HomeMy WebLinkAbout2019-10-23 Packet - Special Meeting - General Plan, Housing Element
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Senate Bill 244 (SB 244) requires cities to identify and describe disadvantaged unincorporated
communities (DUCs) inside or near its boundaries. The purpose of this legislation is to begin to
address the lack of access to basic community infrastructure, such as sidewalks, clean drinking
water, and adequate waste processing in unincorporated communities. This lack of investment
threatens health and safety, and results in further economic, social, and educational inequality.
SB 244 requires cities and counties to include DUCs in long-range planning to produce a more
efficient delivery system of services and infrastructure. One of the core aims of SB 244 is to
address the complex legal, financial, and political barriers that contribute to regional inequity
and infrastructure deficiencies.
This paper is organized into the following sections:
Introduction ........................................................................................................... 1
DUC Identification Methodology ........................................................................... 4
Communities Identified ......................................................................................... 7
Infrastructure Deficiency Analysis ....................................................................... 10
Key Terms .......................................................................................................... 33
References ......................................................................................................... 34
Based on the requirements of SB 244, this analysis includes an assessment of infrastructure,
covering water, wastewater, storm drainage, and structural fire protection facilities and services;
infrastructure needs or deficiencies for each of the identified DUCs; and potential funding
mechanisms that could resolve any identified infrastructure deficiencies. SB 244 defines a DUC
as a fringe, island, or legacy community that meets the following criteria:
Contains 10 or more dwelling units in close proximity to one another;
Is either within a city sphere of influence (SOI), is an island within a city boundary, or is
geographically isolated and has existed for more than 50 years; and
Has a median household income that is 80 percent or less than the statewide median
household income (MHI).
SB 244 distinguishes three types of DUCs based on the following definitions:
“Island community” means any inhabited and unincorporated territory that is
surrounded or substantially surrounded by one or more cities or by one or more cities
and a county boundary or the Pacific Ocean.
“Fringe community” means any inhabited and unincorporated territory that is within a
city’s sphere of influence.
“Legacy community” means a geographically isolated community that is inhabited and
has existed for at least 50 years.
As demonstrated in the following sections, all of the DUCs identified in this analysis match the
definition of a fringe community.
Table 1 summarizes the findings from this DUC analysis, which is described in depth in the
following sections. As shown in the table, there are no infrastructure deficiencies for water,
wastewater, or stormwater drainage in Ukiah DUCs. However, based on information from the
Ukiah Valley Fire Authority (UVFA), the identified DUCs have structural fire protection
deficiencies due to the water infrastructure for fire connection in these areas: the majority of the
fire connections in the identified DUCs are standpipes or wharf hydrants, which do not produce
the normal fire flows of a standard hydrant.
TABLE 1
INFRASTRUCTURE IN DISADVANTAGED UNINCORPORATED COMMUNITIES
UKIAH
2019
Structural
Stormwater
DUC Identifier Water* Wastewater Fire
Drainage
Protection
{ƚǒƷŷƚŅƷŷĻ/źƷǤƚŅ
Ɖźğŷ/źƷǤ\[źƒźƷƭ
DUC #1
DUC #2
DUC #3
DUC #4
DUC #5
North of the City of Ukiah City Limits
DUC #6
DUC #7
DUC #8
DUC #9
DUC #10
DUC #11
Y9ʹ
No Deficiencies
Deficient
*Although the most recent data available indicates overall water capacity may be sufficient in these
areas, the existing water infrastructure does not provide adequate water access for fire suppression
protection in any of the identified DUCs. For this reason, all identified DUCs have fire suppression and
safety services deficiencies.
While SB 244 describes the general characteristics of DUCs, it does not provide specific
guidance on how to identify them. To assist local governments in addressing the requirements
of SB 244, the Governor’s Office of Planning and Research (OPR) published a technical
advisory memo in February 2013 titled: Senate Bill 244: Land Use, General Plans, and
Disadvantaged Communities. The memo recommends data sources for identifying income
status and mapping resources for identifying “communities” as defined by SB 244. Based on the
guidance provided by OPR, the City identified DUCs in the Ukiah area by following the steps
described below.
First, the City identified unincorporated areas between the City limits and SOI that had a
MHI that was 80 percent or less than the statewide MHI. This was done by looking at
Census Block Groups (CBGs) and Census Designated Places (CDPs) that met the low-
income threshold using income data from the 2013-2017 American Community Survey
(ACS). From 2013-2017, the statewide MHI was $67,169, which set the low-income
threshold of 80 percent or less than the statewide average, was $53,735. Figure 1
shows the areas that had MHI at or below $53,735.
Next, within the areas identified as having a MHI of $53,735 or less, the City identified
groupings of dwelling units that were in close proximity to each other and that were also
similar in form to the density of residential areas typically located in suburban and urban
communities. This was done using satellite imagery from Google Earth to locate areas
with more than 10 dwellings in close proximity to each other.
After identifying potential DUCs based on the thresholds described in SB 244 and the
most recent data available, the City reviewed the identified communities to confirm they
matched the intent of the SB 244 analysis and that the digital data sources used match
current realities. City staff concluded that the 11 DUCs identified through the above
process were valid and appropriate as defined under State law.
The DUCs that the City identified are “Fringe Communities,” as defined by SB 244. Table 2 lists
the DUCs in the Ukiah SOI by size (in acres), the approximate number of dwelling units for each
DUC, and the number of parcels in each community. Figure 2 shows the DUCs that are south of
city limits, and Figure 3 shows the DUCs north of city limits.
TABLE 2
IDENTIFIED DISADVANTAGED UNINCORPORATED COMMUNITIES
UKIAH
2019
# of Dwelling
DUC Size
DUC Identifier Units # of Parcels
(acres)
(approximate)
South of the City of Ukiah City Limits
8.4 15 4
DUC #1
8.8 30 32
DUC #2
29.0 15 16
DUC #3
255.0 680 578
DUC #4
8.5 25 26
DUC #5
North of the City of Ukiah City Limits
66.1 330 295
DUC #6
16.7 25 17
DUC #7
59.7 270 213
DUC #8
22.9 150 2
DUC #9
72.0 200 108
DUC #10
32.7 35 61
DUC #11
579.8 1,775 1,352
TOTAL
SB 244 requires an analysis of infrastructure services for each DUC. This section first provides
an overview of service providers in the Ukiah SOI that provide infrastructure facilities or services
in the DUCs. The subsequent section describes the services provided by each provider within
each DUC consistent with the requirements of SB 244.
SB 244 calls for “an analysis of water, wastewater, stormwater drainage, and structural fire
protection needs or deficiencies” for all identified DUCs. Within the Ukiah SOI, public water and
wastewater services are provided by special districts. Where public water and wastewater
services are not provided, onsite systems (e.g., private wells and septic systems) are used.
Private wells and septic systems were not evaluated in this report. The following is an overview
of how services are provided within the DUCs in the Ukiah area.
Potable water service within DUCs in Ukiah SOI is provided primarily by special districts,
although several DUCs are reliant on individual wells. Special districts that provide water
services include:
Calpella County Water District (DUC #11)
Mendocino County Russian River Flood Control and Water Conservation Improvement
District (DUCs #1, #2, #3, #5, #6, #7, #8, #9, #10, and #11)
Millview County Water District (DUCs #6, #7, #8, #9, and #10)
Willow County Water District (DUCs #1, #2, #3, and #5, and approximately 95 percent of
DUC #4)
A small portion (approximately 5 percent of the total area) of DUC #4 relies on private wells.
Wastewater collection and treatment services are provided to DUCs in the Ukiah SOI through a
combination of onsite septic systems (both individual septic and community septic systems) and
special districts. Special districts that provide wastewater services include:
Calpella County Water District (DUC #11)
Millview County Water District (DUC #8)
Ukiah Valley Sanitation District (DUCs #2, #3, #4, #5, and #6)
DUCs #1 and #7, #9, #10 rely on septic tanks.
Nearly half of the Ukiah DUCs are provided with stormwater drainage services by Mendocino
County (County). The other DUCs rely on roadside ditches to collect stormwater runoff.
Services are provided as the following:
Mendocino County (DUCs #4, #6, #10, and #11)
DUCs #1, #2, #3, #5, #7, #8, and #9 rely on roadside ditches.
Fire protection services within the Ukiah SOI are provided by Ukiah Valley Fire Authority and the
Redwood Valley-Calpella Fire District. The Ukiah Valley Fire Authority (UVFA) jointly manages,
equips, maintains and operates all-risk fire, emergency medical and rescue services to the City
and Fire District. Services are provided as the following:
Redwood Valley-Calpella Fire District (DUC #11)
Ukiah Valley Fire Authority (DUCs #1, #2, #3, #4, #5, #6, #7, #8, #9, and #10)
For each of the 11 identified DUCs in the Ukiah SOI, the City consulted with the Mendocino
Local Agency Formation Commission (LAFCo) and researched available data and reports to
determine how water, wastewater, stormwater drainage, and structural fire protection services
are provided. The Mendocino LAFCo information was derived primarily from published
Municipal Service Reviews (MSRs) and SOI update reports. The following are analyses of how
each DUC is being served.
DUC #1 is located at
the northwest corner of
Burke Hill Road and
Bisby Avenue, west of
Redwood Highway.
This area includes 4
parcels totaling
approximately 8 acres,
with approximately 15
mobile homes. This
area is commonly
known as Ukiah Mobile
Estates.
Water – The
Mendocino County
Russian River Flood
Control and Water
Conservation
Improvement District
(RRFC) provide raw
water for irrigation and
to municipal water
purveyors within this
area.
The Willow County Water District (WCWD) receives water from the RRFC, then treats and
distributes the water to this area. During a normal year, the WCWD distributes approximately
1,200 acre-feet of water per year for domestic and landscape and agricultural irrigation uses.
Water usage is about 20 percent residential and 80 percent commercial/industrial. The WCWD
maintains a storage capacity of 1.348 million gallons in nine storage tanks strategically located
throughout the WCWD. Based on data contained in the 2013 Ukiah Valley Special Districts
MSR, the WCWD would have sufficient capacity to meet anticipated demand- and
consequently, it does not appear there are water deficiencies.
Wastewater – There is no community wastewater system in place for this community. Septic
tanks are used by residents for wastewater disposal. Because no data has been recently
presented suggesting the septic capacity is not sufficient for this community, there appear to be
no wastewater deficiencies in this community.
Stormwater Drainage – Storm drainage capture and transport is limited since there is no
community storm drain system in place for this community. In lieu of a storm drain system, there
are roadside ditches that are used to manage and transport stormwater runoff for the area. The
use of roadside ditches have led to less ponding and localized flooding, but during large rain
events, localized flooding and ponding may still occur. Based on the availability of stormwater
runoff capture and transport through roadside ditches, there appear to be no stormwater
drainage deficiencies in this community.
Structural Fire Protection – Fire protection is provided to this community by Ukiah Valley Fire
Authority (UVFA). The UVFA provides structural, wildland fire suppression, and emergency
medical services. UVFA staff are trained to provide emergency medical service at the Basic Life
Support (BLS) level and are the first responders to these types of calls. The UVFA reviews all
applications for new commercial construction, multi-unit housing, occupancy changes, and
tenant changes that are within its service area and require a building permit. UVFA Station 1
(South Station), located at 1500 S. State Street, is the closest station to DUC #1. This station is
staffed full time, 24 hours a day, seven days a week, 365 days a year. During peak fire season,
CalFire operates CalFire Station Ukiah, part of the Mendocino Unit, located at 2690 N. State
Street. This station is not staffed full-time, but when operational, can assist UVFA during large
fire incidents.
Water infrastructure for fire connections is inadequate in this area (there are no fire hydrants),
limiting availability to adequate fire suppression systems. In lieu of an adequate fire suppression
system and existing water serving infrastructure, all UVFA fire trucks are required to carry water
onboard for fire suppression. Based on these water infrastructure issues, there are fire
protection service deficiencies in this community.
DUC #2 is located
at the southwest
corner of Boonville
Road (Highway
253) and South
State Street, west
of Redwood
Highway. This area
includes 32 parcels
totaling nearly 9
acres, with
approximately 30
single-family
homes.
Water–The
Mendocino County
Russian River
Flood Control and
Water Conservation
Improvement
District (RRFC)
provides raw water
for irrigation and to
municipal water
purveyors within
this area.
The Willow County Water District (WCWD) receives water from the RRFC, then treats and
distributes the water to this area. During a normal year, the WCWD distributes approximately
1,200 acre-feet of water per year for domestic and irrigation uses. Water usage is about 20
percent residential and 80 percent commercial/industrial. The WCWD maintains a storage
capacity of 1.348 million gallons in nine storage tanks strategically located throughout the
WCWD.Based on data contained in the 2013 Ukiah Valley Special Districts MSR, the WCWD
would have sufficient capacity to meet anticipated demand- and consequently, it does not
appear there are water deficiencies.
Wastewater– The Ukiah Valley Sanitation District (UVSD) provides wastewater service to this
community. The City owns the collection system and a Wastewater Treatment Plant (WWTP),
while the UVSD owns the collection system within its jurisdictional boundaries. The UVSD
contracts via a Participation Agreement to the City of Ukiah for use of the City-owned WWTP
and for maintenance of its collection system. Based on the most recent data available from the
Ukiah Valley Sanitation District and Mendocino LAFCo, there do not appear to be wastewater
deficiencies in this community.
Stormwater Drainage – Storm drainage capture and transport is limited since there is no
community storm drain system in place for this community. In lieu of a storm drain system, there
are roadside ditches which are used to manage and transport stormwater runoff for the area.
The use of roadside ditches have led to less ponding and localized flooding, but during large
rain events, localized flooding and ponding may still occur. Based on the availability of
stormwater runoff capture and transport through roadside ditches, there do not appear to be
stormwater drainage deficiencies in this community.
Structural Fire Protection – Fire protection is provided to this community by Ukiah Valley Fire
Authority (UVFA). The UVFA provides structural, wildland fire suppression, and emergency
medical services. UVFA staff are trained to provide emergency medical service at the Basic Life
Support (BLS) level and are the first responders to these types of calls. The UVFA reviews all
applications for new commercial construction, multi-unit housing, occupancy changes, or tenant
changes that are within its service area and require a building permit. UVFA Station 1 (South
Station), located at 1500 S. State Street, is the closest station to DUC #2. This station is staffed
full time, 24 hours a day, seven days a week, 365 days a year. During peak fire season CalFire
operates CalFire Station Ukiah, part of the Mendocino Unit, located at 2690 N. State Street.
This station is not staffed full-time, but when operational can assist UVFA during large fire
incidents.
The area has access to fire hydrants. However, the majority of fire connections are standpipes
or wharf hydrants, which do not produce the fire flows of a standard hydrant. The fire
connections are sufficient for small isolated fires, but for major fires, UVFA must use water
tenders. All fire trucks also carry water onboard for fire suppression. Based on these water
infrastructure issues, there are fire protection service deficiencies in this community.
DUC #3 is located
north of Zaina Lane
and South Stipp
Lane, west of
Redwood Highway,
near Stipp Ranch.
This area includes
16 parcels totaling
approximately 29
acres with
approximately 15
homes.
Water – The
Mendocino County
Russian River
Flood Control and
Water Conservation
Improvement District (RRFC) provides raw water for irrigation and to municipal water purveyors
within this area.
The Willow County Water District (WCWD) receives water from the RRFC, then treats and
distributes the water to this area. During a normal year, the WCWD distributes approximately
1,200 acre-feet of water per year for domestic and irrigation uses. Water usage is about 20
percent residential and 80 percent commercial/industrial. The WCWD maintains a storage
capacity of 1.348 million gallons in nine storage tanks strategically located throughout the
WCWD.Based on data contained in the 2013 Ukiah Valley Special Districts MSR, the WCWD
would have sufficient capacity to meet anticipated demand- and consequently, it does not
appear there are water deficiencies.
Wastewater – The Ukiah Valley Sanitation District (UVSD) provides wastewater service to this
community. The City owns the collection system and a Wastewater Treatment Plant (WWTP),
while the UVSD owns the collection system within its jurisdictional boundaries. The UVSD
contracts via a Participation Agreement to the City of Ukiah for use of the City-owned WWTP
and for maintenance of its collection system.Based on the most recent data available from the
Ukiah Valley Sanitation District and Mendocino LAFCo, there do not appear to be wastewater
deficiencies in this community.
Stormwater Drainage – Storm drainage capture and transport is limited since there is no
community storm drain system in place for this community. In lieu of a storm drain system, there
are roadside ditches which are used to manage and transport stormwater runoff for the area.
The use of roadside ditches have led to less ponding and localized flooding, but during large
rain events, localized flooding and ponding may still occur.Based on the availability of
stormwater runoff capture and transport through roadside ditches, there do not appear to be
stormwater drainage deficiencies in this community.
Structural Fire Protection – Fire protection is provided to this community by Ukiah Valley Fire
Authority (UVFA). The UVFA provides structural, wildland fire suppression, and emergency
medical services. UVFA staff are trained to provide emergency medical service at the Basic Life
Support (BLS) level and are the first responders to these types of calls. The UVFA reviews all
applications for new commercial construction, multi-unit housing, occupancy changes, or tenant
changes that are within its service area and require a building permit. UVFA Station 1 (South
Station), located at 1500 S. State Street, is the closest station to DUC #3. This station is staffed
full time, 24 hours a day, seven days a week, 365 days a year. During peak fire season CalFire
operates CalFire Station Ukiah, part of the Mendocino Unit, located at 2690 N. State Street.
This station is not staffed full-time, but when operational can assist UVFA during large fire
incidents.
The area has access to fire hydrants. However, the majority of fire connections are standpipes
or wharf hydrants, which do not produce the fire flows of a standard hydrant. The fire
connections are sufficient for small isolated fires, but for major fires, UVFA must use water
tenders. All fire trucks also carry water onboard for fire suppression. Based on these water
infrastructure issues, there are fire protection service deficiencies in this community.
DUC #4 is
located
adjacent to the
southwestern
part of the city
limits. This area
spans from
Jefferson Lane
to the north and
Gobalet Lane to
the south and
includes 578
parcels totaling
255 acres with
approximately
680 single-
family and
multifamily (i.e.,
apartments,
townhomes)
homes.
Water – The
Mendocino
County Russian
River Flood Control and Water Conservation Improvement District (RRFC) provides raw water
for irrigation and to municipal water purveyors within this area. DUC #4 is served by both a
water district and private wells. Approximately 95 percent of the area is served by the Willow
County Water District (WCWD), while the remaining 5 percent, located on the far southwest
point of the community, rely on individual wells.
The Willow County Water District (WCWD) receives water from the RRFC, then treats and
distributes the water to most of DUC #4. During a normal year, the WCWD distributes
approximately 1,200 acre-feet of water per year for domestic and irrigation uses. Water usage is
about 20 percent residential and 80 percent commercial/industrial. The WCWD maintains a
storage capacity of 1.348 million gallons in nine storage tanks strategically located throughout
the WCWD. Based on data contained in the 2013 Ukiah Valley Special Districts MSR, the
WCWD would have sufficient capacity to meet anticipated demand- and consequently, it does
not appear there are water deficiencies.
Wastewater – The Ukiah Valley Sanitation District provides wastewater service to this
community. The City owns the collection system and a Wastewater Treatment Plant (WWTP),
while the UVSD owns the collection system within its jurisdictional boundaries. The UVSD
contracts via a Participation Agreement to the City of Ukiah for use of the City-owned WWTP
and for maintenance of its collection system. Based on the most recent data available from the
Ukiah Valley Sanitation District and Mendocino LAFCo, there do not appear to be wastewater
deficiencies in this community.
Stormwater Drainage – The County manages a storm drain collection system for this
community. Based on data from the most recent MSR, for this area does not appear to have
infrastructure deficiencies related to stormwater drainage.
Structural Fire Protection – Fire protection is provided to this community by Ukiah Valley Fire
Authority (UVFA). The UVFA provides structural, wildland fire suppression, and emergency
medical services. UVFA staff are trained to provide emergency medical service at the Basic Life
Support (BLS) level and are the first responders to these types of calls. The UVFA reviews all
applications for new commercial construction, multi-unit housing, occupancy changes, or tenant
changes that are within its service area and require a building permit. UVFA Station 1 (South
Station), located at 1500 S. State Street, is the closest station to DUC #4. This station is staffed
full time, 24 hours a day, seven days a week, 365 days a year. During peak fire season CalFire
operates CalFire Station Ukiah, part of the Mendocino Unit, located at 2690 N. State Street.
This station is not staffed full-time, but when operational can assist UVFA during large fire
incidents.
The area has access to fire hydrants. However, the majority of fire connections are standpipes
or wharf hydrants, which do not produce the fire flows of a standard hydrant. The fire
connections are sufficient for small isolated fires, but for major fires, UVFA must use water
tenders. All fire trucks also carry water onboard for fire suppression. Based on these water
infrastructure issues, there are fire protection service deficiencies in this community.
DUC #5 is located
adjacent to the
southern part of the
city limits along
Pomo Lane and
Townsend Lane to
the north of Norgard
Lane. This area
includes 26 parcels
totaling nearly 9
acres with
approximately 25
single-family
homes.
Water – The
Mendocino County
Russian River
Flood Control and
Water Conservation
Improvement
District (RRFC)
provides raw water
for irrigation and to
municipal water
purveyors within
this area.
The Willow County Water District (WCWD) receives water from the RRFC, then treats and
distributes the water to this area. During a normal year, the WCWD distributes approximately
1,200 acre-feet of water per year for domestic and irrigation uses. Water usage is about 20
percent residential and 80 percent commercial/industrial. The WCWD maintains a storage
capacity of 1.348 million gallons in nine storage tanks strategically located throughout the
WCWD. Based on data contained in the 2013 Ukiah Valley Special Districts MSR, the WCWD
would have sufficient capacity to meet anticipated demand- and consequently, it does not
appear there are water deficiencies.
Wastewater – The Ukiah Valley Sanitation District provides wastewater service to this
community. The City owns the collection system and a Wastewater Treatment Plant (WWTP),
while the UVSD owns the collection system within its jurisdictional boundaries. The UVSD
contracts via a Participation Agreement to the City of Ukiah for use of the City-owned WWTP
and for maintenance of its collection system. Based on the most recent data available from the
Ukiah Valley Sanitation District and Mendocino LAFCo, there do not appear to be wastewater
deficiencies in this community.
Stormwater Drainage – Storm drainage capture and transport is limited since there is no
community storm drain system in place for this community. In lieu of a storm drain system, there
are roadside ditches which are used to manage and transport stormwater runoff for the area.
The use of roadside ditches have led to less ponding and localized flooding, but during large
rain events, localized flooding and ponding may still occur. Based on the availability of
stormwater runoff capture and transport through roadside ditches, there do not appear to be
stormwater drainage deficiencies in this community.
Structural Fire Protection – Fire protection is provided to this community by Ukiah Valley Fire
Authority (UVFA). The UVFA provides structural, wildland fire suppression, and emergency
medical services. UVFA staff are trained to provide emergency medical service at the Basic Life
Support (BLS) level and are the first responders to these types of calls. The UVFA reviews all
applications for new commercial construction, multi-unit housing, occupancy changes, or tenant
changes that are within its service area and require a building permit. UVFA Station 1 (South
Station), located at 1500 S. State Street, is the closest station to DUC #5. This station is staffed
full time, 24 hours a day, seven days a week, 365 days a year. During peak fire season CalFire
operates CalFire Station Ukiah, part of the Mendocino Unit, located at 2690 N. State Street.
This station is not staffed full-time, but when operational can assist UVFA during large fire
incidents.
The area has access to fire hydrants. However, the majority of fire connections are standpipes
or wharf hydrants, which do not produce the fire flows of a standard hydrant. The fire
connections are sufficient for small isolated fires, but for major fires, UVFA must use water
tenders. All fire trucks also carry water onboard for fire suppression. Based on these water
infrastructure issues, there are fire protection service deficiencies in this community.
DUC #6 is located
between the
northern part of the
city limits to Lovers
Lane, to the west of
Millview Road and
Kuki Road. This
area includes 295
parcels spanning
approximately 66
acres with
approximately 330
single-family and
multifamily (i.e.,
apartments) homes.
Water – The Mendocino County Russian River Flood Control and Water Conservation
Improvement District (RRFC) provides raw water for irrigation and to municipal water purveyors
within this area.
The Millview County Water District (MCWD) receives water from the RRFC, then treats and
distributes the water to this area. During a normal year, the MCWD distributes approximately
1,460 acre-feet of water per year. Water usage is approximately 75 percent for residential
purposes, while commercial uses account for approximately 15 percent and the remaining 10
percent for industrial and miscellaneous purposes. The MCWD has a storage capacity of 3.24
million gallons. Based on data contained in the 2013 Ukiah Valley Special Districts MSR, the
MCWD would have sufficient capacity to meet anticipated demand- and consequently, it does
not appear there are water deficiencies.
Wastewater – The Ukiah Valley Sanitation District provides wastewater service to this
community. The City owns the collection system and a Wastewater Treatment Plant (WWTP),
while the UVSD owns the collection system within its jurisdictional boundaries. The UVSD
contracts via a Participation Agreement to the City of Ukiah for use of the City-owned WWTP
and for maintenance of its collection system. Based on the most recent data available from the
Ukiah Valley Sanitation District and Mendocino LAFCo, there do not appear to be wastewater
deficiencies in this community.
Stormwater Drainage – The County manages a storm drain collection system for this
community. Based on data from the most recent MSR, for this area does not appear to have
infrastructure deficiencies related to stormwater drainage.
Structural Fire Protection – Fire protection is provided to this community by Ukiah Valley Fire
Authority (UVFA). The UVFA provides structural, wildland fire suppression, and emergency
medical services. UFVA staff are trained to provide emergency medical service at the Basic Life
Support (BLS) level and are the first responders to these types of calls. The UFVA reviews all
applications for new commercial construction, multi-unit housing, occupancy changes, or tenant
changes that are within its service area and require a building permit. UVFA Station 2 (North
Station), located at 1800 N. State Street, is the closest station to DUC #6. This station is staffed
full time, 24 hours a day, seven days a week, 365 days a year. During peak fire season CalFire
operates CalFire Station Ukiah, part of the Mendocino Unit, located at 2690 N. State Street.
This station is not staffed full-time, but when operational can assist UVFA during large fire
incidents.
The area has access to fire hydrants. However, the majority of fire connections are standpipes
or wharf hydrants, which do not produce the fire flows of a standard hydrant. The fire
connections are sufficient for small isolated fires, but for major fires, UVFA must use water
tenders. All fire trucks also carry water onboard for fire suppression. Based on these water
infrastructure issues, there are fire protection service deficiencies in this community.
DUC #7 is located
between Parducci
Road to the north,
Redwood Highway
to the east, Ben
Road to the south,
and Aldo Lane to
the west. This area
includes 17 parcels
spanning nearly 17
acres with
approximately 25
single-family
homes.
Water – The
Mendocino County
Russian River
Flood Control and
Water Conservation
Improvement
District (RRFC)
provides raw water
for irrigation and to
municipal water
purveyors within
this area.
The Millview County Water District (MCWD) receives water from the RRFC, then treats and
distributes the water to this area. During a normal year, the MCWD distributes approximately
1,460 acre-feet of water per year. Water usage is approximately 75 percent for residential
purposes, while commercial uses account for approximately 15 percent and the remaining 10
percent for industrial and miscellaneous purposes. The MCWD has a storage capacity of 3.24
million gallons. Based on data contained in the 2013 Ukiah Valley Special Districts MSR, the
MCWD would have sufficient capacity to meet anticipated demand- and consequently, it does
not appear there are water deficiencies.
Wastewater – There is no community wastewater system in place for this community. Septic
tanks are used by residents for wastewater disposal. Because no data has been recently
presented suggesting the septic capacity is not sufficient for this community, there appear to be
no wastewater deficiencies in this community.
Stormwater Drainage – Storm drainage capture and transport is limited since there is no
community storm drain system in place for this community. In lieu of a storm drain system, there
are roadside ditches which are used to manage and transport stormwater runoff for the area.
The use of roadside ditches have led to less ponding and localized flooding, but during large
rain events, localized flooding and ponding may still occur. Based on the availability of
stormwater runoff capture and transport through roadside ditches, there do not appear to be
stormwater drainage deficiencies in this community.
Structural Fire Protection – Fire protection is provided to this community by Ukiah Valley Fire
Authority (UVFA). The UVFA provides structural, wildland fire suppression, and emergency
medical services. UVFA staff are trained to provide emergency medical service at the Basic Life
Support (BLS) level and are the first responders to these types of calls. The UVFA reviews all
applications for new commercial construction, multi-unit housing, occupancy changes, or tenant
changes that are within its service area and require a building permit. UVFA Station 2 (North
Station), located at 1800 N. State Street, is the closest station to DUC #7. This station is staffed
full time, 24 hours a day, seven days a week, 365 days a year. During peak fire season CalFire
operates CalFire Station Ukiah, part of the Mendocino Unit, located at 2690 N. State Street.
This station is not staffed full-time, but when operational can assist UVFA during large fire
incidents.
The area has access to fire hydrants. However, the majority of fire connections are standpipes
or wharf hydrants, which do not produce the fire flows of a standard hydrant. The fire
connections are sufficient for small isolated fires, but for major fires, UVFA must use water
tenders. All fire trucks also carry water onboard for fire suppression. Based on these water
infrastructure issues, there are fire protection service deficiencies in this community.
DUC #8 is located
between Estrella
Court and Malaga
Court to the north,
the Russian River
to the east,
Riverview Drive to
the south, and
Redwood Highway
to the west. This
area includes 213
parcels spanning
nearly 60 acres with
approximately 270
single-family and
mobile homes.
Water – The
Mendocino County
Russian River
Flood Control and
Water Conservation
Improvement
District (RRFC)
provides raw water
for irrigation and to
municipal water
purveyors within this area.
The Millview County Water District (MCWD) receives water from the RRFC, then treats and
distributes the water to this area. During a normal year, the MCWD distributes approximately
1,460 acre-feet of water per year. Water usage is approximately 75 percent for residential
purposes, while commercial uses account for approximately 15 percent and the remaining 10
percent for industrial and miscellaneous purposes. The MCWD has a storage capacity of 3.24
million gallons. Based on data contained in the 2013 Ukiah Valley Special Districts MSR, the
MCWD would have sufficient capacity to meet anticipated demand- and consequently, it does
not appear there are water deficiencies.
Wastewater – There is no community wastewater system in place for this community. Septic
tanks are used by residents for wastewater disposal. Because no data has been recently
presented suggesting the septic capacity is not sufficient for this community, there appear to be
no wastewater deficiencies in this community.
Stormwater Drainage – The County manages a storm drain collection system for this
community. Based on data from the most recent MSR, for this area does not appear to have
infrastructure deficiencies related to stormwater drainage.
Structural Fire Protection – Fire protection is provided to this community by Ukiah Valley Fire
Authority (UVFA). The UVFA provides structural, wildland fire suppression, and emergency
medical services. UVFA staff are trained to provide emergency medical service at the Basic Life
Support (BLS) level and are the first responders to these types of calls. The UVFA reviews all
applications for new commercial construction, multi-unit housing, occupancy changes, or tenant
changes that are within its service area and require a building permit. UVFA Station 2 (North
Station), located at 1800 N. State Street, is the closest station to DUC #8. This station is staffed
full time, 24 hours a day, seven days a week, 365 days a year. During peak fire season CalFire
operates CalFire Station Ukiah, part of the Mendocino Unit, located at 2690 N. State Street.
This station is not staffed full-time, but when operational can assist UVFA during large fire
incidents.
The area has access to fire hydrants. However, the majority of fire connections are standpipes
or wharf hydrants, which do not produce the fire flows of a standard hydrant. The fire
connections are sufficient for small isolated fires, but for major fires, UVFA must use water
tenders. All fire trucks also carry water onboard for fire suppression. Based on these water
infrastructure issues, there are fire protection service deficiencies in this community.
DUC #9 is located
between York
Creek to the north,
N. State Street to
rd
the east, 3 Street
to the south, and
Redwood Highway
to the west. This
area covers 2
parcels spanning
nearly 23 acres with
approximately 150
mobile homes.
Water – The
Mendocino County
Russian River
Flood Control and
Water Conservation
Improvement
District (RRFC)
provides raw water
for irrigation and to
municipal water
purveyors within
this area.
The Millview County Water District (MCWD) receives water from the RRFC, then treats and
distributes the water to this area. During a normal year, the MCWD distributes approximately
1,460 acre-feet of water per year. Water usage is approximately 75 percent for residential
purposes, while commercial uses account for approximately 15 percent and the remaining 10
percent for industrial and miscellaneous purposes. The MCWD has a storage capacity of 3.24
million gallons. Based on data contained in the 2013 Ukiah Valley Special Districts MSR, the
MCWD would have sufficient capacity to meet anticipated demand- and consequently, it does
not appear there are water deficiencies.
Wastewater – There is no community wastewater system in place for this community. Septic
tanks are used by residents for wastewater disposal. Because no data has been recently
presented suggesting the septic capacity is not sufficient for this community, there appear to be
no wastewater deficiencies in this community.
Stormwater Drainage – Storm drainage capture and transport is limited since there is no
community storm drain system in place for this community. In lieu of a storm drain system, there
are roadside ditches which are used to manage and transport stormwater runoff for the area.
The use of roadside ditches have led to less ponding and localized flooding, but during large
rain events, localized flooding and ponding may still occur. Based on the availability of
stormwater runoff capture and transport through roadside ditches, there do not appear to be
stormwater drainage deficiencies in this community.
Structural Fire Protection – Fire protection is provided to this community by Ukiah Valley Fire
Authority (UVFA). The UVFA provides structural, wildland fire suppression, and emergency
medical services. UVFA staff are trained to provide emergency medical service at the Basic Life
Support (BLS) level and are the first responders to these types of calls. The UVFA reviews all
applications for new commercial construction, multi-unit housing, occupancy changes, or tenant
changes that are within its service area and require a building permit. UVFA Station 2 (North
Station), located at 1800 N. State Street, is the closest station to DUC #9. This station is staffed
full time, 24 hours a day, seven days a week, 365 days a year. During peak fire season CalFire
operates CalFire Station Ukiah, part of the Mendocino Unit, located at 2690 N. State Street.
This station is not staffed full-time, but when operational can assist UVFA during large fire
incidents.
The area has access to fire hydrants. However, the majority of fire connections are standpipes
or wharf hydrants, which do not produce the fire flows of a standard hydrant. The fire
connections are sufficient for small isolated fires, but for major fires, UVFA must use water
tenders. All fire trucks also carry water onboard for fire suppression. Based on these water
infrastructure issues, there are fire protection service deficiencies in this community.
DUC #10 includes a
community west of
Redwood Highway that
st
is around 1 Avenue,
and residences along N.
State Street to the east
of Redwood Highway
that span from Agnes
Lane to the north,
Russian River to the
eat, and Pomo Lane to
the south. This area
covers 108 parcels
spanning approximately
72 acres with
approximately 200
single- family and
mobile homes.
Water – The Mendocino
County Russian River
Flood Control and
Water Conservation
Improvement District
(RRFC) provides raw
water for irrigation and
to municipal water
purveyors within this area.
The Millview County Water District (MCWD) receives water from the RRFC, then treats and
distributes the water to this area. During a normal year, the MCWD distributes approximately
1,460 acre-feet of water per year. Water usage is approximately 75 percent for residential
purposes, while commercial uses account for approximately 15 percent and the remaining 10
percent for industrial and miscellaneous purposes. The MCWD has a storage capacity of 3.24
million gallons. Based on data contained in the 2013 Ukiah Valley Special Districts MSR, the
MCWD would have sufficient capacity to meet anticipated demand- and consequently, it does
not appear there are water deficiencies.
Wastewater – There is no community wastewater system in place for this community. Septic
tanks are used by residents for wastewater disposal. Because no data has been recently
presented suggesting the septic capacity is not sufficient for this community, there appear to be
no wastewater deficiencies in this community.
Stormwater Drainage – The County manages a storm drain collection system for this
community. Based on data from the most recent MSR, for this area does not appear to have
infrastructure deficiencies related to stormwater drainage.
Structural Fire Protection – Fire protection is provided to this community by Ukiah Valley Fire
Authority (UVFA). The UVFA provides structural, wildland fire suppression, and emergency
medical services. UVFA staff are trained to provide emergency medical service at the Basic Life
Support (BLS) level and are the first responders to these types of calls. The UVFA reviews all
applications for new commercial construction, multi-unit housing, occupancy changes, or tenant
changes that are within its service area and require a building permit. UVFA Station 2 (North
Station), located at 1800 N. State Street, is the closest station to DUC #10. This station is
staffed full time, 24 hours a day, seven days a week, 365 days a year. During peak fire season
CalFire operates CalFire Station Ukiah, part of the Mendocino Unit, located at 2690 N. State
Street. This station is not staffed full-time, but when operational can assist UVFA during large
fire incidents.
