HomeMy WebLinkAbout2012-10-03 PacketDowntown Zoning Code
City Council
Adopted Version September 19, 2012
Article 18: Downtown Zoning Code
2City Council Adopted Version September 19, 2012
Article 18: Downtown Zoning Code
3City Council Adopted Version September 19, 2012
Table of Contents
Sections
Section 1: Purpose
Section 2: Applicability
Section 3: Zoning
Section 4: Building and Site Uses
Section 5: Standards for Specific Land Uses
Section 6: Site Planning and Development Standards
Section 7: Architectural Standards
Section 8: Historical Building Standards
Section 9: Parking Requirements and Design Standards
Section 10: Tree Preservation and Planting Requirements
Section 11: Circulation Standards
Section12: Administration and Procedures
Section13: Glossary
Tables
Table 1: Transect Zones (Section3: Zoning)
Table 2: Civic Spaces (Section 3: Zoning)
Table 3: Allowed Uses and Permit Requirements (Section 4: Building and Site Uses)
Table 4: Site Development Standards (Section 6)
Table 5: Building Types (Section 6)
Table 6: Principal Building Standards (Section 6)
Table 7: Accessory Building Standards (Section 6)
Table 8: Private Frontage Types (Section 6)
Table 9: Development Standards for All Land Uses (Section 6)
Table 10: Landscaping Standards for All Development (Section 6)
Table 11: Frontage Types and Storefront Standards (Section 7)
Table 12: Architectural Elements and Materials (Section 7)
Table 13: Historical Building Standards (Section 8)
Table 14: Number of Parking Spaces Required by Zone (Section 9)
Table 15: Vehicular Shared Parking Factor (Section 9)
Table 16: Minimum Parking Space and Aisle Dimensions (Section 9)
Table 17: Parking Design Standards (Section 9)
Table 18: Open Parking Lot Standards (Section 9)
Table 19: Protected Trees (Section10)
Table 20: Landmark Trees on Private Property (Section10)
Table 21: Required Street Trees for Primary Streets (Section10)
Table 22: Alternate Street Trees for Primary Streets (Section 10)
Table 23: Required Street Trees for Non-Primary Street (Section 10)
Table 24: Required Parking Lot Trees (Section10)
Table 25: Alternate Parking Lot Trees (Section10)
Table 26: Required Riparian Trees (Section 10)
Table 27: Site Development Permit Procedures (Section12)
Table 28: Use Permit Procedures (Section12)
Table 29: Exception Procedures (Section 12)
Figures
Figure 1: Zoning Map (Section 3)
Figure 2: Building Height (Section 6)
Figure 3 Building Siting (Setbacks) (Section 6)
Figure 4: Layers (Section 6)
Figure 5: Minimum Parking Space and Aisle Dimensions (Section 9)
Figure 6: Liner Building Concept (Section 9)
Figure 7: Conceptual Live/Work or Park Under Building (Section 9)
Figure 8: Circulation Map (Section 11)
Figure 9: Special Designations (Section 11)
Figure 10: Commercial Street with Parallel Parking and Bike Lanes (Section 11)
Figure 11: Commercial Street with Angled and Parallel Parking (Section 11)
Figure 12: Commercial Street with Parking (Section11)
Figure 13: Street with Parallel Parking (Section11)
Figure 14: Alley (Section11)
Article 18: Downtown Zoning Code
5City Council Adopted Version September 19, 2012
Section 1. Purpose
1.010: Purpose. The purpose of the Downtown Zoning Code is to:
A. To create an urban environment that implements and fulfills the goals, objectives and strategies of
the Ukiah General Plan by encouraging the development of a healthy, safe, diverse, compact and
walkable urban community.
B. To implement the vision for the study area created by the community during an intense and open
community design charette process in 2007. That vision is one of environmentally sustainable and
economically vital public spaces and buildings with a renewed civic square, attractive civic buildings
and spaces, a healthy creek corridor, gateways that reflect Ukiah’s sense of place, a mix of building
types and affordability, new development that supports and enhances the train depot and rail corridor,
interconnected and pedestrian-oriented public streets, specific locations for potential anchor buildings
(such as large-scale retail, employment centers and parking structures), and pedestrian-friendly
buildings and streetscapes.
C. To manage the scale and general character of new development to emulate the best elements of
Ukiah’s heritage, such as shady downtown streets, diverse architecture, mixed-use shopfront buildings
in the Downtown, and the architecture of historic civic buildings.
D. To ensure that public and private spaces are connected and compatible. Buildings that line public
spaces relate to the natural surroundings and character of the local built environment, and connect
to one another at the pedestrian scale. Public spaces are more than streets and paths for people
traveling on foot, on bicycles and in cars. They are the community gathering places. The character of
these public spaces is defined by their design and detail, and by the way that private buildings connect
to public spaces.
E. To coordinate the design of public and private elements in a comprehensive and systematic approach.
The Downtown Zoning District provides this system, focusing on the pedestrian experience as well as
on the efficient movement of pedestrians, bicycles, and automobiles.
F. To facilitate the coexistence of a wide range of residential, commercial and similar uses in close
proximity within a lively downtown urban environment.
G. To preserve and enhance the historic Downtown.
H. To support local businesses and create a vibrant commercial downtown where buildings meet the
street and activate a wide range of pedestrian-friendly uses.
I. To promote and encourage a sustainable community through the reuse and improvement of existing
buildings, infill development, green building and smart growth practices, and resource conservation
(such as the enhancement of the creek corridor, tree planting, and tree preservation).
Section 1: Purpose
Article 18: Downtown Zoning Code
6City Council Adopted Version September 19, 2012
Section 2. Applicability
2.010: Applicability: Proposed development, subdivisions, and new land uses within the Downtown Zoning
Code (DZC) shall comply with all of the applicable requirements of Article 18 (Downtown Zoning Code) as
follows:
A. Zoning Map. The Zoning Map shows the boundaries of the Downtown Zoning Code, the zoning
designations within this Code, and identifies the specific parcels within each zone. The zoning
designation determines the standards for building placement, design, and use.
B. Building and Site Uses. The Building and Site Uses in Section 4 identify the land uses allowed by
the City in each of the zones established on the Zoning Map. A parcel shall be occupied only by land
uses identified as allowed within the applicable zone by Section 4: Building and Site Uses. Section 5:
Standards for Specific Land Uses identifies standards that apply to specific land uses allowed by this
Code.
C. Site and Building Development Standards. The Site and Building Development Standards in
Section 6 regulate the aspects of each private building and parcel of land that affect the public realm.
The standards vary according to the zone applied to each parcel by the Zoning Map, Circulation Map,
and Special Designations Map. The site and development standards regulate such things as the
subdivision of land, building placement, and façade design.
D. Architectural Standards. The Architectural Standards identified in Section 7 regulate the required
form of each private building.
E. Historical Building Standards. The Historical Building Standards in Section 8 regulate modifications
to buildings that are 50 years or older.
F. Parking Requirements and Design Standards. The Parking Standards and Procedures in Section
9 regulate the number of spaces, design, landscaping requirements, and location of required parking
facilities.
G. Tree Preservation and Planting Requirements. The Tree Preservation and Planting procedures
in Section 10 regulate the preservation and retention of existing trees and the planting of new street
trees, parking lot trees, and riparian trees.
H. Circulation Standards. The Circulation Standards in Section 11 regulate the design of streets,
pedestrian and bike paths and other public ways within the boundaries of this Code, including new
thoroughfares and modifications to existing and extensions of existing thoroughfares. The Circulation
Map (Figure 8) identifies existing and proposed new and/or modified circulation routes (e.g. streets,
bike paths, and pedestrian ways).
I. Special Designations. The Special Designations Map (Figure 9) identifies the required location of
storefront frontage types, recommended location of storefront frontage types, recommended turret
locations, and required terminated vista locations and is intended to ensure that development is
consistent with the architectural and design purposes of this Code.
2.020: Relationship to Zoning Ordinance. If a conflict occurs between a requirement of Article 18 and the City
of Ukiah Zoning Ordinance and Subdivision Ordinance (Chapter 1 of Division 9), the provisions of Article
18 (Downtown Zoning Code) shall apply.
2.030 : Administration. The standards of Article 18 shall be administered as provided in Section 12:
and Administration and Procedures and enforced as provided for in Zoning Ordinance Article 22:
Interpretation, Enforcement Penalties, and Legal Procedure.
Section 2: Applicability
Article 18: Downtown Zoning Code
7City Council Adopted Version September 19, 2012
Section 3. Zoning
3.010: Applicability. The regulations in Section 3, including the Zoning Map, apply to all proposed development
within the boundaries of this Code shown on the Zoning Map. No grading or building permit shall be issued
and no discretionary entitlement shall be approved unless the proposed construction and land uses comply
with Article 18.
A. Zoning Districts. The Zoning Map (Figure 1) in this Section establishes three separate zoning districts
within the Downtown Zoning Code: General Urban (GU); Urban Center (UC); and Downtown Core
(DC):
1. General Urban (GU) Zone. The GU zone allows for mixed-use and urban residential uses in a
wide range of building types, from single use and single-family to a mix of uses and multi-family.
Setbacks and landscaping are variable. Streets define medium size blocks.
2. Urban Center (UC) Zone. The UC zone allows for higher density residential and mixed-use
buildings that may accommodate retail, office, services, local and regional civic uses, and
residential uses. This zone has a tight network of streets with wide sidewalks, regularly spaced
street tree planting, and buildings set close to lot frontages.
3. Downtown Core (DC) Zone. The DC zone allows the highest density and intensity of
development allowing a wide variety of commercial uses and residential uses located in mixed-
use buildings. This zone has small walkable blocks with regularly spaced street trees and
buildings set at the frontage line.
B. Special Designations. The Zoning Map (Figure 1), Circulation Map (Figure 8), and Special Designations
Map (Figure 9) establish the following designations. The symbol for each designation is identified on the
specific map.
1. Civic Space. Civic spaces are outdoor areas dedicated for public use. Civic spaces are
defined by the relationship among certain physical elements, such as their intended use, size,
landscaping, and buildings along the Frontage Line. Several types of civic spaces are described
in Table 2: Civic Spaces and shown in Figure 1 (Zoning Map). This Code includes both existing
civic spaces and the potential for the creation of new civic spaces as described below:
a) Existing (CE). Existing civic spaces within the DZC boundaries are shown on the Zoning Map.
The allowed uses of parcels with the CE designation are determined by the zoning of the property
(GU, UC, DC). The purpose of the CE designation is to identify the location of the existing civic
spaces within the boundaries of this Code. Existing civic spaces within the district include the
Alex B. Thomas Plaza and Depot Park.
b) Preferred (CP). Preferred civic spaces within the district are shown on the Zoning Map. The al-
lowed uses of the parcels with the CP designation are determined by the zoning of the property
(GU, UC, DC). The purpose of the CP designation is to identify the preferred location of new civic
space within the boundaries of this Code and to provide specific recommendations for the follow-
ing Preferred Civic Spaces.
1) Depot Area. This Preferred Civic Space provides access to the historic depot and the rail trail
corridor. The area currently includes a plaza along the Perkins Street frontage. The parcels in this
area are undeveloped and large enough to accommodate large civic uses and spaces. Any future
development shall maintain access to the rail trail corridor and depot. Future development should
utilize architecture that is compatible with the historic depot, provide adequate pedestrian connec-
tions to the rail trail and depot, and expand the current plaza area.
2) Gibson Creek Corridor. New civic spaces and the enhancement of existing spaces encom-
passing Gibson Creek, including currently covered segments, are recommended elements of
this Code. Use and development of parcels that abut Gibson Creek within the boundaries of this
Section 3: Zoning
Article 18: Downtown Zoning Code
8City Council Adopted Version September 19, 2012
Section 3. Zoning
Code are determined by the zoning of parcel as shown on the Zoning Map. Any future devel-
opment shall consider daylighting, re-establishing and providing public access to the creek
corridor, or granting to the City a 60 foot right of way for the future daylighting, restoration and
operation of a publicly accessible creek corridor in a location approximately as shown on the
Circulation Map.
3) West of Leslie Street to Railroad Right-of-Way (Railroad Depot Property). The area
bounded by Leslie Street, Perkins Street and the railroad tracks includes several larger
undeveloped parcels which provides an opportunity for a large civic facility in the form of a
single or multiple civic buildings. Any such development should include civic space as described
Table 2 and as allowed in Table 3. The continuation of Hospital Drive into the site provides an
opportunity for a terminated vista as shown on the Special Designations Map (Figure 9). The
allowed uses and development standards are determined by the zoning of the property.
2. Public Parking - Existing (PE). These sites are intended to serve the general parking needs
within the boundaries of this Code and of the City at large and are shown on the Zoning Map
as PE. The allowed uses are determined by the zoning of the property (GU, UC, DC). This
designation has been applied to existing City owned parking lots.
3. Parking Structure and/or Anchor Tenant Opportunity Sites - Preferred. These opportunity
sites designated on the Zoning Map are recommended to be developed with a parking structure
and/or medium or large retail use or a large employer with the potential to generate a significant
number of pedestrians and thereby invigorate the area within and adjacent to the boundaries
of this Code. These sites are shown on the Zoning Map as PP. The allowed uses and
development standards are determined by the zoning of the parcel (GU, UC, DC).
4. Flood Plain. The approximate location of the 100 year floodplain as shown on the FEMA Flood
Insurance Rate Map (FIRM) is included on the Zoning Map to provide general information. This
is not a zoning designation. Parcels with this designation are subject to the requirements of this
Code and the City’s Flood Plain Management Regulations.
D. Conflict with Other Regulations. The provisions of Article 18 take precedence over those of
conflicting codes, regulations and standards adopted by the City of Ukiah, and other agencies to
the extent allowed by law. In particular, this Article (Downtown Zoning Code) supersedes Articles 3
through Article 17 and Articles 20 and 21 of this Chapter (Zoning), except as specifically referenced
in this Article. The provisions of this Article shall not take precedence over:
1. Building Regulations (Division 3).
2. Flood Plain Management Regulations (Chapter 6 of Division 9).
3. Mendocino County Airport Comprehensive Land Use Plan
E. Frontage Improvements and Dedications. The developer shall construct frontage improvements
and dedicate as required by the Ukiah City Code.
Article 18: Downtown Zoning Code
9City Council Adopted Version September 19, 2012
Section 3. Zoning
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Article 18: Downtown Zoning Code
10City Council Adopted Version September 19, 2012
Section 3. Zoning
Table 1: Transect Zones
TRANSECT ZONES
RURAL URBAN
T1 T2 T3 T4 (GU) T5 (UC) T6 (DC) SPECIAL
NATURAL RURAL SUBURBAN GENERAL URBAN DOWNTOWN DISTRICT URBAN CENTER CORE
PROFILE
PLAN VIEW
TRANSECT
ZONES
3.020: Transect Zones. Table 1 illustrates the horizontal (plan) and vertical (profile) scale of development moving
from natural and open areas to the most densely developed urban areas. The transects allowed by this Code
are identified on the Zoning Map.
NATURAL ZONE RURAL ZONE SUBURBAN ZONE GENERAL URBAN
ZONE
URBAN CENTER
ZONE
DOWNTOWN
CORE ZONE
Lands approximating
or reverting to
a wilderness
condition, including
lands unsuitable
for settlement due
to topography,
hydrology or
vegetation.
Not used in this Code
Lands in open or
cultivated state or
sparsely settled.
These include
woodland, agricultural
lands, grasslands and
irrigable deserts.
Not used in this Code
Low density
suburban residential
areas, differing
by allowing home
occupations. Planting
is naturalistic with
setbacks relatively
deep. Blocks may
be large and the
roads irregular to
accommodate natural
conditions.
Not used in this Code
Mixed-use and
residential urban
fabric. It has a wide
range of building
types: single, side
yard, and rowhouses.
Setbacks and
landscaping are
variable. Streets
typically define
medium-sized blocks.
GU Zone in this
Code
Higher density mixed-
use building types
that accommodate
retail, offices,
rowhouses and
apartments. It has
a tight network of
streets, with wide
sidewalks, steady
street tree planting
and buildings set
close to the frontages.
UC Zone in this Code
The highest density,
and intensity of
development with
a wide variety of
commercial uses
and residential uses
located in mixed-use
buildings. A tight
network of walkable
blocks, regularly
spaced street trees
and buildings set at
the frontage line.
DC Zone in this Code
MORE RURAL MORE URBAN
Private Spaces
Less Density
Larger Blocks
Primarily residential
Smaller buildings
More green spaces
Detached buildings
Unaligned frontages
Yards & porches
Deep setbacks
Articulated massing
Wooden buildings
Mostly pitched roofs
Small yard signs
Private Spaces
More Density
Smaller Blocks
Primarily Mixed-use
Larger buildings
More hardscape
Attached buildings
Aligned frontages
Stoops & Shopfronts
Shallow setbacks
Simple massing
Masonry buildings
Many flat roofs
Building mounted signs
Public Spaces
Roads & lanes
Narrow paths
Less congestion
Less regulated parking
Larger curb radii
Less artificial lighting
Open drainage
Mixed tree types
Quieter
Public Spaces
Streets & alleys
Wide sidewalks
More congestion
Dedicated parking
Smaller curb radii
Brighter lighting
Curbs and gutters
Aligned street trees
Noisier
Civic Places
Local gathering places
Parks and greens
Civic Places
Regional institutions
Plazas and squares
Article 18: Downtown Zoning Code
11City Council Adopted Version September 19, 2012
Section 3. Zoning
Park: A natural preserve available for unstructured recreation. A park
may be independent of surrounding building frontages. Its landscape
shall consist of paths and trails, meadows, woodland and open shelters,
all naturalistically disposed. Parks may be lineal, following the trajec-
tories of natural corridors. The minimum size is typically 15 acres.
This type of civic spaces is prohibited in the GU, UC, and DC
zoning districts.
Green: An open space, available for unstructured recreation. A green
may be spatially defined by landscaping rather than building frontages.
Its landscape shall consist of lawn and trees, naturalistically disposed.
The typical size is 2 to15 acres.
This type of civic space is prohibited in the GU, UC, and DC zoning
districts.
Square: An open space available for unstructured recreation and
civic purposes. A square is spatially defined by building frontages. Its
landscape shall consist of paths, lawns and trees, formally disposed.
Squares shall be located at the intersection of important thoroughfares.
The typical size is 1 to 5 acres. There shall be no minimum size.
An allowed use in the GU, UC, and DC zoning districts. See Table
3: Allowed Uses and Permit Requirements
GU
UC
DC
Plaza: An open space, available for civic purposes and commercial
activities. A plaza shall be spatially defined by building frontages. Its
landscape shall consist primarily of pavement. Trees are optional.
Plazas are typically located at the intersection of important streets.
The typical size is 1 to 2 acres. There shall be no minimum size.
An allowed use in the GU, UC, and DC zoning districts. See Table
3: Allowed Uses and Permit Requirements
GU
UC
DC
Playground: An open space designed and equipped for the recreation
of children. A playground should be fenced and may include an open
shelter. Playgrounds shall be interspersed within residential areas and
may be placed within a block. Playgrounds may be included within
parks and greens. There shall be no minimum or maximum size.
An allowed use in the GU, UC, and DC zoning districts. See Table
3: Allowed Uses and Permit Requirements
GU
UC
DC
3.030: Civic Spaces. Table 2 illustrates various types of civic space. The types of civic spaces allowed within the
boundaries of this Code are determined by Table 3: Allowed Uses and Permit Requirements based on the
zoning of the parcel.
zoneTable 2: Civic Spaces
Article 18: Downtown Zoning Code
12City Council Adopted Version September 19, 2012
Section 4. Building and Site Uses
4.010: Applicability. Parcels and buildings shall be occupied by only the land uses allowed by Table 3 (Allowed
Uses and Permit Requirements) within the zone applied to the parcel by the Zoning Map (Figure 1).
Establishment of An Allowable Use.A.
Any one or more land uses identified by Table 3 as being allowed within a particular zone may be 1.
established on any parcel within that zone, subject to the planning permit required for the use by
Table 3, and in compliance with all other applicable requirements of this Article.
Where a single parcel is proposed for development with two or more land uses listed in Table 3, 2.
the overall project shall be subject to the highest planning permit level required by the table for any
individual use.
Permit Requirements for Allowable Uses.B. Table 3 identifies the uses of land allowed by this Article
in the zones established by Section 3 (Zoning), and the planning permit required to establish each use.
Table 3 provides for land uses that are:
Allowed subject to compliance with all applicable provisions of this Code and shown as “A” uses 1.
in the table;
Allowed subject to the approval of a Minor Use Permit (Section12: Administration and 2.
Procedures) and shown as “MIUP” uses in the table;
Allowed subject to the approval of a Major Use Permit (Section 12: Administration and 3.
Procedures) and shown as “MAUP” uses in the table;
Allowed as a use that is accessory to an Allowed or Permitted Use and shown as “AC” uses in the 4.
table; or
Not allowed within a specified zone and shown as “ - ” in the table.5.
Use Not Listed.C. Whenever a use is not listed in Table 3 as an Allowed use, a use requiring a Use
Permit, or a Prohibited use, the Planning Director shall determine whether the use is appropriate for the
zoning district, either as an Allowed use or a use subject to a Use Permit. In making this determination,
the Planning Director shall find as follows:
The use is similar in nature and intensity to uses listed as Allowed or requiring a Use Permit;1.
The use would not be incompatible with other existing allowed uses;2.
The use would not be detrimental to the continuing development of the area in which the use 3.
would be located; and
The use would be in harmony and consistent with the purposes of this Code and the district in 4.
which the use would be located.
The determination shall be in writing and shall be final unless a written appeal to the City Council stating
the reasons for the appeal, and the appeal fee, if any, established from time to time by City Council is
filed with the City Clerk within ten (10) days of the date the decision was made. Appeals may be filed
by the applicant or any interested party. The City Council shall conduct a duly noticed public hearing on
the appeal in accordance with the procedures set forth in Section 12: Administration and Procedures.
The City Council may affirm, reverse, revise, or modify the appealed decision of the Planning Director.
All City Council decisions on appeals of the Planning Director’s actions are final.
Section 4: Building and Site Uses
Article 18: Downtown Zoning Code
13City Council Adopted Version September 19, 2012
Section 4. Building and Site Uses
Table 3: Allowed Uses and Permit Requirements
Use Categories and Specific Uses (1)
A Use Allowed by Right
AC Use Allowed Accessory to a Principal Use
MIUP Use Allowed with a Minor Use Permit
MAUP Use Allowed with a Major Use Permit
- Use Prohibited
General Urban
GU
Urban Center
UC
Downtown
Core
DC
Additional
Zoning
Requirements
by
Code Section
ASSEMBLY, EDUCATION, AND RECREATION (2)
Church, chapel, religious assembly, and instruction MIUP A(3)-
Commercial recreation - indoor -MIUP MIUP
Community garden, playground, plaza, square A A A Section 5.030
Conference, convention, exhibition facility MAUP MAUP MAUP
Fitness, health facility MIUP MIUP MIUP
Library, museum A(3)A(3)A(3)
Live entertainment AC AC AC Section 5.060
School -college, high school MAUP MAUP MAUP
School - elementary, middle A(3)MAUP MAUP
School - specialized education and training MIUP(5)MIUP(5)MIUP(5)
Social hall, lodge MIUP A(3)A(3)
Studio - art, dance, martial arts, music A(3)A(3)A(3)
Theater - movie, live performance -A(3)A(3)
LODGING (2)
Bed and breakfast A A A
Hotel, motel A A A
RESIDENTIAL (2)
Dwelling - condominium (new, conversion)A A A Section 5.100
Dwelling - duplex A A -
Dwelling, multiple household A A -
Dwelling, second unit AC(7)AC(7)-Section 5.130
Dwelling, single household A A -
Dwelling, single room occupancy A(9)A(9)A(9)Section 5.140
Home occupation AC(1)(6)AC(1)(6)AC(1)(6)Section 5.040
Homeless facility - large (more than 12 persons)MAUP(2)--UCC §9171
Homeless facility - small (fewer than 12 persons)MAUP(2)--
Live/work unit A A A Section 5.110
Residential in mixed-use building A(9)A(9)A(9)Section 5.120
A business license may be required. Contact the City of Ukiah Administrative Office to determine if a business license is required. 1.
Site Development Permit may be required (see Section 12: Administration and Procedures).2.
A Minor Use Permit is required to exceed 5,000 gross square feet of floor area or 100 lineal feet on the ground floor (street level) frontage when a Storefront 3.
frontage type is required by Figure 9: Special Designations Map.
4. A Major Use Permit is required to exceed 15,000 gross square feet of floor area on the ground floor (street level).
5. A Major Use Permit is required to exceed 5,000 gross square feet or 100 lineal feet on the ground floor (street level).
6. Allowed accessory to a residential use.
7. Allowed accessory to a single-family residence.
8. Allowed accessory to an allowed or permitted restaurant use.
9. Allowed on floors above the ground floor or behind a ground floor use. A Major Use Permit is required to allow on the street frontage of the ground floor.
10. Allowed accessory to a principal building and subject to the requirements of Table 7: Standards for Accessory Buildings.
11. Allowed accessory to a principal use and consistent with the requirements of Table 9: Development Standards for All Land Uses.
Article 18: Downtown Zoning Code
14City Council Adopted Version September 19, 2012
Section 4. Building and Site Uses
Table 3: Allowed Uses and Permit Requirements
Use Categories and Specific Uses (1)
A Use Allowed by Right
AC Use Allowed Accessory to a Principal Use
MIUP Use Allowed with a Minor Use Permit
MAUP Use Allowed with a Major Use Permit
- Use Prohibited
General Urban
GU
Urban Center
UC
Downtown
Core
DC
Additional
Zoning
Requirements
by
Code Section
RETAIL (2)
Adult cabaret ---
Adult entertainment business MAUP MAUP MAUP UCC §9176(D)
Alcoholic beverage sales ---
Artisan shop A(3)(4)A(3)(4)A(3)(4)
Bar, cocktail lounge, night club -MAUP MAUP
Farmers market - certified A A A
Fueling, gas station -MAUP -
Furniture, furnishings, and appliance stores -A(3)A(3)
General retail A(4)A(4)A(4)
Grocery/specialty food store A(4)A(4)A(4)
Mobile Food Vendor MIUP MIUP MIUP
Mobile Food Vendor - Stationary MIUP MIUP MAUP
Outdoor sales establishment MIUP MIUP MIUP
Restaurant, cafe, coffeehouse A(4)A(4)A(4)
Restaurant - formula fast food ---Section 5.090
Restaurant - outdoor dining (on-site)AC AC AC Section 5.070
Restaurant - sidewalk cafe (in the right-of-way)AC AC AC Section 5.080
Second hand store, thrift store MIUP MAUP MAUP
Shopping center -MAUP -
Smoke shop ---
Specialty food and beverage sales with tastings A A A Section 5.150
SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL (2)
Business support services A(3)A(3)A(3)
Community care facility - 6 or fewer clients A(3)(4)A(3)(4)-
Community care facility - 7 to 12 clients A(3)(4)A(3)(4)-
Convalescent services, rest home, residential medical facility MAUP MAUP -
Financial services A(3)A(3)A(3)
Medical services - clinic, urgent care MAUP A(3)A(5)
Medical services - major -MIUP MIUP
Office - business service A(3)A(3)A(3)
Office - government A(3)A(3)A(3)
Office - medical, dental A(3)A(3)A(3)
Office - processing A(3)A(3)A(3)
Office - professional A(3)A(3)A(3)
Veterinary office or services - small animal A(5)A(5)A(5)
A business license may be required. Contact the City of Ukiah Administrative Office to determine if a business license is required. 1.
Site Development Permit may be required (see Section 12: Administration and Procedures).2.
A Minor Use Permit is required to exceed 5,000 gross square feet of floor area or 100 lineal feet on the ground floor (street level) frontage when a Storefront 3.
frontage type is required by Figure 9: Special Designations Map.
4. A Major Use Permit is required to exceed 15,000 gross square feet of floor area on the ground floor (street level).
5. A Major Use Permit is required to exceed 5,000 gross square feet or 100 lineal feet on the ground floor (street level).
6. Allowed accessory to a residential use.
7. Allowed accessory to a single-family residence.
8. Allowed accessory to an allowed or permitted restaurant use.
9. Allowed on floors above the ground floor or behind a ground floor use. A Major Use Permit is required to allow on the street frontage of the ground floor.
10. Allowed accessory to a principal building and subject to the requirements of Table 7: Accessory Building Standards.
11. Allowed accessory to a principal use and consistent with the requirements of Table 9: Development Standards for All Land Uses.
Article 18: Downtown Zoning Code
15City Council Adopted Version September 19, 2012
Section 4. Building and Site Uses
Table 3: Allowed Uses and Permit Requirements
Use Categories and Specific Uses (1)
A Use Allowed by Right
AC Use Allowed Accessory to a Principal Use
MIUP Use Allowed with a Minor Use Permit
MAUP Use Allowed with a Major Use Permit
- Use Prohibited
General Urban
GU
Urban Center
UC
Downtown Core
DC
Additional
Zoning
Requirements
by
Code Section
SERVICES - GENERAL (2)
Agricultural equipment sales or rental ---
Child day care - day care center MIUP MIUP MIUP
Child day care - large family AC(1)(6)AC(1)(6)AC(1)(6)Section 5.050
Child day care - small family AC(1)(6)AC(1)(6)AC(1)(6)
Equipment rental A(5)A(5)-
Kennel, doggy daycare ---
Laundromat A(5)A(5)-
Maintenance/Repair - client site services A(5)A(5)-
Maintenance/Repair - equipment, large appliances ---
Maintenance/Repair - small equipment, small appliances A(5)A(5)A(5)
Personal services A(5)A(5)A(5)
Personal services - restricted ---
Pet services, pet store A(3)A(3)A(3)
Safety services, fire station, police station A A A
Vehicle services - Major repair/body work ---
Vehicle services - Minor maintenance/repair MIUP MIUP -
MANUFACTURING, WAREHOUSING (2)
Artisan/craft product manufacturing -A(3)-
Clothing and fabric product manufacturing -A(3)-
Metal products fabrication, machine, welding shop ---
Small products manufacturing A(5)A(5)-
Storage - personal storage facility MIUP(9)MIUP(9)-
TRANSPORTATION, COMMUNICATIONS (2)
Parking lot - public or commercial MAUP MAUP -
Parking structure - in location designated on Zoning Map -A -
Parking structure - in location not designated on Zoning Map -MAUP MAUP
Telecommunications antenna, facility, tower MAUP MAUP -
Transportation service, transportation terminal -MAUP MAUP
A business license may be required. Contact the City of Ukiah Administrative Office to determine if a business license is required. 1.
Site Development Permit may be required (see Section 12: Administration and Procedures).2.
A Minor Use Permit is required to exceed 5,000 gross square feet of floor area or 100 lineal feet on the ground floor (street level) frontage when a Storefront 3.
frontage type is required by Figure 9: Special Designations Map.
4. A Major Use Permit is required to exceed 15,000 gross square feet of floor area on the ground floor (street level).
5. A Major Use Permit is required to exceed 5,000 gross square feet or 100 lineal feet on the ground floor (street level).
6. Allowed accessory to a residential use.
7. Allowed accessory to a single-family residence.
8. Allowed accessory to an allowed or permitted restaurant use.
9. Allowed on floors above the ground floor or behind a ground floor use. A Major Use Permit is required to allow on the street frontage of the ground floor.
10. Allowed accessory to a principal building and subject to the requirements of Table 7: Standards for Accessory Buildings.
11. Allowed accessory to a principal use and consistent with the requirements of Table 9: Development Standards for All Land Uses.
Article 18: Downtown Zoning Code
16City Council Adopted Version September 19, 2012
Section 4. Building and Site Uses
Table 3: Allowed Uses and Permit Requirements
Use Categories and Specific Uses (1)
A Use Allowed by Right
AC Use Allowed Accessory to a Principal Use
MIUP Use Allowed with a Minor Use Permit
MAUP Use Allowed with a Major Use Permit
- Use Prohibited
General Urban
GU
Urban Center
UC
Downtown Core
DC
Additional
Zoning
Requirements
by
Code Section
OTHER (2)
Accessory building (10)AC AC -Table 7
Accessory use(s)AC AC AC
Animals in the City MIUP MIUP -UCC §9182
Drive-thru or drive-up - restaurant ---
Drive-thru or drive-up - bank, pharmacy AC(2)AC(2)-Table 27
Electric vehicle charging station AC AC AC
Medical marijuana dispensary ---UCC §5702
Storage - accessory AC AC AC
Storage - yard (11)AC AC AC Table 9
Temporary uses less than 6 months and consistent with the
purposes of this Code
MIUP MIUP MIUP
A business license may be required. Contact the City of Ukiah Administrative Office to determine if a business license is required. 1.
Site Development Permit may be required (see Section 12: Administration and Procedures).2.
A Minor Use Permit is required to exceed 5,000 gross square feet of floor area or 100 lineal feet on the ground floor (street level) frontage when a Storefront 3.
frontage type is required by Figure 9: Special Designations Map.
4. A Major Use Permit is required to exceed 15,000 gross square feet of floor area on the ground floor (street level).
5. A Major Use Permit is required to exceed 5,000 gross square feet or 100 lineal feet on the ground floor (street level).
6. Allowed accessory to a residential use.
7. Allowed accessory to a single-family residence.
8. Allowed accessory to an allowed or permitted restaurant use.
9. Allowed on floors above the ground floor or behind a ground floor use. A Major Use Permit is required to allow on the street frontage of the ground floor.
10. Allowed accessory to a principal building and subject to the requirements of Table 7: Standards for Accessory Buildings.
11. Allowed accessory to a principal use and consistent with the requirements of Table 9: Development Standards for All Land Uses.
17City Council Adopted Version September 19, 2012
Downtown Zoning Code Section 5. Standards for Specific Land Uses
Section 5: Standards for Specific Land Uses
5.010: Purpose. Section 5 provides site planning, development, and/or operational standards for certain land
uses that are allowed by Section 4: Building and Site Uses. The standards for each use are intended to
mitigate any potentially adverse impacts associated with the specific use.
5.020: Applicability. The land uses and activities included in Section 5 shall comply with the provisions of the
Section applicable to the specific land use, in addition to all other applicable provisions of Article 18 and
the Ukiah City Code.
A. Where allowed. The uses that are subject to the standards in the Section shall be located in compli-
ance with the requirements of Section 4: Building and Site Uses.
B. Land use permit requirements. The uses that are subject to the standards in this Section shall be
authorized by the land use permit required by Section 4: Building and Site Uses, except where a land use
requirement is established by this Section for a specific use.
