HomeMy WebLinkAbout12162010 - packetAmericans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours
in advance of a meeting if any specific accommodations or interpreter services are needed in order for you to attend .
The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities
upon request. Please call (707) 463-6752 or (707) 463-6207 to arrange accommodations.
CITY OF UKIAH
PLANNING COMMISSION AGENDA
Thursday December 16, 2010
6:00 P.M.
1. CALL TO ORDER 6:00 P.M. CITY COUNCIL CHAMBERS
UKIAH CIVIC CENTER, 300 SEMINARY AVENUE
2. ROLL CALL COMMISSIONERS HELLAND, MOLGAARD,
WHETZEL, SANDERS AND CHAIRPERSON PRUDEN
3. PLEDGE OF ALLEGIANCE
4. SITE VISIT VERIFICATION
Each Planning Commissioner must visit the site of any project on the agenda requiring a
quasi-judicial action, and failure to accomplish this task shall constitute grounds for
recusal.
5. APPROVAL OF MINUTES
The minutes from the October 27, 2010 and November 1, 2010 meetings are included
for review and approval.
6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
The Planning Commission welcomes input from the audience. In order for everyone to
be heard, please limit your comments to three (3) minutes per person and not more
than ten (10) minutes per subject. The Brown Act regulations do not allow action to be
taken on audience comments.
7. APPEAL PROCESS
All determinations of the Planning Commission regarding major discretionary planning
permits are final unless a written appeal, stating the reasons for the appeal, is filed with
the City Clerk within ten (10) days of the date the decision was made. An interested
party may appeal only if he or she appeared and stated his or her position during the
hearing on the decision from which the appeal is taken. There are no appealable items
on this agenda.
8. VERIFICATION OF NOTICE
9. OLD BUSINESS - WORKSHOP
A. Downtown Zoning Code Workshop. Conduct a public workshop to review and
discuss the completed draft of the Downtown Zoning Code, submit and review of Design
Photos, and conduct Practice Exercises using the draft Code.
Americans with Disabilities Act Accommodations. Please be advised that the City needs to be notified 72 hours
in advance of a meeting if any specific accommodations or interpreter services are needed in order for you to attend .
The City complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities
upon request. Please call (707) 463-6752 or (707) 463-6207 to arrange accommodations.
10. PLANNING DIRECTOR’S REPORT
11. PLANNING COMMISSIONERS’ REPORT
12. ADJOURNMENT
Downtown Zoning Code Workshop
December 16, 2010
1
ITEM NO. 9A 1
Community Development and Planning Department
300 Seminary Avenue
Ukiah, CA 95482
planning@cityofukiah.com
(707)463-6203
2
DATE: December 16, 2010 3
4
TO: Planning Commission 5
6
FROM: Kim Jordan, Senior Planner 7
8
SUBJECT: Downtown Zoning Code Workshop 9
Review and Discussion of Complete Draft of Downtown Zoning Code, Submittal 10
of Design Photos, and Practice Exercises 11
12
13
PURPOSE 14
15
The goal of this workshop is to review, discuss and provide direction on the complete draft of 16
the Downtown Zoning Code, submit and review Design Photos, and practice using the Code. To 17
date only one person has submitted photos and these photos will be available at the meeting. 18
19
MODIFICATIONS 20
21
The following is a summary of the changes to the Downtown Zoning Code based on the 22
direction provided at the October and November 2010 workshops and staff review of document 23
for completeness. When a section is not listed, no changes (other than formatting or correction 24
of typos) were made. 25
26
Section 1: Purpose 27
28
Added purpose statement #I. 29
30
Section 2: Applicability 31
32
DZC Boundaries 33
Add 262 Smith Street parcel (APN 002-191-23). 34
Remove railroad owned parcel (APN 002-193-44) that has frontage on Perkins Street 35
and is east of Railroad Center. 36
Note: Boundaries will be changed on the zoning map prior to City Council review. 37
38
Section 3: Zoning 39
40
Zoning Districts 41
Extend Downtown Core zoning designation to include the complete six blocks bounded 42
by Smith Street, Church Street, School Street and Main Street. 43
Downtown Zoning Code Workshop
December 16, 2010
2
Extend the Parking Structure Preferred designation to the south on School Street to 1
include the east half block of Henry Street/Smith Street/School Street (APN 002-185-10). 2
Correct the Special Designation Parking Structure Preferred to Parking Structure/Anchor 3
Tenant Preferred. 4
Note: These changes will be made prior to City Council review. 5
6
Section 4: Building and Site Uses 7
8
Uses 9
Added definition of Feed Store and Farm Supply 10
Added definition of Agricultural Equipment Sales and Rental to distinguish this use from 11
Feed Store and Farm Supply. 12
Added Agricultural Equipment Sales and Rental to Table 3 (Services –General) as a 13
prohibited use to distinguish this use from Feed Store and Farm Supply. 14
Added general plan definition of riparian corridor to the glossary. 15
16
Planning Commission Discussion continued 17
Review the exceptions included under the definition of Restaurant – Formula Fast Food 18
19
Section 6: Site Planning and Development Standards 20
21
Page 30: Setbacks 22
Created new figures for building setbacks. 23
24
Page 34: Layers 25
Create new figures for layers. 26
Revised text in table to provide additional explanation of layers. 27
28
Pages 35-36: Landscaping Standards for All Developments 29
Added Modification to Standard for Table 10. 30
31
Section 7: Architectural Standards 32
33
Page 37: Architectural Standards 34
Deleted the requirement to raise lodging and residential uses 2 feet above sidewalk 35
level. (Per discussion with Building Official, there is no building code requirement for this 36
and this requirement may create problems related to ADA compliance and would 37
increase the cost of construction due to the foundation.) 38
39
Page 38: Architectural Elements and Materials 40
Revised Windows-Slider and Windows-Faux to Major Exception. 41
Attachments: 42
43
Minutes Excerpts from October 13, October 27, and November 1, 2010 44
Draft Downtown Zoning Code 45
46
Pages 39-46: Figures 47
Staff recommends that the figures be moved to a Design appendix rather than included 48
as part of the Code since the figures provide design and code explanations rather than 49
the code itself. 50
Downtown Zoning Code Workshop
December 16, 2010
3
Section 9: Parking Requirements and Design Standards 1
2
Page 51: Section 9.060 3
Added this section (from the Zoning Ordinance) so that parking information is in one 4
place. 5
6
Pages 55-56: Figures 14 and 15 7
Staff recommends that the figures be moved to a Design appendix rather than included 8
as part of the Code since the figures provide design and code explanations rather than 9
the code itself. 10
11
Section 10: Tree Preservation and Planting Requirements 12
13
Pages 58-59: Replacement Trees 14
Added Protected Trees and Street Trees to this section. 15
16
Pages 59-60: Section 10.040: Planting Requirements 17
Added Street Trees Required based on language from Ukiah City Code and comments 18
received from Public Works. 19
Moved Model Water Efficiency Landscape Ordinance to Page 35, Table 10, General 20
Requirements since this is a more general requirement that applies to landscaping and 21
landscaping plans. 22
23
Page 62: Landmark Trees 24
Need the number of trees from the Commission. 25
26
Page 63: Required Street Trees 27
Revised to require Minor Exception for trees from Alternate Street Table. Major 28
Exception required for use of other species. 29
30
Section 11: Circulation Standards 31
32
Page 70: Pedestrian/Bike Paths 33
Revised the paths identified as Required and Recommended. 34
35
Page 70: Gibson Creek 36
Added sentence related to maintenance based on comments provided by the Public 37
Works Department (see italics). 38
39
Page 72: Circulation Map 40
Remove Flood Plain from this map. 41
Revise boundaries. 42
Revise Downtown Core Zoning. 43
Note: The above changes will be made prior to City Council review. 44
Removed Recommended Pedestrian/Bike Path Location since all specific locations for 45
paths are required. 46
47
Page 73: Special Designations Map 48
Remove Flood Plain from this map. 49
Revise boundaries. 50
Downtown Zoning Code Workshop
December 16, 2010
4
Revise Downtown Core Zoning. 1
Note: The above changes will be made prior to City Council review. 2
3
Section 12: Administration and Procedures 4
5
Page 83-84: Enlargement or Expansion of Use Not Allowed 6
Revised this section to allow non-conforming uses of land and structures to expand with 7
approval of a Major Use Permit (Rainbow Ag discussion). 8
Revised this section to allow relocation of a nonconforming use into a new building 9
(Rainbow Ag discussion). 10
Added separate Findings and Site Development Permit sections. 11
12
Section 13: Glossary 13
14
Page 91 15
Added Rules of Construction of Language to provide clarity (in italics). 16
Added Feed Store and Farm Supply. 17
Added draft definitions of Vision Triangles as a “place holder.” Staff is discussing the 18
needed dimensions and definition with Public Works Department. 19
20
NEXT STEPS 21
22
Based on the direction provided by the Commission, staff will revise the DZC prior to City 23
Council review of the document. Staff will also conduct the environmental review for the Code. 24
Staff would like additional examples of desired buildings and developments. 25
Downtown Zoning Code
Downtown Zoning Code
2Draft 2010
Downtown Zoning Code
3Draft 2010
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
Section 12: Administration and Procedures
Section 13: Glossary
Tables
Table 1: Transect Zones (Section 3: 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: Private Frontage Types (Section 6)
Table 8: Accessory Building Standards (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 (Section 9)
Table 15: Shared Vehicle 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 (Section 10)
Table 20: Landmark Trees (Section 10)
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 (Section 10)
Table 25: Alternate Parking Lot Trees (Section 10)
Table 26: Required Riparian Trees (Section 10)
Table 27: Site Development Review Tiers (Section 12)
Table 28: Use Permit Procedures (Section 12)
Table 29: Exception Procedures (Section 12)
Maps and 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: Mixed Use Building Concept (Section 7)
Figure 6: New Infill Building Concept (Section 7)
Figure 7: Hotel Building Concept (Section 7)
Figure 8: Anchor Building Concept (Section 7)
Figure 9: Civic Building Concept (Section 7)
Figure 10: Courthouse Square Rendering (Section 7)
Figure 11: State Street Rendering (Section 7)
Figure 12: Perkins Street Rendering (Section 7)
Figure 13: Minimum Parking Space and Aisle Dimensions (Section 9)
Figure 14: Liner Building Concept with Parking Deck (Section 9)
Figure 15: Park-Under or Live/Work Concept Building (Section 9)
Figure 16: Circulation Map (Section 11)
Figure 17: Special Designations
Figure 18: Perkins Street (Section 11)
Figure 19: Commercial Street with Parallel Parking and Bike Lanes (Section 11)
Figure 20: Commercial Street with Angled and Parallel Parking (Section 11)
Figure 21: Commercial Street with Parking (Section 11)
Figure 22: Street with Parallel Parking (Section 11)
Figure 23: Alley (Section 11)
Downtown Zoning Code
5Draft 2010
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 charrette 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
Downtown Zoning Code
6Draft 2010
Section 2. Applicability
2.010 - Applicability: Proposed development, subdivisions, and new land uses within the Downtown Commercial
Zoning District shall comply with all of the applicable requirements of the Downtown Commercial Zoning
District as follows:
A. Zoning Map. The Zoning Map shows the boundaries of the Downtown Commercial Zoning District,
the zoning designations within the Downtown Commercial Zoning District, 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 and Circulation
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 Standards and Procedures. The Parking Standards and Procedures in Section 9 regulate
the number 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 16) identifies existing and proposed new and/or modified circulation routes (e.g. streets,
bike paths, and pedestrian ways). The Special Designations Map (Figure 17) identifies special
designations, including the location of required location of storefront frontage types and terminated
vistas and the location of recommended storefront frontage types and turret, intended to ensure that
development is consistent with the purposes of this Code stated in Section 1.
2.020 - Relationship to Zoning Ordinance. If a conflict occurs between a requirement of this Code and the City
of Ukiah Zoning Ordinance and Subdivision Ordinance (Chapter 1 of Division 9), the provisions of this
Code shall apply.
2.030 - Administration. The standards of this Code shall be administered and enforced as provided in Section
12: Administration and Procedures.
Section 2: Applicability
Downtown Zoning Code
7Draft 2010
Section 3. Zoning
3.010 - Applicability. The regulations in this Article, including the Zoning Map, apply to all proposed development
within the Downtown Zoning District located within the boundaries 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 this Code.