The area has access to fire hydrants. However, the majority of fire connections are standpipes
or wharf hydrants, which do not produce the fire flows of a standard hydrant. The fire
connections are sufficient for small isolated fires, but for major fires, UVFA must use water
tenders. All fire trucks also carry water onboard for fire suppression. Based on these water
infrastructure issues, there are fire protection service deficiencies in this community.
DUC #11 is the center
of Calpella and
includes residences
along N. State Street
that span from the
intersection of N. State
rd
Street and 3 Street to
the north, Russian
River to the east, and
portions of Moore
Street and Hopkins
Street. This area
includes 61 parcels
spanning nearly 33
acres with
approximately 35
single-family homes.
Water – The
Mendocino County
Russian River Flood
Control and Water
Conservation
Improvement District
(RRFC) provides raw
water for irrigation and
to municipal water
purveyors within this area.
The Calpella County Water District receives water from the RRFC, then treats and distributes
the water to this area. Based on the 2013 Ukiah Valley Special Districts Municipal Service
Review (MSR), the water infrastructure capacity is sufficient, but the District overall lacks
additional water capacity. The lack of water supply leads to a potential of meeting future
demands without purchasing water from other sources. There are no reported changes since
the 2013 MSR.
Wastewater –The Calpella County Water District serves over 100 sewer connections and
operates a wastewater treatment plant. The capacity of the plant was increased to 80,000 gpd.
In 2007, the average daily flow rate was estimated at 32,000 gallons. The CCWD has additional
treatment capacity and can accommodate up to 1,000 residents, which is about 300 more than
the current population within the CCWD service area. Based on the most recent data available
from the CCWD and Mendocino LAFCo, there do not appear to be wastewater deficiencies in
this community.
Stormwater Drainage – The County manages a storm drain collection system for this
community. Based on data from the most recent MSR, for this area does not appear to have
infrastructure deficiencies related to stormwater drainage.
Structural Fire Protection – The Redwood Valley-Calpella Fire District (RVCFD) provides
structural fire protection, wildland fire protection, emergency medical services, rescue,
hazardous materials response, and fire prevention for Calpella. The District is dispatched by
CALFire. RVCFD operates one fire station in Redwood Valley at 8481 East Road in Redwood
Valley. Within Calpella and the outlying area, The District relies on its 2,000-gallon water tender,
agricultural irrigation ponds, and cisterns constructed by property owners as part of a residential
building permit. In 2016, water supply for firefighting in the outlying areas is considered
“marginally adequate,” especially during time of drought. RVCFD is exploring other means to
augment its existing water supplies, either through mutual aid tanker support from other fire
agencies; or through acquisition of additional water tenders. The core of capital improvement
needs for RVCFD are generally planned in the budget and are underway, which includes a 10-
year program to replace its vehicles.
The area has access to fire hydrants. However, the majority of fire connections are standpipes
or wharf hydrants, which do not produce the fire flows of a standard hydrant. The fire
connections are sufficient for small isolated fires, but for major fires, UVFA must use water
tenders. All fire trucks also carry water onboard for fire suppression. Based on these water
infrastructure issues, there are fire protection service deficiencies in this community.
.
POTENTIAL INFRASTRUCTURE FUNDING SOURCES
There are Federal and State programs that could potentially help address existing deficiencies
identified in the communities discussed above. Table 3 provides a brief summary of programs
that could provide funding to address infrastructure deficiencies in DUCs.
TABLE 3
POTENTIAL INFRASTRUCTURE FUNDING SOURCES
Program NameAgency Program Description
Community United States These grants can fund the construction of projects such as
Development Block Housing and Urban water and sewer facilities, street maintenance, as well as other
Grants (CDBG) Development public work projects.
Department (HUD)
Community United States This program provides funding to develop essential
Facilities Direct Department of community facilities in rural areas.
Loan and Grant Agriculture and
Program Rural Development
Impact Fees Local Governments Development Impact Fees can be imposed for new
development, in order to acquire funding to construct capital
facilities. Applying development impact fees to projects does
have substantial limitations under The Mitigation Fee Act,
sections 66000.
Taxation Local Governments In 1982 the California State Legislature enacted the
and Public Community Facilities Act, commonly referred to as Mello-
Agencies Roos. This act authorized local jurisdictions to establish
community facility districts, which would directly serve as
another funding mechanism for financing public work projects,
and even public services. This method of revenue generation
potentially could be used to finance projects that will make the
necessary improvements to the deficiencies in these
communities.
Clean Water State The State Water CWSRF provides financial assistance for a wide range of
Revolving Fund Resources Control water infrastructure projects. It is a partnership between the
(CWSRF) Board US EPA and states governments. States have the flexibility to
fund a range of projects that address their highest priority
water quality needs. Using a combination of federal and state
funds, CWSRF provides loans to eligible recipients to
construct municipal wastewater facilities and decentralized
wastewater treatment systems, among other projects.
Emergency United States This program helps eligible communities prepare for, or
Community Water Department of recover from, an emergency that threatens the availability of
Assistance Grants Agriculture Rural safe, reliable drinking water for households and businesses.
Development
Safe Drinking CaliforniaThe Drinking Water State Revolving Fund (DWRSF) program
Water State Department of assists public water systems in financing the cost of drinking
Revolving Fund Public Health water infrastructure projects needed to achieve or maintain
compliance with Safe Drinking Water Act (SDWA)
requirements.
TABLE 3
POTENTIAL INFRASTRUCTURE FUNDING SOURCES
Program NameAgency Program Description
Bonds Local Governments Bonding is a funding mechanism that can be used specifically
to fund large infrastructure projects in disadvantaged
communities. There are three bond types: revenue bonds,
lease revenue bonds, and obligations bonds.
Revenue bonds are typically ensured by the project
that is being constructed. A common revenue bond
infrastructure project would be a water treatment
facility. Once the bond is paid, the facility operation
and ownership is turned over to the jurisdiction.
Lease revenue bonds are secured by either a non-
profit or privately financed group, that constructs the
infrastructure project, then leases the completed
facility back to the jurisdiction, until the costs of the
bond have been paid for. Once the bond is paid, the
facility operation and ownership is turned over to the
jurisdiction.
General obligation bonds are issued for the
improvement and enhancement of real property. Local
governments have the ability to raise property taxes in
order to cover the costs of the bond and infrastructure
project. Unlike the previous two types of bonding
methods, the general obligation bond, does require
voter approval.
Household and State Water The State Water Resources Control Board authorized $5
Small Water Resources Control million to assist individual households and small water
System Drought Board systems to address drought-related drinking water
Assistance emergencies. Funding is available as low interest loans
Program and/or grant based on recipient’s income and affordability.
Integrated Regional CaliforniaThe IRWM Grant Programs include funding for planning,
Water Department of community involvement, implementation, and companion grant
Management Water Resources programs that support sustainable groundwater planning and
water-energy programs and projects.
Proposition 84 State Water The Safe Drinking Water, Water Quality and Supply, Flood
Resources Control Control, River and Coastal Protection Bond Act (Prop 84)
Board provides funding for capital costs on projects addressing
excessive stormwater runoff, including projects related to the
collection of stormwater, and treatment of water to reduce
contamination.
State Water Quality State Water The Cleanup and Abatement Account (CAA) was created to
Control Fund: Resources Control provide public agencies with grants for the cleanup or
Cleanup and Board abatement of pollution when there are no viable responsible
Abatement Account parties available to undertake the work. Eligible entities include
public agencies, as well as certain not-for-profit organizations
and tribal governments that serve a disadvantaged community
and that have the authority to clean up or abate the effects of
a waste.
Community. An inhabited area within a city or county that is comprised of no less than 10
dwelling units adjacent or in close proximity to one another.
Disadvantaged Unincorporated Community (DUC). A fringe, island, or legacy community in
which the median household income is 80 percent or less than the statewide median household
income.
Island Community. Any inhabited and unincorporated territory that is surrounded or
substantially surrounded by one or more cities or by one or more cities and a county boundary
or the Pacific Ocean.
Fringe Community. Any inhabited and unincorporated territory that is within a city sphere of
influence.
Legacy Community. A geographically isolated community that is inhabited and has existed for
at least 50 years.
Local Agency Formation Commission (LAFCo). The commission designated by the State
Legislature within each county to provide for the orderly growth and development within said
county, including the review and evaluation of proposals for formation of special districts,
incorporation of cities, annexation to special districts or cities, consolidation of districts, and
merger of districts with cities. Each LAFCo is empowered to approve, disapprove, or
conditionally approve such proposals.
Municipal Service Review (MSR). A comprehensive study designed to better inform LAFCo,
local agencies, and the community examining the provision of municipal services for the area.
Sphere of Influence (SOI). A plan for the probable physical boundaries and service area of a
local agency, as determined by the Local Agency Formation Commission (LAFCo).
2040G ENERAL P LAN
Alex, Ken. Technical Advisory, Senate Bill 244: Land Use, General Plans, and Disadvantaged
Communities. Prepared for the Office of Planning and Research for the State of California,
February 2, 2013.
Mendocino LAFCo. Final Municipal Service Review, City of Ukiah. Adopted September 4, 2012.
Mendocino LAFCo. Multi-District Fire Protection Services. Approved on April 4, 2016.
Mendocino LAFCo. Ukiah Valley Special Districts Municipal Service Review. Adopted May 6,
2013.
Mendocino LAFCo. Russian River Flood Control and Water Conservation Improvement District
Municipal Service Review and Sphere of Influence Update – FINAL. Adopted May 1, 2017.
Mendocino County. http://www.co.mendocino.ca.us. September 2019.
Mendocino LAFCo. http://mendolafco.org. September 2019.
Ukiah Valley Sanitation District. www.uvsd.org. September 2019.
U.S. Census Bureau. 2013-2017 American Community Survey (ACS) data.
NOTICE OF CEQA EXEMPTION
TO: Office of Planning and Research FROM: City of Ukiah
1400 Tenth Street, Room 121 300 Seminary Avenue
Sacramento, CA 95814 Ukiah, CA 95482
X County Clerk
County of Mendocino
Courthouse
PROJECT TITLE:General Plan Amendment to incorporate Senate Bill
244 Disadvantaged Unincorporated Communities
Analysis
PROJECT LOCATION: The SB 244 analysis includes lands within the City of
Ukiah limits in its entirety, as well as the City’s Sphere
of Influence
DESCRIPTION OF PROJECT: The General Plan Amendment includes informational
text related to the SB 244 analysis that will be
incorporated into the City’s General Plan Land Use
Element as background information, in accordance
with SB 244
PUBLIC AGENCY APPROVING PROJECT: City of Ukiah City Council
DATE OF APPROVAL: October 23, 2019
NAME OF PROJECT APPLICANT: City of Ukiah
CEQA EXEMPTION STATUS:
Other: Article 19,Section 15183 Projects Consistent with a Community Plan or Zoning; and
Article 5, Section 15061,Review for Exemption
Ministerial
Declared Emergency
Categorical Exemption:
Statutory Exemption Section
REASONS WHY PROJECT IS EXEMPT:
In accordance with 14 CCR (“Guidelines”) Section 15061, the Director of Community Development has
reviewed the proposed amendments to the City’s General Plan Land Use Element intended to comply
300 Seminary Avenue • Ukiah • CA • 95482-5400
Phone: (707)463-6200 Fax: (707)463-6204 www.cityofukiah.com
with SB 244, codified at Government Code Section 65302.10, which requires the General Plan Land
Use Element to be updated, if necessary, prior to the adoption of an updated General Plan Housing
Element. The updated Land Use Element must include an analysis of water, wastewater, stormwater
drainage, and structural fire protection needs or deficiencies in Disadvantaged Unincorporated
Communities as therein defined.
The proposed Land Use Element update is categorically exempt from environmental review under the
California Environmental Quality Act (“CEQA”) by Guidelines §15306 as an information collection
activity. It consists exclusively of data collection and does not result in a serious or major disturbance
to an environmental resource. The data has been collected and reported in the updated Land Use
Element strictly for information gathering purposes.
In addition, it is exempt from environmental review under CEQA as a special situation under Guidelines
Section 15183. It does not propose infrastructure projects or improvements, nor does it propose
amendments to the Land Use Map or land use policies. In addition, the General Plan Amendment does
not propose a change in density, nor growth within the City limits or Sphere of Influence and would be
consistent with the City’s 1995 General Plan. There are no project-specific effects that are peculiar to
the text amendment. Lastly, it can be seen with certainty that there is no possibility that the activity in
question may have a significant effect on the environment, or any foreseeable cumulative impacts.
Lead Agency Contact Person Craig Schlatter, Director of Community Development
(707) 463-6219
Phone Number
Emailcschlatter@cityofukiah.com
This is to certify that the record of project approval is available to the General Public at:
Community Development Department, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA 95482
Director of Community
October 24, 2019 Development
Signature (Public Agency) (Date) (Title)
300 Seminary Avenue • Ukiah • CA • 95482-5400
Phone: (707)463-6200 Fax: (707)463-6204 www.cityofukiah.com
RESOLUTION NO. 2019-___
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING
THE LAND USE ELEMENT OF THE UKIAH GENERAL PLAN TO
INCORPORATE THE SB 244 ANALYSIS RELATED TO DISADVANTAGED
UNINCORPORATED COMMUNITIES
________________________________________________________________
WHEREAS, Government Code Section 65300 requires each legislative body and
planning agency to prepare and adopt a comprehensive, long-term general plan
for the physical development of the city; and
WHEREAS, the City of Ukiah General Plan was adopted on December 6, 1995;
and
WHEREAS, Senate Bill (SB) 244, codified in Government Code Section 65302.10,
requires that on or before the next revision of a city or county housing element,
and each revision thereafter, a city or county to review and update its general plan,
as necessary to address the presence of Disadvantaged Unincorporated
Communities, as defined, within its sphere of influence or outside but surrounded
by City territory, and would require the updated general plan to include specified
information; and
WHEREAS, on September 27, 2019,the City of Ukiah completed this analysis,
entitled, “City of Ukiah SB 244 Analysis,” and made a copy available to the public;
and
WHEREAS, the City has prepared an amendment to the Land Use Element of the
Ukiah General Plan in compliance with Government Code Section 65302.10 by
insertion of the City of Ukiah SB 244 Analysis into the Land Use Element as
“Appendix A;” and
WHEREAS, under California Environmental Quality Act (CEQA) Guidelines
§15306 and §15183 the proposed General Plan Land Use Element amendment is
exempt from environmental review because the proposed amendment consists
exclusively of data collection and does not propose amendments to the Land Use
Map or land use policies, nor does it propose a change in density, or growth within
the City limits or sphere of influence, and it can be seen with certainty that there is
not a possibility that the activity may have a significant effect on the environment;
and
WHEREAS, the Planning Commission considered the matter on October 9, 2019,
and found that the proposed General Plan Amendment supported the purpose of
SB 244, and is consistent with the Ukiah General Plan; and
Resolution No. 2019-__
Page 1 of 1
WHEREAS, it is deemed in the interest of orderly development and important to
the protection of health, safety, and general welfare of the residents to amend the
Ukiah General Plan by incorporating the SB 244 Analysis into the Land Use
Element of the General Plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Ukiah
as follows:
The Land Use Element of the Ukiah General Plan is hereby amended to
incorporate “City of Ukiah SB 244 Analysis,” dated September 27, 2019, as
“Appendix A” of the Ukiah General Plan, based on the Findings in Attachment 1.
PASSED AND ADOPTED on this 23rd day of October, 2019, by the following roll
call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
________________________
Maureen Mulheren, Mayor
ATTEST:
_____________________
Kristine Lawler, City Clerk
Resolution No. 2019-__
Page 1 of 1
ATTACHMENT 1
FINDINGS
GENERAL PLAN AMENDMENT #2019-01
AMENDING THE LAND USE ELEMENT OF THE UKIAH GENERAL PLAN TO
INCORPORATE AS APPENDIX A THE “CITY OF UKIAH SB 244 ANALYSIS”
RELATED TO DISADVANTAGED UNINCORPORATED COMMUNITIES
The following findings are supported by and based upon information contained in
the Staff Report, General Plan, other supporting documentation, and the public
record:
1. The proposed amendment is deemed to be in the public interest.
2. The proposed General Plan Amendment is consistent and compatible with
the General Plan.
3. The potential impacts of the proposed amendment have been assessed and
have been determined not to be detrimental to the public health, safety, or
welfare.
4. The proposed Amendment has been processed in accordance with the
applicable provisions of the California Government Code and the California
Environmental Quality Act (CEQA).
Resolution No. 2019-__
Page 1 of 1
AGENDA ITEM NO. 12A
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
CITY OF UKIAH PLANNING COMMISSION
STAFF REPORT
APPLICANT:City of Ukiah
HEARING DATE:August14,2019
PROJECT SUMMARY:ecommendation to the City Council for approval of an Initial
Study/NegativeDeclaration and proposed amendments to the
Cityof Ukiah General Plan Chapter 14, Housing Element
(2019-2027Housing Element Update).
PROJECT LOCATION: Incorporated area of the City of Ukiah
PROJECT PLANNER: Craig Schlatter, Director of Community Development
ATTACHMENTS:
1.Draft Initial Study/Negative Declaration
2.Draft 2019-2027 Housing Element Update
3.July 22, 2019 HCD Review Letter
RECOMMENDATIONS:
1.Recommend that the City Council, after reviewing and considering the proposed Negative
Declaration, approve the proposed Negative Declaration, finding that the approval reflects that
the project will not have a significant impact on the environment.
2.Recommend that the City Council approve the proposed amendments to the City of Ukiah
General Plan Chapter 14, 2019-2027 Housing Element Update.
BACKGROUND:
Pursuant to Article 10.6 of the California Government Code, commencing with Section 65583,
Staff has prepared a draft Housing Element Update for consideration by the Planning Commission
and the City Council (Attachment 2). The draft 2019-2027 Housing Element Update was prepared
by Staff in the Planning Division of the Community Development Department, with assistance and
collaboration from the Building and Housing Divisions and the California Department of Housing
and Community Development (HCD), along with input by the public. The Housing Element
examines Ukiah’s current housing needs and projects future housing needs. It also outlines
1
AGENDA ITEM NO. 12A
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Goals, Policies, and Implementing Programs to encourage the production of housing and to meet
the identified housing needs throughout Ukiah.
All California cities and counties must adopt a General Plan, and all General Plans are to contain
a Housing Element. While cities and counties review and revise all or individual elements of their
General Plan regularly to ensure documents remain up to date and relevant, California Law is
more prescriptive in regards to the updating of the Housing Element. Starting with this planning
cycle, the State Department of Housing and Community Development (HCD) has determined that
all Mendocino County jurisdictions be on an eight year update cycle. The City last adopted an
updated Housing Element on June 1, 2016, which was certified by HCD as meeting the minimum
requirements of State Housing Element Law later that same year. Per Government Code §65583
(e) (3), the City of Ukiah Housing Element is due to HCD for review and certification prior to August
15, 2019. The City submitted its first review draft to HCD on May 23, 2019. Also per Government
Code, specifically related to requirements from SB 375, the City Council must adopt the updated
Housing Element within 120 days of August 15, 2019.
California Government Code is also specific as to what issues the Housing Element must address,
including the following:
1.An assessment of existing and projected housing needs and an inventory of resources
relevant to the meeting of these needs. The assessment is to be based on housing, land
use, population, demographic, and employment trends;
2.An evaluation of the results from the housing programs implemented during the previous
(2014-2019) planning period (as a result of the previous Housing Element);
3.An analysis of housing opportunities within the City, including an inventory of sites with
appropriatezoning densities and infrastructure to accommodate the housing needs for
groups of all household income levels.
4.An analysis, and where appropriate and legally possible, removal of governmental and
nongovernmental constraints to the maintenance, improvement, and development of
housing, including housing for all household income levels and housing for persons with
disabilities; and
5.A statement of the City’s goals, quantified objectives, and policies relative to the
maintenance, preservation, improvement, and development of housing.
DISCUSSION:
The 2019-2027 Housing Element represents a significant update to the previous (2014-2019)
Housing Element. New requirements brought about by policy changes at the State through the
2017 Housing Bills package have necessitated substantive changes to the Housing Element in
both format and content. The Housing Element was also changed to reflect input from the public
and arrive at a plan that was realistic, accessible, and implementable. Information is provided
below that summarizes the changes to individual sections of the updated Housing Element.
2
AGENDA ITEM NO. 12A
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Summary of Updates
The updated Housing Element was reorganized and reformatted to be as accessible as possible.
The updated Housing Element moves away from the question/answer style in the previous three
Housing Elements and instead separates key data and information into seven distinct Sections.
The updated Housing Element also more closely follows the organizational format outlined on
HCD’s Housing Elements “Building Blocks” webpage. A new cover page, with pictures of
residential housing units in Ukiah, was added. Also added were new appendices.
Section 1: Introduction
Of all the Sections in the updated Housing Element, Section 1 retains the most content from the
2014-2019 Housing Element. However, a new section describing public participation and
community outreach was added to the Introduction Section and the community engagement
experience was described in much greater detail than previous Housing Elements. Two new
appendices, Appendix A and Appendix B, were added to complement information contained in
the public participation section.
Section 2: Housing Needs Assessment
Table 2.1- Housing Needs Assessment At-a-Glance, updated with new information and
reformatted for better readability, was one of a few tables in the previous Housing Element
describing housing needs. To both meet new requirements under State Housing Element Law
and more clearly define existing housing needs, Staff significantly expanded data collection efforts
related to Section 2, reporting information on population and economic demographics, household
characteristics, housing affordability, special needs populations, housing stock characteristics,
and assisted affordable housing units. New sections describing resources available to meet the
housing needs, as well as analyses related to the suitability of existing resources to fulfill housing
needs were also added.
Section 3: Projected Housing Needs
Section 3 outlines projected housing needs, primarily describing the City’s “fair share” of the
Regional Housing Needs Allocation (RHNA) but also adding an expanded section on housing
needs for extremely low-income households. Section C- Housing Production Since 2014 is similar
to a section from the 2014-2019 Housing Element. As demonstrated in Table 3.2, the RHNA
housing unit production goals for the 2019-2027 represent an over 200% increase compared to
the 2014-2019 planning cycle.
Section 4: Sites Inventory and Analysis
Section 4 is a new section that significantly expands upon Sites Inventories and Analyses
conducted in past Housing Elements. The new section is a reflection of the requirements in current
State Housing Element Law, as well as input and suggestions from the public. The sites inventory
also provides an analysis of the realistic development potential for each site, in accordance with
new requirements in Government Code 65583.
3
AGENDA ITEM NO. 12A
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
A summary of findings in Table 4.4 depicts that there is adequate capacity to meet RHNA housing
production goals for the next planning cycle. For improved accessibility to this data, a new stand-
alone appendix of the Vacant and Underutilized Inventory, plus associated maps, was created
(Appendix E).
Section 5: Housing Constraints and Opportunities
As with other sections in the 2019-2027 Housing Element this section has been expanded
significantly to encompass new State requirements, including the section Opportunities for Energy
Conservation, which also incorporates comments received from the public. Because the State
requires the City design programs and/or provide analysis for mitigating all identified constraints,
new programs have been added (see Section 7) where applicable.
Section 6: Quantified Objectives
Section 6 fulfills another requirement under State Housing Element Law. The City must estimate
its targets for new construction, rehabilitation, and conservation/preservation. Table 6.1 lists these
goals for the 2019-2027 planning period. There were several comments from the public related
to financial assistance for property maintenance and improvements, including improvements that
make current housing stock more sustainable, green, and energy efficient, and the targets in
Table 6.1 reflect more of a focus on this effort. Staff has also added a program in Section 7.
Section 7: Housing Plan
One consistent theme from engagement and discussions with members of the public was that the
City’s plan for addressing housing was difficult to locate and identify. Because of this input, Staff
developed Section 7 as a separate section to describe all the City’s housing goals, policies, and
implementing programs (a summarized version of these goals, policies, and implementing
programs can be found in a new appendix- Appendix H). Staff also added the City Department
responsible for implementation of the Program, the funding source identified for the activity, and
deadlines of when the Program was to be accomplished. Implementation objectives from the
City’s 2017 Housing Strategy were merged into the Housing Plan, and additional Programs were
added based on input received from the public and HCD. The goals and policies were also re-
designed based on public input, and Table 6.2 shows a comparison of the 2014-2019 and 2019-
2027 Housing Goals.
Whereas the majority of the Housing Element is data collection, reporting, and analysis, the
housing plan represents the community’s plan for housing in the future. Public participation is thus
key to having a relevant housing plan, and Section 7 is representative of public comments and
input received during the two community workshops and since the start of the Update process.
Review by Mendocino County Airport Land Use Commission
Pursuant to Section 1.3.2 of the Mendocino County Airport Comprehensive Land Use Plan
(ACLUP) and Public Utilities Code Section 21676 (b), the City submitted the draft 2019-2027
Housing Element Update to the Mendocino County Airport Land Use Commission (ALUC) on July
17, 2019 for a determination of consistency with the ACLUP. City Staff received a receipt from
4
AGENDA ITEM NO. 12A
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
the County of Mendocino that same day, acknowledging this request had been received. City
Staff requested the item be heard at the ALUC’s next meeting, August 1, 2019. County Planning
and Building Services staff have confirmed the review for the ALUC’s August 15 meeting.
Per Section 1.4.1 of the ACLUP, “all projects should be referred to the Commission at the earliest
reasonable point in time” and “\[a\]t the local government’s discretion, submittal of a project for
Airport Land Use Commission review can be done before, after, or concurrently with review by
the local planning commission or other local advisory bodies.” Under 1.4.4 of the ACLUP and
Section 21676 (d) of Public Utilities Code, the ALUC must respond to a local agency’s request for
a consistency determination on a project within 60 days of referral. If the ALUC fails to make the
determination within that period, “the proposed action shall be deemed consistent with the Airport
Land Use Compatibility Plan.”
HCD Review
City Staff submitted a first draft of the 2019-2027 Housing Element on Thursday, May 23, 2019.
HCD acknowledged receipt of the draft Element on May 28. Under statute, HCD had 60 days to
review and provide comments and findings on the draft Housing Element. In a series of phone
conversations and email correspondence between City Staff and HCD staff, below is a summary
of the revisions requested by HCD:
Add tables and data more fully describing housing stock characteristics and special needs
populations. Include analysis of constraints for housing people with disabilities and add
programs addressing and possibly removing constraints.
Add analysis of replacement vs. preservation costs for assisted affordable housing units. Also
add analysis for typical development costs for single and multi-family housing.
Re-analyze sites inventory for “units that can be realistically accommodated,” constraints to
future development of the sites, and identification of nonvacant sites in previous housing
elements in accordance with new State law; add programs to address inadequacies. Include
description of densities typically built for zones in the inventory.
Strengthen current no-net loss program to be more proactive.
Add programs to update definitions of transitional and supportive housing and emergency
shelters; also add program for further evaluation of homeless shelter overlay zone in
accordance with new State law (AB 2162).
Add description and programs for mobile homes/manufactured homes/factory-built housing.
Provide full description of City’s use permit and site development permit processes; add
programs to streamline these processes.
Add more analysis on Airport Land Use Compatibility Plan.
Additional revisions to new and existing programs proposed in Section 7.
New program required (SB 2) that transitional and supportive housing allowed in all zones
that allow residential uses, subject only to restrictions applicable to other residential dwellings.
New program (GC Section 65915 (c) (3)) that in order to mitigate the loss of affordable housing
units, the City must require new housing developments to replace all affordable housing units
identified in sites inventory that were previously lost.
5
AGENDA ITEM NO. 12A
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
HCD staff commended the City for the work done in improving the Housing Element so that it is
realistic, implementable, and reflective of public input. HCD staff also wanted to note that HCD
released a map on best practices in housing across a variety of categories and highlighted Ukiah
for the work done on the housing trust fund as a best practice (see below link):
http://cahcd.maps.arcgis.com/apps/MapSeries/index.html?appid=c0b0f1f398774e9c805ef0ebcf4ebd45
Importance of Housing Element Certification
Housing elements have been mandatory portions of local general plans in California since 1969.
The State’s Housing Element Law recognizes that in order for the private sector to adequately
address housing needs and demand, local governments must adopt land use plans and
regulatory tools that provide opportunities for, and do not unduly constrain, housing development.
As discussed in this staff report, State Law requires jurisdictions to have a certified Housing
Element. When a jurisdiction’s Housing Element is found to be out of compliance, its general plan
is at risk of being deemed inadequate, and therefore invalid. Because there must be findings of
general plan consistency in most planning and development decisions, a local government may
run the risk of approving projects based on a noncompliant General Plan; therefore creating the
potential for being sued when making land use decisions.
In addition to the risk of lawsuits, not having a certified Housing Element could make the City
ineligible for several housing, community development and infrastructure funding programs that
include Housing Element compliance as a rating and ranking or threshold requirement. A certified
Housing Element is a major factor in determining the initial eligibility of several of the state and
federal grant and loan programs that the City has historically applied for and that the City
anticipates applying for in the future.
ENVIRONMENTAL REVIEW:
The Planning Division prepared a draft Initial Study and Negative Declaration (Attachment 1) for
the proposed project. The Initial Study is being made available for a public review period of 35
days (July 23, 2019 to August 26, 2019). The Initial Study did not identify any significant impacts
to the environment with this project given that the proposed 2019-2027 Housing Element update
is strictly a policy document, intended to guide the City in meeting the City’s projected housing
needs over the next eight years. The document does contain Goals, Policies and Implementing
Programs aimed at accommodating 239 units by 2027, yet the Element itself does not provide
any entitlements for the construction of these units. All future housing development projects, the
production of which would assist in meeting the City’s housing development objectives, would be
considered projects under the California Environmental Quality Act and would require site/project-
specific environmental review at the time of project submittal.
6
AGENDA ITEM NO. 12A
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
RECOMMENDATION: Staff recommends the Planning Commission take the following actions:
1. Environmental Action: Recommend that the City Council, after reviewing and considering the
proposed Negative Declaration, approve the proposed Negative Declaration, finding that the
approval reflects that the project will not have a significant impact on the environment.
2. Project Action: Recommend that the City Council approve the proposed amendments to the
City of Ukiah General Plan Chapter 14, 2019-2027 Housing Element Update.
7
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In accordance with the California Environmental Quality Act, the Draft Initial Study/Negative Declaration
was circulated for public review for 35 days on July 23, 2019 through August 26, 2019. One comment
from the Mendocino County Farm Bureau (Bureau) was received on August 26. The Bureaus
summarized comments and City responses are provided below.
The City received a letter from the State Clearinghouse on September 3, 2019 stating that no comments
were received as a result of the Initial Study/Negative Declaration being distributed to other agencies.
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Comment (Agriculture and Forestry resources): The Bureau states although there are no agriculturally
zoned districts within the City limits, if the Citys Sphere of Influence is expanded in the future and
project sites identified in the Citys Housing Element are developed, impacts to agriculture and forestry
resources may occur and should be considered. Specifically, the Bureau states that impacts to farmland
should be reviewed; the Agriculture Zoning Overlay District should be further developed; and the City
should adopt a Right to Farm ordinance similar to Mendocino Countys.
Response: The City understands the importance of protecting agriculture and forestry resources. The
2019-2027 Housing Element only identifies vacant and underutilized sites that could accommodate
housing currently located within the City limits, which do not include these resources. However, if the City
expands the Sphere of Influence to incorporate agriculture and forestry lands in the future, the City will
consider all impacts to those lands including the actions suggested by the Bureau. Additionally, all
development would be reviewed and analyzed for impacts to agriculture and forestry resources on a
project-by-project level basis.
Comment (Biological Resources and Hydrology/Water Quality): The Bureau expresses concern regarding
impacts to water quality and adjacent agricultural properties from trash, debris and hazardous materials
being transported downstream in creeks within the City limits. The Bureau states that future
development needs to consider these impacts.
Response: The 2019-2027 Housing Element Update is a policy document that identifies suitable lands for
future housing development. However, it does not propose development. All future development will be
analyzed on a project level basis and will be subject to stormwater management regulations and
construction best management practices to reduce impacts to water resources, biological resources and
potential hazardous materials.
Comment (Wildfire): The Bureau expresses concern regarding wildfire hazards to western Ukiah.
Specifically, the Bureau states that all future development in the Hillside Zoning District should be
carefully analyzed for impacts associated with wildfire.
Response: The City takes wildfire risks seriously. As the Bureau mentioned, the Western Hills Fuel Break
was constructed and will be maintained in an effort to reduce wildfire risks to western Ukiah. In addition,
all development within the Hillside Zoning District will be subject to review by on a project level basis. All
development will be required to meet applicable fire life safety and building codes.
California Environmental Quality Act
FINAL INITIAL STUDY AND
NEGATIVE DECLARATION
FOR
2019-2027 HOUSING ELEMENT
Prepared by:
City of Ukiah
Community Development Department
Table of Contents
I.PROJECTINFORMATION1
II.PROJECTDESCRIPTION2
1.ProjectLocation2
2.EnvironmentalSetting2
3.Background3
4.20192027PlanningCycleHousingPlanandGoals4
III.ENVIRONMENTALFACTORSPOTENTIALLYAFFECTED5
V.EVALUATIONOFENVIRONMENTALIMPACTS8
1.Aesthetics8
2.AgricultureandForestryResources10
3.AirQuality11
4.BiologicalResources13
5.CulturalResources15
6.Energy16
7.GeologyandSoils18
8.GreenhouseGasEmissions19
9.HazardsandHazardousMaterials20
10.HydrologyandWaterQuality23
11.LandUseandPlanning24
12.MineralResources25
13.Noise26
14.PopulationandHousing27
15.PublicServices28
16.Recreation29
17.Transportation30
18.TribalCulturalResources31
19.UtilitiesandServiceSystems33
20.Wildfire34
21.MandatoryFindingsofSignificance35
VIII.REFERENCES1
ATTACHMENTS
A.20192027DraftHousingElementGoals,PoliciesandImplementingPrograms
I. PROJECT INFORMATION
Project Title:
y Address and Phone Number:
Lead Agenc
CEQA Contact Person and Phone Number:
Project Location:
Project Summary:
General Plan Designation:
Zoning District:
Other Public Agencies Requiring Approval
2019-2027 Housing Element
Final Initial Study and Negative Declaration
II.PROJECT DESCRIPTION
1.Project Location
2.Environmental Setting
Figure 1,
Location Map
Current Population and Housing.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
FIGURE 1. LOCATION MAP
3. Background
2019-2027 Housing Element
Final Initial Study and Negative Declaration
4. 2019-2027 Planning Cycle Housing Plan and Goals
Attachment A
Goal H-1:
Goal H-2:
Goal H-3:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
N
Goal H-4:
Goal H-5:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
III. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
Purpose of the Initial Environmental Study:
Summary of Findings:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
2019-2027 Housing Element
Final Initial Study and Negative Declaration
IV.DETERMINATION
2019-2027 Housing Element
Final Initial Study and Negative Declaration
V. EVALUATION OF ENVIRONMENTAL IMPACTS
“Potentially Significant Impact”
Less Than Significant With Mitigation Incorporated”
“Less Than Significant Impact”
“No Impact”
1. Aesthetics
AESTHETICS.
Significance Criteria:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Environmental Setting:
Discussion/Determination:(a-d) Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
2. Agriculture and Forestry Resources
AGRICULTURE AND FORESTRY RESOURCES.
Significance Criteria:
Environmental Setting:
Discussion: (a) – (e)No impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
3. Air Quality
AIR QUALITY.
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion:(a-d) Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
4. Biological Resources
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
The tree and shrub community which commonly grows along the Russian River and
its tributaries is referred to as the riparian woodland or riparian forest. The tree canopy
is commonly composed of cottonwood, alder, willow and valley oak, and naturally
occurs with an associated shrub layer containing box elder, button willow, blackberry,
wild rose, wild grape and coyote bush. This provides necessary shade, keeping water
temperatures low and improving the valuable fish habitat. Riparian plants growing in
the floodplain enhance soil retention and flood flow attenuation. The vegetative buffer
also helps to stabilize riverbanks and maintain water quality by providing a sediment
filtering zone to minimize runoff impurities. This plant community also provides
essential habitat for numerous birds, mammals, amphibians and reptiles.”
Limnanthes bakeri
Navarretia leucocephala bakeriLasthenia burkei
Malacothamnus mendocinensisPleuropogon
hooverianusArctostaphylos stanfordianaGrimmia
torenii
Oncorhynchus mykiss
Rana boyliiTaricha rivularisEmys
marmorataOncorhynchus tshawytscha
Hysterocarpus traskii traskiiLampreta tridenta
Margaritifera falcate
Discussion:(a-d)Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
(e-f)No impact
5. Cultural Resources
CULTURAL RESOURCES
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion(a-d) Less than significant impact.
