or delay must be beyond its
control and without its fault or negligence. Dates or times of performance will be
extended to the extent of delays excused by this section, provided that the party whose
performance is affected notifies the other promptly of the existence and nature of such
delay.
X. REJECTION OF PROPOSALS
This RFP does not commit the City to award a contract, to pay any costs incurred in the
preparation of the proposal to this request, or to procure or contract for services or supplies.
The City reserves the right to accept or reject any or all proposals received as a result of this
request, to negotiate with any qualified source, or to cancel the RFP in part or in its entirety, if it
is in the best interest of the City to do so. The City may require the proposer selected to
participate in negotiations which may reduce or expand the scope of work, and to submit such
proposal as may result from negotiations.
Any proposal submitted during this RFP process becomes the property of the City.
The City will not be liable for nor pay costs incurred by the respondent in the preparation of a
response to this RFP or any other costs involved including travel. The selected contractor will be
required to obtain a City business license if not already held.
XI. GENERAL CONDITIONS
While the intent of the City is to award the contract to the selected Vendor, it reserves the right
to both either withdraw and/or not award a contract at any time it so desires. Costs incurred in
the preparation of response to this RFP will not be reimbursed.
The City has a standard contract service agreement. The successful firm will be required to agree
to the terms contained within. Any issues with the required insurance coverage should be
mentioned in the response to the Request for Proposals.
XII. QUALIFICATIONS STATEMENT DEADLINE
Three (3) copies of the Qualifications Statement and Proposal must be received no later than
5:00 p.m. on Monday, December 30, 2013. Statements received after the deadline for any
reason will not be considered. All information should be submitted to:

Andrew Britton, Planning Service Manager
City of Lakeport
Community Development Department
225 Park Street
Lakeport, CA 95453

707-263-5613 ext 28
City of Lakeport
Housing Element Update RFP December 3, 2013
10

abritton@cityoflakeport.com

Thank you in advance for your interest and response to the City’s Request for Qualifications and
Request for Proposals.

Sincerely,


Andrew Britton
Planning Services Manager

PROFESSIONAL SERVICES FOR CITY OF LAKEPORT HOUSING ELEMENT UPDATE
PROJECT EVALUATION SHEET FOR:
CANDIDATE’S NAME: ________________________________

Criteria
Maximum
Points

Rating
Candidate’s specialized experience and technical
competence as applicable to the services required.
Resumes should be furnished for the key team
members.
30

Candidate’s past record of performance, including
control of costs, quality of work, completion in a
timely manner.
30

Candidate’s capacity to perform the work in a timely
fashion. A proposed work plan should be included.
20

Candidate’s familiarity with the type of problems
applicable to the project.
10

Candidate’s cost proposal to perform the work 10

TOTAL 100






When professional qualifications are clearly superior among two or more consultants/ contractors,
priority consideration shall be given to consultants/contractors in the following order:

1. Consultants/contractors located within the County of Lake. (Not applicable to contracts
governed by Section 4526 of the Government Code).
2. Consultants/contractors located within the general geographical area of the project.
3. Consultants/contractors located outside the general geographical area of the project, but
whose past operations and experience within the general geographical area make such
firms intimately familiar with the area.
4. Consultants/contractors who do not possess an intimate knowledge of the general
geographical area, but whose professional qualifications and experience clearly indicate
their capability to undertake the project.

When qualifications of consultants/contractors is equal, or nearly so, consideration shall be given
to the volume of work previously awarded by the City to the consultants / contractors, with the
objective of equally distributing the City’s contracts among qualified consultants and contractors.
Attachment #2
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uecember 28, 2013

Andrew 8rlLLon, Þlannlng Servlces Manager
ClLy of LakeporL
CommunlLy uevelopmenL ueparLmenL
223 Þark SLreeL
LakeporL, CA 93433

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uear Mr. 8rlLLon,
Speaklng on behalf of Lhe enLlre ue novo Þlannlng Croup, we would llke Lo Lhank you for Lhe
opporLunlLy Lo submlL Lhls proposal Lo updaLe Lhe LakeporL Pouslng and Land use LlemenLs. As you are
aware, our Leam prepared Lhe ClLy's currenL Pouslng LlemenL, and as such, we are very famlllar wlLh lLs
conLenL, as well as all perLlnenL houslng lssues faclng LakeporL.
Cur approach Lo Lhe preparaLlon of Lhe updaLed Pouslng LlemenL for Lhe 2014-2019 8PnA cycle ls Lo
make maxlmum posslble use of exlsLlng lnformaLlon, and bulld off of our work efforLs compleLed for Lhe
prevlous (exlsLlng) Pouslng LlemenL. 1he enclosed proposal provldes a conclse summary of our
proposed work program and budgeL for Lhls pro[ecL.
Cur Leam wlll prepare Lhe updaLed LakeporL Pouslng and Land use LlemenLs for a LoLal budgeL noL Lo
exceed ?@AB@CD, and wlll compleLe Lhls work efforL prlor Lo Lhe !une 30, 2014 Pouslng LlemenL
cerLlflcaLlon deadllne.
Cur Leam lncludes a dedlcaLed Þro[ecL Manager and ManagemenL ConLacL, 8eLh 1hompson, wlLh
slgnlflcanL houslng experlence, who wlll aLLend and faclllLaLe Lhe publlc and sLakeholder meeLlngs and
be lnLlmaLely lnvolved ln every aspecL of Lhe Pouslng LlemenL updaLe process.

We look forward Lo Lhe opporLunlLy Lo meeL wlLh you ln person Lo furLher dlscuss our proposal and our
approach Lo Lhe updaLe of your Pouslng LlemenL. lf you have any quesLlons regardlng Lhls submlLLal,
please do noL heslLaLe Lo conLacL me aL (916) 812-7927 or aL bLhompson[denovoplannlng.com.
Slncerely,

uL nCvC ÞLAnnlnC C8CuÞ
8eLh 1hompson, Þrlnclpal

 

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AL ue novo Þlannlng Croup, we Lake greaL prlde ln our ablllLy Lo provlde our cllenLs wlLh unparalleled
value for our servlces. We have glven careful LhoughL and conslderaLlon Lo how we wlll approach Lhe
ClLy of LakeporL Pouslng LlemenL and Land use LlemenL updaLes ln order Lo make Lhe besL posslble
use of Lhe ClLy's resources. key aspecLs of our proposal, lncludlng Lhe beneflLs of Lhe ue novo
Þlannlng Croup, our quallflcaLlons, and our proposed approach Lo Lhe pro[ecL, are summarlzed
below.
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ue novo Þlannlng Croup ls a land use and envlronmenLal plannlng flrm speclallzlng ln communlLy
plannlng, envlronmenLal sLudles, and susLalnablllLy plannlng. 1he foundlng prlnclpals have
successfully compleLed over 130 pro[ecLs conslsLlng of comprehenslve general plan updaLes, speclflc
plans, houslng elemenLs, envlronmenLal lmpacL reporLs, negaLlve declaraLlons, nLÞA analyses,
cllmaLe acLlon plans, blologlcal assessmenLs, weLland dellneaLlons, and developmenL pro[ecLs
LhroughouL Callfornla.
We lncorporaLed ln 2008 and have en[oyed Lhe successful cerLlflcaLlon of seven Pouslng LlemenLs
durlng Lhe currenL and prevlous Pouslng LlemenL updaLe cycles. We have also prepared sLand-alone
Land use LlemenL updaLes as well as updaLes Lo compleLe Ceneral Þlans. Cur prlnclpals work on
each pro[ecL personally, whlch allows us Lo use our sLaff resources very effecLlvely.
Þlease conLacL 8eLh 1hompson, Þro[ecL Manager, wlLh any quesLlons regardlng Lhls proposal.
8eLh 1hompson
ue novo Þlannlng Croup
2778 17
Lh
SLreeL
SacramenLo, CA 93818
Þhone: (916) 812-7927
L-mall: bLhompson[denovoplannlng.com
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Cur approach Lo Lhe Pouslng LlemenL updaLe ls Lo provlde a superlor Pouslng LlemenL whlle belng
efflclenL and schedule-orlenLed. We have provlded Lhe ClLy wlLh an experlenced pro[ecL Leam
composed solely of prlnclpal-level sLaff, whlch allows us economles of Llme and cosL. Cur prlor
experlence wlLh Pouslng LlemenLs and local agencles allows us Lo undersLand how Lo meeL PCu's
expecLaLlons whlle preparlng a pracLlcal documenL LhaL deals wlLh Lhe ClLy's houslng lssues
speclflcally and comprehenslvely.
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ue novo undersLands LhaL Lhe ClLy of LakeporL deslres Lo hlre a consulLanL Lo compleLe Lhe updaLe lLs
Pouslng LlemenL, brlnglng Lhe elemenL lnLo conslsLency wlLh currenL requlremenLs of sLaLe law whlle
addresslng Lhe needs of Lhe communlLy, and Lo perform envlronmenLal revlew of Lhe Pouslng
LlemenL. 1he ClLy also deslres for Lhe Land use LlemenL Lo be updaLed Lo address dlsadvanLaged
communlLles conslsLenL wlLh Lhe requlremenLs of S8 244. ue novo wlll serve as an exLenslon of ClLy
sLaff, preparlng Lhe necessary publlc noLlces, memorandum, resoluLlons, and oLher documenLaLlon
necessary for preparaLlon and revlew of Lhe Pouslng LlemenL. ue novo wlll coordlnaLe wlLh PCu Lo
recelve Lhelr commenLs and undersLands LhaL PCu's revlew process may lnvolve revlslons Lo Lhe
urafL Pouslng LlemenL.


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1he Pouslng LlemenL updaLe for LakeporL musL meeL Lhe speclflc needs of Lhe ClLy, lncludlng: 1)
updaLed pollcy dlrecLlon LhaL addresses Lhe success of Lhe ClLy's currenL houslng programs and
efforLs by ClLy sLaff Lo lmplemenL Lhe updaLes Lo Lhe Munlclpal Code, lncludlng zonlng, requlred by
Lhe currenL Pouslng LlemenL, 2) updaLlng Lhe elemenL Lo reflecL changes ln Pouslng LlemenL law
slnce compleLlon of Lhe ClLy's currenL Pouslng LlemenL, 3) updaLlng Lhe elemenL Lo provlde currenL
daLa, lncludlng Lhe daLaseL provlded by PCu, 4) provldlng resldenLs and sLakeholders opporLunlLles
for parLlclpaLlon ln Lhe updaLe process, and 3) Llmely preparaLlon of Lhe Pouslng LlemenL.
Avallable vacanL, lnflll, and reuse slLes ln Lhe ClLy wlll need Lo be ldenLlfled and analyzed Lo
deLermlne Lhe ablllLy of Lhe ClLy Lo accommodaLe lLs houslng needs from Lhe 2014-2019 8eglonal
Pouslng needs AllocaLlon as well as any unmeL needs from Lhe prevlous cycle.
A revlew of Lhe ClLy's land use conLrols, lncludlng Ceneral Þlan pollcy dlrecLlon, zonlng requlremenLs,
and oLher developmenL sLandards, LhaL focuses on changes slnce adopLlon of Lhe currenL Pouslng
LlemenL ls necessary ln order Lo descrlbe Lhe ClLy's conslsLency wlLh SLaLe law relaLed Lo denslLy
bonus and second unlLs and Lo descrlbe Lhe ClLy's ablllLy Lo accommodaLe homeless persons, persons
wlLh dlsablllLles, farmworker and employee houslng, and oLher speclal needs houslng. 1he ClLy's
lnvenLory of slLes wlll be revlewed and updaLe Lo ensure an accuraLe llsL of slLes and Lo address Lhe
SLaLe's requlremenLs regardlng mlnlmum denslLles for very low and low lncome unlLs. 1he revlew of
Lhe ClLy's land use conLrols and Lhe updaLe Lo Lhe lnvenLory wlll deLermlne boLh Lhe poLenLlal
number of unlLs LhaL can be consLrucLed on avallable slLes durlng Lhe 2014 Lo 2019 cycle as well as Lo
ldenLlfy poLenLlal governmenLal consLralnLs.
LasLly, Lhe Pouslng LlemenL musL meeL Lhe requlremenLs for PCu cerLlflcaLlon. As descrlbed ln Lhls
proposal, Lhe ue novo Leam has Lhe necessary quallflcaLlons Lo prepare a Pouslng LlemenL LhaL
meeLs Lhe ClLy's needs and our scope of work descrlbes our approach Lo Lhls pro[ecL. We prepared
Lhe ClLy's exlsLlng Pouslng LlemenL, have revlewed varlous changes Lhe ClLy has made Lo Lhe
munlclpal code, and we are very famlllar wlLh all of PCu's currenL requlremenLs for Pouslng LlemenL
cerLlflcaLlon. We have used PCu's new sLreamllnlng process and are famlllar wlLh Lhe requlremenLs.
We are confldenL LhaL we can dellvery Lhe ClLy wlLh an adopLed Pouslng LlemenL ready for
cerLlflcaLlon prlor Lo !une 30, 2014.
B; 6>= 2''=628C 2$! 986'5 67 D6=E
6>= 2''=628C
Cur approach ls Lo provlde comprehenslve servlces Lo Lhe ClLy for preparaLlon of Lhe Pouslng
LlemenL updaLe. 1hls wlll lnclude conducLlng publlc ouLreach and workshops, lnLervlewlng
sLakeholders and agencles, preparlng all drafLs and Lhe flnal verslon of Lhe Pouslng LlemenL and
envlronmenLal documenL, preparlng approprlaLe publlc noLlces, and asslsLlng ClLy sLaff wlLh
preparaLlon of sLaff reporLs. Cur Leam has experlence servlng as agency sLaff and ls famlllar wlLh
sLaff needs for a Pouslng LlemenL updaLe.
869(: ! ;6<=3>!.
1o provlde for conLlnulLy ln Lhe publlc ouLreach for Lhe Pouslng LlemenL updaLe process, ue novo
proposes Lo hold one publlc ouLreach workshop Lo dlscuss Lhe proposed goals, pollcles, and
programs ln Lhe Pouslng LlemenL updaLe, ldenLlfy avallable slLes, and Lo ensure LhaL Lhe concerns of
Lhe publlc and sLakeholders have been addressed. We wlll ldenLlfy addlLlonal sLakeholders LhaL
should be lncluded ln Lhe process and wlll lnLervlew key sLakeholders, agencles, and organlzaLlons