A. Zoning Districts. The Zoning Map, Figure 1, in this Section establishes three separate zoning districts
within the Downtown Commercial Zoning District: 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 the greatest variety of
uses and civic uses of regional importance. This zone has regularly spaced street tree planting
and buildings set close to lot frontages.
B. Special Designations. The Zoning Map (Figure 1), Circulation Map (Figure 16), and Special Designations
Map (Figure 17) 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
connections 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
Code are determined by the zoning of parcel as shown on the Zoning Map. Any future devel-
Section 3: Zoning
Downtown Zoning Code
8Draft 2010
Section 3. Zoning
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 17). The
allowed uses and development standards are determined by the zoning of the property.
4. 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.
5. 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 Downtown Commercial Zoning District. 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).
6. Flood Plain. The approximate location of the 100 year floodplain as shown on the FEMA map
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 requirements
of the City’s Flood Plain Management Regulations.
7. Storefront Frontage. Storefront Frontages are designated on the Circulation Map (Figure 16).
This designation requires a Storefront facade (Shopfront and Awning, Arcade and/or Gallery)
at the ground floor (sidewalk level) and is intended to facilitate retail activity and a pedestrian
friendly orientation. Storefront facades may also be required as part of the project review
process for development of sites that are not designated as “Required Storefront Frontage.”
Storefront frontages do not require retail use in the building, only that the configuration and
frontage be built in such form.
D. Conflict with Other Regulations. The provisions of the Downtown Commercial Zoning District 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 supersedes Articles 3
through Article 18 and Article 20 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. Regulations and plans governing compatibility with the Ukiah Municipal Airport.
E. Frontage Improvements and Dedications. The developer shall construct frontage improvements
and dedicate as required by the Ukiah City Code.
Downtown Zoning Code
9Draft 2010
Section 3. Zoning
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Downtown Zoning Code
10Draft 2010
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,
with the greatest
variety of uses, and
civic buildings of
regional importance.
Streets have steady
street tree planting
and buildings
set close to the
frontages.
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
Downtown Zoning Code
11Draft 2010
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 shall 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
Downtown Zoning Code
12Draft 2010
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 site 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 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 Use Permit (Section 12: Administration and Procedures) and 2.
shown as “UP” uses in the table;
Allowed as a use that is accessory to an Allowed or Permitted Use and shown as “AC” uses in the 3.
table; or
Not allowed within a specified zone and shown as “ – “ in the table.4.
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 Permitted.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 setforth in Section 12: Administration & 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
Downtown Zoning Code
13Draft 2010
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)
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 - 5 rooms or fewer A A A
Bed and breakfast - more than 5 rooms MAUP MAUP MAUP
Hotel, motel - 5 rooms or fewer A A A
Hotel, motel - more than 5 rooms MAUP MAUP MAUP
Library, museum A(3)A(3)A(3)
RESIDENTIAL (2)
Dwelling - condominium A A -
Dwelling - duplex A A -
Dwelling, multiple household A A -
Dwelling, second unit AC(7)AC(7)-Section 5.080
Dwelling, single household A A -
Dwelling, single room occupancy A(9)A(9)A(9)Section 5.090
Home Occupation A(1)(6)A(1)(6)A(1)(6)Section 5.040
Homeless facility - large (more than 12 persons)MAUP(2)--UMC §9171
Homeless facility - small (fewer than 12 persons)MAUP(2)--
Live/work unit A A A
Residential in mixed use building A(9)A(9)A(9)Section 5.070
A business license may be required. Contact _____ to determine if a business license is required. 1.
Site Development Permit may be required. See Section 12, Administration and Procedures2.
Any use(s) that exceed 5,000 gross square feet of floor area or 100 lineal feet on the ground floor (street level) frontage when located on a Required Storefront 3.
Frontage on the Zoning Map requires approval of a Minor Use Permit.
4. Any use(s) that exceed 15,000 gross square feet of floor area on the ground floor (street level) requires approval of a Major Use Permit.
5. Any use that exceeds 5,000 square feet or 100 lineal feet on the ground floor requires approval of a Major Use Permit.
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. An allowed use on floors above the ground floor or behind a ground floor use. A Major Use Permit is required to allow on the street front of the ground floor.
10. Allowed accessory to a principal building and subject to the requirements of Table 11: Accessory Building and Use Standards
11. Allowed accessory to a principal use and consistent with the requirements of Table10.
Downtown Zoning Code
14Draft 2010
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 UMC §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 UMC §9184
Restaurant, cafe, coffee house A(4)A(4)A(4)
Restaurant - formula fast food ---
Restaurant - outdoor dining MIUP(8)MIUP(8)MIUP(8)
Second hand store, thrift store MIUP MAUP MAUP
Shopping center -MAUP -
Smoke shop ---
Tasting room MAUP MAUP MAUP Section 5.100
SERVICES - BUSINESS, FINANCIAL, PROFESSIONAL (2)
Administrative services A(3)A(3)A(3)
Business services MIUP MIUP -
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 _____ to determine if a business license is required. 1.
Site Development Permit may be required. See Section 12, Administration and Procedures2.
Any use(s) that exceed 5,000 gross square feet of floor area or 100 lineal feet on the ground floor (street level) frontage when located on a Required Storefront 3.
Frontage on the Zoning Map requires approval of a Minor Use Permit.
4. Any use(s) that exceed 15,000 gross square feet of floor area on the ground floor (street level) requires approval of a Major Use Permit.
5. Any use that exceeds 5,000 square feet or 100 lineal feet on the ground floor requires approval of a Major Use Permit.
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. An allowed use on floors above the ground floor or behind a ground floor use. A Major Use Permit is required to allow on the street front of the ground floor.
10. Allowed accessory to a principal building and subject to the requirements of Table 11: Accessory Building and Use Standards
11. Allowed accessory to a principal use and consistent with the requirements of Table10.
Downtown Zoning Code
15Draft 2010
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 ---
Laundromat A(5)A(5)-
Maintenance/Repair - client site services A(5)A(5)-
Maintenance/Repair - equipment, large appliances ---
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
OTHER (2)
Accessory building (9)AC AC -
Accessory use(s)AC AC AC
Animals in the City MIUP MIUP -UMC §9182
Drive-thru or drive-up - restaurant ---
Drive-thru or drive-up - bank, pharmacy A(2)A(2)-SDP Required
Electric vehicle charging station AC AC AC
Medical marijuana dispensary ---UMC §5702
Storage - accessory AC AC AC
Storage - yard (10)AC AC AC
Temporary uses less than 6 months and consistent with the
purposes of this Code
MIUP MIUP MIUP UMC §9176(E)
A business license may be required. Contact _____ to determine if a business license is required. 1.
Site Development Permit may be required. See Section 12, Administration and Procedures2.
Any use(s) that exceed 5,000 gross square feet of floor area or 100 lineal feet on the ground floor (street level) frontage when located on a Required Storefront 3.
Frontage on the Zoning Map requires approval of a Minor Use Permit.
4. Any use(s) that exceed 15,000 gross square feet of floor area on the ground floor (street level) requires approval of a Major Use Permit.
5. Any use that exceeds 5,000 square feet or 100 lineal feet on the ground floor requires approval of a Major Use Permit.
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. An allowed use on floors above the ground floor or behind a ground floor use. A Major Use Permit is required to allow on the street front of the ground floor.
10. Allowed accessory to a principal building and subject to the requirements of Table 11: Accessory Building and Use Standards
11. Allowed accessory to a principal use and consistent with the requirements of Table10.
16Draft 2010
Downtown Zoning Code Section 5. Standards for Specific Land Uses
Section 5: Standards for Specific Land Uses
5.010 - Purpose. This Section 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 this Section shall comply with the provisions of the
Section applicable to the specific land use, in addition to all other applicable provisions of this Code and
the City of 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 this Section supplement
and are required in addition to those included in this Code and the Ukiah City Code. In the event of
any conflict between the requirements of this Section and those included in this Code, the require-
ments of this Section shall control.
5.030 - Community Gardens. A Community Garden shall comply with the requirements of this Section 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, trespass-
ing, 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
reduces 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 guid-
ance 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 encour-
aged to walk or bike to the site in order to reduce the need for parking and parking impacts on neigh-
17Draft 2010
Downtown Zoning Code Section 5. Standards for Specific Land Uses
boring 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 com-
munity garden is located. Commercially maintained portable bathrooms are allowed as accessory
structures provided that they comply with accessibility standards and comply with the development
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 this Section 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
location.
E. Identification. The home occupation shall not be identifiable from the property line by any means, in-
cluding 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 occupa-
tion 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 suppliers 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 traf-
fic or parking in excess of that normally associated with a residential use, with no more than two (2)
non-resident vehicles parked on the street at any given time and no idling of employee or customer
vehicles.
18Draft 2010
Downtown Zoning Code Section 5. Standards for Specific Land Uses
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 ap-
plication for and approval of a sign permit.
J. Storage. No outside storage of equipment or supplies.
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 Daycare. Large Family Daycare facilities shall comply with the requirements of this Sec-
tion 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
daycare facilities, thereby eliminating the need for a Use Permit. The intention is to encourage the
creation of large family daycare facilities, create more options for child care, and to make the operat-
ing characteristics of these facilities compatible with surrounding uses.
B. Permit Required. No Large Family Daycare shall be conducted without application for and approval
of a business license.
C. Location. In no case shall a property be directly abutted by large family daycare facilities on two (2)
or more sides.
D. Parking. All dwellings used for large family daycare 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,
19Draft 2010
Downtown Zoning Code Section 5. Standards for Specific Land Uses
on-street parking stalls adjacent to the site may be considered to satisfy this requirement.
F. Fencing and Barriers.
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
barriers include: wood fences, walls, 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’s Noise Ordinance as measured at the property line(s) of the day care facility.
I. Code Compliance and Licensing. Large family day care homes shall comply with all applicable
Building and Fire Codes, Fire Code standards adopted by the State of California, and with Social Ser-
vices 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/Work Units. A Live/work unit shall comply with the requirements of this Section 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
occupied 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.
B. Limitations on use. The non-residential component of a live/work project shall be a use allowed
within the applicable zoning district (Table 3: Allowed Building and Site Uses). A live/work unit shall
not be established 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 nor-
mally associated with a residential use;
welding, machining, or any open flame work; or
any other activity or use, as determined by the Planning Director not to be compatible with resi-
dential activities and/or to having the potential to affect the health, safety, of live/work residents
because the use may possibly create dust, glare, heat, noise, noxious gasses, odor, smoke, traf-
fic, vibration, or other impacts, or would be hazardous because of materials, processes, products,
or wastes.
20Draft 2010
Downtown Zoning Code Section 5. Standards for Specific Land Uses
C. Density. Live/work units shall comply with the maximum density requirements of the applicable gen-
eral 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 regu-
larly 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 accom-
modate commercial uses as evidenced by the provision of ventilation, interior storage, flooring,
and other physical improvements of the type commonly found in exclusively commercial facilities
used for the same work activity.
4. Integration of living and working space. Areas within a live/work unit that are designated as
living space shall be an integral part of the live/work unit and not separated (or occupied 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
1. Occupancy. A live/work unit shall be occupied and used only by the operator of the business lo-
cated within the unit, or a household of which at least one member shall be the business operator.
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 spaces
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 lev-
els 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 un-
21Draft 2010
Downtown Zoning Code Section 5. Standards for Specific Land Uses
less 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-res-
idential uses on an 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 A (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.
5.070 - Mixed Use Projects. Mixed Use Projects shall comply with the requirements of this Section where al-
lowed 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 relation-
ship to the street front.
2. Provide for internal compatibility between different uses within the project.
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 combinations
of uses allowed in the applicable zoning district; provided that where a mixed use project is proposed
with a use that is otherwise required to have a Use Permit approval in the applicable zoning district,
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
22Draft 2010
Downtown Zoning Code Section 5. Standards for Specific Land Uses
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.
F. Refuse and recycling. Areas for the collection and storage of refuse and recyclable materials shall be
located on the site in location(s) convenient for both the residential and non-residential uses.
G. Lighting. Lighting for the commercial uses shall be appropriately shielded to not negatively impact the
residential units.
H. Noise. All residential units shall be designed to minimize adverse impacts from non-residential project
noise, 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 Administrator approv-
al to ensure that the commercial use will not negatively impact the residential uses within the project.