6. Energy
ENERGY
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion(a-b) Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
7. Geology and Soils
GEOLOGY AND SOILS
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion: (a-f) Less than significant impact.
8. Greenhouse Gas Emissions
GREENHOUSE GAS EMISSIONS
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Thresholds:
Beyond Newhalland 2020
Discussion: (a – b) Less than significant impact.
9. Hazards and Hazardous Materials
HAZARDS AND HAZARDOUS MATERIALS
2019-2027 Housing Element
Final Initial Study and Negative Declaration
HAZARDS AND HAZARDOUS MATERIALS
Significance Criteria:
Environmental Setting:
Discussion:(a-c)Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
(d)No impact.
(e) Less than significant impact.
(f-g)Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
10. Hydrology and Water Quality
HYDROLOGY AND WATER QUALITY
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion:(a-c)Less than significant impact.
(d) No impact.
Less than significant impact
11. Land Use and Planning
LAND USE AND PLANNING
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion: (a–b) Less than significant impact.
12. Mineral Resources
MINERAL RESOURCES
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Significance Criteria:
Environmental Setting:
Discussion:(a-b)No impact.
13. Noise
NOISE
Significance Criteria:
Environmental Setting:
Zoning Districts Time Period Noise Level Standards (dBA)
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Source: Ukiah City Code
Discussion: (a-c) Less than significant impact.
14. Population and Housing
POPULATION AND HOUSING
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion: (a) – (b) Less than significant impact.
15. Public Services
PUBLIC SERVICES
2019-2027 Housing Element
Final Initial Study and Negative Declaration
PUBLIC SERVICES
Significance Criteria:
Environmental Setting:
Discussion:(a)Less than significant impact.
16. Recreation
RECREATION
Significance Criteria:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Environmental Setting:
Discussion: (a) – (b) Less than significant impact.
17. Transportation
TRANSPORTATION.
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion: (a-d) Less than significant impact.
18. Tribal Cultural Resources
TRIBAL CULTURAL RESOURCES.
Significance Criteria:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Environmental Setting:
Discussion: (a) – (b) Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
19. Utilities and Service Systems
UTILITIES AND SERVICE SYSTEMS
Significance Criteria:
Environmental Setting:
Discussion:(a-e) Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
20. Wildfire
WILDFIRE.
Significance Criteria:
Environmental Setting:
Discussion: (a-d) Less than Significant.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
21. Mandatory Findings of Significance
MANDATORY FINDINGS OF SIGNIFICANCE.
Discussion:
(a)Less than significant impact.
(b)Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
(c) Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
VIII. REFERENCES
2019-2027 Housing Element
Initial Study and Negative Declaration
2019-2027 Housing Element
Final Initial Study and Negative Declaration
ATTACHMENT A
2019-2027 DRAFT HOUSING ELEMENT GOALS, POLICIES AND
IMPLEMENTING PROGRAMS
A. Goals, Policies, and Implementing Programs
Conserve, rehabilitate, and improve the existing housing stock to provide
Goal H-1
adequate, safe, sustainable, and decent housing for all Ukiah residents.
Policies to Support Goal H-1
Policy 1-1:
Policy 1-2:
Policy 1-3:
Policy 1-4:
Policy 1-5:
Implementing Programs
Implement a residential rehabilitation program
Continuethe City’s Energy Efficiency Public Benefits Fund and renewable energy
and energy efficiency rebate programs
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Support funding or other applications that would preserve/conserve existing
mobile home parks.
Continue providing informational materials to the public through the Green
Building Information Center and at the public counter
Develop standards and design guidelines for residential development in the
Medium Density Residential (R-2) and High Density Residential (R-3), Community
Commercial (C-1) and Heavy Commercial (C-2) zoning districts.
Develop an At-Risk Units Program.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Tenant Education and Assistance for Tenants of At-Risk Projects.
Expand housing opportunities for all economic segments of the
Goal H-2
community, including special needs populations.
Policies to Support Goal H-2
Policy 2-1:
Policy 2-2:
Policy 2-3:
Policy 2-4:
Policy 2-5:
Policy 2-6:
Implementing Programs
Update the inventory of vacant and underutilized parcels.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Monitor the rate of conversion of primary residences to short-term rental units.
Monitor the conversion of single family residential homes to commercial uses.
Pursue additional funding sources to augment the Ukiah Housing Trust Fund,
creating a permanent source of funding for affordable housing.
Continually engage with a variety of housing developers who specialize in
providing housing to each economic segment of the community.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Amend the zoning code as follows
Emergency Shelters.
Transitional/Supportive Housing.
Single-Room Occupancy Housing.
Manufactured/Factory-Built Homes.
Facilitate the consolidation of smaller, multi-family parcels by providing technical
assistance to property owners and developers in support of lot consolidation.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Ensure capacity of adequate sites for meeting RHNA.
Update C1 and C2 Zones to allow by-right housing development, with objective
design and development standards.
Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14
dwelling units per acre.
Update the C-N Zone to increase residential density and allow similar housing
types as those allowed in R-2.
By-right housing program for select parcels.
Monitor residential capacity (no net loss).
First Time Homebuyer Assistance.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Collaborate with local service providers on addressing homelessness.
Review existing City processes for compliance with AB 2162.
Housing Units Replacement Program.
Homeless Shelter Overlay District Evaluation.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Goal H-3 Remove governmental constraints to infill housing development.
Policies to Support Goal H-3
Policy 3-1:
Policy 3-2:
Policy 3-3:
Implementing Programs
Research, review and amend the development standards in the zoning code for
opportunities to maximize housing development.
Increasing maximum allowable height for new residential buildings.
Increasing density.
Reducing yard setbacks.
Reducing minimum site area.
Upzoning R-1 (Single-family Residential) and R-1-H (Single-family Residential-
Hillside Combining) zoning districts to allow by-right and/or permit other
residential building types and densities.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Develop flexible parking policies for new residential development.
Explore other policies and regulations that facilitate new infill housing
development.
Facilitate improvements to permit processing to streamline housing development.
Continue to apply the CEQA infill exemption to streamline environmental review.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Review Site Development Permit and Use Permit Processes.
Promote well-planned and designed housing opportunities and projects
Goal H-4 for all persons, regardless of race, gender, age, sexual orientation, marital
status, or national origin.
Policies to Support Goal H-4
Policy 4-1:
Policy 4-2:
Implementing Programs
Continue to collaborate with the Ukiah Police Department and property owners
and managers to keep housing safe.
Continue to refer housing discrimination complaints to Legal Services of Northern
California, State Fair Employment and Housing Commission, and the U.S.
Department of Housing and Urban Development (HUD).
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Develop project referral procedural for referral of all proposed General Plan
amendments to the appropriate military office for review and comment.
Goal H-5 Provide support for future housing needs.
Policies to Support Goal H-5
Policy 5-1:
Policy 5-2:
Policy 5-3:
Implementing Programs
Maintain a housing resources webpage.
Complete the update of the 2020 Sphere of Influence, Municipal Service Review,
and Ukiah 2040 General Plan.
5c: Work collaboratively with stakeholder jurisdictions for opportunities to lessen or
remove development constraints, and update the housing plan accordingly.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Housing Element Update
2019-2027
Draft completed July 12, 2019
Adopted: Date TBD
Certified by HCD: Date TBD
Prepared by:
City of Ukiah Community Development Department
300 Seminary Ave. Ukiah, CA 95482
www.cityofukiah.com/community-development
Table of Contents
Section 1: Introduction ........................................................................................................................... 1
A. Purpose ..................................................................................................................................... 1
B. Legal Framework and Statutory Requirements ....................................................................... 1
C. General Plan Consistency ........................................................................................................ 2
D. Public Participation and Community Outreach ........................................................................ 3
Section 2: Housing Needs Assessment ............................................................................................... 5
A. Population Characteristics ........................................................................................................ 6
B. Household Characteristics ...................................................................................................... 11
C. Housing Affordability ............................................................................................................... 13
D. Special Needs Populations ..................................................................................................... 15
E. Housing Stock Characteristics ................................................................................................ 23
F. Assisted Affordable Housing Units ......................................................................................... 28
Section 3: Projected Housing Needs .................................................................................................. 33
A. Regional Housing Needs Allocation ....................................................................................... 33
B. Housing Needs for Extremely Low-Income Households ....................................................... 34
C. Housing Production Since 2014 ............................................................................................. 35
Section 4: Sites Inventory and Analysis.............................................................................................. 36
A. Approved Projects and Entitled Units .............................................................................. 36
B. Vacant and Underutilized Land ....................................................................................... 36
Section 5: Housing Constraints and Opportunities ..................................................................... 59
A. Governmental Constraints ...................................................................................................... 59
B. Non-Governmental Constraints ....................................................................................... 80
C. Environmental Constraints...................................................................................................... 82
D. Military Compatibility ............................................................................................................... 84
E. Opportunities for Energy Conservation .................................................................................. 84
Section 6: Quantified Objectives ....................................................................................................... 86
Section 7: Housing Plan .............................................................................................................. 87
A. Goals, Policies, and Implementing Programs ........................................................................ 87
B. Annual Reporting .................................................................................................................... 99
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List of Tables
Table 2.1 Housing Needs Assessment – At-a-Glance .................................................................. 5
Table 2.2 Population Growth Trends Comparison ........................................................................ 6
Table 2.3 Population Trends Comparisons ................................................................................... 6
Table 2.4 Recent Local Population Trends ................................................................................... 6
Table 2.5 Age Comparisons ......................................................................................................... 7
Table 2.6 Population by Gender Comparison ............................................................................... 7
Table 2.7 Population Distribution by Race .................................................................................... 8
Table 2.8 Change in Employment Comparison .......................................................................... 10
Table 2.9 Household Size by Tenure .......................................................................................... 11
Table 2.10 Household Size Comparison .................................................................................... 11
Table 2.11 2018 State Income Limits ......................................................................................... 12
Table 2.12 Households by Income Category .............................................................................. 12
Table 2.13 Household Income Distribution Comparison ............................................................. 13
Table 2.14 Households Overpayment by Tenure ....................................................................... 14
Table 2.15 Overcrowded Housing Units ..................................................................................... 14
Table 2.16 Senior Households by Tenure .................................................................................. 15
Table 2.17 Disability Status ........................................................................................................ 16
Table 2.18 Household Size by Tenure ........................................................................................ 18
Table 2.19 Single-Parent Households ........................................................................................ 19
Table 2.20 Female-Headed Households .................................................................................... 19
Table 2.21 Farmworkers by Days Worked .................................................................................. 20
Table 2.22 Housing Units by Type .............................................................................................. 24
Table 2.23 Housing Stock Age .................................................................................................. 24
Table 2.24 Housing Stock Conditions ......................................................................................... 25
Table 2.25 Households by Tenure Comparison ......................................................................... 26
Table 2.26 Occupancy Status of Housing Units ......................................................................... 26
Table 2.27 Overall Vacancy by Tenure ....................................................................................... 27
Table 2.28 Changes in Median Home Sales Prices ................................................................... 27
Table 2.29 Changes in Average Monthly Rent Prices ................................................................ 27
Table 2.30 Inventory of Assisted Rental Housing ....................................................................... 29
Table 3.1 Regional Housing Needs Allocation ............................................................................ 33
Table 3.2 Regional Housing Needs Allocation Comparison ....................................................... 33
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Table 3.3 Housing Production ..................................................................................................... 35
Table 4.1 Zoning Districts that Allow Residential Development .................................................. 38
Table 4.2 Airport Compatibility Zone Criteria .............................................................................. 40
Table 4.3 Vacant and Underutilized Inventory ............................................................................ 42
Table 4.4 Summary of Housing Capacity by Income Level ........................................................ 57
Table 5.1 Planning Permit Requirements by Zoning Districts ..................................................... 60
Table 5.2 Residential Zoning Districts and Development Standards .......................................... 61
Table 5.3 Downtown Zoning Code Development Standards Summary ...................................... 63
Table 5.4 1996 Airport Comprehensive Land Use Plan Compatibility Criteria............................ 68
Table 5.5 2018 Planning Permits and Related Services Fees .................................................... 69
Table 5.6 Timelines for Planning Permits ................................................................................... 71
Table 5.7 Densities for Multi-Family Housing Projects ............................................................... 81
Table 6.1 Quantified Objectives, City of Ukiah ........................................................................... 86
Table 6.2 2014-2019 and 2019-2027 Housing Goals Comparison ............................................. 98
List of Figures
Figure 2.1 Housing Stock Age .................................................................................................... 25
Figure 4.1 Map of all Identified Vacant and Underutilized Parcels and Constraints .................. 54
Figure 4.2 Map of Identified Vacant Parcels ............................................................................... 55
Figure 4.3 Map of Identified Underutilized Parcels ..................................................................... 56
Figure 5.1 City of Ukiah Zoning Map .......................................................................................... 64
Figure 5.2 Ukiah Municipal Airport Master Plan Compatibility Zoning Map July 1996 ................ 67
Figure 5.3 Curb, Gutter and Sidewalk Standards ....................................................................... 78
Figure 5.4 City of Ukiah Flood Zone Map ................................................................................... 83
List of Appendices
Appendix A: Community Housing Workshops Summary of Input and List of Stakeholders
Appendix B: Community Housing Satisfaction Survey Results
Appendix C: List of Qualified Entities for Preserving At-Risk Units
Appendix D: 2017 City of Ukiah Housing Strategy
Appendix E: Vacant and Underutilized Inventory and Maps
Appendix F: Safe Neighborhood by Design Standards
Appendix G: Review of 2014-2019 Housing Element Accomplishments
Appendix H: Summary of 2019-2027 Goals, Policies, and Implementing Programs
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SECTION 1: INTRODUCTION
A. Purpose
Ukiah is located in southeast central Mendocino County along the Highway 101 corridor and
near the east/west intersection of Highway 20, two hours north of the Golden Gate Bridge.
Incorporated in 1876, Ukiah is the largest city and county seat in Mendocino County. The City’s
first General Plan was adopted in 1974, and the City is currently in the process of completing a
General Plan Update that will map out the vision for community development through 2040.
The Housing Element, one of the seven State-mandated elements of the General Plan that sets
forth the City’s plan for housing in the community, was last adopted on June 1, 2016 for the
2014-2019 Planning Cycle. The California Department of Housing and Community Development
certified the City’s Housing Element later that same year. In accordance with State Housing
Element Law, this Housing Element has been updated for the 2019-2027 Planning Cycle. To be
responsive to the policy changes at the State level brought about by the 2017 Housing Bills
package and to address the local Ukiah community’s focus on housing, the Housing Element
has undergone substantive changes in format and content. The Element was prepared by the
City of Ukiah Community Development Department, with assistance from the State Department
of Housing and Community Development.
B. Legal Framework and Statutory Requirements
The 2019-2027 Housing Element represents the City of Ukiah’s efforts to fulfill requirements
under the State Housing Element Law and responds to Ukiah’s housing needs by identifying
policies and implementing actions for meeting those needs. State law defines the general topics
that Ukiah’s Housing Element must cover. Specifically, the element must: (1) document housing
related conditions and trends; (2) provide an assessment of housing needs; (3) identify
resources, opportunities and constraints to meeting those needs; and (4) establish policies,
programs and quantified objectives to address housing needs.
State law establishes requirements for all portions of the General Plan. However, for the
Housing Element, the State requirements tend to be more specific and extensive than forother
elements. The purpose of a Housing Element is described in Government Code §65583.
“The housing element shall consist of an identification and analysis of existing
and projected housing needs and a statement of goals, policies, quantified
objectives, financial resources, and scheduled programs for the preservation,
improvement, and development of housing. The housing element shall identify
adequate sites for housing, including rental housing, factory-built housing,
mobilehomes, and emergency shelters, and shall make adequate provision for
the existing and projected needs of all economic segments of the community.”
While jurisdictions must review and revise all elements of their General Plan on a regular basis
to ensure that they remain up to date, State law requires that Housing Elements be reviewed
and updated at least every five years. The process of updating Housing Elements is to be
initiated by the State through the regional housing needs process, as described later in this
document. The regional housing needs process was recently conducted in 2018.
State law is also quite specific in terms of what the Housing Element must contain:
2019-2027 City of Ukiah Housing Element
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1. “An assessment of housing needs and an inventory of resources and constraints
relevant to the meeting of these needs…”
2. “A statement of the community’s goals, quantified objectives, and policies relative to the
maintenance, preservation, improvement, and development of housing…”
3.“A program that sets forth a schedule of actions during the planning period, each with a
timeline for implementation, that may recognize that certain programs are ongoing, such
that there will be beneficial impacts of the programs within the planning period, that the
City of Ukiah is undertaking or intends to undertake to implement the policies and
achieve the goals and objectives of the housing element through the administration of
land use and development controls, the provision of regulatory concessions and
incentives, the utilization of appropriate federal and state financing and subsidy
programs when available…”
4.T he Housing Elementmust: (1) identify adequate sites withappropriate zoning densities
andinfrastructure to accommodate the housing needs for groups of all household
income levels, including adoption of minimum density and development standards and
rezoning of sites; and(2) address and, where appropriate and legally possible, remove
governmental and nongovernmental constraints to the maintenance, improvement, and
development of housing, including housing for all income levels and housing for persons
with disabilities.
5. An assessment of homeless needs and the opportunity for the creation of emergency
shelters and transitional/supportive housing. The opportunity must encourage these
facilities while providing flexibility for existing local strategies and cooperative efforts.
6. An evaluation of Military Compatibility and whether or not the City of Ukiah meets one of
the three criteria that require measures to ensure compatibility.
Per requirements listed in SB 1087, the City of Ukiah will also ensure the adopted Housing
Element is provided to water and sewer providers.
C. General Plan Consistency
California Government Code requires internal consistency among the various elements of the
General Plan. Ukiah’s General Plan was adopted in 1996, and the Circulation Element was
amended in 2004. Upon adoption, the 2019-2027 Housing Element will become part of the
City’s General Plan. City Staff has reviewed the goals and polices of other General Plan
Elements and have not located any inconsistencies. Therefore, the Ukiah General Plan does
not need to be amended based on adoption of the 2019-2027 Housing Element. The City is
currently (2019) in the process of preparing a comprehensive update of its General Plan- the
2040 Ukiah General Plan. Adoption of the 2040 General Plan may necessitate revisions to the
Housing Element to maintain internal consistency, and the City will maintain this consistency as
future General Plan updates are completed.
As housing development projects are proposed and the City undertakes housing activities, the
goals and policies of all General Plan Elements are examined to ensure consistency. In the
event that a proposed project or housing activity is inconsistent with the General Plan, the
2019-2027 City of Ukiah Housing Element
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project applicant or City Staff could initiate an amendment to the General Plan to accommodate
the project or activity. This process involves internal staff review, CEQA compliance, a public
hearing before the Planning Commission, and a public hearing before the City Council.
This Housing Element Update has been guided by the goals and polices of the existing General
Plan. The General Plan includes the following Vision Statements:
“We envision development that provides a mix of housing types and prices.”
“We envision aesthetically designed, affordable housing, planned to encourage walking,
bicycling, and public transit.”
D. Public Participation and Community Outreach
Recognizing the importance of engaging the community in a dialogue about housing- defining
problems and creating solutions- the City deployed a collaborative public participation approach
and extensive outreach effort to help ensure appropriate housing goals and policies were more
efficiently and effectively evaluated, developed, and implemented. The following steps were
taken to engage community members and housing stakeholders in this process:
1. Release of a Community Housing Satisfaction Survey in December 2017 in advance of the
City beginning the update process of the Housing Element. The City received responses
from 385 survey participants.
2. Development of a Housing Element webpage on the Projects page of the City’s website.
The City distributed information and updates on the webpage throughout the development of
the Housing Element: https://www.cityofukiah.com/projects/housing-element-update/.
3. Advertising of two community housing workshops, including email notifications and phone
calls to a list of nearly 100 local stakeholders of developers, lenders, housing advocacy
groups, water and sewer providers, and representatives of local tribes. Both meetings were
advertised for at least two weeks prior to the meeting date and also announced during
televised City Council meetings prior to the two dates. Announcements were also posted on
the City of Ukiah’s Facebook page.
4. Presentations and tables/booths at Hispanic community events and meetings, including
Ukiah Vecinos en Acción,Latinx, and the Mexican Consulate.
5. Development of a press release sent to local media outlets. This press release was picked
up by the primary local newspaper in the region, The Ukiah Daily Journal. A series of news
articles was written by The Ukiah Daily Journal about the updating of the City’s Housing
Element, which helped increase public awareness.
6. Posting of flyers announcing the two workshops in both English and Spanish at lower
income housing developments across the City.
7. Hosting of two Community Housing Workshops:
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Community Housing Workshop #1
The City of Ukiah hosted the first Community Housing Workshop on March 21, 2019, from
5:30 pm to 7:30 pm. Over 100 local stakeholders were invited; approximately 40 people
attended. City staff made a presentation describing the Housing Element Update process
and State requirements, Regional Housing Needs Allocation, and an overview of the
existing (2014-19) Housing Element goals and programs. The existing goals were evaluated
with the public’s input in mind and goals were revised and added based on this input.
Community Housing Workshop #2
The City of Ukiah hosted a second Community
Housing Workshop on April 25, 2019, from 5:30
pm to 7:30 pm. Over 100
stakeholders/residents were again invited,
including additional individuals that had been
asked to be added to the invitation list; 31
attended. City staff made a presentation of key
updated housing and demographic data that had been collected since the first workshop
and included a summary of comments received from the first workshop. Attendees
participated in exercises to arrive at suggested goals and policies and voted for those
policies that were most important to them.
The input received at both workshops is summarized in Appendix A and has been
incorporated into the Housing Element where applicable. Also included in Appendix A is a
list of stakeholders invited to participate in the Housing Element Update process. Appendix
B contains the results of the Community Housing Satisfaction Survey.
2019-2027 City of Ukiah Housing Element
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Adopted ____________, 2019
SECTION 2: HOUSING NEEDS ASSESSMENT
The City of Ukiah strives to achieve a balanced housing stock that meets the needs of all
economic segments of the community. To understand what housing needs exist in Ukiah and
what the City can do to address those needs, a review of the existing housing stock and
housing market must first be completed. This section of the Housing Element discusses the
major components of existing housing needs in the City of Ukiah, including population,
employment, household demographics, and housing stock characteristics.
TABLE 2.1
HOUSING NEEDS ASSESSMENT – AT-A-GLANCE
City Area Size 4.72 square miles
Vacant/Underutilized Land 166 acres (2019) (105 acres in 2016, 108 acres in 2009)
Vacant Residential Units (%) 3.0% (2017)
Occupied Housing Units 93.5% (2017)
Persons Per Household 2.61 (2017)
Median Age 34.8
Sex Percentages Females = 49.9 (7,935) Males = 50.1% (7,982)
Median Income $43,480 (2017)
Senior Citizens (over age 65) 2,229 (2017)
Children Under 5 Years Old 1125 (7.1%) (2017)
Individuals Below Poverty Level 17% (2017) (20% in 2016)
Total Housing Units 6,336 (2017)
Owner-Occupied Housing Units 2,490 (42%) (2017)
Renter-Occupied Housing Units 3,433 (58%)
Median Single Family Home Rental $982 (2017) $949 (2016) $928 (2015)
Median Home Sales Price $357,800 (March 2019)
Extremely Low Income Households 840 (2015)
Mobile Homes 297 (2017)
Homeless Shelter Statistics (2017-2018) An average daily bed count of 44 adults and 9 children
between November and April 2017-2018. 21 people
achieved permanent housing during the same time frame.
Free Meals Served at Plowshares and 61,017 (342 children) in 2018
Meals on Wheels
People who Speak a Language Other 4,349 (29%)
Than English at Home
Average Household Size 2.48 people in 2019 (2.47 in 2010)
Those in the Labor Force 6,708 in 2017 (6,451 in 2016)
Largest Employers Ukiah Valley Medical Center, County of Mendocino,
Costco, Ukiah Unified, Mendocino College
Female Heads of Household 714 in 2017
Unemployment Rate Ukiah: 7.1% (January 2019)
Mendocino County: 5.2% (January 2019)
California: 4.2% (January 2019)
Source:State Department of Finance; Mendocino County Economic/Demographic Profile, CED Chico; Mendocino County
Workforce Investment Board Economic Scorecard
2019-2027 City of Ukiah Housing Element
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Adopted ____________, 2019
A. Population Characteristics
1. Population Growth
According to the California Department of Finance, population of the City of Ukiah in January
2018 was estimated at 16,226 persons. As shown in Table 2.2, the annual growth rate between
1990 and 2018 (current) averaged approximately 0.3%. Between 2000 and 2010, the City
added 545 residents, or 3.7%, to its population. This compares to growth rates of 12.3% for the
State of California, 1.3% for Mendocino County, 6.4% for the City of Fort Bragg, and a loss of
1.3% for the City of Lakeport during the 2000-2010 period (see Table 2.3).
TABLE 2.2
POPULATION GROWTH TRENDS (1990-CURRENT)
% Change Over Average Annual
Year Population Change
PeriodGrowth Rate
1990 14,599
2000 15,497 901 6.2% 0.6%
2010 16,042 575 3.7% 0.4%
Current 16,226 151 1.1% 0.1%
Source: California Department of Finance
TABLE 2.3
POPULATION TRENDS COMPARISONS (2000-2010)
Change
(2000-2010)
Jurisdiction Name 2000 2010
Number %
Mendocino County 58,407 59,171 764 1.3%
6,814 7,251 437 6.4%
City of Fort Bragg
4,820 4,758 -62 -1.3%
City of Lakeport
33,873,086 38,041,430 4,168,344 12.3%
State of California
City of Ukiah 15,497 16,042 545 3.5%
Source: California Department of Finance
Overall, the City of Ukiah’s population has increased moderately over the past nearly 30 years,
with a more accelerated increase in the last four years (see Table 2.4). Projections from the
California State University Chico Center for Economic Development- Mendocino County
Economic/Demographic Profile show this trend continuing.
TABLE 2.4
RECENT LOCAL POPULATION TRENDS (2015-2018)
Change
(2015-18)
Jurisdiction Name 2015 2018
Number %
Mendocino County 59,598 59,985 387 0.1%
City of Fort Bragg 7,377 7,512 135 1.8%
City of Lakeport 5,097 5,134 37 0.1%
City of Ukiah 15,785 16,226 441 2.8%
Source: California Department of Finance
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2. Age Characteristics
Census 2010 indicates that Ukiah’s population has a median age of 35.9, which is over five
years younger than the County at 41.5 (see Table 2.5). Although the median age has increased
slightly over the last 10 years, possibly reflecting an aging population, the majority of the
population, at 52.9%, are in the age ranges of 15 to 54 years. This compares to 49.9% in
Mendocino County.
TABLE 2.5
AGE COMPARISONS (2000-2010)
% Mendocino County
Age Group % Ukiah (2000) % Ukiah (2010)
(2010)
7.0% 7.3% 6.1%
Under 5 Years
14.8% 13.3% 12.1%
5-14 Years
14.3% 13.9% 11.9%
15-24 Years
13.9% 14.4% 12.1%
25-34 Years
14.2% 11.6% 11.7%
35-44 Years
45-54 Years 13.3% 12.9% 14.2%
55-64 Years 8.3% 12.1% 16.4%
65-74 Years 6.0% 6.5% 8.6%
75 and Over 8.2% 8.0% 6.8%
Median Age 35 35.9 41.5
Source: 2000 and 2010 U.S. Census
3. Gender and Race/Ethnicity
The City of Ukiah has a nearly equal gender distribution, with 48% males and 52% females and
similar age distribution of the two sexes. This is similar to the population by gender distribution
in Mendocino County.
TABLE 2.6
POPULATION BY GENDER COMPARISON (2010)
City of Ukiah, California Mendocino County, California
Male7,739 48.1% 43,983 50.1%
Female 8,336 51.9% 43,858 49.9%
Source: 2010 U.S. Census
Between 2000 and 2010, Ukiah became increasingly diverse in its racial and ethnic
composition. This trend follows state and national trends. In Ukiah, the White population still
constituted substantially more than half of the City residents in 2010, but Census 2010 reported
the White population decreased by 7.4% since 2000. The Hispanic population grew 8.4% in the
10-year period, from 19.3% in 2000 to 27.7% in 2010. Of the Hispanic population, 25.3% were
of Mexican ethnicity. Over 20% of Ukiah is either some other race or two or more races.
2019-2027 City of Ukiah Housing Element
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TABLE 2.7
POPULATION DISTRIBUTION BY RACE (2000-2010)
Race Percent (2000) Percent (2010)
79.5 72.1
White
19.3 27.7
Hispanic
1.0 1.1
African American
3.8 3.7
American Indian and Alaska Native
1.7 2.6
Asian
0.1 0.2
Native Hawaiian/Pacific Islander
9.7 14.8
Other
4.3 5.5
Two or More Races
Source: 2000 and 2010 U.S. Census
4. Economic Characteristics
Employment has an important impact on housing needs. Incomes associated with different jobs
and the number of workers in a household often determines the type and size of housing a
household can afford. Typically, employment growth leads to housing demand, while the
reverse is true when employment is reduced.
a. Occupations and employment trends
Ukiah benefits from its location on the Highway 101 corridor, near the Highway 20 east/west
interchange, and its close proximity (60 miles) to Santa Rosa and the Sonoma County wine
region. Ukiah’s economy, although modest in size compared to the Bay Area and other denser
urban regions to the south, is the employment hub of both the Lake and Mendocino County
regions.
Of the U.S. Census Bureau-estimated 6,708 employed Ukiah residents in 2017, the biggest
concentrations in employment sectors were in educational, healthcare, and social assistance
services (24.5%), arts, entertainment, recreation, and accommodation and food services
(13.1%), retail (12.6%), and professional, scientific, management, and administrative and waste
management services (8.4%). Although there were some similar concentrations in employment
sectors to those of Ukiah, Countywide employment numbers differed with concentrations in
professional, scientific, management, and administrative and waste management services
(23.1%), wholesale trade (13.6%), educational, healthcare, and social assistance services
(10.7%), agriculture, forestry, fishing and hunting, and mining (8.0%), and professional,
scientific, management, and administrative and waste management services (8.0%).
The 2007-2009 economic recession coupled with the loss of Redevelopment funding in 2012
produced a negative economic impact from which many small, rural California communities
have not recovered. Regardless, the U.S. Census Bureau estimated an 11% employment rate
increase in Ukiah, while Mendocino County as a whole experienced a 2.9% decrease. During
this period, Ukiah added nearly 700 jobs during this period of otherwise slow economic activity.
Additionally, employment trends show a large concentration of people in educational, food
services, and retail trade within Ukiah. These jobs typically offer a lower wage scale, suggesting
the need for low, moderate, and “middle-income” housing in Ukiah. Household income
2019-2027 City of Ukiah Housing Element
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distributions in Table 2.12 confirmthis conclusion- over 57% of Ukiah households have annual
incomes between $15,000 and $75,000.
b. Unemployment
According to the State Employment Development Department, 7,360 Ukiah residents were in
the labor force as of January 2019, with an unemployment rate of 7.1 percent. The
unemployment rate in Mendocino County is 5.2 percent.
2019-2027 City of Ukiah Housing Element
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10
2017
2009-
PercentChange
Number Percent
2009 2017
165 10.3% 2,356 6.4% -2.3% 385 1.4% 997 2.7% 0.4% 643 8.4% 1,456 3.9% -0.4% 198 20.1% 2,970 8.0% 3% 093 4.3% 4,423 11.9% 1.3% 652 6.8% 2,094 5.6% -0.2%
7,681 10.7% 8,549 23.1% 1.2%
38,188 100% 37,084 100% -2.9%
Number Percent
.2% 3,944 7.9% 2,970 8.0% -1.3% .5% 3,012 2.9% 2,455 6.6% -0.5% .6% 5,198 3.6% 4,785 12.9% -0.9%
2017
2009-
-1.0% 1,090 13.6% 907 2.4% -0.7%
PercentChange
-0.7% 2,606 5.7% 2,449 6.6% 0.7%
TABLE 2.8
Number Percent
CHANGE IN EMPLOYMENT COMPARISONS
2009 2017
ensus Bureau Population Estimates Program
120 2.0% 352 5.2% 3.2% 2,324 5.4% 322 4.8% -0.6% 1,329 5.4% 278 4.1% -1.3% 1,361 6.0% 562 8.4% 2.4% 3,658 10.9% 877 13.1% 2.2% 4,297 4.9% 291 4.3% -0.6% 1,
6,037 100% 6,708 100% 11.1% 1,354 22.4% 1,640 24.5% 3.1%
Number Percent
Ukiah Mendocino County
Civilian employed population 16 years and over Agriculture, forestry, fishing and hunting, and mining Construction 548 9.1% 326 4.9% -4Manufacturing 435 7.2% 451 6.7% -0Wholesale trade
206 3.4% 158 2.4% Retail trade 859 14.2% 843 12.6% -1Transportation and warehousing, and utilities Information 53 0.9% 108 1.6% 0.7% 521 4.3% 673 1.8% -0.4% Finance and insurance, and
real estate and rental and leasing Professional, scientific, and management, and administrative and waste management services Educational services, and healthcare and social assistance
Arts, entertainment, and recreation, and accommodation and food services Other services, except public administration Public administration 493 8.2% 500 7.5%Source: American Community
Survey, C 2019-2027 City of Ukiah Housing Element Adopted ____________, 2019
B. Household Characteristics
1. Household Size
A city’s number of households can increase or decrease even in periods of little to no
population growth, because of adult children leaving at home, divorce, economic conditions,
and through birth and death within the general population. The average number of persons
occupying each household is known as household size and is expressed in terms of the
number of persons per household. Typically, the number of persons per household is
slightly higher in owner occupied households than in renter households. This trend was true
in Ukiah, to a lesser extent than the State, with average number of persons per household at
2.47 in 2000 and 2.48 in 2010 (see Table 2.9).
TABLE 2.9
HOUSEHOLD SIZE BY TENURE
Persons per Household by Tenure
City of Ukiah State of California
Homeowner Renter Average HomeownerRenter Average
Year
2.46 2.47 2.47 2.93 2.79 2.87
2000
2010 2.52 2.46 2.48 2.95 2.83 2.90
Source: 2000 and 2010 U.S. Census
TABLE 2.10
HOUSEHOLD SIZE COMPARISON (2000-2010)
Household Size Number (2000) Number (2010) Percent (2000) Percent (2010)
1 Person 1,927 2,064 32.2 33.5
2 Persons 1,805 1,797 30.2 29.2
3 Persons 946 910 15.8 14.8
4 Persons 693 679 11.6 11.0
5 Persons 331 367 5.5 6.0
6 Persons 156 190 2.6 3.1
7 Persons 127 151 2.1 2.5
Totals 5,985 6,158
Source: 2000 and 2010 U.S. Census
Of the 6,158 households in the City of Ukiah, 3,611 (58.6%) consisted of families, 1,809 (29.4%)
consisted of households with children under 18 living at home; and 2,317 (or 37.6%)
households being headed by married couples. Of the married couple households, 1,012
(16.4%) had children under the age of 18 living at home.
Overall, there were similar numbers in household size between 2000 and 2010 (see Table
2.10). The number of single-person households increased slightly in 2010, as did the number of
5, 6, and 7 person households. This could be due to the economic recession, with more children
living at home in 2010 compared to 2000.
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2. Household Income
Household income is an indication of wealth in a community and therefore directly connected to
the ability of residents to afford housing. As household income increases, a household is more
likely to be a homeowner. As household income decreases, a household is more likely to pay a
disproportionate amount of their income for housing or reside in overcrowded or inadequate
housing.
For planning and funding purposes, the California Department of Housing and Community
Development (HCD) has developed the following income categories based on the Area Median
Income (AMI) of a county or metropolitan area (such as Mendocino County):
Extremely Low Income: households earning up to 30 percent of the AMI
Very Low Income: households earning between 31 and 50 percent of the AMI
Low Income: households earning between 51 percent and 80 percent of the AMI
Moderate Income: households earning between 81 percent and 120 percent of the AMI.
Above Moderate Income: households earning over 120 percent of the AMI.
TABLE 2.11
2018 STATE INCOME LIMITS
IncomeNumber of Persons in Household
Mendocino
Category
1 2 3 4 5 6 7 8
County
Extremely Low
4-Person
13650 16910 21330 27750 30170 34590 39010 42800
(less than 30%)
Area Median
Very Low (31-50%) 22700 25950 29200 32400 35000 37600 40200 42800
Income:
Low (51-80%) 36300 41500 46700 51850 56000 60150 64300 68450
$64,800
Median Income 64800
45350 51850 58300 70000 75150 80350 85550
Moderate (81-120%)
54450 62200 70000 77750 83950 90200 96400 102650
Source: California Department of Housing and Community Development, 2019 Income Limits
Combined, the extremely low, very low, and low income groups are referred to as lower income.