C. Development standards. The standards for specific land uses included in this Section are required
and supplement those included in this Code and the Ukiah City Code. In the event of any conflict be-
tween the requirements of this Section and those included in this Code, the requirements of this Section
shall control.
5.030: Community Gardens. A Community Garden shall comply with the requirements of Section 5.030 where
allowed by Table 3: Allowed Uses and Permit Requirements.
A. Days and hours of operation. Seven days a week from 7:00 a.m. until dusk.
B. Fencing. Fencing is discouraged. When fencing is required to prevent vandalism or theft, trespassing,
and/or encroachment by animals, fencing shall comply with the following:
1. Open fencing. Open fencing (such as chain link, wrought iron, deer) up to six (6) feet in height,
measured from the grade adjacent to the fence to the top of the fence, is allowed at the property
line or setback from the property line. This type of fencing allows the garden to be protected and
maximizes the size of the garden while creating an open, pedestrian-oriented use consistent with
the purposes of this Code.
2. Solid fencing. Solid fencing (such as wood, masonry) is prohibited since this closes off the site
to the public realm, presents a solid unbroken surface which is not pedestrian-oriented, and re-
duces the size of the garden.
C. Herbicides and Pesticides. All pest and weed control shall be accomplished through organic
means using the least toxic methods available. If unsure how to combat pests, weeds, and diseases
organically, contact the garden team leader or other qualified professionals or organizations for guidance
and resources.
D. Motorized Equipment. Use of motorized equipment (such as weed eaters, leaf blowers, rototillers)
shall be limited to weekdays from 8:00 a.m. to 7:00 p.m. and weekends and holidays recognized by the
City of Ukiah from 10:00 a.m. to 5:00 p.m.
E. Noise. Compliance with the City of Ukiah Noise Ordinance is required, except as indicated in Motor-
ized Equipment above which may be more restrictive.
F. Parking. A minimum of one (1) parking space along the street frontage of the community garden shall
be provided. Vehicle use by members of the community garden should be limited to taking supplies to
and from the garden, rainy or poor weather, or a disability. Users of the garden shall be encouraged to
walk or bike to the site in order to reduce the need for parking and parking impacts on neighboring uses.
18City Council Adopted Version September 19, 2012
Downtown Zoning Code Section 5. Standards for Specific Land Uses
G. Signs. Signs are limited to identification, informational, and directional signs in conformance with the
City of Ukiah Sign Ordinance requirements.
H. Structures - accessory. The following accessory structures are allowed: tool sheds; greenhouses;
cold-frames; hoop houses; compost bins; rain barrels systems; picnic tables; benches; bike racks; garden
art; and fences subject to the development standards of the zoning district in which the community garden
is located and the requirements of this section. Commercially maintained portable bathrooms are allowed
as accessory structures provided that they comply with accessibility standards and comply with the devel-
opment standards of the zoning district in which the community garden is located.
I. Water Use. Every effort shall be made to reduce water usage. Drip irrigation is required where fea-
sible. Mulch and compost shall be used in order to reduce the amount of water needed for garden plots.
J. Prohibitions. Smoking, drinking alcoholic beverages, using illegal drugs, and gambling are prohib-
ited. Weapons, pets and other animals (except service animals) are also prohibited.
5.040: Home Occupations. A Home Occupation shall comply with the requirements of Section 5.040 where al-
lowed by Table 3: Allowed Uses and Permit Requirements.
A. Purpose. The provisions of this Section are intended to allow limited business activity to occur within
a residence, where the business activity is clearly incidental to the primary residential use and will not
change the residential character of the neighborhood. Home occupations are also a means of promoting
workplace alternatives.
B. Alterations to Dwelling. No interior or exterior alterations for the home occupation shall be made to
the dwelling that are not customarily found in or to serve residences.
C. Commercial Vehicles. No commercial vehicle shall be used in conjunction with a home occupation,
except pickups of 3/4 ton or less.
D. Employees. Residents plus no more than two (2) non-residents may work at a home occupation loca-
tion.
E. Identification. The home occupation shall not be identifiable from the property line by any means,
including but not limited to, sight, noise, light, smoke, odor, vibration, electrical interference, dust, glare,
liquid, or solid waste. A person standing on the property line of the parcel on which the home occupation
is located should not be aware of the home occupation.
F. Items for Sale. Items offered for sale shall be limited to those produced on the premises, except where
the person conducting the home occupation serves as an agent or intermediary between off-site suppli-
ers and off-site customers, in which case all articles except samples shall be received, stored, and sold to
customers at off-site locations.
G. Location. The home occupation shall be conducted primarily within the main dwelling structure and
shall not involve the use of any yard space or outside area. Accessory structures such as garages may
be used but not in such a way as to preclude required vehicle parking.
H. Parking and Traffic. The home occupation shall not create pedestrian, automobile, or truck traffic or
parking in excess of that normally associated with a residential use, with no more than two (2) non-resi-
dent vehicles parked on the street at any given time and no idling of employee or customer vehicles.
I. Signs. One (1) non-illuminated identification sign of not more than 1.5 square feet in area may be
placed flat against an outside wall of the residence to advertise the home occupation subject to applica-
tion for and approval of a sign permit.
19City Council Adopted Version September 19, 2012
Downtown Zoning Code Section 5. Standards for Specific Land Uses
J. Storage. Outside storage of supplies or equipment is prohibited.
K. Prohibited Uses. The following uses and similar activities as determined by the Planning Director
are prohibited as home occupations:
vehicle maintenance and repair;
medical or dental offices;
barber shop/beauty shop, nail salon;
card reading, astrological services;
class instruction on premises with more than two (2) students at any time;
on-site painting services (auto, boat, appliance, etc.);
gun repair, sale of guns or ammunition;
food handling, processing, or packaging;
welding, metal, or woodworking shops;
kennels (including pet day care), boarding of animals, pet grooming shops, animal hospitals; and
activities involving substantial amounts of dangerous or hazardous materials, including but not
limited to pesticides, herbicides, poisons, and/or highly flammable materials.
5.050: Large Family Day Care. Large Family Day Care facilities shall comply with the requirements of Section
5.050 where allowed by Table 3: Allowed Uses and Permit Requirements.
A. Purpose. The purpose of these standards is to address potential impacts related to large family day
care facilities, thereby eliminating the need for a Use Permit. The intention is to encourage the creation of
large family day care facilities, create more options for child care, and to make the operating characteris-
tics of these facilities compatible with surrounding uses.
B. Permit Required. No Large Family Day Care shall be conducted without application for and approv-
al of a business license.
C. Location. In no case shall a property be directly abutted by large family day care facilities on two (2)
or more sides.
D. Parking. All dwellings used for large family day care facilities shall provide at least three (3) off-
street parking spaces, no more than one (1) of which may be provided in a garage or carport. These may
include spaces already provided to fulfill residential parking requirements.
E. Drop-Off and Pick-Up.
1. Drop-off and pick-up of children shall be staggered.
2. Residences located on arterial streets must provide a drop-off/pick-up area designed to prevent
vehicles from backing onto the arterial roadway. For residences not located on an arterial street, on-
street parking stalls adjacent to the site may be considered to satisfy this requirement.
F. Fencing and Barriers.
20City Council Adopted Version September 19, 2012
Downtown Zoning Code Section 5. Standards for Specific Land Uses
1. Any side or rear yard intended for day care use shall be surrounded by a barrier to separate
children from neighboring properties unless the Planning Director determines that a barrier is not
necessary (e.g., for properties not bordering developed properties). Examples of acceptable bar-
riers include wood fences, walls, and hedges. Fences shall be installed to protect children from
possible hazards (such as swimming pools, ravines, aggressive animals).
2. The location, height, and type of fencing shall comply with the fencing requirements of the zoning
district in which the parcel is located.
G. Recreation Equipment. Recreation equipment exceeding eight feet in height located in any yard
area intended for day care use shall comply with the minimum setback requirements of the applicable
zoning district and be kept a minimum distance of five feet from perimeter property lines.
H. Noise. Noise generated from the day care facility shall not exceed the standards established by the
City of Ukiah Noise Ordinance as measured at the property line(s) of the day care facility.
I. Code Compliance and Licensing. Large family day care facilities shall comply with all applicable
Building and Fire Codes, Fire Code standards adopted by the State of California, and with Social Services
Department licensing requirements (California Administrative Code, Title 22, Division 2).
J. Garage Conversions. Conversion of a garage to living space requires a building permit and compli-
ance with parking requirements of this Code.
5.060: Live Entertainment. Live entertainment shall comply with the requirements of Section 5.060 where al-
lowed by Table 3: Allowed Uses and Permit Requirements.
A. Accessory Use. Live entertainment with four or fewer acoustical performers is allowed as an ac-
cessory use when it is clearly incidental to the primary use of the building or site and will not negatively
impact surrounding businesses and properties and hours of performance do not extend past 9:00 p.m.
B. Use Permit Required. The following types of live entertainment may be authorized with approval of a
Use Permit:
1. Bars, cocktail lounge. Live entertainment may be authorized at a bar or cocktail lounge with
Planning Commission approval of a Major Use Permit. The use permit shall address potential nega-
tive impacts to neighboring businesses and properties, and the possible need for Police and Fire
services that may result from the proposed live entertainment use.
2. Large group. Live entertainment performed by more than four persons may be authorized with
Zoning Administrator approval of a Minor Use Permit, except as provided for in Section 5.0600(B5).
3. Amplified entertainment. Amplified live entertainment may be authorized with Zoning Adminis-
trator approval of a Minor Use Permit, except as provided for in Section 5.0600(B5).
4. Extended Hours. Live entertainment may be authorized past the hours of 9:00 p.m. with Zoning
Administrator approval of a Minor Use Permit, except as provided for in Section 5.060(B5).
5. Planning Director Determination. When a use permit is required and the type of use permit re-
quired (minor or major) has not been prescribed by this section, the Planning Director shall determine
the level of use permit required. The Planning Director may refer any application for a live entertain-
ment use permit to the Planning Commission for public hearing.
C. Use Permit. Use permits for live entertainment shall be processed in compliance with UCC Section
9262. In addition to the findings required by UCC section 9262(E), an application for a Live Entertain-
ment Use Permit shall address the following considerations:
21City Council Adopted Version September 19, 2012
Downtown Zoning Code Section 5. Standards for Specific Land Uses
1. Potential for loitering.
2. Adequacy of lighting for security and safety purposes.
3. Compatibility and suitability with the existing and allowed uses in the area and/or character of the
area, including but not limited to proximity to sensitive land uses such as residences, schools, parks,
daycare facilities, and churches.
4. Likelihood the use would facilitate the vitality, economic viability, and/or provide recreational or
entertainment opportunities in an existing commercial area without presenting a significant impact on
health and safety.
5. Comments from the Ukiah Police Department and Fire Department, including a projection of the
increased burden to providing Police services, potential for the use to add to law enforcement prob-
lems in the area and/or to contribute to or aggravate an existing crime problem in the area.
6. The potential for the need for annual review of the Use Permit.
7. Other information deemed necessary on a case-by-case basis.
5.070: Outdoor Dining: On site outdoor dining shall comply with the requirements of Section 5.070 where al-
lowed by Table 3: Allowed Uses and Permit Requirements and only when the outdoor dining is incidental
to and part of the operation of a restaurant located on the same parcel.
A. Purpose: The provisions of this Section are intended to allow outdoor dining in association with a
restaurant located on the same parcel as the outdoor dining, where the outdoor dining is clearly incidental
to the adjacent restaurant use and will not negatively impact the operations and function of the existing
restaurant, including parking facilities, pedestrian access and circulation, and disabled access facilities.
B. Location of outside dining: Outdoor dining shall be located on the same site as the restaurant
which the outdoor dining will serve. Outdoor dining facilities, such as tables, chairs, umbrellas, etc., shall
not be located in pedestrian walkways, required parking spaces, or disabled access facilities (such as
parking spaces, walkways, entries, etc.). Outdoor dining areas may be located in landscaped areas if
located in such a manner as to not damage the landscaping.
C. Hours of operation: Days and hours of operation for the outdoor dining shall not extend beyond the
hours of operation for the restaurant which it serves. Tables, chairs, and all other furniture used in the op-
eration of an outdoor dining shall be removed from any pedestrian walkways and stored indoors at night
and whenever the cafe is not in operation.
D. Live entertainment: Outdoor dining shall not be used for live entertainment unless in compliance
with Section 5.060.
E. Tables, chairs, furniture, signage:
1. In order to provide adequate and safe ingress/egress, a minimum unobstructed pedestrian walk-
way width of 48 inches or the width of the doors, whichever is greater, shall be maintained. The
required width of the unobstructed pedestrian walkway shall extend from the front of the door(s) to
the public sidewalk. A reduced width may be approved by the Building Official in compliance with the
Building Code.
2. A minimum of 60 inches of unobstructed space shall be maintained between exits and any furni-
ture or fixtures related to outdoor dining, or as required by the Building Code, whichever is greater.
3. All outdoor dining furniture, including tables, chairs, umbrellas, and planters shall be movable.
4. Umbrellas shall be secured with a minimum base of not less than 60 pounds and shall leave a
vertical clearance of seven feet from the sidewalk surface.
5. Outdoor heaters are allowed subject to Fire and Building Code compliance. Non-live music and/or
speakers may be authorized with Zoning Administrator approval of a Minor Use Permit.
22City Council Adopted Version September 19, 2012
Downtown Zoning Code Section 5. Standards for Specific Land Uses
6. No signage shall be allowed in the outdoor dining area except for the name of the establishment
on an awning or umbrella fringe and in compliance with this Section and UCC Division 3, Chapter 7
(Sign Ordinance).
F. Maintenance: The permittee is responsible for maintaining all outdoor dining furnishings and the
outdoor dining area in good condition, including but not limited to the following:
1. All outdoor dining furnishings and all exterior surfaces within the outdoor dining area shall be
easily cleanable and kept clean and free of debris.
2. The outdoor dining area and adjacent areas kept in a clean and safe condition.
G. Food and Beverages: Outdoor dining areas may only serve food and nonalcoholic beverages pre-
pared or stocked for sale at the adjoining indoor restaurant; provided, however, that the service of beer or
wine or both solely for on-premise consumption by customers within the outdoor dining area may be autho-
rized by the Planning Director and Police Department if each of the following requirements are met:
1. The outdoor dining operation is duly licensed, or prior to the service of any beer or wine will be
duly licensed by state authorities to sell beer or wine for consumption within the outdoor dining
area.
2. The authorized outdoor dining area is identified in a manner which will clearly separate and
delineate it from the areas of the sidewalk that will remain open to pedestrian traffic.
3. One or more signs, as approved as part of the encroachment permit, are posted during all times
the sidewalk cafe is in operation, which shall give notice to the cafes customers that the drinking
of beer or wine or the carrying of any open container which contains beer or wine is prohibited and
unlawful outside the delineated outdoor dining area.
Outdoor dining areas authorized by the Planning Department and Police Department and in compliance
with the requirements of Section 5.070 are exempt from UCC Section 6000.
H. Service Requirements:
1. Services areas (such as busing and service stations) may be located within the outdoor dining
area. Service areas shall comply with section 5.070(B) (location of outdoor dining). Outdoor food
preparation in the outdoor dining area is prohibited.
2. Restrooms for the outdoor dining area shall be provided in the adjoining indoor restaurant. Seat-
ing for the outdoor dining may be counted in determining the restroom requirements for the indoor
restaurant at the discretion of the Building Official.
I. Revocation: The outdoor dining may be revoked by the City upon finding that one or more of the
requirements of this Section have been violated or that the outdoor dining is being operated in a man-
ner that constitutes a nuisance.
5.080: Sidewalk Cafe: A sidewalk cafe shall comply with the requirements of Section 5.080 where allowed by
Table 3: Allowed Uses and Permit Requirements.
A. Purpose: The provisions of this Section are intended to allow a sidewalk cafe to operate in associa-
tion with an allowed restaurant use, where the sidewalk cafe is clearly incidental to the restaurant use and
will not negatively impact the right-of-way.
B. Permit Requirements: A sidewalk cafe shall require the approval of an encroachment permit from
the Department of Public Works and Planning and Community Development Department.
23City Council Adopted Version September 19, 2012
Downtown Zoning Code Section 5. Standards for Specific Land Uses
C. Limitations and Requirements: A sidewalk cafe may be allowed only where allowed by Table 3 and
only when the sidewalk cafe is incidental to and part of the operation of an adjacent restaurant and when
in compliance with the following requirements of this Section.
1. Where permissible: A sidewalk cafe may be located on a public sidewalk immediately adjacent
to and abutting the indoor restaurant which operates the cafe provided that the area in which the side-
walk cafe extends is no farther along the sidewalk frontage than the operating indoor restaurant.
2. Location of sidewalk cafes: Each cafe shall be confined to a defined location on the sidewalk
immediately adjacent to the restaurant which operates the cafe.
3. Hours of operation: Sidewalk cafes may operate on days whenever fair weather would enhance
outdoor dining. The hours of operation shall not exceed 8:00 a.m. to 9:00 p.m. Tables, chairs, and
all other furniture used in the operation of a sidewalk cafe shall be removed from the sidewalk and
stored indoors at night and whenever the cafe is not in operation. Additional hours may be authorized
with Zoning Administrator approval of a Minor Use Permit.
4. Sidewalk clearances: A sidewalk cafe may be allowed only where the sidewalk is wide enough
to adequately accommodate the usual pedestrian traffic in the area, to comply with California State
accessibility standards and federal ADA requirements, and the operation of the proposed cafe.
5. Live entertainment: A sidewalk cafe shall not be used for live entertainment. Live entertainment
at sidewalk cafes may be authorized in compliance with Section 5.060.
D. Tables, chairs, furniture, signage:
1. All tables and chairs comprising a sidewalk cafe shall be situated in a safe fashion and away from
any sidewalk or street barrier including a bollard, and shall not be within eight feet of any designated
bus stop.
2. The dining area shall not impede the use of public furnishings such as lighting, benches, etc.
3. In order to provide adequate and safe ingress/egress, a minimum unobstructed public sidewalk
width of 48 inches shall be maintained for the entire length of the sidewalk cafe. The required width
shall extend from the front of the door(s) to the end of the sidewalk cafe.
4. A minimum of 60 inches of unobstructed space shall be maintained between exits and any furni-
ture or fixtures related to the sidewalk cafe, or as required by the Building Code, whichever is greater.
5. All sidewalk cafe furniture, including tables, chairs, umbrellas, and planters shall be movable.
6. Umbrellas shall be secured with a minimum base of not less than 60 pounds and shall leave a
vertical clearance of seven feet from the sidewalk surface.
7. Outdoor heaters are allowed subject to Fire and Building Code compliance. Music and/or speak-
ers may be authorized with Zoning Administrator approval of a Minor Use Permit.
8. No signage shall be allowed at the sidewalk cafe except for the name of the establishment on an
awning or umbrella fringe and in compliance with this Section and the Sign Ordinance (UCC Division
3, Chapter 7).
9. All furnishings and other items associated with the sidewalk cafe shall be removed from the side-
walk during non-operating hours of the cafe. Storage of these items outside may be authorized with
Zoning Administrator approval of a Minor Use Permit.
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Downtown Zoning Code Section 5. Standards for Specific Land Uses
E. Maintenance: The permittee is responsible for maintaining all outdoor dining furnishings and the
Sidewalk cafe area in good condition, including but not limited to the following:
1. All outdoor dining furnishings and all exterior surfaces within the sidewalk cafe area shall be
easily cleanable and kept clean and free of debris.
2. The sidewalk cafe area and adjacent areas kept in a clean and safe condition.
F. Food and Beverages: A sidewalk cafe may serve only food and nonalcoholic beverages prepared or
stocked for sale at the adjoining indoor restaurant; provided, however, that the service of beer or wine or
both solely for on-premise consumption by customers within the ares of the sidewalk cafe may be autho-
rized by the Planning Director and Police Department as part of the required encroachment permit if each
of the following requirements are met:
1. The sidewalk cafe operation is duly licensed, or prior to the service of any beer or wine will be duly
licensed by state authorities to sell beer or wine for consumption within the area of the sidewalk cafe.
2. The area in which the sidewalk cafe is authorized is identified in an manner, as part of the encroach-
ment permit, which will clearly separate and delineate it from the areas of the sidewalk that will remain
open to pedestrian traffic.
3. One or more signs, as approved as part of the encroachment permit, are posted during all times the
sidewalk cafe is in operation, which shall give notice to the cafes customers that the drinking of beer
or wine or the carrying of any open container which contains beer or wine is prohibited and unlawful
outside the delineated area of the sidewalk cafe.
Sidewalk cafes authorized by the Planning Department and Police Department as part of the required en-
croachment permit and in compliance with the requirements of Section 5.080 are exempt from UCC Sec-
tion 6000.
G. Service Requirements:
1. The outdoor preparation of food and busing and service stations are prohibited at the sidewalk cafe.
Outdoor service station may be authorized with Zoning Administrator approval of a Minor Use Permit.
2. Restrooms for the sidewalk cafe shall be provided in the adjoining indoor restaurant. Seating for the
sidewalk cafemay be counted in determining the restroom requirements for the indoor restaurant at the
discretion of the Building Official.
3. Trash and refuse receptacles for the sidewalk cafe shall not be permitted within the area designated
for the sidewalk cafe or on adjacent sidewalk areas and the permittee shall remove trash and litter as
they accumulate. Trash and/or refuse containers may be authorized within the outdoor dining area or
adjacent sidewalk areas with Zoning Administrator approval of a Minor Use Permit.
H. Power to prohibit operation of the sidewalk cafe: The City shall have the right and power, acting
through the City Manager or designee, to prohibit the operation of a sidewalk cafe at any time because of
anticipated or actual problems or conflicts in the use of the sidewalk area. Such problems may arise from,
but are not limited to, scheduled festivals and similar events, or parades or marches, or repairs to the street
or sidewalk, or from demonstrations or emergencies occurring in the area. To the extent possible, the per-
mittee shall be given prior written notice of any time period during which the operation of the sidewalk cafe
will be prohibited by the City, but any failure to give prior written notice shall not affect the right and power
of the City to prohibit the cafes operation at any particular time.
I. Conditions: In connection with granting the encroachment permit for a sidewalk cafe, conditions may
be imposed in granting approval as deemed necessary for the proposed operation to meet the operating
25City Council Adopted Version September 19, 2012
Downtown Zoning Code Section 5. Standards for Specific Land Uses
requirements of this Section.
J. Modifications: In the event the City determines during the operation of an approved sidewalk cafe that
additional or revised conditions are necessary in order for the sidewalk cafe to comply with the require-
ments of this Section, the City shall have the ability to add additional conditions to the approved encroach-
ment permit.
K. Revocation: The encroachment permit to operate a sidewalk cafe may be revoked by the City upon
finding that one or more conditions of the permit or this Section have been violated or that the sidewalk cafe
is being operated in a manner that constitutes a nuisance, or that the operation of the sidewalk cafe unduly
impedes the movement of pedestrians past the sidewalk cafe.
5.090: Restaurant - Formula Fast Food: A formula fastfood restaurant shall comply with the requirements of
Section 5.090 when allowed by Table 3: Allowed Uses and Permit Requirements.
A. Purpose: The purpose of this section is to maintain the character of the area by limiting the type and
number of formula fastfood restaurants within the boundaries of the Code in order to reduce their impact
on the existing character of the area which is predominantly defined by smaller buildings, historic archi-
tecture, smaller walkable blocks, and smaller, independently owned businesses each with its own unique
visual appearance, character, and offerings of goods and services.
B. Formula Fastfood Restaurant - Prohibited. New restaurants meeting the definition of “Restaurant -
Formula Fastfood” included in Section 13: Glossary are prohibited within the boundaries of this Code.
C. Formula Fastfood Restaurant - Exemptions. Establishments meeting the definition of the exemp-
tion to “Restaurant - Formula Fastfood” shall be subject to the permit requirements established by Table
3: Allowed Uses and Permit Requirements for “Restaurant, Cafe, Coffee Shop.”
D. Requirements for Formula Fastfood Restaurant - Exemptions. Establishments meeting the defini-
tion of the exemption to “Restaurant - Formula Fastfood” shall be allowed within the boundaries of this
Code in compliance with the following requirements:
1. Number: As of the date of the adoption of this Code, no more than four additional businesses
consistent with the exemptions allowed to “Restaurant - Formula Fastfood” in Section 13: Glossary
shall be allowed within the boundaries of this Code.
2. Storefront Size: The maximum storefront width shall not exceed 30 lineal feet.
3. Site Development Permit: Approval of a site development permit is required for any exterior
building modifications. A site development permit application shall include the following as well as the
items required by UCC Section 9263(B).
a. Design. Buildings shall be designed so that facades, signs and other appurtenances have
an integrated, harmonious and attractively arranged appearance, and in size and manner will not
adversely affect the appearance of surrounding development.
b. Sign Design. The use of halo-lit signs and dye-cut metal sign panels with individually illumi-
nated letters or logos, alternative materials or lighting solutions, and/or adjustments to the scale
of trademarks or logos may be required in place of internally illuminated or box type signs.
c. Sign Lighting. Internally illuminated signs are prohibited.
d. Window Signs. Advertising or any display of the corporate logo in the windows is prohibited.
e. Modifications. Modifications to the extent, size, or scale of the color scheme, trademark,
26City Council Adopted Version September 19, 2012
Downtown Zoning Code Section 5. Standards for Specific Land Uses
service mark, signage and/or decor used throughout the exterior of the establishment may be
required in order to mitigate contrasting color schemes and/or harmonize and be compatible
with the color scheme, trademark, service mark, signage and/or decor/design of the surrounding
neighborhood.
f. Trash Disposal Plan: A “Trash Disposal Plan” shall be prepared and approved by the deci-
sion making authority. The Plan shall address litter control, trash collection, on-site storage,
and pickup on a regular basis. The Plan shall include proof of a contract with the City disposal
contractor, and specify that such a contract shall be maintained as a requirement for the issuance
and retention of the site development permit.
5.100: Condominiums. New construction of condominiums and conversion of existing buildings to condomini-
ums shall comply with the requirements of Section 5.100 where allowed by Table 3: Allowed Uses and
Permit Requirements.
A. Permit Requirements. New construction of condominiums and conversion of existing buildings to
condominium are subject to City Council approval of a Tentative Subdivision Map in addition to the permit
requirements established by Table 27: Site Development Permit Procedures.
B. Development Standards. Construction of new condominiums and conversion of existing buildings to
condominiums shall comply with the development standards included in Article 18 for the specific zoning
district in which the property is located. Condominiums within the boundaries of the Downtown Zoning
Code are not subject to the requirements of UCC Division 9, Chapter 2, Article 12: Condominium Devel-
opment.
C. Density. As determined by the General Plan land use designation for the parcel on which the condo-
minium project is located.
D. Minimum Lot Size. As determined by Table 4: Site Development Standards.
E. Required Parking. The number of parking spaces required shall be provided as prescribed by Sec-
tion 9.020. The number of parking spaces required may be reduced as allowed by Section 9.030.
F. Location of Parking. Parking shall be located as prescribed by Section 9.050.
G. Usable Outdoor Space. Usable Outdoor Space as defined in Section 13: Glossary shall be provided
as a part of a condominium project and shall comply with the following requirements:
H. Private Outdoor Space: A minimum of 30 square feet of private outdoor space shall be provided for
each unit. Private outdoor space shall have a minimum depth of 3 feet and a maximum slope of 10%.
I. Common Outdoor Space: Common outdoor space may be provided in lieu of private outdoor space.
J. Storage: A minimum of 40 square feet of covered, secure storage shall be provided for each condo-
minium unit. Relief from this requirement may be authorized as part of the discretionary permit required
for the project. If no discretionary permit is required, relief from this requirement may be authorized with
Zoning Administrator approval of a Minor Use Permit.
5.110: Live/Work Units. A Live/work units shall comply with the requirements of Section 5.110 where allowed by
Table 3: Allowed Uses and Permit Requirements.
A. Purpose. This section provides standards for the development of new live/work units and for the re-
use/conversion of existing commercial structures to live/work units. Live/work units are required to be oc-
cupied by business operators who live in the same structure that contains the commercial activity. A live/
work unit is intended to accommodate both living and work space. The work-related activities are beyond
the scope of a home occupation.
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Downtown Zoning Code Section 5. Standards for Specific Land Uses
B. Limitations on use. The non-residential component of a live/work project shall be a use
allowed by Table 3: Allowed Uses and Permit Requirements. A live/work unit shall not be estab-
lished in conjunction with any of the following activities:
adult entertainment business/adult cabaret;
vehicle maintenance or repair;
occupancy classified as Class H occupancy by the California Building Code;
any use that includes the storage of flammable liquids or hazardous materials beyond that
normally associated with a residential use;
welding, machining, or any open flame work; or
any other activity or use determined by the Planning Director not to be compatible with
residential activities and/or having the potential to affect the health or safety of live/work
residents because the use may possibly create dust, glare, heat, noise, noxious gasses,
odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials,
processes, products, or wastes.
C. Density. Live/work units shall comply with the maximum density requirements of the appli-
cable general plan land use designation and zoning district.
D. Design Standards.
1. Floor area requirements. The minimum net total floor area of a live/work space shall be
1,000 square feet. All floor area other than that reserved for working space shall be reserved
and regularly used for living space.
2. Separation and access. Each live/work unit shall be separated from other units and
other uses in the structure. Access to each unit shall be provided from common access
areas, corridors, halls, and/or public street sidewalk; and access to each unit shall be clearly
separate from other live/work uses within the structure.
3. Facilities to accommodate commercial activities. A live/work unit shall be designed to
accommodate commercial uses as evidenced by the provision of ventilation, interior storage,
flooring, and other physical improvements of the type commonly found in exclusively com-
mercial facilities used for the same work activity.
4. Integration of living and working space. Areas within a live/work unit that are desig-
nated as living space shall be an integral part of the live/work unit and not separated (or oc-
cupied and/or separately rented) from the work space, except that mezzanines and lofts may
be used as living space subject to compliance with other provisions of this Section, and living
and working space may be separated by interior courtyards or similar private space.
5. Mixed occupancy buildings. If a building contains mixed occupancies of live/work
and other non-residential uses, occupancies other than live/work shall meet all applicable
requirements for those uses, and proper occupancy separations shall be provided between
live/work units and other occupancies, as determined by the Building Official.
E. Operating Requirements.
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Downtown Zoning Code Section 5. Standards for Specific Land Uses
1. Occupancy. A live/work unit shall be occupied and used only by the operator of the business
located within the unit, or a household of which at least one member shall be the business opera-
tor.
2. Sale or rental of portions of unit. No portion of a live/work unit may be separately rented or
sold as a commercial space for any person not living in the premises or as a residential space for
any person not working in the same unit.
3. Notice to occupants. The owner or developer of any building containing live/work units shall
provide written notice to all occupants and users that the surrounding area may be subject to
levels of dust, noise, fumes, or other effects associated with commercial uses at higher levels than
would be expected in residential areas. State and Federal health regulations notwithstanding,
noise and other standards shall be those applicable to commercial properties in the applicable
zone.
4. Non-resident employees. Up to three (3) persons who do not reside in the live/work unit may
work in the unit unless this employment is prohibited or limited by a Use Permit. The employment
of more than three (3) persons who do not reside in the live/work unit may be allowed subject to
approval of a Use Permit, based on findings that the employment will not adversely affect traf-
fic and parking conditions in the vicinity of the site. The employment of any persons that do not
reside in the live/work unit shall comply with all applicable Building Code requirements.
F. Changes in use. After approval, a live/work unit shall not be converted to entirely residential
use unless authorized through Minor Use Permit approval. Minor Use Permit approval shall require
that the Zoning Administrator first find that the exclusively residential use will not impair the ability of
non-residential uses adjacent to the site to continue operating because of potential health and safety
concerns or nuisance complaints raised by the exclusively residential use and/or its occupants.
G. Required findings. The approval of live/work unit shall require that the review authority first make
all of the following findings:
1. The proposed use of each live/work unit is a bona fide commercial activity consistent with Sub-
section B (Limitations on Use).
2. The establishment of the live/work unit would not conflict with nor inhibit commercial uses in the
area where the project is proposed.
3. Any changes to the exterior appearance of the building will be compatible with adjacent com-
mercial uses where all adjacent land is zoned for commercial uses. If there is adjacent residen-
tially zoned land, the proposed changes in the building will make the commercial building being
converted more compatible with the adjacent residential area.
5.120: Mixed-use Projects. Mixed-use Projects shall comply with the requirements of Section 5.120 where
allowed by Table 3: Allowed Uses and Permit Requirements.
A. Design objectives. A mixed-use project shall be designed to:
1. Provide shopfronts along street frontages to maintain a pedestrian orientation at the street
level. Residential developments, including live/work, shall be designed such that ground level
units may be converted to retail/commercial shopfronts and to establish a clear, functional design
relationship to the street front.
2. Provide for internal compatibility among different uses within the project.
29City Council Adopted Version September 19, 2012
Downtown Zoning Code Section 5. Standards for Specific Land Uses
3. Minimize the effects of any exterior noise, odors, glare, vehicular and pedestrian traffic, and
other potentially significant impacts on the residential portions of the project to allow a compatible
mix of residential and non-residential uses on the same site.
4. Include specific design features to minimize the potential impacts of the mixed-use project on
adjacent properties.
5. Ensure residential units are of a residential character and that privacy between residential units
and between other uses on the site is maximized.
6. Be compatible with and enhance the adjacent and surrounding neighborhood in terms of site
planning, scale, building design, color, exterior materials, roof styles, lighting and landscaping.
B. Mix of uses. A mixed-use project may combine residential units with any other use, or combi-
nations of uses allowed by Table 3: Allowed Uses and Permit Requirements provided that where a
mixed-use project is proposed with a use which requires approval of a Use Permit, the entire mixed-
use project shall be subject to that Use Permit requirement.
C. Location of residential uses. A mixed-use project that provides commercial and/or office space
on the ground floor with residential units above (vertical mixed-use) is encouraged over a project that
provides commercial structures on the front portion of the lot with residential uses placed at the rear of
the lot (horizontal mixed-use).
D. Maximum density. When residential units are combined with office or retail commercial uses in a
single building or on the same site, the maximum density allowed by the applicable general plan land
use designation and zoning district shall be calculated on the basis of the total area of the parcel.
E. Loading areas. Commercial loading areas shall be located as far as possible from residential
units and shall be screened from view from the residential portion of the project to the extent feasible
and in compliance with Section 6: Site Planning and Development Standards.
F. Trash and recycling. Areas for the collection and storage of refuse and recyclable materials shall
be located on the parcel in location(s) convenient for both the residential and non-residential uses and
in compliance with Section 6: Site Planning and Development Standards.