!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4


!" $%&% '()**+*, -.%/0

3-3




3

one-on-one Lo ensure LhaL our perspecLlve on Lhe Pouslng LlemenL and resulLanL work efforL
accuraLely reflecLs a broad specLrum of Lhe communlLy.
C6>9< $- 545?5$1 42D
lL ls anLlclpaLed LhaL Lhe ClLy's Pouslng LlemenL updaLe wlll requlre a moderaLe level of efforL Lo
comply wlLh recenL leglslaLlon LhaL has revlsed Lhe CovernmenL Code (CC) requlremenLs for Pouslng
LlemenLs. key leglslaLlon and PCu requlremenLs LhaL wlll affecL LakeporL are descrlbed below.
.;6?: @A B;= 83=?;@? C: <. D: ?>9: (: <: 3?
S8 320 amended Pouslng LlemenL law Lo requlre analysls of poLenLlal governmenLal consLralnLs Lo
Lhe developmenL, lmprovemenL and malnLenance of houslng for persons wlLh dlsablllLles,
demonsLraLe local efforLs Lo remove any such consLralnLs and provlde for reasonable
accommodaLlons for persons wlLh dlsablllLles Lhrough programs LhaL remove consLralnLs. 1he
analysls ls requlred Lo cover Zonlng and Land-use Þollcles and ÞracLlces, LvaluaLlon of Lhe ÞermlL and
Þrocesslng Þrocedures, 8evlew of 8ulldlng Codes, 8evlew for 8easonable AccommodaLlon Þrocedure,
and a 8evlew for Þrograms Lo asslsL ln meeLlng ldenLlfled needs. ue novo wlll revlew Lhe ClLy's
reasonable accommodaLlon procedures and provlde pollcles and sLraLegles Lo address any newly-
ldenLlfled consLralnLs Lo houslng for persons wlLh dlsablllLles.
S8 812 requlres LhaL Pouslng LlemenLs analyze Lhe speclal houslng needs of persons wlLh
developmenLal dlsablllLles. 1hls analysls wlll lnclude an esLlmaLe of Lhe number of persons wlLh
developmenLal dlsablllLles ln LakeporL, an assessmenL of Lhe houslng need speclflc Lo
developmenLally dlsabled persons, and a dlscusslon of poLenLlal resources. 1hls ls a new
requlremenL of SLaLe law and ls noL addressed ln Lhe ClLy's currenL Pouslng LlemenL.
.;E3(3??F <=>@?: <: ;@>( .;6?: @AF >@D 3G<=3E3(H (;C :@!;E3 .;6?3.;(D?
SLaLe law requlred analysls of needs and assessmenL of adequaLe slLes for exLremely low lncome
households and Lhe homeless. S8 2 revlsed CC SecLlons 63382, 63383, and 63389.3 Lo lncrease
plannlng requlremenLs for emergency shelLers, requlrlng a zone Lo permlL aL leasL one year-round
emergency shelLer wlLhouL a condlLlonal use permlL or any dlscreLlonary permlL requlremenLs.
lurLher, S8 2 requlres LhaL LranslLlonal houslng and supporLlve houslng musL be consldered a
resldenLlal use of properLy. ue novo wlll ldenLlfy Lhe need for exLremely low lncome houslng and
houslng approprlaLe for Lhe homeless or Lhose aL rlsk of becomlng homeless. We wlll analyze Lhe
ClLy's land supply and zonlng requlremenLs, whlch have been updaLed Lo address Lhls lssue slnce Lhe
adopLlon of Lhe ClLy's currenL elemenL, Lo deLermlne how Lhese needs are currenLly accommodaLed
and lf new or revlsed programs are approprlaLe.
>D3I6><3 ?: <3? :@J3@<;=H >@D >@>(H?: ?
1he ClLy musL demonsLraLe lLs ablllLy Lo accommodaLe lLs houslng allocaLlon and houslng needs or
ldenLlfy a program Lo meeL Lhese needs. SLaLe law (A8 2348) requlres speclflclLy ln ldenLlfylng
adequaLe slLes, lncludlng a map showlng locaLlon of Lhe slLes, descrlpLlon of known envlronmenLal
consLralnLs, and descrlpLlon of avallablllLy of lnfrasLrucLure and uLlllLles. A8 1867 and 1103 provlde
addlLlonal flexlblllLy ln accommodaLlng houslng needs wlLh speclflc Lypes of unlLs converLed Lo lower
lncome houslng. A8 2348 also esLabllshed defaulL denslLles Lo accommodaLe very low and low
lncome houslng needs. PCu has provlded updaLe defaulL denslLles based on 2010 Census daLa.
When pro[ecLlng Lhe number of unlLs accommodaLed on Lhe ClLy's slLes, ue novo wlll conslder
exlsLlng requlremenLs, developmenL Lrends, and oLher lssues LhaL could resLrlcL developmenL.


!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4

3-4 !" $%&% '()**+*, -.%/0




4

3@3=AH !;@?3=J><: ;@
PCu has developed pollcy guldance for addresslng energy conservaLlon ln Lhe Pouslng LlemenL. ue
novo ls famlllar wlLh PCu's requlremenLs, as well as plannlng approaches Lo addresslng cllmaLe
change and susLalnablllLy Lhrough a range of green bulldlng, energy efflclency, energy conservaLlon,
and land use/LransporLaLlon plannlng approaches.
D: ?>DJ>@<>A3D !;EE6@: <: 3?
SLaLe law requlres clLles and counLles Lo updaLe Lhelr Land use LlemenL Lo address dlsadvanLaged
communlLles as parL of Lhe Pouslng LlemenL updaLe for Lhls cycle. ue novo has experlence ln
ldenLlfylng and analyzlng lower lncome communlLles and wlll use Lhls experlence Lo analyze Lhe
resldenLlal areas wlLhln Lhe ClLy's sphere of lnfluence Lo see lf Lhese areas quallfy under Lhe
deflnlLlons ln SLaLe law as" lsland" or ºfrlnge" dlsadvanLaged communlLles. See 1ask 2 for deLalls.
D3J3(;8 .;6?: @A 3(3E3@<
1he Pouslng LlemenL updaLe wlll lnclude analysls of Lhe ClLy's populaLlon, houslng, and employmenL
characLerlsLlcs, houslng developmenL durlng Lhe prevlous Pouslng LlemenL cycle, characLerlsLlcs of
Lhe houslng markeL, and houslng needs of speclal populaLlons.
ue novo wlll focus on areas where Lhe ClLy has been successful ln provldlng affordable houslng ln
order Lo demonsLraLe Lo PCu Lhe Lypes of programs LhaL are approprlaLe and feaslble for Lhe ClLy Lo
lmplemenL. LxlsLlng consLralnLs Lo houslng developmenL and affordablllLy, lncludlng governmenLal
and non-governmenLal consLralnLs wlll be dlscussed. 1he Pouslng LlemenL wlll lnclude an
lmplemenLaLlon plan wlLh goals, pollcles, and programs developed Lo meeL Lhe houslng needs of Lhe
ClLy as ldenLlfled from Lhe publlc ouLreach as well as our research. 1he Pouslng LlemenL wlll be
prepared conslsLenL wlLh Lhe requlremenLs of CovernmenL Code SecLlon 63383 and wlll be prepared
Lo address speclflc needs and lssues relevanL Lo LakeporL.
uurlng preparaLlon of Lhe elemenL, we wlll also meeL wlLh ClLy sLaff Lo ldenLlfy lssues ralsed durlng
Lhe publlc ouLreach process, presenL our approach Lo Lhe Pouslng LlemenL, ldenLlfy slgnlflcanL lssues,
and dlscuss developmenL of pollcles. A Þlannlng Commlsslon hearlng wlll be held Lo recelve dlrecLlon
regardlng Lhe goals, pollcles, and programs developed. We wlll revlew proposed pollcles and
programs for lnLernal conslsLency wlLh Lhe ClLy's Ceneral Þlan.
ue novo wlll prepare Lhe approprlaLe CLCA documenL, concurrenLly wlLh Lhe Pouslng LlemenL
updaLe, Lo address Lhe poLenLlal lmpacLs of Lhe Pouslng LlemenL. 1hls proposal anLlclpaLes LhaL Lhe
pro[ecL wlll requlre Lhe preparaLlon of a MlLlgaLed negaLlve ueclaraLlon (Mnu) Lo saLlsfy CLCA
requlremenLs, buL LhaL no Lechnlcal sLudles wlll be necessary.
?<=3>E(: @3D .!D =3J: 3C ;B <.3 .;6?: @A 3(3E3@<
ln uecember 2012, Lhe SLaLe ueparLmenL of Pouslng and CommunlLy uevelopmenL lssued updaLed
guldance whlch provldes for Lhe sLreamllned revlew of cerLaln houslng elemenL updaLes. lor ellglble
[urlsdlcLlons, PCu revlew wlll rely upon Lhe elemenL ln compllance ln Lhe prlor plannlng perlod and
wlll be llmlLed Lo changes LhaL have occurred slnce Lhe prlor plannlng perlod as lndlcaLed ln Lhe
SLreamllned updaLe LemplaLe prepared by PCu. PCu wlll noL revlew areas LhaL have noL changed
slnce Lhelr conLenL conLlnues Lo be sufflclenL Lo meeL sLaLuLory requlremenLs.
lor example, a slLes lnvenLory and analysls lncludes a llsLlng of slLes and varlous analyses
demonsLraLlng sulLablllLy of Lhose slLes for developmenL, among oLher requlremenLs. 1he llsLlng may

!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4


!" $%&% '()**+*, -.%/0

3-5




3

only have mlnor changes and Lhe varlous analyses such as how resldenLlal capaclLy ls calculaLed can
conLlnue Lo be used ln Lhe updaLed houslng elemenL. PCu wlll noL revlew Lhe areas LhaL have noL
changed and wlll focus lLs revlew on Lhe mlnor updaLes, lf any, Lo Lhe lnvenLory and analyses.
Powever, any changes Lo Lhe requlred analyses musL be lncluded for PCu revlew. PCu wlll also
conslder publlc commenLs as parL of Lhls revlew. 1he sLreamllned updaLe revlew opLlon from PCu
applles Lo Lhe followlng Loplcs wlLhln Lhe Pouslng LlemenL updaLe:
• SlLes lnvenLory and Analysls
• Analysls of CovernmenLal and non-CovernmenLal ConsLralnLs
• Pouslng needs AssessmenL, lncludlng speclal needs groups (excludlng Lhe quanLlflcaLlon and
analysls of homeless lndlvlduals and famllles)
• unlLs AL-8lsk of Converslon Lo MarkeL 8aLe
• Ceneral Þlan ConslsLency
1he ue novo has revlewed Lhe ClLy's exlsLlng Pouslng LlemenL, and we are confldenL LhaL Lhe
proposed updaLe wlll quallfy for a sLreamllned revlew by PCu. Cur work approach lncludes Lhe
preparaLlon of a urafL Pouslng LlemenL for PCu revlew LhaL ls done uslng Lrack-changes ln order Lo
meeL Lhe sLreamllned revlew requlremenLs, and Lhe preparaLlon of all requlred forms and checkllsLs
Lo quallfy Lhe pro[ecL for PCu's sLreamllne revlew process, lncludlng Lhe Pouslng LlemenL
CompleLeness CheckllsL, Lhe lmplemenLaLlon 8evlew worksheeL, and Lhe SLreamllned updaLe
LemplaLe.
986'5 67 D6=E
1he Pouslng LlemenL updaLe wlll be developed Lo meeL Lhe ClLy's needs and changes ln sLaLe law
dlscussed ln SecLlon 1, lnLroducLlon. 1hls Scope of Work lncludes all Lasks ldenLlfled ln Lhe ClLy's
8equesL for Þroposals. Þlease see Lhe CosL LsLlmaLe for Lhe hours budgeLed for each Lask.
<>?K L 8=38>=><: ;@ ;B <.3 .;6?: @A 3(3E3@< 68D><3
ue novo ls commlLLed Lo provldlng Lhe ClLy wlLh a useful and undersLandable Pouslng LlemenL
updaLe LhaL embodles Lhe goals and prlorlLles of Lhe ClLy and ls conslsLenL wlLh sLaLe requlremenLs
(CC SecLlon 63383[a]). ÞreparaLlon of Lhe Pouslng LlemenL wlll lnclude buL noL be llmlLed Lo Lhe
followlng lLems:
< $1=6!>81< 6$
1he Pouslng LlemenL wlll lnclude an lnLroducLory chapLer LhaL provldes an overvlew of Lhe Pouslng
LlemenL updaLe process, houslng lssues faclng LakeporL, Lhe ClLy's houslng needs, avallable slLes and
resources, and Lhe goals of Lhe Pouslng LlemenL.
5@24>215 1C5 8>==5$1 C6>9< $- 545?5$1
ue novo wlll compleLe an evaluaLlon of Lhe effecLlveness of Lhe currenL Pouslng LlemenL. ue novo
wlll presenL Lhls analysls Lo Lhe ClLy and provlde addlLlonal lnformaLlon, lncludlng suggesLed
modlflcaLlons Lo pollcles as necessary. 8ased on Lhe effecLlveness of Lhe exlsLlng documenL, lnpuL
recelved from Lhe communlLy durlng Lhe publlc parLlclpaLlon process, and communlcaLlon wlLh ClLy
sLaff, we wlll ldenLlfy pollcles and programs LhaL should be reLalned as well as Lhose LhaL should be
revlsed or replaced. 1he Pouslng LlemenL updaLe wlll lnclude a secLlon LhaL descrlbes revlslons Lo


!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4

3-6 !" $%&% '()**+*, -.%/0




6

goals and pollcles based on ldenLlfled achlevemenLs and shorLcomlngs of Lhe prlor LlemenL. 1hls
secLlon wlll lnclude a narraLlve LhaL dlscusses Lhe: (1) acLual resulLs of Lhe currenL LlemenL compared
Lo lLs goals, pollcles, and lmplemenLaLlon measures, and (2) slgnlflcanL dlfferences beLween
ob[ecLlves and acLual achlevemenLs. ue novo wlll compare houslng consLrucLlon (slngle famlly,
mulLl-famlly, affordable, and speclal needs) Lo Lhe prlor 8eglonal Pouslng needs ueLermlnaLlon and
Lo Lhe sLaLed goals and pro[ecLlons of Lhe currenL Pouslng LlemenL.
C6>9< $- $55!9 299599?5$1
1o prepare a meanlngful Pouslng LlemenL, exlsLlng condlLlons musL be undersLood and documenLed.
ue novo wlll prepare a deLalled houslng needs assessmenL based on Lhe mosL currenL daLa avallable,
whlch wlll lnclude ldenLlflcaLlon of: households below Lhe poverLy level, eLhnlclLy of householders,
bulldlng permlL Lrends, and quanLlfylng houslng demand for speclal needs groups. ue novo wlll
assess Lhe houslng needs of Lhe ClLy's populaLlon based on Lhe characLerlsLlcs of Lhe ClLy's populaLlon
and lLs exlsLlng houslng lnvenLory. 1he needs assessmenL wlll be based on avallable daLa, lncludlng
2010 Census, 2013 ueparLmenL of llnance esLlmaLes, 2012 Amerlcan CommunlLy Survey esLlmaLes,
and Lhe daLaseL assembled for Lake CounLy [urlsdlcLlons by PCu. 1hls work efforL wlll lnclude Lhe
followlng:
3G: ?<: @A .;6?: @A !;@D: <: ;@?M ue novo wlll ldenLlfy Lhe general condlLlon of Lhe ClLy's exlsLlng
houslng sLock. 1he ClLy's bulldlng and code enforcemenL dlvlslons and local houslng servlce provlders
wlll be consulLed Lo deLermlne prlorlLles and slgnlflcanL rehablllLaLlon or replacemenL needs. 1hls
secLlon wlll characLerlze Lhe ClLy's exlsLlng houslng sLock, lncludlng slngle famlly homes, mulLl-famlly
unlLs, and moblle homes, as a basls for conservaLlon and rehablllLaLlon pollcles and programs.
><N =: ?K .;6?: @AM AsslsLed Pouslng ºAL-8lsk" for converslon wlll be analyzed Lo deLermlne whlch
affordable unlLs are ºaL rlsk" of converLlng Lo markeL raLe unlLs wlLhln Lhe Pouslng LlemenL perlod
due Lo Lhe LermlnaLlon of subsldy conLracLs, Lhe explraLlon of use resLrlcLlons, or oLher facLors.
8;86(><: ;@F .;6?: @AF >@D 3E8(;HE3@< !.>=>!<3=: ?<: !?M ue novo wlll descrlbe and
summarlze populaLlon, houslng, and employmenL characLerlsLlcs and Lrends as a basls for Lhe
formulaLlon of houslng pollcles and programs. ÞopulaLlon characLerlsLlcs, such as age and race, and
houslng lnformaLlon, lncludlng Lype of unlLs, Lenure (renLer and owner raLes), and affordablllLy, wlll
be provlded. 1hls lnformaLlon wlll be used Lo assess Lhe ClLy's houslng needs for Lhe Llmeframe of
Lhe houslng needs deLermlnaLlon. lnformaLlon regardlng local employmenL conLrasLed wlLh Lhe
ClLy's houslng supply ([ob/houslng balance) wlll be provlded.
?83!: >( @33D? A=;68?M ÞopulaLlons wlLh speclal houslng needs, lncludlng farmworkers, exLremely-
low lncome households, Lhe elderly, persons wlLh dlsablllLles, lncludlng persons wlLh developmenLal
dlsablllLles, and Lhe homeless wlll be ldenLlfled and needs wlll be analyzed and esLlmaLed for each
speclal needs group.
=3A: ;@>( .;6?: @A @33D?M ue novo wlll assess Lhe ClLy's share of Lhe 8eglonal Pouslng need
AllocaLlon as developed and adopLed by Lake CounLy/ClLy Area Þlannlng Councll Lo reflecL Lhe
currenL plannlng perlod of Lhe Pouslng LlemenL and Lhe prevlous Pouslng LlemenL cycle. 1he
8eglonal Pouslng needs AllocaLlon wlll be descrlbed by lncome level. ue novo wlll quanLlfy Lhe
number of unlLs LhaL have been consLrucLed for Lhe currenL Pouslng LlemenL cycle and Lhe prevlous
cycle. 1hls dlscusslon wlll LoLal number of unlLs LhaL remaln Lo be accommodaLed.