Units affordable to income groups in these categories are typically referred to as “affordable
housing” and often constructed and/or rented with some type of public assistance.
Approximately 48 percent of Ukiah households were in the lower income categories, while 52
percent were in the moderate or above income category (see Table 2.12).
TABLE 2.12
HOUSEHOLDS BY INCOME CATEGORY (2011-2015)
Ukiah Mendocino County
Income Category (% of County AMI)
Households Percent Households Percent
Extremely Low (30% or less) 840 8.9% 4,575 13.4%
Very Low (31-50%) 1,105 18.2% 5,050 14.8%
Low (51-80%) 950 15.7% 6,040 17.8%
Moderate or Above (over 80%) 3,165 52.3% 18,380 54.0%
Totals 6,060 100% 34,015 100%
Source: U.S. Department of Housing and Urban Development, 2011-15 Comprehensive Housing Affordability Strategy (CHAS)
According to the 2013-17 American Community Survey, nearly 8 percent of Ukiah households
had incomes lower than $10,000, while nearly 30 percent had incomes lower than $25,000.
Approximately 26 percent of households had incomes between $25,000 and $49,999, and
about the same percent had incomes between $50,000 and $99,999. Approximately 18 percent
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of households are estimated to have earned $100,000 or more annually in 2013-2017. By
comparison, the County’s income distribution during this time period was relatively the same,
with slightly more households in the income range of $50,000 to $99,999 (see Table 2.13).
TABLE 2.13
HOUSEHOLD INCOME DISTRIBUTION COMPARISON (2017)
Ukiah Mendocino County
Number Percent Number Percent
Total Households 5,923 100% 34,182 100%
Less than $10,000 459 7.7% 2,494 7.3%
$10,000 to $14,999 493 8.3% 2,758 8.1%
$15,000 to $24,999 810 13.7% 4,200 12.3%
$25,000 to $34,999 765 12.9% 4,044 11.8%
$35,000 to $49,999 797 13.5% 4,600 13.5%
$50,000 to $74,999 1,014 17.1% 6,148 18.0%
$75,000 to $99,999 507 8.6% 3,795 11.1%
$100,000 to $149,999 753 12.7% 3,826 11.2%
$150,000 to $199,999 129 2.2% 1,211 3.5%
$200,000 or more 196 3.3% 1,106 3.2%
Source: 2013-2017 American Community Survey, Census Bureau Population Estimates Program
C. Housing Affordability
1. Overpayment (cost burden)
The Department of Housing and Urban Development (HUD) establishes that a household is
“cost-burdened,” i.e. overpaying for housing, if it spends more than 30 percent of gross income
on housing-related costs. For renters, housing-related costs may be the gross rent (contract rent
plus utilities), whereas for a homeowner housing-related costs may include mortgage payment,
utilities, insurance, and real estate taxes. A “severe housing cost burden” occurs when a
household pays more than 50 percent of its income on housing costs. The number of
households overpaying for housing is an important indicator of local housing market conditions
as it reflects the affordability of housing in the community.
Table 2.14 represents overpayment data by income group for Ukiah, derived from the 2011-15
HUD Comprehensive Housing Affordability Strategy (CHAS). Approximately 53 percent of
renters paid more than 30 percent of their income on housing compared to 36 percent of
owners. The households with the highest incidence of cost burden were very low income
renters, of which 79.1% overpaid for housing. Other high incidences of cost burden were found
with low income renters and owners, of which 69.6% and 69.2%, respectively, paid more than
30 percent of their income on housing. Extremely low income households, both renters and
owners, experienced the highest cumulative overall incidence of cost burden (68.8% and
72.7%, respectively) for all income groups.
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TABLE 2.14
HOUSEHOLDS OVERPAYMENT BY TENURE (2011-2015)
Household Income Group Renters Owners Total
Extremely Low (0-30% AMI) 785 55 840
Cost Burden >30% 540 40 580
%Cost Burden >30% 68.8% 72.7% 69.0%
Very Low (31-50% AMI) 980 125 1,105
Cost Burden >30% 775 35 810
%Cost Burden >30% 79.1% 28% 73.3%
Low (51-80% AMI) 625 325 950
Cost Burden >30% 435 225 660
%Cost Burden >30% 69.6% 69.2% 69.5%
Moderate or Above (>80% AMI) 1,175 1,990 3,165
Cost Burden >30% 150 605 755
%Cost Burden >30% 12.8% 30.4% 23.9%
Total 3,565 2,495 6,066
Cost Burden >30% 1,900 905 2,805
%Cost Burden >30% 53.3% 36.3% 46.2%
Source: HUD 2011-15 Comprehensive Housing Affordability Strategy (CHAS)
2. Overcrowding
The Census defines an overcrowded household as one that has more than one person per
room, not including hallways, kitchens, or bathrooms. Severe overcrowding is defined as
households with more than 1.5 persons per room. High prevalence of overcrowding can indicate
a community does not have adequate supply of affordable housing, especially for large families.
Overcrowding also tends to deteriorate existing housing stock. Therefore, maintaining a
reasonable supply of housing and alleviating overcrowding is important for enhancing the quality
of life in Ukiah.
Between 2011 (data from the 2014-19 Housing Element) and 2013-2017, overcrowding in
owner occupied households nearly doubled, from 3.8 percent in 2011 to 6.3 percent in 2013-17
(see Table 2.15). Overcrowding in renter occupied households decreased slightly, from 4.7
percent in 2011 to 2.9 percent in 2013-17. However, the Census documentation may not fully
represent the actual condition in the City, as the City also receives complaints of persons living
in unauthorized rooms/units, such as garages, sheds, and room conversions.
TABLE 2.15
OVERCROWDED HOUSING UNITS
Owner OccupiedRenter OccupiedTotal
Occupants Per Room
HouseholdsPercentHouseholdsPercentHouseholds Percent
2011 American Community Survey
Total overcrowded
102 3.8% 164 4.7% 266 4.3%
(More than 1.0 persons/room)
Severely overcrowded
0 0% 62 1.8% 62 1.0%
(More than 1.5 persons/room
2013-17 American Community Survey
Total overcrowded
158 6.3% 100 2.9% 258 4.4%
(More than 1.0 persons/room)
Severely overcrowded
43 1.7% 48 1.4% 91 1.5%
(More than 1.5 persons/room
Source: U.S. Census Bureau, 2011 and 2013-2017 American Community Survey
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D. Special Needs Populations
Certain segments of the population may have more difficulty in finding decent, safe, affordable
housing due to their special needs. State law requires an analysis of the special housing needs
of seniors, disabled persons (including persons with developmental disabilities), large families,
female-headed households, farmworkers, and people experiencing homelessness.
The following sections provide a detailed discussion of the housing needs facing each particular
special needs population, as well as resources available to address their housing needs.
1. Seniors
Senior-headed households face a unique set of circumstances that affect their needs for
housing, primarily due to physical disabilities and limitations; fixed, limited incomes; and health
care costs. Many seniors may also rely on public transportation, especially those with
disabilities.
Table 2.16 shows senior households by tenure in Ukiah, compared to Mendocino County.
Although there are more total renters than owners in Ukiah, 58 percent compared to 42 percent,
respectively, the reverse is true for senior-headed households- at 42.7 percent renters
compared to 57.3 percent owners. There are significantly more seniors who are owners in
Mendocino County compared to Ukiah, at 77 percent and 57.3 percent, respectively.
TABLE 2.16
SENIOR HOUSEHOLDS BY TENURE
Total Population Senior-headed Households
Percent Percent Percent Percent
Owner Renter Owner Renter
Ukiah 42.0% 58.0% 57.3% 42.7%
Mendocino County 59.2% 40.8% 77.0% 23.0%
Source: 2013-17 U.S. Census Bureau, American Community Survey
Resources
The following are affordable senior apartments located in Ukiah:
Sun House Senior Apartments, 431 S. Main Street – 42 Units
Creekside Village, 751 Waugh Lane – 39 Units
Jack Simpson School View Apartments, 1051 N. Bush Street – 30 Units
North Pine Street Apartments, 148 Gibson Street – 10 Units
Walnut Village, 1240 N. Pine Street – 47 Units
Additional resources for seniors include the following:
Ukiah Senior Center – transportation services, senior peer counseling, workshops and
support groups, assistance with tax preparation, lunch and dinner services.
Multipurpose Senior Services Program – housing assistance, personal care assistance,
social services, supportive services and nutrition assistance.
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Ukiah Indian Senior Center – meals on wheels, transportation for medical appointments,
congregate dining and nutrition assistance.
Mendocino County Adult & Aging Services – adult protective services, in-home support
services and veterans services.
Area Agency on Aging – plans, coordinates and implements community-based support
programs for seniors and their caregivers.
City of Ukiah City Assistance for Relief through Energy Support (C.A.R.E.S.) – an
extension of a program offered by the Salvation Army, C.A.R.E.S. provides financial
assistance for electric utility bills to income eligible households.
2. Persons with Disabilities
A disability is a physical or mental impairment that substantially limits one or more major life
activity. Persons with disabilities often require affordable housing located near shopping,
services, and public transit. The living arrangements for persons with disabilities depend on the
severity of the disability. Many disabled persons live at home in an independent environment
with the help of other family members or assisted care services. Other disabled persons may
require assisted living and supportive services in special care facilities.
The majority of persons with disabilities live on an income that is significantly lower than the
non-disabled population. The Task Force on Family Diversity estimates that at least one-third of
all persons with disabilities in the United States lives in poverty. Persons with disabilities have
the highest rate of unemployment relative to other groups. For most, their only source of income
is a small fixed pension afforded by Social Security Disability Insurance (SDI), Social Security
Insurance (SSI), or Social Security Old Age and Survivor's Insurance (SSA), which will not
adequately cover the cost of rent and living expenses even when shared with a roommate. In
addition, persons with disabilities often experience discrimination in hiring and training. When
they find work, it tends to be unstable and at low wages.
According to the 2017 American Community Survey, an estimated 14 percent of Ukiah residents
(2,249 persons) have one or more disabilities. Among the disabilities tallied, ambulatory and
independent living difficulties were most prevalent. Among the elderly population, ambulatory
and hearing difficulties were most prevalent (see Table 2.17).
TABLE 2.17
DISABILITY STATUS (2013-2017)
% of Disabilities Tallied
Age 5-17 Age 18-64 Age 65+ Total
With a hearing difficulty 0.5% 1.5% 21.6% 23.6%
With a vision difficulty 0.0% 0.8% 5.6% 6.4%
With a cognitive difficulty -- 4.4% 12.1% 16.5%
With an ambulatory difficulty -- 7.3% 24.2% 31.5%
With a self-care difficulty -- 2.8% 9.7% 12.5%
With an independent living difficulty -- 6.3% 18.0% 24.3%
Total disabled persons 14 2,209 1,943 4,166
Source: 2013-2017 American Community Survey
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Developmental Disabilities
Chapter 507, Statutes of 2010 (SB 812), which took effect January 2011, amended state
housing element law to require the analysis of people with disabilities to include an evaluation of
the special housing needs of persons with developmental disabilities. A "developmental
disability" is defined as a disability that originates before an individual becomes 18 years old;
continues, or can be expected to continue, indefinitely; and constitutes a substantial disability for
that individual. This includes intellectual disability, cerebral palsy, epilepsy, and autism.
According to a Consumer Count completed by the California Department of Developmental
Services in March 2019, there were a total of 466 persons in Ukiah with a developmental
disability- 206 persons between the ages of 0 to 17 and 260 persons over the age of 18.
Resources
The City makes rehabilitation funds available to income qualified households for accessibility
improvements. The Housing Rehabilitation Program, funded by both State Community
Development Block Grant (CDBG) and Home Investment Partnerships Program (HOME) funds,
has been designed in part to address these needs by providing affordable loans to assist
disabled renters and owners improve their units with accessibility features.
Regarding new affordable housing construction activities, in 2017, the City created a Housing
Trust Fund- the Ukiah Housing Trust Fund- and in 2018, released a $500,000 Notice of Funding
Availability (NOFA). The City intends to utilize funds in the Ukiah Housing Trust Fund to assist in
the development of housing for lower income and special needs residents.
The City also regularly supports funding applications to HOME and other federal and state
funding programs, and in 2018 was awarded $5.1 million in HOME funds for the development of
Ukiah Senior Apartments, a new 31-unit affordable senior housing apartment complex. The
construction of this complex is anticipated to start in 2019-2020.
A list of organizations with specific services to support persons with disabilities includes, but
may not be limited to, the following:
Redwood Coast Regional Center- prenatal diagnostic services, early intervention
supports and services, lifelong individualized planning and service coordination,
employment and day services, family support and residential care.
Manzanita Services- peer counseling, care management, life skills and SSI advocacy.
Redwood Community Services – adult behavioral health therapy, specialty mental
health, whole person care and therapeutic behavioral services.
Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose
an affirmative duty on local governments to make reasonable accommodations (i.e.,
modifications or exceptions) in their zoning and other land-use regulations when such
accommodations may be necessary to afford disabled persons an equal opportunity to use and
enjoy a dwelling. For example, it may be a reasonable accommodation to allow covered ramps
in the setbacks of properties that have already been developed to accommodate residents with
mobility impairments. The City allows homeowners to build ramps into single-family dwellings to
allow first floor access for physically disabled residents. Such ramps or guardrails are permitted
to intrude into the standard setbacks required under zoning, and are subject only to a building
permit. This provision eliminates the need to obtain a zoning variance.
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Efforts to Remove Regulatory Constraints for Persons with Disabilities
The State has removed any City discretion for review of small group homes for persons with
disabilities (six or fewer residents). The City does not impose additional zoning, building code,
or permitting procedures other than those allowed by State law. There are no City initiated
constraints on housing for persons with disabilities caused or controlled by the City. The City
does not have siting requirements between group homes, defined in the City’s Zoning Code as
Community Care Facilities.
Zoning and Other Land Use Regulations
As part of this Housing Element Update, the City conducted a comprehensive review of its
zoning laws, policies and practices for compliance with fair housing laws. The City has not
identified any zoning or other land-use regulatory practices that could discriminate against
persons with disabilities and impede the availability of such housing for these individuals.
The City of Ukiah defines “family” as an individual, or two (2) or more persons living together as
a single household within a dwelling unit.
3. Large Households
Large family households are defined by the U.S. Census Bureau as households containing five
or more persons. Due to the limited supply of adequately sized units to accommodate large
family households, large families face an above-average level of difficulty in locating
adequately-sized, affordable housing. Even when larger units are available, the cost is generally
higher than that of smaller units. The lack of supply, compounded with the low-incomes of larger
families, results in many large families living in overcrowded conditions.
According to the 2012-2016 American Community Survey, of the 2,252 householders living
alone, 64.7 percent were renters and 35.3 percent were owners. At 53.1 percent, renters also
comprised a higher number of large households, compared to 46.9 percent of owners with large
household sizes.
TABLE 2.18
HOUSEHOLD SIZE BY TENURE (2016)
Total Owner OccupiedTotal Renter OccupiedTotals
Household Size
NumberPercentNumberPercentNumber Percent
Householder living alone 796 35.3% 1,456 64.7% 2,252 100%
2-4 persons 1,565 55.6% 1,252 44.4% 2,817 100%
Large households (5+ persons) 281 46.9% 318 53.1% 599 100%
Source: 2012-2016 American Community Survey
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Resources
Low and moderate income large households can benefit from many of the same programs
(outlined in this section under other special needs groups) that benefit other special needs
households. The City uses CDBG, HOME, and Ukiah Housing Trust Funds to assist in the
construction of family housing and provide first-time homebuyer assistance to qualified families.
4. Single-Parent households
Single-parent households, particularly female-headed families with children, often require
special consideration and assistance because of their greater need for affordable housing and
accessible day care, health care, and other supportive services. These households often have
less income compared to two-parent households.
According to the 2010 U.S. Census, an estimated 21 percent of Ukiah households were headed
by single parents (Table 2.19). Per the 2012-2016 American Community Survey (Table 2.20),
households headed by women with children comprised approximately 19 percent (661
households) of all households in Ukiah and households headed by women without children
comprised 5.3 percent (179 households). Out of the 31% of Ukiah households living below the
poverty line, 11% were female-headed households.
TABLE 2.19
SINGLE-PARENT HOUSEHOLDS (2010)
Single-PercentPercent Single-
Total
ParentTotal Parent
Households
Households Households Households
Ukiah 6,158 1,294 21.0% 44.4%
Mendocino
34,945 6,135 17.6% 37.4%
County
Fort Bragg 2,863 537 18.8% 45.4%
Willits 1,914 463 24.2% 41.9%
Source: 2010 U.S. Census
TABLE 2.20
FEMALE-HEADED HOUSEHOLDS (2016)
Female-headed Female-headed Female-headed Total Families
Households with Households Households under under the Poverty
Children without Children the Poverty Level Level
Number Percent Number Percent Number Percent Number Percent
Ukiah 661 19.4% 179 5.3% 386 11.0% 1,062 31.0%
Mendocino County 1,398 9.9% 863 6.1% 791 6.0% 2,573 18.0%
Fort Bragg 240 15.6% 115 7.5% 153 10.0% 419 27.0%
Willits 250 22.89% 110 10.1% 116 11.0% 365 33.0%
Source: 2012-2016 American Community Survey
Resources
The City has provided first time homebuyer loans to single-parent households in the past
through CDBG and HOME-funded programs. Additionally, several local organizations provide
social services to assist female-headed households and other special needs households:
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Redwood Community Services (Family Strengthening Services Program and Crisis Line)
FIRST 5 Mendocino Family Resource Services
Pinoleville Native American Head Start & Early Head Start
North Coast Opportunities Head Start Child Development Program
Mendocino County Department of Social Services
5. Farmworkers
Ukiah is located in the most urbanized portion of Mendocino County paralleling the Highway 101
corridor. There are no working farms within the City limits, but there are working orchards and
vineyards adjacent to the City, particularly to the east along the Russian River.
TheAssessment of the Demand for Farm Worker Housing and Transportation in Mendocino
County prepared in 2008 by the California Institute for Rural Studies found that in 2006, there
were 4,163 farm workers in Mendocino County. Of those, 1,416 worked in Mendocino County
for seven months or more, 673 worked in Mendocino County for 3 to 6 months, and 2,074
worked in Mendocino County for less than three months. The Assessment found that the
majority of farm workers Mendocino Countywide lived in single family residences, rented
individual rooms in single family residences, and lived in labor camps, apartments or trailers.
The Assessment also found that 47 percent of farm workers lived in the Ukiah Valley.
The U.S. Department of Agriculture (USDA) completed an Agricultural Census in 2012. The
number of farmworkers had increased to 5,314 since the 2006 Study by the California Institute
for Rural Studies. The USDA Census also reported 498 total farms in Mendocino County. There
were 376 permanent farmworker employees living in 21 permanent employee housing facilities,
and 183 seasonal farmworker employees living in a total of 8 seasonal employee housing
facilities in Mendocino County. 559 total employees lived in a total of 29 employee housing
facilities. Additional information regarding farmworkers is contained in Table 2.20.
TABLE 2.21
FARMWORKERS BY DAYS WORKED (MENDOCINO COUNTY)
150 Days or More
Farms252
Workers1,442
Farms with 10 or More
Workers
Farms44
Workers929
Fewer than 150 Days
Farms407
Workers3,872
Based on this information, it is concluded that the majority of farm workers who live within the
City limits live in single family homes, apartments, or mobile homes/trailers.
According to the 2009-2017 ACS, 352 persons, or 5.2 percent of the City’s labor force, were
employed in the agriculture, forestry, fishing, hunting, and mining industry (see Table 2.8).
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Resources
State Public Health and Safety Code Section 17021.5 requires employee housing with
accommodations for six or fewer employees be allowed by right and treated as a single family
residence rather than a dormitory, boarding house, hotel or other similar term implying that the
employee housing is a business run for profit.
The City zoning ordinance allows single family residences by right in the R-1 (Single Family
Residential) zoning district. The R-1 zoning district does not limit the number of persons living in
a residence, or preclude a group of employees, students, or other non-related persons from
occupying the residence. In both the R-2 (Medium Density Residential) and R-3 (High Density
Residential) zoning districts, single family dwellings, duplexes, condominiums, apartment
houses, and room and board residences are allowed by right without the requirement for a use
permit.
Additionally, single family residences and accessory (second) dwelling units are allowed by right
in the C-N (Neighborhood Commercial) zoning district, and condominiums and accessory
dwelling units (ADUs) are allowed by right in the C-1 (Community Commercial) zoning district.
ADUs are also allowed by right in the C-2 (Heavy Commercial) zoning district.
The City zoning ordinance also contains an Agriculture Exclusive (A-E) zoning district. While no
land within the City is zoned A-E, the regulations allow by-right “one family dwellings, trailers
and accessory buildings, and farm buildings of all kinds…” Nothing in the statutes limits the
number of dwelling units or how many persons can occupy the units. This includes bunkhouses
of 36 beds or less and up to 12 units of farmworker housing in all zones that allow agricultural
uses in the same manner other agricultural uses are allowed, as defined in Health and Safety
Code 17021.6.
Because of the flexibility inherent throughout the City’s zoning code related to housing for
farmworkers and the relatively small size of the City’s farmworker population, the housing needs
of this group are addressed through its standard affordable housing strategies.
6. Homeless
“Homelessness” as defined by the U.S. Department of Housing and Urban Development
(HUD), describes homeless individuals (not imprisoned or otherwise detained) who:
Lack a fixed, regular, and adequate nighttime residence and includes a subset for an
individual who resided in an emergency shelter or a place not meant for human
habitation and who is exiting an institution where he or she temporarily resided;
Will imminently lose their primary nighttime residence;
Are unaccompanied youth and families with children and youth who are defined as
homeless under other federal statutes who do not otherwise qualify as homeless under
this definition; and
Are fleeing, or are attempting to flee, domestic violence, dating violence, sexual assault,
stalking, or other dangerous or life-threatening conditions that relate to violence against
the individual or a family member.
In 2018, the County of Mendocino contracted with Robert Marbut, Ph.D. to produce a report on
homelessness in Mendocino County. Titled “Homelessness Needs Assessment and Action
Steps for Mendocino County,” the report presented observations and findings, and
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recommended a series of action steps for addressing homeless issues Countywide. Both the
Mendocino County Board of Supervisors and Ukiah City Council adopted the report, but most of
the recommendations were primarily applicable to the County because the County is the
jurisdiction that facilitates and oversees the existing services to address homelessness.
The 2018 Homelessness Needs Assessment completed by Dr. Marbut counted between 172
and 188 individuals experiencing homelessness in Ukiah.
Previously, the 2017 Mendocino County Point-in-Time (PIT) Count reported a total of 1,238
homeless individuals in Mendocino County. This consisted of 113 individuals in an emergency
shelter, 47 in transitional housing, and 1,078 who were unsheltered. Of these homeless
individuals, the PIT count reported 824, or 67 percent, were male and 1,026, or 83 percent,
were white. The PIT Count did not separate by location in their totals.
Resources
The County of Mendocino has primary responsibility for providing regional homeless services.
Ukiah is part of the Mendocino County Homeless Services Continuum of Care (MCHSCoC)
system that provides services for the homeless and is comprised of local government
jurisdictions and government agencies, nonprofit service and housing providers, and
organizations from the faith community.
Additional resources consist of emergency day and overnight shelters, transitional housing,
emergency and supportive services, hotel vouchers, and other voucher assistance programs.
Below is a list of homeless supportive services in Ukiah.
Emergency Shelters
Emergency shelters offer temporary overnight sleeping accommodations for generally up to 30
days. Currently, one emergency shelter is operating in the City of Ukiah- the Homeless Services
Community Center operated by Redwood Community Services. This facility provides overnight
shelter for up to 60 individuals for a six-month period during the winter (November through
April). The Homeless Services Community Center has also been approved for a Day Resource
Center, which will provide social services and case management for homeless persons. The
Day Resource Center is currently under construction.
Transitional Housing
Transitional housing is designed to be a bridge between shelter and permanent housing,
providing housing for homeless persons for six months to two years. Transitional housing also
typically integrates other “wrap-around” social services and counseling programs to assist in the
homeless individual’s transition to self-sufficiency. Transitional shelters offer housing, case
management, and support services. A list of local transitional housing resources includes:
The Ford Street Project, Family Transitional Housing Program – serves up to six families
with children under the age of 18; room and board is included in the program fees, which
are paid for by the families.
The Ford Street Project, Unity Village – 12 two-bedroom units for families with children
under the age of 18.
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A program has been added to review and amend the zoning code to allow both supportive and
transitional housing in all residential zones pursuant to SB 2.
Homeless Shelter Overlay District
On September 2, 2015 the City Council adopted a homeless shelter overlay district, in
accordance with the provisions of SB 2. The area of the overlay was preferred given its
proximity to an emergency shelter that had ceased operations in 2012, during the previous
Housing Element planning period.
Analysis of Capacity and Suitability of Overlay to Accommodate Homeless Population
Encompassing ±13.73 acres, the homeless shelter overlay district allows homeless shelters by
right (without the requirement of a conditional use permit). There are nine separate parcels
within the overlay district, all within the Heavy Commercial and Manufacturing zoning districts.
None of the parcels are vacant, nor were they vacant at the time of adoption of the overlay
district in 2015, but there is a large portion (±1 acre) of one parcel that has an open field.
Improvements on the parcels include 6,000-23,000 square foot warehouses, single family
residences, garages, barns, and a church. One of the parcels is currently the site of a residential
1
substance use disorder recovery treatment center. There are no active industrial uses or known
environmental contamination, hazardous gases, air pollution, etc. The overlay zone has good
proximity to public transit, located a quarter mile from one bus stop and a half mile from a
second bus stop. The overlay zone is located approximately one mile from an existing job
center and other public and private services. These services are accessible via public transit.
Conversion of the warehouses into homeless facilities is possible within the overlay district.
Utilizing the existing homeless facility on South State Street as a measure of realistic capacity
for homeless shelters in the overlay district, the existing overlay district can accommodate 457
beds for homeless persons. However, given existing constraints within the district, the overlay
district should be further evaluated to ensure its continued suitability. A program has been
added to re-evaluate the Homeless Shelter Overlay District for possible amendment and
consideration of options to maintain compliance with SB 2.
Homeless facilities are also permitted in other zoning districts, upon approval of a use permit
from the Ukiah Planning Commission, including: C-N (Neighborhood Commercial), C-1
(Community Commercial), C-2 (Heavy Commercial), PF (Public Facilities), M (Manufacturing),
R-1 (Single-Family Residential), R-2 (Medium Density Residential), and R-3 (High Density
Residential).
E. Housing Stock Characteristics
The characteristics of the housing stock, including type, age, condition, availability, tenure, and
affordability are important in determining the housing needs for the community. This section
explores each of those sections and analyzes if the current housing supply meets the needs of
existing and future residents of Ukiah.
1. Housing Type
1
These centers may still be referred to as drug abuse centers. The US Department of Health and Human Services,
Substance Abuse and Mental Health Services Administration now refers to drug abuse as “Substance Use Disorder”.
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2019-2027 City of Ukiah Housing Element
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California Department of Finance housing estimates in January 2018 show the majority (55
percent) of the City’s housing stock is comprised of single family detached homes. The second
most common type of housing was multi-family (19 percent). Between 2010 and 2018, there
continued to be very few 2-4 unit complexes or mobile homes.
It should be noted that these numbers do not reflect results from the City’s adoption of a new
accessory dwelling unit ordinance in late 2017, nor do they reflect the City’s deployment of
various initiatives related to a 2017 Housing Strategy.
TABLE 2.22
HOUSING UNITS BY TYPE
2010 2018
Type of Housing
Number Percent Number Percent
Single Family Detached 3,596 55% 3,600 55%
Single Family Attached 412 6% 412 6%
Two to Four Attached 839 13% 841 13%
Five plus Attached
1,237 19% 1,279 19%
(Multi-Family)
Mobile Home 439 7% 440 7%
Totals 6,523 100% 6,572 100%
Source: 2010 and 2018 California Department of Finance Population and Housing Estimates
2. Housing Stock Age and Condition
If not properly and regularly maintained, housing can deteriorate neighborhood housing
conditions, decreasing property values and impacting neighborhood pride and quality of life.
Typically, housing over 30 years of age is more likely to have needs for rehabilitation.
A Housing Conditions Survey completed by the City of Ukiah in 2008 revealed that 77 percent
of the local housing stock was more than 25 years old. As depicted in Table 2.21, Ukiah’s
housing stock has further aged. Over 90 percent of all housing stock in the City of Ukiah was
built in 1989 or earlier and is over 25 years of age. Only 3.3 percent of housing stock is newer
(built in the year 2000 or later), and until quite recently very few new housing units were
constructed.
TABLE 2.23
HOUSING STOCK AGE
Year Built Number of Units Percent
2010 and later 17 0.3%
2000 to 2009 191 3.0%
1990 to 1999 357 5.6%
1980 to 1989 1,346 21.2%
1970 to 1979 1,318 20.8%
1960 to 1969 675 10.7%
1950 to 1959 1,081 17.1%
1940 to 1949 700 11.0%
1939 or earlier 651 10.3%
Total units 6,336 100%
Source: 2013-17 American Community Survey, 5-Year Estimates
Please note: housing units were produced in 2010 and later that are not recorded on
the above Table or below Figure. Data is used only from ACS for consistency purposes.
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FIGURE 2.1
HOUSING STOCK AGE DISTRIBUTION (2013-2017)
Since the City has not completed a housing conditions survey since 2008, data was utilized
from the 2008 Survey and cross-referenced with current local conditions observed by City of
Ukiah Building Division staff and updated data within this Housing Element. Table 2.23 provides
an estimate of current housing stock conditions. A program has been added for the City to
complete a new housing conditions survey within the next Housing Element planning cycle.
TABLE 2.24
HOUSING STOCK CONDITIONS
Housing TypeSoundMinorModerateSubstantialDilapidatedTotal
Single2,5289395103504,012
Mobile
2771035640440
Duplex53019710770841
Multifamily8062991621201,279
Total4,1411,5388355806,572
Percent63.023.412.70.90.0100.0
Sources: 2008 City of Ukiah Housing Conditions Survey, 2018 California Dept. of Finance, 2019 City staff survey
The City of Ukiah Building Division operates a building code enforcement program in an effort to
improve overall housing conditions in the community. Enforcement violations are investigated as
complaints are received from residents. The City also provides housing rehabilitation assistance
to lower income residents through the City’s CDBG and HOME programs, as funding becomes
available.
3. Housing Tenure and Availability
Housing tenure and vacancy rates are important indicators of the supply and cost of housing.
Housing tenure refers to whether a unit is owned or rented.
a. Housing Tenure
In 2000, there was close to an even distribution of owner-occupied and renter-occupied units in
Ukiah, at 48.4 percent and 51.6 percent, respectively. By 2010, this trend had begun to shift,
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and Ukiah was a majority renter-occupied community (over 56 percent). Throughout this same
period, Mendocino County was predominantly owner-occupied.
TABLE 2.25
HOUSEHOLDS BY TENURE COMPARISON (2010 – 2016)
2010 2016
Number Percent Number Percent
Ukiah
Owner-occupied 2,673 43.4% 2,642 43.1%
Renter-occupied 3,485 56.6% 3,492 56.9%
Mendocino County
Owner-occupied 20,601 59.0% 19,764 57.1%
Renter-occupied 14,344 41.0% 14,830 42.9%
Source: 2010 U.S. Census, 2012-2016 American Community Survey
b. Vacancy Rates
Vacancy rates are an important indicator of the adequacy of housing supply for all economic
segments of the community. High vacancy rates usually indicate low demand, and low vacancy
rates can indicate high demand and/or inadequacy of supply. Generally, a “healthy” vacancy
rate for the single-family housing market is considered as two to three percent; and between
seven and eight percent is considered sufficient for the multi-family housing market.
According to the 2010 Census, the overall vacancy rate in Ukiah was 5.3 percent, including
units vacant for seasonal or occasional use, rented and sold units that were vacant at the time
of the Census, and other unclassified vacant units (see Tables 2.25 and 2.26).
Additional vacancy data was obtained from the 2013-2017 American Community Survey, to
demonstrate the vacancy rate over the last approximately 17 years. Vacancy rates in 2010
increased by nearly 100 percent compared to 2000, and this was likely due to the slumping
economy at that time. As the economy has recovered, the vacancy rates have again
approached 2000 levels (see Table 2.26).
TABLE 2.26
OCCUPANCY STATUS OF HOUSING UNITS
2000 2010
For rent 54 136
For sale only 24 73
Rented or sold, not occupied 16 20
For seasonal, recreational, or occasional use 12 25
For Migratory Workers 0 0
All Other Vacant 46 76
Total 152 330
Source: 2000 and 2010 U.S. Census
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TABLE 2.27
OVERALL VACANCY BY TENURE
Year Built 2000 2010 2017
Rental vacancy rate 1.7% 3.7% 2.8%
Owner vacancy rate 0.8% 2.6% 0.2%
Overall vacancy rate 2.5% 5.3% 3.0%
Source: 2000 and 2010 U.S. Census, 2013-2017 American Community Survey
Understanding that Ukiah has low rental and owner vacancy rates seems to be a sentiment
shared by the community. In 2018, a community housing survey was completed by the City.
Over 70 percent of survey respondents listed the number one issue or barrier with obtaining
suitable housing for their households as “home/rent prices” (54.9 percent) or “lack of available
housing inventory” (17 percent). Similar comments were received at both housing workshops
the City hosted to discuss and gather public input and ideas on the Housing Element Update. A
copy of the full results of the survey is contained in Appendix B.
The City has added an implementation program to address housing production overall.
4. Housing Costs and Affordability
Median home prices in Ukiah and Mendocino County have been steadily increasing since the
economic recovery. With the exception of 1-bedroom units, rental prices have also increased.
TABLE 2.28
CHANGES IN MEDIAN HOME SALES PRICES
2017 Median 2018 Median Percent Change in
Jurisdiction
Sale Price Sale Price Median Sale Price
Ukiah $329,500 $350,350 6%
Mendocino County $340,850 $358,800 5%
Source: Zillow.com
TABLE 2.29
CHANGES IN AVERAGE MONTHLY RENT PRICES
City Unit Type 2015 2016 2017
Studio $963 $967 -
1 Bedroom $702 $640 $691
Ukiah
2 Bedroom $968 $973 $1,016
3 Bedroom $1,200 $1,268 $1,334
Studio - - -
1 Bedroom $538 $615 $673
Fort Bragg
2 Bedroom $1,089 $1,071 $1,098
3 Bedroom $1,766 $1,698 $1,688
Source: 2013-2017 American Community Survey
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F. Assisted Affordable Housing Units
Assisted housing developments, or “at-risk units,” are defined as multifamily rental housing
developments that receive government assistance under Federal, State, and/or local programs,
and which are eligible to convert to market-rate due to termination (opt-out) of a rent subsidy
contract, mortgage prepayment, affordability covenant, or other expiring use restrictions within
10 years of the beginning of the housing element planning period. The next “at-risk” housing
analysis period is 2019-2029.
State Government Code §65863.10 requires that owners of Federally-assisted properties
provide notices of intent to convert their properties to market-rate 12 months prior and again at
six months prior to the expiration of their contract, opt-outs, or prepayment. Owners must
provide notices of intent to public agencies, including HCD and the local public housing
authority, as well as to all impacted tenant households. There are three general cases that can
result in the conversion of publicly assisted units:
1. Prepayment of HUD Mortgages: Section 221(d)(3). Section 202 and Section 236: A
Section 221(d)(3) is a privately owned project where the U. S. Department of Housing
and Urban Development (HUD) provides either below market rate loans or a subsidy to
the tenants. With Section 226 assistance, HUD provides financing to the owner to
reduce the costs for tenants by paying most of the interest on a market rate mortgage.
Additional rental subsidy may be provided to the tenant. Section 202 assistance provides
a direct loan to non-profit organizations for project development and rent subsidy for low
income tenants. Section 202 provides assistance for the development of units for
physically handicapped, developmentally disabled, and chronically mentally ill residents.
2. Opt-outs and expirations of project based Section 8 contracts: Section 8 Project Based
Vouchers (Sec. 8) is a federally funded program that provides subsidies to the owner of
a pre-qualified project for the difference between the tenant’s ability to pay and the
contract rent. Opt-outs occur when the owner of the project decides to opt-out of the
contract with HUD be pre-paying the remainder of the mortgage. Usually, the likelihood
of opt-outs increases as the market rents exceed contract rents.
3.Other: Expiration of the low income use period of various financing sources, such as the
Low-Income Housing Tax Credit (LIHTC), bond financing, density bonuses, California
Housing Finance Agency (CFHA), Federal Home Loan Bank of San Francisco
Affordable Housing Program (AHP), Veterans Assistance Supportive Housing (VASH)
United States Department of Agriculture (USDA), Community Development Block Grants
(CDBG) and Home Investment Partnerships Program (HOME) funds. Generally, bond-
financed properties expire according to a qualified project period or when the bonds
mature. Former properties funded with Redevelopment Agency funds generally require a
minimum affordability term of 30 years.