G. Lighting. Lighting for the commercial uses shall be appropriately shielded to not negatively impact
the residential units and in compliance with Section 6: Site Planning and Development Standards.
H. Noise. All non-residential units shall be designed to minimize their adverse impacts on residential
units, in compliance with City noise regulations.
I. Non-residential hours of operation. A mixed-use project proposing a commercial component that
will operate outside normal business hours (8:00 a.m. to 6:00 p.m.) shall require Zoning Administra-
tor approval of a Minor Use Permit to ensure that the commercial use will not negatively impact the
residential uses within the project.
5.130: Second Units: A second unit shall comply with the requirements of Section 5.130 where allowed by
Table 3: Allowed Uses and Permit Requirements.
A. Accessory use. Second units are allowed accessory to a single-family residence where allowed
by Table 3: Allowed Building and Site Uses.
B. Attached or detached. A second unit may be attached to a single-family residence or detached
as a separate structure.
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Downtown Zoning Code Section 5. Standards for Specific Land Uses
C. Architecture.
1. Existing Single-Family Home - No Modifications. When a second unit will be constructed
accessory to an existing single-family home and the exterior of the single-family home will not be
modified, the second unit shall incorporate the same or substantially similar architectural design
and details, building materials as the existing single-family home.
2. Existing Single-Family Home - Modifications. When a second unit will be constructed acces-
sory to an existing single-family home and the exterior of the single-family home will be modified,
the modifications to the single-family home and the design of the second unit shall comply with the
applicable development standards requirements of this Code.
3. New Single-Family Home. When a second unit will be constructed at the same time as a new
single-family home, the second unit and single-family home shall comply with the development and
architectural standards of this Code.
D. Access. The second unit shall have a separate door. In the event of an attached unit, the entrance
to the second unit may be located along the front of the existing single-family residence only when the
entrance and address is obviously visible from the street in front of the residence.
E. Density. Second units are exempt from the density calculation.
F. Development Standards. A second unit shall comply with the development standards of the zoning
district in which the second unit is located. For parcels that adjoin a differently zoned parcel, the side
and rear yard setbacks shall be as determined by the zoning of the parcel on which the second unit
would be located or the adjoining parcel(s), whichever is greater.
G. Conversion. Existing structures proposed for conversion to a second unit shall comply with the
development standards of the zoning of the parcel on which the second unit would be located.
H. Parking. Parking shall be provided for the single-family residence as required by the zoning district
in which the parcel is located. One (1) additional parking space per bedroom shall be provided for the
second unit. The parking spaces for the single-family residence and the second unit shall be indepen-
dently accessible.
I. Owner occupancy. One of the units on the parcel shall be occupied by the owner of the property.
J. Rental. The second unit may be used for rental purposes.
K. Size. The maximum size of a second unit shall be seven hundred fifty (750) square feet.
L. Subdivision. These regulations do not allow the division of property upon which a second unit is lo-
cated unless all requirements of the applicable zoning district, and any other requirements of this Code,
are met.
M. Code compliance. The second unit shall meet all applicable Building and Fire Codes and shall
have electric, water, and sewer service provided through the City with the type of meter arrangement at
the property owner’s option. Water, sewer, and electrical services shall be available prior to the issu-
ance of a building permit for a second unit.
5.140: Single Room Occupancy Facilities. A single room occupancy (SRO) facility shall comply with the
requirements of Section 5.140 where allowed by Table 3: Allowed Uses and Permit Requirements.
A. Purpose. The provisions of this Section are intended to provide opportunities for the development
31City Council Adopted Version September 19, 2012
Downtown Zoning Code Section 5. Standards for Specific Land Uses
of permanent, affordable housing for small households and for people with special needs in proximity to
transit and services, and to establish standards for these units.
B. Development Standards.
1. Single Room Occupancy Facilities
a) Density. An SRO facility is not required to meet the density standards of the General Plan.
b) Common area. Four square feet per living unit shall be provided, with at least 200 square feet
in area of interior common space, excluding janitorial facilities and common hallways.
c) Laundry facilities. Laundry facilities shall be provided in a separate room at the ratio of one
washer and one dryer for every 10 units or fractional number thereof, with at least one washer
and one dryer per floor.
d) Cleaning supply room. A cleaning supply room or utility closet with a wash tub with hot and
cold running water shall be provided on each floor of the SRO facility.
2. Single Room Occupancy Units.
a) Unit size. An SRO unit shall have a minimum size of 150 square feet and a maximum of 400
square feet.
b) Occupancy. An SRO unit shall accommodate a maximum of two persons.
c) Bathroom. An SRO unit is not required to but may contain partial or full bathroom facilities. A
partial bathroom facility shall have at least a toilet and a sink; a full facility shall have a toilet,
sink, and bathtub, shower, or bathtub/shower combination. If a full bathroom facility is not pro-
vided, common facilities shall be provided in accordance with the Building Code for congregate
residences with at least one full bathroom per floor.
d) Kitchen. An SRO unit is not required to but may contain partial or full kitchen facilities. A full
kitchen includes a sink, a refrigerator, and a stove, range top or oven. A partial kitchen is at
least one of these appliances. If a full kitchen is not provided, common kitchen facilities shall
be provided with at least one full kitchen per floor.
e) Closet. Each SRO unit shall have a separate closet.
f) Code Compliance. SRO units shall comply with all requirements of the Building Code.
C. Accessibility. All SRO units shall comply with all applicable accessibility and adaptability requirements.
All common areas shall be fully accessible.
D. Management
1. Facility management. An SRO facility with 10 or more units shall provide on-site management
that includes a managers unit on the premises. An SRO facility with less than 10 units shall provide
a management office on-site.
2. Management plan. A management plan shall be submitted with the development application for
an SRO facility and shall be approved by the City. The management plan shall address manage-
ment and operation of the facility, rental procedures, safety and security of residents, and building
maintenance.
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Downtown Zoning Code Section 5. Standards for Specific Land Uses
E. Vehicle Parking. Off-street parking shall be provided at a rate of 0.50 spaces per unit (2 units would
require one parking space).
F. Bicycle Parking. Secure bicycle parking shall be provided at a rate of 0.50 spaces per unit (2 units
would require one parking space).
G. Tenancy. Tenancy of SRO units shall be limited to 30 or more days.
H. Existing Structures. An existing structure may be converted to an SRO Facility when in compliance
with the provisions of this Section.
5.150: Specialty Food and Beverage Sales with Tastings. Specialty Food and Beverage Sales with Tastings
shall comply with the requirements of Section 5.150 where allowed by Table 3: Allowed Uses and Permit
Requirements.
A. Days and hours of operation. Days and hours of operation shall be limited to daily from 10:00 a.m.
to 10 p.m. Additional hours may be authorized with Zoning Administrator approval of a Minor Use Per-
mit.
B. Live entertainment. Live entertainment is allowed in compliance with Section 5.060 and may per-
form until 8 p.m. Other arrangements for live entertainment may be authorized with Zoning Adminisrtator
approval of a Minor Use Permit.
C. Outdoor seating. Outdoor seating is allowed in compliance with the applicable requirements for out-
door dining included in Section 5.070 or sidewalk cafes in Section 5.080.
D. Minor Use Permit. An application for a Minor Use Permit to allow additional operating hours and/
or live entertainment in a manner that exceeds the operating characteristics required in this section may
be authorized with Zoning Administrator approval of a Minor Use Permit. An application for a Minor Use
Permit shall address the following considerations:
Potential for loitering.1.
Adequacy of lighting for security and safety purposes. 2.
Compatibility and suitability with the existing and allowed used in the area and/or character 3.
of the area, including but not limited to proximity to sensitive land uses such as residences,
schools, parks, daycare facilities, and churches.
Likelihood the use would facilitate the vitality, economic viability, and/or provide recreational 4.
or entertainment opportunities in an existing commercial area without presenting a significant
impact on health and safety.
Comments from the Ukiah Police Department and Fire Department, including a projection of the 5.
increased burden to providing Police services, potential for the use to add to law enforcement
problems in the area and/or to contribute to or aggravate an existing crime problem in the area.
The potential for the need for annual review of the Use Permit.6.
Other information deemed necessary on a case-by-case basis.7.
E. Minor Use Permit Findings. The above considerations shall be incorporated as findings for ap-
proval, conditional approval, or disapproval of a Use Permit for a Specialty Food and Beverage Sales
with Tastings in addition to the findings required by UCC Section 9262(E).
Article 18: Downtown Zoning Code
33City Council Adopted Version September 19, 2012
Section 6. Site Planning and Development Standards
6.010: Purpose. The purpose of this Section is to produce an environment of stable and desirable character that
is compatible with existing and future development and that protects the use and enjoyment of neighboring
properties.
6.020: Applicability. Proposed development, redevelopment, subdivision, building, site work, demolition,
restoration, renovation or improvements within the boundaries of this Code shall comply with each of the
development standards in Sections 6 through 11 for the zoning district in which the parcel is located.
Table 4: Site Development Standards
STANDARDS
(1)
GENERAL URBAN
GU
URBAN CENTER
UC
DOWNTOWN CORE
DC
MODIFICATION TO
STANDARD (2)
RESIDENTIAL DENSITY
(Also Subject to Airport Zone Restrictions) (3)
Minimum 10 units/gross acre 15 units/gross acre 15 units/ gross acre Major Exception
Maximum (4)28 units/gross acre 28 units/gross acre 28 units/gross acre Major Exception
BLOCK PERIMETER
Maximum (5) 1,500 lineal feet 1,400 lineal feet 1,000 lineal feet Major Exception
Maximum w/ anchor build-
ing or parking structure
2,000 lineal feet 2,000 lineal feet 2,000 lineal feet Major Exception
LOT STANDARDS (6)
(Also Subject to Airport Zone Restrictions)
Lot Size - Interior (7) (8)4,500 square feet 4,500 square feet 2,500 square feet Major Exception
Lot Size - Corner (7) (8)5,000 square feet 5,000 square feet 3,000 square feet Major Exception
Lot Width (7) (8)30 feet min 30 feet min 30 feet min Major Exception
Lot Depth (7) (8)70 feet min 70 feet min 70 feet min Major Exception
Lot Coverage 70% maximum 80% maximum 90% maximum Major Exception
Lot Coverage with
Structured Parking
70% maximum 100% maximum 100% maximum Major Exception
Lot Configuration Rectilinear Major Exception
Lot Orientation Front on a Thoroughfare Major Exception
BUILDING TYPES (See Table 5)
Courtyard Allowed Allowed Allowed Major Exception
Rear yard Allowed Allowed Allowed Major Exception
Side yard Allowed Allowed Prohibited Major Exception
Edge yard/Other Prohibited Prohibited Prohibited Major Exception
CIRCULATION STANDARDS
See Section 11
PARKING REQUIREMENTS and DESIGN STANDARDS
See Section 9
LOADING DOCKS, SERVICE AREAS, DRIVE-THRU LANES
See Table 9: Development Standards for All Land Uses
See Section 13: Glossary for an explanation of terms.1.
See Section 12: Administration and Procedures. 2.
Any non-residential project exceeding a density of 90 people per acre is required to be referred to the Airport Land Use Commission for compatibility review. 3.
General Plan Amendment is required in order to exceed the maximum density, except projects that meet State requirements for affordable housing projects 4.
which are eligible for a density bonus as allowed by State law.
Alternate circulation methods may be proposed in order to comply with the block perimeter requirements as allowed in Section 11: Circulation. 5.
All new subdivisions shall comply with these lot standards. 6.
No minimum when development is proposed and constructed as part of the subdivision. See Section 12: Administration & Procedures.7.
No minimum lot size or dimensions required for condominium projects when development is proposed and constructed as part of the subdivision. 8.
Section 6: Site and Building Development Standards
Article 18: Downtown Zoning Code
34City Council Adopted Version September 19, 2012
Section 6. Site Planning and Development Standards
a. Side Yard. A building that occupies one side of the lot with the
Setback to the other side. The visual opening of the side yard on
the street frontage causes this building type to appear freestanding.
A shallow frontage setback defines a more urban condition. If the
adjacent building is similar with a blank party wall, the yard can be
quite private. This type permits systematic climatic orientation in
response to the sun or the breeze.
Examples of uses often associated with this building type include
Duplex, Multifamily, Live/Work, and Mixed-Use.
GU
UC
b. Rear Yard. A building that occupies the full frontage, leaving the rear
of the lot as the sole yard. This is a very urban type as the continuous
facade steadily defines the public thoroughfare. The rear elevations
may be articulated for functional purposes. In its Residential form,
this type is the rowhouse. For its commercial form, the rear yard
can accommodate substantial parking.
Examples of uses often associated with this building type include
Duplex, Multi-family, Live/Work, and Mixed-Use (retail-office, service-
office, retail/office-residential).
GU
UC
DC
c. Courtyard. A building that occupies the boundaries of the lot while
internally defining one or more private patios. The building may be
open only in the center (as shown) or may be open to one side in
a “C” configuration (Figure 3C). This is the most urban of types as
it is able to shield the private realm from all sides while strongly
defining the public Thoroughfare.
Examples of uses often associated with this building type include
Apartments, Condominiums, Lodging, and Mixed-Use.
GU
UC
DC
d. Edge Yard. A building that occupies the center of its lot with Set-
backs on all sides. This is the least urban building type as the front
yard sets it back from the frontage, while the side yards weaken
the spatial definition of the public Thoroughfare space. The front
yard is intended to be visually continuous with the yards of adjacent
buildings. The rear yard can be secured for privacy by fences and
a well-placed Accessory Building.
Edge yard buildings are prohibited in the GU, DC and DC zoning
districts.
6.030: Building Types. Table 5 illustrates the required location of each building type depicted relative to the
Frontage Lines and Lot Lines of a parcel and identifies uses often associated with each building type.
ZONETable 5: Building Types
Article 18: Downtown Zoning Code
35City Council Adopted Version September 19, 2012
Section 6. Site Planning and Development Standards
Table 6: Principal Building Standards
STANDARDS
(1) (2)
GENERAL URBAN
GU
URBAN CENTER
UC
DOWNTOWN CORE
DC
MODIFICATION TO
STANDARD (3)
BUILDING SITING (SETBACKS)
Front 0 ft. minimum
10 ft. maximum
0 ft. maximum 0 ft. maximum Major Exception
Front with sidewalk cafe/
shopfront
12 ft. maximum 12 ft. maximum 12 ft. maximum Major Exception
Side 0 ft. minimum
10 ft. maximum
0 ft. minimum
10 ft. maximum
0 ft. minimum
6 ft. maximum
Major Exception
Rear 6 ft. minimum 6 ft. minimum 6 ft. minimum Major Exception
Rear - corner lot no alley
(4)
6 ft. maximum 6 ft. maximum 6 ft. maximum Major Exception
Rear - with alley (5)14 ft. from center line 14 ft. from center line 14 ft. from center line Major Exception
FRONTAGE BUILDOUT
Courtyard building (6)70% minimum 70% minimum 80% minimum Major Exception
Rear yard building (6)60% minimum 70% minimum 80% minimum Major Exception
Side yard building (6)40% minimum 40% minimum Prohibited Building Type Major Exception
COURTYARD BUILDING
Minimum area of
courtyard
15% of total lot area Major Exception
Minimum dimensions of
courtyard
40 ft. when long axis of courtyard is oriented east-west
30 ft. when long axis of the courtyard is oriented north-south
Minor Exception
FRONTAGE TYPE (See Table 8)
Terrace/Light Court Allowed Allowed Prohibited Major Exception
Forecourt Allowed Allowed Allowed Major Exception
Stoop Allowed Allowed Allowed Major Exception
Shopfront/Awning Allowed (7)Allowed (7)Allowed (7)Major Exception
Gallery Allowed (7)Allowed (7)Allowed (7)Major Exception
Arcade Prohibited Allowed (7)Allowed (7)Major Exception
Other Prohibited Prohibited Prohibited Major Exception
BUILDING HEIGHT (8)(9)
New building 2 stories minimum
2 stories maximum (8)
2 stories minimum
3 stories maximum (8)
2 stories minimum
4 stories maximum (8)
Major Exception
NUMBER OF BUILDINGS
Principal building 1 1 1 Minor Exception
Accessory building 1 1 Prohibited Minor Exception
EXISTING BUILDING
Setbacks Additions not exceeding 1,000 square feet of gross floor area or
50% of the of the gross floor area of the existing building whichever is less may
continue the setbacks of the existing building.
Major Exception
Height (8)Additions not exceeding 1,000 square feet of gross floor area or
50% of the of the gross floor area of the existing building whichever is less
may continue the existing building height.
Major Exception
Frontage type Exterior modifications (including additions) to buildings with non-conforming
frontage types that will affect the building Frontage shall utilize an
allowed Frontage Type as required above.
Major Exception
1. Encroachment into the public right-of-way requires approval of an encroachment permit from the Public Works Department.
2. See Section13: Glossary for an explanation of terms.
3. See Section 12: Administration and Procedures.
4. Corner lots have two frontages, one rear and one side. The rear and side shall be determined as part of the project review process.
5. Rear alleys shall not provide the primary or only access to any lot or building. All access shall comply with all fire and emergency access requirements.
6. See Table 5: Building Types for additional information and examples of each building type.
7. See Figure 9: Special Designations Map for locations of “Required Storefront Frontages.”
8. Building heights may be superseded by the Mendocino County Airport Comprehensive Land Use Plan height restrictions. Any building being proposed over
the story minimum in the B2 airport compatibility zone requires Mendocino County Airport Land Use Commission approval.
9. See Figures 2A and 2B: Building Height.
Article 18: Downtown Zoning Code
36City Council Adopted Version September 19, 2012
Section 6. Site Planning and Development Standards
Max.
height
2
1
3
2
1
3
Street
(Principal Frontage)Alley
Table 7: Accessory Building Standards
STANDARDS GENERAL URBAN
GU
URBAN CENTER
UC
DOWNTOWN
CORE
DC
MODIFICATION TO
STANDARD (1)
Rear and Side Yard Buildings (2)
Front setback 30 ft. minimum 30 ft. minimum
Accessory
buildings are
prohibited.
Major Exception
Side setback 0 ft. minimum 0 ft. minimum Minor Exception
Rear setback 3 ft. minimum 3 ft. minimum Minor Exception
Rear setback- alley 14 ft. minimum from
center line (3)
14 ft. minimum from
center line (3)
Major Exception
Height (4) (5)2 stories maximum and
cannot exceed height of
the main building
2 stories maximum and
cannot exceed height of
the main building
Major Exception
Number of buildings 1 1 Minor Exception
See Section 12: Administration and Procedures. 1.
Accessory buildings are prohibited with courtyard buildings.2.
Public Works and/or the Fire Marshal may require more than the minimum setback.3.
Building heights may be superseded by the Mendocino County Airport Comprehensive Land Use Plan height restrictions.4.
See Figure 2 below.5.
6.040: Building Height. The maximum building height allowed is determined by Table 6 for the principal building
and Table 7 for an accessory building. Figures 2A and 2B illustrate the building height for the building types
allowed in Table 4: Site Development Standards.
Figure 2A: Rear and Side Yard Building Height
Max.
height
.
2
1
3
Measuring Building Height
Building height shall comply with all of the fol-
lowing:
1. Building height is determined by the number
of stories, not including a raised basement.
See Table 6: Standards for Principal Buildings
See Table 7: Standards for Accessory Buildings
2. Each story shall not exceed 14 feet clear.
3. Height is measured to the eave of a sloped
roof or the surface of a flat roof. The roof
above the eave and the parapet are excluded
from the height measurement.
4. Building heights may be superseded by
Ukiah Airport Master Plan and Mendocino
County Airport Comprehensive Land Use
Plan height restrictions.
Figure 2B: Courtyard Building Height
Article 18: Downtown Zoning Code
37City Council Adopted Version September 19, 2012
Section 6. Site Planning and Development Standards
6.050: Building Setbacks. The setbacks required for each building type are determined by Table 6: Principal
Building Standards and based on the zoning of the parcel. Figures 3A, 3B, and 3C illustrate the setbacks
for Side Yard, Rear Yard and Courtyard building types.
Figure 3B: Rear Yard Building
Figure 3A: Side Yard Building
Figure 3C: Courtyard Building
Lot Types
Corner Lot
This lot type has two “fronts”
located on streets that are
generally perpendicular
(90-degree angle) to one another.
One front is located on each
frontage line.
Corner lots have two frontages,
one rear lot line, and one side lot
line. The rear and side shall be
determined as part of the project
review process.
The setbacks required in Table 6
apply to both “fronts.”
Double Frontage Lot
(Through Lot)
This lot type has two “fronts”
located on streets that are
generally parallel to each other.
One front is located along each
frontage.
The setbacks required in Table 6
apply to both “fronts.”
Interior Lot
This lot type has frontage on only
one street.
Alley Access
Lots may have access from a
frontage and/or an alley.
Alley access is encouraged, but
cannot provide the only access to
the parcel.
Fr
o
n
t
a
g
e
Frontage Alley (typical)
Lot Line
Corner
Condition
Mid-block
Condition
setback
se
t
b
a
c
k
se
t
b
a
c
k
Building Footprint
courtyard
Article 18: Downtown Zoning Code
38City Council Adopted Version September 19, 2012
Section 6. Site Planning and Development Standards
6.060: Private Frontage Types. Table 8: Private Frontage Types illustrates the various frontage types allowed
by this Code. The specific frontage types allowed are determined by Table 6: Principal Building Stan-
dards and based on the zoning of the parcel.
SECTION PLAN
LOT PRIVATE ►FRONTAGE
R.O.W.◄ PUBLIC FRONTAGE
LOT PRIVATE ►FRONTAGE
R.O.W.◄ PUBLIC FRONTAGE
ZONE
a. Terrace or Light Court: The facade is set back from the
frontage line by an elevated terrace or a sunken light court.
This type buffers residential use from urban sidewalks and
removes the private yard from public encroachment. The
terrace is suitable for conversion to outdoor cafes.
GU
UC
b. Forecourt: A portion of the facade is close to the frontage
line and the central portion is set back. The forecourt cre-
ated is suitable for vehicular drop-offs. This type should be
allocated in conjunction with other frontage types. Large
trees within the forecourts may overhang the sidewalks.
GU
UC
DC
c. Stoop: The facade is aligned close to the frontage line
with the first story elevated from the sidewalk sufficiently
to secure privacy for the windows. The entrance is usually
an exterior stair and landing. This type is recommended for
ground-floor residential use.
GU
UC
DC
d. Shopfront and Awning: The facade is aligned close to the
frontage line with the building entrance at sidewalk grade.
This type is conventional for retail use. It has a substantial
glazing on the sidewalk level and an awning that may
overlap the sidewalk to the maximum extent possible to
within 2 feet of the curb.
GU
UC
DC
e. Gallery: The facade is aligned close to the frontage line
with an attached cantilevered shed or a lightweight colon-
nade overlapping the sidewalk. This type is conventional
for retail use. The gallery shall be no less than 10 feet wide
and may overlap the whole width of the sidewalk to within
2 feet of the curb.
GU
UC
DC
f. Arcade: The facade is a colonnade that overlaps the side-
walk, while the facade at sidewalk level remains at the front-
age line. This type is conventional for retail use. The arcade
shall be no less than 12 feet wide and may overlap the whole
width of the sidewalk to within 2 feet of the curb.
UC
DC
Table 8: Private Frontage Types
Article 18: Downtown Zoning Code
39City Council Adopted Version September 19, 2012
Section 6. Site Planning and Development Standards
Table 9: Development Standards for All Land Uses
STANDARDS ALL ZONES MODIFICATION TO
STANDARD (1)
LOADING DOCK AND SERVICE AREAS
Location Prohibited on Frontage(s).Major Exception
Design Reduce visibility when viewed from Frontage(s).Major Exception
Queuing/Pickup Location Adequacy of vehicle queuing capacity and the design and location of the ordering
and pickup facilities shall be determined by the review authority.
Major Exception
Screening Landscaping, low walls, and/or berms to prevent headlight glare from impacting
adjacent streets and parking facilities.
Major Exception
OUTDOOR STORAGE (2), TRASH/RECYCLING FACILITY AND RECEPTACLES UTILITIES,
AND SIMILAR FACILITIES OF POOR VISUAL QUALITY (3)
Location - all building
types
Prohibited on Frontage(s).Major Exception
Location - by building
type
Side yard building: 3rd Layer
Rear yard building: 3rd Layer
Courtyard building: 4th Layer
Minor Exception
Screening (4)
see Site Screening below
Screen from view from all Frontage(s) with a streetscreen.
Trash and recycling facilities shall be screened with an enclosure.
Major Exception
Screening - material Material shall be compatible with the main building or landscaping that is consis-
tent with the landscaping on the site and building design.
Minor Exception
Size As required by the City’s trash and recycling contractor.Minor Exception
DRIVE-THRU FACILITY (2)(5)
Design To reduce noise and visual impacts as viewed from frontages.
On a project by project basis, screening and landscaping may be
required in order to comply with this requirement.
Major Exception
Location Prohibited on Frontage(s).
In areas with residential uses, locate to reduce exposure of residential uses to
noise, exhaust, and visual impacts.
On a project by project basis, delivery hours may be restricted in order to comply
with this requirement.
Major Exception
Screening
see Site Screening below
Screen from view from all Frontage(s). Major Exception
FENCING (6)
Height - 3 feet maximum Between the frontage line (lot line) and front setback or building facade,
whichever is greater.
Major Exception
Height - 6 feet maximum Outside of the maximum required front setback or behind the building facade,
whichever distance is greater.
Major Exception
Height - measurement Measured from the grade adjacent to the fence to the
top of the fencing material.
Fence height cannot be averaged.
Major Exception
Location Prohibited between the building facade(s) and frontage line(s) (lot line).Major Exception
Material - Allowed Materials compatible with or match materials for the adjacent building facade and
living fences (e.g. espalier, hedge row) are also allowed.
Minor Exception
Material - Prohibited Barbed wire, concertina wire, chain link, cyclone, & similar with or without
screening slats & similar as determined by the Planning Director.
Major Exception
See Section 12: Administration and Procedures. 1.
When an allowed by Table 3: Allowed USes and Permit Requirements.2.
Such as A/C units, utility transformers and boxes, and direct vent fireplaces. 3.
Planning Department approval of screening required when not part of a project that requires discretionary review by the Zoning Administrator or Planning 4.
Commission.
Drive-thru lane/facility is subject to Planning Commission approval of a Site Development Permit.5.
Subject to review and approval of the Public Works Department to ensure adequate sight distance. 6.
Article 18: Downtown Zoning Code
40City Council Adopted Version September 19, 2012
Section 6. Site Planning and Development Standards
Table 9: Development Standards for All Land Uses (Continued)
STANDARDS ALL ZONES MODIFICATION TO
STANDARD (1)
SITE SCREENING (STREETSCREEN) (2)
Height - Intersection 30-inch maximum height within 30 feet of an intersection (3).None (4)
Height - Outdoor Storage 3 feet minimum; 6 feet maximum.Minor Exception
Height - Parking Lot 3 feet maximum.Major Exception
Height - More than 4 Feet Articulated to avoid blank wall.Minor Exception
Material Masonry walls, landscape materials, or decorative fencing compatible with the
design and materials of the principal building.
Minor Exception
Openings Minimum necessary to provide vehicular (including emergency vehicles and
garbage and recycling vehicles) and pedestrian access.
Minor Exception
ROOFTOP EQUIPMENT AND SCREENING (2)
Equipment - Height 10-feet maximum.Minor Exception
Equipment - Location Reduce visibility from all Frontage(s).Minor Exception
Screening - Design Consistent with building design (materials, colors, form).Minor Exception
Screening - Flat Roof Minimum parapet height of 42-inch or taller as needed to screen rooftop equipment
and approved by the Planning Department.
Minor Exception
OUTDOOR LIGHTING (including parking lots)
Design Compatible with building architecture.Minor Exception
Direction of Fixtures Directed downward and away from adjoining properties and public right-of-way. Major Exception
Energy Efficiency Energy efficient fixtures/lamps, such as high pressure sodium, hard-wired compact
fluorescent, LED, or other lighting technology that is of equal or greater energy
efficiency.
Minor Exception
Fixtures Hooded and/or shielded to force light downward and to prevent emission of light or
glare beyond the property line.
Fixtures approved by the International Dark Sky Association are encouraged.
Major Exception
Glare/Reflection Confined to the maximum extent feasible within the boundaries of the site.
A photometric plan may be required in order to determine compliance with this
requirement.
Minor Exception
Height Maximum of 12 feet or the height of the building whichever is less. Minor Exception
Hours All non-essential lighting shall be turned off after 11:00 p.m. except as allowed by
safety and security below.
Minor Exception
Prohibited Blinking, flashing, or unusually high intensity of brightness as determined by the
Planning Director.
Major Exception
Safety and Security-
during business hours
All areas having frequent vehicular and/or pedestrian traffic shall be equipped with
a lighting device during the hours of darkness.
Minor Exception (5)
See Section 12: Administration and Procedures.1.
Planning Department approval of screening required when not part of a project that requires discretionary review. 2.
Subject to review and approval of the Public Works Department to ensure adequate sight distance. 3.
No exception allowed to increase height due to safety. 4.
Police Department review and approval required as part of the Minor Exception process in order to ensure adequate safety and security.5.
Article 18: Downtown Zoning Code
41City Council Adopted Version September 19, 2012
Section 6. Site Planning and Development Standards
6.070: Layers. Certain improvements are allowed only in a specific layer as prescribed by Table 9: Development
Standards for All Land Uses and Table 17: Parking Design Standards. Figures 4A and 4B illustrate the
layers based on building type (side yard, rear yard, or courtyard).
Figure 4A: Side Yard and Rear Yard Buildings - Corner Lot and Interior Lot
Figure 4B: Courtyard Building - Corner Lot and Interior Lot
Side Yard & Rear Yard
Buildings
1st layer is located between the front lot line and
the required setback line or facade line.
2nd layer is the first 20 feet behind the 1st layer.
3rd layer is the portion of the lot that is not the 1st
or 2nd layer.
Utility boxes, HVAC units, direct vent fireplaces
and similar accessory site features in 3rd layer
only.
Trash facilities/recycling, outdoor storage yard in
3rd layer only.
Open parking is allowed only in the 3rd layer.
See Table 17: Parking Design Standards
Loading docks, services areas, and trash/recycling
facilities prohibited on frontage(s).
Drive-thru lane prohibited on frontage(s).
Courtyard Buildings
1st layer is located between the front lot line and
the required setback line or facade line.
2nd layer is the first 20 feet behind the 1st layer.
3rd layer is the portion of the lot that is behind the
2nd layer and includes the courtyard.
4th layer is the portion of the lot that is not the 1st,
2nd, or 3rd layers.
Utility boxes, HVAC units, direct vent fireplaces
and similar accessory site features in 4th layer
only.
Trash facilities/recycling, outdoor storage yard in
4th layer only.
Open parking is allowed only in the 4th layer.
See Table 17: Parking Design Standards
Loading docks, services areas, and trash/recycling
facilities prohibited on frontage(s).
Drive-thru lane prohibited on frontage(s).
Article 18: Downtown Zoning Code
42City Council Adopted Version September 19, 2012
Section 6. Site Planning and Development Standards
Table 10: Landscaping Standards for All Developments
STANDARDS ALL ZONES MODIFICATION TO
STANDARDS (1)
General Requirements
Dimensions Minimum of 3 feet interior width for landscaped areas without trees.
Minimum of 4 feet interior width for landscaped area with trees.
Minor Exception
Height Shall comply with height limits for vision triangles. Minor Exception (2)
Hydrozones Plants with similar water requirements shall be grouped together.Minor Exception
Irrigation All landscaped areas shall be provided with an automatic irrigation system, except
those areas landscaped with native plants not requiring irrigation.
Minor Exception
Plans Landscaping plan is required.None
Model Water Efficiency
Landscape Ordinance
(MWELO)
Landscaping and irrigation plans for development projects shall comply with the
State of California Model Water Efficiency Landscape Ordinance.
Landscaping and irrigation plans submitted as part of the development permit ap-
plication shall demonstrate compliance with the most recently adopted version of
the MWELO unless superseded by City ordinance.
None
Safety - location/size of
planting at maturity
Shall not interfere with safe sight distances for vehicular, bicycle, or pedestrian
traffic; conflict with overhead power lines; or block pedestrian or bicycle ways.
None
Species (3)Species shall be selected based on their adaptability to climatic, geological and
topographical conditions of the site.
Native, drought tolerant species known to grow well in Ukiah’s climate
are encouraged.
As allowed by
Tables 21-26
Trees (4)(5)
Existing Shall be retained and preserved as required in Section 10: Tree Preservation and
Planting Requirements.
As allowed by
Tables 18 and 19
Location Shall not be planted under any eave, overhang, balcony, light standard, or other
structure that may interfere with normal growth.
Minor Exception (2)
Root Barriers Required for tree planters less than 10 feet in width or located less than 5 feet
from a permanent structure.
Minor Exception (2)
Parking Lot Trees See Section 10: Tree Preservation and Planting Requirements As allowed by
Tables 24 and 25
Street Trees - spacing 1 street tree every 30 feet of parcel frontage (5)
See Section 10.040(E6)
None
Street Trees - species,
additional requirements
See Section 10: Tree Preservation and Planting Requirements As allowed by
Tables 21,22, 23
Groundcover and Shrubs
Groundcover Minimum 1 gallon and appropriately spaced in accordance with size at maturity.Minor Exception
Shrubs Minimum 5 gallon and appropriately spaced in accordance with size at maturity.Minor Exception
Turf Is discouraged.
Any turf area shall be kept to a minimum and used only where a practical need
can be demonstrated as part of the landscaping plan.
Minor Exception
Crushed rock, pebbles,
stone, similar materials
Maximum of 15% of the total area to be landscaped. Minor Exception
Planting beds Top dressed with a bark chip mulch or other approved alternative. Minor Exception
Artificial or synthetic
groundcover or shrubs
Prohibited Major Exception
Irrigation
Design To reduce water usage.None
Plans Conceptual irrigation plan is required as part of the landscaping plan.None
See Section 12: Administration and Procedures. 1.
Modification to this standard requires review and approval of the Planning Department, Public Works Department, Fire Department and Electric Utility 2.
Department as applicable to the specific project.
See Tables 20-25 for specific species requirements for street trees, parking lots and riparian corridors.3.
Where the requirements of this Table conflict with the requirements of Section 9: Parking Requirements and Design Standards, the requirements of Sec-4.
tion 10 shall control.
Where the requirements of this Table conflict with the requirements of Section 10: Tree Preservation and Planting Requirements, the requirements of 5.