!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4


!" $%&% '()**+*, -.%/0

3-7




7

< $@5$16=F 67 =596>=859 2$! 86$91=2< $19
1he Pouslng LlemenL wlll ldenLlfy avallable resources, lncludlng land, fundlng, and houslng programs,
avallable Lo meeL Lhe ClLy's houslng needs. ConsLralnLs Lo meeLlng houslng needs, lncludlng
governmenLal consLralnLs (land use conLrols, parklng sLandards, eLc.) and non-governmenLal
consLralnLs (envlronmenLal, avallablllLy of flnanclng, eLc.), wlll be descrlbed. ue novo wlll develop a
program Lo reduce consLralnLs, where approprlaLe and feaslble.
>J>: (>9(3 ?: <3?M AvallablllLy of slLes Lo accommodaLe Lhe ClLy's share of reglonal houslng needs aL
all lncome levels as well as Lhe needs of speclal populaLlons wlll be ldenLlfled. Cur Leam wlll work
wlLh ClLy sLaff Lo updaLe Lhe lnvenLory of vacanL land and oLher slLes LhaL ue novo prepared for
LakeporL's currenL Pouslng LlemenL. 1he lnvenLory wlll address slLes LhaL are sulLable for resldenLlal
developmenL, lncludlng slLes deslgnaLed for resldenLlal and resorL resldenLlal as well as poLenLlal
redevelopmenL or reuse slLes. 1he lnvenLory wlll lnclude (a) parcel-speclflc llsLlng of slLes, lncludlng
Lhe parcel number or oLher unlque reference such as address, (b) general plan and zonlng
deslgnaLlons of slLes, (c) descrlpLlon of parcel slze, (d) map showlng Lhe locaLlon of slLes, (e) Lhe
exlsLlng uses of any non-resldenLlal slLes, (f) general descrlpLlon of any known envlronmenLal
consLralnLs, and (g) general descrlpLlon of exlsLlng or planned waLer, sewer, and oLher dry uLlllLles
supply, lncludlng Lhe avallablllLy and access Lo dlsLrlbuLlon faclllLles..
1he llsL of avallable parcels wlll be reflned based on our revlew of slLes and consulLaLlon wlLh ClLy
sLaff. 8ased on Lhe sulLablllLy for developmenL, avallablllLy of lnfrasLrucLure, and oLher facLors, Lhe
poLenLlal number, Lype, and affordablllLy of houslng unlLs LhaL could be consLrucLed wlll be ldenLlfled
for each resldenLlal parcel. We wlll also ldenLlfy slLes sulLable Lo address Lhe needs of speclal
populaLlons, lncludlng developmenLally dlsabled persons and any ldenLlfled homeless populaLlon.
lf Lhere ls a shorLfall of avallable slLes wlLh approprlaLe land use deslgnaLlons, ue novo wlll develop a
program Lo ensure LhaL adequaLe slLes are provlded ln a reasonable Llmellne durlng Lhe plannlng
perlod. 1he program may lnclude Ceneral Þlan amendmenL, rezonlng, or oLher approaches Lo
provldlng adequaLe slLes. Powever, based on our revlew of Lhe exlsLlng lnvenLory and famlllarlLy
wlLh Lhe ClLy, we do noL anLlclpaLe LhaL a program Lo ldenLlfy addlLlonal slLes wlll be needed.
B: @>@!: >( >@D ;<.3= =3?;6=!3?M 1he Pouslng LlemenL updaLe wlll lnclude an lnvenLory of
flnanclal resources and oLher forms of asslsLance avallable Lo Lhe ClLy and developers Lo asslsL ln
meeLlng houslng needs.
=3?: D3@<: >( 3@3=AH !;@?3=J><: ;@M ue novo wlll ldenLlfy requlremenLs and sources of
asslsLance for resldenLlal energy conservaLlon. 1he ClLy's exlsLlng energy conservaLlon, energy
efflclency, green bulldlng, and susLalnablllLy pollcles and programs wlll be descrlbed. CpporLunlLles
for energy conservaLlon ln subdlvlslon and dwelllng unlL deslgn and consLrucLlon wlll be evaluaLed, as
wlll Lhe proxlmlLy of proposed resldenLlal developmenL Lo reLall, school, servlces, and LranslL
resources.
A;J3=@E3@<>( !;@?<=>: @<?M Cur Leam wlll analyze poLenLlal governmenLal consLralnLs Lo
meeLlng Lhe ldenLlfled houslng needs. 1he governmenLal consLralnLs may lnclude land use conLrols,
lncludlng Ceneral Þlan, zonlng, bulldlng codes, and oLher developmenL sLandards. CLher
governmenLal consLralnLs may lnclude programs developed Lo address envlronmenLal consLralnLs
(e.g., proLecLed hablLaLs for speclal-sLaLus specles, seLbacks from resources or hazards, eLc.),
developmenL requlremenLs, lncludlng dedlcaLlons, lmprovemenLs, and fees. ue novo wlll develop a
program, ln consulLaLlon wlLh ClLy sLaff, Lo reduce governmenLal consLralnLs, where approprlaLe, ln
order Lo enable Lhe developmenL of houslng conslsLenL wlLh Lhe ClLy's needs.


!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4

3-8 !" $%&% '()**+*, -.%/0




8

@;@N A;J3=@E3@<>( !;@?<=>: @<?M A descrlpLlon of non-governmenLal consLralnLs LhaL may
lmpede Lhe developmenL of houslng conslsLenL wlLh Lhe ClLy's needs wlll be provlded. non-
governmenLal consLralnLs may lnclude avallablllLy of flnanclng, cosL of consLrucLlon (lncludlng
maLerlals and land prlces), and envlronmenLal consLralnLs. 8ased on Lhls analysls, ue novo wlll
ldenLlfy poLenLlal meLhods Lo reduce non-governmenLal consLralnLs.
-6249G '64< 8< 59G 2$! < ?'45?5$121< 6$ '42$
ue novo wlll presenL goals, pollcles, and lmplemenLaLlon measures Lo address ldenLlfled houslng
needs and consLralnLs. 1he approach Lo meeLlng houslng needs wlll be developed Lo address Lhe
ClLy's houslng needs whlle also: 1) respecLlng Lhe hlsLorlc and Lrendlng developmenL paLLern of Lhe
ClLy, 2) proLecLlng lmporLanL resources, lncludlng hlsLorlc resources, hablLaL and waLer supply, and 3)
promoLlng susLalnablllLy. 1he lmplemenLaLlon plan wlll ldenLlfy susLalnable houslng pollcles and
programs, based on ClLy sLaff, publlc and sLakeholder lnpuL, ClLy guldance, and Lhe needs ldenLlfled
ln Lhe needs and consLralnLs analysls. ue novo wlll hold a workshop wlLh ClLy sLaff Lo dlscuss Lhe
proposed revlslons Lo Lhe ClLy's exlsLlng goals, pollcles, and programs, and ue novo wlll also presenL
for dlscusslon addlLlonal pollcles and sLraLegles LhaL flL Lhe unlque needs and characLer of LakeporL.
lmplemenLaLlon measures wlll address boLh shorL-Lerm and long-range sLraLegles and may lnclude
developmenL conLrols, regulaLory lncenLlves, consLralnL-removal programs, falr houslng programs,
and sources of affordable houslng fundlng. 1he lmplemenLaLlon measures wlll ldenLlfy parLles
responslble for lmplemenLaLlon, a Llmeframe for lmplemenLaLlon, and fundlng sources. Where
approprlaLe, phaslng and flnanclng opLlons wlll be ldenLlfled. lmplemenLaLlon measures wlll reflecL
recenL leglslaLlon, and wlll address Lhe followlng lssues aL a mlnlmum:
• Conserve and lmprove LxlsLlng Pouslng SLock
• 8eglonal Pouslng needs ueLermlnaLlon and llve-?ear CuanLlfled Cb[ecLlves
• ÞromoLe Pouslng CpporLunlLles for All Þersons ln Lhe ClLy, lncludlng provlslon of adequaLe
slLes Lo accommodaLe Lhe 8eglonal Pouslng needs AllocaLlon
• Address Pouslng needs of Speclal needs ÞopulaLlons
• Þreserve AsslsLed Pouslng
• SusLalnablllLy and Lfflclency, lncludlng energy efflclency, green bulldlng pracLlces,
progresslve energy and waLer conservaLlon approaches, and requlremenLs of A8 32
• 8emoval of ConsLralnLs (where approprlaLe and feaslble)
We wlll prepare proposed pollcles and lmplemenLaLlon measures Lo be lnLernally conslsLency wlLh all
elemenLs of Lhe ClLy's Ceneral Þlan.
129E :2 H !=271 C6>9< $- 545?5$1
ue novo wlll provlde Lhe ClLy wlLh an AdmlnlsLraLlve urafL Pouslng LlemenL for sLaff revlew. We wlll
Lhen lncorporaLe Lhe ClLy's commenLs on Lhe AdmlnlsLraLlve urafL Pouslng LlemenL and creaLe a
urafL Pouslng LlemenL for Þlannlng Commlsslon and ClLy Councll lnpuL.
uellvetobles. 1btee (J) boooJ botJ-coples of tbe utoft noosloq ílemeot ooJ electtoolc flles of tbe
Jocomeot.

!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4


!" $%&% '()**+*, -.%/0

3-9




9

129E :3 H '>34< 8 =5@< 5D !=271 C6>9< $- 545?5$1
ue novo wlll lncorporaLe ClLy sLaff, Þlannlng Commlsslon, and ClLy Councll commenLs on Lhe urafL
Pouslng LlemenL and creaLe Lhe Þubllc 8evlew urafL Pouslng LlemenL.
uellvetobles. llve (5) boooJ botJ-coples of tbe lobllc utoft noosloq ílemeot, plos ooe (1) ooboooJ
botJ-copy fot teptoJoctloo, ooJ oo electtoolc vetsloo tbot ls fotmotteJ fot postloq oo tbe clty´s
webslte.
129E :8 I C8! =5@< 5D 67 C6>9< $- 545?5$1
1hls Lask lncludes Lhe coordlnaLlon wlLh PCu necessary Lo ensure LhaL Lhe Þubllc urafL Pouslng
LlemenL wlll be cerLlfled by PCu followlng compleLlon of Lhe publlc revlew perlod. As descrlbed
prevlously ln Lhls proposal, we wlll pursue a SLreamllned 8evlew process Lhrough PCu. 1hls wlll be
accompllshed by preparlng all revlslons Lo Lhe prevlous Pouslng LlemenL ln Lrack-changes, and
compleLlng Lhe requlred forms and LemplaLes for a sLreamllned PCu revlew of Lhe updaLed Pouslng
LlemenL. 1hese forms and LemplaLes lnclude Lhe PCu SLreamllned 1emplaLe and Lhe
lmplemenLaLlon 8evlew worksheeL.
ln order Lo furLher sLreamllne preparaLlon of Lhe Pouslng LlemenL as much as feaslble, ue novo wlll
requesL a meeLlng wlLh PCu sLaff durlng Lhelr lnlLlal revlew of Lhe Pouslng LlemenL. lollowlng Lhe
meeLlng, we wlll provlde PCu wlLh proposed revlslons for conslderaLlon durlng Lhelr lnlLlal revlew.
SubsequenLly, PCu wlll lssue commenLs on Lhe Pouslng LlemenL. lL ls our experlence LhaL PCu's
revlew Lyplcally resulLs ln commenLs on Lhe Pouslng LlemenL LhaL requlre revlslon.
Cur approach Lo worklng wlLh PCu ls Lo be very responslve Lo PCu's prellmlnary commenLs and
requesLs. PCu Lyplcally schedules a conference call wlLh Lhe consulLanL and ClLy sLaff Lo ldenLlfy
concerns wlLh Lhe Pouslng LlemenL prlor Lo lssulng lLs formal commenL leLLer. We have found LhaL
by aLLendlng Lhese meeLlngs ln person aL PCu's offlces and dlscusslng poLenLlal revlslons durlng Lhe
meeLlng, mulLlple lssues can be resolved and beLLer dlrecLlon ls recelved from PCu. lollowlng Lhese
meeLlngs, ue novo wlll lmmedlaLely prepare revlsed LexL for ClLy and PCu sLaff Lo revlew and
conslder before Lhe formal leLLer goes ouL. ln Lhls manner, we work Lo resolve lssues durlng Lhe
revlew perlod ln order Lo reduce Lhe number of formal commenLs recelved from PCu.
upon recelpL of PCu's formal commenLs, we wlll prepare proposed revlslons Lo address PCu
commenLs and provlde Lhem Lo ClLy sLaff for revlew. We wlll Lhen submlL Lhe revlslons lnformally Lo
PCu for Lhelr revlew. 1hls process Lyplcally Lakes one Lo several lLeraLlons. uurlng Lhls process, we
wlll meeL wlLh PCu sLaff aL PCu's offlces Lo dlscuss Lhelr commenLs and ldenLlfy poLenLlal revlslons Lo
Lhe Pouslng LlemenL LhaL would be supporLed and approved by PCu. We recommend LhaL ClLy sLaff
be avallable for Lhese meeLlngs vla conference call.
upon recelpL of a leLLer from PCu LhaL Lhe Pouslng LlemenL addresses Lhe sLaLuLory requlremenLs of
sLaLe law, ue novo wlll proceed wlLh 1ask 1d.
129E :! H 7< $24 C6>9< $- 545?5$1
lollowlng publlc and PCu revlew, ue novo wlll prepare a memo ldenLlfylng proposed revlslons Lo Lhe
Pouslng LlemenL based on PCu commenLs and lnpuL from Lhe publlc.
1he memo wlll be presenLed Lo Lhe Þlannlng Commlsslon and ClLy Councll for conslderaLlon. 8ased
on flnal dlrecLlon from ClLy Councll, ue novo wlll lncorporaLe any proposed revlslons and prepare a