5.080 - Second Units. A second unit shall comply with the requirements of this Section 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.
C. Architecture and access. A second unit shall incorporate the same or substantially similar architec-
tural design and details, building materials, and colors as the main dwelling unit or be compatible with
dwellings located on adjacent parcels.
The second unit shall have a separate door. In the event of an attached unit, the entrance to the sec-
ond 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.
D. Density. Density is determined by the General Plan land use designation. Second units are exempt
from the density calculation.
E. 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 as determined by the zoning of the parcel on which the second unit is
located or the adjoining parcel(s), whichever is greater.
F. Conversion. Existing structures proposed for conversion to a second unit shall comply with the devel-
opment standards of the zoning district in which the second unit would be located.
G. 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.
H. Owner occupancy. One of the units on the parcel shall be occupied by the owner of the property.
I. Rental. The second unit may be used for rental purposes.
23Draft 2010
Downtown Zoning Code Section 5. Standards for Specific Land Uses
J. Size. The maximum size of a second unit shall be seven hundred fifty (750) square feet.
K. 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.
L. 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 issuance
of a building permit for a second unit.
5.090 - Single Room Occupancy Facilities. A single room occupancy (SRO) facility shall comply with the re-
quirements of this Section 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 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. A Single Room Occupancy 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. A SRO unit shall have a minimum size of 150 square feet and a maximum of 400
square feet.
b) Occupancy. A SRO unit shall accommodate a maximum of two persons.
c) Bathroom. A 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 provided,
common facilities shall be provided in accordance with the Building Code for congregate resi-
dences with at least one full bathroom per floor.
d) Kitchen. A SRO unit is not required to but may contain partial or full kitchen facilities. A full kitch-
en 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.
24Draft 2010
Downtown Zoning Code Section 5. Standards for Specific Land Uses
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. A SRO Facility with 10 or more units shall provide on-site management. A
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 a
SRO facility and shall be approved by the City. The management plan shall address management
and operation of the facility, rental procedures, safety and security of residents and building mainte-
nance.
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, consistent with the
provisions of this Section.
5.100 - Tasting Rooms. A Tasting Room shall comply with the requirements of this Section where allowed by
Table 3: Allowed Uses and Permit Requirements.
A. Considerations. A Use Permit application for Tasting Room shall address the following consider-
ations which will be the basis for the approval, conditional approval or disapproval of the Use Permit
application.
1. Hours of operation.
2. Potential for loitering.
3. Adequacy of lighting for security purposes.
4. Compatibility and suitability of the proposed tasting room with the existing uses in the area and/or
character of the area, including but not limited to proximity to sensitive land uses such as resi-
dences, schools, daycare facilities, churches and parks.
5. Unique features, products, and/or services which are not found in other similar uses in the com-
munity and/or immediate area (i.e. types of games, food, or other special services)
6. The likelihood that the proposed outlet tasting room would enhance or facilitate the vitality, eco-
nomic viability, and/or provide recreational or entertainment opportunities in an existing commer-
cial area without presenting a significant impact on public health or safety.
7. The potential benefit or detriment that would be provided to the community (immediate neighbor-
hood, City, region) by the approval of the Use Permit.
8. Extent to which the sale of alcohol, as a component of the Tasting Room, is related to the func-
25Draft 2010
Downtown Zoning Code Section 5. Standards for Specific Land Uses
tion of the proposed use and likelihood of the use operating in a viable manner (i.e. Is the sale of
alcohol necessary for the financial success of the business and a typical and related component
of a Tasting Room?).
9. Siting of the tasting room in a manner that will result in minimal impacts on the surrounding neigh-
borhood.
10. 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
problems in the area and/or to contribute to or aggravate an existing crime problem in the area.
11. The background and history of the proposed licensee and the history including the nature and
extent of any problems on premises where he/she has operated an alcohol licensed business in
the past.
12. The potential for the need for annual review of the Use Permit.
13. Other information deemed necessary on a case-by-case basis.
B. Findings. The above considerations shall be incorporated as findings for approval, conditional ap-
proval, or disapproval of a Use Permit for a Tasting Room in addition to the findings required by UCC
Section 9262(E).
Downtown Zoning Code
26Draft 2010
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 zone that applies to the parcel.
Table 4: Site Development Standards
STANDARDS
(1) (2)
GENERAL URBAN
GU
URBAN CENTER
UC
DOWNTOWN CORE
DC
MODIFICATION
TO STANDARD(3)
RESIDENTIAL DENSITY (Subject to Airport Zone Restrictions)
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
(All new subdivisions shall comply with these lot standards)
Lot Size - Interior (6) (7)4,500 square feet 4,500 square feet 2,500 square feet Major Exception
Lot Size - Corner (6) (7)5,000 square feet 5,000 square feet 3,000 square feet Major Exception
Lot Width (6) (7)30 feet min 30 feet min 30 feet min Major Exception
Lot Depth (6) (7)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
Rearyard Allowed Allowed Allowed Major Exception
Sideyard Allowed Allowed Prohibited Major Exception
Edgeyard/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
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.
General Plan Amendment is required in order to exceed the maximum density, except projects that meet State requirements for affordable housing 4.
projects 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.
No minimum when development is proposed and constructed as part of the subdivision. See Section 12: Administration & Procedures6.
No minimum lot size or dimensions required for condominium projects when development is proposed and constructed as part of the subdivision. 7.
Include reference.
Section 6: Site and Building Development Standards
Downtown Zoning Code
27Draft 2010
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 build-
ing 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 2). 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
Downtown Zoning Code
28Draft 2010
Section 6. Site Planning and Development Standards
Table 6: Standards for Principal Buildings
STANDARDS
(1) (2)
GENERAL URBAN
GU
URBAN CENTER
UC
DOWNTOWN CORE
DC
MODIFICATION TO
STANDARD (7)
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 6 ft. maximum 6 ft. maximum 6 ft. maximum Major Exception
Rear - with alley (3)14 ft. from center line 14 ft. from center line 14 ft. from center line Major Exception
FRONTAGE BUILDOUT
Courtyard Building (5)70% minimum 70% minimum 80% minimum Major Exception
Rearyard Building (5)60% minimum 70% minimum 80% minimum Major Exception
Sideyard Building (5)40% minimum 40% minimum Prohibited Building Type Major Exception
COURTYARD BUILDING
Min Area of Courtyard 15% of total lot area Major Exception
Min 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 7)
Terrace/Light Court Allowed Allowed Prohibited Major Exception
Forecourt Allowed Allowed Allowed Major Exception
Stoop Allowed Allowed Allowed Major Exception
Shopfront/Awning Allowed (4)Allowed (4)Allowed (4)Major Exception
Gallery Allowed (4)Allowed (4)Allowed (4)Major Exception
Arcade Prohibited Allowed (4)Allowed (4)Major Exception
Other Prohibited Prohibited Prohibited Major Exception
BUILDING HEIGHT (6) Subject to Airport Zone Restrictions
New Building 2 stories minimum
2 stories maximum
2 stories minimum
3 stories maximum
3 stories minimum
4 stories maximum
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 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 may continue the existing building height.
Building height is also subject to Airport Zone restrictions.
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. 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.
4. See Figure 17: Special Designations Map for locations of “Required Storefront Frontages.”
5. See Table 5: Building Types for additional information and examples of each building type.
6. See Figures 2A and 2B: Building Height.
7. See Section 12: Administration and Procedures.
Downtown Zoning Code
29Draft 2010
Section 6. Site Planning and Development Standards
Max.
height
2
1
3
2
1
3
Street
(Principal Frontage)Alley
Table 7: Standards for Accessory Buildings
Standards General Urban
GU
Urban Center
UC
Downtown Core
DC
Modification to
Standard
Rear and Side Yard Buildings (1)
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 (2)
14 ft. minimum from
center line (2)
Major Exception
Height (3) (4)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
1. Accessory buildings are prohibited with courtyard buildings.
2. Public Works and/or the Fire Marshal may require more than the minimum setback.
3. Height is also subject to Airport Compatibility Zone requirements.
4. See Figure 2.
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.
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
height restrictions from the Ukiah Airport
Master Plan.
Figure 2B: Courtyard Building Height
Downtown Zoning Code
30Draft 2010
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 district in which the parcel is located. 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.
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 be the only access to the
parcel.
Fr
o
n
t
a
g
e
Frontage Alley (typical)
Lot Line
Corner
Condition
Mid-block
Condition
Building Footprint
se
t
b
a
c
k
setback
se
t
b
a
c
k
Fr
o
n
t
a
g
e
Frontage Alley (typical)
Lot Line
Corner
Condition
Mid-block
Condition
Building Footprint
setback
se
t
b
a
c
k
se
t
b
a
c
k
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
Downtown Zoning Code
31Draft 2010
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 is determined by Table 6: Principal Building Standards
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
sidewalk, while the facade at sidewalk level remains at
the frontage 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
Downtown Zoning Code
32Draft 2010
Section 6. Site Planning and Development Standards
Table 9: Development Standards for All Land Uses
STANDARDS ALL ZONES MODIFICATION TO
STANDARD
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, UTILITIES,
AND SIMILAR FACILITIES OF POOR VISUAL QUALITY (3)
Location - all building
types
Prohibited on Frontage(s).Major Exception
Location - by building
type
Sideyard Building: 3rd Layer
Rearyard Building: 3rd Layer
Courtyard Building: 4th Layer
Minor Exception
Screening
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 Ukiah Waste Solutions.Minor Exception
DRIVE-THRU FACILITY (1) (2)
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 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 (5)
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
1. Drive-thru lane/facility is subject to Planning Commission approval of a Site Development Permit.
2. When an allowed use as prescribed in Table 3.
3. Such as A/C units, utility transformers and boxes, and direct vent fireplaces.
4. Subject to review and approval of the Public Works Department to ensure adequate sight distance. No exception allowed to increase height due to safety.
5. Planning Department approval of screening required when not part of a project that requires discretionary review by the Zoning Administrator or Planning
Commission.
Downtown Zoning Code
33Draft 2010
Section 6. Site Planning and Development Standards
Table 9: Development Standards for All Land Uses
STANDARDS ALL ZONES MODIFICATION TO
STANDARD
SITE SCREENING (STREETSCREEN) (5)
Height - Intersection 30- inch maximum height within 30 feet of an intersection (4)N/A
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 gar-
bage and recycling vehicles) and pedestrian access
Minor Exception
ROOFTOP EQUIPMENT AND SCREENING (5)
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” 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 of 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.
1. Drive-thru lane/facility is subject to Planning Commission approval of a Site Development Permit.
2. When an allowed use as prescribed in Table 3.
3. Such as A/C units, utility transformers and boxes, and direct vent fireplaces.
4. Subject to review and approval of the Public Works Department to ensure adequate sight distance. No exception allowed to increase height due to safety.
5. Planning Department approval of screening required when not part of a project that requires discretionary review by the Zoning Administrator or Planning
Commission.
Downtown Zoning Code
34Draft 2010
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 16: 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 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 first
or second 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 16: Parking Design Standards
Loading docks, services areas, and trash/recycling
facilities prohibitedon frontage(s).
Drive-thru lane prohibited on frontage(s).
Courtyard Buildings
1st Layer is located between the 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 16: Parking Design Standards
Loading docks, services areas, and trash/recycling
facilities prohibited on frontage(s).
Drive-thru lane prohibited on frontage(s).Fr
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2nd layer
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3rd layer
Corner
Lot
Interior
Lot
Downtown Zoning Code
35Draft 2010
Section 6. Site Planning and Development Standards
Table 10: Landscaping Standards for All Developments
STANDARDS ALL ZONES MODIFICATION TO
STANDARDS
General Requirements
Dimensions Minimum of 3 feet interior width for landscaped areas without trees.
Minimum of 4 feet interior width for landscaped are with trees.
Minor Exception
Height Shall comply with height limits for vision triangles. (1)Minor Exception
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 unirrigated native plants.
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 Efficient 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 (2)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 20-25
Trees (3) (4)
Existing Shall be retained and preserved as required in Section 10: Tree Preservation and
Planting Requirements.
As allowed by
Tables 18 and 19
Location (1)Shall not be planted under any eave, overhang, balcony, light standard, or other
structure that may interfere with normal growth.