Section 10 shall control.
Article 18: Downtown Zoning Code
43City Council Adopted Version September 19, 2012
Section 6. Site Planning and Development Standards
Table 10: Landscaping Standards for All Developments continued
STANDARDS ALL ZONES MODIFICATION TO
STANDARDS (1)
Maintenance Requirements
Fertilizer Only used on trees during planting.
Shrubs may receive periodic fertilizer according the recommendations of a
landscaping professional.
None (2)
Irrigation In working conditions at all times.None (2)
Litter Removed from landscaped areas on a regular basis.None (2)
Pruning (3)All trees shall be properly pruned.
Top cutting of trees is prohibited.
All pruning shall follow industry best practices to ensure long-term health
and vitality.
None (2)
Replacement - tree,
shrub, groundcover
Any landscaping that dies, fails to grow or is unhealthy due to pests, damage,
disease, vandalism, or other factors shall be replaced immediately.
Replacement shall conform to the standards that govern the original planting,
approved landscaping plan, or as approved by the Planning Director.
None (2)
Stakes - inspection Ties and stakes to be inspected by the property owner or their designated repre-
sentative every 6 months to ensure they do not constrict the trunks or damage the
tree.
None (2)
Stakes - removal Ties and stakes to be removed by the property owner or their designated represen-
tative after 1 to 3 years to ensure they do not damage the trunk of the tree or its
overall growth.
None (2)
Turf areas Mowed on a regular basis and kept green and weed free at all times.None (2)
Watering Regular slow deep watering when feasible fluctuating to provide more water in the
summer and less water in the winter. (4)
None (2)
Weed killer Shall not be used on or near trees.None (2)
See Section 12: Administration and Procedures. 1.
Maintenance requirements are provided to ensure the long term health and viability of landscaping and trees. No modification is allowed to maintenance 2.
requirements is allowed.
For information regarding proper pruning techniques, see the International Society of Arboriculture web site, www.isa-arbor.com.3.
Turf areas are not required to be kept green during times of mandatory water conservation, water moratorium , or a declared water emergency. 4.
Article 18: Downtown Zoning Code
44City Council Adopted Version September 19, 2012
Section 7. Architectural Standards
Section 7: Architectural Standards
Table 11: Frontage Types and Storefront Standards
STANDARDS
(1) (2)
GENERAL URBAN
GU
URBAN CENTER
UC
DOWNTOWN CORE
DC
MODIFICATION TO
STANDARD (3)
FACADE ORIENTATION
Relationship to
Frontage Line
Parallel to Principal
Frontage Line(s)
Parallel to Principal
Frontage Line(s) for
70% of its length
Parallel to Principal
Frontage Line(s) for
80% of its length
Minor Exception
Location of Principal
Pedestrian Entrance
On the Frontage Line
(4)
On the Frontage Line
(4)
On the Frontage Line
(4)
Major Exception
Corner Treatment Ground floor located behind the sidewalk shall wrap the corner in circular,
chamfered, or similar manner.
Turrets are encouraged for corner buildings.
Major Exception
Existing Building (5)Exterior modifications and additions to existing buildings with non-conforming
facade orientation shall utilize an allowed frontage type as required by
Table 6: Standards for Principal Buildings.
Major Exception
STOREFRONT FRONTAGES (6) - GROUND LEVEL
Entrance -
Corner Building
Primary entry facing the corner. Additional (secondary entries) may be
located along the frontage lines.
Major Exception
Entrance - Height Flush with sidewalk grade except as required for compliance with Flood Plain
Management requirements (Ukiah City Code, Chapter 6)
Minor Exception
Expression Lines (2)Required for Mixed-use buildings Minor Exception
Facade Width In order to break up wide buildings and to make them appear as individual smaller
buildings, the maximum width of a single facade style shall be 75 feet.
See Design Appendix
Minor Exception
Floor Height - Minimum 12-feet clear measured from the surface of the floor to bottom of the ceiling.
Story height shall not exceed 14 feet.
Minor Exception
Door Spacing on
Frontage(s) (7)
Operable front doors spaced a maximum of 30 feet apart
along the block face. (8)
Minor Exception
Glazing Clear glass over a minimum of 70% of the ground level facade(s).
Prohibited: opaque or mirrored glazing
Minor Exception
AWNINGS, GALLERIES, AND ARCADES
Materials Metal, cloth, wood
Prohibited: Hard Acrylic
Minor Exception
Functionality When located on the south or west elevation, located to provide
shading of the interior of the building.
Minor Exception
Existing Awning An existing frame that does not comply with the functionality requirement
may be recovered.
Materials shall comply with the materials noted above.
Minor Exception
ENCROACHMENTS
Arcade, Awning, Gallery Allowed to occupy all or part of the required setback (9)None (10)
Balcony, French Balcony Allowed to occupy all or part of the required setback (9)None (10)
Bay Window Allowed to occupy all or part of the required setback (9)None (10)
Stoop Allowed to occupy all or part of the required setback None (10)
Encroachment into the public right-of-way requires approval of an encroachment permit from the Public Works Department.1.
See Section 13: Glossary for an explanation of terms.2.
See Section 12: Administration and Procedures. 3.
On corner lots, orientation of the principal pedestrian entrance shall be to the corner. 4.
Existing buildings with non-conforming frontage types may retain the existing facade when making interior modifications that do not affect the exterior of 5.
the building.
Refer the Figure 9: Special Designations Map for locations of “Required” and “Recommended” Storefront Frontages. 6.
Where Shopfront Frontage is required by Figure 9: Special Designations Map.7.
Doors shall be installed as required. All doors are not required to be operable. Compliance with the location of the primary entrance for corner building is 8.
required and this door shall be operable.
Encroachment into the public right-of-way may be allowed with approval of the review authority and the Public Works Department.9.
An exception is not required in order to encroach into the setback. Approval of the Planning Department, Public Works Department, and Electric Depart-10.
ment is required.
Article 18: Downtown Zoning Code
45City Council Adopted Version September 19, 2012
Section 7. Architectural Standards
Table 12: Architectural Elements and Materials
STANDARDS (1)(2)ALL ZONES MODIFICATION
TO STANDARD (3)
EXISTING BUILDINGS
Addition - Facade Shall comply with the architectural standards included in this Table.(4)Major Exception
Addition - Elevation Shall comply with the architectural standards included in this Table.(4)Minor Exception
Modification - Facade Shall comply with the architectural standards included in this Table.(4)Major Exception
Modification - Elevation Shall comply with the architectural standards included in this Table.(4)Minor Exception
OPENINGS
Above First Story - Maximum
Opening
Maximum opening of 75% of total building wall area
for each facade or elevation.
Minor Exception
Above First Story -
Minimum Opening
Minimum opening of 25% of total building wall area
for each facade or elevation
Minor Exception
Arcades, galleries, windows,
etc. - Orientation
Vertical or square orientation.
Horizontal orientation is prohibited.
Minor Exception
Doors and Windows - Slider
Operation
Prohibited along Frontages.Major Exception
Doors and Windows - Faux
(e.g. Flush/Nail-On)
Prohibited Major Exception
Doors and Windows -
Recess
Minimum 3-inch recess required on Facade(s),
measured from the wall of the facade.
Minor Exception
Window - Shutter (5)Sized to match window opening (close over the entire window)Minor Exception
MATERIALS
Balconies, Stoops Concrete, painted or stained wood, or metal Minor Exception
Facade(s) - Primary Exterior
Finish (6)
Brick, wood siding, fiber cement siding, stucco, stone Minor Exception
Facade - Location of Materi-
als
Combined horizontally with heavier material below the lighter material Minor Exception
Prohibited Plane panel siding (T1-11) as the primary siding material Major Exception
ROOFS
Cool Roof, Living Roof, Roof
Garden
Allowed and encouraged in compliance with all applicable Building Code
requirements.
None (7)
Flat Roof - Parapet Enclosed by a parapet with a minimum height of 42-inches or
as needed to screen mechanical equipment.
Minor Exception
Sloped Roof - Pitch Sloped symmetrically with a minimum pitch of 5:12.
Shed roof may have a minimum pitch of 2:12.
Minor Exception
Photo Voltaic - Location On a sloped roof, shall be flush mounted.
On a flat roof, shall be flush mounted or if tilted shall not extend above the parapet
of the roof.
Minor Exception
Roof Slope Shall be designed to accommodate photovoltaic. Minor Exception
Accessory Structures Allowed in compliance with all applicable Building Code Requirements and subject
to the development standards for accessory buildings. (8)
Examples include trellis, pergola, gazebo and other similar structures as
determined by the Planning Director.
Minor Exception
ANCHOR BUILDINGS (9)
Facade Design Building length shall be visually reduced by varying building and/or parapet heights.
The use of different colors and materials should also be considered.
Major Exception
Encroachment into the public right-of-way requires approval of an encroachment permit from the Public Works Department.1.
See Section 13: Glossary for an explanation of terms.2.
See Section 12: Administration and Procedures. 3.
Unless subject to the requirements of Table13: Historical Building Standards. 4.
Not a required design element. If included as part of the project, shutters must comply with this standard.5.
Synthetic materials such as hardboard siding and stone (e.g. limestone, glazed tile, and heritage materials known to be used historically in Ukiah) may also be 6.
allowed if it accurately simulates the natural material and has equal or better weathering characteristics. The use of the material is at the discretion of the review
authority (i.e. Planning Commission, Zoning Administrator, Director).
No Exception is required since this is a recommendation and not a requirement.7.
Minor Exception is required to modify standards for accessory buildings.8.
Applies to any building with a facade width of 75 feet or more. 9.
Article 18: Downtown Zoning Code
46City Council Adopted Version September 19, 2012
Section 8. Historical Building Standards
Section 8: Historical Building Standards
8.010: Historical Building Standards. All proposed modifications to buildings listed on the City’s Historical and
Architectural Inventory or buildings that are more than 50 years old shall comply with the standards in Table
13. The age of the building shall be supported by documentation that is acceptable to the review authority
(Planning Commission, Zoning Administrator, Planning Department).
Table 13: Historical Building Standards
STANDARDS ALL ZONES MODIFICATION
TO STANDARD
MODIFICATIONS AND DEMOLITION
Additions New additions shall be designed and constructed so that the character-defining
features of the historic building are not radically changed, obscured,
damaged, or destroyed in the process of rehabilitation.
New design should always be clearly differentiated so that the addition does
not appear to be part of the historic resource.
Major Exception
Demolition (as defined by UCC
Section 3016(A))
Allowed only with City Council approval consistent with
Ukiah City Code Section 3016.
UCC Section 3016
Facade Modification - Significant Allowed only with City Council approval consistent with
Ukiah City Code Section 3016
UCC Section 3016
Improvement - Rehabilitation,
Restoration, Preservation,
Reconstruction
Reflect a period of the building’s development consistent with its historical,
cultural, or architectural importance or interest.
Major Exception
Residential Building - Conversion
of Use
Preserve the residential characteristics of
the building’s original architecture.
Major Exception
Residential Building - Renovation Preserve residential characteristics of the building’s original architecture.Major Exception
Structural Modification - Major Preserve the building façade if the building cannot be preserved.Major Exception
STOREFRONTS
Existing Original Retain original location, proportion, and details. Major Exception
Restore Original When the original storefront has been removed or significantly modified, restore
the original storefront. The restoration shall be based on documentation of the
design of the original storefront.
Where no documentation exists, the design may be based on documentation of
the design of the storefront for similar buildings of the same era.
Major Exception
New Where no documentation of the original exists, traditional or modern design and
materials may be proposed provided they do not detract from the building or
neighboring properties.
Major Exception
Proportions - Original Maintain when performing a rehabilitation, restoration, preservation or
reconstruction.
Major Exception
DOORS
Original - Existing Original door openings and trim on facades shall be maintained in their
unaltered condition.
Major Exception (3)
Original - Restore When the original door(s) have been relocated, replaced, or modified, doors
consistent with the original historic doors may be approved with documentation
of the original doors.
Major Exception (3)
Modification to original Elimination, addition, or modification of the original size, location, and shape of
facade door openings is prohibited.
Major Exception (3)
Replacement -Design The design of replacement doors shall reflect the character and style of the
building.
Major Exception
Replacement - Materials Replacement of original materials shall be in kind materials.
Replacement of non-original materials shall be compatible with
the materials for the building.
Major Exception
1. Renovations required to provide accessibility in compliance with the Americans with Disabilities Act.
2. If access to the primary entrance cannot be provided without degrading the significant architectural features, access should be provided through an alter-
nate entrance.
3. When allowed by Major Exception, the alterations shall minimize the impact to the historic character of the building.
Article 18: Downtown Zoning Code
47City Council Adopted Version September 19, 2012
Section 8. Historical Building Standards
Table 13: Historical Building Standards
STANDARDS ALL ZONES MODIFICATION
TO STANDARD
WINDOWS
Openings - elimination and
addition
Elimination of existing and addition of new openings is prohibited on facades
and highly visible elevations.
Major Exception (3)
Original Maintain and repair original openings, trim and any shutters.Major Exception
Replacement – Non-Original
Windows
Modification to the opening is prohibited When the opening is in its original loca-
tion, modification of the opening is prohibited.
Based on documentation, the opening may be modified or relocated to restore
the original window opening(s).
Major Exception
Replacement Materials – Non
Original Windows
Shall be compatible with the existing building.
Alternate materials may be considered if they are of similar appearance and fit
the opening properly.
Major Exception
Replacement – Original Windows On the facades, the size, dimensions, shape, design, pattern, and
materials shall match the original.
Major Exception
Replacement Materials – Original
Windows
Materials for the window, trim, and any shutters shall be the same
as the original.
Major Exception
AWNINGS AND CANOPIES
Design Design shall be based on evidence that the design was previously installed on
the building and/or is typical for a building of the same style and era.
Major Exception
Lighting Back lighting and internal illumination are prohibited.Major Exception
Location The location shall not cover important architectural features.Major Exception
Proportion The proportion shall be designed to fit window openings. Major Exception
Materials Materials shall be those typically used for awnings for a building of the specific
design and era associated with the building.
Typical materials include cloth, metal and wood.
Storefront The configuration and proportions shall be compatible with the design of the
storefront and shall not overpower the building.
Major Exception
SIDING
Masonry Retain and restore existing siding.
Repair siding with in-kind materials.
Major Exception
Masonry - Replacement Use salvage material to replace siding.
When salvage material is not available, new materials shall match the original in
size, color, uniformity and texture.
Major Exception
Non-Masonry Repair and restore existing using the original wood siding or
in-kind salvage material.
When salvage is not available, new material (such as wood, cement fiber,
fiberglass, vinyl), shall match the dimensions, overlap, and surface texture of
the original wood siding.
Major Exception
Trim & Details Do not cover original trim and details.Major Exception
TRIM AND ORNAMENTATION
Missing Original – decorative
details
Replicate from documentation of original details.
When documentation is not available, replicate based on details from buildings
of a similar design and era.
Major Exception
New – trim & decorative elements Shall not cover original details.Major Exception
Original – cornice, trim & decora-
tive elements
On front and side facades, restore and repair in kind.
When replacement is necessary, replicate using in kind materials.
Major Exception
1. Renovations required to provide accessibility in compliance with the Americans with Disabilities Act.
2. If access to the primary entrance cannot be provided without degrading the significant architectural features, access should be provided through an alter-
nate entrance.
3. When allowed by Major Exception, the alterations shall minimize the impact to the historic character of the building.
Article 18: Downtown Zoning Code
48City Council Adopted Version September 19, 2012
Section 8. Historical Building Standards
Table 13: Historical Building Standards
STANDARDS ALL ZONES MODIFICATION
TO STANDARD
ROOFS AND ROOF LINES
Chimney Retain original when it contributes to the character of the roof.Minor Exception
Mechanical & Service Equipment Locate to eliminate visibility from Frontages and public ways.Minor Exception
New Retain existing roof slopes and shapes for areas visible from Frontages. Major Exception
New - Modified Slope for a Flat
Roof
Allowed for a problem flat roof when not visible from a
Frontage and does not impact the character of the building.
Minor Exception
RENOVATION FOR ACCESSIBILITY (1)
Lifts and Ramps Incorporate into another feature, screen with landscape, and/or finish to match
the adjoining materials.
Major Exception
Materials - General Materials shall be compatible with the building’s original materials Major Exception
Materials - Handrail Materials shall be metal or wood.
Wire and cable are prohibited.
Major Exception
Materials - Wood Wood shall be painted or stained to match the building.Major Exception
Openings & Ramps (2)Openings and ramps shall be located and designed to minimize impact on the
historic and architecturally significant materials and character defining features.
Major Exception
PORCH
(Not an approved frontage type - See Table 6 and Section 6.060)
Original Retain and repair the original with in kind materials.Major Exception
Original – Alterations Minimize the effects of alterations on the historic character.Major Exception
Original – Rebuilding Replicate the original porch design, shape, materials, and details.Major Exception
Original – Replacement of Missing Replacement of missing porch is allowed with documentation of the original
porch.
The replacement porch shall restore the design, shape, materials, and details of
the original.
Refer to Process
for Modification to
Frontage Type in
Table 6
1. Renovations required to provide accessibility in compliance with the Americans with Disabilities Act.
2. If access to the primary entrance cannot be provided without degrading the significant architectural features, access should be provided through an alter-
nate entrance.
3. When allowed by Major Exception, the alterations shall minimize the impact to the historic character of the building.
Article 18: Downtown Zoning Code
49City Council Adopted Version September 19, 2012
Section 9. Parking Requirements and Design Standards
Section 9: Parking Standards and Procedures
9.010: Parking Required. Each building and land use, including a change or expansion of a building or land use,
shall provide parking areas in compliance with Section 9. No building shall be occupied and no land use
shall commence until the improvements required by this Section are completed and approved by the Plan-
ning Director.
9.020: Number of Parking Spaces Required.
A. Each site shall provide the number of parking spaces required by Table 14: Number of Parking Spaces
Required by Zone, except where the parking requirement is reduced or otherwise modified in compli-
ance with Section 9.030.
B. The number of parking spaces required shall be based on the use(s) of the building and parcel. Where
more than one use will occupy a building or parcel, the number of parking spaces is required to equal
the sum of the spaces required for each use, except as provided in Table 15: Vehicular Shared Parking
Factor.
C. On-street parking located along the frontage line(s) of the parcel shall be counted toward fulfilling the
parking requirements.
D. Downtown Parking Improvement District - Exemption. All existing commercial structures as of Janu-
ary 1, 1979, within the area defined as the City of Ukiah Parking District No. 1, shall be exempt from
the required off-street parking requirements prescribed in Section 9.020. This exemption applies to
changes in the structure, a sale of the property or business, or expansion into existing structure space.
New commercial construction, including demolition, reconstruction, structural additions and existing or
new residential uses within said District are not exempt. The exemption provided in this Section does not
require variance or exception approval by the Planning Commission or City Council.
Table 14: Number of Parking Spaces Required by Zone
Use General Urban
GU
Urban Center
UC
Downtown Core
DC
Modification to
Standard (1)
Vehicle Parking
Civic To be determined by Major Exception Major Exception (2)
Lodging One (1) per quest room or suite
No additional parking is required for accessory facilities, such as restaurants,
meeting rooms, swimming pools, etc.
Major Exception (2)
Office 1 for every 300 gross square feet Major Exception (2)
Residential 1.5 per dwelling unit 1.0 per dwelling unit 1.0 per dwelling unit Major Exception (2)
Restaurant 1 for every 300 gross square feet Major Exception (2)
Retail 1 for every 300 gross square feet Major Exception (2)
Other To be determined by Major Exception Major Exception (2)
Bicycle Parking
All Uses A minimum of 10% of the number of vehicle parking spaces required by this Table.Major Exception (2)
See Section 12: Administration and Procedures. 1.
If a Use Permit is required, the parking requirement shall be determined through the Use Permit process and a Major Exception shall not be required. 2.
Article 18: Downtown Zoning Code
50City Council Adopted Version September 19, 2012
Section 9. Parking Requirements and Design Standards
9.030: Reduction of Required Vehicle Parking. The parking required by Table 14 may be reduced in compli-
ance with the following:
A. Shared Parking. The parking required for more than one use of a single building or parcel may be
reduced based on Table 15: Vehicular Shared Parking Factor. The number of parking spaces required
shall be determined by Table 14: Number of Parking Spaces Required by Zone, multiplied by the
Shared Parking Factor applicable to the mix of uses.
B. Special Needs Housing. The Planning Director may approve a reduction in parking requirements not
exceeding thirty percent (30%) for housing projects with at least four (4) dwelling units reserved for
seniors, disabled persons, emergency shelters, transitional housing, single room occupancies, or other
special needs housing with reduced parking demand based on factors such as age of occupants, dis-
abilities, household size, or other factors that support a finding of reduced parking demand. An agree-
ment acceptable to the City restricting the use consistent with the reduction in parking may be required
to be recorded in the office of the County Recorder. For the purposes of this Subparagraph, “senior”
means a person 62 years of age or older, or 55 years of age in a senior citizen housing development
as defined in Section 51.3 of the California Civil Code.
C. Affordable Housing Projects. In any district, the Planning Director may approve a reduction in park-
ing requirements not exceeding twenty percent (20%) for housing projects with at least four units
affordable to persons of low, very low, or extremely low income as defined by the California Health
and Safety Code based on factors that support a finding of reduced parking demand. An agreement
acceptable to the City ensuring the long term affordability of the housing units shall be required and
recorded in the office of the County Recorder. The term “long term” shall mean the typical time frame
required for affordable housing projects associated with HOME grants and other affordable housing
funding sources.
D. Residential Housing Projects. In any district, the sum of the separate parking requirements for each
use in a mixed residential/commercial project may be reduced by not more than thirty-five percent
(35%) where day and night time uses offset parking demand based on documentation that supports a
finding of reduced parking demand. An agreement acceptable to the City restricting the use consistent
with the reduction in parking may be required to be recorded in the office of the County Recorder.
E. Bicycle Parking Facility. A reduction of parking spaces may be granted to projects involving new con-
struction at a rate of one vehicle space for every five (5) bicycle parking spaces provided. The required
vehicular parking shall not be reduced by more than two spaces under this subsection. A bicycle park-
ing space is a designated area within a facility designed for the parking and securing of bicycles.
F. Off-Site Parking. A project that is not located in Downtown Parking District No. 1 may locate required
parking away from the site of the proposed use.
1. Less than 1/4 Mile. Off-site parking may be located up to 1/4 mile from the site it serves with ap-
proval of an Minor Exception.
2. More than 1/4 Mile. Off-site parking may be located more than 1/4 mile from the site it serves
Table 15: Vehicular Shared Parking Factor
USE Lodging Office Residential Retail
Lodging 1.0 0.60 0.90 0.77
Office 0.60 1.0 0.70 0.83
Residential 0.90 0.70 1.00 0.83
Retail 0.77 0.83 0.83 1.00
Article 18: Downtown Zoning Code
51City Council Adopted Version September 19, 2012
Section 9. Parking Requirements and Design Standards
may be considered by Major Exception. When considering the location of parking more than 1/4
mile from the site served, the review authority shall consider: whether adequate provisions, such
as shuttle service, have been provided; if the project is well served by public transit; and if the proj-
ect provides bicycle facilities or other alternative forms of transportation.
3. Guarantee of Availability. Required parking spaces that are located off-site shall be committed by
a recordable covenant, lease, or other agreement that is acceptable to the City Attorney.
G. Reduction of Water Pollution and Stormwater Run-Off. When a site is provided with low impact
development improvements that treats all of the parking area(s) or the parking area is constructed of
permeable surfaces, the number of parking spaces required shall be reduced by twenty percent (20%).
If the LID improvements treat or permeable surface is used for only a fraction of the parking area, then
only a proportionate fraction of the twenty percent (20%) reduction in the parking requirement shall be
granted.
H. In-Lieu Fees.
1. Owners of property (a single parcel or combination of contiguous parcels) smaller than 7,000
square feet in area may pay an in-lieu fee rather than providing all the required on-site parking
spaces. The increased developable portion of the parcel that would have been used for vehicle
parking spaces shall not be solely used for structure(s) or building expansion. A reasonable
amount of area, as determined by the City Design Review Board, shall be landscaped and/or de-
veloped as an outdoor component of the project.
2. Owners who propose to construct, demolish, reconstruct or make structural additions to a com-
mercial structure on a parcel of land consisting of less than 7,000 square feet may elect to pay a
fee in-lieu of providing on-site parking spaces required by Table 14: Number of Parking Spaces
Required by Zone. The actual amount of the fee per parking space shall be established pursuant
to UCC Sections 9542 and 9544.
3. All in-lieu fees for parking purposes shall be used by the City for the construction or improvement
of automobile or bicycle parking facilities or alternative transportation facilities at an appropriate
time which serves the employees and customers of the commercial area within Parking District No.
1.
4. Prior to the issuance of a building permit, the property owner shall pay the required in-lieu fee to
the City.
9.040: Excess Parking. Parking proposed that exceeds that amount of parking required by Table 14: Number of
Parking Spaces Required by Zone may be allowed with the approval of a Major Exception.
9.050: Location of Required Vehicle Parking. Required parking shall be located on the same parcel as the
use(s) served unless off-site parking is authorized in compliance with Subsection 9030(F): Off-Site Parking.
Parking shall be located on each site in compliance with the parking layer requirements in Table 17: Parking
Design Standards and Section 6.070: Layers.
9.060: Parking Stalls and Drive Aisles. Parking facilities and stalls shall be designed with the dimensions in-
cluded in Table 16: Minimum Parking Space and Aisles Dimensions and as illustrated in Figure 5: Minimum
Parking Space and Aisle Dimensions, except as provided below.
A. Compact Stalls. A maximum of thirty percent of the required parking spaces may be compact spaces.
Compact stalls shall be 8 feet in width and 16 feet in length and marked as compact. Compact spaces
shall not be combined with uni-stall spaces.
B. Uni-stalls. Uni-stall parking spaces may be used in place of a combination of standard and compact
Article 18: Downtown Zoning Code
52City Council Adopted Version September 19, 2012
Section 9. Parking Requirements and Design Standards
parking stalls. Unistalls shall be 8.5 feet in width and 18 feet in length.
C. Obstructions. Where posts, columns, or other architectural appenditures, other than wheel stops,
are located within parking areas, these obstructions shall not be included in the minimum parking
dimensions set forth in Section 9.060. Such obstructions shall not interfere with vehicular movement,
parking or the opening of vehicle doors.
Article 18: Downtown Zoning Code
53City Council Adopted Version September 19, 2012
Section 9. Parking Requirements and Design Standards
Table 16: Minimum Parking Space and Aisle Dimensions
Standard Parking Spaces (1)
A
Angle of Parking
B
Space Width
C
Space Length
D
Aisle Width
E F
45 degree 9 feet 19.8 feet 13 feet
(one-way)
12.7 feet 52.6 feet
60 degree 9 feet 21.0 feet 18 feet
(one-way)
10.4 feet 60.0 feet
90 degree 9 feet 19.0 feet 24 feet 9.0 feet 62.0 feet
Parallel 9 feet 22.0 feet -22.0 feet -
1. Where parking stall angles vary from column A above, columns C-F shall be adjusted proportionally.
Figure 5: Minimum Parking Space and Aisle Dimensions
Article 18: Downtown Zoning Code
54City Council Adopted Version September 19, 2012
Section 9. Parking Requirements and Design Standards
Table 17: Parking Design Standards - Open Parking and Parking Garages
STANDARD (1)ALL ZONES MODIFICATION
TO STANDARD (2)
OPEN PARKING
Courtyard Building Allowed in 4th layer only (See Figure 4B)Major Exception
Rear Yard Building Allowed in 3rd layer only (See Figure 4A)Major Exception
Side Yard Building (3)Allowed in 3rd layer only (see Figure 4A)Major Exception
Other Building Type To Be Determined By Major Exception Major Exception
Existing Open Parking - No
Modification or Expansion
Existing parking facilities that are non-conforming in terms of
location (layer) are not required to be relocated to comply with the
parking layer requirement.
None
Existing Parking Facility -
Modification
Modifications to existing parking facilities shall comply with the
requirements of Tables 16, 17, 18
Minor Exception
Existing Parking Facility -
Expansion
The expansion of existing parking facilities shall comply with the
requirements of tables 16, 17 and 18.
Minor Exception
ACCESS
Location Parking, including garages shall be accessed from an alley or secondary
frontage when possible.
Minor Exception
Opening Width
Parking Lot or Garage
Shall not exceed two lanes in width.Minor Exception (4)
Pedestrian Entrance Entrances to all parking lots and parking garages shall be directly from a
frontage line.
Only underground parking garages may be entered directly
from the building.
Minor Exception (4)
Pedestrian Pathway Parking lots with more than 12 parking spaces shall provide a pedestrian
path of travel incorporated into the landscape area or separate from the drive
aisles.
Major Exception
Vehicular Clearance Parking areas for non-residential uses shall maintain a minimum
unobstructed clearance height of 14 feet above areas accessible to vehicles.
Minor Exception (4)
Shared Access- Adjacent
Sites
For efficient circulation, safety, and convenience, shared access to on-site
parking areas on adjacent properties is encouraged.
Shared pedestrian access between adjacent properties
is also strongly encouraged.
None
Vehicle Overhang Vehicle may overhang a maximum of 2 feet into landscape area. None
SURFACING AND STRIPING
Surfacing - parking spaces
and maneuvering areas
Durable, dust free, all-weather surfaces consistent with City standards.
Permeable surfaces (5) are encouraged pursuant to the approval of the
Public Works Department and Fire Marshal.
Major Exception
Striping - Vehicle Spaces Understandable markings to indicate where vehicles should park.
Subtle markings such as contrasting colors in paving stones are encouraged.
Minor Exception (4)
Restriping Planning Director approval of a restriping plan is required.None
See Section 13: Glossary for an explanation of terms. 1.
See Section 12: Administration and Procedures. 2.
Sideyard buildings are not allowed in the DC zone. 3.
Modification to this standard requires review and approval of the Planning Department, Public Works Department, Fire Department and Electric Utility 4.
Department as applicable to the specific project.
Such as pervious concrete, pervious pavers (Unipaver, Eco-Stone, and SF Rima or an approved equivalent); gravel, bark, or grass when reinforced to pro-5.
vide adequate load bearing (including geotechnical structures such as Invisible Structures Grasspave and Gravelpave products, or an approved equivalent.
Article 18: Downtown Zoning Code
55City Council Adopted Version September 19, 2012
Section 9. Parking Requirements and Design Standards
Table 18: Open Parking Lot Design Standards
STANDARD ALL ZONES MODIFICATION
TO STANDARD (1)
LANDSCAPING
Amount - % of parcel area Within and/or around the parking area, a minimum of 10% of the gross area of
the parking lot shall be provided as landscaping.
Minor Exception
Live Planting - %A minimum of 50% of the landscaped area shall be live plantings.Minor Exception
Perimeter Landscaping shall be provided around the perimeter of the parking lot and shall
include trees, shrubs and groundcover.
Minor Exception
Trees - Deciduous Majority of trees along the west and south building elevations/facades shall be
deciduous.
Minor Exception
Trees - Non-deciduous Non-deciduous trees shall be located in areas that do not restrict solar access.Minor Exception
Trees -Shade A minimum of one shade tree for every five parking spaces or trees provided to
achieve 50% canopy coverage of paved area at maturity, whichever is greater.
Minor Exception
Size of plantings Trees: Minimum size of #15. Larger trees are encouraged.
Shrubs: 5 gallon
Minor Exception
Species Native, drought tolerant, or those known to grow well in Ukiah’s climate are
required.
Minor Exception
Existing Facilities Existing open parking facilities as of the date of the adoption of this Code shall
be considered legal non-conforming provided that they were legal at the time of
their creation.
None
Existing Facilities -
expansion of legal non-con-
forming parking area
When existing parking facilities that are legal non-conforming are
expanded, the expansion area shall conform with the provisions of this Table.
Retrofitting of the existing parking area to conform with the provisions of this
Table is strongly encouraged.
Minor Exception
Existing Facilities - expan-
sion of existing parking area
(not legal non-conforming)
When existing parking facilities are expanded that are not legal non-conforming
and do not comply with the requirements of this Table, the expansion area and
the existing parking area shall be made to comply with the provisions of this
Table.
Major Exception
IRRIGATION
See Section 6: Site Planning and Development Standards,
Table 10: Landscaping Standards for All Developments
LIGHTING
See Section 6: Site Planning and Development Standards,
Table 9: Development Standards for All Land Uses
See Section 12: Administration and Procedures. 1.
Article 18: Downtown Zoning Code
56City Council Adopted Version September 19, 2012
Section 9. Parking Requirements and Design Standards
Figure 6: Liner Building Concept
With a liner building, the parking is located in the third or fourth layer with the liner units located along the street
frontage within the fist and second layers. The design of the building frontage is required to be consistent with the
frontage type allowed for the zoning district in which the parcel is located.
Article 18: Downtown Zoning Code
57City Council Adopted Version September 19, 2012
Section 9. Parking Requirements and Design Standards
Figure 7: Conceptual Live/Work or Park Under Building
Garage Concept
This conceptual plan provides the
option of ground floor parking or
ground floor work space.
When the wall of the garage fac-
ing the street is designed as one
of the allowed frontage types and
accessed from an alley rather than
the street, the garage may be lo-
cated in the first or second layer.
Work/Flex
This concept does not include
parking as part of the unit.
Parking could be provided along
the frontage of the parcel, in an
open parking lot on the site in
compliance with the parking layer
requirements, in a shared parking
structure, or off-site.
Liner Concept Illustration
The live/work concept illustrated
in Figure 7: Conceptual Live-Work
Park Under Floor Plan could be
used as the liner units.
Number of Stories
The number of stories is deter-
mined by the zoning district (GU,
UC, DC) and is subject to Airport
Zone Height Restrictions.
Article 18: Downtown Zoning Code
58City Council Adopted Version September 19, 2012
Section 10. Tree Preservation and Planting Requirements
Section 10: Tree Preservation and Planting Requirements
10.010: Purpose. The City of Ukiah acknowledges the importance of trees to the community’s health, safety, wel-
fare, and tranquility. Trees are a source of beauty, provide shade and other environmental benefits, en-
hance property values, create community identity, and generally enhance the quality of urban life. The City
is committed to planting new trees as well as protecting existing trees to the greatest extent possible.
The purpose of Section 10 is to identify protected trees and landmark trees and to establish the tree plant-
ing requirements for street trees, parking lots, and riparian corridors, and tree protection requirements.
10.020: Applicability. This Section shall apply to new development and redevelopment within the boundaries of
this Code as shown on the Zoning Map (Figure 1).