!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4

3-10 !" $%&% '()**+*, -.%/0




10

llnal Pouslng LlemenL for ClLy Councll adopLlon. 1he llnal Pouslng LlemenL wlll be submlLLed Lo PCu
for cerLlflcaLlon and flndlng of compllance wlLh SLaLe law.
uellvetobles. llve (5) boooJ botJ-coples of tbe llool noosloq ílemeot, ooe (1) ooboooJ botJ-copy fot
teptoJoctloo, ooJ oo electtoolc vetsloo tbot ls fotmotteJ fot postloq oo tbe clty´s webslte.
129E :5 I $61< 859
ue novo wlll provlde Lhe ClLy wlLh publlc noLlces for all meeLlngs, lncludlng Lhe communlLy
workshops and Þlannlng Commlsslon/ClLy Councll meeLlngs regardlng Lhe Pouslng LlemenL. We wlll
also provlde a noLlce of AvallablllLy for Lhe Þubllc 8evlew urafL Pouslng LlemenL LhaL wlll ldenLlfy
where coples of Lhe Pouslng LlemenL may be obLalned, Lo whom commenLs should be dlrecLed, Lhe
sLarL and end daLes of Lhe revlew perlod, and Lhe daLe, Llme, and locaLlon of any meeLlngs held Lo
recelve commenLs durlng Lhe revlew perlod. We wlll prepare Lhe noLlce of lnLenL Lo AdopL a
MlLlgaLed negaLlve ueclaraLlon for Lhe CLCA documenL and wlll prepare Lhe noLlce of ueLermlnaLlon
for flllng wlLh Lhe CounLy Clerk upon adopLlon of Lhe Pouslng LlemenL. noLlces wlll be provlded Lo
ClLy sLaff for publlcaLlon and flllng.
lf necessary, ue novo wlll prepare memoranda memorlallzlng any lssues of concern or conLroversy
durlng Lhe process and ldenLlfylng suggesLed soluLlons and nexL sLeps. 1hls ls Lyplcally necessary
when Lhere are sLakeholders wlLh compeLlng lnLeresLs lnvolved ln Lhe process, or lf Lhe ClLy ls
lnLeresLed ln followlng a pollcy dlrecLlon LhaL PCu percelves Lo be aL odds wlLh lLs lnLerpreLaLlon of
sLaLe Pouslng LlemenL law.
129E :7 '>34< 8 6>1=528C 2$! '2=1< 8< '21< 6$
Meanlngful sLakeholder and publlc lnvolvemenL ls necessary for a successful Pouslng LlemenL. We
have developed our publlc ouLreach approach Lo provlde a conslsLenL venue for communlLy
lnvolvemenL, Lo ensure LhaL LakeporL resldenLs and sLakeholders have adequaLe opporLunlLy Lo
parLlclpaLe ln Lhe process. ue novo wlll also lnLervlew varlous sLakeholders regardlng houslng needs
and consLralnLs.
'>34< 8 D6=E9C6'9 2$! C52=< $-9
ue novo wlll lnlLlaLe Lhe publlc ouLreach process by holdlng a ºklck-off" meeLlng wlLh ClLy sLaff. 1hls
meeLlng wlll provlde Lhe ClLy and Lhe ue novo Leam Lo dlscuss key lssues relaLed Lo Lhe developmenL
of Lhe Pouslng LlemenL, ldenLlfy consLralnLs and prlorlLles for Lhe selecLlon of houslng slLes and Lhe
developmenL of houslng pollcles, and dlscuss key sLakeholders Lo lnclude ln Lhe publlc ouLreach
process.
ue novo wlll conducL one publlc ouLreach workshop Lo provlde Lhe publlc and sLakeholders an
opporLunlLy Lo commenL on Lhe ldenLlfled houslng needs, adequacy of slLes, poLenLlal consLralnLs Lo
houslng, and proposed revlslons Lo Lhe Pouslng LlemenL goals, pollcles and programs.
Þrlor Lo Lhe workshop, ue novo wlll revlew Lhe llsL of agencles and sLakeholders LhaL have been
lnvolved ln Lhe process Lo daLe. We wlll suggesL addlLlonal agencles or organlzaLlons LhaL should be
lnvlLed Lo Lhe workshops.
lL ls anLlclpaLed LhaL Lwo Þlannlng Commlsslon and one ClLy Councll hearlngs wlll be held. 1he flrsL
Þlannlng Commlsslon meeLlng wlll be ln a ºwork sesslon" formaL, and wlll provlde Lhe Commlsslon
wlLh an opporLunlLy Lo galn a deeper undersLandlng of Pouslng LlemenL law and Lhe requlremenLs

!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4


!" $%&% '()**+*, -.%/0

3-11




11

for a successful Pouslng LlemenL. lnpuL from Lhe Commlsslon wlll be recelved and lncorporaLed lnLo
Lhe drafL Pouslng LlemenL prlor Lo submlsslon Lo PCu. 1he second Þlannlng Commlsslon meeLlng
wlll lnclude revlew of revlslons, lf any, Lo Lhe Pouslng LlemenL based on PCu's commenLs and wlll
conslder Lhe Commlsslon's recommendaLlon Lo Lhe ClLy Councll regardlng adopLlon of Lhe Pouslng
LlemenL. 1he ClLy Councll meeLlng wlll conslder Lhe llnal Pouslng LlemenL, wlLh proposed revlslons
Lo address publlc lnpuL and PCu commenLs recelved durlng Lhe publlc revlew perlod.
Þubllc workshops wlll lnclude use of graphlc maLerlals, polllng, and oLher approaches Lo engage Lhe
publlc and parLlclpanLs ln Lhe process. ue novo wlll provlde full sLaff supporL for each meeLlng,
lncludlng preparaLlon of Lhe agenda, sLaff reporL, presenLaLlon maLerlals, and summary mlnuLes.
Lach of Lhese lLems wlll be provlded Lo ClLy sLaff for revlew and lnpuL prlor Lo flnallzaLlon. AL each
meeLlng, ue novo wlll be prepared Lo make a powerpolnL presenLaLlon regardlng Lhe pro[ecL and wlll
be prepared Lo answer quesLlons, make recommendaLlons (lf requesLed), and asslsL ln developlng
soluLlons lf conLroverslal lssues arlse.
912E5C64!5= 2$! 2-5$8F < $15=@< 5D9
ue novo wlll consulL and meeL wlLh approprlaLe ClLy, CounLy, and sLaLe agencles and oLher
sLakeholders LhroughouL Lhe Pouslng LlemenL process. We wlll reflne Lhe llsL of sLakeholders and
agencles followlng Lhe pro[ecL klck-off meeLlng wlLh ClLy sLaff. We anLlclpaLe LhaL we wlll coordlnaLe
wlLh ClLy deparLmenLs and a varleLy of agencles and organlzaLlons, whlch may lnclude:
- ClLy AdmlnlsLraLlon, Þlannlng, 8ulldlng, Pouslng, llnance, Þubllc Works, and uLlllLles
ueparLmenLs
- ClLy Councll members, lf members are lnLeresLed ln meeLlng lndlvldually
- LakeporL Chamber of Commerce
- Lake CounLy deparLmenLs
- Pouslng provlders
- Servlce provlders Lo speclal needs groups
- Affordable houslng developers
- Affordable houslng advocaLes
<>?K O P (>@D 6?3 3(3E3@< 68D><3
ue novo wlll updaLe Lhe ClLy's Land use LlemenL Lo address dlsadvanLaged communlLles. 1he Land
use LlemenL updaLe wlll provlde daLa and analysls developed pursuanL Lo SecLlon 36430 of
unlncorporaLed lsland, frlnge, or legacy communlLles lnslde or near LakeporL's boundarles. 1he Land
use LlemenL updaLe wlll lnclude Lhe followlng efforLs:
9>!KA=;6@D : @B;=E><: ;@
- 8evlew Lhe resldenLlal communlLles wlLhln LakeporL's sphere of lnfluence (SCl) Lo ldenLlfy and
descrlbe each "lsland communlLy" or "frlnge communlLy", as deflned by SLaLe law, LhaL ls a
dlsadvanLaged unlncorporaLed communlLy. ue novo wlll use 2010 Census daLa Lo revlew Lhe
lncome levels of resldenLlal areas Lo see lf Lhe areas quallfy as ºdlsadvanLaged." A flgure
deplcLlng Lhe locaLlon of each unlncorporaLed lsland or frlnge communlLy wlll be lncluded.


!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4

3-12 !" $%&% '()**+*, -.%/0




12

- An analysls of waLer, wasLewaLer, sLormwaLer dralnage, and sLrucLural flre proLecLlon needs or
deflclencles for each of Lhe ldenLlfled communlLles. 1hls wlll lnclude coordlnaLlon wlLh Lhe ClLy
and CounLy Þubllc Works ueparLmenLs Lo deLermlne lnfrasLrucLure as well as a wlndshleld
survey of each of Lhe ldenLlfled communlLles.
- An analysls of poLenLlal fundlng mechanlsms, lncludlng beneflL assessmenL dlsLrlcLs, LhaL could
make Lhe exLenslon of servlces and faclllLles Lo ldenLlfled communlLles flnanclally feaslble.
A;>(?F 8;(: !: 3?F >@D 8=;A=>E?
- 8evlew and, lf necessary, revlslon Lo Lhe Land use LlemenL goals, pollcles, and programs Lo be
conslsLenL wlLh Lhe goals, pollcles, and programs of Lhe Pouslng LlemenL updaLe and, lf Lhe
ClLy deslres, Lo address any flndlngs assoclaLed wlLh Lhe dlsadvanLaged communlLy analysls.
ue novo wlll provlde Lhe ClLy wlLh a urafL Land use LlemenL revlslons for revlew. lollowlng 8evlew
by ClLy sLaff, ue novo wlll lncorporaLe ClLy sLaff commenLs on Lhe urafL Land use LlemenL revlslons
and creaLe Lhe Þubllc 8evlew urafL Land use LlemenL revlslons. lollowlng Þlannlng Commlsslon and
ClLy Councll conslderaLlon of Lhe Þubllc 8evlew urafL Land use LlemenL, ue novo wlll lncorporaLe
commenLs and prepare Lhe llnal Land use LlemenL.
uellvetobles. Ooe electtoolc copy of tbe utoft looJ use ílemeot tevlsloos, flve (5) botJboooJ ooJ ooe
electtoolc copy of tbe lobllc kevlew utoft looJ use ílemeot tevlsloos, flve (5) botJboooJ ooJ ooe
electtoolc copy of tbe llool looJ use ílemeot, ooJ electtoolc vetsloos of tbe lobllc kevlew utoft looJ
use ílemeot tevlsloos ooJ tbe llool looJ use ílemeot tbot ote fotmotteJ fot postloq oo tbe clty´s
webslte.
<>?K Q 3@J: =;@E3@<>( !;E8(: >@!3
AL Lhls prellmlnary polnL and for purposes of Lhls proposal, an lnlLlal SLudy and negaLlve ueclaraLlon
(nu) are anLlclpaLed Lo be Lhe approprlaLe level of CLCA revlew. We wlll prepare Lhe envlronmenLal
documenL concurrenL wlLh preparaLlon of Lhe urafL Pouslng LlemenL and urafL Land use LlemenL.
1he negaLlve ueclaraLlon wlll be avallable for publlc revlew durlng Lhe publlc/PCu revlew perlod of
Lhe urafL Pouslng LlemenL. Cur budgeL anLlclpaLes LhaL quallLaLlve analysls of lssues wlll be
adequaLe and LhaL Lechnlcal sLudles for nolse, Lrafflc, alr quallLy, blologlcal resources, culLural
resources, eLc. wlll noL be necessary.
129E J2 I < $< 1< 24 91>!FK$!
ue novo wlll prepare an lnlLlal SLudy conslsLlng of a Þro[ecL uescrlpLlon, CLCA LnvlronmenLal
CheckllsL, ulscusslon of LnvlronmenLal lssues, and 8eferences. 1he pro[ecL descrlpLlon wlll
summarlze Lhe proposed Pouslng LlemenL amendmenLs, areas of Lhe ClLy affecLed by speclflc
programs LhaL may have slgnlflcanL lmpacLs, and wlll lnclude a general locaLlon map showlng Lhe
areas of Lhe ClLy affecLed by Lhose proposed programs. 1he lnlLlal SLudy wlll lnclude an analysls of
each envlronmenLal lssue as lL relaLes Lo Lhe pollcles and acLlons of Lhe Þro[ecL. 1he lnlLlal SLudy wlll
provlde an analysls of Lhe Pouslng LlemenL's poLenLlal Lo effecL aesLheLlc resources,
agrlculLural/foresLry resources, alr quallLy, blologlcal resources, culLural resources, geology/solls,
greenhouse gas emlsslons, hazards/hazardous maLerlals, land use plannlng, mlneral resources, nolse,
populaLlon, publlc servlces, LransporLaLlon, and uLlllLles. Ceneral Þlan pollcles, zonlng code
requlremenLs, and oLher adopLed regulaLlons LhaL would reduce adverse lmpacLs Lo less-Lhan-
slgnlflcanL levels wlll be ldenLlfled. AddlLlonally, Lhe lnlLlal SLudy wlll provlde an analysls of oLher
MandaLory CLCA llndlngs.

!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4


!" $%&% '()**+*, -.%/0

3-13




13

129E J3 I'>34< 8 =5@< 5D 67 < $< 1< 24 91>!FK$!
CommenLs recelved from ClLy sLaff regardlng Lhe AdmlnlsLraLlve urafL lnlLlal SLudy wlll be
lncorporaLed lnLo Lhe lnlLlal SLudy for publlc clrculaLlon. AL Lhe requesL of ClLy sLaff, we wlll generaLe
a ºScreen-check urafL" lnlLlal SLudy for a flnal ClLy sLaff revlew before we produce Lhe documenL for
publlc revlew. AfLer Lhe lnlLlal SLudy ls flnallzed, we wlll prepare a Þubllc 8evlew lnlLlal
SLudy/MlLlgaLed negaLlve ueclaraLlon and dlsLrlbuLe Lhe documenL wlLh Lhe proper noLlces Lo Lhe
SLaLe Clearlnghouse. lL ls anLlclpaLed LhaL Lhe ClLy wlll dlsLrlbuLe Lhe documenL Lo Lhe CounLy Clerk,
approprlaLe agencles, and Lhe publlc.
129E J8 I =5964>1< 6$ 16 2!6'1 $!G =59'6$95 16 86??5$19G ?< 1< -21< 6$
?6$< 16=< $- 2$! =5'6=1< $- '=6-=2?
We wlll prepare a resoluLlon Lo adopL Lhe negaLlve ueclaraLlon uslng Lhe ClLy's formaL ln an
admlnlsLraLlve drafL form for ClLy sLaff Lo revlew. 1he resoluLlon wlll lnclude an aLLachmenL LhaL
provldes a response Lo commenLs recelved durlng Lhe publlc revlew of Lhe lnlLlal SLudy/nu, as well as
an aLLachmenL ldenLlfylng any revlslons Lo Lhe lnlLlal SLudy/nu as a resulL of publlc commenL.
uellvetobles. 1btee (J) ptloteJ coples ooJ electtoolc (Mlctosoft wotJ ooJ .pJf) coples of tbe Jtoft loltlol
5toJy/Nu, tbtee (J) ptloteJ coples, 15 cu coples, ooJ electtoolc coples of tbe lobllc kevlew loltlol 5toJy Nu,
ooJ electtoolc coples of tbe kesolotloo to AJopt.
<>?K R 8=;S 3!< E>@>A3E3@<
Cur sLraLegy lncludes a dedlcaLed pro[ecL manager who wlll be hands-on for Lhe developmenL of Lhe
Pouslng LlemenL updaLe and envlronmenLal documenL and Lwo dedlcaLed prlnclpal planners. Cur
pro[ecL manager wlll faclllLaLe all workshops and meeLlngs, and wlll also be Lhe prlmary auLhor of all
documenLs. WlLhln one week of pro[ecL commencemenL, ue novo wlll meeL wlLh ClLy sLaff Lo dlscuss
workshop daLes and dellverables, ClLy preferences for documenL LemplaLes, Lhe communlLy ouLreach
approach, and collecLlon of relevanL background documenLs (adopLed documenLs, reporLs, and
sLudles). We anLlclpaLe LhaL Lhe ClLy wlll provlde ue novo wlLh: 1) an elecLronlc copy of avallable ClS
daLa lncludlng land use, zonlng, acreage, sLreeL names, and oLher avallable daLa useful ln preparlng
Lhe lnvenLory of slLes, 2), any avallable daLa regardlng vacanL and underuLlllzed parcels wlLhln Lhe
clLy, and 3) an elecLronlc copy of Lhe Land use Map and Zonlng Map (lf Lhere have revlslons slnce
adopLlon of Lhe currenL Pouslng LlemenL).
We wlll closely coordlnaLe wlLh Lhe ClLy Lhrough each parL of Lhe process. SLeps we Lake Lo assure
Llmely performance lnclude: bl-weekly pro[ecL calls wlLh Lhe ClLy, monLhly sLaLus reporLs, and a
pro[ecL Lask llsL LhaL we updaLe regularly wlLh Lhe sLaLus of each Lask and dellverable, lncludlng any
lLems we have requesLed from Lhe ClLy. 1hls approach ensures open llnes of communlcaLlon,
Lransparency ln our work efforL, and accounLablllLy. We are commlLLed Lo compleLlng Lhls pro[ecL on
schedule and wlLhln budgeL and wlll Lake all approprlaLe sLeps Lo ensure LhaL Lhe pro[ecL ls managed
effecLlvely.
As dlscussed under 1asks 1c and 1d above, ue novo wlll serve as Lhe ClLy's llason wlLh PCu. ue novo
wlll submlL Lhe urafL Pouslng LlemenL, all proposed revlslons, and Lhe llnal Pouslng LlemenL dlrecLly
Lo PCu for revlew. 1hroughouL Lhe process, ue novo wlll schedule meeLlngs wlLh PCu sLaff Lo
dlscuss poLenLlal revlslons, lncludlng revlslons requesLed by PCu and revlslons ldenLlfled by Lhe
Þlannlng Commlsslon and ClLy Councll.