Minor Exception
Planter size (1)Planters with less than 10 feet in width of located closer than 5 feet from a
permanent structure shall be provided with root barriers.
Minor Exception
Parking Lot Trees See Section 10: Tree Preservation and Planting Requirements As allowed by
Tables 23 and 24
Street Trees - spacing 1 street tree every 30 feet of parcel frontage (5)
Street Trees - species,
additional requirements
See Section 10: Tree Preservation and Planting Requirements As allowed by
Tables 20, 21, 22
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
Allowed up to 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
Prohibited Artificial or synthetic groundcover or shrubs.Major Exception
Irrigation
Design To reduce water usage.None
Plans Conceptual irrigation plan is required as part of the landscaping plan.None
Downtown Zoning Code
36Draft 2010
Section 6. Site Planning and Development Standards
Table 10: Landscaping Standards for All Developments continued
STANDARDS ALL ZONES MODIFICATION TO
STANDARDS
Maintenance Requirements
Fertilizer Only used on trees during planting.
Shrubs may receive periodic fertilizer according the recommendations of a
landscaping professional.
None
Irrigation In working conditions at all times.None
Litter Removed from landscaped areas on a regular basis.None
Pruning All trees shall be properly pruned as appropriate.
Top cutting of trees is prohibited.
All pruning shall follow industry best practices to ensure long-term health
and vitality.
None
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.
Replacement shall conform to the standards that govern the original planting,
approved landscaping plan, or as as approved by the Planning Director.
None
Stakes - inspection Ties and stakes to be inspected every 6 months to ensure they do not constrict the
trunks and damage the tree.
None
Stakes - removal Ties and stakes to be removed after 1 to 3 years to ensure they do not damage the
trunk of the tree and its overall growth.
None
Turf areas Mowed on a regular basis and kept green and weed free at all times.None
Watering Regular slow deep watering when feasible fluctuating to provide more water in the
summer and less water in the winter. (1)
None
Weed killer Shall not be used on or near trees.None
1. Turf areas are not required to be kept green during times of mandatory water conservation, water moratorium or, declared water emergency.
Downtown Zoning Code
37Draft 2010
Section 7. Architectural Standards
Section 7: Architectural Standards
Table 11: Frontage Type and Storefront Standards
STANDARDS
(1) (2)
GENERAL URBAN
GU
URBAN CENTER
UC
DOWNTOWN CORE
DC
MODIFICATION TO
STANDARD
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
(3)
On the Frontage Line
(3)
On the Frontage Line
(3)
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 (4)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 Principle Buildings.
Major Exception
STOREFRONT FRONTAGES (5) - 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 (6)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 ft.
See Figure 8: Anchor Concept
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: Acrylic (hard)
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)N/A
Balcony, French Balcony Allowed to occupy all or part of the required setback (9)N/A
Bay Window Allowed to occupy all or part of the required setback (9)N/A
Stoop Allowed to occupy all or part of the required setback N/A
1. Encroachment into the public right-of-way requires approval of an encroachment permit from the Public Works Department.
2. See Section 13: Glossary for an explanation of terms.
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 the
building.
5. Refer the Figure 17: Special Designations Map for locations of “Required” and “Recommended” Storefront Frontages. \
6. See Section 13: Glossary “Expression Line.”
7. Where Shopfront Frontage is required by Figure 17: Special Designations Map.
8. 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
required and this door shall be operable.
9. Encroachment into the public right-of-way may be allowed with approval of the review authority and the Public Works Department.
Downtown Zoning Code
38Draft 2010
Section 7. Architectural Standards
Table 12: Architectural Elements and Materials
STANDARDS (1)(2)ALL ZONES MODIFICATION
TO STANDARD
EXISTING BUILDINGS
Addition - Facade Shall comply with the architectural standards included in this Table.(3)Major Exception
Addition - Elevation Shall comply with the architectural standards included in this Table.(3)Minor Exception
Modification - Facade Shall comply with the architectural standards included in this Table.(3)Major Exception
Modification - Elevation Shall comply with the architectural standards included in this Table.(3)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 (4)Sized to match window opening (close over the entire window)Minor Exception
MATERIALS
Balconies, Stoops Concrete, painted wood, or metal Minor Exception
Facade(s) - Exterior Finish (5)Brick, wood siding, fiber cement siding, stucco Minor Exception
Facade - Location 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. N/A
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 Should be designed to accommodate photovoltaic. N/A
Accessory structures Allowed in compliance with all applicable Building Code Requirements.
Examples include trellis, pergola, gazebo and other similar structures as
determined by the Planning Director.
N/A
ANCHOR BUILDINGS (6)
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.
See Figure 8: Anchor Building Concept.
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 terms2.
Unless subject to the requirements of Table13: Historical Building Standards. 3.
Not a required design element.; if included in the design, must comply with this standard.4.
Synthetic materials such as hardboard siding may also be allowed if it accurately simulates the natural material and has equal or better weathering characteristics. 5.
The use of the material is at the discretion of the review authority (i.e. Planning Commission, Zoning Administrator, Director).
Applies to any building with a facade width of 75 feet or more. 6.
Downtown Zoning Code
39Draft 2010
Section 7. Architectural Standards
Architectural Figures
Figures 5 to 12 provide examples of the standards, such as private frontage types, materials, and uses, required by
this Code. The figures are intended to illustrate various frontage, architectural and other requirements of this Code
and potential design outcomes. These figures are not intended to illustrate a required architectural design. Several
Code requirements with their corresponding section references are provided for each figure. Compliance with the
standards shall be determined by the review authority (i.e. Planning Commission, Zoning Administrator, Planning
Department).
Figure 5: Mixed Use Concept
Encroachment -
Bay Window and
Balcony
On the left facade of the building, a bay window encroaches into the right-of-way. On the front facade, a balcony en-
croaches into the right-of-way. Bay windows and balconies provide articulation and visual interest.
A bay window expands floor area. A balcony provides outdoor space.
See Table 12: Architectural Elements and Materials
Floor Height
The floor height is a minimum of 12 feet. This allows for the building to change uses over time, such as from one
commercial use to another, from a commercial use a residential use, or to live/work.
See Table 11: Frontage Types and Storefront Standards
Frontage Type
The ground floor facade is designed as a Shopfront (without an awning).
This frontage type is ideal for retail uses and is pedestrian oriented.
See Table 6: Standards for Principal Buildings and Table 8: Private Frontage Types
Glazing - Amount
At least 70% of the Storefront is clear glazing.
This provides visual interest and pedestrian orientation at the ground level.
See Table 11: Frontage Types and Storefront Standards
Mixed Use
The design of the building allows for a mix of uses and for uses to change overtime. The ground floor is shown as a
law office. The storefront design could also easily accommodate a retail use, restaurant, personal service, or another
office use. The upper floors could be used as residences or offices.
See Table 3: Allowed Uses and Permit Requirements
Openings - Above the
Ground Floor
The percentage of openings required above the ground floor is between 25% and 75 %. This range of openings
avoids the solid glass walls common in some modern buildings, provides a minimum amount of openings in order to
avoid blank walls on upper floors, and provides opportunities for balconies and other access to the outdoors.
See Table 12: Architectural Elements and Materials
Location of Principal
Entrance
The main entrance is located along the frontage line providing easy access.
See Table 11: Frontage Types and Storefront Standards
Downtown Zoning Code
40Draft 2010
Section 7. Architectural Standards
Figure 6: New Infill
Building Type Assuming that the infill building fills the full width of the parcel, this is a rear yard building
with no side setback (zero lot line). The building appears to be too narrow for a courtyard building.
See Table 4: Site Development Standards
Building Height The building is 3 stories as allowed in the UC and DC zones.
Building height may be reduced due to restrictions of the Airport Zone.
See Table 6: Standards for Principal Buildings
Building Siting
(Setbacks)
The building appears to be located at the frontage line and to have no side setbacks as allowed by the building
siting standards for Rear Yard buildings in the UC and DC zoning districts.
See Table 6: Standards for Principal Buildings
Door Spacing Doors are spaced a maximum of 30 feet apart creating a pedestrian orientation.
This also helps to break up long buildings by providing more than one point of entry
See Table 11: Frontage Types and Storefront Standards
Entrance -
Corner Building
The primary entrance to the building is required to face the corner.
Additional (secondary entries may be located parallel to the frontage lines).
See Table 11: Frontage Types and Storefront Standards
Frontage Buildout The minimum frontage buildout for a Rear Yard building is 70%. Assuming that the building was constructed with
no side yard setbacks, the frontage buildout is 100%.
See Table 6: Standards for Principal Buildings
Facade
Orientation
The majority or all of the building facade is required to be parallel with the frontage line. This makes the buildings
pedestrian friendly and helps to define the public way.
See Table 11: Frontage Types and Storefront Standards
Lot Configuration The lot appears to be rectilinear. This is the ideal lot configuration since it makes
building siting and development easier and provides the grid pattern of
development and circulation that is most desirable.
See Table 4: Site Development Standards
Lot Orientation The lot fronts on a Thoroughfare.
See Table 4: Site Development Standards
Openings -
Orientation
The openings (shopfront and windows) have a vertical orientation.
See Table 12: Architectural Elements and Materials
Roof The roof is flat with a parapet. Flat roofs are common for commercial buildings.
The parapet provides architectural detail and can also be used to screen roof top equipment.
See Table 9: Architectural Elements and Materials
Screening -
Design
The parapet likely serves to screen rooftop equipment. Screening is required for all
rooftop equipment and the design of the screening is required to be consistent with
the design of the building, including materials, colors, and form.
See Table 9: Development Standards for All Land Uses
Downtown Zoning Code
41Draft 2010
Section 7. Architectural Standards
Figure 7: Hotel Concept
Encroachment-
Balcony
The balcony is allowed to encroach into a required setback and into the public right-of-way.
The balcony provides articulation, usable outdoor space, and “eyes on the street.”
See Table 12: Architectural Elements and Materials
Encroachment -
Bay Window
The bay window is allowed to encroach into a required setback and into the public right-of-way.
The bay window provides articulation, architectural detail, and additional floor space and
is common for many urban buildings that are used for residential or lodging uses.
See Table 12: Architectural Elements and Materials
Expression Lines
Horizontal expression lines separate the ground floor from the upper floors helping to define the ground level
(often retail) uses from the upper floors. Expression lines are required for Mixed Use buildings.
See Table 11: Frontage Types and Storefront Standards
Glazing - Amount
At least 70% of the Storefront is clear glazing.
This provides visual interest and pedestrian orientation at the ground level.
See Table 11: Frontage Type and Storefront Standards
Opening -
Orientation
The openings (windows, storefront, etc.) are oriented vertically.
See Table 12: Architectural Elements and Materials
Opening - Recess
Storefront,
Doors & Windows
Windows and doors are required to be recessed a minimum of 3-inches as measured from the wall of the facade.
This provides articulation of the building and differentiates the wall plane from the plane of the
storefront, window, and doors.
See Table 12: Architectural Elements and Materials
Roof - Flat with
Parapet
The parapet rises above the flat roof providing architectural character and hiding rooftop equipment from view.
The minimum height of the parapet is 42-inches.
See Table 12: Architectural Elements and Materials
Parking - Location Parking is hidden from public view by being located behind the building, off site, or
by being masked by a liner building.
See Table 16: Parking Design Standards and Figure 13: Liner Building Concept
Sign - Wall The sign is subdued yet clearly identifies the use of the building and is clearly visible to the
pedestrian and motorists.
Downtown Zoning Code
42Draft 2010
Section 7. Architectural Standards
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Downtown Zoning Code
43Draft 2010
Section 7. Architectural Standards
Figure 9: Civic Building Concept
Door Spacing Doors are required to be spaced every 30 feet. This building does not provide a door every 30 feet along the entire
frontage. Modifications to this standard are allowed with approval of a Minor Exception.
See Table 11: Frontage Type and Storefront Standards
Frontage Type -
Other
The Frontage type of this civic building is not an allowed frontage type under this Code.
Modifications to the allowed frontage types are allowed with approval of a Major Exception.
See Table 6: Standards for Principle Buildings and Table 8: Private Frontage Types
Glazing - Amount
(Ground Floor)
The ground floor is required to include 70% as glazing. The ground floor appears to have less than 70% glazing on the
ground floor. Modifications to this standard require approval of an Exception.