10.030: Tree Preservation.
A. Protected Trees. Table 19: Protected Trees identifies the trees that are protected within the boundar-
ies of this Code. Removal of a tree included in Table 19 requires approval of a Major Exception as
prescribed in Table 29.
B. Landmark Trees. Table 20: Landmark Trees designates specific trees as landmark trees. The trees
included in Table 20 were selected as worthy of landmark status based on one or more of the following
characteristics: 1) outstanding specimen of a species desirable to the community 2) one of the largest
or oldest trees in the City of Ukiah 3) historical/commemorative interest 4) distinctive form and/or aes-
thetic appeal and/or 5) environmental value, including importance as habitat for wildlife. Removal of a
tree included in Table 20 requires approval of a Major Exception as prescribed in Table 29.
C. Development Projects.
1. The design of every development project shall recognize the desirability of preserving the pro-
tected trees identified in Table19: Protected Trees and Table 20: Landmark Trees to the greatest
extent possible. The design of the grading and site improvements shall reflect consideration of
the following safeguards:
a) Provision of sufficient growing areas as required by individual species;
b) No disruption or removal of structural roots or majority loss of feeder roots;
c) Fencing of trees at or beyond the drip lines during grading and construction activities;
d) No ornamental landscape, filling, cutting, development, or compaction of soils within the drip
line;
e) Posting of a sign identifying the Tree Protection Zone during all grading and construction
activities; and
f) Other measures required by the particular species of tree(s) to be preserved as recommend-
ed by the consulting arborist, horticulturist, or landscape architect.
2. It is recognized that the preservation of all existing trees on a development site may sometimes
conflict with reasonable land development considerations (e.g. adequate drainage, circulation,
safety, and provision of utilities). However, the design of the proposed development shall address
the preservation of the most desirable and significant of the healthy trees and the developer is
encouraged to utilize creative land planning techniques to achieve this goal.
3. In order to ensure the long term health of tree(s) to be preserved, trees proposed for preservation
shall meet the following criteria as determined by a certified arborist:
a) Good (4) or excellent (5) health;
b) Moderate (3) to good (4) structure; and
c) The ability of the tree to withstand the long-term and short-term impacts of construction and
development.
Article 18: Downtown Zoning Code
59City Council Adopted Version September 19, 2012
Section 10. Tree Preservation and Planting Requirements
4. Grading and landscaping plans shall implement the approved tree preservation plan. The loca-
tions of all protected trees shall be indicated on the plans by the number of the tree as described
in the City approved project plans and/or City approved arborist report. Plans shall be consistent
with the required tree protection measures included in the project conditions of approval and/or
mitigation measures included in the initial study, mitigated negative declaration, or environmental
impact report.
D. Tree Protection Requirements. Trees required to be preserved are subject to the following protection
measures in order to reduce the likelihood of construction related impacts and to ensure the long-
term health of the tree(s).
1. Prior to initiating any construction activity on a construction project, including demolition or grad-
ing, protective tree fencing shall be installed at the Tree Protection Zone for each tree to be
preserved.
2. The protective tree fencing shall be shown on the approved building permit or improvement plans.
This fencing shall serve as a barrier to prevent encroachment of any type by construction activi-
ties, equipment, materials storage, or personnel.
3. The Tree Protection Zone (TPZ) is illustrated on the improvement and/or building permit plans
and represents the area around each tree or group of trees, which must be protected at all times
with tree protection fencing. No encroachment into the TPZ is allowed at any time without ap-
proval from the project arborist. Signs identifying the TPZ shall remain in place for the duration
of grading and construction. The sign shall read: “Warning: Tree Protection Zone. This fencing
shall not be removed without approval of the Planning Director.”
4. Contractors and subcontractors shall direct all equipment and personnel to remain outside the
fenced area at all times until the project is complete, and shall instruct personnel and subcontrac-
tors as to the purpose and importance of fencing and preservation.
5. No grading shall occur within the protective barriers without approval by the Planning Director.
6. No attachments or wires other than those of a protective and non-damaging nature shall be at-
tached to a protected tree.
7. Excavation or landscape preparation within the protective barriers shall be limited to the use of
hand tools and small handheld power tools and shall not be of a depth that could cause root dam-
age.
8. When the existing grade around a protected tree is to be raised, the project arborist shall provide
written directions on which method(s) may be used to drain liquids away from the trunk.
9. When the existing grade around a protected tree is to be lowered the project arborist shall provide
written directions on which method(s) may be used (such as terracing, retaining wall) to allow the
drip line to be left at the original grade.
10. No equipment, solvents, paint, asphalt, or debris of any kind shall be placed, stored, or allowed
within the protective barrier.
E. Replacement Trees.
1. Development Projects. Healthy trees as defined by Section 10.030(C3) approved for removal as
part of a development project shall be replaced at a ratio determined by the conditions of approv-
al or the mitigation measures for the project. If there is inadequate space on the site to replace
the trees, the trees may be planted off site at a location to be determined by the City.
Article 18: Downtown Zoning Code
60City Council Adopted Version September 19, 2012
Section 10. Tree Preservation and Planting Requirements
2. Protected Trees. If the City authorizes the removal of a protected tree(s) because it is dead,
dangerous, or a nuisance, no tree replacement is required. In all other cases, the tree(s) must
be replaced.
3. Street Trees. If the City authorizes removal of a street tree in connection with a development
project, the replacement requirements shall be specified in the in the conditions of approval for
the permit for the development project.
F. Exceptions. The removal or relocation of protected trees is exempt from the provisions of this Sec-
tion under the following circumstances:
1. Emergency Situations. In cases of emergency where the City of Ukiah determines there is a
substantial, imminent risk or hazard to the public, adjacent properties, or to public facilities a
Protected or Landmark Tree may be removed. In cases where there is a substantial, imminent
risk or hazard to the public, adjacent properties, or to public facilities and City of Ukiah approval
cannot be obtained due to City Hall closure (such as weekend, City holiday, or after hours), the
tree may be removed provided that documentation of the emergency situation be provided to
the Planning Department as soon as possible.
2. Traffic Visibility Obstructions. To maintain adequate line of sight distances as required by the
Director of Public Works.
3. Public Utility Damage. To protection of existing electrical power or communications lines.
4. Damage to Building Foundation. To prevent damage to the foundation of existing buildings.
10.040: Planting Requirements.
A. Required Tree Planting. Tables 21, 23, 24, and 26 identify the required tree species for planting
as Street Trees, Parking Lot Trees, and Riparian Trees resepctively. These tables also includes
information regarding the characteristics of each tree in the table (such as evergreen or deciduous,
size, drought tolerance, native, and the suitability/compatibility with various locational constraints).
Tree species should be selected based on the conditions specific to the proposed development.
The tree species included in Tables 21 and 23 and were selected based on hardiness, drought
tolerance, native/local preference, as well as unifying design principles.
B. Minimum Tree Size. The minimum tree size for street trees, parking lot trees, riparian trees, and
replacement trees required as condition of project approval or as mitigation measures for a project
shall be #15 unless a different size is approved by the decision making body or required in order to
mitigate an environmental impact of the project.
C. Irrigation Plan. Irrigation shall be provided to new trees. The type of irrigation provided (e.g. drip,
bubbler, spray) shall be determined by the water requirements of the specific species. Every effort
shall be made to place plants with similar water needs together. A conceptual irrigation plan shall
be included as part of the landscaping plan submitted as part of the development permit applica-
tion.
D. Additional Requirements. Additional considerations for tree planting and landscaping are in-
cluded in Section 6, Table 10: Landscaping Standards for All Development and Section 9, Table 17:
Open Parking Lot Standards.
E Street Trees Required. Residential, commercial, and industrial developments, and the develop-
ment of individual lots shall include the planting of street trees at developer’s/property owner’s
expense, including the following:
Article 18: Downtown Zoning Code
61City Council Adopted Version September 19, 2012
Section 10. Tree Preservation and Planting Requirements
1. Operable irrigation system;
2. Tree wells a minimum of 4-feet by 4-feet;
3. Root barriers when required by the Department of Public Works;
4. Trees grates when required by the Department of Public Works;
5. Structural soil when required by the Department of Public Works or Planning Department; and
6. One street tree for every 30 feet of parcel frontage with the exact location to be determined by
the Public Works Department and Planning Department based on the location of sewer and water
lines, underground overhead lines and the purpose requirements of this Code.
10.050: Street Tree Design Principles. The spacing and species selected for use as street trees and included in
Tables 20: Required Street Trees for Primary Streets, Table 21: Alternate Street Trees for Primary Streets
and Table 22: Required Street Trees for Non-Primary Streets are based on the trees ability to grow well in
Ukiah’s climate, withstand the street tree setting and the following design principles:
A. Street trees, by virtue of a narrow tree trunk, provide transparency at the pedestrian’s eye level, per-
mitting a visual grasp of extensive areas of a city.
B. The type, spacing, structure, and pattern of street trees create a discrete rhythm that results from the
arrangement of trees, expressing the particular site.
C. Street trees create a smaller scale of space with their canopies that are sympathetic to the movement
and perception of pedestrians.
D. The diversity of individual trees is subordinate to the repetitive pattern of the whole, which unifies the
individual parts into a single whole.
E. Street trees, when formed from a single species, can create a homogeneity of texture, pattern, light
and shade, resulting in a collective impact that is more important than the individual trees.
F. The ground surface is visually unobstructed to permit a clear visual expression of trees rising out of
the ground.
G. Street trees provide a buffer between the pedestrian and vehicle travel/parking lanes, creating an
enhanced sense of safety.
10.070: Use of Alternate Tree Species. Tables 22 and 25 provide alternative tree species for planting as Street
Trees and Parking Lot Trees. Use of a species from these tables requires written approval from the deci-
sion making body for the project (e.g. Planning Director, Zoning Administrator, Planning Commission) as
determined by Section 12: Administration and Procedures. Trees from the Alternate Tree Table may be
considered for planting when locational constraints or other project specific issues make a tree from the
Required Tree Table unsuitable for planting. The species included in the Tables 21 and 24 were selected
based on their ability to tolerate various site constraints, such as limited overhead or root space.
Article 18: Downtown Zoning Code
62City Council Adopted Version September 19, 2012
Section 10. Tree Preservation and Planting Requirements
Table 19: Protected Trees
COMMON NAME
SCIENTIFIC NAME (1)
SIZE (2)MODIFICATION
TO STANDARD (3)
Black Oak
Quercus kelloggii
5 inches DBH Major Exception
Blue Oak
Quercus douglasi
5 inches DBH Major Exception
Coast Live Oak
Quercus agrifolia
5 inches DBH Major Exception
Cork Oak
Quercus suber
5 inches DBH Major Exception
Interior Live Oak
Quercus wislizenii
5 inches DBH Major Exception
Oracle Oak
Quercus x morehus
5 inches DBH Major Exception
Oregon Oak
Quercus garryana
5 inches DBH Major Exception
Valley Oak
Quercus lobata
5 inches DBH Major Exception
White Oak
Quercus
5 inches DBH Major Exception
Other native California Oak 5 inches DBH Major Exception
California Buckeye
Aesculus, californica
6 inches DBH Major Exception
California Bay
Umbellaria, californica
8 inches DBH Major Exception
California or Coast Redwood
Sequoia
12 inches DBH Major Exception
Street Trees N/A Major Exception
Landmark trees identified in Table 20 N/A Major Exception
Trees located in riparian corridors N/A Major Exception
Any tree required to be planted or preserved as environmental
mitigation or condition of approval for a discretionary development
application or other development permit
N/A Major Exception (4)
See Section 13: Glossary for an explanation of terms. 1.
Size is trunk diameter measured at a height of 4.5 feet or diameter at breast height (DBH) from surrounding grade. Multiple trunk trees must have at 2.
least one trunk with the above diameter (based on species) to be considered protected. Smaller trees may also be protected under special circum-
stances and shall be considered on a case by case basis during the development review process.
See Section 12: Administration and Procedures. 3.
Any modification to the tree mitigations included as part of an environmental document may require additional environmental review and/or a revision 4.
to the environmental document.
Article 18: Downtown Zoning Code
63City Council Adopted Version September 19, 2012
Section 10. Tree Preservation and Planting Requirements
Table 20: Landmark Trees on Private Property (1)
COMMON NAME
SCIENTIFIC NAME
LOCATION NUMBER
OF
TREES
MODIFICATION
TO STANDARD
(2)
Valley Oak
Quercus lobata
225 East Perkins Street 6 Major Exception
Coast Redwood
Sequoia sempervirens
410 East Perkins Street 4 Major Exception
Coast Redwood
Sequoia sempervirens
Perkins Street at Pear Tree Center 11 Major Exception
Lebanon Cedar
Cedrus libani
Perkins Street at Pear Tree Center 2 Major Exception
Dawn Redwood
Metasequoia glyptosroboides
North School Street at West Standley 2 Major Exception
Cork Oak
Quercus suber
107 Oak Street at the Saturday Afternoon Club 1 Major Exception
Coast Redwood
Sequoia sempervirens
107 Oak Street at the Saturday Afternoon Club 2 Major Exception
Coast Redwood
Sequoia sempervirens
108 Oak Street 1 Major Exception
Coast Redwood
Sequoia sempervirens
265 Clay Street 2 Major Exception
Coast Redwood
Sequoia sempervirens
220 Mason Street 1 Major Exception
Valley Oak
Quercus lobata
320 Main Street 1 Major Exception
Valley Oak
Quercus lobata
324 Main Street 2 Major Exception
Coast Redwood
Sequoia sempervirens
216 West Henry Street at Foundation for Medical Care 6 Major Exception
Coast Redwood
Sequoia sempervirens
400 Block North School Street - east side in parking lot 1 Major Exception
Canyon Live Oak
Quercus chrysolepis
400 Block North School Street - east side in parking lot 1 Major Exception
Valley Oak
Quercus lobata
400 Block North School Street - east side in parking lot 2 Major Exception
Interior Live Oak
Quercus wislizanli
400 Block North School Street - east side in parking lot 2 Major Exception
Coast Redwood
Sequoia sempervirens
100 Block of Norton Street 1 Major Exception
Oak
Quercus
North State Street in front of the courthouse 1 Major Exception
Southern Magnolia
Magnolia grandiflora
North State Street in front of the courthouse 2 Major Exception
Tulip Magnolia
Magnolia soulangiana
North State Street southeast corner
in front of the courthouse
2 Major Exception
Dawn Redwood
Metasequoia glyptosroboides
Corner of Standley and School Streets
in front of the courthouse
2 Major Exception
Willows (numerous varities
Salix), cottonwoods, black walnut, live
oak, valley oak
Gibson Creek corridor from Perkins Street to Leslie Street -Major Exception
See also Table 19: Protected Trees. 1.
See Section 12: Administration and Procedures. 2.
Article 18: Downtown Zoning Code
64City Council Adopted Version September 19, 2012
Section 10. Tree Preservation and Planting Requirements
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s
i
s
40
f
t
.
40
f
t
.
De
c
i
d
u
o
u
s
Ye
s
No
Ro
u
n
d
Mo
d
e
r
a
t
e
No
No
Th
e
o
n
l
y
s
p
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c
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o
b
e
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d
o
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l
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t
Mi
n
o
r
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x
c
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p
t
i
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n
(
1
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(
2
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a
t
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t
In
t
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i
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O
a
k
Qu
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n
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i
35
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t
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40
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t
.
Ev
e
r
g
r
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e
n
Ye
s
Ye
s
Ro
u
n
d
Ye
s
No
No
Us
e
a
t
i
n
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r
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e
c
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i
o
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wh
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b
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b
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s
Mi
n
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x
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p
t
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n
(
1
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(
2
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Lo
n
d
o
n
S
y
c
a
m
o
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Pl
a
n
t
a
n
u
s
a
c
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f
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a
‘B
l
l
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d
g
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o
d
’
60
f
t
.
40
f
t
.
De
c
i
d
u
o
u
s
Ye
s
No
Br
o
a
d
l
y
Py
r
a
m
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d
a
l
Mo
d
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r
a
t
e
No
No
Pr
e
d
o
m
i
n
a
t
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s
t
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e
t
t
r
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e
fo
r
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t
a
t
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S
t
r
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e
t
.
We
l
l
s
u
i
t
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d
t
o
l
o
c
a
l
co
n
d
i
t
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n
s
Mi
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o
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x
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p
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n
(
1
)
(
2
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n
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g
A
d
m
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t
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a
t
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p
p
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v
a
l
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M
i
n
o
r
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x
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n
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q
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r
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d
t
o
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s
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a
t
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e
s
p
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c
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e
s
f
r
o
m
T
a
b
l
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2
2
:
A
l
t
e
r
n
a
t
e
S
t
r
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e
t
T
r
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e
s
f
o
r
P
r
i
m
a
r
y
S
t
r
e
e
t
s
.
1.
Pl
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
a
p
p
r
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v
a
l
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f
a
M
a
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x
c
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p
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n
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s
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q
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d
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o
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a
t
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s
p
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c
i
e
s
t
h
a
t
i
s
n
o
t
f
r
o
m
Ta
b
l
e
2
2
:
A
l
t
e
r
n
a
t
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S
t
r
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e
t
T
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e
s
f
o
r
P
r
i
m
a
r
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S
t
r
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e
t
s
.
2.
10
.
0
8
0
:
Re
q
u
i
r
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d
S
t
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e
t
T
r
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.
Ta
b
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2
1
:
R
e
q
u
i
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d
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t
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d
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p
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c
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c
p
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m
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s
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s
.
C
o
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-
si
d
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r
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s
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c
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c
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s
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o
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d
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c
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s
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d
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T
a
b
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2
1
,
f
o
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m
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s
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(
1
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t
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t
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to
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s
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p
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w
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h
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b
l
o
c
k
.
Article 18: Downtown Zoning Code
65City Council Adopted Version September 19, 2012
Section 10. Tree Preservation and Planting Requirements
Ta
b
l
e
2
2
:
A
l
t
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r
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S
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(f
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k
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r
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‘
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45
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15
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50
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30
f
t
.
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c
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l
Ye
s
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Ye
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Fa
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w
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h
.
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Fr
u
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l
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O
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u
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p
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‘
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w
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l
l
’
25
f
t
.
20
f
t
.
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e
r
g
r
e
e
n
Ye
s
No
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d
Ye
s
Ye
s
Ye
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e
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Pe
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a
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w
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O
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P
l
a
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Pl
a
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a
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f
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a
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l
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o
d
g
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o
d
’
60
f
t
.
40
f
t
.
De
c
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d
u
o
u
s
Ye
s
No
Br
o
a
d
l
y
Py
r
a
m
i
d
a
l
Mo
d
e
r
a
t
e
No
No
We
l
l
s
u
i
t
e
d
t
o
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r
b
a
n
s
i
t
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co
n
d
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t
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n
s
,
b
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t
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r
c
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fo
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j
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d
b
u
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Ce
r
c
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s
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i
f
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‘O
k
l
a
h
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m
a
’
20
f
t
.
20
f
t
.
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c
i
d
u
o
u
s
Ye
s
No
Va
s
e
Ye
s
Ye
s
Ye
s
Su
i
t
a
b
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n
d
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s
,
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p
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b
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m
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j
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x
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p
t
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n
Wa
s
h
i
n
g
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n
H
a
w
t
h
o
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n
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Cr
a
t
a
e
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s
p
h
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n
o
p
y
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u
m
25
f
t
.
20
f
t
.
De
c
i
d
u
o
u
s
Mo
d
e
r
a
t
e
No
Va
s
e
Ye
s
Ye
s
Ye
s
Su
i
t
a
b
l
e
u
n
d
e
r
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t
i
l
i
t
y
li
n
e
s
,
s
p
r
i
n
g
b
l
o
o
m
s
/
fa
l
l
c
o
l
o
r
Ma
j
o
r
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x
c
e
p
t
i
o
n
St
a
t
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t
r
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t
Fl
o
w
e
r
i
n
g
P
e
a
r
Py
r
u
s
c
a
l
l
e
r
y
a
n
a
‘A
r
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s
t
o
c
r
a
t
’
40
f
t
.
30
f
t
.
De
c
i
d
u
o
u
s
Mo
d
e
r
a
t
e
No
Py
r
a
m
i
d
a
l
Ye
s
No
Ye
s
Al
t
e
r
n
a
t
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t
o
P
l
a
t
a
n
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s
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s
t
r
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c
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o
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s
Ma
j
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x
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p
t
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o
n
Gr
e
c
i
a
n
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a
u
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l
La
u
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s
n
o
b
i
l
i
s
30
f
t
.
25
f
t
.
Ev
e
r
g
r
e
e
n
Ye
s
No
Py
r
a
m
i
d
a
l
Ye
s
Ye
s
Ye
s
Us
e
a
t
i
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r
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c
t
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f
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m
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d
c
a
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lo
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s
Ma
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x
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p
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Sc
h
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t
-
T
h
e
r
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a
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n
o
A
l
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r
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a
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t
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s
f
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c
h
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l
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t
r
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e
t
10
.
0
9
0
:
Al
t
e
r
n
a
t
e
S
t
r
e
e
t
T
r
e
e
s
f
o
r
P
r
i
m
a
r
y
S
t
r
e
e
t
s
.
Ta
b
l
e
2
2
i
d
e
n
t
i
f
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s
t
h
e
t
r
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s
p
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c
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a
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m
a
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b
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d
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b
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t
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f
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s
p
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c
i
e
s
r
e
q
u
i
r
e
d
b
y
T
a
b
l
e
21
.
F
o
r
m
o
s
t
s
t
r
e
e
t
s
i
n
c
l
u
d
e
d
i
n
T
a
b
l
e
2
2
t
h
e
r
e
i
s
o
n
e
(
1
)
t
r
e
e
i
d
e
n
t
i
f
i
e
d
t
o
b
e
u
s
e
d
a
t
i
n
t
e
r
s
e
c
t
i
o
n
s
a
n
d
o
p
p
o
r
t
u
n
i
t
i
e
s
t
o
s
e
l
e
c
t
f
r
o
m
s
e
v
e
r
a
l
s
p
e
c
i
e
s
f
o
r
p
l
a
n
t
-
in
g
w
i
t
h
i
n
t
h
e
b
l
o
c
k
.
U
s
e
o
f
a
t
r
e
e
f
r
o
m
T
a
b
l
e
2
2
r
e
q
u
i
r
e
s
Z
o
n
i
n
g
A
d
m
i
n
i
s
t
r
a
t
o
r
a
p
p
r
o
v
a
l
o
f
a
M
i
n
o
r
E
x
c
e
p
t
i
o
n
.
I
n
o
r
d
e
r
t
o
p
l
a
n
t
a
t
r
e
e
s
p
e
c
i
e
s
t
h
a
t
i
s
n
o
t
in
c
l
u
d
e
d
i
n
T
a
b
l
e
2
1
o
r
T
a
b
l
e
2
2
,
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
a
p
p
r
o
v
a
l
o
f
a
M
a
j
o
r
E
x
c
e
p
t
i
o
n
i
s
r
e
q
u
i
r
e
d
.
A.
Ex
c
e
p
t
i
o
n
R
e
v
i
e
w
a
n
d
C
o
n
s
i
d
e
r
a
t
i
o
n
s
.
T
h
e
r
e
q
u
e
s
t
f
o
r
a
n
E
x
c
e
p
t
i
o
n
s
h
a
l
l
b
e
r
e
v
i
e
w
e
d
b
y
t
h
e
P
l
a
n
n
i
n
g
D
e
p
a
r
t
m
e
n
t
,
P
u
b
l
i
c
W
o
r
k
s
D
e
p
a
r
t
-
me
n
t
,
a
n
d
t
h
e
E
l
e
c
t
r
i
c
U
t
i
l
i
t
y
D
e
p
a
r
t
m
e
n
t
.
T
h
e
E
x
c
e
p
t
i
o
n
a
p
p
l
i
c
a
t
i
o
n
s
h
a
l
l
i
n
c
l
u
d
e
t
h
e
f
o
l
l
o
w
i
n
g
i
n
f
o
r
m
a
t
i
o
n
i
n
a
d
d
i
t
i
o
n
t
o
t
h
e
i
n
f
o
r
m
a
t
i
o
n
r
e
q
u
i
r
e
d
by
Ta
b
l
e
2
9
:
E
x
c
e
p
t
i
o
n
P
r
o
c
e
d
u
r
e
s
.
wh
y
s
p
e
c
i
e
s
f
r
o
m
t
h
e
r
e
q
u
i
r
e
d
t
r
e
e
l
i
s
t
c
a
n
n
o
t
b
e
p
l
a
n
t
e
d
;
1.
wh
y
t
h
e
a
l
t
e
r
n
a
t
i
v
e
s
p
e
c
i
e
s
p
r
o
p
o
s
e
d
i
s
a
p
r
e
f
e
r
r
e
d
a
n
d
a
p
p
r
o
p
r
i
a
t
e
s
u
b
s
t
i
t
u
t
e
;
2.
ho
w
t
h
e
a
l
t
e
r
n
a
t
i
v
e
s
p
e
c
i
e
s
i
s
c
o
n
s
i
s
t
e
n
t
w
i
t
h
t
h
e
i
n
t
e
n
t
t
o
c
r
e
a
t
e
a
u
n
i
f
y
i
n
g
p
l
a
n
t
i
n
g
t
h
e
m
e
f
o
r
t
h
e
p
r
i
m
a
r
y
s
t
r
e
e
t
s
w
i
t
h
i
n
t
h
e
b
o
u
n
d
a
r
i
e
s
o
f
t
h
i
s
3.
Co
d
e
;
a
n
d
ot
h
e
r
i
n
f
o
r
m
a
t
i
o
n
a
s
d
e
t
e
r
m
i
n
e
d
b
y
t
h
e
d
e
c
i
s
i
o
n
m
a
k
i
n
g
b
o
d
y
o
r
r
e
v
i
e
w
i
n
g
d
e
p
a
r
t
m
e
n
t
s
.
4.
Article 18: Downtown Zoning Code
66City Council Adopted Version September 19, 2012
Section 10. Tree Preservation and Planting Requirements
Ta
b
l
e
2
3
:
R
e
q
u
i
r
e
d
S
t
r
e
e
t
T
r
e
e
s
f
o
r
N
o
n
-
P
r
i
m
a
r
y
S
t
r
e
e
t
s
Co
m
m
o
n
N
a
m
e
Sc
i
e
n
t
i
f
i
c
N
a
m
e
Av
e
r
a
g
e
He
i
g
h
t
(f
e
e
t
)
Av
e
r
a
g
e
Sp
r
e
a
d
(f
e
e
t
)
Ev
e
r
g
r
e
e
n
or
De
c
i
d
u
o
u
s
Dr
o
u
g
h
t
To
l
e
r
a
n
t
Na
t
i
v
e
(Y
e
s
/
N
o
)
Ca
n
o
p
y
Ty
p
e
Su
i
t
a
b
l
e
F
o
r
Lo
c
a
t
i
o
n
a
l
Re
q
u
i
r
e
m
e
n
t
s
Ch
a
r
a
c
t
e
r
i
s
t
i
c
s
Mo
d
i
f
i
c
a
t
i
o
n
t
o
St
a
n
d
a
r
d
Ro
o
t
s
&
Co
n
f
i
n
e
d
Sp
a
c
e
s
Ov
e
r
h
e
a
d
Wi
r
e
s
Ca
n
o
p
y
&
Co
n
f
i
n
e
d
Sp
a
c
e
s
Ch
i
n
e
s
e
P
i
s
t
a
c
h
e
Pi
s
t
a
c
i
a
C
h
i
n
e
s
i
s
40
f
t
.
40
f
t
.
De
c
i
d
u
o
u
s
Ye
s
No
Ro
u
n
d
Mo
d
e
r
a
t
e
No
No
Su
p
p
l
e
m
e
n
t
e
x
i
s
t
i
n
g
on
l
y
a
t
i
n
t
e
r
s
e
c
t
i
o
n
o
f
Pe
r
k
i
n
s
S
t
r
e
e
t
a
n
d
S
t
a
t
e
St
r
e
e
t
Ma
j
o
r
E
x
c
e
p
t
i
o
n
Dw
a
r
f
S
o
u
t
h
e
r
n
M
a
g
n
o
l
i
a
Ma
g
n
o
l
i
a
g
r
a
n
d
i
f
l
o
r
i
a
‘
L
i
t
t
l
e
G
e
m
’
25
f
t
.
15
f
t
.
Ev
e
r
g
r
e
e
n
Mo
d
e
r
a
t
e
No
Fa
s
t
i
g
i
a
t
e
Ye
s
Ye
s
Ye
s
At
i
n
t
e
r
s
e
c
t
i
o
n
s
o
f
Pe
r
k
i
n
s
S
t
r
e
e
t
a
n
d
S
t
a
t
e
St
r
e
e
t
Ma
j
o
r
E
x
c
e
p
t
i
o
n
Eu
r
o
p
e
a
n
H
o
r
n
b
e
a
m
Ca
r
p
i
n
u
s
b
e
t
u
l
u
s
‘
F
a
s
t
i
g
i
a
t
a
’
50
f
t
.
30
f
t
.
De
c
i
d
u
o
u
s
Mo
d
e
r
a
t
e
No
Ov
a
l
Ye
s
No
Ye
s
Fa
s
t
g
r
o
w
t
h
,
n
e
e
d
s
wa
t
e
r
w
h
e
n
y
o
u
n
g
Ma
j
o
r
E
x
c
e
p
t
i
o
n
Fl
o
w
e
r
i
n
g
P
e
a
r
Py
r
u
s
c
a
l
l
e
r
y
a
n
a
‘A
r
i
s
t
o
c
r
a
t
’
40
f
t
.
30
f
t
.
De
c
i
d
u
o
u
s
Mo
d
e
r
a
t
e
No
Py
r
a
m
i
d
a
l
Ye
s
No
Ye
s
Al
t
e
r
n
a
t
e
t
o
P
l
a
n
t
a
n
u
s
in
r
e
s
t
r
i
c
t
i
v
e
l
o
c
a
t
i
o
n
s
Ma
j
o
r
E
x
c
e
p
t
i
o
n
Fr
u
i
t
l
e
s
s
O
l
i
v
e
Ol
e
a
e
u
r
o
p
e
a
‘
S
w
a
n
H
i
l
l
’
25
f
t
.
20
f
t
.
Ev
e
r
g
r
e
e
n
Ye
s
No
Ro
u
n
d
Ye
s
Ye
s
Ye
s
Us
e
a
t
i
n
t
e
r
s
e
c
t
i
o
n
s
Ma
j
o
r
E
x
c
e
p
t
i
o
n
Gr
e
c
i
a
n
L
a
u
r
e
l
La
u
r
u
s
n
o
b
i
l
i
s
30
f
t
.
25
f
t
.
Ev
e
r
g
r
e
e
n
Ye
s
No
Py
r
a
m
i
d
a
l
Ye
s
Ye
s
Ye
s
Us
e
a
t
i
n
t
e
r
s
e
c
t
i
o
n
s
o
r
li
m
i
t
e
d
c
a
n
o
p
y
l
o
c
a
t
i
o
n
s
Ma
j
o
r
E
x
c
e
p
t
i
o
n
Lo
n
d
o
n
P
l
a
n
e
Pl
a
n
t
a
n
u
s
a
c
e
r
f
o
l
i
a
‘B
l
o
o
d
g
o
o
d
’
60
f
t
.
40
f
t
.
De
c
i
d
u
o
u
s
Ye
s
No
Br
o
a
d
l
y
Py
r
a
m
i
d
a
l
Mo
d
e
r
a
t
e
No
No
We
l
l
s
u
i
t
e
d
t
o
u
r
b
a
n
s
i
t
e
co
n
d
i
t
i
o
n
s
,
b
e
t
t
e
r
c
h
o
i
c
e
fo
r
w
a
t
e
r
r
e
t
e
n
t
i
v
e
s
o
i
l
s
Ma
j
o
r
E
x
c
e
p
t
i
o
n
Oa
k
,
B
l
a
c
k
Qu
e
r
c
u
s
k
e
l
l
o
g
g
i
i
50
f
t
.
40
f
t
.
De
c
i
d
u
o
u
s
Ye
s
Ye
s
Ro
u
n
d
Mo
d
e
r
a
t
e
No
No
Pr
e
d
o
m
i
n
a
t
e
s
t
r
e
e
t
t
r
e
e
fo
r
P
e
r
k
i
n
s
S
t
r
e
e
t
.
Na
t
i
v
e
o
a
k
s
p
e
c
i
e
s
Ma
j
o
r
E
x
c
e
p
t
i
o
n
Oa
k
,
E
n
g
l
i
s
h
F
a
s
t
i
g
i
a
t
e
Qu
e
r
c
u
s
r
o
b
u
r
‘
F
a
s
t
i
g
i
a
t
a
’
45
f
t
.
15
f
t
.
De
c
i
d
u
o
u
s
Mo
d
e
r
a
t
e
No
Fa
s
t
i
g
i
a
t
e
Ye
s
No
Ye
s
Fa
s
t
u
p
r
i
g
h
t
g
r
o
w
t
h
f
o
r
li
m
i
t
e
d
c
a
n
o
p
y
l
o
c
a
t
i
o
n
s
Ma
j
o
r
E
x
c
e
p
t
i
o
n
Oa
k
,
H
o
l
l
y
Qu
e
r
c
u
s
i
l
e
x
35
f
t
.
35
f
t
.
Ev
e
r
g
r
e
e
n
Ye
s
No
Ro
u
n
d
Mo
d
e
r
a
t
e
Ye
s
Mo
d
e
r
a
t
e
Us
e
a
t
a
l
l
I
n
t
e
r
s
e
c
t
i
o
n
s
Ma
j
o
r
E
x
c
e
p
t
i
o
n
Oa
k
,
I
n
t
e
r
i
o
r
L
i
v
e
Qu
e
r
c
u
s
w
i
s
l
i
z
a
n
i
i
35
f
t
.
40
f
t
.
Ev
e
r
g
r
e
e
n
Ye
s
Ye
s
Ro
u
n
d
Ye
s
No
No
Us
e
a
t
i
n
t
e
r
s
e
c
t
i
o
n
s
wh
e
n
a
d
e
q
u
a
t
e
s
p
a
c
e
at
b
u
l
b
o
u
t
s
Ma
j
o
r
E
x
c
e
p
t
i
o
n
Oa
k
,
R
e
d
Qu
e
r
c
u
s
r
u
b
r
a
70
f
t
.
50
f
t
.