!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4

9;
<O
!" $%&% '()**+*, -.%/0




14

J; D6=E 98C5!>45
ue novo proposes a work schedule LhaL would resulL ln Lhe Pouslng LlemenL updaLe belng submlLLed
Lo PCu for cerLlflcaLlon ln !une 2014 (see Schedule). 1he schedule anLlclpaLes a sLarL daLe of !anuary
22, 2014. ln order Lo sLreamllne Lhe work efforL, we wlll meeL wlLh ClLy sLaff Lo dlscuss pollcy
developmenL and hold sLakeholder lnLervlews and Lhe publlc workshop ln lebruary 2014. 1he
AdmlnlsLraLlve urafL Pouslng LlemenL wlll be dellvered Lo ClLy sLaff for revlew ln early March 2014,
Lhen revlsed and made avallable for PCu revlew ln mld-March 2014. Clven Lhe LlghL schedule, we
anLlclpaLe LhaL ClLy sLaff wlll provlde consolldaLed commenLs on work producLs wlLhln one week of
dellvery. lollowlng recelpL of a leLLer from PCu lndlcaLlng LhaL Lhe Pouslng LlemenL ls ln subsLanLlal
compllance wlLh sLaLe law, ue novo wlll prepare Lhe llnal Pouslng LlemenL for conslderaLlon by Lhe
Þlannlng Commlsslon ClLy Councll. upon adopLlon, esLlmaLed ln !une 2014, Lhe Pouslng LlemenL wlll
be submlLLed Lo PCu for cerLlflcaLlon.
SLreamllned Approach: Cur Leam wlll make use of PCu's new provlslons for Lhe sLreamllned revlew of
a houslng elemenL updaLe. lL ls anLlclpaLed LhaL Lhe documenLs we submlL Lo PCu for revlew wlll be
revlewed ln fewer Lhan 60 days, as provlded for ln Lhe 2012 sLreamllned revlew guldance lssued by
PCu. Clven Lhe new PCu revlew sLreamllnlng provlslons, lL ls llkely LhaL Lhe llnal Pouslng LlemenL wlll
be ready for PCu cerLlflcaLlon ln !une 2014. Powever, our schedule has been bullL around Lhe
assumpLlon LhaL a sLreamllne revlew by PCu ls noL guaranLeed. 1herefore, Lhe schedule presenLed ln
Lhls proposal would sLlll provlde for a compleLe Pouslng LlemenL submlLLed Lo PCu for cerLlflcaLlon ln
!une 2014, regardless of wheLher or noL PCu ls able Lo compleLe Lhelr revlew ln less Lhan 60 days.
SLandard Approach: Cur experlence has been LhaL Lhe SLreamllned Approach resulLs ln fewer PCu
commenLs and generally resulLs ln a leLLer of subsLanLlal compllance more qulckly Lhan would occur
wlLh Lhe SLandard Approach, buL does noL resulL ln a slgnlflcanL dlfference ln Lhe work conducLed by
ue novo. lf Lhe ClLy wlshes Lo use Lhe SLandard Approach, ue novo wlll follow Lhe same Lasks and
approach as ouLllned above, buL Lhe PCu revlew process may Lake longer lf PCu re-sLarLs Lhe revlew
clock when revlslons Lo Lhe Pouslng LlemenL are submlLLed based on PCu's lnlLlal commenLs.
1he ue novo Leam ls accusLomed Lo meeLlng sLrlcL deadllnes and provldlng hlgh-quallLy work producLs
wlLhln shorL Llme frames. We encourage Lhe ClLy Lo conLacL our references regardlng our ablllLy Lo
work expedlenLly whlle malnLalnlng an excellenL work producL.

!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4


!" $%&% '()**+*, -.%/0

3-15




13


!"#$ !&'()*"'(
!"#$ &' ()*+")",-./ .0 ,1* 2.3#-/4 56*7*/, 8+9",*
1ask 1a: urafL Pouslng LlemenL March 2014
1ask 1b: Þubllc 8evlew urafL Pouslng LlemenL March 2014
1ask 1c: PCu 8evlew of Pouslng LlemenL (Þubllc 8evlew wlll
occur concurrenLly)
March 13-May 13, 2014
1ask 1d: llnal Pouslng LlemenL !une 2014
1ask 1f: Þubllc CuLreach and ÞarLlclpaLlon lebruary - !une 2014
!"#$ :' ;)"0, <"/9 8#* 56*7*/,
ÞreparaLlon of urafL Land use LlemenL revlslons March - Aprll 2014
Þubllc 8evlew urafL Land use LlemenL 8evlslons Aprll/May 2014
!"#$ =' 5/>-)./7*/,"6 ?.7+6-"/@*
1ask 3a: Þrepare lS/nu March 2014
1ask 3b: Þubllc 8evlew of lS/nu Aprll 2014
1ask 3C: AdopLlon of nu Aprll 2014
?*),-0-@",-./ "/9 A9.+,-./
Þlannlng Commlsslon 8evlew of urafL Pouslng and Land use
LlemenL updaLes
Aprll 2014
Þlannlng Commlsslon ConslderaLlon of Pouslng and Land use
LlemenL updaLes
May/!une 2014 (JepeoJloq oo
tlmloq of ncu commeots)
ClLy Councll AdopLlon of Pouslng and Land use LlemenL
updaLes
!une 2014
Pouslng LlemenL SubmlLLal Lo PCu for CerLlflcaLlon !une 2014


!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4

3-16 !" $%&% '()**+*, -.%/0




16

L; M>24<7<821<6$9 2$! 5N'5=<5$85
ue novo Þlannlng Croup ls a land use and envlronmenLal plannlng flrm speclallzlng ln communlLy
plannlng, envlronmenLal sLudles, and susLalnablllLy plannlng. 1he foundlng prlnclpals have
successfully compleLed over 160 pro[ecLs conslsLlng of comprehenslve general plan updaLes, houslng
elemenLs, speclflc plans, envlronmenLal lmpacL reporLs, negaLlve declaraLlons, nLÞA analyses,
cllmaLe acLlon plans, blologlcal assessmenLs, weLland dellneaLlons, and developmenL pro[ecLs
LhroughouL Callfornla.
Slnce ue novo's lncorporaLlon ln 2008, we have en[oyed Lhe successful cerLlflcaLlon of seven Pouslng
LlemenLs durlng Lhe prevlous and currenL Pouslng LlemenL updaLe cycle. Cur prlnclpals work on
each pro[ecL personally, whlch allows us Lo use our sLaff resources very effecLlvely.
6>= ?< 99< 6$
Cur mlsslon ls Lo provlde munlclpal and prlvaLe secLor cllenLs wlLh world-class professlonal servlces,
Lhrough prlnclpal-level aLLenLlon Lo every pro[ecL. We prlde ourselves on our ablllLy Lo work wlLh
cllenLs Lo balance Lhe ofLen confllcLlng goals of economlc, soclal, envlronmenLal, legal, and pollLlcal
forces. Cur servlces resulL ln an lnLegraLed plannlng and envlronmenLal soluLlon for every pro[ecL
LhaL ls Lechnlcally sound, cosL effecLlve and dellvered wlLhln Lhe cllenL's schedule.
6>= 'C< 4696'CF
Cur phllosophy ls Lo proacLlvely plan and deslgn pro[ecLs ln such a way LhaL publlc and envlronmenLal
concerns are addressed and accommodaLed early ln Lhe process. We sLrongly belleve ln Lhe use of
local knowledge for developlng senslble and cosL-effecLlve soluLlons Lo local concerns. Cur soluLlons
lnLegraLe local knowledge wlLh Lhe besL avallable resources Lo achleve recognlzed naLlonal and
lnLernaLlonal sLandards for plannlng and envlronmenLal managemenL, Lo achleve a balance ln local
economlc, soclal, and envlronmenLal goals. ue novo Þlannlng Croup ls dedlcaLed Lo fosLerlng a
parLnershlp wlLh each agency we serve, Lhrough llsLenlng Lo Lhe communlLy and sLakeholders and
reflecLlng Lhe ldeas and concerns we hear ln Lhe approach developed for each pro[ecL.
C6>9< $- 5N'5=< 5$85
Cur Leam has exLenslve Pouslng LlemenL and CLCA experlence, and has also developed and
lmplemenLed affordable houslng programs LhroughouL Callfornla. All of our Leam members have a
comblnaLlon of Pouslng LlemenL and Ceneral Þlan pollcy developmenL experlence ln addlLlon Lo our
slgnlflcanL CLCA experLlse. Cur Leam has experlence servlng as boLh consulLanL and agency sLaff -
Lhls ls lmporLanL because we undersLand how Pouslng LlemenLs are lmplemenLed and used. 1o Lhls
end, our houslng programs are reallsLlc and achlevable.
We are famlllar wlLh recenL leglslaLlon LhaL has sLrengLhened and clarlfled Lhe requlremenLs for
addresslng exLremely low lncome households, Lhe homeless, second unlLs, persons wlLh dlsablllLles,
and requlremenLs for Lhe lnvenLory of adequaLe slLes, lncludlng demonsLraLlng developmenL
capaclLy. lurLher, our Leam ls famlllar wlLh Lhe requlremenLs of CLCA, currenL case law, as well as
unpubllshed cases assoclaLed wlLh Pouslng LlemenL preparaLlon.
Cur houslng-relaLed experlence lncludes Lhe followlng:
• SLaLe-cerLlfled Pouslng LlemenLs,
• Puu-approved ConsolldaLed Þlans and AcLlon Þlans,

!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4


!" $%&% '()**+*, -.%/0

3-17




17

• Pouslng condlLlon surveys,
• 8esearchlng and preparlng renLal and ownershlp houslng markeL sLudles for pro[ecLs
LhroughouL Lhe u.S.,
• Securlng and admlnlsLerlng a varleLy of affordable houslng and communlLy developmenL
pro[ecLs and programs, lncludlng Lhose funded by Cu8C and PCML granLs, Low-lncome
Pouslng 1ax CredlLs, and Callfornla 8ond funds,
• ueveloplng and managlng flrsL-Llme homebuyer asslsLance, owner-occupled rehablllLaLlon,
and emergency repalr programs,
• ueveloplng lncluslonary houslng programs, and
• ueveloplng and admlnlsLerlng affordable houslng LrusL funds.
+,-#&./ 01('(.2#3 ue novo sLaff has prepared many SLaLe-cerLlfled Pouslng LlemenLs and
amendmenLs. Speclflcally, our Leam members managed and/or served as Lhe senlor houslng advlsor
for Pouslng LlemenLs for Lhe ClLles of ArcaLa, Llk Crove, CoLaLl, Lscalon, Creenfleld, Crldley, Palf
Moon 8ay, lone, LakeporL, LlvlngsLon, Þaradlse, 8ancho Cordova, and 8lchmond, and Lhe CounLles of
Colusa and Mendoclno, all of whlch have been cerLlfled for compllance by Lhe ueparLmenL of
Pouslng and CommunlLy uevelopmenL.
+,-#&./ ".4 5".4 6#( 7*,/*"'#3 ue novo sLaff has worked Lo lmplemenL a range of houslng
programs and are experlenced wlLh program developmenL and admlnlsLraLlon. 1hls work provldes us
wlLh an undersLandlng of how a Pouslng LlemenL ls lmplemenLed, as well as Lhe opporLunlLles and
consLralnLs assoclaLed wlLh a varleLy of avallable houslng programs. We have also worked wlLh oLher
Ceneral Þlan LlemenLs (AgrlculLural LlemenL, Land use LlemenL, ClrculaLlon LlemenL), Local CoasLal
Þlans, and Zonlng Codes. Cur experlence lncludes drafLlng amendmenLs Lo long-Lerm plannlng
documenLs and regulaLlons Lo meeL Lhe needs of a speclflc pro[ecL or Lo lmplemenL a Pouslng
LlemenL (e.g., modlfylng land use classlflcaLlons, clrculaLlon dlagram, land use map, eLc).
809: 0;<(*&(.=(3 Cur Leam ls well experlenced wlLh managlng CLCA analyses, lncludlng MlLlgaLed
negaLlve ueclaraLlons and Ll8s, for a varleLy of pollcy-level plannlng documenLs, lncludlng Pouslng
LlemenLs, Ceneral Þlans, and developmenL pro[ecLs. 1hls experlence ls descrlbed below for our
lndlvldual Leam members and ln our llsL of represenLaLlve pro[ecLs.


!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4

3-18 !" $%&% '()**+*, -.%/0




18

'=6A 581 152?
8eLh 1hompson wlll serve as Lhe Þro[ecL Manager for Lhe Pouslng LlemenL updaLe. Ms. 1hompson
wlll be Lhe prlmary polnL of conLacL, wlll faclllLaLe and presenL aL all workshops and hearlngs, and wlll
be Lhe prlmary auLhor of all documenLs for Lhe Pouslng LlemenL updaLe. Ms. 1hompson wlll manage
each Lask, faclllLaLe all workshops, presenL Lhe pro[ecL Lo Lhe Þlannlng Commlsslon and ClLy Councll,
and serve as Lhe prlmary auLhor of all documenLs. ue novo prlnclpal planners 8en 8lLchle and SLeve
McMurLry wlll provlde supporL for each Lask, performlng research and preparlng documenL secLlons
as necessary. Mr. 8lLchle and Mr. McMurLry wlll also be avallable Lo asslsL ln faclllLaLlon of publlc
workshops where a large LurnouL ls anLlclpaLed.
93<. <.;E8?;@ N 8=;S 3!< E>@>A3=
Ms. 1hompson ls a Þrlnclpal Þlanner wlLh ue novo wlLh over 17 years of professlonal plannlng
experlence. Per responslblllLles lnclude houslng elemenL preparaLlon and managemenL, general plan
preparaLlon and managemenL, senlor revlew of envlronmenLal documenLs, envlronmenLal plannlng,
pollcy documenL preparaLlon, and conLracL plannlng. She speclallzes ln CLCA and naLlonal
LnvlronmenLal Þollcy AcL compllance and ls well-versed ln houslng program developmenL and
lmplemenLaLlon. Ms. 1hompson's experlence lncludes managemenL of Pouslng LlemenLs for boLh
urban and rural [urlsdlcLlons (lncludlng ArcaLa, CoLaLl, Lscalon, Llk Crove, Crldley, Palf Moon 8ay,
lone, LakeporL, LlvlngsLon, Þaradlse, 8lchmond, and WlnLers), Lhe preparaLlon and managemenL of
several Ceneral Þlans and Ceneral Þlan Ll8s, lncludlng Lhe ClLy of 8renLwood Ceneral Þlan, ClLy of
CoLaLl Ceneral Þlan, CounLy of Colusa Ceneral Þlan, ClLy of Colusa CÞ Ll8, Lhe ClLy of !ackson Land
use and ClrculaLlon LlemenL updaLe Ll8, Lhe Mendoclno CounLy CÞ Ll8, Lhe Ll uorado CounLy
Ceneral Þlan AmendmenL Ll8, and ClLy of Llk Crove Ceneral Þlan AmendmenL Ll8s. Ms. 1hompson ls
an lndusLry leader ln Lhe plannlng fleld, and she has a proven Lrack record of successfully compleLlng
complex and legally defenslble envlronmenLal and plannlng documenLs.
Ms. 1hompson's exLenslve houslng and communlLy developmenL experlence lncludes servlng as
Þro[ecL Manager and 1echnlcal Advlsor for mulLlple Pouslng LlemenLs, developlng lncluslonary
houslng programs, developlng and overseelng affordable houslng programs, and managlng Lhe
preparaLlon of ConsolldaLed Þlans. She ls accusLomed Lo compleLlng pro[ecLs wlLhln Lhe pro[ecL's
budgeL and schedule. She wlll be responslble for overall Lechnlcal managemenL of Lhe pro[ecL, quallLy
conLrol, and wlll serve ln an advlsory role Lo ensure LhaL Lhe documenL addresses all aspecLs of Lhe
sLaLe regulaLlons and guldellnes.
She has conLrlbuLed her speclal houslng experLlse Lo obLalnlng enLlLlemenL sLaLus and developlng Lhe
Cu8C and houslng program for Lhe ClLy of Llk Crove, and has managed several currenL and recenL
Pouslng LlemenL updaLes, as well as preparaLlon of lncluslonary zonlng ordlnances and granL
managemenL for houslng and communlLy developmenL pro[ecLs. Þrlor Lo foundlng ue novo Þlannlng
Croup, Ms. 1hompson worked aL ÞMC from 2000 Lo 2008 where she served as a Senlor Þro[ecL
Manager. Ms. 1hompson has also served as CommunlLy uevelopmenL Manager for Laurln AssoclaLes
(now a dlvlslon of 8aney Þlannlng and ManagemenL), where she managed Lhe flrm's houslng and
communlLy developmenL servlces, lncludlng Pouslng LlemenLs, houslng condlLlon surveys, lncome
surveys, and Cu8C programs.
93@ =: <!.: 3 N 8=: @!: 8>( 8(>@@3=
Mr. 8lLchle ls a Þrlnclpal Þlanner wlLh ue novo and ls responslble for managlng and preparlng
comprehenslve general plan updaLes, complex CLCA/ nLÞA pro[ecLs, cllmaLe acLlon plans,