There are a range of publicly assisted rental housing affordable to lower and moderate income
households in Ukiah. Table 2.27 provides a summary listing of affordable projects in the City.
Overall, 52 projects totaling 537 rental housing units in the City include affordable units. 534
units are set aside specifically for lower and moderate income households.
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TABLE 2.30
INVENTORY OF ASSISTED RENTAL HOUSING
# of
Project Name and TotalAssisted FundingEarliest Date
Units at
Address Units Units Source(s) of Conversion
Risk
Duane Hill Terrace
32 32 CTCAC, HOME 2067 0
600 N Orchard Avenue
McCarty Manor USDA/RD, Sec. 8,
40 40 2068 0
741 Waugh Lane LIHTC
Orchard Manor USDA/RD, Sec. 8,
64 63 Perpetuity 0
610 Orchard Avenue LIHTC
Orchard Village USDA/RD, Sec. 8,
48 47 Perpetuity 0
548 Ford Street LIHTC
Creekside Village
44 44 Sec. 8 2027 44
751 Waugh Lane
Jack Simpson
30 30 Sec. 8 Perpetuity 0
1051 North Bush Street
North Pine Street
10 10 Sec. 8 Perpetuity 0
148 Gibson Street
Walnut Village
48 48 Sec. 8 2027 48
1240 North Pine Street
Gibson Court
17 17 Sec. 8, HOME 2031 0
148 Gibson Court
Garden Court
10 10 HOME 2026 10
875 S Orchard Avenue
Willow Terrace
38 38 LIHTC 2074 0
237 East Gobbi Street
Holden Street
6 6 Sec. 8 Perpetuity 0
490 South Dora
Summer Creek Village LIHTC, HOME,
64 64 06/28/2059 0
755 Village Circle Sec. 8
Ukiah Green C/O PPMG
38 38 USDA 2033 0
1120 Mulberry Street
Ukiah Green South C/O
PPMG41 41 USDA 2035 0
1130 Mulberry Street
114 Poulos Court 1 1 Sec. 8 Perpetuity 0
1504 S Dora Street 1 1 Sec. 8 Perpetuity 0
1542 Lockwood Drive 1 1 Sec. 8 Perpetuity 0
195 Wabash Avenue #1 1 1 Sec. 8 Perpetuity 0
195 Wabash Avenue #2 1 1 Sec. 8 Perpetuity 0
195 Wabash Avenue #3 1 1 Sec. 8 Perpetuity 0
212 Irvington Drive 1 1 Sec. 8 Perpetuity 0
213 Irvington Drive 1 1 Sec. 8 Perpetuity 0
213 Tedford Avenue 1 1 Sec. 8 Perpetuity 0
214 Tedford Avenue 1 1 Sec. 8 Perpetuity 0
239 Burlington Drive 1 1 Sec. 8 Perpetuity 0
625 Leslie Street 1 1 Sec. 8 Perpetuity 0
627 Leslie Street 1 1 Sec. 8 Perpetuity 0
635 Leslie Street 1 1 Sec. 8 Perpetuity 0
637 Leslie Street 1 1 Sec. 8 Perpetuity 0
735 Cindee Drive 1 1 Sec. 8 Perpetuity 0
739 Cindee Drive 1 1 Sec. 8 Perpetuity 0
741 Cindee Drive 1 1 Sec. 8 Perpetuity 0
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743 Cindee Drive 1 1 Sec. 8 Perpetuity 0
745 Cindee Drive 1 1 Sec. 8 Perpetuity 0
803 Cindee Drive 1 1 Sec. 8 Perpetuity 0
805 Cindee Drive 1 1 Sec. 8 Perpetuity 0
813 Cindee Drive 1 1 Sec. 8 Perpetuity 0
823 Cindee Drive 1 1 Sec. 8 Perpetuity 0
825 Cindee Drive 1 1 Sec. 8 Perpetuity 0
833 Cindee Drive 1 1 Sec. 8 Perpetuity 0
835 Cindee drive 1 1 Sec. 8 Perpetuity 0
College Court Apartments
7 7 Sec. 8 Perpetuity 0
1461 North Bush Street
Sec. 8 VASH,
Sun House Apartments LIHTC, AHP,
2032 0
42 41
170 Cleveland Lane County CDBG, City
UHTF
616 613 102
Total
Sources: 2019 City staff survey, California Housing Partnership
Preservation of At-Risk Housing
Within the 2019-2029 “at-risk” housing analysis period, three projects are considered at risk of
converting to market-rate housing. These projects offer 102 housing units, and all 102 of the
units are affordable to lower income households. Two of the projects, Creekside Village and
Walnut Village, are affordable to households with project-based Section 8 rental subsidies. The
third project, Garden Court, has expiration of an affordability restriction put in place by the
developer’s use of HOME funds for the project.
In an interview with the property owner of Garden Court, the property owner stated they will
make sure there is continued affordability, presumably in perpetuity. But the property owner also
mentioned that the funding on this project is complex, which is complicated by being in the
airport compatibility zone of the 1996 Airport Comprehensive Land Use Plan. Airport
compatibility has been listed as a constraint in Section 5.
Creekside Village is a 44-unit apartment project constructed in 1983, with a project-based
Section 8 contract for rent subsidies. Walnut Village is a 48-unit apartment constructed in 1979
with a Section 8 contract also due to expire in 2027. The property owner, a locally based
affordable housing developer and property management company, can choose to opt out of
Section 8 or to renew the Section 8 with HUD.
While the new Section 8 contracts are subject to a periodic renewal process, the approval is
fairly automatic. If the property owner decides to allow the Section 8 program to lapse, the
tenants would be notified and would have one year to relocate. Subject to funding availability,
HUD and the local Housing Authority, the Community Development Commission of Mendocino
County, would make Section 8 housing-choice vouchers available to the tenants. Tenants could
decide to use the voucher at the project or at a different location.
Costs of Construction/Replacement vs. Costs of Preservation
In addition to identifying units at risk of converting to market rate housing, Government Code
Section 65583(a)(8)(B) requires a comparison of costs to replace lost units through construction
or rehabilitation to the cost of preserving the existing units.
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Using local data, the average new construction/development cost for multi-family rental housing
is $347,437 per unit. For 102 at-risk units, this would require $35,538,574. The cost estimate
includes land acquisition, construction costs, permits, on- and off-site improvements, and other
related costs. By comparison, the estimated cost of preservation of multi-family rental housing is
2
$200,221 per unit. For 102 at-risk units, preservation costs are estimated at $20,422,542.
As can be seen from the estimates, the cost of preservation is far less than the cost of
replacement of at-risk units. Another factor is that not all units identified as being at-risk are in
need of rehabilitation, but may simply require acquisition in order to be preserved as affordable
units. This will further reduce the costs of preservation.
AnAt-Risk Unit Program was started during the 2014-2019 Housing Element but not fully
established. Development of this program has been listed as a priority in this 2019-2027
Housing Element Update. It is expected that at a minimum, this Program will involve the City
contacting qualified non-profit organizations or other agencies and exploring opportunities to
assist and facilitate the ownership transfer of “at-risk” units. Potential funding sources may
include programs operated and administered by the State Department of Housing and
Community Development and Ukiah Housing Trust Fund.
Further, the City of Ukiah is strongly committed to the preservation of affordable housing units
and therefore has identified the following resources in an effort to save such at-risk units.
Preservation Resources
Efforts by the City to retain low-income housing must be able to draw upon two basic types of
preservation resources: organizational and financial. A list of potential qualified entities for
preserving at-risk units is contained in Appendix C. This list is periodically updated on the Policy
& Research webpage of the California Department of Housing and Community Development.
The following is a list of potential funding sources considered a part of the City’s overall plan for
preservation of at-risk units. The number and availability of programs to assist cities and
counties in increasing and improving their affordable housing stock is limited and public funding
for new projects is unpredictable. The following programs are local, State and federal programs.
Some are managed locally by the City, under the auspices of the Ukiah Housing Trust Fund.
1) Home Investment Partnership (HOME) Program: This Program was created under Title II of
the Cranston-Gonzales National Affordable Housing Act enacted on November 28, 1990.
For the City of Ukiah, HOME funds are made available on an annual or bi-annual
competitive basis through the HCD small cities program. Approximately $500,000 is
available to develop and support affordable rental housing and homeownership affordability.
Activities include acquisition, rehabilitation, construction, and rental assistance. The City
uses HOME funds primarily for first-time homebuyers (homeownership assistance) and
owner-occupied rehabilitation. Loan repayments received through these programs are
reused to provide funding for additional activities. The City has also been awarded HOME
funds for new affordable rental housing projects.
2) Community Development Block Grant (CDBG) Program: For the City of Ukiah, CDBG funds
are made available on an annual or bi-annual competitive basis through the HCD small
2
This figure was calculated as follows: 1) cost of acquisition is an average of the price of all current multifamily housing properties
on sale from a survey of Loopnet on July 4, 2019; 2) cost of rehabilitation is assumed to be 50 percent of the cost of acquisition; and
3) financing and other costs are assumed to be 15 percent of acquisition plus rehabilitation costs.
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cities program. Between $500,000 and $1 million is generally available to support affordable
rental housing acquisition, reconstruction, and rehabilitation and homeownership
affordability. Eligible activities are varied and include such activities as acquisition,
infrastructure improvements, public facilities rehabilitation, public services, owner occupied
housing rehabilitation, and homeownership assistance. Proceeds from those activities are
deposited into a revolving loan fund established from low interest loans for rehabilitation and
homeownership assistance and could be a potential resource for preservation activities.
3) City of Ukiah Low and Moderate Income Housing Asset Funds (LMIHAF): Bond proceeds
from the City’s former redevelopment agency have been deposited into the LMIHAF for use
by the City’s successor housing agency on affordable housing activities. Two-thirds of all
LMIHAF funds must be utilized on activities for lower income households with gross annual
income less than 60% of the area median income for Mendocino County. The City Council
has authorized $500,000 for affordable housing activities in fiscal year 2019-20. LMIHAF
funds can be utilized for a variety of programs, including but not limited to the following:
Rental Rehabilitation Programs
Acquisition/Rehabilitation Programs
Homeownership Assistance
Rental Housing Construction
4) Community Development Commission of Mendocino County Housing Authority (CDC
Housing Authority): The CDC Housing Authority administers a variety of housing programs
including Section 8, Shelter Plus Care, and Veterans Housing (VASH) rental assistance.
The CDC Housing Authority also owns and manages affordable housing units throughout
Mendocino County.
5) Community Reinvestment Act (CRA): Federal law requires that Banks, Savings and Loans,
Thrifts, and their affiliated mortgaging subsidiaries, annually evaluate the credit needs for
public projects in communities where they operate. Part of the City’s efforts in developing
preservation programs will be to continue to meet with local lenders to discuss future
housing needs and applicability of the CRA Act. Although an unpredictable resource, it is
important to maintain working relationships for future problem solving.
6) Low Income Housing Tax Credit Program (LIHTC): This program provides for federal and
State tax credits for private developers and investors who agree to set aside all or an
established percentage of their rental units for low-income households for no less than 30
years. Tax credits may also be utilized on rehabilitation projects, contributing to the
preservation program.
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SECTION 3: PROJECTED HOUSING NEEDS
Under California law, every city and county has a legal obligation to respond to its fair share of
the projected future housing needs in the region in which it is located. For Ukiah and other
Mendocino County jurisdictions, the regional housing need allocation (RHNA) is determined by
the Mendocino Council of Governments (MCOG), based upon an overall regional need number
established by the State. The fair share numbers establish goals to guide local planning and
development decision making.
A. Regional Housing Needs Allocation
In 2018, the MCOG in partnership with representatives from local city and County jurisdictions
met and agreed upon the local fair share housing needs.
TABLE 3.1
REGIONAL HOUSING NEEDS ALLOCATION
2019-2027
Income Category Units
Very Low (0-50% AMI) 86
Low (51-80% AMI) 72
Moderate (81% to 120% AMI) 49
Above Moderate (120%+ AMI) 32
Total 239
Note: Units serving extremely low-income households are included in
the “very low” category.
To enable the City of Ukiah to meet RHNA goals, the City must evaluate its capacity to provide
available sites to meet projected future housing needs. The City must demonstrate it has or will
make available adequate sites with appropriate zoning and development standards and with
services and facilities to accommodate the RHNA.
TABLE 3.2
REGIONAL HOUSING NEEDS ALLOCATION COMPARISONS
Above
Years Very Low Low Moderate Total
Moderate
2014-2019 11 7 7 20 45
2019-2027 86 72 49 32 239
The 2019-2027 Housing Element planning cycle is an eight-year period. However, even with
this increase in the planning period of three years, housing production expected by HCD over
the next eight years is substantially higher (more than 200 percent) than the 2014-19 Housing
Element planning cycle. These numbers reflect the demand and need for housing in Ukiah, as
reflected in the Housing Needs Assessment.
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B. Housing Needs for Extremely Low-Income Households
Extremely low-income is defined as households with income less than 30 percent of Area
Median Income (AMI). According to HCD, the area median income in the City of Ukiah as of
April 26, 2018 (the date of the last release of median income data from the State) is $60,600 for
a family of four. For extremely low income households, this results in an income of $25,100 or
less for a four-person household. Many families and individuals receiving public assistance,
such as social security insurance (SSI) or disability insurance are considered extremely low-
income households. At the same time, a minimum wage worker could be considered an
extremely low-income household with an annual income of approximately $22,000 or less. Food
service workers making sandwiches at a local deli or preparing coffee at a local cafe could be
earning $11 per hour. Pay in these types of jobs, which are fairly common in Ukiah, could
qualify workers as extremely low income households.
Existing Extremely Low Income Needs: In 2015, 840 extremely low-income households
resided in the City, representing 14 percent of the total households. This was up slightly from
2014 when there were 819 extremely low income households, or 13 percent of total households.
Most extremely low-income households are renters (785) and experience a high incidence of
housing problems. For example, many of extremely low-income households faced housing
problems (defined as cost burden greater than 30 percent of income and/or overcrowding
and/or without complete kitchen or plumbing facilities) and most were in overpayment situations.
See Table 2.14 for additional details.
Projected Extremely Low Income (ELI) Needs: The Comprehensive Housing Affordability
Strategy (CHAS) data indicates that there are 55 owner and 785 renter ELI households in the
City of Ukiah. Of the ELI households, approximately 73 percent of owners and 69 percent of
renters pay greater than 30 percent of their income on housing costs.
To calculate the projected ELI housing needs, the City assumed 50 percent of its 2019-2027
low-income RHNA would be extremely low-income households. As a result, from the low
income RHNA of 86 units, the City has a projected need of 43 units for extremely low-income
households. Many extremely low-income households will be seeking rental housing and most
likely facing an overpayment, overcrowding or substandard housing condition. Some extremely
low-income households could also be special needs populations. To address the range of
needs, the City will deploy a detailed housing plan including promoting a variety of housing
types, such as single-room occupancy (SRO) units and small lot subdivisions.
To address the housing needs of extremely low-income households, the City will continue
programs and strategies created and deployed in the previous (2014-2019) planning period:
1. Identify and meet with nonprofit builders who specialize in building housing for extremely
low-income households. This effort is designed to build a long-term partnership in
development, gain access to specialized funding sources, identify the range of local
resources and assistance needed to facilitate the development of housing for extremely
low-income households, and promote a variety of housing types, including higher
density, multifamily supportive, single room occupancy and shared housing.
2. Work in conjunction with other agencies to address the needs of the extremely low
income households in the City. At least annually and on an on-going basis contact
agencies and developers to facilitate implementing the program. Actions to be
considered for inclusion in the program include prioritizing City funding, supporting grant
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2019-2027 City of Ukiah Housing Element
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and other applications for funding, and exploring housing types and construction
methods to promote housing for ELI citizens.
3. Deploy Ukiah Housing Trust Fund resources to assist in facilitating construction of new
housing for extremely low-income households.
4. Support funding applications in support of new housing construction for ELI households.
5. Deploy residential rehabilitation programs through CDBG and/or HOME.
C. Housing Production Since 2014
The City of Ukiah has implemented a variety of incentive-based programs over the preceding
five years in an attempt to increase housing production for all economic segments of the
community. These include creation of a housing trust fund- the Ukiah Housing Trust Fund,
creation of a new Housing Division within the Department of Community Development,
development and implementation of a new (2017) Housing Strategy designed to increase
production of affordable and middle-income market-rate housing (see Appendix D), and
deployment of other programmatic strategies. The result has been a significant increase in new
housing construction starts, all of which are infill, as depicted below in Table 3.3.
TABLE 3.3
HOUSING PRODUCTION (2014-2018)
Total
RHNA
Total Units
Remaining
Income Level (2014- 2014 2015 2016 2017 2018
to Date
RHNA
2019)
(2014-2019)
Very Low (0-50%) 11 0 31 0 0 37 68 0
Low (51-80%) 7 0 10 0 0 0 10 0
Moderate (81-120%) 7 0 0 0 0 35 35 0
Above Moderate (120% +) 20 0 5 7 4 16 32 0
Total Units 45 145 0
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2019-2027 City of Ukiah Housing Element
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SECTION 4: SITES INVENTORY AND ANALYSIS
A. Approved Projects and Entitled Units
Since the Housing Element planning period begins August 15, 2019, the City of Ukiah can take
RHNA credit for new units approved or planned as of August 15, 2019. City staff compiled an
inventory of all residential projects with a housing component that are, as of August 15, 2019,
approved or planned and anticipated to be built by the end of the current Housing Element
planning period (August 15, 2027). For approved and
planned projects, deed-restricted affordable units are
inventoried as lower-income.
An entitlement was approved on February 28, 2018 by
the Ukiah Planning Commission for Ukiah Senior
Apartments, to be located at 763 South Oak Street.
This will be a 31-unit apartment complex, with 30 units
for low-income senior households and one manager’s
unit. The City applied for and was awarded $5.1
million in Home Investment Partnerships (HOME) Program funds to assist the developer in
funding the project. The project is anticipated to begin construction in 2019-2020 and will be
completed well before August 15, 2027.
B. Vacant and Underutilized Land
Government Code Section 65583.2(c) requires as part of the analysis of available sites that the
City of Ukiah demonstrate the projected residential development capacity of the sites identified
in the housing element can realistically be achieved. The City must also determine whether
each site in the inventory can accommodate some portion of its share of the regional housing
need by income level during the planning period.
The inventory must include the following:
Vacant and underutilized sites zoned for residential use;
Vacant and underutilized sites zoned for nonresidential use that allow residential
development or can be redeveloped for residential use;
A list of properties by assessor parcel number (APN);
The size, general plan designation, and zoning of each property;
A description of environmental constraints;
A description of existing planned water, sewer, and other dry utilities supply, including
the availability and access to distribution facilities; parcels included in the inventory must
have sufficient access to these services;
Sites identified as available for housing for above moderate-income households in areas
not served by public sewer systems. This information need not be identified on a site-
specific basis;
Number of units that can be “realistically accommodated”; and
A reference map that shows the location of all identified sites.
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2019-2027 City of Ukiah Housing Element
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The City of Ukiah completed a new vacant and underutilizedlist and associated analysis as part
of the Housing Element Update. The analysis identified vacant and underutilizedsites within the
current city limits, and then evaluated each site based oncurrent zoning designations,
documented constraints,and State requirements. This analysis found that the City has
availablecapacity forhousing suitable for low-income and very low-income groups ( units)
andavailable housing capacity suitable formoderate and above moderate-income groups (
units).
State law provides a default density which jurisdictions can use as a threshold to determine
appropriate lower-income housing sites (includes very-low and low-income groups). For the City
of Ukiah, sites allowing at least 15 dwelling units per acre (du/ac) are considered by the State to
be appropriate for lower-income housing. The zoning districts of High Density Residential (R-3),
Community Commercial (C-1), Heavy Commercial (C-2), Urban General (UG), Urban Center
(UC), and Downtown Core (DC) can support lower-income housing since their maximum
densities are 28 du/ac.
State law also stipulates that sites for lower-income housing must be a half-acre or larger,
unless the City is able to demonstrate that smaller sites were successfully developed during the
prior planning period for an equivalent number of lower-income housing units. Generally,
however, it is assumed that sites smaller than a half-acre are not large enough to accommodate
multifamily units. Sites smaller than a half-acre typically accommodate single-family homes,
duplexes, and fourplexes, which are assumed to be moderate-income housing types. This
analysis was completed on a site specific level and some parcels smaller than one-half-acre
were determined to be able to accommodate higher density. Small parcels under the same
ownership on adjacent parcels may be consolidated into larger sites for identifying lower-income
housing sites, provided the zoning allows the appropriate density.
Methodology
The site selection analysis was conducted using data from the City of Ukiah, Mendocino
County, and the Federal Emergency Management Agency (FEMA).
1.Initial Site Identification
Density Assumptions
To begin, zoning districts were identified that allowed residential development. Only parcels
within these zoning districts were studied for the sites inventory. Table 4.1 shows the zoning
districts evaluated and their development assumptions. These densities and assumptions are
consistent with development applications historically received within each zoning district.
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2019-2027 City of Ukiah Housing Element
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TABLE 4.1
ZONING DISTRICTS THAT ALLOW RESIDENTIAL DEVELOPMENT
C. Max
A. Zoning District B. Min Lot Size du/ac D. Min du/ac
Single-Family Residential (R1H) Hillside 10,0004 0.1
Single-Family Residential (R-1) 6,000 7 1
Medium Density Residential (R-2) Districts 3,000 14 1
High Density Residential (R-3) 1,500 28 1
Neighborhood Commercial (C-N) 7,000 6 1
Community Commercial (C-1) 1,500 28 1
Heavy Commercial (C-2) 1,500 28 1
Downtown Zoning Code
General Urban (GU) 4,50028 10
Urban Center (UC) 4,50028 15
Downtown Core (DC) 2,500 28 15
Source: City of Ukiah Zoning Code, 2019
Note: Max and min du/ac refers to the maximum and minimum number of units permitted per acre, a measure of housing density.
In calculating the number of units that could realistically be built on each site, the analysis
started with the maximum density allowed within each zoning designation. As described in
Section 5, due to the City nearing build-out, demand for housing citywide, and the City’s
commitment to housing production for affordable and middle-income households outlined in the
City of Ukiah Housing Strategy it is reasonable to assume developers will seek to develop at the
maximum allowable density. This includes commercial zoning districts that currently permit high
density residential development. All multi-family projects developed in commercial zones within
the last 5 years have either maximized density on the parcel and/or applied for an additional
density bonus to further increase density (see Section 5- B.4. on page 82 for additional details).
Next, a site specific analysis was completed to obtain realistic development capacity. This
included analyzing existing use and development, surrounding uses, access, infrastructure
capacity, slope and other environmental constraints, setbacks, landscaping and parking
requirements, as well as allowable densities and building area required by code.
In accordance with GC 65583.2(c)), vacant sites identified in the last two housing element
planning periods or nonvacant sites identified in one housing element planning period identified
to accommodate housing for lower income households were removed from the list.
Identifying Vacant Sites
An initial list of vacant parcels was identified using the Mendocino County Assessor parcel
database (April 2019). Assessor’s use codes for vacant parcels were as follows:
00 – Vacant Residential
10 – Vacant Commercial
30 – Vacant Industrial
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2019-2027 City of Ukiah Housing Element
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Additionally, parcels were identified where the improvement value equaled “$0” or “Unavailable”
in the Assessor data, which suggested that the parcels could be vacant. Vacancy on these
parcels was verified through a review of aerial photography. A field survey consisting of
windshield surveying and site visits were also performed to verify the vacancy of parcels.
Identifying Underutilized Sites
An initial list of underutilized parcels was identified using the improvement values of each parcel
provided in the Assessor data. Parcels identified where the improvement value was less than
$20,000 suggested that the parcels were underutilized to a degree that would make them more
likely to redevelop within the planning period. Site specific analyses and site visits were also
preformed to verify the underutilization of parcels.
2. Constraints
Airport Compatibility
Based on the Mendocino County Airport Comprehensive Land Use Plan (ACLUP), airport
compatibility zones around the Ukiah Municipal Airport create constraints on residential
development, regardless of the underlying zoning district.
Zone A does not allow residential development, and therefore no parcels within Zone A
were included in the inventory.
Zone B1 allows a parcel size of 10 acres with restrictions (Appendix D, ACLUP). For the
purposes of this analysis, one unit is assumed per parcel. Zone B1 is appropriate for
above moderate-income housing.
Zone B2 allows a minimum parcel size of 2 acres (Appendix D, ACLUP). For the
purposes of this analysis, one unit is assumed per parcel. Zone B2 is appropriate for
above moderate-income housing.
Zone C allows a maximum density of 15 du/ac which meets the default density
requirement set by HCD for this area. Sites within Zone C can be counted toward the
lower-income housing RHNA, depending on its underlying zone. In certain cases, such
as in Low Density Residential areas where the maximum density is 7 du/ac, the allowed
maximum density in the underlying zoning district would not qualify a site to be counted
as lower-income housing.
Zone D has no restrictions other than uses that are hazards to flight, and so the
underlying zoning district is relied upon to determine the allowed density.
Table 4.2 summarizes the Airport Compatibility Zone Criteria used for this analysis.
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2019-2027 City of Ukiah Housing Element
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TABLE 4.2
AIRPORT COMPATIBILITY ZONE CRITERIA
Maximum
Maximum Persons
Zone Location Residential Income Category
Per Acre
Density
ARunway Protection Zone or 0 10 n/a
within Building Restriction Line
B1 Approach/Departure Zone and 10 acres 60 Above-Moderate
Adjacent to Runway
B2Extended Approach/Departure 2 acres 60 Above-Moderate
Zone
C Common Traffic Pattern 15 du/ac 150 Lower-Income
D Other Airport Environs No Limit No Limit Any
Many sites across all income categories had reduced capacity due to the lower maximum
density requirements in Airport Compatibility Zones A, B1, B2, and C. For example, parcels with
zoning that allow up to 28 du/ac but are also located in the B2 zone, are not suitable for lower-
income housing because they are limited to one unit per 2 acres based on B2 zone criteria.
Flood Zones
The 1-percent annual chance flood is also referred to as the base flood, or 100-year flood. For
this analysis, we considered the 100-year flood zone to be a constraint to all residential
development. The 100-year flood zone contains Food Hazard Zones A, AE, V, and VE, as
defined by FEMA. All parcels within the 100-year flood zone were removed as being available
sites.
Steep Slopes
Steep slopes were considered to be a constraint since these topographical challenges result in
lower densities and necessitates specialized site design to accommodate for the terrain,
resulting in a more expensive development process. Slope modeling data was not available for
this analysis, however, all parcels within the Hillside District were considered to be constrained
by steep slopes. Site specific analyses using City development standards were completed for
each parcel containing steep slopes and a conservative estimate using two units per acre
(although City code and General Plan allows 6 units per acre) was applied. This development
intensity is consistent with other development currently existing within the Hillside zoning district.
All parcels in the Hillside District are considered only for above moderate-income housing and
were not considered to be suitable for housing lower-income groups.
Fire Hazard
Severe fire hazards exist west of the city, but not within city limits. This does not necessarily
eliminate the fire risk to the potential sites, but for the purposes of this analysis, the sites were
not considered to be constrained by fire hazard areas.
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2019-2027 City of Ukiah Housing Element
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Seismic Hazard
The Alquist-Priolo fault line runs northeast of the City. However, no part of the City falls within
the fault zone. Therefore, seismic hazards were not considered to be a constraint to residential
development within the city.
3. Vacant and Underutilized Sites Inventory
able 4.3 lists all parcels evaluated by APN, ownership, location, existing use, zoning, general
plan designation, size, realistic development capacity, population, applicable income group
category, and known constraints. Potential unit capacity is determined by multiplying acreage
with the assumed buildout density as described above. All sites can be accommodated by
infrastructure, unless otherwise noted.
In 2018, the estimated persons per household in Ukiah was 2.5 (California Department of
Finance). Potential unit capacity is multiplied by 2.5 persons per unit to estimate the number of
people each site could accommodate. Sites that are a half-acre or larger, are zoned to allow 15
du/ac or more, and are not constrained by the 100-year flood, steep slope, or Airport
Compatibility Zones A, B1, and B2, are categorized as suitable for housing very low- and low-
income groups. Sites that are either smaller than a half-acre, are zoned to allow under 15 du/ac,
and are not constrained by the 100-year flood or Airport Compatibility Zone A are categorized
as suitable for housing moderate and above-moderate-income groups.
Figure 4.1 shows a map of all identified parcels and constraints. Figure 4.2 shows a map of
identified vacant parcels. Figure 4.3 shows a map of identified underutilized parcels.
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2019-2027 City of Ukiah Housing Element
Adopted ___________, 2019
42
approved for an
Notes Undeveloped butentitlement for Ukiah Senior Apartments (31 units) project in Feb 2018. Expected to be developed within 1-2 years. Undeveloped. Realistic development capacity- 22,806
sf available to build up to15 multi-family units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Realistic development
capacity- 37,800 sf available for up to 25 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Realistic development
capacity- up to 16 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Minor improvements including parking lot. Realistic development
capacity for up to 14 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped and surrounded by single family dwellings (SFDs).
Realistic development capacity- based on lot restrictions site could be developed with up to 2 units. Due to need for housing and citywide build-out, expected to be developed within
planning period.
Constraints CNone
me
IncoGroup Very-Low/Low Very-Low/Low NoneVery-Low/Low NoneVery-Low/Low NoneVery-Low/Low NoneMod/Above-Mod
Population 251
7737624035
RealisticDevelopment Potential (units) 3115251614101
Squarefeet 169,446
Acres 0.88 38,332 0.67 29,185 1.24 54,014 0.58 25,264 0.52 22,651 3.890.16 6,969 2 5
l
GeneraPlan
CCCCLDR
TABLE 4.3: VACANT AND UNDERUTILIZED INVENTORY
Zoning
ExistingUse VacantC1 VacantC1 CVacantC1 VacantC1 VacantC1 VacantR1
r of r of
Location 763 S Oak StNoneAssigned.CorneClara & N Orchard 700 EPerkins St730 EPerkins St705 E Perkins StNoneAssigned.CorneDora & N Spring
APN
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
Map ID Very-Low/Low Vacant Parcels100230155200237027317903025417903028517906104**Very-Low/Low Vacant Parcels SubtotalModerate/Above-Moderate Vacant Parcels600111126
43
Notes Mostly undeveloped but some topographical lot restrictions. Surrounded by SFDs. Realistic development capacity of up to 2 units. Due to need for housing and citywide build-out,
expected to be developed within planning period. Undeveloped. Surrounded by SFDs. Could build up to 2 units. Due to need for housing and citywide build-out, expected to be developed
within planning period. Undeveloped. Some lot restrictions including road access. Realistically could build 2 units- SFD and accessory dwelling unit (ADU). Due to need for housing and
citywide build-out, expected to be developed within planning period. Undeveloped. Lot restrictions and zoning restrict number of units that can be realistically developed to 3. Could
increase density if merging with parcel 00121409. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped and surrounded by SFDs.
Realistic development capacity for up to 3 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Although larger lot,
topographical restrictions limit to realistic maximum of 2 units. Due to need for housing and citywide build-out, expected to be developed within planning period.
Constraints None None None D; None D; None D; Slope
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units) 2 5
Squarefeet 20,037
Acres 0.41 17,859 2 5 0.24 10,454 2 5 0.54 23,522 3 7 0.47 20,473 3 7 0.46
General Plan
LDRLDRLDRLDRLDR
Zoning
ExistingUse Vacant R1Vacant R1 LDR 0.27 11,761 2 5 Vacant R1Vacant R1Vacant R1Vacant R1
Location 179 Park Pl169 Park Pl169 Park PlNoneAssigned.Near S Barnes St & W Clay StNoneAssigned.Oak Park AveBetweenW Clay St & Jones St 271Mendo-cino Pl
APN
Map ID 7 00114239* 8 00114244 9 00114245 10 00121404 11 00125323 12 00142036
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
44
Notes Undeveloped. Needs road access but realistically could develop 2 units- an SFD and ADU. Due to need for housing and citywide build-out, expected to be developed within planning
period. Undeveloped; surrounded by SFDs. Due to lot restrictions, maximum development capacity of 1 SFD and 1 ADU. Due to need for housing and citywide build-out, expected to be developed
within planning period. Undeveloped. Due to setback limitations realistic development capacity is 1 unit. Due to need for housing and citywide build-out, expected to be developed within
planning period. Undeveloped. Existing slope constraints allow a realistic development maximum of 2 units. Due to need for housing and citywide build-out, expected to be developed within
planning period. Undeveloped flag lot; surrounded by SFDs. Due to lot limitations realistic development capacity is 3 units maximum. Due to need for housing and citywide build-out,
expected to be developed within planning period. Undeveloped; surrounded by SFDs. Due to lot size, setbacks, and access limitations, realistic development capacity is up to 2 units.
Expected to be developed within the planning period.
Constraints None D; None D; None D; Slope D; None D; None
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units) 1 2
Squarefeet 6,098
Acres 0.15 8,464 2 5 0.15 6,534 2 5 0.140.29 12,632 2 5 0.50 21, 780 3 7 0.16 6.969 2 5
General Plan
LDRLDRLDRLDRLDRLDR
Zoning
ExistingUse Vacant R1Vacant R1Vacant R1Vacant R1Vacant R1Vacant R1
Location NoneAssigned.Behindexistinghomes on Oak St. 1010Helen AveNoneAssigned.CochraneAveBetween410 & 420 NoneAssigned.At the terminusofRedwood Ave1080Helen AveNoneAssigned.Off of
S Dora St NearWashington behind homes
APN 00211480
Map ID 1314 00301059 15 00302124 16 00311056 17 00311079 18 00352055
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
45
t size limitations
Notes Undeveloped; similar to parcel 00352055 and same owner. Due to lot size, setbacks, and access limitations, realistic development capacity is up to 2 units. Expected to be developed
within the planning period. Undeveloped. Loand setbacks set realistic development capacity at not more than 2 units. Due to need for housing and citywide build-out, expected to be
developed within planning period. Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for housing and citywide build-out,
expected to be developed within planning period. Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for housing
and citywide build-out, expected to be developed within planning period. Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units.
Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Parcel has some access and lot size limitations and realistically could
accommodate one SFD. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped, surrounded by residential development.
Constraints D; None D Slope NoneCNone C; Limited access None
me
IncoGroup Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population 5
5
RealisticDevelopment Potential (units) 22
9 22
2 2 2 5
Squarefeet 9,147
Acres 0.15 6,5340.210.19 8,2760.21 9,221 2 5 0.13 5,662 1 2 0.31 13,503
l
GeneraPlanLDRLDRLDR
LDR 0.20 8,712 LDR C
MDR
Zoning
R1
ExistingUse VacantR1VacantR1VacantR1 VacantR1 Vacant VacantR2 VacantC1
Location NoneAssigned.Off of S Dora St nearWashington behind homesNoneAssigned.On Cresta nearWabash.AdjacentTo 191 Cresta Dr 191Cresta DrNoneAssigned.Cooper Ln near Betty StNoneAssigned.Cooper
Ln near Betty St21 Betty St670 N State St
APN
Map ID 19 00352056 20 00354065 21 00354066 22 00357217 23 00357218 24 00309045 25 00211432
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
46
Notes Realistically could accommodate up to 9 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped, surrounded by residential
development. Realistically could accommodate up to 9 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped but given lot
limitations and setbacks only 4,550 sf could be realistically developed, setting maximum capacity at 3 units. Due to need for housing and citywide build-out, expected to be developed
within planning period. Undeveloped, narrow lot sets realistic development capacity at up to 6 units. Due to need for housing and citywide build-out, expected to be developed within
planning period. Undeveloped. Existing lot limitations sets realistic development capacity at not more than 6 units. Due to need for housing and citywide build-out, expected to be
developed within planning period. Undeveloped; but existing lot size limitations and setbacks removes 300 sf and zoning limits density. Realistic development capacity is not more than
6 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped; surrounded by commercial development. Zoning allows up to 28 du/acre
but lot
Constraints None CNone NoneD; None C
me
IncoGroup Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
15
RealisticDevelopment Potential (units) 6
9 22 3 7
Squarefeet
Acres 0.31 13,8150.26 11,3250.21 9,147 6 15 0.19 8,4030.41 17,859 6 15 0.10 3,257 2 5
l
GeneraPlanC
C
C
C
C
Zoning
ExistingUse VacantC1 VacantC1VacantC2 VacantC2 CVacantCN VacantGU
Location 528 N State St638 S State StNoneAssigned.On Low Gap Rd in between N State St & MazzoniSt190ClevelandLn1137 S Dora StNoneAssigned.Corner of
APN
Map ID 26 00214611 27 00230153 28 00204047 29 00228110* 30 00313065 31 00226307
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
47
Notes and setback limitations limit realistic development capacity to 2 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Existing
slope constraints allow for 299,000 sf (6 ac) of lot to be developed. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well
as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre setting realistic development capacity at 12 units. Due to need
for housing and citywide build-out, expected to be developed within planning period. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre,
given other residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with
a 5 acre lot; 2 units are possible on this parcel and are expected to be developed within the planning period given need for housing and citywide build-out. Undeveloped but constrained
by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic
development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 2 units is possible on this parcel and is expected to be developed within the planning
Constraints SlopeSlope;infrastructure Slope;infrastructure
Income Group Mod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units)
Squarefeet
Acres 7.56 329,313 12 30 36.97 1,610,413 2 5 6.29 273,992 2 5
General Plan
LDRLDR
Zoning
ExistingUse Vacant R1Vacant R1H Vacant R1H LDR
Location W Clay St & S Oak StNoneAssigned.AccessfromHelen Ave andFoothill Ct NoneAssigned.Access off of W Stanley St 500LookoutDrive
APN 00104002***00104065***
Map ID 32 00350014 3334
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
48
Notes period given need for housing and citywide build-out. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential
development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum
of 12 units is possible on this parcel and is expected to be developed within the planning period given need for housing and citywide build-out.Undeveloped but constrained by steep
slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic development
capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 4 units is possible on this parcel and is expected to be developed within the planning period given
need for housing and citywide build-out. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this
district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 4 units is possible
on this parcel and is expected to be developed within the planning period given need for housing and citywide build-out.