De
c
i
d
u
o
u
s
Ye
s
No
Sp
r
e
a
d
i
n
g
No
No
No
Sl
o
w
g
r
o
w
t
h
,
at
t
r
a
c
t
i
v
e
s
h
a
d
e
t
r
e
e
Ma
j
o
r
E
x
c
e
p
t
i
o
n
Oa
k
,
V
a
l
l
e
y
Qu
e
r
c
u
s
l
o
b
a
t
a
70
f
t
.
50
f
t
.
De
c
i
d
u
o
u
s
Mo
d
e
r
a
t
e
wi
t
h
d
e
e
p
so
i
l
Ye
s
Ro
u
n
d
No
No
No
At
l
i
b
r
a
r
y
p
a
r
k
i
n
g
l
o
t
,
po
c
k
e
t
p
a
r
k
a
n
d
G
i
b
s
o
n
Cr
e
e
k
Ma
j
o
r
E
x
c
e
p
t
i
o
n
Re
d
b
u
d
Ce
r
c
i
s
r
e
n
i
f
o
r
m
i
s
‘O
k
l
a
h
o
m
a
’
20
f
t
.
20
f
t
.
De
c
i
d
u
o
u
s
Ye
s
No
Va
s
e
Ye
s
Ye
s
Ye
s
Su
i
t
a
b
l
e
u
n
d
e
r
u
t
i
l
i
t
y
li
n
e
s
,
s
p
r
i
n
g
b
l
o
o
m
s
Ma
j
o
r
E
x
c
e
p
t
i
o
n
Wa
s
h
i
n
g
t
o
n
H
a
w
t
h
o
r
n
e
Cr
a
t
a
e
g
u
s
p
h
a
e
n
o
p
y
r
u
m
25
f
t
.
20
f
t
.
De
c
i
d
u
o
u
s
Mo
d
e
r
a
t
e
No
Va
s
e
Ye
s
Ye
s
Ye
s
Su
i
t
a
b
l
e
u
n
d
e
r
u
t
i
l
i
t
y
li
n
e
s
,
s
p
r
i
n
g
b
l
o
o
m
s
/
fa
l
l
c
o
l
o
r
Ma
j
o
r
E
x
c
e
p
t
i
o
n
10
.
1
0
0
:
Re
q
u
i
r
e
d
S
t
r
e
e
t
T
r
e
e
s
f
o
r
N
o
n
-
P
r
i
m
a
r
y
S
t
r
e
e
t
s
.
T
a
b
l
e
2
3
i
d
e
n
t
i
f
i
e
s
t
h
e
r
e
q
u
i
r
e
d
t
r
e
e
s
p
e
c
i
e
s
f
o
r
a
l
l
s
t
r
e
e
t
s
n
o
t
i
n
c
l
u
d
e
d
i
n
T
a
b
l
e
2
1
.
T
h
e
r
e
a
r
e
n
o
al
t
e
r
n
a
t
e
t
r
e
e
s
f
o
r
n
o
n
-
p
r
i
m
a
r
y
s
t
r
e
e
t
s
d
u
e
t
o
t
h
e
w
i
d
e
v
a
r
i
e
t
y
o
f
s
p
e
c
i
e
s
i
n
c
l
u
d
e
d
i
n
T
a
b
l
e
2
3
.
R
e
q
u
e
s
t
s
t
o
u
s
e
a
s
p
e
c
i
e
s
n
o
t
i
n
c
l
u
d
e
d
i
n
T
a
b
l
e
2
3
r
e
q
u
i
r
e
s
Pl
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
a
p
p
r
o
v
a
l
o
f
a
M
a
j
o
r
E
x
c
e
p
t
i
o
n
.
T
h
e
E
x
c
e
p
t
i
o
n
a
p
p
l
i
c
a
t
i
o
n
s
h
a
l
l
i
n
c
l
u
d
e
t
h
e
i
t
e
m
s
r
e
q
u
i
r
e
d
b
y
S
e
c
t
i
o
n
1
0
:
0
9
0
A
(
1
)
(
2
)
(
4
)
a
n
d
T
a
b
l
e
2
9
.
Article 18: Downtown Zoning Code
67City Council Adopted Version September 19, 2012
Section 10. Tree Preservation and Planting Requirements
Ta
b
l
e
2
4
:
R
e
q
u
i
r
e
d
P
a
r
k
i
n
g
L
o
t
T
r
e
e
s
Co
m
m
o
n
N
a
m
e
Sc
i
e
n
t
i
f
i
c
N
a
m
e
Av
e
r
a
g
e
He
i
g
h
t
(f
e
e
t
)
Av
e
r
a
g
e
Sp
r
e
a
d
(f
e
e
t
)
Ev
e
r
g
r
e
e
n
or
De
c
i
d
u
o
u
s
Dr
o
u
g
h
t
To
l
e
r
a
n
c
e
Na
t
i
v
e
(Y
e
s
/
N
o
)
Ca
n
o
p
y
Ty
p
e
Su
i
t
a
b
l
e
F
o
r
Ch
a
r
a
c
t
e
r
i
s
t
i
c
s
Mo
d
i
f
i
c
a
t
i
o
n
t
o
St
a
n
d
a
r
d
Ro
o
t
s
&
Co
n
f
i
n
e
d
Sp
a
c
e
s
Ov
e
r
h
e
a
d
Wi
r
e
s
Ca
n
o
p
y
&
Co
n
f
i
n
e
d
Sp
a
c
e
s
Ch
i
n
e
s
e
E
l
m
Ul
m
u
s
p
a
r
v
i
f
o
l
i
a
‘
D
y
n
a
s
t
y
’
40
f
t
.
40
f
t
.
Mo
s
t
l
y
Ev
e
r
g
r
e
e
n
Mo
d
e
r
a
t
e
No
Ro
u
n
d
No
No
No
Mo
r
e
r
o
u
n
d
e
d
c
a
n
o
p
y
th
a
n
s
p
e
c
i
e
s
.
N
e
e
d
s
tr
a
i
n
i
n
g
i
n
y
o
u
t
h
Mi
n
o
r
E
x
c
e
p
t
i
o
n
(
1
)
(
2
)
Gi
n
k
g
o
B
i
l
o
b
a
‘A
u
t
u
m
n
G
o
l
d
’
50
f
t
.
35
f
t
.
De
c
i
d
u
o
u
s
Ye
s
No
Ov
a
l
Ye
s
No
No
Ma
l
e
s
e
l
e
c
t
i
o
n
,
g
o
l
d
e
n
fa
l
l
c
o
l
o
r
Mi
n
o
r
E
x
c
e
p
t
i
o
n
(
1
)
(
2
)
Lo
n
d
o
n
S
y
c
a
m
o
r
e
Pl
a
t
a
n
u
s
a
c
e
r
f
o
l
i
a
50
f
t
.
40
f
t
.
De
c
i
d
u
o
u
s
Ye
s
No
Br
o
a
d
l
y
Py
r
a
m
i
d
a
l
Ye
s
No
No
Qu
i
c
k
g
r
o
w
t
h
.
To
l
e
r
a
t
e
s
u
r
b
a
n
s
m
o
g
,
du
s
t
,
r
e
f
l
e
c
t
e
d
h
e
a
t
Mi
n
o
r
E
x
c
e
p
t
i
o
n
(
1
)
(
2
)
Mu
l
b
e
r
r
y
Mo
r
u
s
a
l
b
a
‘K
i
n
g
a
n
’
o
r
’
F
a
n
-
S
a
n
’
30
f
t
.
45
f
t
.
De
c
i
d
u
o
u
s
Ye
s
No
Sp
r
e
a
d
i
n
g
No
Mo
d
e
r
a
t
e
No
Qu
i
c
k
g
r
o
w
t
h
.
Su
r
f
a
c
e
r
o
o
t
e
d
Mi
n
o
r
E
x
c
e
p
t
i
o
n
(
1
)
(
2
)
Oa
k
,
I
n
t
e
r
i
o
r
L
i
v
e
Qu
e
r
c
u
s
w
i
s
l
i
z
e
n
i
i
35
f
t
.
40
f
t
.
Ev
e
r
g
r
e
e
n
Ye
s
Ye
s
Ro
u
n
d
Ye
s
No
No
Mo
d
e
r
a
t
e
g
r
o
w
t
h
r
a
t
e
.
Lo
n
g
l
i
v
e
d
Mi
n
o
r
E
x
c
e
p
t
i
o
n
(
1
)
(
2
)
Oa
k
,
R
e
d
Qu
e
r
c
u
s
r
u
b
r
a
50
f
t
.
45
f
t
.
De
c
i
d
u
o
u
s
Mo
d
e
r
a
t
e
No
Ro
u
n
d
Ye
s
No
No
Qu
i
c
k
g
r
o
w
t
h
.
Gr
e
a
t
f
a
l
l
c
o
l
o
r
Mi
n
o
r
E
x
c
e
p
t
i
o
n
(
1
)
(
2
)
Zo
n
i
n
g
A
d
m
i
n
i
s
t
r
a
t
o
r
a
p
p
r
o
v
a
l
o
f
a
M
i
n
o
r
E
x
c
e
p
t
i
o
n
i
s
r
e
q
u
i
r
e
d
t
o
u
s
e
a
t
r
e
e
s
p
e
c
i
e
s
f
r
o
m
T
a
b
l
e
2
5
:
A
l
t
e
r
n
a
t
e
P
a
r
k
i
n
g
L
o
t
T
r
e
e
s
.
1.
Pl
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
a
p
p
r
o
v
a
l
o
f
a
M
a
j
o
r
E
x
c
e
p
t
i
o
n
i
s
r
e
q
u
i
r
e
d
f
o
r
u
s
e
o
f
a
t
r
e
e
s
p
e
c
i
e
s
n
o
t
i
n
c
l
u
d
e
d
i
n
Ta
b
l
e
2
4
o
r
T
a
b
l
e
2
5
.
2.
10
:
1
1
0
:
Re
q
u
i
r
e
d
P
a
r
k
i
n
g
L
o
t
T
r
e
e
s
.
Ta
b
l
e
2
4
:
R
e
q
u
i
r
e
d
P
a
r
k
i
n
g
L
o
t
T
r
e
e
s
i
d
e
n
t
i
f
i
e
s
t
h
e
t
r
e
e
s
p
e
c
i
e
s
r
e
q
u
i
r
e
d
t
o
b
e
p
l
a
n
t
e
d
i
n
p
a
r
k
i
n
g
l
o
t
s
.
C
o
n
s
i
d
-
er
a
t
i
o
n
s
f
o
r
s
e
l
e
c
t
i
o
n
o
f
t
h
e
s
p
e
c
i
e
s
t
o
b
e
p
l
a
n
t
e
d
i
n
c
l
u
d
e
t
r
e
e
c
a
n
o
p
y
s
i
z
e
a
n
d
t
y
p
e
,
d
r
o
u
g
h
t
t
o
l
e
r
a
n
c
e
,
a
n
d
t
r
e
e
h
e
i
g
h
t
a
n
d
s
p
r
e
a
d
,
a
s
w
e
l
l
a
s
s
i
t
e
c
o
n
-
st
r
a
i
n
t
s
,
s
u
c
h
a
s
r
o
o
t
c
o
n
f
i
n
e
m
e
n
t
,
o
v
e
r
h
e
a
d
w
i
r
e
s
,
a
n
d
t
r
e
e
c
a
n
o
p
y
r
e
s
t
r
i
c
t
i
o
n
s
.
A.
Pa
r
k
i
n
g
L
o
t
D
e
s
i
g
n
S
t
a
n
d
a
r
d
s
.
T
h
e
d
e
s
i
g
n
r
e
q
u
i
r
e
m
e
n
t
s
f
o
r
p
a
r
k
i
n
g
l
o
t
s
a
r
e
i
n
c
l
u
d
e
d
i
n
S
e
c
t
i
o
n
9
:
P
a
r
k
i
n
g
R
e
q
u
i
r
e
m
e
n
t
s
a
n
d
P
a
r
k
i
n
g
D
e
s
i
g
n
St
a
n
d
a
r
d
s
,
T
a
b
l
e
1
8
:
O
p
e
n
P
a
r
k
i
n
g
L
o
t
S
t
a
n
d
a
r
d
s
.
B.
La
n
d
s
c
a
p
i
n
g
S
t
a
n
d
a
r
d
s
.
T
h
e
l
a
n
d
s
c
a
p
i
n
g
s
t
a
n
d
a
r
d
s
t
h
a
t
a
p
p
l
y
t
o
a
l
l
d
e
v
e
l
o
p
m
e
n
t
a
r
e
i
n
c
l
u
d
e
d
i
n
S
e
c
t
i
o
n
6
:
S
i
t
e
P
l
a
n
n
i
n
g
a
n
d
D
e
v
e
l
o
p
m
e
n
t
St
a
n
d
a
r
d
s
,
T
a
b
l
e
1
0
:
L
a
n
d
s
c
a
p
i
n
g
S
t
a
n
d
a
r
d
s
f
o
r
A
l
l
D
e
v
e
l
o
p
m
e
n
t
.
Article 18: Downtown Zoning Code
68City Council Adopted Version September 19, 2012
Section 10. Tree Preservation and Planting Requirements
Ta
b
l
e
2
5
:
A
l
t
e
r
n
a
t
e
P
a
r
k
i
n
g
L
o
t
T
r
e
e
s
Co
m
m
o
n
N
a
m
e
Sc
i
e
n
t
i
f
i
c
N
a
m
e
Av
e
r
a
g
e
He
i
g
h
t
(f
e
e
t
)
Av
e
r
a
g
e
Sp
r
e
a
d
(f
e
e
t
)
Ev
e
r
g
r
e
e
n
or
De
c
i
d
u
o
u
s
Dr
o
u
g
h
t
To
l
e
r
a
n
c
e
Na
t
i
v
e
(Y
e
s
/
N
o
)
Ca
n
o
p
y
Ty
p
e
Su
i
t
a
b
l
e
F
o
r
Ch
a
r
a
c
t
e
r
i
s
t
i
c
s
Mo
d
i
f
i
c
a
t
i
o
n
t
o
St
a
n
d
a
r
d
Ro
o
t
s
&
Co
n
f
i
n
e
d
Sp
a
c
e
s
Ov
e
r
h
e
a
d
Wi
r
e
s
Ca
n
o
p
y
&
Co
n
f
i
n
e
d
Sp
a
c
e
s
Ca
m
p
h
o
r
T
r
e
e
Ci
n
n
a
m
o
m
u
m
c
a
m
p
h
o
r
a
40
f
t
.
45
f
t
.
Ev
e
r
g
r
e
e
n
Ye
s
No
Ro
u
n
d
No
No
No
Ne
e
d
s
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m
f
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s
t
ap
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r
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n
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Ma
j
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c
e
p
t
i
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n
(
1
)
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m
m
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a
c
k
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r
y
Ce
l
t
i
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o
c
c
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a
l
i
s
45
f
t
.
35
f
t
.
De
c
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d
u
o
u
s
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s
No
Ov
a
l
Ye
s
No
No
To
l
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r
a
t
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s
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r
b
a
n
co
n
d
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i
o
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s
Ma
j
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x
c
e
p
t
i
o
n
(
1
)
Ja
p
a
n
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e
P
a
g
o
d
a
T
r
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e
So
p
h
o
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j
a
p
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n
i
c
a
40
f
t
.
40
f
t
.
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c
i
d
u
o
u
s
Ye
s
No
Ro
u
n
d
No
No
No
Mi
d
-
s
u
m
m
e
r
y
e
l
l
o
w
bl
o
o
m
s
Ma
j
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x
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e
p
t
i
o
n
(
1
)
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t
t
l
e
l
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a
f
L
i
n
d
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n
Ti
l
i
a
c
o
r
d
a
t
a
‘
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r
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n
s
p
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r
e
’
40
f
t
.
30
f
t
.
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c
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d
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s
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d
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r
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t
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No
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r
a
m
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d
a
l
Ye
s
No
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s
Ve
r
y
u
n
i
f
o
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m
g
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w
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h
Ma
j
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c
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p
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i
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n
(
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)
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d
r
o
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a
d
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a
Ar
b
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t
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s
x
‘
M
a
r
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n
a
’
40
f
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.
35
f
t
.
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e
r
g
r
e
e
n
Ye
s
No
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a
l
No
No
No
Mo
d
e
r
a
t
e
g
r
o
w
t
h
r
a
t
e
.
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s
t
w
i
t
h
r
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t
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m
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j
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x
c
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p
t
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o
n
(
1
)
Sa
w
l
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a
f
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l
k
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k
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Gr
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e
n
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f
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40
f
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.
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c
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d
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o
u
s
Ye
s
No
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n
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d
Va
s
e
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No
Mo
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e
r
a
t
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Qu
i
c
k
g
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o
w
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h
.
To
l
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r
a
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s
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b
a
n
co
n
d
i
t
i
o
n
s
Ma
j
o
r
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x
c
e
p
t
i
o
n
(
1
)
1.
P
l
a
n
n
i
n
g
C
o
m
m
i
s
s
i
o
n
a
p
p
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o
v
a
l
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f
a
M
a
j
o
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x
c
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p
t
i
o
n
i
s
r
e
q
u
i
r
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d
t
o
u
s
e
a
s
p
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c
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s
n
o
t
i
n
c
l
u
d
e
d
i
n
Ta
b
l
e
2
4
o
r
T
a
b
l
e
2
5
.
10
.
1
2
0
:
Al
t
e
r
n
a
t
e
P
a
r
k
i
n
g
L
o
t
T
r
e
e
s
.
Ta
b
l
e
2
5
:
A
l
t
e
r
n
a
t
e
P
a
r
k
i
n
g
L
o
t
T
r
e
e
s
i
d
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n
t
i
f
i
e
s
t
h
e
t
r
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e
s
p
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c
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s
t
h
a
t
m
a
y
b
e
u
s
e
d
a
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a
s
u
b
s
t
i
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u
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f
o
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t
h
e
r
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q
u
i
r
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d
pa
r
k
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l
o
t
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r
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s
i
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n
t
i
f
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d
i
n
T
a
b
l
e
2
4
.
A
t
r
e
e
f
r
o
m
T
a
b
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2
5
m
a
y
b
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p
l
a
n
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d
w
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t
h
a
p
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v
a
l
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f
a
M
i
n
o
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x
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p
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n
f
r
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m
t
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Z
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n
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g
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d
m
i
n
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s
t
r
a
t
o
r
w
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n
t
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r
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ar
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s
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c
o
n
s
t
r
a
i
n
t
s
,
p
r
o
j
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c
t
o
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l
a
n
d
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c
a
p
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r
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,
o
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o
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s
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r
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t
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o
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t
h
a
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m
a
k
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a
t
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f
r
o
m
T
a
b
l
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2
5
m
o
r
e
a
p
p
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p
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a
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f
o
r
p
l
a
n
t
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g
.
I
n
or
d
e
r
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o
p
l
a
n
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a
t
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s
p
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c
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o
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c
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d
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a
b
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2
4
o
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a
b
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2
5
,
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l
a
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n
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m
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s
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a
p
p
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v
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M
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x
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p
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s
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q
u
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d
.
A.
Ex
c
e
p
t
i
o
n
R
e
v
i
e
w
a
n
d
C
o
n
s
i
d
e
r
a
t
i
o
n
s
.
T
h
e
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q
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f
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x
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p
t
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s
h
a
l
l
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v
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w
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d
b
y
t
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P
l
a
n
n
i
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g
D
e
p
a
r
t
m
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n
t
,
P
u
b
l
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c
W
o
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k
s
D
e
p
a
r
t
m
e
n
t
an
d
t
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e
E
l
e
c
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r
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c
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t
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p
a
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m
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t
.
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h
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E
x
c
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p
t
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o
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p
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t
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n
s
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c
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t
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o
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l
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w
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f
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t
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d
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t
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n
f
o
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m
a
t
i
o
n
r
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q
u
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r
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d
b
y
Ta
b
l
e
2
9
.
wh
y
s
p
e
c
i
e
s
f
r
o
m
t
h
e
r
e
q
u
i
r
e
d
t
r
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e
l
i
s
t
c
a
n
n
o
t
b
e
p
l
a
n
t
e
d
;
1.
wh
y
t
h
e
a
l
t
e
r
n
a
t
i
v
e
s
p
e
c
i
e
s
p
r
o
p
o
s
e
d
i
s
a
p
r
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f
e
r
r
e
d
a
n
d
a
p
p
r
o
p
r
i
a
t
e
s
u
b
s
t
i
t
u
t
e
;
a
n
d
2.
ot
h
e
r
i
n
f
o
r
m
a
t
i
o
n
a
s
d
e
t
e
r
m
i
n
e
d
b
y
t
h
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d
e
c
i
s
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o
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m
a
k
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b
o
d
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o
r
r
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v
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w
i
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d
e
p
a
r
t
m
e
n
t
s
.
3.
Article 18: Downtown Zoning Code
69City Council Adopted Version September 19, 2012
Section 10. Tree Preservation and Planting Requirements
Ta
b
l
e
2
6
:
R
e
q
u
i
r
e
d
R
i
p
a
r
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a
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m
m
o
n
N
a
m
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Sc
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t
i
f
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c
N
a
m
e
Av
e
r
a
g
e
H
e
i
g
h
t
(f
e
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t
)
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e
r
a
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e
S
p
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a
d
(f
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t
)
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r
g
r
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e
n
or
De
c
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d
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s
Dr
o
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h
t
To
l
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c
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Na
t
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(Y
e
s
/
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o
)
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y
p
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t
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St
a
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d
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d
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Sa
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p
i
s
25
f
t
.
25
f
t
.
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c
i
d
u
o
u
s
No
Ye
s
Ro
u
n
d
Gi
b
s
o
n
C
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k
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x
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t
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Bi
g
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a
f
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a
p
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Ac
e
r
m
a
c
r
o
p
h
y
l
l
u
m
50
f
t
.
40
f
t
.
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c
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d
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r
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w
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t
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de
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l
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r
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t
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Bu
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c
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c
a
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t
25
f
t
.
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c
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u
o
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s
Ye
s
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n
d
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b
s
o
n
C
r
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k
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j
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r
E
x
c
e
p
t
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o
n
Ca
l
i
f
o
r
n
i
a
B
a
y
Um
b
e
l
l
u
l
a
r
i
a
,
c
a
l
i
f
o
r
n
i
c
a
30
f
t
.
30
f
t
.
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e
r
g
r
e
e
n
Ye
s
Ye
s
Ro
u
n
d
Gi
b
s
o
n
C
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k
Ma
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x
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e
p
t
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o
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Ca
l
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f
o
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n
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a
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l
a
c
k
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a
l
n
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t
Ju
l
g
a
n
s
c
a
l
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f
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c
a
hi
n
d
s
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60
f
t
40
f
t
.
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c
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d
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o
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s
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s
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s
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r
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a
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g
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b
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p
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n
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l
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e
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.
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.
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d
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b
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o
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k
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p
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n
Va
l
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a
k
Qu
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r
c
u
s
l
o
b
a
t
a
70
f
t
.
70
f
t
.
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c
i
d
u
o
u
s
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s
Ye
s
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r
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a
d
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n
g
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b
s
o
n
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k
Ma
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p
t
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o
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Wh
i
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l
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r
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n
u
s
r
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m
b
i
f
o
l
o
i
a
50
f
t
.
40
f
t
.
De
c
i
d
u
o
u
s
No
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s
Fa
s
t
i
g
i
a
t
e
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b
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o
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k
Ma
j
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r
E
x
c
e
p
t
i
o
n
10
.
1
3
0
:
Re
q
u
i
r
e
d
R
i
p
a
r
i
a
n
T
r
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e
s
.
T
a
b
l
e
2
6
:
R
e
q
u
i
r
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d
R
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p
a
r
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a
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s
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d
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p
l
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d
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a
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a
s
.
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h
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r
e
i
s
n
o
a
l
-
te
r
n
a
t
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t
r
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l
i
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f
o
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r
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a
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s
.
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n
o
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o
p
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o
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n
c
l
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d
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n
T
a
b
l
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2
6
,
P
l
a
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n
i
n
g
C
o
m
m
i
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s
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a
p
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v
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M
a
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p
t
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i
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re
q
u
i
r
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d
.
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E
x
c
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p
t
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o
n
R
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v
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w
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s
.
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h
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Article 18: Downtown Zoning Code
70City Council Adopted Version September 19, 2012
Section 11. Circulation Standards
Section 11: Circulation Standards
11.010: Purpose. The purpose of Section 11 is to create a circulation system that balances the needs of the pedes-
trian, bicyclist, and motorist by creating interconnected and pedestrian oriented streets in an environment
that accommodates a mix of commercial and residential uses, and facilitates a diverse, compact and walk-
able, urban environment.
11.020: Applicability. This Section shall apply to the design and construction of a new or reconstructed street, alley,
or pedestrian/bike path within the boundaries of this Code No grading or building permit shall be issued
and no discretionary entitlement shall be approved unless the proposed construction complies with this sec-
tion.
11.030: Circulation Map. The Circulation Map (Figure 8) identifies the existing circulation system, extensions of
existing streets, and locations of required and recommended pedestrian/bicycle paths. No new streets are
shown on the Circulation Map; however, new streets may be required as part of a subdivision, site devel-
opment, or site redevelopment in order to comply with the development standards and circulation require-
ments of this Code.
11.040: Primary Streets. All existing streets within the boundaries of this Code are considered primary streets
except the following: Oak Street from Clay Street to Henry Street and Standley Street from Main Street to
Mason Street. Primary streets shall be held to the highest standards of this Code in support of pedestrian
activities.
11.050: Streets. Figure 8: Circulation Map identifies existing streets, extensions of existing streets, and improve-
ments to existing streets. Figures 10-14 are the required thoroughfare sections for this Code.
A. Downtown Streetscape Improvement Plan. The Downtown Streetscape Improvement Plan ap-
proved by the City Council on July 1, 2009 includes new street sections for all of North State Street
and Main Street and for portions of Henry Street, Smith Street, Standley Street, Perkins Street,
Church Street, Stephenson Street, and Clay Streets located within the boundaries of this Code. Any
new development or redevelopment that requires frontage or street improvements shall be consistent
with the Downtown Streetscape Improvement Plan.
B. New Streets. Any new street required as part of a subdivision, site development, or site redevelop-
ment shall comply with one of the sections allowed within the boundaries of this Code as shown in
Figures 10-13. The appropriate street section will be determined as part of the development review
process.
C. Street Extensions. The purpose of the street extensions is to extend throughout the boundaries of
this Code the grid pattern of smaller walkable blocks that currently exists in the downtown, comply
with block perimeter standards included in Table 4: Site Development Standards, comply with the
circulation and other requirements of this Code, and to implement the Purpose of this Code included
in Section 1.
1. Required Street Extensions. This Code includes the required extensions of existing streets
identified below. Compliance with block perimeter and other requirements of this Code will be deter-
mined through the development review process.
a. Clay Street. Clay Street extended across the railroad tracks to connect to Leslie Street. The
extension of Clay Street over the railroad tracks requires approval of the Public Utilities Commis-
sion (PUC). If the PUC does not approve the crossing of the railroad tracks, Clay Street would
include two separate segments: 1) Main Street to the railroad right-of-way which is an existing
street that would be improved to include wide sidewalks, street trees, and bike lanes and 2) an
extension from the east side of the railroad right-of-way to connect with Leslie Street and align
with Peach Street to create a four-way intersection.
b. Hospital Drive. Hospital Drive extended to the extension of Clay Street. The location and de-
sign of the extension of Hospital Drive shall take into consideration the preservation and enhance-
ment of Gibson Creek.
Article 18: Downtown Zoning Code
71City Council Adopted Version September 19, 2012
Section 11. Circulation Standards
2. Recommended Street Extension. This Code includes the following recommended extensions of
existing streets:
a. Church Street. Church Street extended from Main Street terminating at the railroad right-of-
way. This street extension is recommended if the parcels across which Church Street would be
extended are assembled and redeveloped. In order to comply with the minimum block perimeter
standards, some form of circulation improvement may be required as part of a development pro-
posal. Compliance with the block perimeter requirement shall be determined as part of the project
review process.
b. Stephenson Street. Stephenson Street extended from Main Street terminating at the rail-
road right-of-way. This street extension is recommended if the parcels across which Stephenson
Street would be extended are assembled and redeveloped. In order to comply with the minimum
block perimeter standards, some form of circulation improvement may be required as part of a
development proposal. Compliance with the block perimeter requirement shall be determined as
part of the project review process.
E. Modifications to Existing Street Sections. Projects that require frontage improvements shall
construct improvements consistent with one of the thoroughfare sections required for this Code. The
appropriate section shall be determined as part of the development review process.
11.060: Alleys. New development and redevelopment are encouraged to provide access to their projects via rear
alleys. In some circumstances, alley access may be required in order to comply with the applicable devel-
opment standards, such as block perimeter, parking location, and frontage type, of the zoning district in
which the project is located. The appropriate location for alleys will depend on the type and location of the
development proposed and will be evaluated as part of the development review process.
11.070: Pedestrian/Bike Paths. Figure 8: Circulation Map identifies the location of required and recommended
pedestrian/bike paths.
A. Required Paths.
1. Gibson Creek Corridor. The required bike/pedestrian path shall be constructed as a Caltrans
Class I path.
2. Railroad Corridor. The required bike/pedestrian path shall be constructed as a Caltrans Class I
path.
3. Perkins Street at Pear Tree Center. One designated and dedicated pedestrian/bike path ex-
tending from Perkins Street into the Pear Tree Shopping Center as shown on Figure 16. The
location shown in Figure 8 is approximate and every effort should be made to provide this access
as part of a development application in the general area shown on the Circulation Map. The re-
quired path shall be constructed to the standards of a Caltrans Class I path.
B. Recommended Paths.
1. Block Perimeter. Caltrans Class I paths in lieu of construction of a Thoroughfare may be pro-
posed for areas that do not meet the block perimeter standards of this Code. Consideration of
a bike/pedestrian path in lieu of construction of a Thoroughfare requires Planning Commission
approval of a Major Exception.
2. Bike/Pedestrian Connections. Bike/pedestrian paths are recommended for areas that lack
designated pedestrian/bike connections in order to provide the required circulation pattern, pe-
destrian orientation, and walkability.
Article 18: Downtown Zoning Code
72City Council Adopted Version September 19, 2012
Section 11. Circulation Standards
C. Type of Path. All paths shall be constructed as Caltrans Class I paths where feasible. Modification to
this standard requires approval of a Major Exception.
11.080: Gibson Creek. Gibson Creek is located within the boundaries of this Code and provides riparian and
aquatic habitat that supports a variety of insects, amphibians, fish, and animals and serves as a water
source and migration corridor for wildlife. New road or bridge construction should be designed to balance
vehicular, bike, and pedestrian circulation with the community’s desire to enhance and preserve the creek
and its riparian and aquatic habitat, and associated wildlife. New development adjacent to the creek shall
dedicate right-of-way or provide an access easement of sufficient width to allow for adequate maintenance
of the creek.
11.090: Exception to Circulation Design Standards. Modifications to the circulation design standards required in
Section 11 may be allowed with Planning Commission approval of a Major Exception as part of its review
of a specific subdivision or development proposal.
A. Findings Required. In order to approve an alternative design, the applicable findings required by
Table 29 shall be made in addition to the following findings:
1. The alternative design maintains connections with all other streets that intersected the subject
mode of circulation (eg. street, alley, pedestrian path) in its original alignment; and
2. Pedestrian amenities, such as adequate sidewalk width and street trees are provided.
11.100: Street Improvement Requirements. Each approved subdivision or other development project shall pro-
vide for their “fair share” construction of all portions of streets and pedestrian/bike paths shown on the Cir-
culation Map or required by this Section and shall be consistent with required alignments.
A. Exception to Required Alignment. The relocation of a required street or pedestrian/bike path align-
ment may be allowed with Planning Commission approval of a Major Exception as part of its review of
a specific subdivision or development proposal.
B. Findings Required. In order to approve the alternative alignment, the applicable findings required by
Table 29 shall be made in addition to the following findings:
1. The development complies with all of the standards of this Code applicable to the original align-
ment (for example, urban standards, architectural standards, landscape standards, and thorough-
fare standards).
2. The alternative alignment maintains connections with all other streets that intersected the subject
mode of circulation in its original alignment.
3. The alternative alignment meets the block perimeter requirements of this Code.
11.110: Special Designations. The following special designations are shown on Figure 9: Special Designations.
These designations are located in visually prominent areas within the boundaries of this Code.
A. Required Storefront. Figure 9: Special Designations Map identifies locations where storefront front-
age types (Shopfront and Awning, Gallery, Arcade) are required.
B. Recommended Storefront. Figure 9: Special Designations Map identifies locations where storefront
frontage types (Shopfront and Awning, Gallery, Arcade) are recommended but not required
C. Terminated Vistas. Building(s) located at a Terminated Vista are required to be sited, oriented and
designed of an architectural character, craftsmanship, and materials befitting its visual prominence
Article 18: Downtown Zoning Code
73City Council Adopted Version September 19, 2012
Section 11. Circulation Standards
and in keeping with the architectural themes in downtown Ukiah.
D. Turret Element. Turret Elements are strongly encouraged on new buildings located at specific places
designated on Figure 9: Special Designations Map. The turret element shall be an integral and
complementary part of the overall building and site design.
Article 18: Downtown Zoning Code
74City Council Adopted Version September 19, 2012
Section 11. Circulation Standards
GibsonCreek
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Article 18: Downtown Zoning Code
75City Council Adopted Version September 19, 2012
Section 11. Circulation Standards
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Article 18: Downtown Zoning Code
76City Council Adopted Version September 19, 2012
Section 11. Circulation Standards
Figure 10: Commercial Street with Parallel Parking and Bike Lanes
Thoroughfare Type Commercial Street
Movement Slow Movement
Speed 25 mph
Traffic Flow Two Ways
Bike Lanes 5-foot Bike Lane on both sides
Curb Radius 15 feet, less at Bulb Outs
Sidewalk Width 13 foot Sidewalk
Planter Type 4-foot x 4-foot Tree Well
Street Trees 30-feet on Center Average
Article 18: Downtown Zoning Code
77City Council Adopted Version September 19, 2012
Section 11. Circulation Standards
Thoroughfare Type Commercial Street
Movement Slow Movement
Speed 25 mph
Traffic Flow Two Ways with Center Turn Lane
Curb Radius 10 feet, less at bulb out
Sidewalk Width 12 foot Sidewalk
Planter Type 4-foot x 4-foot Tree Well
Street Trees 30-feet on Center Average
Figure 11: Commercial Street with Angled and Parallel Parking
Article 18: Downtown Zoning Code
78City Council Adopted Version September 19, 2012
Section 11. Circulation Standards
Thoroughfare Type Commercial Street
Movement Slow Movement
Speed 20 mph
Traffic Flow Two Ways
Curb Radius 15 feet
Sidewalk Width 6 foot Sidewalk
Planter Type 7 foot Continuous
Street Trees 30-feet on Center Average
Figure 12: Commercial Street with Parking
Article 18: Downtown Zoning Code
79City Council Adopted Version September 19, 2012
Section 11. Circulation Standards
Figure 13: Street with Parallel Parking
Thoroughfare Type Street
Movement Yield Movement
Speed 25 mph
Traffic Flow Two Ways
Curb Radius 15 feet
Sidewalk Width 13 foot Sidewalk
Planter Type 5 foot Continuous
Street Trees 30-feet on Center Average
Article 18: Downtown Zoning Code
80City Council Adopted Version September 19, 2012
Section 11. Circulation Standards
Figure 14: Alley
Thoroughfare Type Rear Alley
Movement Yield Movement
Speed 10 mph
Traffic Flow Two Ways
Curb Radius Driveway Cut
Walkway Type Inverted Crown
Landscape Type Planters between Driveway Aprons
Notes:
1. Alleys not to exceed 300 feet in length without approval of the Fire Department and Public Works
Department.