!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4


!" $%&% '()**+*, -.%/0

3-19




19

susLalnablllLy plannlng, and oLher long range plans. Pls experlence lncludes a varleLy of land use,
LransporLaLlon, and annexaLlon pro[ecLs LhroughouL Callfornla. Mr. 8lLchle ls currenLly servlng as Lhe
pro[ecL manager for Lhe ClLy of 8renLwood Ceneral Þlan updaLe. Mr. 8lLchle's houslng elemenL
experlence lncludes servlng as a Þrlnclpal Þlanner for Lhe preparaLlon of houslng elemenLs for Lhe
ClLles of CoLaLl, Lscalon, Palf Moon 8ay, LakeporL, and Þaradlse, as well as Colusa CounLy.
Mr. 8lLchle ls an experL ln Creen Pouse Casses and has developed a parLnershlp wlLh Lhe ALLorney
Ceneral's offlce and lCLLl- Local CovernmenLs for SusLalnablllLy Lo develop meLhodologles LhaL local
agencles can lmplemenL Lo address cllmaLe change aL Lhe local level and Lo achleve compllance wlLh
A8 32. Mr. 8lLchle served as Lhe LnvlronmenLal CoordlnaLor for Lhe ClLy of 8ancho Cordova, where
he oversaw Lhe envlronmenLal plannlng dlvlslon and Lhe preparaLlon of all CLCA documenLs
prepared by sLaff and ouLslde consulLanLs. 1hls experlence has glven Mr. 8lLchle Lhe knowledge of
how local agencles use and lmplemenL plannlng documenLs, and speclflcally houslng elemenLs and
general plans, on a day Lo day basls. Mr. 8lLchle graduaLed from Cal Þoly San Luls Cblspo wlLh a
bachelor's degree ln ÞollLlcal Sclence and a MasLer of ClLy and 8eglonal Þlannlng. Pe ls regularly
lnvlLed back Lo Cal Þoly Lo guesL-lecLure ln Lhe ClLy and 8eglonal Þlannlng ueparLmenL.
?<3J3 E!E6=<=H N 8=: @!: 8>( 8(>@@3=
Mr. McMurLry ls a Þrlnclpal Þlanner wlLh ue novo and ls responslble for pro[ecL managemenL,
preparaLlon of envlronmenLal documenLs, land use plans, alr quallLy modellng, blologlcal
assessmenLs, AgrlculLural LLSA modellng, and regulaLory permlLLlng. Pe has successfully led
mulLldlsclpllnary Leams Lo compleLe over 70 envlronmenLal, land use plannlng, and developmenL
pro[ecLs ln 18 Callfornla counLles. Mr. McMurLry's experlence lncludes servlce ln englneerlng and
plannlng flrms, as well as ln Lhe bulldlng lndusLry where he was responslble for budgeLs of over $300
mllllon. Pe has managed large Speclflc Þlans and Ll8s wlLh complex LransporLaLlon, waLer,
wasLewaLer, and lnfrasLrucLure lssues and has served as a Lechnlcal planner on Ceneral Þlans and
Ceneral Þlan Ll8s for Lhe ClLy of Carmel-by-Lhe-Sea and Lhe ClLy of MonLerey. Mr. McMurLry
graduaLed from Cal Þoly San Luls Cblspo wlLh a bachelor's degree ln naLural 8esource ManagemenL
wlLh graduaLe sLudles ln 8lologlcal Sclences aL San !ose SLaLe unlverslLy.
=585$1 '=6A 581 5N'5=< 5$85 2$! =575=5$859
ue novo Þlannlng Croup has compleLed slx Pouslng LlemenLs durlng Lhe prevlous 8PnA cycle. ueLalls
of each of Lhese Pouslng LlemenLs are provlded below, along wlLh cllenL conLacL lnformaLlon. ue novo
has prepared Pouslng LlemenLs for [urlsdlcLlons slmllar ln slze and populaLlon Lo LakeporL, lncludlng
CoLaLl, Lscalon, Palf Moon 8ay, and WlnLers.
!: <H ;B !;<><: N .;6?: @A 3(3E3@< 68D><3 >@D A3@3=>( 8(>@ 68D><3
ue novo Þlannlng Croup ls nearlng compleLlon of a comprehenslve updaLe Lo Lhe ClLy of CoLaLl
Ceneral Þlan. As parL of Lhls work efforL, our Leam compleLed a full updaLe Lo Lhe ClLy's Pouslng
LlemenL on an expedlLed schedule. 1he Pouslng LlemenL addresses Lhe ClLy's 8eglonal Pouslng
needs AllocaLlon for Lhe 2007-2014 perlod. 1he Pouslng LlemenL addressed Lhe requlremenLs of
sLaLe law, provldlng a Lhorough overvlew of Lhe ClLy's houslng needs and speclal needs groups.
ueLalled analysls was provlded relaLed Lo vague resldenLlal developmenL sLandards ln Lhe recenLly
adopLed uownLown Speclflc Þlan, governmenLal consLralnLs, lncluslonary houslng requlremenLs, and
lnfrasLrucLure capaclLy. A deLalled land lnvenLory, as well as programs Lo encourage developmenL of
mulLl-famlly houslng Lhrough consolldaLlon of hlgh denslLy resldenLlal slLes and lncenLlves for
developmenL of mulLl-famlly unlLs were prepared. 1he Pouslng LlemenL also lncluded programs Lo
brlng Lhe ClLy's Ceneral Þlan and Zonlng Code lnLo compllance wlLh sLaLe houslng laws regardlng


!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4

3-20 !" $%&% '()**+*, -.%/0




20

permlLLlng of emergency shelLers, LranslLlonal, and supporLlve houslng and consLralnLs on houslng
for persons wlLh dlsablllLles, and also lncluded programs Lo encourage mulLl-famlly developmenL due
Lo Lhe ClLy's hlsLory of approvlng prlmarlly slngle famlly pro[ecLs. 1he Pouslng LlemenL was adopLed
by Lhe ClLy Councll ln uecember 2012 and was successfully cerLlfled by PCu.
!"#"$"%&" ( )*+, -# )-+.+*
ConLacL: vlckl Þarker, CommunlLy uevelopmenL ulrecLor
Þhone: (707) 663-3637
!;(6?> !;6@<HN .;6?: @A 3(3E3@< 68D><3 >@D A3@3=>( 8(>@ 68D><3
ln !uly 2012, Lhe ue novo Leam compleLed a comprehenslve updaLe Lo Lhe Colusa CounLy Ceneral
Þlan. 1he Pouslng LlemenL updaLe was compleLed as a separaLe expedlLed pro[ecL Lo meeL Lhe 2007-
2014 8PnA perlod. 1he Pouslng LlemenL addressed Lhe requlremenLs of sLaLe law, provldlng a
Lhorough overvlew of Lhe ClLy's houslng needs and speclal needs groups. ueLalled analysls was
provlded ln order Lo show adequaLe mulLl-famlly resldenLlal slLes ln a rural counLy where mosL of Lhe
mulLl-famlly parcels are locaLed wlLhln Lhe Lwo lncorporaLed clLles. key lssues lncluded Lhe provlslon
of houslng slLes ln areas served by underfunded publlc servlces dlsLrlcLs, Lhe provlslon of adequaLe
farmworker houslng, and lnLegraLlng Lhe updaLed Pouslng LlemenL lnLo Lhe CounLy's new Ceneral
Þlan. 1he ue novo Leam was commended by CounLy sLaff and Lhe 8oard of Supervlsors for our
ablllLy Lo work under LlghL deadllnes, and our ablllLy Lo negoLlaLe wlLh PCu Lo resolve all lssues ln a
Llmely manner. ue novo has been hlred Lo prepare Colusa CounLy's 2014 Pouslng LlemenL updaLe.
!"#"$"%&" ( )-/01. )-0%+,
ConLacL: SLeve Packney, ulrecLor of Þlannlng and 8ulldlng
Þhone: (330) 438-0481
!: <H ;B .>(B E;;@ 9>H P .;6?: @A 3(3E3@< 68D><3 >@D =3(><3D C;=K
ue novo Þlannlng Croup prepared Lhe ClLy's currenL Pouslng LlemenL and assoclaLed negaLlve
ueclaraLlon for Lhe ClLy of Palf Moon 8ay. 1he Pouslng LlemenL addresses Lhe ClLy's 8eglonal
Pouslng needs AllocaLlon for Lhe 2007-2014 perlod. 1he ClLy's prevlous Pouslng LlemenL was
adopLed ln 1994, so Lhe Pouslng LlemenL updaLe addressed revlslons Lo sLaLe Pouslng LlemenL law
slnce 1994 as well as Lhe ClLy's carryover houslng needs from Lhe 2000-2008 8PnA perlod. 1he
Pouslng LlemenL also addressed llmlLaLlons on growLh relaLed Lo Measures A and u (resldenLlal
growLh allocaLlon sysLem) as well as lnfrasLrucLure consLralnLs. 1he Pouslng LlemenL provlded a
Lhorough houslng needs assessmenL, analysls of non-governmenLal and governmenLal consLralnLs,
lncludlng Lhose assoclaLed wlLh Lhe Ceneral Þlan, Local CoasLal Þrogram, Zonlng Crdlnance,
developmenL fees and schedules, and oLher regulaLlons regardlng resldenLlal developmenL, analysls
of avallable slLes, lncludlng poLenLlal mlxed use slLes, ldenLlflcaLlon of resources for Lhe consLrucLlon,
rehablllLaLlon, and malnLenance of Lhe houslng sLock, and revlew of houslng accompllshmenLs and
evaluaLlon of Lhe effecLlveness of Lhe 1994 Pouslng LlemenL. 1he Pouslng Þlan lncluded pollcles and
programs LhaL wlll brlng Lhe ClLy's Zonlng Code, Ceneral Þlan, and Local CoasLal Þrogram lnLo
compllance wlLh sLaLe law. ueLalled programs Lo address sLaLe requlremenLs for denslLy bonuses,
emergency shelLers, LranslLlonal and supporLlve houslng, and second unlLs as well as pollcles and
programs Lo encourage a range of houslng Lypes aL affordablllLy levels meeLlng Lhe ClLy's needs were
provlded.

!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4


!" $%&% '()**+*, -.%/0

3-21




21

ue novo Þlannlng Croup was commended by Lhe ClLy Councll and sLaff for lLs efforLs ln coordlnaLlng
wlLh PCu Lo achleve cerLlflcaLlon of Lhe Pouslng LlemenL.
!"#"$"%&" ( )*+, -# 2./# 3--% 4.,
ConLacL: SLeve lllnL, Þlannlng ulrecLor (*noLe: Mr. lllnL ls no longer wlLh Lhe ClLy of Palf Moon
8ay)
Þhone: (630) 726-8232
!: <H ;B (>K38;=< P .;6?: @A 3(3E3@< 68D><3
ue novo Þlannlng Croup prepared Lhe 2009 Pouslng LlemenL and negaLlve ueclaraLlon for Lhe ClLy
of LakeporL. 1he Pouslng LlemenL addressed Lhe malnLenance and lmprovemenL of exlsLlng houslng
sLock, encouraglng a range of houslng Lypes Lo meeL Lhe needs of each lncome group and speclal
needs populaLlon, Lhe provlslon of adequaLe slLes, and meLhods Lo encourage exLremely low lncome
and employee houslng. ue novo provlded revlslons Lo Lhe Pouslng LlemenL Lo PCu ln an lnformal
capaclLy Lo expedlLe Lhe process, Lhen re-submlLLed Lhe 8evlsed Pouslng LlemenL for conslderaLlon
and lssuance of a leLLer of sLaLuLory compllance prlor Lo lLs adopLlon. 1he Pouslng LlemenL was
cerLlfled as meeLlng Lhe requlremenLs of sLaLe law.
!"#"$"%&" ( )*+, -# 5.6"7-$+
ConLacL: Andrew 8rlLLon, Þlannlng Manager
Þhone: (707) 263-3613 x.28
<;C@ ;B 8>=>D: ?3 P .;6?: @A 3(3E3@< 68D><3
ue novo Þlannlng Croup prepared Lhe 2008-2013 Pouslng LlemenL and assoclaLed negaLlve
ueclaraLlon for Lhe 1own of Þaradlse. 1he Pouslng LlemenL addressed Lhe 1own's falr share of
reglonal houslng needs, lncludlng ldenLlflcaLlon of adequaLe slLes, analysls of avallablllLy of
lnfrasLrucLure Lo serve Lhe slLes, and developmenL of a 7-year program Lo achleve Lhe 1own's goals
and ob[ecLlves relaLed Lo houslng and speclal needs groups. 1he Pouslng LlemenL resolved Lhe
challenglng lssue of meeLlng Lhe SLaLe's requlremenL for affordable houslng slLes ln a [urlsdlcLlon wlLh
no publlc sewer sysLem. ue novo worked closely wlLh PCu and Lhe 1own Lo develop programs LhaL
would ensure LhaL adequaLe slLes would be avallable durlng Lhe plannlng perlod. 1he Pouslng
LlemenL was prepared under a LlghL schedule and cerLlflcaLlon by Lhe SLaLe of Callfornla was qulckly
achleved.
!"#"$"%&" ( 8-9% -# :.$.;*1"
ConLacL: Al McCreehan, CommunlLy uevelopmenL ulrecLor
Þhone: (330) 872-6291
!: <H ;B 3?!>(;@ P .;6?: @A 3(3E3@< 68D><3 >@D >: = I6>(: <HF !: =!6(><: ;@F >@D
(>@D 6?3 3(3E3@<? 68D><3
ue novo Þlannlng Croup prepared Lhe 2009 Pouslng LlemenL updaLe and assoclaLed CLCA
documenLaLlon for Lhe ClLy of Lscalon. 1he pro[ecL was managed by 8eLh 1hompson, wlLh 8en
8lLchle and SLeve McMurLry servlng as prlnclpal planners and Lechnlcal analysLs. 1he Pouslng
LlemenL addressed Lhe requlremenLs of sLaLe law, provldlng a Lhorough overvlew of Lhe ClLy's
houslng needs and speclal needs groups. ueLalled analysls was provlded relaLed Lo governmenLal
consLralnLs, lncludlng unlque lssues assoclaLed wlLh Lhe ClLy's CrowLh ManagemenL SysLem,
lncluslonary houslng requlremenLs, and sewer capaclLy. A deLalled land lnvenLory, as well as