See Table 11: Frontage Type and Storefront Standards
Openings - Upper
Floors
Openings on each facade and elevation are required to be between 25-75% of the building wall area for each cor-
responding facade and elevation. This is intended to eliminate large blank walls on upper elevations and to avoid the
modern glass wall look of buildings that are primarily glazing.
See Table 12: Architectural Elements and Materials
Roof - Sloped Sloped roofs are required to have a minimum pitch of 5:12. Although the majority of the roof appears to be a flat roof with
parapet, the sloped portion of the roof that is sloped would be required to comply with the 5:12 pitch.
See Table 12: Architectural Elements and Materials
Use The use of the building is likely to be singular (Office- Government) rather than mixed.
The intent of this Code is to provide a mix of uses within the boundaries of the Code.
A mix of uses is encouraged on each parcel, but is not not required so long as there is a mix of uses in the area.
See Table 3: Allowed Uses and Permit Requirements
Downtown Zoning Code
44Draft 2010
Section 7. Architectural Standards
Figure 10: Courthouse Square Rendering
Civic Space This Code allows civic spaces such as squares, plazas and playgrounds. the area shown in front of the courthouse build-
ing is a “square” since it is defined by building frontages and landscape consists primarily of lawns, trees, and paths.
See Table 2: Civic Spaces
Frontage Type:
Other
The Frontage type used for this civic building is not an allowed frontage type under this Code.
Modifications to the allowed frontage types are allowed with approval of a Major Exception.
See Table 6: Principal Building Standards and Table 8: Private Frontage Types
Gibson Creek Gibson Creek is identified as a “Civic Space-Preferred” on the Zoning Map.
The daylighting of Gibson Creek is a recommended element of this Code.
Daylighting of the creek is also recommended to include public access along and restoration of the creek corridor.
See Figure 1: Zoning Map and Section 3C: Special Designations
Parking - On Street The Circulation section of this Code includes the required street sections. These street sections identify the lane width,
sidewalk width, street tree planting requirements and on-street parking required for existing or proposed streets.
See Figures 19-22: Street Sections
Trees - Riparian This Code includes required tree species for planting in riparian areas.
Modifications from the required trees are allowed with approval of an Exception.
See Section 10: Tree Standards
Trees - Street This Code includes required tree species for street trees. Different trees are required along specific streets.
Street trees provide shade, act as a buffer between travel lanes and/or parking and pedestrians, and
help to create a comfortable, walkable streetscape.
Modifications from the required trees are allowed with approval of an Exception.
See Section 10: Tree Standards
Downtown Zoning Code
45Draft 2010
Section 7. Architectural Standards
Figure 11: State Street Rendering
Building Height Building height is varied with two, three and four story buildings.
This provides variety in architecture and visual relief be avoiding a “canyon-like” feeling along the streetscape.
See Table 6: Principal Building Standards
Civic Space A square or plaza is located in front of the courthouse building. Civic spaces, such as squares, plazas and playgrounds are
allowed uses in all districts.
See Table 2: Civic Spaces and Table 3: Allowed Uses & Permit Requirements
Existing Buildings This section of State Street is an area developed that is currently developed.
This code acknowledges that many existing building will remain and will be modified and/or expanded over time.
See Table 6: Standards for Principle Buildings and Table 12: Architectural Elements and Materials
See Section 12: Non-Conforming Uses
Floor Height The ground floor of buildings is required to have a minimum floor height of 12 feet. This allows buildings to change from
one use to another over time, making the building more flexible and usable.
See Table 8: Frontage Type and Storefront Standards
Frontage Type This Code requires Storefront Frontage types (shopfront and awning, gallery, arcade) on most street frontages.
Along this State Street streetscape are several different storefronts styles.
The type of storefront and design is determined by the project applicant.
See Table 6: Principal Building Standards and Table 7: Private Frontage Types
Historical Buildings Many of the buildings in the boundaries of this code are historic or more than 50 years old.
This code includes standards for the treatment of buildings that are more than 50 years old.
See Table 10: Historical Building Standards
Openings - Upper
Floors
Openings on each facade and elevation are required to be between 25-75% of the building wall area
for each corresponding facade and elevation.
The buildings along this State Street streetscape include different openings such as
windows and doors leading to balconies.
The type of openings and design are determined by the project applicant and building code and fire code requirements.
See Table 9: Architectural Elements and Materials
Turret The building located at the corner includes a turret feature.
This feature was identified as part of the charrette process for this Code as a popular architectural feature and is
an architectural element encouraged for corner buildings.
See Table 9: Architectural Elements and Materials
Downtown Zoning Code
46Draft 2010
Section 7. Architectural Standards
Figure 12: Perkins Street Rendering
Awnings
Awnings are used on buildings with both north and south facing building facades.
Awnings used on west or south building facades are required to be located to shade the interior of the building. The south
facing buildings include awnings that shade the ground floor as well as awnings to shade the upper floors. The north
facing buildings include awnings on the ground floor that are more likely intended to provide architectural detail and cover
during the winter months.
See Table 8: Frontage Type and Storefront Standards
Building Height
Building height is varied with two and three story buildings along this Perkins Street streetscape.
This provides variety and flexibility in design and uses.
Building height is subject to Airport Zone Restrictions.
See Table 6: Principal Building Standards
Existing Buildings
The left side of Perkins Street shows an existing building. The building form is a single-family residence.
This building form is not allowed within the Code boundaries.
However, this Code acknowledges that there are many existing buildings and uses within the boundaries
and that many will remain.
See Section 12: Non-Conforming Uses and Structures
Expression Lines Horizontal expression lines separate the ground floor from the upper floors. They provide a “base” for the building.
See Table 8: Frontage Type and Storefront Standards
Front Setback
The right side shows an outdoor cafe. The setbacks allow a greater building setback
in order to accommodate outdoor dining. See Table 6: Principal Building Standards
Outdoor dining is allowed accessory to a restaurant. use. If the outdoor dining extends into the public right-of-way, an
encroachment permit would also be required. .
See Table 3: Allowed Uses and Permit Requirements
Frontage Type
The frontage type along the street is Shopfront and Awning.
This single frontage type is shown with a variety of styles. The Frontage type determines the form.
However, the details of the design are determined by the individual project.
See Table 6: Principal Building Standards
Glazing
Percentage
On the ground floor a greater percentage of glazing is required in order to ensure that
the frontage is pedestrian oriented.
On the upper floors, the percentage of glazing is intended to avoid a large blank wall and
to avoid the look of the 100% modern glazed wall.
See Table 8: Frontage Type and Storefront Standards and Table 9: Architectural Elements and Materials
Opening
Orientation
The openings (windows and storefront) are oriented vertically.
See Table 9: Architectural Elements and Materials
Roof
The parapet rises above the roof providing architectural character and
hiding rooftop equipment from view. Buildings designed without a parapet need to incorporate spaces for rooftop equip-
ment that are not visible from the public thoroughfares.
See Table 9: Architectural Elements and Materials
Downtown Zoning Code
47Draft 2010
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
Conversion of Use - Residential
Building
Preserve the residential characteristics of
the buildings original architecture.
Major Exception
Demolition (as defined by UCC
Section 3016(A))
Allowed only with City Council approval consistent with
Ukiah City Code Section 3016.
City Council
Approval
Improvement, Rehabilitation, and
Restoration
Reflect a period of the building’s development consistent with its historical,
cultural, or architectural importance or interest.
Major Exception
Major Structural Modification Preserve the building façade if the building cannot be preserved.Major Exception
Renovation -Residential Building Preserve residential characteristics of the building’s original architecture.Major Exception
Significant Façade Modification Allowed only with City Council approval consistent with
Ukiah City Code Section 3016.
City Council
Approval
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 Compatible with the building’s original materials Major Exception
Materials - Handrail Metal or wood.
Wire and cable are prohibited.
Major Exception
Materials - Wood Paint or stain to match the building.Major Exception
Openings & Ramps Locate and design to minimize impact on historic and architecturally significant
materials and character defining features. (2)
Major Exception
DOORS
Original Maintain original door, openings, and trim on facades in their
unaltered condition.
Major Exception (3)
Replacement -Design Reflect the character and style of the building.Major Exception
Replacement -Materials Replacement of original materials shall be with in kind materials.
Replacement of non-original materials shall be compatible with
materials for the building (4).
Major Exception
Modifications Elimination, addition, or modification of the original size and shape of façade
door openings is prohibited.
Major Exception (3)
WINDOWS
Openings 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
No modification to the existing opening.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
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.
Downtown Zoning Code
48Draft 2010
Section 8. Historical Building Standards
Table 13: Historical Building Standards
STANDARDS ALL ZONES MODIFICATION
TO STANDARD
STOREFRONTS
Entrance - Existing Retain or restore original location, proportion and details
If no documentation of original exists, a simplified detail shall be used.
Major Exception
New Storefront Facade Where no documentation of original exists, traditional or modern design and
materials may be proposed, provided they do not detract from the
building or neighboring buildings.
Major Exception
Original Proportions Maintain when performing restoration, renovation, or reconstruction.Major Exception
AWNINGS AND CANOPIES
Design 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 Shall not cover important architectural features.Major Exception
Proportion Fit to window openings.Major Exception
Storefront Shall reflect façade configuration and proportions,
without overpowering the building.
Major Exception
SIDING
Masonry Retain and restore.
Repair with in-kind materials.
Major Exception
Masonry- Replacement Use salvage material.
When not available, new shall match the original in size, color, uniformity
and texture.
Major Exception
Non-Masonry Repair and restore using the original wood siding or in kind salvage material.
When 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 or when not available
from similar buildings.
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
ROOFS AND ROOF LINES
Chimney Retain original when it contributes to the roof character.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
PORCH (Not an approved frontage type-See Table)
Original Retain and repair with in kind materials.Major Exception
Original – Alterations Minimize the effects on the historic character.Major Exception
Original – Rebuilding Duplicate the original porch design, shape, materials, and details.Major Exception
Original – Replacement of Missing Allowed with documentation of the original porch.
The replacement porch shall duplicate the design, shape, materials, and details
of the original.
Refer to Process for
Change to Frontage
Type
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.
Downtown Zoning Code
49Draft 2010
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 this Section. 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 site may be counted toward fulfilling the park-
ing requirements.
Table 14: Number of Parking Spaces Required by Zone
Use General Urban
GU
Urban Center
UC
Downtown Core
DC
Modification to
Standard
Vehicle Parking
Civic To be determined by Major Exception Major Exception
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
Office 1 for very 300 gross square feet Major Exception
Residential 1.5 per dwelling unit 1.0 per dwelling unit 1.0 per dwelling unit Major Exception
Restaurant 1 for every 300 gross square feet Major Exception
Retail 1 for every 300 gross square feet
Other To be determined by Major Exception Major Exception
Bicycle Parking
All Uses A minimum of 10% of the number of vehicle parking spaces required by this Table.Major Exception
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.
9.030 - Reduction of Required Vehicle Parking. The parking required by Table 14 may reduced in the following
in compliance 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 13, Shared Parking Factor. The number of parking spaces required shall be
determined by the number of parking spaces required by Table 14: Number of Parking Spaces Required
by Zone, multiplied by the Shared Parking Factor applicable to the mix of uses.
Downtown Zoning Code
50Draft 2010
Section 9. Parking Requirements and Design Standards
B. Special Needs Housing. The Planning Director may approve a reduction in parking requirements not
exceeding 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, disabilities, house-
hold size, or other factors that support 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. 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. UCC Section 9198(A7)
C. Affordable Housing Projects. In any district, the Planning Director may approve a reduction in parking
requirements not exceeding twenty percent (20%) for housing projects with at least four units afford-
able 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 af-
fordable housing projects associated with HOME grants and other affordable housing funding sources.
UCC Section 9198(A8)
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. UCC
Section 9198(A9)
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. UCC
Section 9199(B1)
F. Off-Site Parking. A project that is not located in the Downtown Parking District 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
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
project 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.
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
Downtown Zoning Code
51Draft 2010
Section 9. Parking Requirements and Design Standards
G. Reduction of Water Pollution and Stormwater Run-Off. When a site is provided with permeable park-
ing areas as described in Section (Surfacing), the number of parking spaces required shall be reduced
by 20%. If only a fraction of the parking area is provided with a permeable surface, then only a propor-
tionate fraction of the 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 as provided in Table 12 of this Section. 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 Section C6, Off-Site Parking. Parking
shall be located on each site in compliance with the parking layer requirements in Table 16: Parking Design
Standards and Figure 4: 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 13.