Constraints Slope;infrastructure Slope;infrastructure Slope;infrastructure
Income Group Mod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units)
Squarefeet
Acres 29.63 1,290,682 12 30 10.08 439,084 4 10 8.45 368,081 4 10
General Plan
LDRLDR
Zoning
ExistingUse Vacant R1HVacant R1HVacant R1H LDR
Location 360 S HighlandAveNoneAssigned.AccessfromHighlandAveNoneAssigned.AccessfromHighlandAve
APN 00104082***00104084***00104088***
Map ID 353637
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
49
Notes Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot
limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre; a maximum of 8 units is possible on this parcel and is expected to be developed
within the planning period given need for housing and citywide build-out.Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other
residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots;
a maximum of 2 units is possible on this parcel and is expected to be developed within the planning period given need for housing and citywide build-out. Underutilized; existing community
garden on-site. Application for $500,000 in Ukiah Housing Trust Fund received in 2018 for 40 low income housing units but due to airport constraints, realistic development potential
is 36 units. This site consists of three parcels suitable for development. Two of the parcels, 00304077 and 00304078, were listed in the prior planning period. The third parcel, 00304079,
was not listed. However, realistically all three
Constraints Slope;infrastructure Slope;infrastructure
me
IncoGroup Mod/Above-ModMod/Above-Mod
Population 30890 Very-Low/Low B2
RealisticDevelopment Potential (units) 124
Squarefeet 5,000,718
Acres 4.77 207,781 8 20 4.86 211,701 2 5 115.43
l
GeneraPlan
LDR LDR
Zoning
ExistingUse VacantR1HVacantR1HUnderutilized C1;C2 C 2.4 22,098 36
Location 335 Janix Dr335 Janix Dr210 E Gobbi St
APN 00104093***00304079;00304077*;00304078*;
Map ID 38 00104092 39Moderate/Above-Moderate Vacant Parcels SubtotalVery-Low/Low Underutilized Parcels40
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
50
Notes parcels will be developed at one time and this will also maximize development potential on the site. Program 2h to allow by right housing development on these parcels has been
added. Due to need for housing and citywide build-out, expected to be developed within planning period. Underutilized with existing SFD and minor outbuildings. Existing topographical
and lot limitations, plus airport constraints, set realistic development capacity at up to 24 units. Due to need for housing and citywide build-out, expected to be developed within
planning period. Partially developed with residential and/or commercial. Due to existing lot limitations, approximately 30% of the lot has been removed for potential development capacity.
Lot area for development is expected to be 87,000 sf and would accommodate up to 14 units. Due to need for housing and citywide build-out, expected to be developed within planning period.
Partially developed with residential and/or commercial. Existing lot limitations and development set future realistic development capacity at 1 unit. Due to need for housing and citywide
build-out, expected to be developed within planning period.
Constraints D; None D; None
Income Group Mod/Above-ModMod/Above-Mod
Population 150
RealisticDevelopment Potential (units) 60
Squarefeet 94,407
Acres 4.063.23 140, 698 14 35 0.18 7,840 1 2
General Plan
Zoning
ExistingUse Underutilized R3 HDR 1.66 72,309 24 60 Very-Low/Low C Underutilized R1 LDRUnderutilized R1 LDR
Location 817Waugh LnNoneAssigned.Parcel off of Hillview Ave438Mcpeak St
APN
Map ID 41 00357407** Very-Low/Low Underutilized Parcels SubtotalMod/Above-Mod Underutilized Parcels42 00104061 43 00125129
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Notes Partially developed with residential and/or commercial. Given existing development on site, realistic development capacity is 1 SFD and 1 ADU (2 units). Due to need for housing
and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given existing topographical, development, and lot limitations
including slope constraints, realistic development capacity anticipated at no more than 6 units. Due to need for housing and citywide build-out, expected to be developed within planning
period. Partially developed with residential and/or commercial. Given existing topographical, development, and lot limitations including slope constraints, realistic development capacity
anticipated at no more than 5 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial.
Given existing development on site plus slope limitations, realistic development capacity is 1 SFD and 1 ADU (2 units). Due to need for housing and citywide build-out, expected to be
developed within planning period. Partially developed with residential and/or commercial. Given existing development on site plus topographical limitations, realistic development capacity
is
Constraints D; None D; SlopeD; Slope SlopeNone
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population 15
RealisticDevelopment Potential (units)
Squarefeet 42,688 6
Acres 0.29 12,632 2 5 0.980.84 36,590 5 12 1.18 51,400 1 2.5 0.22 9,583 3 7
General Plan
LDRLDRLDRLDRMDR
Zoning
R1
ExistingUse Underutilized R1UnderutilizedUnderutilized R1Underutilized R1HUnderutilized R2
Location 611 W Clay St 275Mendocino Pl145Mendocino Pl1217 W Standley Ave217 Ford St
APN
Map ID 44 00126618 45 0014203446 00142041 47 00113052 48 00212404
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Notes no more than 3 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given
existing development on site plus topographical limitations, realistic development capacity is no more than 3 units. Due to need for housing and citywide build-out, expected to be developed
within planning period. Partially developed with residential and/or commercial. Given existing development on site plus slope limitations, realistic development capacity is 1 SFD and
1 ADU (2 units). Due to need for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial but parcel is
largely undeveloped/vacant. Realistic development capacity is up to 4 units and expected to be developed within the planning period. Partially developed with residential and/or commercial.
Given existing development on site plus lot limitations, realistic development capacity is 1 unit. Due to need for housing and citywide build-out, expected to be developed within planning
period.
Constraints None None None None
me
IncoGroup Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units)
Squarefeet
Acres 0.46 20,037 2 5 0.17 7,405 4 10 0.22 9,583 1 2
l
GeneraPlanCC
HDR
Zoning
ExistingUse Underutilized R2 MDR 0.22 9,582 3 7 Underutilized R3Underutilized C1Underutilized C1
Location 308 Clara Ave221Norton St170 Low Gap Rd 678 N State St
APN
Map ID 49 00213309 50 00215305 51 00208004 52 00211436
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Notes
Constraints
me
IncoGroup
Population 100.5 251308150100.5 401408.5
ture Zone; C-Common Traffic Pattern; D-Other Airport
RealisticDevelopment Potential (units) 411011246041161165
dential, Hillside Combining District; R-2- Medium Family
ensity Residential; HDR- High Density Residential; C-
Squarefeet 197,757 169,446 5,000,718 94,407 197757 263,853 5,19,8475
Acres 7.773.89115.43 4.067.777.95123.2
ucture and utilities unless otherwise noted
l
dential; C1- Community Commercial; CN-Neighborhood Commercial; C2-Heavy
GeneraPlan
Zoning
: LDR- Low Density Residential; MDR- Medium D
(Airport Influence Zones): B2-Extended Approach/Depar
: R1- Single Family Residential; R1h-Single Family Resi
ExistingUse
ng
LEGEND:ZoniResidential; R-3- High Density ResiCommercial; GU-General Urban; DC- Downtown Core; UC-Urban Center. General PlanCommercial. ConstraintsEnvirons.*= Identified in both 2009-2014
and 2014-2019 HE cycles ** = Neither of these sites were identified in the prior planning period. ***= R1H regulations require a 5 acre lot for parcels with 30-50% slopes. NOTE: All
parcels have access to infrastr
Location
APN
Map ID Moderate/Above-Moderate Underutilized Parcels SubtotalVery-Low/Low Vacant Parcels SubtotalModerate/Above-Moderate Vacant Parcels SubtotalVery-Low/Low Underutilized Parcels
SubtotalModerate/Above-Moderate Underutilized Parcels SubtotalTotals Very-Low/Low Vacant + Underutilized Parcels Totals Moderate/Above-Moderate Vacant + Underutilized Parcels
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
FIGURE 4.1
VACANT AND UNDERUTILIZED SITES AND CONSTRAINTS
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FIGURE 4.2
VACANT SITES
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FIGURE 4.3
UNDERUTILIZED SITES
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SUMMARY OF FINDINGS
ed by the Mendocino Council of Governments, the City of
According to the 2018 RHNA prepar
Ukiah is responsible for identifying adequate sites, with appropriate zoning, to support 86 very
low-income housing units and 72 low-income housing units, for a total of 158 lower income
housing units, and 49 moderate-income and 32 above moderate-income housing units, for a
total of 81 moderate and above moderate housing units. This analysis shows that the city has
capacity for 161 very-low and low-income housing units and 165 moderate and above-moderate
income housing units. In 2018, the estimated persons per household in Ukiah was 2.5
(California Department of Finance). After applying this estimate to the maximum capacity for
lower-income units, the city would be able to accommodate an additional 401 people in low and
very-low-income housing, and 408 additional people in moderate and above-moderate-income
housing. Table 4.4 shows a summary of these findings.
TABLE 4.4
SUMMARY OF HOUSING CAPACITY BY INCOME LEVEL
Above
Very LowLowModerate Moderate
RHNA86724932
Vacant Sites Capacity 101124
Underutilized Sites Capacity 6041
RHNA Total 15881
Existing Capacity 161165
Housing Capacity Surplus +3+84
Population Capacity 401408
Program Considerations
Although there is enough capacity to meet and exceed the RHNA allocation, the City has added
the following programs to more proactively plan for the provision of additional housing
opportunities in the future:
Amend C1 and C2 Zones to allow by-right housing development, with objective
design and development standards.
This program would make it easier for developers to build housing and that lower income
housing will be built on parcels zoned C1 and C2 within the planning period. This is
income housing have C1
especially relevant since all identified vacant parcels for lower
or C2 zoning.
Amend the R-2 Zone to allow up to 15 du/ac instead of 14 du/ac.
This program would allow the City to use sites with R-2 zoning toward the lower income
RHNA allocation, based on Ukiah’s default density of 15 du/ac. This program would
create more sites that the future.
allow by-right lower-income housing in
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Amend the C-N Zone to increase residential density and allow similar housing
types as allowed in R-2.
This program would allow more housing types for moderate-income housing, which
typically consists of small-lot single-family homes and smaller multifamily developments
such as duplexes and fourplexes.
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SECTION 5: HOUSING CONSTRAINTS AND OPPORTUNITIES
The City has regulatory constraints (fees/exactions and zoning standards) and environmental
constraints like other communities in California. The environmental constraints include traffic,
drainage/flood zones, mature trees, and airport compatibility. All of these constraints affect
future development to varying degrees, and each site listed in the Vacant and Underutilized
Land Survey (Appendix E), was examined not only for the presence of constraints, but to what
degree the constraints would impact the future development of housing.
The following sections provide an analysis of potential and actual constraints to housing
development, as well as an evaluation of whether the potential constraint has been addressed
through past policies or will need to be addressed in the future. Where needed, specific policies
and programs to address identified constraints are outlined in the Housing Goals, Policies, and
Programs section of the Housing Element Update. Additionally, this section summarizes
opportunities for energy conservation, as they relate to new residential development in Ukiah.
A. Governmental Constraints
1. Zoning Code
Through its Zoning Code, the City of Ukiah enforces minimum site development standards for
new residential uses. The City has lot coverage, setbacks, height limitations and other
regulatory constraints to development. While these zoning standards are typical, the City does
not have a Floor Area Ratio (FAR) standard, which limits development in other communities.
The City also has a Planned Development overlay zoning classification, providing the
opportunity for increased flexibility for development projects, a density bonus for new affordable
housing projects, and allows high density residential uses within its commercial zoning districts.
In 2018, as a part of the City’s 2017 Housing Strategy, City Staff developed a residential density
calculation ordinance applicable to mixed-use and medium density (R-2) residential projects.
The impact of the ordinance was to increase density by at least one to three units per acre.
The City’s current zoning code allows for a variety of housing types throughout the City.
Individual single family residences are allowed by right in all residential districts and within the
Neighborhood Commercial (CN) district. Second dwelling units are allowed by right within all
residential districts and commercial districts and accessory dwelling units (ADUs) are allowed by
right in the Single Family Residential (R-1) zoning district. Multiple family residential apartment
units are allowed by right in R-2 and R-3 zoning districts and permitted in all commercial zoning
districts with the securing of a Use Permit. Table 5.1 includes a summary of permit type
required for each housing type within each zoning district. Table 5.2 includes development
standards within those districts. Figure 5.1 is a map of the zoning districts within the City.
The City does not have any locally adopted ordinances such as an inclusionary housing
ordinance or short-term rental ordinance that impact the cost or supply of housing.
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2019-2027 City of Ukiah Housing Element
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60
constructed pursuant to
SC section 5401 et seq.), subject to the following
official and designed and
nd a ground floor use. A major use permit is required to
, apartments, condominiums, and occupying a parcel of
roperty shall be secured prior to any on site construction.
5-foot setback provided that "0" lot lines are contiguous) may
d on floors above the ground floor or behi
TABLE 5.1
red Home Construction and Safety Standards Act of 1974 (42 U
hed to a permanent foundation system approved by the city building
roachment permits associated with development of residential p
e-family residences or two (2) or more detached duplex buildings
ll be installed pursuant to City standard practices and policies.
ourt in common. Dwelling group does not include motels.
PLANNING PERMIT REQUIREMENTS BY ZONING DISTRICTS
lots developed with a single-family residence.
mixed use residential/commercial is allowe
ly dwelling on a three thousand (3,000) square foot lot (1 side 0 lot line and 1 side
A A A A UP UP -- UP A A -- A A A -- -- -- -- -- -- -- -- A A A A A A -- UP A A -- -- A A -- UP -- -- -- A A -- UP A A -- A -- -- UP A A A -- A A -- UP UP -- -- A A -- -- UP UP --
-- -- -- -- -- -- UP -- UP -- -- -- -- -- -- -- -- -- UP UP UP -- -- A A A
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
R1 R2 R3 CN C1 C2 M R1H GU UC DC Single Family Residence Manufactured Homes/ Factory Built Homes* Second/Accessory Dwelling Unit Duplex Condominiums Multifamily Dwelling Groups Mobile
home park Mixed Use (Residential & Commercial)NOTES: A (Allowed by right); UP (Allowed through approval of a Use Permit); -- (Not allowed) Within the R2 zoning district single-famibe
allowed through obtaining a UP. Second/Accessory Dwelling Units are allowed on Within the GU, UC and DC zoning districts,allow on the street frontage of the ground floor. Dwelling Group
is defined as a group of three (3) or more singlland in the same ownership and having any yard or c* Manufactured homes must be certified under the National Manufacturegulations:A.
Foundation System: The manufactured home shall be attacsection 18551 of the State Health and Safety Code. B. Utilities: All utilities to the manufactured home shaC. Permits:
All applicable building, site development, and enc
61
2222
on-site
for MFR for MFR for MFR
Parking
Required
1 per bedroom 1 per bedroom 1 per bedroom
Per duplex unit; Per duplex unit; Per duplex unit;
Parking Required
per acre per acre
per acre
units per acre
General Plan
14*** dwelling General Plan
6 dwelling units
28 dwelling units
Max Density per
Max Density per
Area Area
familyfamily
corner lot corner lot corner lot
7,000 sq ft for 7,000 sq ft for
7,000 sq ft. for
Required Site Required Site
3,000 for multi-1,500 for multi-
Lot
Lot
N/A 6,000 sq ft
N/A 6,000 sq ft N/A 6,000 sq ft
40% 7,000 sq ft 28 dwelling units
MaximumCoverage Coverage
Maximum
S AND DEVELOPMENT STANDARDS
TABLE 5.2
30’
R-2
Height Height
buildings
30’ when
buildings* buildings*
MaximumMaximum
abutting R-1 or
20’ for accessory 20’ for accessory 20’ for accessory
20’ 10’ 30’
5’ for
Setback Setback
buildings
accessory
Rear Yard
Rear Yard
RESIDENTIAL ZONING DISTRICT
5’ 10’ 40’ 5’
10’ 10’ 15’ 30’
story
5’ for
10’ for
second
Setback Setback
buildings
accessory
Side Yard Side Yard
20’ 15’ 15’ 10’
story
30’ for 25’ for 25’ for 15’ for
second
garages garages garages
Setback Setback
Front Yard Front Yard
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Zoning District Zoning District
R-1 Single Family Residential R-2 Medium Density Residential R-3 High Density Residential C-N Neighborhood Commercial
62
2
Flexible
for MFR
1 per bedroom
Per duplex unit;
2 Per duplex unit; 1 per bedroom for MFR
per acre per acre
per acre
28 or more units
28 dwelling units 28 dwelling units
pending on lot size and characteristics of the
to discourage automobile use.
north of the airport limits buildings to two stories.
lot
family
commercial
located in the
½ acre unless
R3 standards)
downtown and
1,500 for multi-1,500 for multi-
7,000 sq ft corner
family (defaults to
fulfills other criteria
Infill Policy
N/A None for
tional one to three units per acre, de
To be
process
the review
determined in
40’
50’ N/A 6,000 sq ft
To be
buildings
ictions in an effort to reduce the size of parking lots and
review process
20’ for accessory
determined in the
To be
parcel parcel
setback for that residential district applies.
permitted in all of the above zoning districts
process
lculation ordinance may yield up to an addids are possible with discretionary review.
0’ unless 0’ unless
the review
1, R-2, or R-3 determined in
1, R-2, or R-3
abutting an R-abutting an R-
nes list multiple story offices as “normally not acceptable.” The B2
To be
parcel
review
d in the
parcel** process
abutting abutting
2, or R-3 2, or R-3
0’ unless 0’ unless
determine
an R-1, R-an R-1, R-
5’ 5’
story story
5’ for 5’ for
in the
To be
review
secondsecond
process
determined
Application of the 2018 residential density ca
If abutting an R-1, R-2, or R-3 parcel, then the
20’ or the maximum height of the main building whichever is less.
property. The B1 and B2 Airport Compatibility ZoParking requirements vary, but are generally less than nearby jurisd
Various residential housing types are allowed or Deviation from lot coverage and parking standar
NOTES: 1. *2. **3. ***4.5.6.7.
C-1 Community Commercial C-2 Heavy Commercial P-DPlanned Development
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
Downtown Zoning Code
The Downtown Zoning Code (DZC) is a form-based code that was adopted in 2012, out of the
2009-2014 Housing Element. The DZC allows for residential development by right in most
districts and contains a separate set of development standards. Table 5.2 shows a summary of
these standards for density, height, and setbacks, and Figure 5.1 is a map of the zoning
designations in the City (areas of the DZC are shown in purple). The DZC also contains specific
development standards, such as for landscaping, architectural standards, building orientation,
and pedestrian access.
TABLE 5.3
DOWNTOWN ZONING CODE DEVELOPMENT STANDARDS SUMMARY
Standards
GENERAL URBANURBAN CENTER DOWNTOWN CORE Modification to
Standard
(GU) (UC) (DC)
RESIDENTIAL DENSITY(Also Subject to Airport Zone Restrictions)
Minimum 10 units/acre 15 units/acre 15 units/acre Major Exception
Maximum28 units/acre 28 units/acre 28 units/acre Major Exception
LOT STANDARDS (6)(Also Subject to Airport Zone Restrictions)
Lot Size – Interior 4,500 square feet 4,500 square feet 2,500 square feet Major Exception
Lot Size – Corner 5,000 square feet 5,000 square feet 3,000 square feet Major Exception
Lot Width 30 feet minimum 30 feet minimum 30 feet minimum Major Exception
Lot Depth 70 feet minimum 70 feet minimum 70 feet minimum Major Exception
Lot Coverage 70% maximum 80% maximum 90% maximum Major Exception
BUILDING SITING (SETBACKS)
Front 0 ft. minimum 0 ft. maximum 0 ft. maximum Major Exception
10 ft. maximum
Front with sidewalk 12 ft. maximum 12 ft. maximum 12 ft. maximum Major Exception
cafe/shopfront
Side0 ft. minimum 0 ft. minimum 0 ft. minimum Major Exception
10 ft. maximum 10 ft. maximum 6 ft. maximum
Rear 6 ft. minimum 6 ft. minimum 6 ft. minimum Major Exception
Rear – corner lot 6 ft. maximum 6 ft. maximum 6 ft. maximum Major Exception
no alley
Rear – with alley 14 ft. from center line14 ft. from center 14 ft. from center line Major Exception
line
BUILDING HEIGHT
New building 2 stories minimum 2 stories minimum 2 stories minimum Major Exception
2 stories maximum 3 stories maximum 4 stories maximum
(8) (8) (8)
PARKING REQUIREMENTS
Residential 1.5 per dwelling unit1.0 per dwelling unit1.0 per dwelling unit Major Exception
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FIGURE 5.1
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Planned Development Combining District
The Planned Development (PD) combining district contained in the Ukiah City Code is used as
a tool to allow flexibility in design and development in order to promote economical and efficient
use of land. It generally provides a method for deviating from standardized zoning requirements
to foster well-planned, creative, and quality development projects. The PD tool is similar to an
overlay zoning district that produces a result similar to a rezoning. For example, an affordable
senior housing project applicant may propose to overlay the PD zone over an existing R-3 (High
Density Residential) zoning district to reduce parking requirements, relax yard setbacks, and
reduce access roadway widths. The application requires review and a public hearing by the
Planning Commission and a final review and action by the City Council.
Current zoning code regulations do not appear to represent a clear constraint to new housing
development. Improvements to the zoning code such as the affordable housing density bonus,
accessory dwelling unit ordinance, and residential density calculation ordinance have further
reduced the potential for constraints and led to development of new housing throughout the
City. Recently a developer praised the City of Ukiah for its proactive approach to removing
potential constraints for housing development, stating an intention to seek out additional parcels
in Ukiah for development of housing projects.
Although the City has made good progress in recent years removing barriers to housing
development and developing incentives to encourage future development, the City also seeks to
proactively ensure the potential for additional housing opportunities in the future. As stated in
Section 4, the City has added programs focused on removing constraints in the zoning code.
2. Parking
Excessive parking requirements may serve as a constraint by increasing development costs
and reducing the amount of land available for additional units or project amenities such as gyms
and open space or common areas. The Ukiah City Code generally requires one parking space
for one-bedroom apartment units and two spaces for two-bedroom apartment units. Mixed use
projects containing a commercial component generally require one space per every 250 square
feet of gross leasable space.
Relief from parking requirements may be granted through the discretionary review process in
some instances. 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 35% where day and
night time uses offset parking demand based on documentation that supports a finding of
reduced parking demand.
In addition, Parking District 1 within the downtown area offers reduced parking requirements for
projects near city parking lots, projects containing pedestrian accessibility to services and
projects within certain distances from transit stops. Parking District 1 also contains a variance
procedure for further reductions.
In any district, the Community Development Director may approve a reduction in parking
requirements not exceeding thirty percent (30%) for housing projects with at least four living
units reserved for seniors, disabled persons, emergency shelters, transitional housing, single
room occupancies, or other special needs housing with reduced parking demand based on
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2019-2027 City of Ukiah Housing Element
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factors such as age of occupants, disabilities, household size, or other factors that support a
finding of reduced parking demand.
Regardless of the flexibility in parking standards mentioned above, City staff has heard from
some multi-family housing developers, particularly those that construct housing for market-rate
moderate-income households, that the City’s parking standards may be unintentionally reducing
the number of housing units feasible on a particular site. The City’s 2017 Housing Strategy (see
Appendix D) also addressed parking standards as a possible constraint to development of
middle-income housing and an intention to explore flexible or other parking standards.
Based on the aforementioned, existing parking standards have been identified as a potential
constraint to housing development, especially for affordable and moderate-income market rate
housing. Therefore, research of flexible or other parking standards has been listed as a
Program under the Housing Goals, Policies, and Programs section and will be prioritized for
completion within the first few years of implementation of the 2019-2027 Housing Element
Update.
3. City Design Guidelines
The City of Ukiah adopted Design Guidelines in 1992 to establish a vision for the City’s design
character. The Guidelines, although not prescribed as requirements, serve as a bridge between
the goals in the General Plan and the requirements of the Zoning Code. The Guidelines are a
necessary component of design review for commercial and residential development projects
and establish a process for independent evaluation by an appointed Design Review Board, an
advisory board to the Zoning Administrator and Planning Commission.
City staff have heard from developers that the existing Design Guidelines do not provide
prescriptive design standards and that the project review process is vague. To address these
concerns City staff will work with the Design Review Board to seek and develop a set of clear
objective design standards and ways to streamline the process.
Although not necessarily a constraint to housing development, the design review process could
be streamlined to save time during the development process. This has been listed as a Program
under the Housing Goals, Policies, and Programs section.
4. Airport Influence Zones
The Ukiah Municipal Airport is the largest airport in Mendocino County and provides an
important regional service, both for public safety purposes and local economic development.
Ensuring development that is compatible with existing airport environs is an essential function of
the Mendocino County Airport Land Use Commission, which reviews projects under
requirements in the existing Airport Comprehensive Land Use Plan.
Adopted in 1996, the existing Plan sets both density and height limitations, including that three-
story buildings (other than for public facilities) are disallowed in the B2 Infill area north of the
airport.
See Figure 5.2 for the Compatibility Zoning Map from the Mendocino County Airport
Comprehensive Land Use Plan. Table 5.3 provides details on the compatibility criteria in each of
the compatibility zones.
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FIGURE 5.2
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TABLE 5.4
1996 AIRPORT COMPREHENSIVE LAND USE PLAN COMPATIBILITY CRITERIA
(Excerpt from Table 2A of Plan)
Maximum Densities
Open
Airport
Space
Other Uses Prohibited Uses / Uses Not
Zone/Location
Residential
Req.
(people/ac.) Normally Acceptable
All structures except ones with
A – Runway Protection Allaeronautical function; objects
0 10
Zone Remaining exceeding FAR Part 77 height
limits
B1 – Approach / 30%Multi-family residential,
10 acres 60
Departure Zone Required residential subdivisions
B2 – Extended 30%
Multi-family residential,
Approach / Departure Recommen2 acres 60
residential subdivisions
Zone ded
If development projects in the zones listed above can meet the requirements, they can proceed
without an Airport Comprehensive Land Use Plan consistency determination from the
Mendocino County Airport Land Use Commission (ALUC). However, if any project involves a
General Plan amendment, rezoning, or specific plan, or there is a question of compatibility
under the City of Ukiah ALUC Referral Procedure, then the project is required to be submitted to
the ALUC for a consistency determination.
As noted in the Table, the Ukiah Airport Master Plan indicates that residential subdivisions and
multi-family residences are not normally acceptable in the B1 and B2 airport compatibility zones.
However, the Plan also indicates that “These uses typically do not meet the density and other
development conditions listed. They should be allowed only if a major community objective is
served by their location in this zone and no feasible alternative exists.”
These constraints result in less opportunity for housing development.
Update to the Mendocino County Airport Comprehensive Land Use Plan
The process of referring a project to the Mendocino County Airport Land Use Commission for a
consistency determination, with a possible overrule decision from the Ukiah City Council, can
result in months added to the entitlement process timeline, which affordable housing developers
in particular often cannot accommodate due to timing requirements of funding sources. City staff
has thus been working with the Mendocino County Airport Land Use Commission and
Mendocino County Planning and Building Services to facilitate an update to the Airport
Comprehensive Land Use Plan.
On February 13, 2019, the City of Ukiah executed a contract with an airport land use planning
consultant to complete an update to the Airport Land Use Compatibility Plan (formerly, the
Airport Comprehensive Land Use Plan) for Ukiah Municipal Airport. The updated plan will be
approved and adopted by the Airport Land Use Commission, with staff support and funding
provided by the City Community Development Department and Mendocino County Planning and
Building Services.
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Despite the potential for constraints due to airport compatibility concerns related to the 1996
Airport Comprehensive Land Use Plan, City staff has found no examples of a housing project
being considered inconsistent by the Airport Land Use Commission. Multi-family residential
projects have been proposed and approved in the B1 and B2 Infill compatibility zones north of
the airport over the past several years, the most notable of these being the 64-unit
Summercreek Village affordable housing project, completed in 2001, and the Sun House
Apartments 42-unit affordable senior project, completed in 2017.
Although staff have found no examples of a housing project being considered inconsistent,
completion of a new Airport Land Use Compatibility Plan is expected to further alleviate the
potential for constraints to housing development. Compatibility criteria, noise contours, and
airport compatibility zones will be updated with current airport environs and requirements listed
in the 2011 California Airport Land Use Planning Handbook. The Airport Land Use Compatibility
Plan for Ukiah Municipal Airport is scheduled to be completed and adopted by the Mendocino
County Airport Land Use Commission by December 31, 2019.
5. Fees and Exactions
An updated fee schedule was adopted in 2018. Reduced planning permit fees are charged for
affordable housing and special needs housing projects (see Table 5.4). The City requires
payment of different fees as a condition of development approval. These fees are lower than
comparable market-rate fees for technical plan review tasks and for fees charged by other
nearby jurisdictions.
TABLE 5.5
2018 PLANNING PERMITS AND RELATED SERVICES FEES
Type of Fee Fee Amount Fee Amount for
Affordable Housing
Site Development 100% cost recovery Affordable Housing: 80% cost
Permit – Majorrecovery;
Special Needs Housing: 60% cost
recovery
Site Development – $200 No fee discount
Minor Level 1
$600 No fee discount
Site Development –
Minor Level 2
Use Permit Major 100% cost recovery Affordable Housing: 80% cost
recovery;
Special Needs Housing: 60% cost
recovery
Use Permit Minor $600 No fee discount
Variance Major 100% cost recovery Affordable Housing: 80% cost
recovery;
Special Needs Housing: 60% cost
recovery
Variance Minor $200 No fee discount
Level 1
Variance Minor $600 No fee discount
Level 2
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Subdivision Major 100% cost recovery Affordable Housing: 80% cost
recovery;
Special Needs Housing: 60% cost
recovery
Subdivision Minor $900 Affordable Housing: $720
Special Needs Housing: $540
Subdivision 100% cost recovery Affordable Housing: 80% cost
Exception recovery;
Special Needs Housing: 60% cost
recovery
$350 Affordable Housing: $260
Boundary Line
Adjustment
Special Needs Housing: $170
Lot Merger $350 No fee discount
General Plan 100% cost recovery No fee discount
Amendment
Annexation 100% cost recovery No fee discount
100% cost recovery No fee discount
Rezoning
100% cost recovery Affordable Housing: 80% cost
Rezoning Planned
recovery;
Unit Development
Special Needs Housing: 60% cost
recovery
Consultant cost plus 15% No fee discount
Environmental
administration
Impact Report (EIR)
Specific$2,000-$3,000 deposit; 100% cost Affordable Housing: $800 deposit;
Plan/Master Plan recovery 100% cost recovery
Review
Special Needs Housing: $600
deposit; 100% cost recovery
None, except for a specific traffic Developers of affordable housing
Development
impact fee associated with the projects may be eligible for funding
Impact Fees
development of the Airport Business and fee deferrals to help finance
Park mixed use shopping center and infrastructure improvements.
Gobbi Street and Orchard Avenue
traffic signal and storm drain.
Residential sewer hook-up fees vary
depending upon how many
bedrooms are proposed. The fee for
a one-bedroom home is $9,820; two
bedroom $10,911; and a three
bedroom is $12,002. For each
bedroom beyond 3, and for a
bedroom addition to an existing
home, the fee is $1,091.
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Interviews with local developers confirm the City’s permitting and impact fees are lower than
other Mendocino, Lake, and Sonoma County communities; particularly, fees for building
permits. Although fees for water and sewer hook-ups are perceived by the development
community as being slightly higher than neighboring communities, the fee deferral program
available to housing developers has assisted in mitigating this potential constraint. The typical
fees for single-family development are $30,000 and represent 12% of the total development
costs ($250,000) per unit. The typical fees for multi-family development are $12,500 per unit
and represent 9.5% of the total development costs ($131,000) per unit.
6. Processing and Permit Procedures
Table 5.5 describes the approximate time required and the reviewing body for the City’s various
permitting procedures. The entitlement process can impact housing production costs, with
lengthy processing of development applications adding to financing costs. In general,
developers interviewed in the past have indicated that the City’s entitlement timeline is shorter
or comparable with other jurisdictions in the area. Estimations of the amount of time between
entitlement approval and building permit issuance vary but is generally about one month.
Nevertheless, the City has included programs and goals to streamline application review.
TABLE 5.6
TIMELINES FOR PLANNING PERMITS
Typical
Project Type Processing Approving Body Comments
Time
Plan check prior to
Individual single Community
10 days issuance of building
family house Development Staff
permit, if needed.
Processed concurrently
with Site Development
Minor Subdivision 4 to 6 weeks City Engineer
Permit or Use Permit, if
required.
Processed concurrently
Planning Commission with Site Development
Major Subdivision 3 to 5 months
and City Council Permit or Use Permit, if
required.
Parcel Map 1 to 3 months City Engineer None.
City Engineer/City
Final Map 1 to 2 months None.
Council
Depending on the
Community complexity of the project,
Multifamily Housing 3 weeks to 5
Development Staff or Minor or Major Site
With No Subdivision months
Planning Commission Development Permits may
be required.
Multifamily Housing Site Development
With Major 4 to 5 months Planning Commission Permit/Use Permit and
Subdivision Subdivision Map
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Depending on the
Mixed Residential complexity of the project,
Commercial Use 2 to 4 months Planning Commission Minor or Major Site
(CUP) Development Permits may
be required.
Requires a Rezone,
General Plan Amendment
Planned Development Planning Commission and a Precise
4 to 6 months
Rezoning and City Council Development Plan with
Planning Commission and
City Council approval.
NOTE: The initial step of processing the application is the determination of completeness. If items are
missing, staff notifies the applicant and then must wait until the missing items are submitted in order to
move forward with project review. Due to this cooperative process, timelines for receiving a complete
application are variable and are not included in the processing times listed above. In addition, public
notification requirements, review by other agencies or advisory bodies, and set recurring hearing dates for
Planning Commission and City Council can result in varied processing times.
Site Development Permit
The review of a Site Development Permit focuses on architecture, landscaping, parking, and
other site design elements. As mentioned above in Section 5(a)(3), the City has an adopted set
of design guidelines for projects within and outside of the downtown area to assist with design
review during the Site Development Process.
Site development permits are required for the construction of new multiple-family residential,
commercial, and industrial structures, or the substantial exterior modification of existing multiple-
family residential, commercial, and industrial structures. Projects exempt from the site
development permit process include interior building remodels, repair and maintenance of
structures or parking areas, minor alterations on building exteriors, and minor accessory
structures to established, multiple-family residential, commercial, and industrial buildings. Upon
request, the Community Development Director determines whether a project is exempt under
this subsection in accordance with the following standards:
1. The project involves an addition of less than one hundred fifty (150) square feet to an existing
structure, and the addition would not be highly visible from any public street; or
2. The project involves minor facade modifications that would not significantly change the
architectural character or appearance of the structure.
The Design Review Board reviews and makes recommendations to the Zoning Administrator,
Planning Commission and City Council on site development permit applications, planned
development applications and precise development plans. The Zoning Administrator or Planning
Commission conducts a public hearing and decides all applications for site development
permits. If the Community Development Director determines that the site development permit
application is minor in nature, it will be scheduled for a public hearing before the Zoning
Administrator. If the Community Development Director determines that the site development
permit application is major in nature, it will be referred to the Planning Commission for public
hearing and action.