!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4

3-22 !" $%&% '()**+*, -.%/0




22

programs Lo encourage developmenL of mulLl-famlly houslng Lhrough consolldaLlon of hlgh denslLy
resldenLlal slLes and lncenLlves for developmenL of mulLl-famlly unlLs were prepared. 1he Pouslng
LlemenL also lncluded programs Lo brlng Lhe ClLy's Ceneral Þlan and Zonlng Code lnLo compllance
wlLh sLaLe houslng laws regardlng permlLLlng of emergency shelLers, LranslLlonal, and supporLlve
houslng and consLralnLs on houslng for persons wlLh dlsablllLles, and also lncluded programs Lo
encourage mulLl-famlly developmenL due Lo Lhe ClLy's hlsLory of approvlng prlmarlly slngle famlly
pro[ecLs. 1he Pouslng LlemenL was compleLed wlLhln budgeL and cerLlfled by PCu.
ue novo Þlannlng Croup recenLly prepared an updaLe Lo Lhe ClLy's Alr CuallLy, ClrculaLlon, and Land
use LlemenLs Lo address alr quallLy, cllmaLe change, and communlLy healLh and wellness lssues. 1he
revlslons Lo Lhe elemenLs promoLed: 1) analysls of developmenL pro[ecLs for poLenLlal healLh lmpacLs
assoclaLed wlLh alr quallLy, 2) a compleLe sLreeLs sysLem, 3) developmenL of hlgh denslLy resldenLlal
uses and affordable houslng wlLhln walklng dlsLance of healLh care, parks, schools, and oLher
amenlLles Lo encourage walklng and blcycle Lrlps, 4) coordlnaLed reglonal plannlng efforLs Lo
encourage non-auLomoLlve LransporLaLlon and lmprove alr quallLy, and 3) local deslgn and
developmenL sLandards Lo provlde lmproved pedesLrlan and blke rouLes and connecLlvlLy. 1he San
!oaquln valley Alr ÞolluLlon ConLrol ulsLrlcL revlewed Lhe proposed amendmenLs and commended
Lhe ClLy for lLs commlLmenL Lo proLecLlng Lhe healLh of lLs clLlzens. 1he ClLy ls ln Lhe process of
adopLlng Lhe updaLe.
!"#"$"%&" ( )*+, -# <1&./-%
ConLacL: Carol norrls, Þlanner
Þhone: (209) 838-4110
!: <H ;B C: @<3=? P .;6?: @A 3(3E3@< 68D><3
ue novo Þlannlng Croup prepared Lhe 2013 Pouslng LlemenL updaLe and assoclaLed CLCA
documenLaLlon for Lhe ClLy of WlnLers. 1he Pouslng LlemenL updaLe was prepared uslng PCu's
SLreamllned updaLe approach. 1he Pouslng LlemenL addressed Lhe requlremenLs of sLaLe law,
provldlng a Lhorough overvlew of Lhe ClLy's houslng needs and speclal needs groups. ueLalled
analysls was provlded relaLed Lo Lhe lnvenLory of houslng slLes, lncludlng unlque lssues assoclaLed
wlLh Lhe floodplaln, mlxed use deslgnaLlons, and adequacy of re-use slLes. 1he Pouslng LlemenL
addressed houslng for persons wlLh dlsablllLles, lncludlng developmenLal dlsablllLles. 1he Pouslng
LlemenL was compleLed wlLhln budgeL and cerLlfled by PCu.
!"#"$"%&" ( )*+, -# =*%+"$1
ConLacL: uan Magulre, Lconomlc uevelopmenL and Pouslng Manager
Þhone: (330)793-4910 x. 118

2!!< 1< 6$24 '=6A 581 5N'5=< 5$85
1he followlng Pouslng LlemenL and long-range plannlng pro[ecLs were managed by Ms. 1hompson and
oLher ue novo Þrlnclpals prlor Lo foundlng ue novo Þlannlng Croup. Lach of Lhe Pouslng LlemenLs
recelved cerLlflcaLlon from PCu and meL Lhe expecLaLlons of Lhe pro[ecL cllenL.

!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4


!" $%&% '()**+*, -.%/0

3-23




23

!: <H ;B >=!><> P .;6?: @A 3(3E3@< 68D><3
ue novo Þrlnclpal, 8eLh 1hompson, managed Lhe preparaLlon of Lhe 2003-2008 ClLy of ArcaLa
Pouslng LlemenL and assoclaLed CLCA documenLaLlon. ClLy sLaff and Lhe ClLy Councll commended
Ms. 1hompson for her work on Lhe pro[ecL. 1he purpose of Lhe 2003-2008 Pouslng LlemenL was Lo
develop a houslng program LhaL works Loward Lhe preservaLlon, lmprovemenL and developmenL of
houslng for ArcaLa. 1he houslng program lncluded many componenLs, such as Lhe esLabllshmenL of
goals, ob[ecLlves and programs, whlch LogeLher provlded a foundaLlon developmenL and
lmplemenLaLlon of houslng acLlvlLles. WlLh a growlng populaLlon and lncreaslng pressure on Lhe
ClLy's resources, Lhere was concern wlLh provldlng adequaLe houslng opporLunlLles whlle malnLalnlng
a hlgh sLandard of llvlng for all clLlzens ln Lhe communlLy. 1he programs developed for Lhe houslng
elemenL reflecLed Lhls goal whlle also meeLlng Lhe ClLy's share of reglonal houslng needs.
uemographlc and socloeconomlc varlables such as populaLlon, household characLerlsLlcs, and
houslng sLock condlLlons, were Lhoroughly analyzed and exLenslve publlc ouLreach was conducLed ln
order Lo adequaLely deLermlne Lhe presenL and fuLure houslng needs of Lhe ClLy of ArcaLa.
!: <H ;B 3(K A=;J3 P .;6?: @A 3(3E3@< >@D .;6?: @A 8=;A=>E?
ue novo Þrlnclpal, 8eLh 1hompson, managed Lhe developmenL of Lhe Pouslng LlemenL for Lhe ClLy of
Llk Crove upon lLs lncorporaLlon. She was responslble for Lhe preparaLlon of Lhe Pouslng LlemenL for
Llk Crove, lncludlng conducLlng communlLy meeLlngs, preparlng pollcles and goals, and overseelng
preparaLlon of Lhe houslng needs assessmenL, markeL analysls, and houslng condlLlon survey. Ms.
1hompson faclllLaLed a serles of publlc workshops, exLenslve consulLaLlon wlLh sLakeholders, and
meeLlngs beLween Lhe developmenL communlLy and houslng advocaLes Lo assure LhaL Lhe Pouslng
LlemenL meL Lhe needs of Lhe ClLy and also provlded feaslble lmplemenLaLlon programs.
ln addlLlon Lo auLhorlng Lhe ClLy's flrsL Pouslng LlemenL and provldlng senlor revlew of Lhe ClLy's
second Pouslng LlemenL, Ms. 1hompson developed Lhe ClLy's Affordable Pouslng 1rusL lund
program, whlch was funded ln excess of $40 mllllon and provlded over 300 affordable houslng unlLs
Lo Lhe ClLy. She was also responslble for obLalnlng federal enLlLlemenL sLaLus for Lhe ClLy Lo recelve
CommunlLy uevelopmenL 8lock CranL funds. She managed Lhe lnlLlal developmenL of Lhe ClLy's
Cu8C program, overseelng lLs lmplemenLaLlon and envlronmenLal compllance.
ln 2008, Ms. 1hompson served as Lhe senlor Lechnlcal advlsor Lo Lhe ÞMC houslng Leam for Lhe
updaLe of Lhe ClLy's Pouslng LlemenL.
!: <H ;B A=: D(3H P .;6?: @A 3(3E3@< 68D><3
ue novo Þrlnclpal, 8eLh 1hompson, served as pro[ecL manager for Lhe 2004 updaLe Lo Lhe ClLy of
Crldley Pouslng LlemenL and assoclaLed CLCA documenLaLlon. 1he Pouslng LlemenL updaLe
lnvolved publlc ouLreach and Ms. 1hompson faclllLaLed Lhe publlc workshops and also presenLed Lhe
pro[ecL Lo Lhe Þlannlng Commlsslon and ClLy Councll. 1he updaLe was conslsLenL wlLh Lhe
requlremenLs of sLaLe law and ldenLlfled Lhe effecLlveness of Lhe prevlous houslng elemenL, assessed
Lhe houslng needs of Lhe ClLy, lncludlng speclal needs populaLlons, ldenLlfled houslng resources and
consLralnLs Lo Lhe provlslon of houslng, and provlded a flve-year program of goals, pollcles, and
lmplemenLaLlon measures Lo meeL Lhe ClLy's houslng needs.
!: <H ;B :;@3 P .;6?: @A 3(3E3@< 68D><3
ue novo Þrlnclpal, 8eLh 1hompson, served as pro[ecL manager for Lhe 2004 updaLe Lo Lhe ClLy's
Pouslng LlemenL. 1he 2004 Pouslng LlemenL was a comprehenslve updaLe Lo Lhe former 1994 ClLy
of lone Pouslng LlemenL. 1he pro[ecL lncludes provldlng currenL demographlc, houslng sLock, and


!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4

3-24 !" $%&% '()**+*, -.%/0




24

employmenL lnformaLlon relevanL Lo Lhe ClLy, ldenLlfylng adequaLe slLes Lo accommodaLe Lhe ClLy's
8eglonal Pouslng needs AllocaLlon, and developmenL of new pollcles and programs Lo make Lhe
Pouslng LlemenL conslsLenL wlLh Lhe currenL requlremenLs of sLaLe law.
E3@D;!: @; !;6@<H P .;6?: @A 3(3E3@< 68D><3
ue novo Þrlnclpal, 8eLh 1hompson served as Lhe senlor Lechnlcal advlsor for preparaLlon of Lhe
Mendoclno CounLy Pouslng LlemenL updaLe, whlch was cerLlfled ln 2004. 1he Mendoclno CounLy
Pouslng LlemenL ldenLlfled Lhe houslng needs ln Lhe unlncorporaLed area of Lhe CounLy and provlded
a plan Lo address Lhose needs over Lhe 2003-2009 plannlng perlod. 1he goals, pollcles, programs, and
ob[ecLlves were developed based on Lhe ldenLlfled houslng needs and consLralnLs as well as wlLh
consulLaLlon wlLh CounLy sLaff and Lhe publlc. 1he Pouslng LlemenL addressed Lhe challenge of
provldlng affordable houslng Lo meeL Lhe needs of all resldenLs, lncludlng Lhe growlng group of
lower-lncome servlces employees, whlle preservlng Lhe agrlculLure and open space LhaL has made
Lhe CounLy so aLLracLlve Lo vlslLors and resldenLs allke.
!: <H ;B =: !.E;@D P .;6?: @A 3(3E3@< 68D><3
ue novo Þrlnclpal, 8eLh 1hompson served as pro[ecL manager for Lhe Pouslng LlemenL updaLe for
Lhe ClLy of 8lchmond. 1he Pouslng LlemenL updaLe lnvolved exLenslve communlLy ouLreach
LargeLed aL nelghborhoods wlLhln Lhe ClLy and encouraged parLlclpaLlon from all segmenLs of Lhe
communlLy. 1he Pouslng LlemenL updaLe was prepared conslsLenL wlLh sLaLe requlremenLs and
provlded a demographlc overvlew of Lhe ClLy's populaLlon, ldenLlfylng speclflc populaLlon,
household, economlc, and houslng facLors relevanL Lo Lhe houslng needs of Lhe ClLy, ldenLlfled slLes
Lo accommodaLe Lhe ClLy's 8PnA, esLlmaLed houslng needs for all lncome groups and speclal needs
groups, ldenLlfled resources and consLralnLs assoclaLed wlLh houslng, and provlded a flve-year plan
for Lhe clLy Lo meeL lLs houslng needs. 1he Pouslng LlemenL was cerLlfled ln 2006.
!: <H ;B !;(6?>N A3@3=>( 8(>@ 68D><3 E>?<3= 3:=
ue novo Þrlnclpal, 8eLh 1hompson served as pro[ecL manager for Lhe preparaLlon of Lhls Ll8. 1he Ll8
lnvolved analysls of lmplemenLaLlon of Lhe proposed Ceneral Þlan and pro[ecL-level analysls, of
lssues where adequaLe lnformaLlon was avallable, of Lhree developmenL pro[ecLs. 1he Ceneral Þlan
anLlclpaLed developmenL of a large area ouLslde of Lhe ClLy, Lo be lncluded ln Lhe Sphere of lnfluence.
key lssues addressed ln Lhe Ll8 lncluded: converslon of agrlculLural land/open space Lo developed
uses, slgnlflcanL Lrafflc lmpacLs on local roadways and sLaLe faclllLles, change Lo Lhe communlLy's land
use and aesLheLlc characLer assoclaLed wlLh deslgnaLlon of large areas for urbanlzaLlon, loss of
speclal-sLaLus specles and oLher lmporLanL hablLaL, dralnage and floodlng, and provlslon of adequaLe
servlces. 1he MasLer Ll8 was successfully cerLlfled ln 2007.
!: <H ;B 3(K A=;J3N .: A. D3@?: <H =3?: D3@<: >( A3@3=>( 8(>@ >E3@DE3@< >@D
=3T;@3 3:=
ue novo Þrlnclpal, 8eLh 1hompson served as Lhe pro[ecL manager for Lhe Plgh uenslLy 8esldenLlal
Ceneral Þlan AmendmenL and 8ezone LnvlronmenLal lmpacL 8eporL. 1he Ceneral Þlan AmendmenL
lncluded re-deslgnaLlng land uses, a pollcy LexL amendmenL, and rezones Lo supporL hlgh denslLy
resldenLlal developmenL on LhlrLeen slLes LhroughouL Lhe ClLy. 1he Ll8 addresses changes Lo Lhe land
use (conslsLency wlLh plannlng documenLs, confllcLs wlLh exlsLlng and proposed uses),
LransporLaLlon/clrculaLlon, alr quallLy (pro[ecL-relaLed vehlcle emlsslons, proxlmlLy of slLes Lo Lhe
hlghway, senslLlve recepLors) nolse (Lrafflc- and land use-relaLed), hydrology/waLer quallLy (dralnage,
floodplaln, waLer quallLy), vlsual (changes from vacanL or rural uses Lo urban uses), and

!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4


!" $%&% '()**+*, -.%/0

3-25




23

populaLlon/houslng lmpacLs (lncreases ln populaLlon and changes Lo Lhe [obs/houslng balance
resulLlng from converslon of commerclal and offlce slLes Lo resldenLlal) LhaL would occur as a resulL
of Lhe fuLure developmenL of Lhe hlgh denslLy resldenLlal slLes. SLaLus: CerLlfled.


!"#$ &' ()*+,&-# .&/0"12 34+5+1# 6,7)#+ 8-&,&0)4

9;
=R
!" $%&% '()**+*, -.%/0




26

O; 8691 591<?215 2$! 755 98C5!>45
ue novo has provlded Lhe ClLy wlLh a sLreamllned and efflclenL approach Lo Lhe Pouslng LlemenL and
Land use LlemenL updaLes ln order Lo maxlmlze Lhe value Lhe ClLy recelves for Lhe cosL of Lhls
pro[ecL. Cur dlrecL cosLs are llmlLed Lo prlnLlng cosLs, wlLh no mark-up, dlrecLly assoclaLed wlLh Lhe
pro[ecL. We wlll compleLe our scope for a noL-Lo-exceed cosL of $29,260.
!:>?>
7*,@(=2
A"."/(*
$113/hour
hours
7*&.=&<"1
71"..(*
$100/hour
hours
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Meeting Date: 01/21/2014 Page 1 Agenda Item #VI.B.1
CITY OF LAKEPORT
City Council
Lakeport Redevelopment Agency
City of Lakeport Municipal Sewer District


STAFF REPORT
RE: Dog Park Fencing MEETING DATE: 1/21/2014
SUBMITTED BY: Mark Brannigan, Public Works Director
PURPOSE OF REPORT: Information only Discussion Action Item

WHAT IS BEING ASKED OF THE CITY COUNCIL/AGENCY/BOARD:
The City Council is being asked to consider the recommendation made by the Park and Recreation
Commission to provide fencing and gates to separate the large dogs from the small ones in the City's dog
park, and to provide direction to staff regarding the possible funding.
BACKGROUND:
During the March 2012 Park and Recreation Commission meeting, a member of the Commission asked the
group to consider a project to separate the large dogs from the smaller ones by installing fencing in the
City's dog park. Commission members have reported complaints from owners of small dogs that they don’t
utilize the dog park because of the concern that the larger dogs are too aggressive, and can hurt the smaller
dogs while playing. The Park and Recreation Commission held its June meeting at the dog park to involve
users of the park, and to look at practical methods for dividing the fields. The Commission eventually
approved a design (see attached) that allows the proper staging of large or small dogs into the play area, and
provides adequate access for maintenance equipment into each area. City staff requested proposals from
local fence contractors based on the design approved by the Commission. The City received an estimate
from a local fence contractor that was working on fencing of the Phase II area of Westside Park (see
attached).
The Commission unanimously passed a motion to ask the City Council to authorize the funds needed to
move forward with hiring a contractor to install the fencing and gates.
DISCUSSION:
The design was developed to minimize the amount of gates and fencing needed to facilitate the desired
outcome of effectively separating the large and small dogs. The project was minimized to reduce the cost of
the project, and future maintenance needs. Thus the existing entrance/staging area is designed to extend
the new fence line, and separate the entrance into either area.
This project will be exempt from CEQA because: (1) it will not cause a direct physical change in the
environment, or a reasonably foreseeable indirect physical change in the environment; (2) it meets the
criteria established in section 15061(b)(3) of the CEQA Guidelines because the construction of interior
fencing within an already enclosed area cannot possibly have a significant effect on the environment; and
(3) it meets the criteria established in section 15301 of the CEQA Guidelines because it the division of the
dog park involves no expansion of the pre-existing use.