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.
B. Unistalls. Unistalls may be used in place of a combination of standard and compact 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 dimen-
sions set forth in Section 9.060. Such obstructions shall not interfere with vehicular movement, parking
or the opening of vehicle doors.
Downtown Zoning Code
52Draft 2010
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.
D
A
B
C
F
Figure 13: Minimum Parking Space and Aisle Dimensions
Downtown Zoning Code
53Draft 2010
Section 9. Parking Requirements and Design Standards
Table 17: Parking Design Standards - Open Parking and Parking Garages
STANDARD ALL ZONES MODIFICATION
TO STANDARD
REQUIRED OPEN PARKING LOCATION
Courtyard Building 4th Layer (See Figure 4B)Major Exception
Rear Yard Building 3rd Layer (See Figure 4A)Major Exception
Side Yard Building 3rd Layer (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.
N/A
Existing Parking Facility -
Modification
Modifications to existing parking facilities shall comply with the
requirements of Tables 16 and 17.
Minor Exception
Existing Parking Facility -
Expansion
The expansions of existing parking facilities shall comply with the
requirements of this table.
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 and
Approval of the Fire Marshal,
Public Works Director and Plan-
ning Director
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 and
Approval of the Fire Marshal
and Public Works Director
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 and
Approval of the Fire Marshal
and Public Works Director
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.
N/A
Vehicle overhang Vehicle may overhang a maximum of 2 feet into landscape area.
SURFACING AND STRIPING
Surfacing - parking spaces
and maneuvering areas
Durable, dust free, all-weather surfaces consistent with City standards.
Permeable surfaces (2)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 and
Approval of the Public Works
Director and Planning Director
Restriping Requires Planning Director approval of a restriping plan.N/A
1. Sideyard buildings are not allowed in the DC zone.
2. Such as pervious concrete, pervious pavers (Unipaver, Eco-Stone, and SF Rima or an approved equivalent); gravel, bark, or grass when reinforced to pro-
vide adequate load bearing (including geotechnical structures such as Invisible Structures Grasspave and Gravelpave products, or an approved equivalent.
Downtown Zoning Code
54Draft 2010
Section 9. Parking Requirements and Design Standards
Table 18: Open Parking Lot Design Standards
STANDARD ALL ZONES MODIFICATION
TO STANDARD
PARKING LOCATION
Courtyard Building 4th Layer (See Figure 4B)Major Exception
Rear Yard Building 3rd Layer (See Figure 4A)Major Exception
Side Yard Building 3rd Layer (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.
N/A
Existing Parking Facility -
Modification
Modifications to existing parking facilities shall comply with the
requirements of Tables 16 and 17.
Minor Exception
Existing Parking Facility -
Expansion
The expansions of existing parking facilities shall comply with the
requirements of this table.
Minor Exception
LANDSCAPING
Amount - % of parcel area Within and/or around the parking area at a minimum ratio of 10% of the gross
area of the parking lot.
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.
N/A
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
Downtown Zoning Code
55Draft 2010
Section 9. Parking Requirements and Design Standards
Figure 14: Liner Building Concept
With a liner building, the parking may be located in the first and second layers since the parking is “lined” with a
building and is not visible from the public frontage.
Downtown Zoning Code
56Draft 2010
Section 9. Parking Requirements and Design Standards
Figure 15: Conceptual Live-Work Park Under Floor Plan
Garage Concept
This conceptual plan provides the
option of a ground floor parking
or ground floor work space. If the
garage is designed to look like a
building and is accessed from an
alley rather than the street, the
garage could be located in the first
or second layer.
Work/Flex
This concept does not include
parking as part of the building.
Parking could be provided along
the frontage of the site, in an open
parking lot on the site, in a shared
parking structure, or off-site.
Liner Concept Illustration
The live/work concept could be
used as the liner units identified on
the previous page.
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.
Downtown Zoning Code
57Draft 2010
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,
welfare, 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 this Section 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 Downtown Zon-
ing Code boundaries 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 boundaries
of this Code. Removal of a tree included in Table 19 requires approval of a Major Exception as pre-
scribed 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 of 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 aesthetic
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 protected
trees identified in Table 19: 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 follow-
ing 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.
Downtown Zoning Code
58Draft 2010
Section 10. Tree Preservation and Planting Requirements
4. Grading and landscaping plans shall implement the approved tree preservation plan. The locations
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 grading,
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 time with
tree protection fencing. No encroachment into the TPZ is allowed at any time without approval
from the project arborist. Signs identifying the TPZ shall remain in place for the duration of grad-
ing and construction. The sign shall read: Warning: Tree Protection Zone. This fencing shall not be
removed without approval of the Planning Director (707) 463-6219.
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 approval
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.
2. Protected Trees. If the City authorizes the removal of a protected tree(s) because it is dead,
Downtown Zoning Code
59Draft 2010
Section 10. Tree Preservation and Planting Requirements
dangerous, or a nuisance, no tree replacement is required. In all other cases, the tree(s) must
be replaced, with the exception of protected trees approved for removal by the approving body
in relation to a development application.
3. Street Trees. If the City authorizes removal of a street tree in connection with a development
project, it shall specify the replacement requirements in the permit authorizing removal.
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
City’s 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. Street Trees Required. Residential, commercial, and industrial developments, and the development
of individual lots shall include the planting of street trees at developer ’s/property owner’s expense,
including the following:
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.
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.
Downtown Zoning Code
60Draft 2010
Section 10. Tree Preservation and Planting Requirements
D. Additional Requirements. Additional considerations for tree planting and landscaping are included in
Section 6, Table 10: Landscaping Standards for All Development and Section 9, Table 17: Open Park-
ing Lot Standards.
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.
10.060 - 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 regard-
ing 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.
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.
Downtown Zoning Code
61Draft 2010
Section 10. Tree Preservation and Planting Requirements
Table 19: Protected Trees
Common Name
Scientific Name
Size (1)Modification to Standard
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 (2)
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 process 1.
at 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.
Any modification to the tree mitigations included as part of an environmental document may require additional environmental review and/or a revision 2.
to the environmental document.
Downtown Zoning Code
62Draft 2010
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
Private Property Trees
Oak Perkins Street at Romes BBQ/Dragon’s Lair 1 Major Exception
Oak Perkins Street at Rainbow Ag/Romes BBQ 2 Major Exception
Elm Perkins Street at Realty World 1 Major Exception
Coast Redwood
Sequoia sempervirens
Perkins Street at former Wendy’s site 4 Major Exception
Coast Redwood
Sequoia sempervirens
Perkins Street at Pear Tree Center from
Commission
Major Exception
Deodar Cedar
Cedrus deodara
Perkins Street at Pear Tree Center from
Commission
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 at former
Cheesecake Mama
1 Major Exception
Canyon Live Oak
Quercus chrysolepis
400 Block North School Street at former
Cheesecake Mama
1 Major Exception
Black Oak
Quercus kelloggii
400 Block North School Street at former
Cheesecake Mama
1 Major Exception
Interior Live Oak
Quercus wislizanli
400 Block North School Street
Former Cheesecake Mama
2 Major Exception
California Bay
Umbellularia californica
400 Block North School Street
Former Cheesecake Mama
1 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
Gibson Creek Drainage -Major Exception
1. See also Table 19: Protected Trees.
Downtown Zoning Code
63Draft 2010
Section 10. Tree Preservation and Planting Requirements
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Downtown Zoning Code
64Draft 2010
Section 10. Tree Preservation and Planting Requirements
Ta
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2
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No
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b
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b
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40
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30
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r
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No
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a
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Ye
s
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.
0
9
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Ta
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2
2
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by
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2
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(
1
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A.
Ex
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p
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R
e
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w
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C
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P
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D
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p
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P
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W
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D
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l
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b
y
Ta
b
l
e
29
:
E
x
c
e
p
t
i
o
n
P
r
o
c
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d
u
r
e
s
.
wh
y
s
p
e
c
i
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s
f
r
o
m
t
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r
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q
u
i
r
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d
t
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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
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r
n
a
t
i
v
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s
p
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c
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d
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a
p
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d
a
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d
a
p
p
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o
p
r
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a
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b
s
t
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t
u
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e
;
2.
ho
w
t
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a
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r
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s
p
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c
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b
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s
3.
Co
d
e
;
a
n
d
ot
h
e
r
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f
o
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m
a
t
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c
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s
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n
m
a
k
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g
b
o
d
y
.
4.
Downtown Zoning Code
65Draft 2010
Section 10. Tree Preservation and Planting Requirements
Ta
b
l
e
2
3
:
R
e
q
u
i
r
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d
S
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t
T
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f
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N
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n
-
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m
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S
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m
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n
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m
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Sc
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n
t
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f
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c
N
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m
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Av
e
r
a
g
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He
i
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h
t
(f
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t
)
Av
e
r
a
g
e
Sp
r
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a
d
(f
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t
)
Ev
e
r
g
r
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e
n
or
De
c
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d
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o
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s
Dr
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t
To
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r
a
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t
Na
t
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v
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(Y
e
s
/
N
o
)
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n
o
p
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Ty
p
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Su
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a
b
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/
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Re
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St
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Ro
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s
&
Co
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f
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Sp
a
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Ov
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r
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a
d
Wi
r
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Ca
n
o
p
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&
Co
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f
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d
Sp
a
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s
Ch
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P
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s
t
a
c
h
e
Pi
s
t
a
c
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a
C
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i
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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
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x
i
s
t
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n
g
on
l
y
a
t
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c
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n
o
f
Pe
r
k
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s
S
t
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e
t
a
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d
S
t
a
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St
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t
Ma
j
o
r
E
x
c
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p
t
i
o
n
Dw
a
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f
S
o
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M
a
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n
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a
Ma
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a
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r
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n
d
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f
l
o
r
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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
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e
t
a
n
d
S
t
a
t
e
St
r
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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
-
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
.
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
s
t
r
e
e
t
t
r
e
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
P
l
a
n
-
ni
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
a
n
d
T
a
b
l
e
2
9
.
Downtown Zoning Code
66Draft 2010
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
i
l
i
t
y
/
C
o
m
p
a
t
i
b
i
l
i
t
y
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
)
1.
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
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
4
:
A
l
t
e
r
n
a
t
e
P
a
r
k
i
n
g
L
o
t
T
r
e
e
s
.
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
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
3
o
r
T
a
b
l
e
2
4
.
10
:
1
1
0
-
R
e
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
i
d
e
n
t
i
f
i
e
s
t
h
e
t
r
e
e
s
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
.
A.
P
a
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
-
si
g
n
S
t
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.
L
a
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
.
Downtown Zoning Code
67Draft 2010
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
i
l
i
t
y
/
C
o
m
p
a
t
i
b
i
l
i
t
y
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
r
o
o
m
f
o
r
b
e
s
t
ap
p
e
a
r
a
n
c
e
Ma
j
o
r
E
x
c
e
p
t
i
o
n
(
1
)
Co
m
m
o
n
H
a
c
k
b
e
r
r
y
Ce
l
t
i
s
o
c
c
i
d
e
n
t
a
l
i
s
45
f
t
.
35
f
t
.
De
c
i
d
u
o
u
s
Ye
s
No
Ov
a
l
Ye
s
No
No
To
l
e
r
a
t
e
s
u
r
b
a
n
co
n
d
i
t
i
o
n
s
Ma
j
o
r
E
x
c
e
p
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(
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c
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d
No
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Mi
d
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s
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m
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(
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e
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40
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.
30
f
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.
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c
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Ye
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n
i
f
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(
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Ma
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35
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e
r
g
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n
Ye
s
No
Ov
a
l
No
No
No
Mo
d
e
r
a
t
e
g
r
o
w
t
h
r
a
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e
.
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m
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p
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(
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Sa
w
l
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Ze
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Gr
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40
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c
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Ye
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No
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a
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Qu
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h
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To
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p
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(
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1.
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l
a
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n
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g
C
o
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m
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p
p
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p
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q
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s
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c
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s
n
o
t
i
n
c
l
u
d
e
d
i
n
t
h
i
s
Ta
b
l
e
.
10
.
1
2
0
-
A
l
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
i
d
e
n
t
i
f
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Ta
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2
4
.