2. The Fire Department shall review the final location of alleys for workable staging areas created by the
painting of red curbs where needed.
3. The face of the building can move as required to allow for surface parking lots between buildings in the
third layer of the lot for side and rear yard buildings and in the fourth layer of the lot for courtyard buildings.
Article 18: Downtown Zoning Code
81City Council Adopted Version September 19, 2012
Section 12. Administration
Section 12: Administration and Procedures
12.010: Purpose. The purpose of Section 12 is to establish the permit requirements for projects within the boundar-
ies of this Code.
12.020: Applicability. This Section shall apply to proposed development of parcels located within the boundaries
of this Code.
12.030: Site Development Permits. Table 27 establishes the procedures for review and processing of Site Devel-
opment Permits. Table 27 establishes three (3) levels of Site Development Permits based on the size of
the project.
A. Purpose. Site Development Permit procedures are intended to focus on design issues and solutions
that will have the greatest effect on community character and to encourage innovative design solu-
tions and quality design. The purposes of this Section are to:
1. Recognize the interdependence of land values and aesthetics and encourage the orderly and
harmonious appearance of development within the community.
2. Ensure that new uses and structures enhance their sites with high standards of improvement and
are compatible with surrounding neighborhoods.
3. Protect the increasing values, standards, and importance of land and development in the commu-
nity.
4. Retain and strengthen the visual quality of the community.
5. Assist project developers in understanding the public’s concerns for the aesthetics of develop-
ment.
6. Ensure that development complies with all applicable City standards and guidelines, and does not
adversely affect community health, safety, aesthetics, or natural resources.
B. Design Criteria. Design criteria have been established to provide guidance in the design and devel-
opment of projects. The following criteria shall be considered in reviewing a Site Development Permit
application and establishing conditions for the project.
1. Site layout, buffers, and setback distances and physical relationship of structures and uses on the
site and to surrounding topography, natural resources, uses, and structures.
2. Protection, preservation, and integration of historic, cultural and scenic resources and orientation
to natural site amenities and scenic views.
3. Incorporation of low impact development (LID) design principles into the design of new develop-
ment, redevelopment, and the expansion or modification of existing development, including park-
ing, access and circulation areas where feasible.
4. Site access, including pedestrian, bicycle, parking for vehicles and bicycles, and loading areas,
and on-site and off-site traffic and pedestrian circulation.
5. Integration of the site into the pedestrian and traffic circulation system, including off-site improve-
ments and opportunities for connections to adjoining streets, parks, open space, community facili-
ties and commercial areas.
6. Height, bulk, and area of buildings and the overall mass and scale of the project in relation to the
site characteristics, neighborhood, and surrounding land uses.
Article 18: Downtown Zoning Code
82City Council Adopted Version September 19, 2012
Section 12. Administration
7. Landscape elements that integrate opportunities for outdoor use areas and adequate shading of
pavement and windows.
8. Articulation in building facades, exterior architectural design details, quality of materials, variation
of textures, and harmony of colors.
9. Articulation in rooflines and the type and pitch of roofs and/or mechanical screening and over-
hangs for proper shading and solar access to windows.
10. Location, size, and spacing of windows, doors, and other openings and orientation for passive
solar heating and cooling and provision of awnings, enclosures, and overhangs for entryways.
11. Location and orientation of windows, doorways, and outdoor use areas and the potential for heat,
glare, odors, noise, or other disturbances from on or off-site sources (i.e., direct sun from west
exposures, outdoor lighting, food services areas, recycling and refuse areas, mechanical equip-
ment, roadways, railroads, aircraft overflight, etc.).
12. Location of towers, chimneys, roof structures, flagpoles, radio, telecommunications and television
masts/poles or other projections.
13. Use of durable, quality materials and provisions for long-term maintenance including identification
of responsible party and funding source for public improvements and open space areas.
14. Location, design, access, and visual screening for recycling and refuse disposal areas and utility
installations.
15. Location, design, and standards of all exterior illumination, including parking lot and sign lighting.
16. Signage including the size, type, location, material quality, durability, textures, height, color, light
intensity, and integration into the building and street design, and the potential for distraction of
traffic and/or obstruction of other signs, access ways, and sight visibility areas.
C. Findings. The review authority may approve a Site Development Permit application only after first
finding that:
1. The proposed project is consistent with the City of Ukiah General Plan, Ukiah City Code, and this
Code.
2. Design. The design of the proposed project is consistent with the Architectural Standards of this
Code and compatible with the character of the neighborhood; will maintain the community’s char-
acter, provide for harmonious and orderly development, and create a desirable environment for
the occupants, neighbors, and visiting public; includes the appropriate use of materials, texture,
and color, which will remain aesthetically appealing and appropriately maintained; and the loca-
tion and orientation of windows, doorways, and outdoor use areas reduce the potential for heat,
glare, noise, or other disturbance from on or off-site sources. The neighborhood compatibility
part of this finding does not apply if it would render the project inconsistent with the architectural
requirements of the zoning district in which the project is located.
3. Siting. The siting of the structure(s) on the parcel is compatible with the siting of other structures
in the immediate neighborhood. This finding does not apply if the resulting setbacks are inconsis-
tent with the requirements of the zoning district in which the parcel is located.
4. Ingress, Egress, Circulation, Parking. The project provides adequate ingress, egress, parking
for vehicles and bicycles, and internal circulation for vehicles, bicycles, pedestrians, and deliv-
ery vehicles designed to promote safety and convenience and to conform to City standards and
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will not create potential traffic, pedestrian, or bicycle hazards or a distraction for motorists. Low
Impact Development (LID) design has been incorporated into the project where feasible.
5. Landscaping. The landscaping for the project provides opportunities for shading west and south
facing windows and outdoor use areas, utilizes native and drought tolerant species, is in keeping
with the character and design of the project, and consistent with requirements of this Code and
City standards.
6. Resource Protection. The proposed project will not excessively damage or destroy resources or
natural features, including cultural and historic resources, trees, shrubs, creeks, and the natural
grade of the site.
7. Health, Safety, Welfare. The proposed project would not be detrimental to the public health,
safety, or welfare; is not materially injurious to the properties or improvements in the immediate
vicinity; and will not tend to cause the surrounding area to depreciate materially in appearance or
value or otherwise discourage occupancy, investment, or orderly development in the area.
12.040: Use Permits. Table 28 establishes the procedures for the review and processing of Use Permits. Table
28 establishes two levels of review for Use Permits, Minor Use Permit and Major Use Permit.
12.050: Exceptions. Where this Code allows specific requirements to be modified, such modification may be
allowed with approval of an Exception. Table 29: Exceptions establishes two levels of Exceptions, Major
and Minor, and the procedures for the review and processing of Exceptions.
12.060: Subdivisions. Shall comply with the requirements of UCC Division 9, Chapter 1.
12.070: Variance. Variances are prohibited within boundaries of this Code. Deviations from the requirements of this
Code are allowed through an Exception as for provided in Section 12.050.
12.080: Planned Developments. Planned Developments are prohibited within the boundaries of this Code. Modifi-
cations to the standards required by this Code are allowed through approval of an Exception(s) as provided
in Section 12.050.
12.090: Amendment. The boundaries or provisions of this Code, including the Zoning Map, Circulation Map, and
Special Designations Map, may be amended as prescribed in UCC Section 9265, provided that all regula-
tions and zoning designations applied within the boundaries of the this Code incorporate transect-based
design and block perimeters with appropriate transitions to abutting areas.
12.100: Concurrent Permits. When more than one permit (such as Site Development, Use Permit, Exception), is
required for the same project, all permits shall be combined into one application, processed concurrently,
and acted upon by the highest review authority required by this Code.
12.110: Calculations - Rounding. Where provisions of this Code require calculations to determine applicable
requirements, any fractional results of the calculations shall be rounded as required by the following:
A. Residential density, minimum lot area, and number of lots. The fractional/decimal results of
calculations of the number of dwelling units allowed on a parcel based on maximum density require-
ments, and the number of parcels allowed through subdivision based on a minimum lot area require-
ment, shall be rounded down to the next lowest whole number.
B. All other calculations. For all calculations required by this Zoning Code other than those described
in Subsection 12.110(A) above, the fraction/decimal results of the calculations shall be rounded to the
next highest whole number when the fractional/decimal is 0.5 or more, and to the next lowest whole
number when the fraction/decimal is less than 0.5.
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12.120: Non-Conforming Uses, Structures and Parcels.
A. Purpose. This Section provides regulations for non-conforming uses, structures, and parcels that
were lawful before adoption of amendment of this Code, but which would be prohibited, regulated or
restricted differently under the current terms of this Code or future amendments.
B. Intent. It is the intent of this Section to discourage the long-term continuance of non-conformities,
providing for their eventual elimination, while allowing them to exist under the limited conditions of this
Section.
C. Detrimental to orderly development. The continuance of a nonconforming use or structure is gen-
erally detrimental to the orderly development of the area within the boundaries of this Code and the
general welfare of its residents and is particularly detrimental to the welfare of persons and property
in the vicinity of the nonconformity.
D. Illegal use or structure. Any use or structure which was established or constructed in violation of
the applicable zoning regulations in effect at the time of establishment or construction and which is
not in conformity with the applicable regulations of this Zoning Code, is not a nonconforming use or
structure, and the use or structure is in violation of this Code.
12.130: Nonconforming Uses.
A. Continued, transferred, or sold. Nonconforming uses may be continued, transferred, or sold, but
only in compliance with the provisions of this Section.
B. Replacing nonconforming uses with similar uses.
1. A nonconforming use may be changed to another nonconforming use of a similar or more restrict-
ed classification or nature; provided, the proposed new nonconforming use would not increase
the degree or intensity of nonconformity.
2. The replacement nonconforming use shall serve as the “new bench mark” in terms of establishing
the acceptable level of nonconformity.
3. Where a nonconforming use is changed to another nonconforming use of a more restrictive clas-
sification, it shall not thereafter be changed to a use of a less restrictive classification.
C. Enlargement or expansion of use not allowed.
1. Nonconforming use of land without structures.
a) A nonconforming use of land which does not involve any structure except accessory structures
shall not be enlarged or expanded in size or capacity or extended to occupy a greater area, or
increased in intensity without Planning Commission approval of a Major Use Permit.
b) A nonconforming use of land which does not involve any structure except accessory structures
shall not be relocated, extended, or expanded into a structure constructed on the parcel without
Planning Commission approval of a Major Use Permit.
c) “Accessory structures” as used in this Subsection include driveways, fences, parking areas,
signs, walls, or minor structures less than 400 square feet in area.
2. Nonconforming use of land with structures. Changes to a nonconforming use of a structure
by enlargement, extension, reconstruction, or relocation within the structure, or an addition to the
structure, or the construction of a new structure shall not be allowed without Planning Commis-
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sion approval of a Major Use Permit.
3. Findings. In approving a Major Use Permit, the Planning Commission shall make the following
findings in addition the findings required by Section 9262(E):
a) The enlargement, expansion, extension, or increase would not increase the detrimental ef-
fects of the nonconformity; and
b) The structure complies with the development standards of the zoning district in which the
structure is located.
4. Site Development Permit. If a Site Development Permit is required, the Site Development
Permit is subject to Planning Commission approval and shall be reviewed in conjunction with the
Major Use Permit.
D. Loss of nonconforming status.
1. If a nonconforming use of land, or a nonconforming use of a conforming structure, is discontinued
for a continuous period of at least six months, the rights to legal nonconforming status shall termi-
nate.
2. The nonconforming use shall not be resumed once the use has been terminated for at least six
months.
3. The Planning Director shall base a determination of discontinuance on evidence including the re-
moval of equipment, furniture, machinery, structures, or other components of the nonconforming
use, disconnected or discontinued utilities, or no business receipts/records to document contin-
ued operation.
4. Without further action by the City, any further use of the site shall comply with all of the regula-
tions of the applicable zoning district and all other applicable provisions of this Zoning Code.
12.140: Nonconforming Structures.
A. Continued, transferred, or sold. Nonconforming structures may be continued, transferred, or sold,
but only in compliance with the provisions of this Section.
B. Nonconforming structures and involuntary damage. Nonconforming status shall terminate if a
nonconforming structure is involuntarily damaged or destroyed by accident (e.g. fire, explosion, etc.)
or natural disaster (e.g. earthquake, etc.) provided that the structure may be repaired or reoccupied in
the following manner:
1. Damage up to 50 percent of market value. A nonconforming structure involuntarily damaged
up to 50% of its current market value (as defined by Subparagraph 12.140(D), below) may be
reconstructed, repaired, restored, and used as before; provided that the restoration is initiated
(as defined in Subparagraph 12.140(D), below) within 12 months, and is substantially completed
within 24 months from the date of application for the required Building Permit.
a) Process for reconstruction, repair, restoration.
1) The applicant provides documentation, satisfactory to the Planning Director, supporting
the claim that the damage or destruction occurred involuntarily;
2) No expansion of the gross floor area or number of dwelling units occurs;
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3) The replacement structure is in compliance with the current Building Code and would not
be detrimental to the public health, safety, or welfare or materially injurious to the proper-
ties or improvements in the immediate vicinity of the replacement structure;
4) A Building Permit is issued no later than 12 months after the date of the destruction, and
construction is diligently pursued to completion.
If the preceding requirements are not met, the replacement structure shall comply with all
of the regulations of the applicable zoning district in effect on the date of application for the
required Building Permit.
2. Damage to 50 percent or more of market value. A nonconforming structure involuntarily dam-
aged to 50 percent or more of its current market value (as defined in Subparagraph 12.140(D),
below) shall not be reconstructed, repaired, or restored, except in conformity with the applicable
requirements of the applicable zoning district.
C. Nonconforming structures and voluntary repair and maintenance. The ordinary and normal
repair and maintenance work that may be required to keep a nonconforming structure in sound condi-
tion may be made in compliance with this Subparagraph. A nonconforming structure may undergo
ordinary repair and maintenance only in the following manner:
1. Minor repair. Minor normal repair and maintenance may be made to a nonconforming structure:
a) Provided that no structural alterations are made (exception: see Section 12.060, below), and
the work does not exceed 50 percent of the current market value of the structure during any
calendar year;
b) For the purposes of this Subparagraph the cost of any required foundation work shall not be
counted within the 50 percent limitation.
2. Major repair. Major repair to a nonconforming structure, when the cost of repairing or replacing
the damaged portion of the structure exceeds 50 percent of the current market value of the struc-
ture before damage or destruction, may occur with Planning Commission approval of a Major
Use Permit provided that the Commission first determines that the major repairs are necessary to
correct hazards to public health or safety.
3. Other voluntary modifications. The reconstruction or structural alteration of a nonconforming
structure may be allowed with Zoning Administrator approval of a Minor Use Permit; provided that
the review authority first determines that the modification is necessary to secure added safety or
to reduce the fire hazard and/or to secure aesthetic advantages through the alignment, architec-
ture, or closer conformity to surrounding allowed structures in the immediate neighborhood, and
only in compliance with Subparagraphs C(1) and C(2), above.
D. Definitions
1. Restoration is initiated. As used in this Subsection, “restoration is initiated” requires that, at a
minimum, a complete Building Permit application has been filed.
2. Current market value.
a) As used in this Subsection, “current market value” is the market value of the structure imme-
diately before the occurrence of the damage.
b) For the purposes of administering the provisions of this Subsection, the applicant shall submit
an appraisal from a licensed appraiser and the City’s Building Official shall verify the apprais-
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Section 12. Administration
er’s determination of the current market value of the damaged structure, which determination
shall be final unless appealed in compliance with UCC Section 9266.
12.050: Nonconforming Parcels.
A. Legal building site. A nonconforming parcel that does not comply with the applicable area or width
requirements of this Zoning Code shall be considered a legal building site if it meets at least one of
the following criteria, as documented to the satisfaction of the Planning Director by evidence furnished
by the applicant:
1. Approved subdivision. The parcel was created by a recorded subdivision;
2. Individual parcel legally created by deed. The parcel is under one ownership and of record,
and was legally created by a recorded deed before the effective date of the zoning amendment
that made the parcel nonconforming;
3. Variance or lot line adjustment. The parcel was approved through the Variance procedure or
resulted from a lot line adjustment;
4. Partial government acquisition. The parcel was created in compliance with the provisions of
this Zoning Code, but was made nonconforming when a portion was acquired by a government
entity so that the parcel size is decreased not more than 20 percent and the yard facing the public
right-of-way was decreased by not more than 50 percent; or
5. Certificate of Compliance. A Certificate of Compliance has been issued, verifying that the parcel
complies with the applicable provisions of the City’s Subdivision Ordinance and the California
Subdivision Map Act.
B. Subdivision or lot line adjustment of a nonconforming parcel. No subdivision or lot line adjust-
ment shall be approved that would increase the nonconformity of an existing parcel or any noncon-
forming use on the parcel.
12.060: Exemptions.
A. Seismic retrofitting and Building Code compliance. Alterations, reconstruction, or repairs other-
wise required by law (e.g. City adopted Building, Electrical, Plumbing Codes) shall be allowed. Re-
construction required to reinforce un-reinforced masonry structures or to comply with Building Code
requirements shall be allowed without cost limitations; provided, the retrofitting and Code compliance
are limited exclusively to compliance with earthquake safety standards and other applicable Building
Code requirements.
B. Nonconforming upon annexation. Nonconforming uses or structures, or both, which are law-
fully existing at the time the property on which they are located is annexed to the City, and which do
not conform to the regulations of the subject zoning district following annexation, shall be deemed
nonconforming uses or structures or both, and shall, upon annexation, be subject to the provisions of
Sections 12.130, 12.140, 12.150 and 12.160.
C. Nonconforming due to lack of a Use Permit.
1. Conformity of uses requiring Use Permits. A use lawfully existing without a Use Permit that
would be required by this Code to have Use Permit approval, in compliance with Section 9262,
shall be deemed conforming, but only to the extent that it previously existed (e.g., maintain the
same site area boundaries, hours of operation, operating characteristics, etc.).
2. Previous Use Permit in effect. A use that was authorized by a Use Permit but is not allowed in
its current location by this Code may continue, but only in compliance with the original Use Per-
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88City Council Adopted Version September 19, 2012
Section 12. Administration
mit.
D. Previous permits. A use or structure which does not conform to the current regulations of the
subject zoning district, but for which a Building Permit, or a permit or entitlement approved in compli-
ance with the Zoning Code, was issued and exercised before the applicability of this Code, may be
completed; provided, the work is diligently pursued to completion. Upon completion these uses or
structures, or parts thereof, shall be deemed to be nonconforming and shall thereafter be subject to
the provisions of this Section.
E. Public utilities. The provisions of this Section, concerning the required removal of nonconforming
uses and structures, and the reconstruction of nonconforming structures partially destroyed, shall not
apply to public utility structures when the structures pertain directly to the rendering of the service of
distribution of a utility (e.g., electric distribution and transmission substations, gas storage, metering,
and valve control stations, steam electric generating stations, water wells, pumps, etc.); nor shall any
provision of this Section be construed to prevent the expansion, modernization, or replacement of the
public utility structures, equipment, and features that are used for direct delivery of or distribution of
the service.
F. Public acquisition.
1. Nonconforming due to public acquisition. Whenever any structure or parcel is rendered non-
conforming within the meaning of this Section by reason of a reduction in a required parcel area,
reduction of off-street parking facilities, or setbacks occurring solely by reason of dedication to, or
purchase by, the City for any public purpose, or eminent domain proceedings, which result in the
acquisition by the City or any agency authorized for the eminent domain proceedings of a portion
of the property, the same shall not be deemed nonconforming with the meaning of this Section.
2. Required reconstruction, remodeling, or repair. Any required reconstruction, remodeling, or
repair shall be limited to that necessary to render the structure reasonably safe for continued use;
provided all reconstruction, remodeling, or repair work shall be substantially completed within 12
months from the date of the application for the required Building Permit.
12.180: Unlawful uses and structures. Uses and structures that did not comply with the applicable provisions of
this Zoning Code or prior planning and zoning regulations when established are violations of this Zoning
Code and are subject to the provisions of UCC Article 22 . This Chapter does not grant any right to continue
occupancy of property containing an illegal use or structure. The activity shall not be allowed to continue
unless/until permits or entitlements required by this Zoning Code and the City Code are first obtained.
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Table 27: Site Development Permit Procedures (1)
Tiers Tier 1 Tier 2 Tier 3
Permit Type Site Development Permit
Building Permit Required
(2)
Minor Site Development Permit)
Minor (SDP)
Major Site Development Permit
(Major SDP)
Project Type New construction and additions
up to 1,000 sf
Minor exterior facade modifica-
tions
Similar projects as determined by
the Planning Director
No Exception is required or
requested for the project.
New construction and additions
1,000 - 15,000 sf
Less than 1,000 sf of modification to exte-
rior of historic building
(see Table 13:
Historic Building Standards)
Up to 2 Minor Exceptions
Similar projects as determined by the Plan-
ning Director.
No Major Exception is required or request-
ed for the project.
New construction and additions
over 15,000 sf
More than 1,000 sf of modification to
exterior of historic building
(see Table 13:
Historic Building Standards)
New condominiums
New drive-thru facilities
More than 2 Minor Exceptions
All Major Exceptions
Similar projects as determined by the
Planning Director
Site Development Permits as determined
by the Zoning Administrator (3)
Application &
Filing
Submittal
Requirements
Building Permit
Filing Fees
Site Plan, Elevations, Floor Plans
Additional information as deter-
mined by the Planning Director
Planning Permit Application Form
Application Fees
Items requested on Planning Permit Appli-
cation form submittal requirements matrix
Any other project information determined
necessary by the Planning Director
Planning Permit Application Form
Application Fees
Items requested on Planning Permit Appli-
cation form submittal requirements matrix
Any other project information determined
necessary by the Planning Director
Review
Authority
Community Development and
Planning Department
Design Review Board
recommendation to
Zoning Administrator
Design Review Board
recommendation to
Planning Commission
Approval
Authority
Community Development and
Planning Department
Zoning Administrator (4)Planning Commission (4)
Public Notice Processed as a building permit.
No public notice provided.
As prescribed by UCC Section 9263(C)As prescribed by UCC Section 9263(C)
Findings for
Grant of Permit
(5)
Building permit plans must be
consistent with all
applicable requirements.
No findings required.
As prescribed by Section 12.030 (C) As prescribed by Section 12.030 (C)
Conditions of
Approval
Not Applicable As prescribed by UCC Section 9263(F)As prescribed by UCC Section 9263(F)
Appeal Not Applicable As prescribed by UCC Section 9266 As prescribed by Section 9266
Effective Date Date of building permit issuance As prescribed by UCC Section 9263(G)As prescribed by UCC Section 9263(G)
Expiration/
Revocation
6 months of no activity
(from the date of last inspection)
As prescribed by UCC Section 9263(H)As prescribed by UCC Section 9263(H)
Renewal Payment of renewal fee as estab-
lished by City Council
and process as determined by
the Building Official
As prescribed by UCC Section 9263(I)As prescribed by UCC Section 9263(I)
California
Environmental
Quality Act
(CEQA)
Exempt Planning Director shall determine the type
of environmental review required or if the
application is exempt from CEQA
Planning Director shall determine the type
of environmental review required or if the
application is exempt from CEQA
Applications for multiple permits are subject to the requirements of Section 12.100: Concurrent Permits.1.
Building Permit plans and submittal information must be consistent with all applicable standards of this Code.2.
The Zoning Administrator may refer any application to the Planning Commission for public hearing and decision. 3.
Any Site Development Permit reviewed by the Zoning Administrator or the Planning Commission may be approved, conditionally approved, or denied.4.
Approval authority has made all applicable findings based on project plans and the documentation provided as part of the application and said findings are not 5.
vague and conclusionary. The findings shall be sufficiently detailed to apprise a reviewing court of the basis for the action by bridging the gap between the evi-
dence and the decison-maker’s conclusions and shall be based upon evidence contained in the administrative record.
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Table 28: Use Permit Procedures (1)
Permit Type Minor Use Permit Major Use Permit
Project Type Minor Use Permits (MIUP) as identified in Table:
Allowed Uses and Permit Requirements
Expansion of more than 150 and less than 1,000
square feet to an existing Use Permit
Minor amendment to an existing
Use Permit
Change in use of an existing structure(s) that does
not require additional parking, and will not generate
substantial amounts of additional
traffic, noise, or other potential nuisances
Major Uses (MAUP) as identified in Table 3:
Allowed Uses and Permit Requirements
Expansion of 1,000 square feet or more to an exist-
ing Use Permit
Major Amendment to an existing
Use Permit
Conversion of existing rental housing to
condominium
At the discretion of the Planning
Director, any Use Permit may be scheduled for
consideration and decision-making by the Planning
Commission (UCC Section 9262(D5))
Application & Filing
Submittal Requirements
Planning Permit Application Form
Application Fees
Items requested on Planning Permit Application
form submittal requirements matrix
Any other project information determined neces-
sary by the Planning Director
Planning Permit Application Form
Application Fees
Items requested on Planning Permit Application
form submittal requirements matrix
Any other project information determined neces-
sary by the Planning Director
Approval Authority (2)Zoning Administrator (1)Planning Commission
Public Notice As prescribed by UCC Section 9262(C) As prescribed by UCC Section 9262(C)
Findings for Grant of Permit
(3)
As prescribed by UCC Section 9262(E)As prescribed by UCC Section 9262(E)
Conditions of Approval As prescribed by UCC Section 9262(F)As prescribed by UCC Section 9262(F)
Appeal As prescribed by UCC Section 9262(D2)As prescribed by UCC Section 9262(D4)
Effective Date As prescribed by UCC Section 9262(G)As prescribed by UCC Section 9262(G)
Expiration/Revocation As prescribed by UCC Section 9262(H)As prescribed by UCC Section 9262(H)
Renewal As prescribed by UCC Section 9262(I)As prescribed by UCC Section 9262(I)
California
Environmental
Quality Act (CEQA)
Planning Director shall determine the type of envi-
ronmental review required or if the
application is exempt from CEQA
Planning Director shall determine the type of envi-
ronmental review required or if the
application is exempt from CEQA
Applications for multiple permits are subject to the requirements of Section 12.100: Concurrent Permits. 1.
Any use permit application reviewed by the Zoning Administrator or the Planning Commission may be approved, conditionally approved or denied. 2.
Approval authority has made all applicable findings based on project plans and the documentation provided as part of the application and said findings 3.
are not vague and conclusionary. The findings shall be sufficiently detailed to apprise a reviewing court of the basis for the action by bridging the gap
between the evidence and the decison-maker’s conclusions and shall be based upon evidence contained in the administrative record.
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Table 29: Exception Procedures (1)
Permit Type Minor Exception Major Exception
Type Two (2) or fewer minor exceptions More than two (2) minor exceptions
Exceptions as determined by the
Zoning Administrator (5)
Application & Filing
Submittal Requirements
(2)
Planning Permit Application Form
Application Fees
Detailed plot plan of the subject property and
surrounding land uses
Elevation drawings
Other information deemed necessary
by the Planning Director
Planning Permit Application Form
Application Fees
Detailed plot plan of the subject property and
surrounding land uses
Elevation drawings
Other information deemed necessary
by the Planning Director
Approval Authority (3)Zoning Administrator (1)Planning Commission
Public Notice As prescribed by UCC Section 9264(B)As prescribed by UCC Section 9264(B)
Findings for Grant of
Permit (4)
The request is consistent with the intent of this
Code and the Ukiah General Plan.
The project is compatible with the neighborhood
and design intent of this Code.
The project provides appropriate connections,
transitions, and relationships between
buildings and the street, adjacent properties
and one another.
The project provides adequate and appropriate
pedestrian facilities and connections.
The project would not impair the desirability of
investment, employment, or residence in the
neighborhood.
The project is not detrimental to the public’s health,
safety and general welfare.
Special circumstances or conditions apply to the
site, building, improvement or use, such as the
preservation of natural resources (creek, tree
preservation), providing enhanced pedestrian facili-
ties or enhanced outdoor areas (outdoor seating,
enhanced landscaped areas).
The request is consistent with the intent of this
Code and the Ukiah General Plan.
The project is compatible with the neighborhood
and design intent of this Code.
The project provides appropriate connections,
transitions, and relationships between
buildings and the street, adjacent properties
and one another.
The project provides adequate and appropriate
pedestrian facilities and connections.
The project would not impair the desirability of
investment, employment, or residence in the
neighborhood.
The project is not detrimental to the public’s health,
safety and general welfare.
Special circumstances or conditions apply to the
site, building, improvement or use, such as the
preservation of natural resources (creek, tree
preservation), providing enhanced pedestrian facili-
ties or enhanced outdoor areas (outdoor seating,
enhanced landscaped areas).
Appeal As prescribed by UCC Section 9266 As prescribed by UCC Section 9266
Effective Date As prescribed by UCC Section 9264(F)As prescribed by UCC Section 9264(F)
Expiration/Revocation As prescribed by UCC Section 9264(G)As prescribed by UCC Section 9264(G)
Renewal As prescribed by UCC Section 9264(H)As prescribed by UCC Section 9264(H)
California
Environmental
Quality Act (CEQA)
Planning Director shall determine the type of
environmental review required or if the
application is exempt from CEQA
Planning Director shall determine the type of
environmental review required or if the
application is exempt from CEQA
Applications for multiple permits are subject to the requirements of Section 12.100: Concurrent Permits.1.
Submittal requirements for an Exception depend on the standard (building, site, architectural, tree) from which the Exception is requested. 2.
Any Exception application reviewed by the Zoning Administrator or the Planning Commission may be approved , conditionally approved, or denied.3.
Approval authority has made all applicable findings based on project plans and the documentation provided as part of the application and said findings 4.
are not vague and conclusionary. The findings shall be sufficiently detailed to apprise a reviewing court of the basis for the action by bridging the gap
The Zoning Administrator refer any application to the Planning Commission for public hearing and decision. 5.
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Section 13. Glossary
Section 13 : Glossary
13.010: Purpose. Section 13 defines and contains regulatory language that is integral to this Article regarding terms
used in this Code.
13.120: Rules for Construction of Language. The following rules of construction shall apply:
A. The specific shall control the general.
B. The word “shall” is mandatory and not discretionary.
C. In the case of a difference in meaning or implication between the text of any provision and any caption
or illustration, the text shall control.
D. Unless the context clearly indicates to the contrary, words in the present and the future tense are inter-
changeable, and words in the singular and plural are interchangeable.
E. Unless the context clearly indicates to the contrary, the following conjunctions shall be interpreted as
follows:
1. “And” indicates that all connected items or provisions shall apply.
2. “Or” indicates that all connected items or provision may apply singly or in any combination.
3. “Either ... or” indicates that the connected items or provisions shall apply singly but not in combina-
tion.
F. The word “uses” shall include arranged, designed, constructed, altered, converted, rented, leased, or
occupied.
G. All references to departments, commissions, boards, or other public agencies pertain to those of the City
of Ukiah, unless otherwise indicated.
H. All references to public officials pertain to those of the City of Ukiah and include designate deputies of
such officials, unless otherwise indicated.
I. All references to days pertain to calendar days unless otherwise indicated. If a deadline falls on a week
end or holiday, it shall be extended to the next working day.
J. Chapter and section headings contained herein shall not be deemed to govern, limit, modify or in any
manner affect the scope, meaning or intent of any section hereof.
13.030: Definitions. For the purpose of this Article, the phrases and terms herein shall have the following mean-
ings.
A. Definitions “A”
Accessory Building. A building subordinate to the principal (primary) building on the same parcel and serving
a purpose clearly incidental to an allowed principal use of the parcel or of the building.
Accessory Use. A use typically associated with and subordinate to a principal use established on the same
parcel, which does not alter the principal use or serve property other than the parcel where the principal use is
located.
Adult Entertainment Business. Any business operated at a fixed location by any name, which specializes in
sales, service or showings that appeal to prurient interests, sexual appetites, fantasies and curiosities, includ-
ing but not limited to: the sale of sexually-oriented and adult-restricted books, magazines, videotapes, or other
devices; the showing of sexually-oriented and adult restricted movies and videos; and the live performance of
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actual, simulated or suggested sexual activities.
Adult Cabaret. A nightclub, theater, or other establishment which features live performances by dancers, “go-
go” dancers, exotic dancers, strippers, mud or oil wrestling, or other similar entertainers where such perfor-
mances are distinguished by an emphasis on specified sexual activities or anatomical areas, whether covered
or not.
Agriculture Equipment Sales or Rental. A business engaged in the sale or rental of equipment, materials,
supplies and tools to serve farming, ranching or timber interests and businesses. May also include the servic-
ing and repair of equipment.
Alcoholic beverage sales. The retail sales of beer, wine, and/or other alcoholic beverages for off-premise
consumption.
Alley. A public or private roadway that provides vehicle access to the rear or side of parcels having
other public street frontage that is not intended for general traffic circulation (see Figure 15).
Arcade. A frontage wherein the facade is a colonnade that overlaps the sidewalk, while the facade
at the sidewalk level remains at the frontage lines (see Table 8: Private Frontage Types).
Artisan/Craft Product Manufacturing. An establishment manufacturing and/or assembling small products
primarily by hand, including jewelry, pottery and other ceramics, as well as small glass and metal art and
crafts products.
Artisan Shop. A retail store selling handcrafted items, such as art glass, ceramics, or jewelry, where the facil-
ity includes an area for the crafting of the items sold.
Auto-Oriented Use. Land uses and buildings where the design is auto-dominated or focused on a common
mall or parking lot, rather than on a public street. Examples include shopping centers or malls, drive-through,
and drive-up uses.