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Processing a typical Minor Site Development Permit takes approximately 2-3 months, while
Major Site Development Permits typically take 4-6 months. The Site Development process
includes the following steps:
a. Filing an Application
Applications are submitted to the City at the Community Development public information counter
at the Ukiah Civic Center – 300 Seminary Avenue, Ukiah. While pre-application review (at no
cost, up to one hour) - see Step 2 below - is encouraged, it is not required.
b. Pre-Development Meetings
If Staff or the Applicant requests a Pre-Development meeting (typically for Major permits), the
project planner will schedule the project for Pre-Development Meeting which serves as a
roundtable discussion between the applicants and various City departments to flush out
concerns, answer applicant questions, and to provide the applicants with a preliminary
determination regarding possible conditions that may be imposed on the project.
c. Application Completeness
Within approximately two weeks after application submittal, the project planner will determine if
enough information has been submitted to fully understand the proposed project. If enough
information has been submitted, the application will be deemed “complete.” If not, the project
planner will send a detailed “incomplete letter” to the applicant indicating exactly what
information is needed to fully understand the proposal.
d. Project Referral
Once an application is preliminarily deemed complete, the project planner will circulate the
application materials to all pertinent City departments, as well as applicable outside agencies for
review and comment. If comments are received stating more information is needed, this is
relayed to the applicant through an incomplete letter. If no outstanding items are identified the
application will continue through the process.
e. Environmental Review (California Environmental Quality Act)
Projects that are ministerial in nature, such a construction of a single family residence,
accessory dwelling units, and some multifamily projects within certain zoning districts, are
allowed by right and do not require environmental review under the California Environmental
Quality Act (CEQA). All discretionary projects on the other hand, require environmental review
to some degree under CEQA. While many projects within the City limits qualify to use a CEQA
exemption due to their location and scope, some, including Site Development Permit
applications may require a higher level of environmental review through preparation of an Initial
Study. The purpose of this review is to find out if the project will cause any substantial
environmental impacts.
f. Public Notice
Once the project planner has completed an analysis of the proposal, and all issues have been
resolved, a public notice is published in the local newspaper describing the proposal and when
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the required public hearing will be conducted. A public notice is also sent to all property owners
within 300 feet of the project site, and the project planner will physically post/stake a notice on
the subject parcel. These noticing procedures take place 10 days prior to the public hearing.
g. Public Hearing and Action
The City Zoning Administrator (for Minor SDPs) or Planning Commission (for Major SDPs) will
conduct a public hearing, make findings, and take action on the project. If the project is
approved, the Zoning Administrator or Planning Commission may impose conditions on the
project. See the below two sections for information about typical findings, action, and conditions
on site development permits.
Action
The Zoning Administrator reviews, conducts public hearings, and decides upon all minor site
development permit applications. The Planning Commission reviews, conducts public hearings,
and decides upon all major site development permit applications. Appeals of the Zoning
Administrator or Planning Commission actions are heard by the City Council for a final decision.
The Community Development Director can refer any site development permit application to the
Planning Commission for consideration and decision-making action.
Findings
The Zoning Administrator and/or Planning Commission makes findings when acting to approve
site development permit applications. The findings are to be sufficiently detailed to apprise a
reviewing court of the basis of the action by bridging the gap between the evidence and the
decision-maker’s conclusions, and must be based upon evidence contained in the
administrative record. Failure to make findings that support the following determinations will
result in a denial of the site development permit application:
1. The proposal is consistent with the goals, objectives, and policies of the City General Plan.
2. The location, size, and intensity of the proposed project will not create a hazardous or
inconvenient vehicular or pedestrian traffic pattern.
3. The accessibility of off-street parking areas and the relation of parking areas with respect to
traffic on adjacent streets will not create a hazardous or inconvenient condition to adjacent or
surrounding uses.
4. Sufficient landscaped areas have been reserved for purposes of separating or screening the
proposed structure(s) from the street and adjoining building sites, and breaking up and
screening large expanses of paved areas.
5. The proposed development will not restrict or cut out light and air on the property, or on the
property in the neighborhood; nor will it hinder the development or use of buildings in the
neighborhood, or impair the value thereof.
6. The improvement of any commercial or industrial structure will not have a substantial
detrimental impact on the character or value of an adjacent residential zoning district.
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7. The proposed development will not excessively damage or destroy natural features, including
trees, shrubs, creeks, and the natural grade of the site.
8. There is sufficient variety, creativity, and articulation to the architecture and design of the
structure(s) and grounds to avoid monotony and/or a box-like uninteresting external
appearance.
Conditions of Approval
Conditions of project approval may be imposed on site development permit applications, such
that 1) In approving a site development permit, the Zoning Administrator or Planning
Commission may include such conditions as are deemed reasonable and necessary to maintain
or assure compliance with listed standards/criteria; and 2) The Zoning Administrator or Planning
Commission may condition a site development permit to prohibit occupancy of a project building
until an inspection has been made which finds that the project building, landscaping and other
required improvements have been completed, and the project complies with all conditions
specifically required to be completed prior to occupancy. If a site development permit is so
conditioned, the Community Development Director is to notify the City Building Official of such
conditions. If a building permit is issued for a building or structure which is subject to a site
development permit so conditioned, the Building Official will not approve a final inspection of
such building or structure until the conditions have been satisfied.
Use Permit
The primary finding required to approve a Use Permit is that the housing project would not have
a detrimental effect on the health, safety, and general welfare of the public. Use Permits are not
required for uses allowed by right within the zoning code (such as single family residences and
multifamily units in certain zoning districts- see Table 5.1). The Use Permit review process and
time is the same as the Site Development Permit Review process, and contains two levels:
Minor Use Permits and Major Use Permits. Determining whether a use permit is major or minor
depends on the use and impact of the proposed project. New construction on vacant parcels,
large additions/expansions to existing buildings, substantial amendments to previously
approved permits, and changes in use of existing structure(s) that would require an expansion
of an existing parking facility, or that could generate substantial amounts of additional traffic,
noise, or other impacts/nuisances are considered major permits. Other small and relatively
insignificant applications as determined by the Community Development Director are
considered minor. Specific only to the C-N (Neighborhood Commercial) Zoning District, a use
permit is required to exceed the maximum 30% floor area ratio standard. A proposal to exceed
this standard by less than 10% is considered a minor use permit.
For projects requiring both a Site Development Permit and Use Permit, City Staff consolidates
these approvals into one application and process in order to streamline the process. This results
in shorter wait times, decreased fees, and one public hearing (rather than two). Additionally,
projects requiring a use permit for new construction or exterior modifications need not have a
separate site development permit.
Planned Development Rezoning
The Planned Development Rezoning tool provides flexibility with development standards such
as lot sizes, yard setbacks, driveway widths, etc. The process is discretionary and generally
follows the Site Development Permit and Use Permit process, but involves public hearings
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before both the Planning Commission and City Council as it includes a Rezone and General
Plan Amendment process. The review process for Planned Development projects takes
approximately four to six months. The City offers fee reductions for affordable housing projects.
Building Permit
The Building Division of the Community Development Department prides themselves on
responsive and efficient customer service, including inspection scheduling and plan check and
building permit issuance. Plan check currently takes 10 to 15 business days, with an additional
5 to 10 days if plans require revisions. Once a building permit is issued, construction may
commence immediately.
Code Enforcement
New construction in Ukiah must comply with the 2016 California Building Code, which was
adopted with no major revisions. Therefore, there are no extraordinary building regulations that
would adversely affect the ability to construct housing in Ukiah.
The City of Ukiah code enforcement activities have become complaint-driven since the
elimination of the Code Compliance Coordinator position approximately 10 years ago. However,
City staff pursue initial code compliance cases when observed during routine inspection and
field observations.
Permit procedures and timelines are comparable or faster than those of similar-sized
jurisdictions and do not appear to impose an undue burden or potential constraint to housing
development. Although the City lacks a code enforcement division, City staff’s efforts related to
pursuit of initial code compliance cases and responsiveness to neighbor complaints allows
identification and addressing of potential issues before they become significant problems.
Additionally, to further improve customer service and responsiveness staff in the Community
Development Department have been cross-trained in the other divisional areas- housing,
planning, and building services. Besides providing education and information to help facilitate
additional development opportunities, this approach is also leading to exploration of such
programs as the potential linking of housing rehabilitation programs with code enforcement
activities. This has been listed as a Program to be further explored.
7. Onsite/Offsite Improvement Standards
Water and Sewer
The City of Ukiah’s primary water source is the underflow from the Russian River which is
classified as Ground Water under Direct Influence for Surface Water. There are four ground
water sources located at various points within the City Limits. These sources meet the winter
demand and supplement the summer demand. Because of the nature of ground water in the
Ukiah Valley, the only requirement that is necessary from water drawn from the wells is the
addition of a disinfectant to maintain safe potable water in the distribution system. The City of
Ukiah has a high quality supply of cold, clear water.
Water service connection fees are typical of a small rural City and have not resulted in a barrier
to affordable housing projects. The City received $34 million in grants and low interest loans to
construct phases one through three (of four total phases) of a valley-wide recycled water
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infrastructure system. These three phases will serve about 650 acres of agriculture, 20 acres of
pasture, three parks, and a school and is planned to be completed in 2019. The project will also
provide numerous integrated benefits and meet various State and regional objectives:
Helps meet State water conservation objectives
Improves environmental habitat by providing alternative source for frost protection
Reduces diversions from the Russian River
Reduces cost associated with wastewater discharge management
Promotes a vibrant agricultural region
Demonstrates regional cooperation
The Waste Water Treatment Plant underwent a three-year, $56.5 million improvement project
that was completed in 2009. This plant insures continued compliance with permit requirements
and the ability to meet future growth in demand. The sewer connection fees charged by the City
are identical to those charged by the Ukiah Valley Sanitation District, which provides wastewater
service to the unincorporated areas outside the City limits. The fees are considerably less than
those charged by cities to the south in Sonoma County.
There is sufficient water and sewer capacity available to serve the identified vacant,
underutilized and parcels with realistic development capacity.
Electric
The City owns its own electrical utility and its electrical service connection fees are not only
considered reasonable, but are typically less than those charged by the Pacific, Gas and
Electric Company (PG&E), which provides electrical service outside the City limits. Additionally,
nearly 70% of electricity generated by the City’s utility come from renewable sources. The
Electric Utility has sufficient capacity to serve new housing construction projects as well as
identified vacant and underutilized and parcels with realistic development capacity.
Drainage
The City adopted new Low Impact Development (LID) storm water drainage standards which
can result in higher costs for housing projects. Ukiah’s LID standards are based on the City of
Santa Rosa and County of Sonoma Low Impact Development Technical Design Manual.
As part of a 2018 update to the City’s Housing Strategy, the City Council directed that staff
explore the possibility of an LID offsite mitigation bank. Given that this could further reduce the
potential for constraints to housing development, this has been listed as a Program in the
Programs, Goals, and Implementing Tasks section of the 2019-2027 Housing Element Update.
Streets and Street Standards
The City requires streets, curb, gutter and sidewalks, water and sewer connections, electrical
connections and landscaping for all new construction, including affordable housing projects.
The City Department of Public Works maintains a Standard Plans document that provides
housing developers with details and specifications for street, sidewalk, curb, gutter, wheel chair
ramps, sewer, water, drains and street tree improvements. All the details and specifications are
typical of a small rural city, and present no hardship or unreasonable requirement for housing
developers. The specification for a typical residential street, curbs and gutters, and sidewalks
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are typical of a small rural city, and have not resulted in a significant barrier to affordable
housing projects.
FIGURE 5.3
CURB, GUTTER AND SIDEWALK SPECIFICATIONS
Landscaping
Affordable housing projects (new construction) are required to landscape 20% of the project
site, and this has not presented a significant barrier to past projects. The zoning code does
allow a reduction to the amount of landscaping depending upon the size, scale, intensity, and
location of the project.
Traffic
Traffic congestion, particularly along the City’s major street corridors can affect how some
parcels are developed. However, the City’s adopted 2018-19 Capital Improvement Program
(CIP) identifies street and intersection improvement projects and funding sources to remedy
many traffic congestion problems.
Depending upon the number of units and location of a proposed project, including affordable
housing proposals, a traffic study may be required. As part of the 2009-2014 General Plan
Housing Element update, the City amended its General Plan Circulation Element to relax the
roadway level of service from a “C” to a “D” as an interim measure until the City completed a
citywide traffic model and further revisions to its Circulation Element. This has removed a
barrier to affordable housing development.
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It is concluded that the City’s required on and off site improvements do not present a significant
barrier to the development of affordable housing projects. This is evident because of the
continued project approvals for market-rate and affordable housing projects, where onsite and
offsite improvements did not present barriers.
8. Housing for Persons with Disabilities
The Zoning Code was amended in 2008 to include provisions for reasonable accommodation.
Additionally, planning permit fees for special needs housing projects are discounted in
comparison to those assessed for affordable housing projects (which are already discounted in
comparison to market-rate housing projects). The City has an existing reasonable
accommodation procedure that was evaluated for this 2019-2027 Housing Element Update.
Housing for Persons with Disabilities/Reasonable Accommodation Procedure:
Request: A request for reasonable accommodation may be made by any person with a disability
as defined under the federal fair housing act and California fair employment and housing act, or
his/her representative or any entity, when the application of a regulation under this chapter acts
as a barrier to fair housing opportunities. In general, a person with a disability is a person who
has a physical or mental impairment that limits or substantially limits one or more major life
activities, anyone who is regarded as having such impairment or anyone who has a record of
such impairment. A request for reasonable accommodation may include modifications or
exceptions to the regulations, standards, policies and practices for the siting, placement,
construction, development or use of housing or housing related buildings, structures and
facilities that would eliminate regulatory barriers and provide persons with a disability equal
opportunity to housing of their choice.
Application Submittal: A request for reasonable accommodation shall be submitted on an
application form provided by the director of the department of planning and community
development including documentation of the disability and any other information required to
make the determinations required by this section.
Review of Application: Applications for reasonable accommodation shall be reviewed by the
Director of the Department of Community Development or designee, or may be referred to the
authority taking action on a concurrent application.
In granting an application for reasonable accommodation, the Director may impose any
conditions of approval relating to the findings above as deemed practical and necessary
including, but not limited to, restoration of the property to its former condition and recording in
the office of the county recorder notice thereof.
9. Safety and High Density Housing Management
Working with the Ukiah Police Department, City staff have added Crime Prevention through
Environmental Design (CPTED) standards as guidelines to support quality safety practices in
development of new housing projects. CPTED was accomplished through implementation of the
2014-2019 Housing Element, and additional details are contained in Appendix F.
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B. Nongovernmental Constraints
1. Land Costs
As a part of the research into land costs citywide, City staff reached out to developers and
property owners in both the non-profit affordable housing market and market-rate sectors. In
general, the developers and property owners reported that the cost of land has increased over
the last five years, with current estimates averaging $125,000 to $175,000 per acre. Developers
reported very limited availability of land in Ukiah.
The limited supply of residentially designated vacant land in Ukiah contributes to higher land
costs in the City when compared to unincorporated areas. While the County has a much greater
number of acres of undeveloped land, the environmental and infrastructure constraints
associated with these areas often make development cost prohibitive. As a result, high demand
for developable land drives up land costs in urbanized areas. The City has listed programs in
the updated Housing Element exploring ways within the zoning code to increase housing
density, which could reduce the cost of land per dwelling unit. The City also regularly applies
density bonuses for affordable housing projects.
Private sector "for-profit" developers typically do not build affordable housing. Offering new units
for sale or rent at prices that are affordable to lower income households reduces investment
return, and in many cases, is financially infeasible due to high land, labor, and materials costs.
This model can be especially challenging in rural areas, due to lower area median incomes not
supporting rents that would guarantee a strong return on investment. Consequently, this has led
some developers to seek additional incentives to help subsidize projects affordable to
moderate-income households.
2. Construction Costs
Local affordable housing builders have reported the cost of construction in Ukiah as comparable
to that of neighboring counties of Sonoma and Lake. Typical construction costs have been
between $190 and $215 dollars per square foot. However, due in part to the destruction of
homes in Mendocino County from the 2017 and 2018 wildfires, and shortages in qualified
contractors from the resulting large-scale rebuilding efforts, cost of construction has increased
and now ranges between $250 per square foot and $350 per square foot. This data is reported
by local affordable housing builders and realty companies.
3. Availability of Financing
The financing of a residential project, particularly affordable housing projects with many different
funding sources, is complex. The upfront cash commitment required can be a problem for
developers when there is limited net cash flow for adequate return on investment, such as can
be the case in rural areas like Ukiah. In checking with local lending institutions, interest rates for
housing construction projects typically are between 5.3 percent and 7.75 percent.
To assist affordable housing developers in financing new housing construction projects, the City
of Ukiah created the Ukiah Housing Trust Fund (UHTF) in 2017. Besides providing a critical
piece of gap funding to developers, the UHTF also allows a competitive edge on Low Income
Housing Tax Credit applications, as the UHTF can serve as local match funding. With the
dissolution of redevelopment agencies, securing local match funding points on applications for
has become more difficult.
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It can be difficult for very low, low, and moderate-income first-time homebuyers to acquire
sufficient savings and income to pay for a downpayment, closing costs, monthly mortgage, and
tax and insurance payments. To address this problem, the City of Ukiah administers the First
Time Homebuyer Program (FTHB), a special low-interest, deferred-payment loan program
designed to provide “silent” second mortgages of up to 49 percent of the purchase price of a
home, not to exceed the loan amount of the first mortgage with a traditional lending institution.
The City’s FTHB program is funded by a combination of the State Home Investment
Partnerships (HOME) Program and State Community Development Block Grant (CDBG).
Applicants must demonstrate financial need and pre-approval for a first mortgage; the second
mortgage is financed as a three-percent-interest, 45-year deferred loan payment.
The City of Ukiah also has a Housing Rehabilitation Program, as funding becomes available
through State CDBG and HOME funds. With rental vacancy rates near one percent, the City will
continue to rely upon rental housing rehabilitation programs to maintain the condition of its
current housing stock. Rental subsidy programs will also continue to be used locally to assist
tenants with rising costs for rent.
4. Typical Densities Built in Zoning Districts
Due to the limited availability of land citywide and the City nearing “build-out,” developers
typically develop projects at the maximum densities allowed by the City’s Zoning Code. In City
staff’s review of affordable and market-rate multi-family housing projects entitled and/or
constructed within the last five years, all projects maximized density and applied for density
bonuses, when possible, as shown in Table 5.6 below:
TABLE 5.7
DENSITIES FOR MULTI-FAMILY HOUSING PROJECTS 2014-2019
Parcel SizeNumberYear Entitled/Zoning Max Density
Project Name Type
(Acres) of Units CompletedDistrict and/or Bonus
Sun House Affordable senior C2,
Zoning change to
1.5 42 2015/2018
maximize density
Apartments multifamily PD/HDR*
Willow Terrace Permanent supportive
1.0 38 2017/2019 C1 Yes
Apartments affordable housing
Main Street Market-rate2018/under
1.21 35 C1, R3 Yes
Village apartments construction
Ukiah Senior Affordable senior 2018/applying
0.88 31 C1 Yes
Apartments multifamily for funding
* Planned Development-High Density Residential
The City adopted a residential density calculation ordinance in 2018 that redefined the method
for calculating the density of a parcel by measuring to the Right-of-Way. This effectively
provided an additional density bonus for both affordable and market-rate housing development.
The trend of maximizing density in the City’s zoning districts is also apparent for other types of
residential development, including in commercial zoning districts where residential development
is permitted. This is confirmed upon a review of the typical densities built for zoning districts
identified in the vacant and underutilized sites inventory (Table 4.3 and Appendix E).
In the R-1 (Single-Family Residential) zoning district, since August 2017 when the City adopted
an Accessory Dwelling Unit (ADU) ordinance, 22 percent of new single-family residence
applications have also proposed ADUs. An additional 7 ADUs have been constructed on R-1
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parcels where a single family residence exists. As indicated in Table 5.6, high density residential
projects have been proposed in the zoning districts of R-3 (High-Density Residential), C-1
(Community Commercial), and C-2 (Heavy Commercial). Additionally, a zoning change was
approved by the City Council in one of the projects, Sun House Apartments, to accommodate
an even greater density. No projects within the last five years have been proposed in the R-1-H
(Single-Family Residential- Hillside Combining), the C-N (Neighborhood Commercial), or R-2
(Medium-Density Residential) zoning districts, but these three zoning districts also contain few
sites in the site inventory and are typically developed for higher income, “above moderate-
income” residents. Projects developed in the Downtown Zoning Code zoning districts of GU
(General Urban), UC (Urban Core), and DC (Downtown Core) have generally developed at the
maximum density. The Planned Development zoning tool can also be utilized to further increase
density. PDs have successfully been utilized throughout the City, such as for the Sun House
Apartments.
As such and despite existing constraints, the realistic development potential for infill parcels in
the City generally tends to be at or exceeding the number of maximum density in units per acre.
This is especially the case for multifamily parcels in zoning districts listed in the site inventory-
including for lower income housing projects.
The City continues to be innovative in seeking ways to encourage housing development and
maximize density on existing infill parcels. Additional programs to further incentivize the
production of housing are included in Section 6.
C. Environmental Constraints
Flood Zones
Projects situated within the 100-year Flood Zone require that structures and roads be elevated
and potentially other measures to protect life and property in the event of a 100-year flood
event. This represents potential increased cost associated with the future development of these
parcels. 100-year flood zones and flood-ways exist in the City, but ample suitable land is
available to meet the housing need. Most of the identified vacant and underutilized parcels are
not situated in a 100-year flood zone. See Figure 5.4.
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FIGURE 5.4
UKIAH FLOOD ZONE MAP
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D. Military compatibility
There are no military bases in or near the City of Ukiah or Mendocino County. However, the City
is within an SUA (Special Use Airspace) more specifically termed a Military Operations Area
(MOA). An MOA is an area of airspace designated for military training activities and requires
the City to notify the appropriate military office when it proposes to amend or adopt a new
General Plan or when large development projects are proposed. A program has been added
requiring these tasks to be accomplished.
E. Opportunities for Energy Conservation
All new buildings in California must meet the standards contained in Title 24, Part 6 of the
California Code of Regulations (Energy Efficiency Standards for Residential and Nonresidential
Buildings). These regulations were established in 1978 and most recently updated in 2016 with
a 2019 update anticipated to be effective on January 1, 2020. All new construction must comply
with the standards in effect on the date a building permit application is made.
A Note on Greenhouse Gas Emissions and Global Warming
The greenhouse effect is a natural phenomenon whereby the Earth’s heat is trapped in the
atmosphere by certain gases. Greenhouse gases thus contribute to maintaining a surface
temperature on Earth favorable to life. Industrialization and the population explosion that have
occurred over the past 200 years have been accompanied by a substantial increase in the use
of fossil fuels such as coal, oil and natural gas, thus leading to an equally considerable increase
in greenhouse gas emissions in the atmosphere. The additional greenhouse gas emissions
have in turn exacerbated the greenhouse effect, which appears to be the cause of the increase
in the temperature of the Earth’s surface and the lower layers of its atmosphere.
According to California Assembly Bill 32, "Global warming poses a serious threat to the
economic well-being, public health, natural resources, and the environment of California. The
potential adverse impacts of global warming include the exacerbation of air quality problems, a
reduction in the quality and supply of water to the state from the Sierra snowpack, a rise in sea
levels resulting in the displacement of thousands of coastal businesses and residences,
damage to marine ecosystems and the natural environment, and an increase in the incidences
of infectious diseases, asthma, and other human health-related problems."
In response to greenhouse gas emissions and global warming, as well as other basic planning
principals, green and sustainable building practices, water conservation, energy efficiency,
pedestrian orientation, and careful infill development will be emphasized in new housing
development projects. Implementing programs have been added to accomplish this goal.
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1. Energy Conservation
City of Ukiah Electric Utility Division
The City’s Electric Utility Division offers a number of energy conservation incentives and rebates
for residential development. These include:
Energy Efficiency & Solar Program
Energy Efficiency Air Conditioning and Heat Pump Rebate Program
Weatherization Rebate Program
Energy Efficiency Water Heater Rebate Program
Energy Efficiency Appliance Rebate Program
Residential Lighting Program
Residential Equipment Rebate Program
The programs generally include higher incentive rebate amounts for lower income households.
2. Water Conservation
The City has been proactive in water conservation matters and offers both indoor and outdoor
water conservation tips on its website. The Planning Commission raises water conservation
issues when reviewing proposed development projects and routinely requires native drought
tolerant plant species in landscaping plans.
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SECTION 6: QUANTIFIED OBJECTIVES
Table 6.1 lists the quantified objectives for the City of Ukiah for the 2019-2027 Housing Element
period. As noted in the table, the City of Ukiah has set a target for 239 new residential units in
Ukiah by 2027. Although this is the goal identified, the City anticipates deploying additional
programs and tools to attempt to exceed the goal. Additionally, the City anticipates establishing
owner-occupied and renter-occupied rehabilitation programs for extremely low, low, and
moderate income households, assisting in increasing the number of units rehabilitated and
conserved/preserved, primarily through future deployment of Ukiah Housing Trust Fund
resources. Private market forces are expected to contribute to future rehabilitation efforts for
moderate income and above moderate income households.
TABLE 6.1
QUANTIFIED OBJECTIVES, CITY OF UKIAH (2019-2027)
Conservation/
Income Category New Construction* RehabilitationTotal
Preservation
43 5 20 68
Extremely Low Income
43 10 35 88
Very Low Income
72 10 40 122
Low Income
49 5 0 54
Moderate Income
32 35 0 67
Above Moderate
Income
Totals 239 65 95 399
Source: City of Ukiah Community Development Department, 2019
*The City of Ukiah does not own, manage, or construct housing units. The New Construction objective refers to the number of new
units that potentially may be constructed using public and/or private funding sources.
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SECTION 7: HOUSING PLAN
The Housing Plan identifies the City’s housing goals, polices, and implementing programs. It
consolidates existing strategies and policies into one Plan and presents a balanced and diverse
array of policies that cover housing needs identified through this Update, input from the public,
and four overall areas of concern: construction, rehabilitation, conservation, and administration.
The goals and policies of the Housing Element were organized into concise goal and policy
directives. A review of the 2014-2019 Housing Element accomplishments is included in
Appendix G and a summary of the below 2019-2027 Goals, Policies and Implementing
Programs can be found in Appendix H.
A. Goals, Policies, and Implementing Programs
Conserve, rehabilitate, and improve the existing housing stock to provide
Goal H-1
adequate, safe, sustainable, and decent housing for all Ukiah residents.
Policies to Support Goal H-1
Policy 1-1: Encourage the rehabilitation of existing residential units.
Policy 1-2: Promote the use of sustainable and/or renewable materials and energy
technologies (such as solar and wind) in rehabilitated housing and new housing
construction; and reduce greenhouse gas emissions.
Policy 1-3: Preserve at-risk housing units.
Policy 1-4: Promote increased awareness among property owners and residents of the
importance of property maintenance to long-term housing quality.
Policy 1-5: Continue to implement effective crime prevention activities.
Implementing Programs
1a:Implement a residential rehabilitation program. Emphasize rehabilitation of mobile
homes, detached single-family dwelling units, and lower-income multifamily housing
projects. Prioritize funding for health and safety repairs, energy efficiency improvements,
and ADA accommodations. Assist in completing the rehabilitation of at least 25 lower
income housing units in the planning period.
Responsibility: Community Development Department, Housing Services Division
Funding: CDBG, HOME, and/or other local, state or federal sources
Schedule: Ongoing, as funding is available
1b:Continuethe City’s Energy Efficiency Public Benefits Fund and renewable energy
and energy efficiency rebate programs.
Responsibility: Electric Utility Department
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Funding: Energy efficiency and renewable energy rebate program funds
Schedule: Ongoing, as funding is available
1c:Support funding or other applications that would preserve/conserve existing
mobile home parks. This might include programs such as the Mobile Home Park
Rehabilitation and Resident Ownership Program.
Responsibility: Community Development Department, Housing Services Division.
Funding: N/A – application support through technical assistance.
Schedule: Ongoing, as needed.
1d:Continue providing informational materials to the public through the Green
Building Information Center and at the public counter. Provide updated information
regarding sustainable and green building practices and materials, and provide
information on the maintenance of residential units.
Responsibility: Community Development Department, Building Services Division
Funding: Departmental budget
Schedule: Ongoing, as new and relevant information is available.
1e:Develop standards and design guidelines for residential development in the
Medium Density Residential (R-2) and High Density Residential (R-3), Community
Commercial (C-1) and Heavy Commercial (C-2) zoning districts. Given the
significant increase in the City’s RHNA over the next eight years, the City proposes to
create development standards and design guidelines that would both facilitate
development at the allowable densities and provide guidance and certainty in design
standards to ensure quality housing is developed in the community.
Responsibility: Community Development Department, Planning Services Division
Funding: General Funds and/or other funding if available.
Schedule: Establish development standards and design guidelines by the end of
calendar year 2020.
1f:Develop an At-Risk Units Program. Maintain an inventory of at-risk affordable housing
units and work with property owners and non-profit affordable housing organizations to
preserve these units by identifying and seeking funds from Federal, State, and local
agencies to preserve the units.
Responsibility: Community Development Department, Housing Services Division
Funding: Ukiah Housing Trust Fund, CDBG, HOME, and/or other funding sources
as available and as needed
Schedule: Develop At-Risk Program by the end of calendar year 2020.
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1g:Tenant Education and Assistance for Tenants of At-Risk Projects. Require property
owners to give notice to tenants of their intent to opt out of low-income use restrictions.
Provide tenants of at-risk units with education regarding tenant rights and conversion
procedures.
Responsibility: Community Development Department, Housing Services Division
Funding: Departmental budget
Schedule: Develop education program and notification procedures by June 30,
2020; implement program on an ongoing basis throughout the 2019-2027
planning period.
Expand housing opportunities for all economic segments of the community,
Goal H-2
including special needs populations.
Policies to Support Goal H-2
Policy 2-1: Continue to allow placement of manufactured housing units on permanent
foundations in residential zoning districts.
Policy 2-2: Encourage the development of a variety of different types of housing.
Policy 2-3: Ensure that adequate residentially designated land is available to accommodate
the City’s share of the Regional Housing Need. In order to mitigate the loss of
affordable housing units, require new housing developments to replace all
affordable housing units lost due to new development.
Policy 2-4: Pursue State and Federal funding for very low, low, and moderate income
housing developments.
Policy 2-5: Facilitate the production of housing for all segments of the Ukiah population,
including those with special needs.
Policy 2-6: Expand affordable housing opportunities for first time homebuyers.
Implementing Programs
2a:Update the inventory of vacant and underutilized parcels. Make copies of the
inventory available on the City’s website and at the public counter for distribution.
Responsibility: Community Development Department, Planning Services Division.
Funding: Departmental budget.
Schedule: Updated annually, by June 30 of each year; posted on the City’s website
and at the public counter.
2b:Monitor the rate of conversion of primary residences to short-term rental units.
Research ordinances limiting short-term rentals and present report to City Council.
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Responsibility: Community Development Department, Planning Services Division; City
Council.
Funding: General Funds.
Schedule: Develop monitoring program by June 30, 2020; annually track number of
short-term rentals and present information along with annual progress
report to City Council each year; short-term rental ordinance research
report due June 30, 2025.
2c:Monitor the conversion of single family residential homes to commercial uses. If
conversions continue and the City’s vacancy rate for homeownership is greater than
three percent citywide, the City will design an ordinance that restricts the conversion of
single family residences to commercial uses.
Responsibility: Community Development Department, Planning Services Division.
Funding: Departmental budget.
Schedule: Gather data and report findings to City Council by June 30, 2021.
2d:Pursue additional funding sources to augment the Ukiah Housing Trust Fund,
creating a permanent source of funding for affordable housing. Utilize funding to
develop and support affordable housing programs and projects, providing financial
assistance to private developers and nonprofit agencies, principally for the benefit of
extremely low-income, very low-income, and low-income households. Prepare and/or
support the preparation of at least eight applications for additional funding within the
2019-2027 planning period.
Responsibility: Community Development Department, Housing Services Division.
Funding: Low and Moderate Income Housing Asset Fund; other local, State, and
Federal funding sources as they become available.
Schedule: Ongoing.
2e:Continually engage with a variety of housing developers who specialize in
providing housing to each economic segment of the community. This effort is
designed to build long-term development partnerships and gain insight into specialized
funding sources, particularly in identifying the range of local resources and assistance
needed to facilitate the development of housing for extremely low-income (ELI)
households and households with special needs, including persons with disabilities and
persons with developmental disabilities. This policy is also designed to encourage the
production of a variety of housing types, including multi-family supportive, single room
occupancy, shared housing, and housing for the “missing middle.”
Responsibility: Community Development Department, Housing Services Division; City
Manager’s Office- Economic Development Section
Funding: Departmental budget.
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Schedule: Ongoing community and stakeholder outreach, occurring at least on a
quarterly basis and continuing throughout the 2019-2027 planning period.
2f.Amend the zoning code as follows:
Emergency Shelters. The City will amend the Zoning Code to redefine homeless
facilities as emergency shelters, according to State Government Code.
Transitional/Supportive Housing. Pursuant to SB 2, the City must explicitly allow
both supportive and transitional housing in all zones that allow residential uses and
supportive and transitional housing is to be only subject to those restrictions
applicable to other residential dwellings of the same type in the same zone (note: this
is not limited to residential zones). The City will amend the Zoning Code to
specifically define transitional/supportive housing as defined in Government Code.
Single-Room Occupancy Housing. The City will amend the Zoning Code to allow
Single-Room Occupancy (SRO) units in the medium density residential (R-2) and
high density residential (R-3) zoning districts for the purpose of increasing the
number of units affordable to extremely low, very low, and low-income persons.
Manufactured/Factory-Built Homes. The City will amend the Zoning Code to
define and allow manufactured and factory-built homes in the same manner and use
as all other types of residential dwellings in all zoning districts.
Responsibility: Community Development Department, Housing Services Division
Funding: Departmental budget
Schedule: Complete draft Zoning Code amendments by December 30, 2020; secure
adoption by June 30, 2021.
2g:Facilitate the consolidation of smaller, multi-family parcels by providing technical
assistance to property owners and developers in support of lot consolidation.
Research and present a report on possible lot consolidation incentives to the Planning
Commission and City Council.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Present report to Planning Commission and City Council, with
recommendations, by June 30, 2026.
2h:Ensure capacity of adequate sites for meeting RHNA. The City of Ukiah has been
assigned a Regional Housing Needs Allocation (RHNA) of 239 units for the 2019-2027
Housing Element. To accomplish this mandate by the State, the City will:
Update C1 and C2 Zones to allow by-right housing development, with objective
design and development standards. Units allowed by-right will include multifamily,
SROs, duplexes, triplexes, and fourplexes.
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Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14
dwelling units per acre.
Update the C-N Zone to increase residential density and allow similar housing
types as those allowed in R-2.
By-right housing program for select parcels. Specific to APNs 00304077,
00304078, and 00304079, rezone these parcels at the default density of 15 du/ac.
Also rezone these parcels to allow residential use by-right for developments with at
least 20% of the units affordable to lower income households.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding: Departmental budget
Schedule: Develop objective design and development standards per schedule
associated with Implementing Program 1e; pursue amendments to the
Zoning Code as outlined above by June 30, 2021.
2i:Monitor residential capacity (no net loss). Proactively monitor the consumption of
residential acreage to ensure an adequate inventory is maintained for the City’s RHNA
obligations. Implement a project evaluation procedure pursuant to Government Code
65863. Should residential capacity fall below the remaining need for lower income
housing, the City will identify and if necessary rezone sufficient sites to accommodate
the shortfall and ensure “no net loss” in capacity to accommodate the RHNA.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Ongoing, with annual reports to HCD and the City Council; develop and
implement a project evaluation procedure pursuant to Government Code
65863, by June 30, 2021.
2j:First Time Homebuyer Assistance. The City of Ukiah offers assistance to eligible first-
time homebuyers to purchase new or existing single-family or condominium units in the
City. The program utilizes a combination of HOME, CalHome, CDBG, and/or other
resources as they become available- through the Ukiah Housing Trust Fund.
Restrictions apply and funds are available on a first-come, first-served basis.
Responsibility: Community Development Department, Housing Services Division
Funding: CDBG, HOME, Low and Moderate Income Housing Assets Funds,
CalHome, and/or other funding sources as available
Schedule: Ongoing
2k:Collaborate with local service providers on addressing homelessness. Continue
participation in the Mendocino County Continuum of Care.