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f
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a
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2
5
m
a
y
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a
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2
5
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a
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4
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r
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5
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A.
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c
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p
t
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n
s
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s
.
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a
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e
p
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u
b
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k
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D
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p
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.
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x
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a
t
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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
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
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s
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l
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c
t
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d
i
s
a
p
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r
r
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d
a
n
d
a
p
p
r
o
p
r
i
a
t
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s
u
b
s
t
i
t
u
t
e
;
2.
ho
w
t
h
e
a
l
t
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r
n
a
t
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s
p
e
c
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b
o
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d
a
r
i
e
s
o
f
3.
th
i
s
C
o
d
e
;
a
n
d
ot
h
e
r
i
n
f
o
r
m
a
t
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n
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d
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d
e
c
i
s
i
o
n
m
a
k
i
n
g
b
o
d
y
.
4.
Downtown Zoning Code
68Draft 2010
Section 10. Tree Preservation and Planting Requirements
Ta
b
l
e
2
6
:
R
e
q
u
i
r
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d
R
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p
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Co
m
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Sc
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t
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c
N
a
m
e
Av
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r
a
g
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H
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(f
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t
)
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S
p
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a
d
(f
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t
)
Ev
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r
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or
De
c
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Dr
o
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To
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Na
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(Y
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/
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c
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t
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c
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Wh
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A
l
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r
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b
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50
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c
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d
u
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s
t
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g
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a
t
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k
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t
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o
n
10
.
1
3
0
-
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e
q
u
i
r
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d
R
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p
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a
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r
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s
.
T
a
b
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2
6
i
d
e
n
t
i
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i
e
s
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h
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t
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p
a
r
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a
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a
s
.
T
h
e
r
e
i
s
n
o
a
l
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a
t
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t
r
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f
o
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a
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s
.
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p
p
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d
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T
a
b
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e
2
6
.
Downtown Zoning Code
69Draft 2010
Section 11. Circulation Standards
Section 11: Circulation Standards
11.010 - Purpose. To create a circulation system that balances the needs of the pedestrian, 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 walkable, urban environment.
11.020 - Applicability. This section shall apply to the design and construction of a new or reconstructed street, al-
ley, or pedestrian/bike path within the Downtown Zoning Code boundaries shown on Figure 16: Circulation
Map. No grading or building permit shall be issued and no discretionary entitlement shall be approved un-
less the proposed construction complies with this section.
11.030 - Circulation Map. The Circulation Map (Figure 16) identifies the existing circulation system, extensions of
existing streets, locations of required and recommended pedestrian/bicycle paths.
11.040 - Primary Streets. All existing streets within the Downtown Zoning Code boundaries 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 16: Circulation Map identifies existing streets, extensions of existing streets, and improve-
ments to existing streets. No new streets are proposed within the boundaries of this Code. Figures 17 to
22 are the required circulation sections for this Code. Any new street shall comply with one of the allowed
street sections. The appropriate street section will be determined as part of the development review pro-
cess.
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 with in 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. Required Street Extensions. This Code includes the following required extensions of existing streets:
1. Clay Street. Clay Street extended across the railroad tracks to connect to Leslie Street. The ex-
tension of Clay Street over the railroad tracks requires approval of the Public Utilities Commission
(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 the street standards included in this Section 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.
2. Hospital Drive. Hospital Drive extended to the extension of Clay Street. The location and design
of the extension of Hospital Drive shall take into consideration the preservation and enhancement
of Gibson Creek.
3. Stephenson Street. Stephenson Street extended from Main Street terminating at the railroad right-
of-way. This street extension is required if the parcels across which Stephenson Street would be
extended are assembled and redeveloped.
C. Recommended Street Extension.
1. 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 ex-
tended are assembled and redeveloped. If Church Street is not extended as shown on Figure 15,
alternative circulation, such as a pedestrian/bike path, may be required in order to comply with
the minimum block perimeter standard. Compliance with the block perimeter requirement shall be
determined by Planning Commission as part of an application for a Major Exception as prescribed
in Table 29.
Downtown Zoning Code
70Draft 2010
Section 11. Circulation Standards
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 15 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 west side of the Pear Tree Shopping Center as shown on
Figure 15. The location shown in Figure 15 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 Circu-
lation Map. The required 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 des-
ignated pedestrian/bike connections in order to provide the required circulation pattern, pedes-
trian orientation, and walkability.
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. Deviations from the circulation design standards prescribed
in Section 11 may be allowed through the review of a specific subdivision or parcel development proposal
with approval of a Major Exception as prescribed in Section 12: Administration and Procedures.
A. Findings Required. In order to approve the alternative design, the applicable findings required by
Section 12 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
Downtown Zoning Code
71Draft 2010
Section 11. Circulation Standards
2. Pedestrian amenities, such as adequate sidewalk width, street, trees are provided.
11.100 - Street Improvement Requirements. Each approved subdivision or other development shall provide for
their “fair share” construction of all portions of streets, alleys, and pedestrian paths shown on the Circulation
Map and shall be consistent with required alignments.
A. Exception to Required Alignment. The relocation of a required street, alley, or pedestrian path align-
ment may be allowed through the review of a specific subdivision or parcel development proposal with
approval of a Major Exception as prescribed in Section 12: Administration and Procedures.
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
street 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 17: Special Designations.
These designations are located in visually prominent areas within the boundaries of this Code.
A. Required Storefront. Storefront frontage type (Shopfront and Awning, Arcade or Gallery) is required
for buildings located along the streets as identified on Figure 17: Special Designations Map.
B. Recommended Storefront. Storefront frontage type (Shopfront and Awning, Arcade or Gallery) is
recommended for buildings located along the streets as identified on Figure 17: Special Designations
Map, but are not required. Any frontage type that is allowed by the zoning district in which the project
site is located is allowed on buildings that are not located in an area identified as a Required Store-
front.
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
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
on Figure 17: Special Designations Map. The turret element shall be an integral and complementary
part of the overall building and site design.
Downtown Zoning Code
72Draft 2010
Section 11. Circulation Standards
P
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RAMPRAMP ³
DZC Boundary
Zoning Dist
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GU UC DC
Map Upda
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Uk
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GIS Dep
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Ju
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09
Spe
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Downtown Zoning Code
73Draft 2010
Section 11. Circulation Standards
P
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RAMPRAMP ³
DZC Boundary
Zoning Dist
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GU UC DC
Map
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Ukiah
GIS Dep
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J
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09
Spe
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Downtown Zoning Code
74Draft 2010
Section 11. Circulation Standards
Figure 18: Perkins Street
Thoroughfare Type Commercial Street
Movement Slow Movement
Speed 25 mph
Traffic Flow Two Ways
Curb Radius 10 feet
Sidewalk Width 13 foot Sidewalk
Planter Type 4-foot x 4-foot Tree Well
Street Trees 30-feet on Center Average
Note: An alternative to the median shown in this street section is a Class II bike path. If the available right-
of-way does not allow a Class II bike path, a Class III bike path may be installed subject to approval of the
Public Works Department.
13’ Sidewalk
with 4’ x 4’
Tree Wells
12’
Lane
9’
Median
12’
Lane
8’
Parking
8’
Parking 13’ Sidewalk
with 4’ x 4’
Tree Wells
49’ Street Section
75’ Right of WayP/L P/L
Fr
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Downtown Zoning Code
75Draft 2010
Section 11. Circulation Standards
Figure 19: 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
13’ Sidewalk
with 4’ x 4’
Tree Wells
5’
Bike
10’
Lane
10’
Lane
5’
Bike
7’
Parking
7’
Parking 13’ Sidewalk
with 4’ x 4’
Tree Wells
44’ Street Section
70’ Right of WayP/L P/L
Fr
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Downtown Zoning Code
76Draft 2010
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
12’ Sidewalk
with 4’ x 4’
Tree Wells
17’
Angled
Parking
12’
Backup
Lane
10’
Turn
Lane
10’
Lane
7’
Parking 12’ Sidewalk
with 4’ x 4’
Tree Wells
56’ Street Section
80’ Right of WayP/L P/L
Fr
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12’12’
Ce
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L
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Figure 20: Commercial Street with Angled and Parallel Parking
Downtown Zoning Code
77Draft 2010
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 21: Commercial Street with Parking
6’ Sidewalk
with 7’
Continuous
Planter
10’
Lane
10’
Lane
7’
Parking
7’
Parking 6’ Sidewalk
with 7’
Continuous
Planter
34’ Street Section
60’ Right of WayP/L
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13’13’
Downtown Zoning Code
78Draft 2010
Section 11. Circulation Standards
Figure 22: 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
5’ Sidewalk
w/ 5’
Continuous
Planter
8’
Lane
8’
Lane
7’
Parking
7’
Parking 5’ Sidewalk
w/ 5’
Continuous
Planter
30’ Street Section
50’ Right of WayP/L
C/L
P/L
Fr
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Downtown Zoning Code
79Draft 2010
Section 11. Circulation Standards
Figure 23: 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 to be 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.
5’ Driveway Apron
or Sidewalk
Planter required
Between
Driveway
Aprons
5’ Driveway Apron
or Sidewalk
Planter required
Between
Driveway
Aprons20’ Public Access Easement
20’ Public Alley or
30’ Maximum
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Downtown Zoning Code
80Draft 2010
Section 12. Administration
Section 12: Administration and Procedures
12.010 - Purpose. The purpose of this section is to establish the permit requirements for projects within the bound-
aries of the Downtown Zoning Code.
12.020 - Applicability. This section shall apply to proposed development of parcels located within the Downtown
Zoning Code boundaries shown on the Zoning Map (Figure 1)
12.030 - Site Development Permits. Table 12A establishes the procedures for review and processing of Site
Development Permits. Table 12A 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 solutions
and quality design. The purposes of this section are to:
1. Recognize the interdependence of land values and aesthetics and encourage the orderly and har-
monious 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 development.
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.
7. Landscape elements that integrate opportunities for outdoor use area and adequate shading of
Downtown Zoning Code
81Draft 2010
Section 12. Administration
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 the
DZC.
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, color,
and that will remain aesthetically appealing and appropriately maintained; and the location and ori-
entation 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, off-street
parking for vehicles and bicycles, and internal circulation for vehicles, bicycles, pedestrians, and
delivery vehicles designed to promote safety and convenience and to conform to City standards
and will not create potential traffic, pedestrian, or bicycle hazards or a distraction for motorists.
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Section 12. Administration
Low Impact Development (LID) design have 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 12B establishes the procedures for the review and processing of Use Permits. Table
12B establishes two levels of review of Use Permits, Minor Use Permit and Major Use Permit.
12.050 - Exceptions. Deviations from specific requirements of this Code may be allowed with approval of an
Exception. Requirements that are subject to deviation by exception are identified in the Tables 5A, 5B, 6A,
6B, 7A, 8A, 9C, 9D, and 10A-H . Table 29:Exceptions establishes the procedures for review and process-
ing of Exceptions. Table 12C establishes two levels of Exceptions, Minor Exception and Major Exception.
12.060 - Subdivisions. Shall comply with the requirements of UCC Section ....
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 12.060 above.
12.080 - Planned Developments. Planned Developments are prohibited within the boundaries of this Code.
Modifications to the standards required by this Code are allowed through approval of an Exception(s) as
provided in Section 12.050 above.
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 UMC Section 9265, provided that all regula-
tions and zoning designations applied within the boundaries of the Downtown Zoning Code district incorpo-
rate 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,
Incentive), is required, all permits shall be combined into one application and processed in accordance with
the highest planning permit level required.
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 provided by this Subsection.
A. Residential density, minimum lot area, and number of lots. The fractional/decimal results of calcu-
lations of the number of dwelling units allowed on a parcel based on maximum density requirements,
and the number of parcels allowed through subdivision based on a minimum lot area requirement,
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 L1 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 Zoning 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 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 Commission
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Section 12. Administration
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 effects
of the nonconformity.
b) The structure complies with the development standards of the zoning district in which the struc-
ture 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
removal of equipment, furniture, machinery, structures, or other components of the nonconforming
use, disconnected or discontinued utilities, or no business receipts/records to document continued
operation.
4. Without further action by the City, any further use of the site shall comply with all of the regulations
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;
3) The replacement structure is in compliance with the current Building Code and would not
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Section 12. Administration
be detrimental to the public health, safety, or welfare or materially injurious to the properties
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 subject zoning district.