Awning. A frontage wherein the facade is aligned close to the frontage line with the building entrance at side-
walk grade (see Table 8: Private Frontage Types).
B. Definitions “B”
Balcony. An elevated platform projecting from the wall of a building and enclosed by a railing or a
parapet (see Figures 5-8).
Balcony, French. A shallow balcony, almost flush with a facade, accessed by a single pair of inward swinging
doors, which does not interrupt the spatially defining character of facades. French balconies visually transform
the adjacent interior room into an outdoor space.
Bar. See Section 9278, Definitions.
Bed and Breakfast. Any building or establishment or portion thereof providing guest bedrooms for
a lodging fee, which may include meal service in a common dining area, and which do not include
cooking facilities in the guest bedroom.
Block. The aggregate of private lots, passages, and alleys bounded by the block perimeter. See also “Block
Perimeter”
Block Face. The aggregate of all the building facades on one side of a block. The Block Face provides the
context for establishing architectural harmony.
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Block Perimeter. The circumference of a block in lineal feet as measured along the back of the sidewalk.
Building Height. The vertical extent of a building measured by the number of stories, excluding a raised
basement. Height is measured to the eave of a sloped roof, excluding the roof above the eave, or the surface
of a flat roof, excluding the parapet above the surface of the roof. Each story shall not exceed 14 feet clear.
Building heights may be superseded by the Ukiah Airport Master Plan height restrictions (see Figures 2A and
2B).
Building Siting. The placement of a building on its lot (see Figures 3A-3C).
Building Type. A structure category determined by siting on the lot and configuration including frontage and
height (see Table 5: Building Types).
Building Use. See “Use”
Business Support Services. An establishment within a building that provides services to other businesses.
Examples of these include copying and quick printing services, blueprinting, computer rental and repair, retail
film processing and photo finishing, and security system services.
C. Definitions “C”
Carport. An attached or detached structure enclosed on no more than two sides used as non-commercial
parking and shelter for automobiles or other vehicles and where the size of the parking space complies with
the minimum size for standard parking stalls.
Certified Arborist. An arborist that possess a current Certified Arborist Certificate from the International So-
ciety of Arboriculture and that is a current member of the American Society of Consulting Arborists.
Chapel. See Section 9278, Definitions
Child Day Care. A facility that provides non-medical care and supervision of minor children for periods of
less than 24 hours. These facilities include all of the following, all of which are required to be licensed by the
California State Department of Social Services.
1. Child Day Care Center. Commercial or nonprofit child day care facilities designed and approved to ac-
commodate 15 or more children. Includes infant centers, preschools, sick-child centers and school-age
day care facilities. These may be in conjunction with a school or church facility, or as an independent land
use.
2. Large Family Day Care Home. A day care facility located in a single-family residence where an occu-
pant of the residence provides care and supervisions of 7 to 14 children. Children under the age of 10
years who reside in the home count as children served by the day care facility.
3. Small Family Day Care Home. A day care facility located in a single-family residence where an occu-
pant of the residence provides care and supervision of eight or fewer children. Children under the age of
10 years who reside in the home count as children served by the day care facility.
Church. See Section 9278, Definitions
Civic Building. A building designed specifically for a civic use. The specifics of building design shall be deter-
mined through the permit process. Civic buildings are subject to the requirements of this Code, including but
not limited to allowed uses, development standards and architectural standards.
Civic Space. An outdoor area dedicated for public use. Civic Space types are defined by the relationship
among certain physical elements, such as their intended use, size, landscaping, and buildings along the
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Frontage Line (see Table 2: Civic Spaces).
Civic Use. Activities, uses, buildings, spaces or sites operated, owned, or conducted by public or non-profit
organizations dedicated to arts, culture, education, recreation, government, transit, and municipal parking.
Clothing and Fabric Product Manufacturing. An establishment that assembles clothing, draperies, and/or
other products by cutting and sewing purchased textile fabrics, and related materials including leather, rub-
berized fabrics, plastics and furs. Does not include custom tailors and dressmakers not operating as a factory
(see “Personal Services”).
Cocktail Lounge. See Section 9278, Definitions
Commercial Recreation - Indoor. Establishments providing indoor amusement and entertainment for a fee
or admission charge, including:
bowling alleys ice skating, roller rink
coin/token-operated amusement arcades online gaming, cyber cafe
dance hall, club, ballroom pool and billiard rooms as a primary use
electronic game arcades
Commercial Use. The term collectively defining office, retail, and service uses.
Community Care Facility - 6 or Fewer Clients. As defined by California Health and Safety Code.
Community Care Facility - 7 to 12 Clients. As defined by California Health and Safety Code.
Community Garden. An area of land managed and maintained by a group of individuals to grow and harvest
food crops and/or non-food, ornamental crops, such as flowers primarily for personal or group use, consump-
tion or donation. Community Gardens may be divided into individual plots for cultivation by one or more
individuals or may be farmed collectively by members of the group and may include areas maintained and
used by group members. May also include occasional educational or promotional events related to garden
activities.
Condominium. An estate in real property consisting of an undivided interest in common in a portion of a par-
cel of real property, together with a separate interest in space in a commercial or residential building, such as
an apartment. A condominium may include, in addition, a separate interest in other portions of a project.
Conference, Convention, or Exhibition Facility. One or more structures accommodating multiple assembly,
meeting, and/or exhibit rooms and related support facilities (e.g. kitchens, offices, etc.).
Context. Surroundings made up of the particular combination of elements that create a specific setting.
Convalescent Services. See Section 9278, Definitions
Convenience Store. See General Retail
Corridor. A lineal geographic system incorporating transportation and/or greenways. A transportation corridor
may form the boundary of an urban Transect Zone.
Courtyard Building. A building that occupies the boundaries of its lot while internally defining one or more
private patio areas (see Table 5: Building Types and Figure 3C).
D. Definitions “D”
Drive-Thru. A facility where food and other products may be purchased or services may be obtained by
motorists without leaving their vehicle. Examples of these include fast food restaurants, drive-thru coffee,
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pharmacies, drive-thru teller windows and automatic teller machines (ATMs). Does not include fueling sta-
tions/gas stations or other vehicle services which are separately defined.
Dwelling, Duplex. See Dwelling, Multiple
Dwelling, Multiple. A building designed or used exclusively as a residence including two or more separate
dwelling units. This definition includes but is not limited to duplexes, triplexes, apartments, and condominiums
under a common ownership. See also “Mixed-use”
Dwelling, Second Unit. See Section 9278, Definitions.
Dwelling, Single Household. A freestanding building designed for and/or occupied by one household.
Dwelling, Single Room Occupancy. A living space with a minimum of 150 square feet and a maximum of
400 square feet restricted to occupancy by no more than 2 persons. Kitchen and bathroom facilities may be
wholly or partially included in each living space or may be fully shared.
Dwelling, Unit. A room or group of internally connected rooms that have sleeping, cooking, eating, and sani-
tation facilities, but not more than one kitchen, which constitute an independent housekeeping unit, occupied
by or intended for one household on a long-term basis.
E. Definitions “E”
Eave. The part of the roof that extends over the exterior wall.
Edge Yard Building. A building that occupies the center of its lot with setbacks on all sides (see Table 5:
Building Types).
Electric Vehicle Charging Station. Facilities for the charging of electric vehicles. This use is typically ac-
cessory to another use located on the same parcel. For example, providing a charging station(s) in a public
parking lot or a parking lot that serves a business located on the same parcel.
Elevation. An exterior wall of a building that is not located along a Frontage Line.
Entrance, Principal. See Principal Entrance
Equipment Rental. A service establishment that may offer a wide variety of household and business equip-
ment, furniture, and materials for rental. Does not include construction equipment rental, which is separately
defined.
Exception. A ruling that would permit a practice that is not consistent with a standard of this Code. This Code
distinguishes between Major and Minor Exceptions (see Section 12.050: Exceptions and Table 29: Exception
Procedures).
Expression Lines. Architectural accents on a building facade between the ground floor commercial and the
floors above, designed so that the retail level acts as a base for the floors above. The retail/commercial floor
is typically more detailed than the floors above (see Figures 5 and 7).
F. Definitions “F”
Facade. The exterior wall of a building that is set along a Frontage Line. See “Frontage Line”
Farmers Market - Certified. A market where the items sold by the vendor are produced by the vendor selling
the items.
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Feed Store and Farm Supply. A retail business selling supplies for the keeping and raising of farm or
domestic animals, the planting and harvesting of crops, and other operations and processes pertaining to
farming and ranching. Does not include the sale, rental, or repair of farm machinery and equipment, which is
instead included in the definition of “Agricultural equipment sales or rental.”
Financial Services. See Section 9278, Definitions
Fire Station. See Section 9278, Definitions
Fitness/Health Facility. A fitness center, gymnasium, health and athletic club, which may include any of the
following: spa and or hot tub facilities, indoor tennis, handball, racquetball, archery and shooting ranges, and
other indoor sports activities. Does not include “Adult Entertainment Business” or “Adult Cabaret” which are
separately defined.
Frontage. The privately held layer in front of the building facade. The elements of building and landscape
that are within a frontage are held to specific standards. The frontage layer may overlap the public layer in
the case of awnings, galleries, and arcades. A lot may have multiple frontages. Also referred to as “Private
Frontage” (see Table 8).
Frontage Line. Any lot line, back of sidewalk line, or easement line that abuts a public open space or a thor-
oughfare that is not an alley.
Frontage, Private. See “Frontage”
Frontage, Public. The area between a lot line and the thoroughfare or public open space (see Table 8).
Fueling/Gas Station. A retail business selling gasoline or other motor vehicle fuels and related products.
A fueling station may also include a convenience store, restaurant facility (without a drive-through window),
and/or carwash as accessory uses. This use does not include charging stations for electric vehicles. See
also “Electric Vehicle Charging Station.”
Furniture, Furnishings, and Appliance Store. A retail store that primarily sells the following products and
related services, which may also include incidental repair services:
home furnishings outdoor furniture
home sound systems refrigerators and stoves
interior decorating materials and services televisions
other household electrical and gas appliances
G. Definitions “G”
Garage. A completely enclosed attached or detached structure with an operational door used as non-
commercial parking and shelter for automobiles or other vehicles and where the size of the parking space
complies with the minimum size for standard parking stalls.
General Retail. Stores and shops selling many lines of merchandise. Examples of these stores and lines of
merchandise include:
antique stores hobby materials
art galleries - retail jewelry
artists supplies luggage and leather goods
auction rooms musical instruments, parts and accessories
bicycles orthopedic supplies
books, magazines, newspapers religious goods
clothing, shoes, and accessories small wares
collectibles specialty shops
convenience stores, mini-markets sporting goods and equipment
department stores stationary
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feed store and farm supply
Does not include accessory retail uses which are allowed accessory to all other related commercial uses -
the retail sale of various products within a health care, hotel, or office to employees or customers which are
allowed accessory to the primary use of the site. Examples of accessory retail uses include pharmacies, gift
shops, and food service establishments at hospitals; and convenience stores and food service establishments
within hotel, office, and industrial complexes.
Green. See Table 2: Civic Spaces
Grocery, Specialty Food Store. A retail business where the majority of the floor area that is open to the pub-
lic is occupied by food products packaged for preparation and consumption away from the store.
H. Definitions “H”
Home Occupation. See Section 5.040.
Homeless Facility. A building or group of buildings designed or adaptable for human occupation operated
by a public agency, not-for-profit organization, or charitable organization to provide emergency or temporary
shelter for homeless or displaced persons.
Large Homeless Facility: A homeless facility for thirteen (13) or more persons. A homeless shelter is
considered a large homeless facility.
Small Homeless Facility: A homeless facility for twelve (12) or fewer persons, plus a maximum of two (2)
permanent, live-in staff.
Hotel or Motel. A facility with guest rooms or suites, with or without kitchen facilities, rented to the general
public for transient lodging. Hotels typically provide a variety of services in addition to lodging (such as restau-
rants, meeting facilities, personal services, etc.). Also includes accessory guest facilities such as swimming
pools, tennis courts, indoor athletic facilities, accessory retail uses, etc.
I. Definitions “I”
No specialized terms beginning with the letter “I” have been identified at this time.
Definitions “J.”
No specialized terms beginning with the letter “J” have been identified at this time.
K. Definitions “K”
Kennel. Any lot, building, structure, or premises whereon or wherein five (5) or more dogs or five (5) or more
cats, over the age of four (4) months are kept or maintained for any purpose. Definition includes animal
daycare, such as “doggy daycare, with or without overnight facilities, whether the facility is located partially
or wholly indoor. Kennel definition shall not be construed as applying to a duly licensed veterinary hospital or
public animal shelter.
L. Definitions “L”
Landmark Tree. Individual trees that have been designated as unique because of size, historical/commemo-
rative association, and distinct form, as an outstanding specimen or are important for wildlife habit. Such trees
will be given extra protection and consideration for retention.
Layer. The depth of the lot measured from the frontage line within which certain improvements are allowed
(see Section 6.070:Layers and Figures 4A and 4B).
Library, Museum. Public or quasi-public facilities, examples of which include: aquariums, arboretums, art
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galleries and exhibitions, botanical gardens, historic sites and exhibits, libraries, museums, and planetariums.
May also include accessory retail uses such as gift/book shop, restaurant.
Liner Building. A building specifically designed to mask a parking lot or a parking garage (see Figure: 14).
Live Entertainment. Any activity provided for pleasure, enjoyment, recreation, relaxation diversion or similar
purpose by a person or persons that are physically present when the activity is provided to a patron or group
of patrons. Such entertainment may include music or vocals, dance, disc jockey, comedy or magic. Live
entertainment may be amplified or non-amplified. Live entertainment does not include an occasional activity
that: does not constitute a performance; is not advertised to the public; or primarily provides ambience to the
facility.
Live/Work. An integrated housing unit and working space, occupied and utilized by a single household in a
structure that has been specifically designed or structurally modified to accommodate joint residential occu-
pancy and work activities which includes:
1. complete kitchen space and sanitary facilities in compliance with the building code; and
2. working space reserved for and regularly used by one or more occupants of the unit.
Lodge. See Section 9278, Definitions
Lodging. Premises available for daily or weekly renting of bedrooms. Typical uses include hotels, motels, and
bed and breakfast.
Lot. See Section 9278, Definitions
Lot Area, Gross. See Section 9278, Definitions
Lot Area, Net. See Section 9278, Definitions
Lot, Corner. A located at the intersection of two or more streets, roads, or public road easements, not includ-
ing alleys. A corner lot is has frontage on two streets and is considered to have two front lot lines.
Lot, Double Frontage (Through Lot). A lot abutting two streets, roads, or road easements that are generally
parallel to each other. Both lot lines are front lot lines and the lot is considered to have no rear lot line (see
Section 6.050: Building Setbacks).
Lot, Interior. A lot with frontage on only one street, road, or public road easement.
Low Impact Development (LID). A site planning and engineering design process for land development that
emphasizes the preservation and use of critical on-site natural features to better manage storm water runoff.
LID techniques include maintaining natural drainage, minimizing land clearance, clustering buildings, and re-
ducing impervious surfaces and are used instead of conventional methods of collecting, conveying and piping
away storm water runoff.
M. Definitions “M”
Maintenance/Repair - Client Site Services. Base facilities for various businesses that provide services on
the premises of their clients. Includes gardening, janitorial, pest control, water and smoke damage recovery,
and similar services; and maintenance/repair for appliances, computers, electronics, elevators, equipment,
HVAC, instruments and plumbing where the service is performed on the client site.
Maintenance/Repair Service - Large equipment, Large appliance. A business facility that provides repair
and/or maintenance services for large appliances and equipment and other types of non-vehicular related
equipment that is brought to the facility by customers or picked up from the customer and delivered to the site
for repair. These businesses do not operate on the same site as a retail establishment that sells the product
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being maintained or repaired. This type of use and typically requires designated drop-off and pickup areas
due to the size of the appliance/equipment being repaired, outside storage for equipment repaired or
waiting to be repaired and materials to be recycled or sent for disposal, and parking for delivery vehicles.
When these services operate from a retail establishment that sells the products being maintained or re-
paired, they are instead considered part of the retail use.
Maintenance/Repair - Small Appliances. A business facility that provides repair and/or maintenance
for small appliances, computers, electronics, and other types of non-vehicular related equipment that is
brought to the facility by customers. These businesses do not operate on the same site as a retail estab-
lishment that sell the product being maintained or repaired. When these services operate from a retail
establishment that sells the products being maintained or repaired, they are instead considered part of the
retail use.
Medical Marijuana Dispensary. See UCC Section 5702.
Medical Services - Clinic, Urgent Care. A facility other than a hospital where medical, mental health,
surgical and other personal health services are provided on an outpatient basis. Examples include:
medical offices with more than four (4) licensed practitioners and/or medical specialties
out-patient care facilities
urgent care facilities
other allied health services
Medical Services - Major. Hospitals and similar facilities engaged primarily in providing diagnostic servic-
es, and extensive medical treatment, including surgical and other hospital services. These establishments
have an organized medical staff, inpatient beds, and equipment and facilities to provide complete health
care. May include on-site accessory clinics and laboratories, ancillary facilities for outpatient and emer-
gency treatment, diagnostic services, training, research, administration, and incidental services to patients,
employees or visitors.
Metal Products Fabrication, Machine or Welding Shop. An establishment engaged in the produc-
tion and/or assembly of metal parts, including the production of metal cabinets and enclosures, cans and
shipping containers, doors and gates, duct work, forgings and stampings, hardware and tools, plumbing
fixtures and products, tanks, towers, and similar products. Examples of these uses include:
blacksmith and welding shops sheet metal shops
plating, stripping, and coating shops machine shops and boiler shops
cabinet shops
Mini-Market. See “General Retail.”
Mixed-use. Multiple uses (office, retail, service, residential) within the same building or in multiple buildings
within the same area adjacency. Mixed-use development often has a substantial commercial component
that accommodates employees and walk-in trade.
Mobile Food Vendor. A retail business selling ready-to-eat food and/or beverages for off-premise con-
sumption. These operate out of a vehicle and move from site to site throughout the day or week and the
vehicle is not left on the site where food is sold overnight. They may be the only use on the site, but typi-
cally share the site with one or more uses. See also “Restaurant, Cafe, Coffee Shop” and “Mobile Food
Vendor - Stationary.”
Mobile Food Vendor - Stationary. A retail business selling ready-to-eat food and/or beverages primarily
for off-premise consumption. These typically operate out of a truck, kiosk, or similar small structure (often
prefabricated) that remains on the site overnight. These uses may provide tables on the site for use by
customers. They may be the only use on the site or may share the site with one or more other uses. See
also “Restaurant, Cafe, Coffee Shop” and “Mobile Food Vendor.”
Museum. See “Library, Museum.”
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N. Definitions “N”
Night Club. A facility serving alcoholic beverages for on-site consumption and providing entertainment, ex-
amples of which include live music and/or dancing, comedy, etc. Does not include those uses allowed under
“Adult Cabaret” or “Adult Entertainment Business.”
O. Definitions “O”
Office - Accessory. An office facility incidental and accessory to another business or sales activity that is
the primary use. These are allowed accessory to any other use allowed by Table 3: Allowed Uses and Permit
Requirements of this Code.
Office - Business/Service. An establishment providing direct services to customers. Examples of these uses
include employment agencies, insurance agent offices, real estate offices, travel agencies, utility company of-
fices, etc. This use does not include “Financial Services” which is separately defined.
Office - Government. An administrative, clerical, or public contact and/or service office of a local, state, or
federal agency. Includes post offices, but not bulk mailing distribution centers.
Office - Medical, Dental. A facility other than a hospital where medical, dental, mental health, surgical, and/
or other personal health care services are provided on an outpatient basis and that accommodates no more
than four (4) licensed primary practitioners (for example, chiropractors, medical doctors, dentists, psychiatrists,
etc.). Counseling services provided by other than medical doctors or psychiatrists are included under “Offices
- Professional.”
Office - Processing. An office-type facility characterized by high employee densities, and occupied by a busi-
ness engaged in information processing and other computer-dependent and/or telecommunications based ac-
tivities. Examples of these include:
airline, lodging chain, and rental car company reservation centers
computer software and hardware design and development
consumer credit reporting
data processing services
health management organization (HMO) offices where no medical services are provided
insurance claim processing
mail order and electronic commerce transaction processing
telecommunications facility design and management
telemarketing
Office - Professional. An office-type facility occupied by a business that provides professional services and/
or is engaged in the production of intellectual property. Examples of these include:
accounting, auditing, and bookkeeping services
advertising agencies
attorneys
commercial art and design services
construction contractors (office only)
counseling services
court reporting services
detective agencies and similar services
design services, including architecture, engineering, landscape architecture and urban planning
educational, scientific, and research organizations
financial management and investment counseling
literary and talent agencies
management and public relations services
media postproduction services
news services
photographers and photography studios
psychologists
secretarial, stenographic, word processing, and temporary clerical employee services
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security and commodity brokers
writers and artists offices
Open Parking. Parking that is not located within a building or structure, such as parking located in a drive-
way or parking lot. See also “Parking Lot.” Does not include on-street parking.
Outdoor Sales Establishment. Any business or portion of a business operated to sell, display, barter or
exchange goods or merchandise outside a structure on private property. Does not include outdoor dining or
sidewalk cafes associated with a restaurant Does not include food and/or beverage sales and outdoor dining
associated with a mobile food vendor or stationary mobile food vendor.
P. Definitions “P”
Parking Lot. The use of land primarily for the parking of vehicles operated by the City or a private entity
providing parking for a fee. Also includes “park and ride lots.” This type of parking also may be referred to as
“Open Parking” since parking is located in the open rather in a building or structure (see “Parking Structure”).
Does not include towing impound and storage facilities, dismantling yards.
Parking Structure. A building containing two or more stories of parking.
Pedestrian Orientation. A physical structure or place with a form, design qualities and elements that contrib-
ute to the creation of an active, inviting and pleasant place for pedestrians. Components include:
1. Building facades that are highly articulated at the street level and located directly behind the sidewalk.
Articulation can be achieved through the use of interesting materials, colors, and architectural detail-
ing.
2. Continuity of building facades along the street with few interruptions in the progression of
buildings and stores.
3. Visibility into buildings at the street level.
4. Design amenities related to the street level such as storefronts, awnings, arcades, and landscaping.
5. A continuous sidewalk with minimal intrusions into the pedestrian right-of-way.
6. Public right-of-way amenities including street trees, benches, bike racks, and other street furnishing.
7. Signs oriented to the pedestrian rather than the motorist.
Pedestrian Oriented Use. A land use that encourages walk-in customers and does not exclude the general
public. Pedestrian orientation creates visual interest, high customer turnover, and social interaction and pro-
vides a spontaneous draw from the sidewalk.
Personal Services. Establishments providing non-medical services to individuals. Examples of these include:
barber and beauty shops, nail salon massage (licensed, therapeutic)
clothing rental shoe repair
dry cleaning pick-up stores with limited equipment tailors, dressmakers
home electronics and small appliance repair tanning salons
locksmiths tattoo, body piercing
Personal Services - Restricted. Personal services that may tend to have a blighting and/or deteriorating ef-
fect upon surrounding areas and which may need to be dispersed to minimize their adverse impact. Examples
of these include the following:
check cashing services psychics
fortune tellers, palm, card and tarot readers spas and hot tubs for hourly rental
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Section 13. Glossary
pawnshops
Pet Services. Grooming and retail services and grooming of dogs, cats, birds, fish, and similar small animals
customarily kept as household pets with no facilities for boarding of pets. Does not include overnight boarding
of animals (see definition of “Kennel”).
Pet Store. Any indoor sale of dogs, cats, birds, fish, reptiles, and other small animals and associated pet sup-
plies. Does not include “Veterinarians” or “Kennels” which are separately defined. This use may include the
overnight stay of animals that are offered for sale at the establishment provided these animals do not create
noise that may be a nuisance to neighboring properties.
Playground. See Table 2 Civic Spaces
Plaza. See Table 2: Civic Spaces
Police Station. See Section 9278, Definitions, Safety Services
Principal Building. A building that accommodates the primary use of the site.
Principal Entrance. The main point of access of pedestrians into a building.
Principal Use. The main purpose for which a site is developed and occupied.
Q. Definitions “Q.”
No specialized terms beginning with the letter “Q” are identified at this time.
R. Definitions “R”
Rear Yard Building. A building that occupies the full frontage line, leaving the rear of the lot as the sole yard
(see Table 5: Building Types).
Recommended. Optional or suggested, not required.
Religious Assembly. See Section 9278, Definitions.
Required. Mandatory standards that must be followed.
Rest Home. See Section 9278, Definitions.
Restaurant, Cafe, Coffee Shop. A retail business selling ready-to-eat food and/or beverages for on- or off-
premise consumption. These include eating establishments where customers are served from an ordering
counter for either on- or off-premise consumption (“counter service”); establishments where customers are
served food at their tables for on-premise consumption (“table service”), which may also provide food for take-
out; and exclusively pedestrian oriented facilities that serve from a walk-up ordering counter. May include out-
door dining with the permit requirements included in Table 3: Allowed Uses and Permit Requirements. Does
not include “Mobile Food Vendor” or “Mobile Food Vendor - Stationary” which are separately defined.
Restaurant - Formula Fast Food. A restaurant that includes all of the following characteristics:
A. Is required by contractual or other arrangements to maintain any of the following: substantially stan-
dardized menus, architecture, building appearance, signs, or other similar standardized features; and
B. Has three or more of the following characteristics:
1. Food is pre-made and wrapped before customers place orders;
2. Food is served with disposable tableware for on-site consumption;
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Section 13. Glossary
3. Food is ordered from a wall menu at a service counter;
4. Food consumed on the premises is ordered while customers are standing;
5. Payment is made by customers before food is consumed; or
6. The service counter is closer to an entry/exit than is the seating/dining area.
Ice cream shops, coffeehouses, bakeries, hot dog stands, or other businesses whose primary function is
not the sale of full meals are exempted from this definition.
Retail. Premises available for the sale of merchandise and food service.
Riparian Corridor. The aggregate of vegetative and associated wildlife areas occurring along the entire
length of a natural, freshwater course of water. Riparian vegetation consists of the plant material living near
or on the banks of watercourses.
S. Definitions “S”
Safety Services. See Section 9278, Definitions.
School. A public or private academic educational institution, including:
boarding school high school
community college, college, university military academy
elementary, middle or junior high schools
School - Specialized Education and Training. A public or private academic educational institution that pro-
vides specialized education or training. Examples include the following:
art school establishments providing courses by mail
ballet and other dance schools language school
business, secretarial, and vocational school music school
computers and electronics school professional school (law, medicine, etc.)
drama school seminaries/religious ministry training facility
driver education
See also the definition of “Studios - Art, Dance, Martial Arts, etc.” for smaller scale facilities offering special-
ized instruction.
Second Hand, Thrift Store. A retail store that buys and sells used products, including clothing, furniture and
household goods, jewelry, appliances, musical instruments, business machines, offices equipment, tools,
motors, machines, instruments, or any similar secondhand articles or objects. Does not include bookstores
(“General Retail”); pawn shops (“Personal Services Restricted”); junk dealers, or scrap/dismantling yards
(“Scrap and Salvage Services”); the sale of antiques and collectibles (“General Retail”); or the sale of cars
and other used vehicles (“Automotive Sales and Service”).
Shopping Center. A unified commercial development on a minimum of two (2) acres occupied by a group of
five (5) or more separate businesses occupying substantially separate divisions of a building or buildings fo-
cused on a privately owned common mall or parking lot, rather than a street.
Side Yard Building. A building that occupies one side of the lot with a setback to the other side (see Table 5:
Building Types).
Small Product Manufacturing. Establishments manufacturing and/or assembling small products primarily by
hand, including manufacturing establishments producing small products not classified in another major manu-
facturing group. Examples include manufacturing of costume novelties, jewelry, musical instruments, sporting
and athletic goods, toys, and other similar items.
Smoke Shop. An establishment that sells tobacco or tobacco products for on-site or off-site use or products
defined as drug paraphernalia by UCC Division 7, Chapter 1, Article 7. Examples include hooka shops and
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Section 13. Glossary
head shops.
Social Hall. See Section 9278, Definitions.
Specialty Food and Beverage Sales with Tastings. A retail beverage and/or food store characterized by its
small size, a limited number of high quality specialty food items and/or beverages typically including premium
wine and beer. This use may also include tastings of the products sold on site.
Square. See Table 2: Civic Spaces.
Storage - Accessory. The indoor storage of materials accessory and incidental to a principal use is not con-
sidered a land use separate from the principal use.
Storage - Personal Storage Facility. Structures containing generally small, individual, compartmentalized
stalls or lockers rented as individual storage spaces and characterized by low parking demand.
Storage - Yard. The open storage of materials outside of a structure, other than fencing, as an accessory
use. A storage yard is not allowed as a principal use (see Table 3: Allowed Uses and Permit Requirements).
Storefront. A facade at the ground story that is subject to special adaptation, such as recessed doors and
display windows for retail uses. Examples of frontage types that include storefronts are “Shopfront and Aw-
ning”, “Gallery”, and “Arcade” (see Table 8: Private Frontage Types).
Streetscape. The urban element that establishes the major part of the public realm. The streetscape is
composed of thoroughfares (travel lanes for vehicles and bicycles, parking lanes for vehicles, and sidewalks
or paths for pedestrians) as well as the visible private frontages (building facades and elevations, porches,
yards, fences, awnings, etc.) and the amenities of the public frontages (street trees and plantings, benches,
street lights, etc.).
Streetscreen (Streetwall). A freestanding wall built along the frontage line, or coplanar with the facade, often
for the purpose of masking parking from the street.
Structural Soil or Cells. An artificially engineered medium that meets or exceeds street load-bearing require-
ments for structurally sound pavement design and installation, while supporting tree growth, remaining root
penetrable, and encouraging deep root growth away from the pavement surface.
Studio - Art, Dance, Martial Arts. Small scale facilities, typically accommodating one group of students at a
time, in no more than one instructional space. Examples of these facilities include: individual and group train-
ing in the arts; photography and the processing of photos produced only by the users of the studio; martial
arts training studios; gymnastics, yoga and similar instruction; and aerobics and gymnastics with no other
fitness facilities. Larger facilities are included under “Schools - Specialized Education and Training.”
Substantial Modification. Any alteration, abandonment, damage, destruction, or loss of or to a building that
would result in the loss of status as a non-conforming use or non-conforming buildings under Section 9209(D)
or (E) of the Ukiah City Code or would require a discretionary permit.
T. Definitions “T”
Telecommunications, Antennas. Broadcast and receiving antennas for radio, television, telegraph, tele-
phone, wireless data network, and other wireless communications, including earth stations for satellite-based
communications. Includes support structures and ancillary equipment buildings. Does not include telephone,
telegraph, and cable television transmission facilities utilizing hard-wired or direct cable connections.
Telecommunications Facilities. Structures other than telecommunications antenna equipment buildings
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Section 13. Glossary
that are primarily for accommodating equipment for any of the following or similar services. Includes equip-
ment facilities for internet service providers and the following.
1. A telephone service provider, whether wireless or non-wireless, digital or analog, or otherwise where
customer or subscriber lines are joined or connected to switching equipment that connects customers or
subscribers to each other. Includes telephone switching facilities.
2. A data center housing one or more large computer systems and related equipment for collecting,
maintaining and/or processing data, and providing other data processing services.
3. A “server farm,” or group of computer network servers that are housed in one location.
Telecommunications Tower. A mast, monopole, guyed tower, lattice tower, freestanding tower, or other
structure designed and primarily used to support antennas. A ground or building mounted mast no more than
12 feet in height and six inches in diameter shall not be considered a telecommunications tower.
Terminated Vista. A site or space at the termination of a Thoroughfare, or at the visual termination of a street
segment designated on the Special Designations Map. A building located at a Terminated Vista shall be de-
signed in response to its visual prominence.
Theater - Movie or Live Performance. An indoor facility for public assembly and group entertainment, other
than sporting events. Examples of these include:
civic theaters and facilities for live theaters and concerts open air theaters
movie theaters similar public assembly facilities
Thoroughfare. A vehicular way incorporating travel lanes and often parking lanes within a right-of-way.
Transition Line. A horizontal line spanning the full width of a facade, expressed by a material change or by a
continuous horizontal articulation such as a cornice or a balcony.
Transportation Service. See Section 9278, Definitions.
Transportation Terminal. See Section 9278, Definitions.
Turret. A small tower, an ornamental or functional structure at an angle of a larger structure.
U. Definitions “U”
Usable Outdoor Space. Outdoor space that is available and accessible to the occupants of an individual
unit, building, or building site for the purpose of active and/or passive recreation. Usable Outdoor Space
includes the aggregate of side and rear yards, roof decks, and patios, balconies and decks having a depth
of at least three feet and an area of not less than 30 square feet. Usable Outdoor Space does not include
driveways, areas for off-street parking and services, and ground level areas with a width of less than five feet
or a maximum dimension of more than ten feet. At least 75% of the usable outdoor space shall have a slope
of 10% or less.
Use. The purpose for which land or a structure is designed, arranged, intended, occupied, or maintained.
V. Definitions “V”
Vehicle Services. The repair, servicing, alteration, restoration, towing, painting, cleaning, or finishing of
automobiles, trucks, recreational vehicles, boats, and other vehicles as a primary use, including the incidental
wholesale and retail sale of vehicle part as an accessory use included the following categories.
1. Major Repair/Body Work. These establishments include towing, collision repair, other body work,
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Section 13. Glossary
and painting services, tire recapping.
2. Minor Maintenance/Repair. Minor facilities providing limited repair and maintenance services. Ex-
amples include attended and self-service car washes, detailing services, muffler shops, radiator shops,
quick lube services, oil change services, tire and battery sales and installation (not including recapping).
Drive-up and drive-thru service bays associated with vehicle services are not considered an accessory drive-
up, drive-thru use as identified in Table 3: Allowed Uses and Permit Requirements and instead are considered
part of the vehicle services use.
Veterinary Office or Service - Small Animal. See Section 9278, Definitions.
Vision Triangle. Proposed structures and landscaping on a corner lot shall comply with the following vision
triangle height limits as required for public safety. The boundaries of a vision triangle are formed by drawing
lines from the point of intersection of a lot’s street corner property lines to points 30 feet along the two property
lines, and then connecting the two points with a straight line.
W. Definitions “W.”
No specialized terms beginning with the letter “W” are identified at this time.
X. Definitions “X.”
No specialized terms beginning with the letter “X” are identified at this time.
Y. Definitions “Y.”
No specialized terms beginning with the letter “Y” are identified at this time.
Z. Definitions “Z.”
No specialized terms beginning with the letter “Z” are identified at this time.