Meeting Date: 01/21/2014 Page 2 Agenda Item #VI.B.1
The fencing design is intended to match the existing fencing and provide proper access for maintenance
equipment and personal. The dog park is city property and the attached price quote uses prevailing wage. In
addition, the bidding procedures are in compliance with those incorporated in the Lakeport Municipal
Code, Chapter 3.05, Uniform Cost Accounting.
OPTIONS:
Approve the design and funding for fiscal year 2013-14 budget.
Approve the design and funding for next fiscal year 2014-15 budget.
Deny project.
Provide direction to bring back alternative solutions..
FISCAL IMPACT:
None $2,300 Account Number: 110-3030-990.000
Comments: The funds for this project are not included in this year’s budget. The budget will need to be
amended for the project to take place this fiscal year.
SUGGESTED MOTIONS:
Move to approve the Park and Recreation Commission recommendation of separating the dog park area for
the safety of the small dogs, and to amend the current fiscal year budget for Parks by $2,300.
Move to approve the Park and Recreation Commission recommendation of separating the dog park area for
the safety of the small dogs, and direct staff to include the project in next year’s budget process for Council
consideration.


Attachments: Project map
Proposal Quote

WESTSIDE PARK RD
City of Lakeport Utilities Department
Lakeport, CA 95453
Sheet No.
Drawn By:
Checked by:
Date:
Data by NSPM, LLC
1
Data Provided by North Star Precision Mapping, LLC Travis Engstrom, President 339 Faulkner Street Mountain House, CA 95391 510-590-7984 tengstrom@nspmaps.com
Projected coordinate system name: NAD 1983 State Plane California II FIPS 0402 Feet Geographic coordinate system name: GCS North American 1983
0 25 50 12.5 Feet
1 inch = 17 feet
Mark Brannigan
1/14/2014
4' Gate
12' Double Gate
45' x 4' Chain Link Fence
Attachment 1
Attachment 2
Meeting Date: 01/21/2014 Page 1 Agenda Item #VI.C.2.
CITY OF LAKEPORT
City Council
City of Lakeport Municipal Sewer District

STAFF REPORT
RE: Adoption of a resolution. Initiation of the 2014 Review,
Update, and Amendment of the Lakeport General Plan and
Associated Actions.
MEETING DATE: 1/21/14
SUBMITTED BY: City Manager Silveira
Special Projects Coordinator Knoll
PURPOSE OF REPORT: Information only Discussion Action Item

WHAT IS BEING ASKED OF THE CITY COUNCIL/BOARD:
Staff is requesting City Council consideration of a Resolution which, if approved, will initiate a focused
review/update of the Lakeport General Plan and some possible related actions. The Resolution contains
findings and provides direction to City staff, the Planning Commission, interested parties, and the public
concerning the focused General Plan update and California Environmental Quality Act (CEQA) review.
Several issues associated with the City of Lakeport Sphere of Influence require attention, including a need to
review and respond to comments made on the City’s proposed Mitigated Negative Declaration for the 2010
South Main Street Annexation project. Also, Lake LAFCO has a matter before them dealing with their
statutory requirement for re-adoption of the City of Lakeport Sphere of Influence and compliance with the
CEQA.
The proposed Resolution is consistent with existing policies and programs of the Lakeport General Plan
which call for the periodic review and update of the document.
There are many potential issues to consider in this review and update process, many of which have been
raised by interested parties and the general public. In an effort to provide clarity and direction, City staff has
developed a work program - Attachment “A”.
Attachment “A” is intended to provide City Council direction on specific General Plan or related issues that
require action, updating or amendment.
BACKGROUND AND DISCUSSION:
The Town of Lakeport was initially incorporated with a 2 square mile rectangular City limits. Over the
years, the City has annexed numerous areas. The size of the City is now in excess of 2.5 square miles and
reflects localized growth patterns and the need for urban services and utilities.
LAFCO formally adopted the current Lakeport Sphere of Influence many years ago, and has a statutory
requirement to readopt it.
With the update and adoption of the Lakeport General Plan in 1992, the City developed clear and definitive
policies in support of annexation of unincorporated land.
Meeting Date: 01/21/2014 Page 2 Agenda Item #VI.C.2.
The update and adoption of the Lakeport General Plan in 2009 reaffirmed the City policies on annexation.
At about the same time, work began at a staff level on several annexation actions in the South Main Street –
Soda Bay Road area.
In 2011, the Lakeport City staff prepared a CEQA Initial Study and proposed a Mitigated Negative
Declaration for the South Main Street/Soda Bay Road annexation project.
The CEQA Initial Study and proposed Mitigated Negative Declaration for this annexation project generated
comments, both written and verbal from the County, property owners and interested parties. Many of the
comments involved issues which warrant review and possible action by the City.
The process to review, discuss, revise, and amend the General Plan and consideration of related actions will
involve staff recommendations, public input, Planning Commission review and recommendations, and City
Council consideration and decision.
This process is intended to be a General Plan update focused on the Urban Boundary Element, Land Use
Element, and other related elements which address the Sphere of Influence, annexation, natural resources,
transportation, utilities, and related issues.
OPTIONS:
The options for the City Council with respect to consideration of the Resolution are to 1) adopt it as
presented, 2) make any necessary modifications in the Resolution and adopt it as amended, or 3) to provide
alternative direction to staff as to specific issues and schedule reconsideration of the Resolution at a later
date.
FISCAL IMPACT:
None $10,000 +/- Account Number:
Comments: The process to review, update, and amend the Lakeport General Plan and to complete
associated actions will involve staff time, estimated at about 200 hours. In addition, there will be
miscellaneous expenses for copying, printing, public notices, etc. Funds are available and budgeted.
It should be noted that there will likely be additional expenses associated with the CEQA Environmental
Review. The amendment of the General Plan is a project under CEQA. It is staff’s recommendation that
the City Council consider retention of a qualified CEQA environmental consulting firm to develop the
necessary CEQA documents for this General Plan Amendment process. Staff will bring a specific proposal
for this project component back to the City Council for approval at a later date.
SUGGESTED MOTIONS:
Motion to approve and adopt a Resolution of the City Council Initiating the 2014 Review, Update, and
Amendment of the Lakeport General Plan, and related Actions.

Attachments: Resolution No. ____ (2014)
Attachment “A”

Attachment 1

124021.1
RESOLUTION NO. ____ (2014)

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LAKEPORT
INITIATING THE 2014 REVIEW, UPDATE, AND AMENDMENT OF THE
LAKEPORT GENERAL PLAN AND RELATED ACTIONS

WHEREAS, the Lakeport General Plan contains language which indicates that “as time
goes on, the City may determine that it is necessary to revise portions of the text to reflect changing
circumstances or philosophy…. The City should comprehensively review the General Plan every five
years to determine whether or not it is still in step with community values and conditions.”; and

WHEREAS, the Lakeport City Council has determined that there is a need for a focused
review of the Lakeport General Plan in order to determine: consistency with current community
values and conditions; consistency with current City Council goals and policies; internal consistency;
compatibility with California laws; compatibility with accepted land use planning approaches;
compliance with Lake LAFCO policies and operating procedures; and whether it is in the best
interest of the general public; and

WHEREAS, amendment of the Lakeport General Plan is considered a project, subject to
environmental review under the California Environmental Quality Act; and

WHEREAS, the Lakeport General Plan contains Objectives, Policies, and Programs that
are intended: to provide for an orderly and efficient transition from rural to urban land uses, to
minimize urban sprawl and leap-frog development, to implement growth policies which will guide
the timing, type, and location of growth, preserve resource lands, protect natural features and open
space, encourage techniques which support energy conservation, and to designate growth areas that
can be served by logical infrastructure extensions.

NOW, THEREFORE, BE IT RESOLVED:

1. The Lakeport City Council directs the Lakeport Planning Commission and City staff to
initiate and complete a review, update, and amendment process of the Lakeport General
Plan and associated actions as set forth in the Work Program – Attachment A.

2. The Lakeport Planning Commission is to serve as the 2014 General Plan Update Advisory
Commission and will work with Lakeport City staff in the focused review of the existing
General Plan and make recommendations for alternative and updated General Plan
approaches and provisions.

3. The Planning Commission will conduct public meetings, consider public input, staff
recommendations, public agency comments, and make recommendations to the City
Council. The Planning staff will be responsible for coordination of Planning Commission
and City Council meetings, provision of public notices, scheduling, reports, and initial
recommendations, workshops, public information, and other administrative actions in order
to comply with California planning and environmental laws, and to help facilitate
opportunities for land owners, residents, and interested parties to participate in and provide
comments regarding the Lakeport General Plan Update process.

This Resolution was passed by the City Council at a regular meeting on _____________, 2014, by
the following vote:

AYES:
NOES:
ABSENT:
ABSTAINING:

Attachment 1

124021.1


________________________________
KENNETH PARLET, Mayor

ATTEST:



_______________________________
KELLY BUENDIA, Acting City Clerk

Attachment 2

ATTACHMENT A

2014 LAKEPORT GENERAL PLAN REVIEW AND AMENDMENT WORK PROGRAM
AND ISSUE IDENTIFICATION

I. WORK PROGRAM
The following is the work program to be used by City Staff and the Lakeport
planning Commission in the process of reviewing and updating the Lakeport General
Plan and in recommending associated actions.

1. Review, update, revise, and recommend amendment of the appropriate and
applicable sections of the Lakeport General Plan as necessary to reflect changed
circumstances or philosophies, and to determine whether or not it is still in step
with community values and conditions.

2. Review, consider, revise, and recommend a number of specific General Plan
sections and provisions, including:
a. Inclusion of the City-owned CLMSD wastewater storage and disposal site
within the Lakeport Sphere of Influence.
b. The appropriateness and applicability of existing Lakeport General Plan
policy language concerning the Specific Plan Area (SPA) in the Land Use
Element.
c. Amend and eliminate the Policy and program language of Program UBA-
2a of the Urban Boundary Element. The City Council position is that the
existing policy language of UB4-2a is inappropriate and unworkable at the
present time and in the foreseeable future, and the General Plan language
should state simply that the CLMSD wastewater and disposal site is to be
included in the Lakeport Sphere of influence as a City-owned and
maintained wastewater treatment, storage, and disposal operation.
d. The Lakeport General Plan provisions dealing with agricultural land
within the Lakeport Urban Growth Boundary and Sphere of Influence –
options including the elimination of prime agricultural lands from the
Urban Growth Boundary/Sphere of Influence, limits on the annexation of
prime agricultural lands based on specific criteria – circumstances, and for
the adoption of land use policies and zoning procedures which mirror
those of Lake County.
e. The General Plan language which addresses the floodplain and
environmentally sensitive lands along Manning Creek. Assure internal
General Plan consistency regarding this issue within the Open Space
Element.
f. Review, consider, and recommend Lakeport General Plan Land Use map
designations in order to address consistency and capability between the
General Plan and Lakeport Zoning Map with particular attention to the
Urban Growth boundary – Sphere of Influence areas. Address and
recommend compatibility between the Lakeport General Plan and the
Attachment 2

Lakeport Area Plan of the Lake County General Plan and Lakeport pre-
zoning.
g. Actions that address all other questions and issues of internal consistency
of the General Plan.

3. The City, in the preparation of the environmental document, will tier off and
utilize the Environmental Impact Report for the 2025 Lakeport General Plan
which was certified and adopted in 2009. The City will prepare and circulate a
Request for Proposals to qualified environmental consultants with the intent to
hire a consulting firm to complete the CEQA review of the proposal General Plan
Amendments.

II. LAKEPORT GENERAL PLAN ISSUES
1. Lakeport General Plan Issues
a. Review the connectivity – relationship between the General Plan Goals
and Policies, specifically in the Land Use Element and the Urban
Boundary Element, and the County LAFCO Guidelines.
b. Consider a definition for annexation Sphere of Influence – consider the
definitions that LAFCO uses and making the General Plan definitions
consistent.
c. Update the Introduction Section of the General Plan to reference the 2014
process to review and update – focused on Land Use Element, Urban
Boundary.
d. Update the Introduction Section of the General Plan to reference
California law regarding planning for areas outside of the City limits and
within a planning-future growth area. Consider language about
identification of unincorporated areas within the Lakeport area or within
the Sphere as being a part of the Lakeport Community, mention that they
have Lakeport addresses that they identify with Lakeport, not nearby other
communities.
e. Update the Introduction Section – Intent of the Plan – review changes
mode in 2014.
f. Add a definition for Urban Reserve to the Land Use Element – Land Use
Designations.
g. Review the issue of Agricultural or Important Farm Lands. Agricultural
Land (see page 7 of the December 6, 2011, letter from the County)
Conservation element language – consider adding some language which
indicates that Lakeport is an urbanized area, there are some areas of prime
farmland and Farmland of local importance within the Sphere of
Influence. These areas should (are to) remain in the Lakeport Sphere of
Influence, or consider applying a new General Plan designated of Prime
Agricultural Land or Farmland of local Importance – or consider a policy
that excludes annexation or development of these lands.

Consider whether it makes sense to have an Agricultural Element of the
General Plan. Prepare a GIS Map which shows: all Prime Agricultural
Attachment 2

land, all Important Farm Land, all Williamson Act Lands within, all flood
zones, and steep slopes.
h. Address the Specific Plan Area Policy – this language needs to be
consistent with the City Council’s intent and the current status of things.
Program UB4.2c – change or eliminate this section.
i. Infill development – consider amending this language to indicate that
while there is vacant land or underdeveloped land within the City limits,
that this doesn’t preclude annexation of additional land based on other
factors such as the need for the provision of urban utilities.
j. Consider revising the purpose section of the Urban Boundary Element to
propose to accommodate new development and add language that supports
annexation and the provision of City services and infrastructure to areas
that have been allowed to be developed without appropriate urban utilities.
k. Consider and revise the section in the Urban Boundary Element -
Estimated Demand of Land 2014-2025 table. Qualify this section by
indicating that the anticipated demand for land is not the determining
factor for the annexation of additional land into the City. Consider
wording indicating that the future annexation of land will not be based
solely on a need for more land or a demand for more land but on a
comprehensive review which includes the need for City services, City
utilities, and other factors.
l. Review the Urban Boundary Element – and the need to revise it to reflect
current population information, and analyze the necessity of moving
forward with annexation.
m. Consider language which discusses in general terms the concept of an
UGB, of a Sphere of Influence, why land is typically annexed or
considered for annexation, what orderly growth means.
n. Review the Land Use Element and address the County concerns found on
page 5 of the December 6, 2011 County letter.
o. Review and resolve any conflicts between Lakeport General Plan
Designations and City of Lakeport Pre-zoning. There is a need to review
and resolve any inconsistency between the General Plan and Pre-zoning.

2. Environmental Impact Issues and CEQA Compliance Issues
a. Comply with the provisions of the California Environmental Quality Act
and address the environmental impacts associated with the update and
amendment of the Lakeport General Plan
b. Prepare an adequate CEQA environmental review document.
c. Address the issue of cumulative impacts.

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