C. Nonconforming structures and voluntary repair and maintenance. The ordinary and normal re-
pair and maintenance work that may be required to keep a nonconforming structure in sound condition
may be made in compliance with this Subparagraph. A nonconforming structure may undergo ordi-
nary 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, immediately
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 Major Use Permit approval, where the review
authority 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 nonconform-
ing structure may be allowed with Minor Use Permit approval; provided that the review authority
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, architecture, 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 immedi-
ately 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-
er’s determination of the current market value of the damaged structure, which determination
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Section 12. Administration
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 they parcel size is decreased not more than 20 percent and the yard facing the pub-
lic 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 Zoning 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 Zoning Code may continue, but only in compliance with the original
Use Permit.
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Section 12. Administration
D. Previous permits. A use or structure which does not conform to the current regulations of the sub-
ject zoning district, but for which a Building Permit, or a permit or entitlement approved in compliance
with the Zoning Code, was issued and exercised before the applicability of this Zoning 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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Section 12. Administration
Table 27: Site Development Permit Procedures (1)
Tiers Tier 1 Tier 2 Tier 3
Permit Type By Right Site Development Permit
Building Permit Required
(2) (3)
Minor Site Development Permit)
Minor (SDP)
(4)
Major Site Development Permit
(Major SDP)
Project Type New construction and additions
up to 1,000 sf
Minor exterior facade modifications
Similar projects as determined by the
Planning Director
New construction and additions
1,000 - 15,000 sf
Less than 1,000 sf of modification to
exterior of historic building
(see Table 13:
Historic Building Standards)
Up to 2 Minor Exceptions
Similar projects as determined by the
Planning Director
New construction and additions
over 15,000 sf
Less 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
All applications for Incentives
Similar projects as determined by the
Planning Director
Site Development Permits as deter-
mined by the Zoning Administrator (7)
Application &
Filing
Submittal
Requirements
Building Permit
Filing Fees
Site Plan, Elevations, Floor Plans
Additional information as determined by
the Planning Director
Planning Permit Application Form
Filing Fees
As prescribed by UMC Section
9263(B)
Additional information as determined by
the Planning Director
Planning Permit Application Form
Filing Fees
As prescribed by UMC Section 9263(B)
Additional information as determined 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 (6)Planning Commission (6)
Public Notice Processed as a building permit.
No public notice provided.
As prescribed by UMC Section 9263(C)As prescribed by UMCSection 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 10.030 (C) As prescribed by Section 10.030 (C)
Conditions of
Approval
Not Applicable As prescribed by UMC Section 9263(F)As prescribed by UMC Section 9263(F)
Appeal Not Applicable As prescribed by UMC Section 9266 As prescribed by Section 9266
Effective Date Date of building permit issuance As prescribed by UMC Section 9263(G)As prescribed by UMC Section 9263(G)
Expiration/
Revocation
6 months of no activity
(from the date of last inspection)
As prescribed by UMC Section 9263(H)As prescribed by UMC Section 9263(H)
Renewal Payment of renewal fee as established
by City Council
and process as determined by the
Building Official
As prescribed by UMC Section 9263(I)As prescribed by UMC 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
1. Applications for multiple permits are subject to the requirements of Section 12.100: Concurrent Permits.
2. No Exception(s) is required or requested for the project.
3. Building Permit plans and submittal information must be consistent with all applicable standards of this Code.
4. No Major Exception is required or requested for the project.
5. 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
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.
6. Any Site Development Permit reviewed by the Zoning Administrator or the Planning Commission may be approved, conditionally approved, or denied.
7. The Zoning Administrator may refer any application to the Planning Commission for public hearing and decision.
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Section 12. Administration
Table 28: Use Permit Procedures (1)
Permit Type Minor Use Permit Major Use Permit
Project Type Minor Uses as identified in Use Table 3
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 as identified in Use Table 3
Expansion of 1,000 square feet or more to an exist-
ing Use Permit
Conversion of existing rental housing to
condominium
Major Amendment to an existing
Use Permit
At the discretion of the Planning
Director, any Use Permit may be scheduled con-
sideration and decision-making by the Planning
Commission (UMC Section 9262(D5))
Use Permits as determined by the
Zoning Administrator (4)
Application & Filing
Submittal Requirements
Planning Permit Application Form
Application Fees
Plot plan with sufficient to show detail of the pro-
posed use or building and the
surrounding land uses
Any other project information determined neces-
sary by the Planning Director
Planning Permit Application Form
Application Fees
Plot plan with sufficient to show detail of the pro-
posed use or building and the
surrounding land uses
Any other project information determined neces-
sary by the Planning Director
Approval Authority (2)Zoning Administrator Planning Commission
Public Notice As prescribed by UMC Section 9262(C) As prescribed by UMC Section 9262(C)
Findings for Grant of Permit
(3)
As prescribed by UMC Section 9262(E)As prescribed by UMC Section 9262(E)
Conditions of Approval As prescribed by UMC Section 9262(F)As prescribed by UMC Section 9262(F)
Appeal As prescribed by UMC Section 9262(D2)As prescribed by UMC Section 9262(D4)
Effective Date As prescribed by UMC Section 9262(G)As prescribed by UMC Section 9262(G)
Expiration/Revocation As prescribed by UMC Section 9262(H)As prescribed by UMC Section 9262(H)
Renewal As prescribed by UMC Section 9262(I)As prescribed by UMC 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
1. Applications for multiple permits are subject to the requirements of Section 12.100: Concurrent Permits.
2. Any use permit 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 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.
4. The Zoning Administrator may refer any application to the Planning Commission for public hearing and decision.
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Section 12. Administration
Table 29: Exception Procedures (1)
Permit Type Minor Exception Major Exception
Type Two (2) or fewer minor exceptions
As allowed by
Tables 4, 6, 7, 9, 10, 11, 12, 13, 14, 16, 23
More than two (2) minor exceptions
As allowed by
Tables 4, 6, 7, 9, 10, 11, 12, 13, 14, 16, 18, 19, 20,
21, 22, 24, 25
Exceptions as determined by the
Zoning Administrator (6)
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 (5)Planning Commission
Public Notice As prescribed by UMC Section 9264(B)As prescribed by UMC 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 UMC Section 9266 As prescribed by UMC Section 9266
Effective Date As prescribed by UMC Section 9264(F)As prescribed by UMC Section 9264(F)
Expiration/Revocation As prescribed by UMC Section 9264(G)As prescribed by UMC Section 9264(G)
Renewal As prescribed by UMC Section 9264(H)As prescribed by UMC 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
1. Applications for multiple permits are subject to the requirements of Section 12.100: Concurrent Permits.
2. Submittal requirements for an Exception depend on the standard (building, site, architectural, tree) from which the Exception is requested.
3. Any Exception application 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 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.
5. If any other entitlement required for the project requires Planning Commission review and approval, then the Minor Exception will also be subject to Plan-
ning Commission review and approval as part of review of the entire project.
6. The Zoning Administrator refer any application to the Planning Commission for public hearing and decision.
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Section 13. Glossary
Section 13 : Glossary
13.010 - Purpose. This Section defines and contains regulatory language that is integral to this Article regarding
terms used in the Downtown Commercial Zoning 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 fol-
lows:
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 combination.
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, meaining 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 lot and serving a
purpose clearly incidental to an allowed principal use of the lot 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.
Administrative Services. See Section 9278, Definitions.
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
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devices; the showing of sexually-oriented and adult restricted movies and videos; and the live performance of
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 which is 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 servicing 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 22).
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).
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).
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 Figure 2).
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 Use. See “Use”
Business Services. See Section 9278, Definitions.
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 provisions of Section ... (Parking Stall Size).
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 oc-
cupant of the residence provides care and supervisions for 7-14 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 for 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
Frontage Line (see Table 2).
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.
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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 and Figure 3C).
D. Definitions “D”
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.
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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).
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 either a standard or the intent of
this Code. This Code distinguishes between Major and Minor Exceptions (see Section 12: Administration and
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 Figure 7).
F. Definitions “F”
Facade. The exterior wall of a building that is set along a Frontage Line. See “Frontage Line”
Farmers Market - Certified. The items sold by the vendor are produced by the vendor selling the items.
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 sepa-
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rately 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 store that primarily sells the following products and re-
lated services, which may also include incidental repair services:
computers and computer equipment large musical instruments
draperies lawn furniture
floor coverings movable spas and hot tubs
furniture office furniture
glass and chinaware other household electrical and gas appliances
home appliances outdoor furniture
home furnishings refrigerators
home sound systems stoves
interior decorating materials and services televisions
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
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 establish-
ments within hotel, office, and industrial complexes.
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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 con-
sidered 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. 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 Figure 4).
Library, Museum. Public or quasi-public facilities, examples of which include: aquariums, arboretums, art
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.
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
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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 having front and rear lot lines abutting a street, road, or road
easement. Both lot lines are front lot lines and the lot is considered to have no rear lot line.
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. A business facility that provides repair and/or maintenance services for ap-
pliances, 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 establishment 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 UMC Section 5702.
Medical Services - Clinic, Urgent Care. A facility other than a hospital where medical, mental health, surgi-
cal 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 services,
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 emergency treatment,
diagnostic services, training, research, administration, and incidental services to patients, employees or visi-
tors.
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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
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.”
Museum. See “Library, Museum.”
N. Definitions “N”
Night Club. A facility serving alcoholic beverages for on-site consumption and providing entertainment,
examples 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 offices, 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 bilk 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, psychia-
trists, 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 business engaged in information processing and other computer-dependent and/or telecommunications
based activities. Examples of these include:
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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
security and commodity brokers
writers and artists offices
Outdoor Sales Establishment. See Section 9278, Definitions.
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.” 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 detailing.
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.
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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 provides
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 effect
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 and card readers spas and hot tubs for hourly rental
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. Animals that are offered for
sale at the establishment may remain on-site overnight 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).
Recommended. Optional or suggested, not required.
Religious Assembly. See Section 9278, Definitions.
Required. Mandatory standards that must be followed.
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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 vendors or “fixed” truck/trailer/cart operations.
Restaurant - Formula Fast Food. A restaurant that:
A. Serves food/meals that are quickly made, of low nutritional value, and inexpensive;
B. 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
C. 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;
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; and
6. The service counter is closer to an entry/exit than is the seating/dining area.
Formula businesses shall not include ice cream shops, coffeehouses, bakeries, hot dog stands, or
other businesses whose primary function is not the sale of full meals.
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 specialized
instruction.
Second Hand, Thrift Store. A retail store that buys and sells used products, including clothing, furniture and
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Section 13. Glossary
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).
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, including: costume novelties, jewelry, musical instruments, sporting and athletic goods, toys,
and other similar items.
Smoke Shop. An establishment that sells tobacco products, products defined as drug paraphernalia by UMC
Division 7, Chapter 1, Article 7, and establishments that sell tobacco and similar products for on site or off site
use (such as a hooka shop).
Social Hall. See Section 9278, Definitions.
Square. See Table 2: Civic Spaces.
Storage - Accessory. The indoor storage of materials accessory and incidental to a principal use is not consid-
ered 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.
Storage yard is not allowed as a primary use (see Section 4, Building and Site Uses).
Storefront. A facade at the ground story that is subject to special adaptation, such as recessed doors and dis-
play windows for retail uses.
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 this facilities include: individual and group training
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.”
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Section 13. Glossary
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 Municipal Code or would require a discretionary permit.
T. Definitions “T”
Tasting Room. An establishment that provides samples of wine, beer, and/or other alcoholic beverages as
allowed by Alcoholic Beverage Control that are produced off site. The establishment may provide tastings of
one brand or several brands (a cooperative) and may include the retail sales of alcohol for off site consump-
tion and special events.
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
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, main-
taining 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.
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Section 13. Glossary
U. Definitions “U”
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,
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).
Veterinary Office or Service - Small Animal. See Section 9278, Definitions.
Vision Triangle. The triangular area formed by the intersection of the extension of the curb lines and a line
connecting them at points thirty-five (35) feet from the intersection of the extended curb lines.
Vision Triangles. Proposed structures and landscaping on a corner lot shall comply with the following vision
triangle height limits. The boundaries of a vision triangle are formed by drawing lines from the point of inter-
section of a lot’s street corner property lines to points 30 feet along the two property lines, and then connect-
ing the two points with a straight line. See Figure 3-4.
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.