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Responsibility: City Manager’s Office
Funding: N/A
Schedule: Ongoing
2l:Review existing City processes for compliance with AB 2162. Revise zoning
codes/processes to allow supportive housing by right in zones where multifamily and
mixed uses are permitted, including nonresidential zones permitting multifamily uses.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Complete review of existing City processes by June 30, 2020; revise
zoning codes/processes by December 31, 2020
2m: Housing Units Replacement Program. The City will require replacement housing units
subject to the requirements of Government Code, section 65915, subdivision (c)(3) on
sites identified in the site inventory when any new development (residential, mixed-use
or non-residential) occurs on a site that has been occupied by or restricted for the use of
lower-income households at any time during the previous five years. This requirement
applies to 1) non-vacant sites; and 2) vacant sites with previous residential uses that
have been vacated or demolished.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: The replacement requirement will be implemented immediately and
applied as applications on identified sites are received and processed.
2n:Homeless Shelter Overlay District Evaluation. Evaluate the Homeless Shelter
Overlay District to determine suitability for accommodating the identified number of
homeless persons. At the minimum, this evaluation will include an analysis of
environmental conditions, physical features, location, and capacity of the zone to
accommodate the identified number of homeless persons. Depending on the results of
this evaluation, the City will consider options including possible amendment of the
District to maintain compliance with SB 2.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Complete evaluation of overlay district on a bi-annual basis, with the first
report due to Planning Commission by June 30, 2020. Depending on
results of evaluation(s), make recommendations to Planning Commission
and/or City Council for options including possible amendment of the
District within 6 months of the date the report is due.
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Goal H-3 Remove governmental constraints to infill housing development.
Policies to Support Goal H-3
Policy 3-1: Improve building and planning permit processing for residential construction.
Policy 3-2: Encourage the use of density bonuses and provide other regulatory concessions
to facilitate housing development.
Policy 3-3: Encourage the development of mixed residential and commercial uses in the
commercial zoning districts where the viability of the commercial activities would
not be adversely affected.
Implementing Programs
3a:Research, review and amend the development standards in the zoning code for
opportunities to maximize housing development. Specific areas of research and
amendments may include the following:
Increasing maximum allowable height for new residential buildings.
Increasing density.
Reducing yard setbacks.
Reducing minimum site area.
Upzoning R-1 (Single-family Residential) and R-1-H (Single-family Residential-
Hillside Combining) zoning districts to allow by-right and/or permit other
residential building types and densities.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding: Departmental budget
Schedule: Complete draft Zoning Code amendments by December 30, 2021; secure
adoption by June 30, 2022
3b:Develop flexible parking policies for new residential development. The intent of this
policy is to reduce parking requirements, especially in zoning districts that allow for
lower-income housing developments.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding: Departmental budget and other funding sources as available
Schedule: Complete draft policy by June 30, 2020
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3c:Explore other policies and regulations that facilitate new infill housing
development.Produce report with recommendations and present to Planning
Commission and City Council. Possible areas of research include, but are not limited to,
the following:
Temporary housing options.
Low Impact Development offsite mitigation.
Community benefit zoning.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding: Departmental budget
Schedule: Complete draft report by June 30, 2026
3d:Facilitate improvements to permit processing to streamline housing development.
Continue to work on improving processing procedures and by June 30, 2021 develop a
brochure to guide developers through City processes.
Continue to offer a pre-application conference with project applicants to identify issues
and concerns prior to application submittal.
Responsibility: Community Development Department, Planning Services Division,
Building Services Division
Funding: Departmental budget
Schedule: Pre-application conferences ongoing; City processing procedures
brochure developed by June 30, 2021
3e:Continue to apply the CEQA infill exemption to streamline environmental review.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Ongoing
3f:Review Site Development Permit and Use Permit Processes. Produce report for City
Council analyzing processes and making recommendations for how to revise processes
and/or Ukiah City Code such that project approval process is accelerated.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
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Schedule: Report due to City Council by December 31, 2020; process and/or code
improvements to be implemented immediately thereafter.
Promote well-planned and designed housing opportunities and projects for
Goal H-4 all persons, regardless of race, gender, age, sexual orientation, marital
status, or national origin.
Policies to Support Goal H-4
Policy 4-1: Promote fair housing practices in the sale or rental of housing with regard to
race, color, national origin, ancestry, religion, disability/medical conditions, sex,
age, marital status, familial status, source of income, sexual orientation/gender
identify, or any other arbitrary factors.
Policy 4-2: Promote and facilitate community awareness of the City of Ukiah’s goals, tools,
available resources and programs for lower income households.
Implementing Programs
4a:Continue to collaborate with the Ukiah Police Department and property owners
and managers to keep housing safe. Support the Crime Prevention through
Environmental Design standards through continued referral of residential new
construction projects to the Ukiah Police Department.
Responsibility: Community Development Department, Planning Services Division,
Building Services Division; and Ukiah Police Department
Funding: General Funds
Schedule: Ongoing
4b:Continue to refer housing discrimination complaints to Legal Services of Northern
California, State Fair Employment and Housing Commission, and the U.S.
Department of Housing and Urban Development (HUD).
Responsibility: Community Development Department, Housing Services Division
Funding: Departmental budget
Schedule: Ongoing
4c:Develop project referral procedural for referral of all proposed General Plan
amendments to the appropriate military office for review and comment. Revise the
planning permit application form to include this step of referral.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Develop referral procedure and revise planning permit application form by
December 31, 2019; implement on January 1, 2020.
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Goal H-5 Provide support for future housing needs.
Policies to Support Goal H-5
Policy 5-1: Pursue annexation efforts that lead to an orderly expansion of growth, where
services are adequate for future residential development.
Policy 5-2: Continue to encourage and facilitate public participation in the formulation and
review of the City’s housing and development policies.
Policy 5-3: Assume a leadership role in the development of all types of housing in the
community.
Implementing Programs
5a:Maintain a housing resources webpage. Included on the webpage are resources such
as funding sources and programs, affordable housing developers, and a list of publicly
assisted housing providers.
Responsibility: Community Development Department, Housing Services Division
Funding: Departmental budget
Schedule: Updated regularly, as new and relevant information is available.
5b:Complete the update of the 2020 Sphere of Influence, Municipal Service Review,
and Ukiah 2040 General Plan. Include an annexation policy.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget, other funding as available
Schedule: 2020- Sphere of Influence and Municipal Service Review; 2021- Ukiah
2040 General Plan.
5c: Work collaboratively with stakeholder jurisdictions for opportunities to lessen or
remove development constraints, and update the housing plan accordingly.
Responsibility: Community Development Department, in conjunction with stakeholder
jurisdictions.
Funding: Departmental budget, other funding as available
Schedule: Ongoing, at least on an annual basis.
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TABLE 6.2
2014-2019 AND 2019-2027 HOUSING GOALS COMPARISON
2014 – 2019 Housing Goals 2019 – 2027 Housing Goals
Goal H-1: Conserve, rehabilitate, and improve H-1: Conserve, rehabilitate, and improve the existing
the existing housing stock to provide adequate, housing stock to provide adequate, safe, sustainable,
safe, energy efficient, and decent housing for and decent housing for all Ukiah residents.
all Ukiah residents.
Goal H-2: Provide housing for all economic H-2: Expand housing opportunities for all economic
segments of the community. segments of the community, including special needs
populations.
Goal H-3: Expand affordable housing Goal H-3: Remove governmental constraints to infill
opportunities for persons with special housing housing development.
needs such as the homeless, mentally ill,
physically disabled, households with very low
and low to moderate incomes, senior citizens,
farm workers, female heads of households with
children under 18 years old, first time
homebuyers and the developmentally disabled.
Goal H-4: Promote well planned and designed Goal H-4: Promote well-planned and designed
housing opportunities for all persons regardless housing opportunities and projects for all persons,
of race, gender, age, sexual orientation, marital regardless of race, gender, age, sexual orientation,
status or national origin. marital status, or national origin.
Goal H-5: Provide support for future housing needs.
Goal H-5: Use land effectively to meet housing
needs and to implement smart growth, green
building, and sustainable development policies
with a focus on infill development.
Goal H-6: Maintain a collaborative working
relationship with all groups and organizations
dedicated to providing affordable housing in the
community, and ensure broad public
participation in the development of housing
goals and policies.
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B. Annual Reporting
California Government Code Section 65400 requires each city and planning agency to prepare
an annual report on the status of the General Plan housing element and its progress with
implementation. The annual reports are required to contain data assessing progress in meeting
the RHNA, a summary of the total number of units which building permits were issued during
the reporting period, status report of previous Housing Element goals, policies and
implementing programs, etc.
The City will review its annual reports with the Planning Commission and City Council and will
submit them to the State Department of Housing and Community Development.
A review of the 2014-2019 Housing Element accomplishments can be found in Appendix G.
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APPENDIX A
COMMUNITY HOUSING WORKSHOPS SUMMARY OF INPUT
AND LIST OF STAKEHOLDERS
Page1 of 7
SUMMARY OF PUBLIC COMMENTS
Community Housing Workshop #1, March 21, 2019
On March 21, 2019, the City of Ukiah held a Community Housing Workshop from 5:30 pm to
7:30 pm at the Ukiah Valley Conference Center. Approximately 40 stakeholders/residents
attended the first workshop. Staff gave a presentation that included an overview of a Housing
Element, State Update requirements, the Regional Housing Needs Allocation, and an overview
of the 2014-2019 Housing Element goals and programs status and accomplishments. In
addition, a work plan and schedule for completion of the Housing Element Update was
provided. Attendees participated in a goal and priority setting exercise and were also given the
opportunity to provide general input and comments.
Below is a summary of key housing-related comments received during this first workshop.
2014-2019 HE Goal Workshop #1 Summarized Comments
H-1: Conserve, rehabilitate, and improve the
Many comments related to financial assistance
existing housing stock to provide adequate,
for property maintenance and improvements.
safe, energy efficient, and decent housing for
Comment related to rent stabilization.
all Ukiah residents.
Implementation of CA Building Code comments
regarding energy efficiency.
H-2: Provide housing for all economic
Providing adequate housing for undocumented
segments of the community.
immigrants and oversight on property owner to
make sure housing is habitable.
Concern about young adults and college
students finding housing.
Need for increased HUD housing options and
assistance in connecting the HUD Benefit with
housing appropriate for the recipient.
The need for tiny/moveable homes.
H-3: Expand affordable housing opportunities
Add new types of housing projects to the
for person with special needs such as the
allowed/permitted uses.
homeless, mentally ill, physically disabled,
Encourage inclusionary housing projects over
households with very low and low to moderate
single-type special needs projects.
incomes, senior citizens, farm workers, female
Financial assistance for infrastructure
heads of households with children under 18
development (for new housing projects).
years old, first time homebuyers and the
Supply free building plans for accessory
developmentally disabled.
dwelling units.
Increase efforts to address homelessness.
H-4: Promote well planned and designed
Need for tenant/owner educational workshops.
housing opportunities for all persons
Financial assistance to deal with code
regardless of race, gender, age, sexual
enforcement actions.
orientation, marital status or national origin.
Financial assistance to make current housing
stock more sustainable, green, and efficient.
Need for mobile home repair/replacement
assistance.
Page2 of 7
H-5: Use land effectively to meet housing
Regulations for green development in existing
needs and to implement smart growth, green
housing.
building, and sustainable development
Develop solar facility to support municipal and
policies with a focus on infill development.
individual usage.
Focus on rehabilitating existing housing stock
with use of incentives.
Relaxing zoning codes and development
standards to maximize development potential.
H-6: Maintain a collaborative working
Similar comments to those summarized for
relationship with all groups and organizations
Goals H-2 and H-3.
dedicated to providing affordable housing in
the community, and ensure broad public
participation in the development of housing
goals and policies.
Community Housing Workshop #2 – April 25, 2019, 5:30 p.m. to 7:30 p.m.
On April 25, 2019, from 5:30 pm to 7:30 pm, the City of Ukiah hosted a second Community
Housing Workshop at the Ukiah Valley Conference Center, and 31 stakeholders/residents
attended. For this second workshop, City staff gave a presentation of key updated housing and
demographic data that had been collected since the first workshop, including a summary of
comments received from the first workshop and an overview of existing and preliminary
proposed goals Staff prepared based on this input. Staff also replicated this presentation in
Spanish in a separate room with two Staff members assisting with translation for Spanish
speakers.
Through group discussions and implementation program/policy setting exercises, attendees
developed new policies supporting the proposed goals. Then attendees voted for those
programs and policies they felt most important for the City to achieve.
A summary of this input is below, with the number of votes by participants per policy indicated in
parentheses.
Preliminary Proposed Goals and Policies (and # of votes per policy)
H-1: Conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe,
sustainable, and decent housing for all Ukiah residents.
Support example policies in handout, except edit.
Renew & expand solar energy efficiency rebate programs. (3)
Incorporate renewable energy and energy efficient design in all new housing & remodeled housing. (4)
New development shall enhance the neighborhood, and create/maintain the peace and privacy of next
door neighbors. (3)
For major remodels, require sustainable upgrades, i.e. attic and subflooring insulation. (2)
Construction and modifications must consider impacts on neighbors, lights and noise. (1)
Page3 of 7
Enable composting toilets and gray water systems. (2)
Maintain housing stock by not allowing housing to become commercial.
H-2: Support housing opportunities for all economic segments of the community, regardless of
race, gender, age, sexual orientation, marital status, or national origin.
Please include the half of the population who earn too much to qualify for low income housing. (3)
Encourage variety of housing types - single family, multifamily, co-op, etc. Studio, 3+ bedrooms, tiny
homes, single occupancy unit. (9)
Tiny, moveable homes as right-sized housing. (3)
Consider implementing rent control measures (translated from Spanish written comment)
Provide options/assistance for affordable housing for low-moderate income levels (translated from
written Spanish comment)
Consider lowering planning/building permit fees (translated from written Spanish comment)
Increase potential sites for mobile home parks (translated from written Spanish comment)
H-3: Expand affordable housing opportunities for persons with special needs.
Senior housing - market rate (not low income). (5)
Current H3.e should move forward (allow higher density too).
Remove barriers by flexible development standards: reduce setbacks, parking requirements, greater
height allowance. (9)
Increase public transportation around affordable housing. (2)
Incentivize new home developers to make houses accessible for aging in place (not necessarily ADA).
(4)
H-4: Minimize governmental constraints for infill housing development.
Reduce/defer Planning & Building fees for senior/affordable/special needs housing. (2)
Incentivize increased density (bonus). (1)
Review development standards (height, setbacks) to increase density - zoning ordinance amendments
Investigate use of "moveable" tiny homes as ADUs. (5)
Identify areas of desired growth & support development of infrastructure (water/sewer/electricity). (2)
Streamline design review. Avoid duplicative efforts. (5)
Reducing barriers (height, parking, setbacks, maximum number of floors) for infill development. (1)
Consider deferment of curb, gutter & sidewalk requirement.
Expand live/work/mixed use options in additional commercial zoning districts. (7)
Question requirement of military department review of use permits.
Financial assistance for infrastructure development.
H-5: Use land effectively to meet housing needs and maintain existing housing stock.
Maintain and publish vacant/underutilized, property owner outreach, include R-1 in list for opportunities.
(5)
Increase density on underutilized parcels. (6)
Incentivize multi-unit: taxes, fees, timelines.
Predeveloped plans that identify setbacks, including duplex, triplex, 4-plex. (4)
Clearly identify airport zone.
Page4 of 7
Annexation.
Develop walkways in the new and existing subdivisions through community outreach and imminent
domain, if needed.
H-6: Provide support for future housing needs.
Update City Planning codes and Building codes.
Consolidate service districts. (1)
Pursue annexation to logical/natural boundaries. (7)
Offer pre-approved building plans for ADUs, duplexes, triplexes, 4-plexes. (2)
Extend city infrastructure. (1)
Update General Plan w/EIR. (2)
Update zoning district guidelines. (1)
Update Sphere of Influence. (1)
Resolve turf wars. (1)
Pursue low-income grants for market rate housing. (1)
Renew and expand solar energy efficiency rebates. (2)
New subdivisions, regulate trees & foliage to preserve solar access on neighboring parcels. (1)
Incorporate renewable energy & energy efficiency standards into new home design & construction. (6)
Promote pedestrian use into subdivision and design. (2)
Page5 of 7
LIST OF STAKEHOLDERS
CA Department of Fish and Wildlife
Caltrans
Community Development Commission of Mendocino County
Lake County/City Area Planning
Mendocino Council of Governments
Mendocino County Department of Social Services
Mendocino County Executive Office
Mendocino Board of Supervisors
Mendocino County Air Quality Management District
Mendocino County LAFCO
Mendocino County Planning and Building Services
Mendocino Transit Authority
State Water Resource Control Board
US Army Corps of Engineers
City of Ukiah Design Review Board
City of Ukiah Paths Open Space and Creeks Commission
Greater Ukiah Chamber of Commerce
Community Foundation of Mendocino County
First 5 Mendocino
Food Bank Ukiah/ Ford Street Project
Leadership Mendocino
Legal Services of Northern California
North Coast Opportunities
Manzanita Services Inc.
Redwood Community Services
Ukiah Main Street Program
Ukiah Senior Center
Walk and Bike Mendocino
Mendocino County Farm Bureau
Sustainable Ag Lands Committee
Rural Communities Housing Development Corporation
The DANCO Group
Petaluma Ecumenical Properties Housing
AMG & Associates
The Pacific Companies
Burbank Housing Development Corporation
Healthy Mendocino County- Housing Action Team
Mendocino Latinx Alliance
Ukiah Vecinos en Accion
Climate Action Mendocino
Alliance for Community Endeavors
Wagenseller Neighborhood Association
Walk and Bike Mendocino
North Coast Opportunities
Mendocino Farmers Breaking Down Barriers to Appropriate and Affordable Housing
Andy Wiese Real Estate
Beverly Sanders Realty
Page6 of 7
Coldwell Banker Mendo Realty
Mendo Realty Property Management
Moreno & Co.-Dan Thomas
Re/Max Full Spectrum
W Real Estate
Realty World Selzer Realty Property Management
Team Mendo of Coldwell Banker Mendo Realty Inc.
Community First Credit Union
Redwood Credit Union
Savings Bank of Mendocino County
Umpqua Bank
Wells Fargo
West America Bank
LACO Associates
North Coast Builders Exchange
SHN, Inc.
Barra Vineyards
Factory Pipe
FlowKana
Mendocino College
Redwood Empire Fairgrounds
Ukiah Unified School District
Ukiah Valley Medical Center
Hopland Utility District
Millview County Water District
Redwood Valley CO.Water District
Willow County Water & Calpella District
River Estates Water
Rogina Water Company
Ukiah Valley Sanitation District
Guillon, Inc.
Montanos Development Corp.
West Business Development
Economic Development and Financing Corporation
Mendocino County Economic Summit Participants
Coyote Valley band of Pomo Indians
Guidiville Indian Rancheria
Pinoleville Pomo Nation
Yokayo Rancheria
Redwood Valley Racheria
Hopland Band of Pomo Indians
Potter Valley Tribe
Northern Circle Indian Housing
Page7 of 7
APPENDIX B
COMMUNITY HOUSING SATISFACTION SURVEY RESULTS
Email Address
sylvia@sylviatidwell.net
gbishop@bishopventures.com
Jordan@CatalystHousing.com
Keandra.cyleardodds@lacda.org
Dodds
Bishop
Tidwell
Cylear-
Person
94939 (415) 205-4702 Jordan Moss
CA 90058 (310) 663-6665 Sylvia
APPENDIX C
Los
Angeles
San Diego CA 92210 (619) 746-5191 Gilman
LIST OF QUALIFIED ENTITIES FOR PRESERVING AT-RISK UNITS
Suite B
Avenue, Unit 2
2415 S. Sante Fe
700 W. Main Street Alhambra CA 91801 (626) 586-1816 KeAndra
2050 Hancock Street,
21 Ward Street, Suite 2 Larkspur CA
LLC
Colony
County
CatalystTenants
Housing
Authority
Properties
Association
Group, LLC
Los Angeles
Santa Fe Art
Development
Veritas Urban
ALLALL
LOSLOS
County Organization Address City State Zip Phone Contact
ANGELES ANGELES
COUNTIES COUNTIES
Visit Ukiah
APPENDIX E
VACANT AND UNDERUTILIZED INVENTORY AND MAPS
Notes Undeveloped but approved for an entitlement for Ukiah Senior Apartments (31 units) project in Feb 2018. Expected to be developed within 1-2 years. Undeveloped. Realistic development
capacity- 22,806 sf available to build up to15 multi-family units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Realistic
development capacity- 37,800 sf available for up to 25 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Realistic
development capacity- up to 16 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Minor improvements including parking lot. Realistic
development capacity for up to 14 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped and surrounded by single family
dwellings (SFDs). Realistic development capacity- based on lot restrictions site could be developed with up to 2 units. Due to need for housing and citywide build-out, expected to be
developed within planning period. Mostly undeveloped but some topographical lot restrictions. Surrounded by SFDs. Realistic development capacity of up to 2 units. Due to need for housing
and citywide build-out, expected to be developed within planning period. Undeveloped. Surrounded by SFDs. Could build up to 2 units. Due to need for housing and citywide build-out,
expected to be developed within planning period.
Constraints None None None
Income Group Mod/Above-ModMod/Above-ModMod/Above-Mod
Population 251
RealisticDevelopment Potential (units) 101
Square feet 169,446
Acres 3.890.16 6,969 2 5 0.41 17,859 2 5
General PlanLDR
Zoning
Existing Use Vacant C1 C 0.88 38,332 31 77 Very-Low/Low C Vacant C1 C 0.67 29,185 15 37 Very-Low/Low None Vacant C1 C 1.24 54,014 25 62 Very-Low/Low None Vacant C1 C 0.58 25,264 16
40 Very-Low/Low None Vacant C1 C 0.52 22,651 14 35 Very-Low/Low None Vacant R1 LDRVacant R1Vacant R1 LDR 0.27 11,761 2 5
Location 763 S Oak StNoneAssigned.Corner of Clara & N Orchard 700 E Perkins St730 E Perkins St705 E Perkins StNoneAssigned.Corner of Dora & N Spring179 Park Pl169 Park Pl
APN
Map ID Very-Low/Low Vacant Parcels1 00230155 2 00237027 3 17903025 4 17903028 5 17906104** Very-Low/Low Vacant Parcels SubtotalModerate/Above-Moderate Vacant Parcels6 00111126 7 00114239*
8 00114244
Notes Undeveloped. Some lot restrictions including road access. Realistically could build 2 units- SFD and accessory dwelling unit (ADU). Due to need for housing and citywide build-out,
expected to be developed within planning period. Undeveloped. Lot restrictions and zoning restrict number of units that can be realistically developed to 3. Could increase density if
merging with parcel 00121409. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped and surrounded by SFDs. Realistic development
capacity for up to 3 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Although larger lot, topographical restrictions
limit to realistic maximum of 2 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Needs road access but realistically
could develop 2 units- an SFD and ADU. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped; surrounded by SFDs. Due to lot
restrictions, maximum development capacity of 1 SFD and 1 ADU. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Due to setback
limitations realistic development capacity is 1 unit. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Existing slope constraints
allow a realistic
Constraints None D; None D; None D; Slope None D; None D; None D; Slope
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units) 2 5 1 2
Square feet 20,037 6,098
Acres 0.24 10,454 2 5 0.54 23,522 3 7 0.47 20,473 3 7 0.460.15 8,464 2 5 0.15 6,534 2 5 0.140.29 12,632 2 5
General PlanLDRLDRLDRLDRLDRLDRLDRLDR
Zoning
Existing Use Vacant R1Vacant R1Vacant R1Vacant R1Vacant R1Vacant R1Vacant R1Vacant R1
Location 169 Park PlNoneAssigned.Near S Barnes St & W Clay StNoneAssigned.Oak Park AveBetweenW Clay St & Jones St 271Mendo-cino PlNoneAssigned.Behindexistinghomes on Oak St. 1010Helen
AveNoneAssigned.CochraneAveBetween410 & 420 NoneAssigned.
APN 00211480
Map ID 9 00114245 10 00121404 11 00125323 12 00142036 1314 00301059 15 00302124 16 00311056
Notes development maximum of 2 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped flag lot; surrounded by SFDs. Due to
lot limitations realistic development capacity is 3 units maximum. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped; surrounded
by SFDs. Due to lot size, setbacks, and access limitations, realistic development capacity is up to 2 units. Expected to be developed within the planning period. Undeveloped; similar
to parcel 00352055 and same owner. Due to lot size, setbacks, and access limitations, realistic development capacity is up to 2 units. Expected to be developed within the planning period.
Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for housing and citywide build-out, expected to be developed
within planning period. Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for housing and citywide build-out, expected
to be developed within planning period. Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for housing and citywide
build-out, expected to be developed within planning period. Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for
housing and citywide build-out, expected to be developed within planning period. Undeveloped. Parcel has some access and lot size limitations and
Constraints D; None D; None D; None D Slope None CNone C; Limited access
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units) 2 5
Square feet 9,147
Acres 0.50 21, 780 3 7 0.16 6.969 2 5 0.15 6,534 2 2 0.210.19 8,276 2 5 0.21 9,221 2 5 0.13 5,662 1 2
General PlanLDRLDRLDRLDRLDR LDR
Zoning R1
Existing Use Vacant R1Vacant R1Vacant R1Vacant R1Vacant R1 LDR 0.20 8,712 2 5 Vacant R1 Vacant
Location At the terminus of Redwood Ave1080Helen AveNoneAssigned.Off of S Dora St NearWashington behind homesNoneAssigned.Off of S Dora St nearWashington behind homesNoneAssigned.On
Cresta nearWabash.AdjacentTo 191 Cresta Dr 191 Cresta Dr NoneAssigned.Cooper Ln near Betty StNoneAssigned.Cooper Ln near Betty St
APN
Map ID 17 00311079 18 00352055 19 00352056 20 00354065 21 00354066 22 00357217 23 00357218 24 00309045 21 Betty St Vacant R2 MDR
Notes realistically could accommodate one SFD. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped, surrounded by residential
development. Realistically could accommodate up to 9 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped, surrounded
by residential development. Realistically could accommodate up to 9 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped
but given lot limitations and setbacks only 4,550 sf could be realistically developed, setting maximum capacity at 3 units. Due to need for housing and citywide build-out, expected
to be developed within planning period. Undeveloped, narrow lot sets realistic development capacity at up to 6 units. Due to need for housing and citywide build-out, expected to be
developed within planning period. Undeveloped. Existing lot limitations sets realistic development capacity at not more than 6 units. Due to need for housing and citywide build-out,
expected to be developed within planning period. Undeveloped; but existing lot size limitations and setbacks removes 300 sf and zoning limits density. Realistic development capacity
is not more than 6 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped; surrounded by commercial development. Zoning
allows up to 28 du/acre but lot and setback limitations limit realistic development capacity to 2 units. Due to need for housing and citywide build-out, expected to be developed within
planning period.
Constraints None None CNone None D; None C
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units)
Square feet
Acres 0.31 13,503 9 22 0.31 13,815 9 22 0.26 11,325 3 7 0.21 9,147 6 15 0.41 17,859 6 15 0.10 3,257 2 5
General PlanCCC
Zoning
Existing Use Vacant C1 Vacant C1 Vacant C1Vacant C2 CVacant C2 C 0.19 8,403 6 15 Vacant CN CVacant GU C
Location 670 N State St528 N State St638 S State StNoneAssigned.On Low Gap Rd in between N State St & Mazzoni St 190ClevelandLn1137 S Dora StNoneAssigned.Corner of W Clay St & S Oak
St
APN
Map ID 25 00211432 26 00214611 27 00230153 28 00204047 29 00228110* 30 00313065 31 00226307
Notes Existing slope constraints allow for 299,000 sf (6 ac) of lot to be developed. Although General Plan allows up to 6 units per acre, given other residential development in this
district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre setting realistic development capacity at 12 units.
Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units
per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2
du/acre with a 5 acre lot; 2 units are possible on this parcel and are expected to be developed within the planning period given need for housing and citywide build-out. Undeveloped
but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints,
realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 2 units is possible on this parcel and is expected to be developed within the
planning period given need for housing and citywide build-out. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential
development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum
of 12 units is possible on this parcel and is expected to be developed within the planning period given need for housing and citywide build-out. Undeveloped but constrained by steep
slopes. Although General
Constraints SlopeSlope;infrastructure Slope;infrastructure Slope;infrastructure Slope;infrastructure
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units)
Square feet
Acres 7.56 329,313 12 30 36.97 1,610,413 2 5 6.29 273,992 2 5 29.63 1,290,682 12 30 10.08 439,084 4 10
General PlanLDRLDRLDRLDR
Zoning
Existing Use Vacant R1Vacant R1H Vacant R1H LDRVacant R1HVacant R1H
Location NoneAssigned.Accessfrom Helen Ave and Foothill Ct NoneAssigned.Access off of W Stanley St 500LookoutDrive360 S HighlandAveNoneAssigned.
APN 00104002***00104065***00104082***00104084***
Map ID 32 00350014 33343536
e on this parcel
Notes Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has
been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 4 units is possible on this parcel and is expected to be developed within the planning period given need for housing
and citywide build-out. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well
as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 4 units is possible on this parcel
and is expected to be developed within the planning period given need for housing and citywide build-out. Undeveloped but constrained by steep slopes. Although General Plan allows up
to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at
roughly 2 du/acre; a maximum of 8 units is possibland is expected to be developed within the planning period given need for housing and citywide build-out. Undeveloped but constrained
by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic
development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 2 units is possible on this parcel and is expected to be developed within the planning period
given need for housing and citywide build-out.
Constraints Slope;infrastructure Slope;infrastructure Slope;infrastructure
Income Group Mod/Above-ModMod/Above-ModMod/Above-Mod
Population 308
RealisticDevelopment Potential (units) 124
Square feet 5,000,718
Acres 8.45 368,081 4 10 4.77 207,781 8 20 4.86 211,701 2 5 115.43
General Plan
Zoning
Existing Use Vacant R1H LDRVacant R1H LDRVacant R1H LDR
Location AccessfromHighlandAveNoneAssigned.AccessfromHighlandAve335 Janix Dr335 Janix Dr
APN 00104088***00104093***
Map ID 3738 00104092 39Moderate/Above-Moderate Vacant Parcels SubtotalVery-Low/Low Underutilized Parcels
Notes Underutilized; existing community garden on-site. Application for $500,000 in Ukiah Housing Trust Fund received in 2018 for 40 low income housing units but due to airport constraints,
realistic development potential is 36 units. This site consists of three parcels suitable for development. Two of the parcels, 00304077 and 00304078, were listed in the prior planning
period. The third parcel, 00304079, was not listed. However, realistically all three parcels will be developed at one time and this will also maximize development potential on the site.
Program 2h to allow by right housing development on these parcels has been added. Due to need for housing and citywide build-out, expected to be developed within planning period.
Underutilized with existing SFD and minor outbuildings. Existing topographical and lot limitations, plus airport constraints, set realistic development capacity at up to 24 units. Due
to need for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial. Due to existing lot limitations,
approximately 30% of the lot has been removed for potential development capacity. Lot area for development is expected to be 87,000 sf and would accommodate up to 14 units. Due to need
for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial. Existing lot limitations and development
set future realistic development capacity at 1 unit. Due to need for housing and citywide build-out, expected to be developed within planning period.
Constraints D; None D; None
Income Group Mod/Above-ModMod/Above-Mod
Population 150
RealisticDevelopment Potential (units) 60
Square feet 94,407
Acres 4.063.23 140, 698 14 35 0.18 7,840 1 2
General Plan
Zoning
Existing Use Underutilized C1;C2 C 2.4 22,098 36 90 Very-Low/Low B2 Underutilized R3 HDR 1.66 72,309 24 60 Very-Low/Low C Underutilized R1 LDRUnderutilized R1 LDR
Location 210 E Gobbi St 817Waugh LnNoneAssigned.Parcel off of Hillview Ave438Mcpeak St
APN 00304079; 00304077*;00304078*;
Map ID 4041 00357407** Very-Low/Low Underutilized Parcels SubtotalMod/Above-Mod Underutilized Parcels42 00104061 43 00125129
Notes Partially developed with residential and/or commercial. Given existing development on site, realistic development capacity is 1 SFD and 1 ADU (2 units). Due to need for housing
and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given existing topographical, development, and lot limitations
including slope constraints, realistic development capacity anticipated at no more than 6 units. Due to need for housing and citywide build-out, expected to be developed within planning
period. Partially developed with residential and/or commercial. Given existing topographical, development, and lot limitations including slope constraints, realistic development capacity
anticipated at no more than 5 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial.
Given existing development on site plus slope limitations, realistic development capacity is 1 SFD and 1 ADU (2 units). Due to need for housing and citywide build-out, expected to be
developed within planning period. Partially developed with residential and/or commercial. Given existing development on site plus topographical limitations, realistic development capacity
is no more than 3 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given
existing development on site plus topographical limitations, realistic development capacity is no more than 3 units. Due to need for housing and citywide build-out, expected to be developed
within planning period.
Constraints D; None D; SlopeD; Slope SlopeNone None
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population 15
RealisticDevelopment Potential (units)
Square feet 42,688 6
Acres 0.29 12,632 2 5 0.980.84 36,590 5 12 1.18 51,400 1 2.5 0.22 9,583 3 7
General PlanLDRLDRLDRLDRMDR
Zoning R1
Existing Use Underutilized R1UnderutilizedUnderutilized R1Underutilized R1HUnderutilized R2 Underutilized R2 MDR 0.22 9,582 3 7
Location 611 W Clay St 275MendocinoPl145MendocinoPl1217 W Standley Ave217 Ford St308 Clara Ave
APN
Map ID 44 00126618 45 0014203446 00142041 47 00113052 48 00212404 49 00213309
Notes Partially developed with residential and/or commercial. Given existing development on site plus slope limitations, realistic development capacity is 1 SFD and 1 ADU (2 units).
Due to need for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial but parcel is largely undeveloped/vacant.
Realistic development capacity is up to 4 units and expected to be developed within the planning period. Partially developed with residential and/or commercial. Given existing development
on site plus lot limitations, realistic development capacity is 1 unit. Due to need for housing and citywide build-out, expected to be developed within planning period.
Constraints None None None
Residential; C-Commercial.
Income Group Mod/Above-ModMod/Above-ModMod/Above-Mod
Population 100.5 251308150100.5 401408.5
RealisticDevelopment Potential (units) 411011246041161165
Residential; HDR- High Density
ture Zone; C-Common Traffic Pattern; D-Other Airport
dential, Hillside Combining District; R-2- Medium Family
Commercial; CN-Neighborhood Commercial; C2-Heavy Commercial;
Square feet 197,757 169,446 5,000,718 94,407 197757 263,853 5,19,8475
Acres 0.46 20,037 2 5 0.17 7,405 4 10 0.22 9,583 1 2 7.773.89115.43 4.067.777.95123.2
ucture and utilities unless otherwise noted
General PlanCC
Zoning
: LDR- Low Density Residential; MDR- Medium Density
(Airport Influence Zones): B2-Extended Approach/Depar
: R1- Single Family Residential; R1h-Single Family Resi
Existing Use Underutilized R3 HDRUnderutilized C1Underutilized C1
LEGEND:ZoningResidential; R-3- High Density Residential; C1- Community GU-General Urban; DC- Downtown Core; UC-Urban Center. General PlanConstraintsEnvirons.*= Identified in both 2009-2014
and 2014-2019 HE cycles ** = Neither of these sites were identified in the prior planning period. ***= R1H regulations require a 5 acre lot for parcels with 30-50% slopes. NOTE: All
parcels have access to infrastr
Location 221 Norton St170 Low Gap Rd 678 N State St
APN
Map ID 50 00215305 51 00208004 52 00211436 Moderate/Above-Moderate Underutilized Parcels SubtotalVery-Low/Low Vacant Parcels SubtotalModerate/Above-Moderate Vacant Parcels SubtotalVery-Low/Low
Underutilized Parcels SubtotalModerate/Above-Moderate Underutilized Parcels SubtotalTotals Very-Low/Low Vacant + Underutilized Parcels Totals Moderate/Above-Moderate Vacant + Underutilized
Parcels
VACANT AND UNDERUTILIZED SITES AND CONSTRAINTS
VACANT SITES
UNDERUTILIZED SITES
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APPENDIX G
REVIEW OF 2014-2019 HOUSING ELEMENT ACCOMPLISHMENTS
rehabilitation efforts. Pursuit of
Given the City’s age of housing Energy efficiency improvements Preservation of existing mobile
This program was completed, but
ed a residential rehabilitation program with
on ordinance was adopted by the City Council in
Progress and Continued Appropriateness CDBG PI funds, but due to the City having an open economic development grant and current CDBG PI expenditure requirements, all the PI was spent
on open grant activities. The City may pursue funding for a rehabilitation program in 2020. Continued Appropriateness: stock, it is important to continue funding through CDBG and HOME
for rehabilitation is listed as a program in the 2019-2027 Housing Element. Completed. Continued Appropriateness: continue to be important, especially in lower income households. This
program will continue as a part of the 2019-2027 Housing Element.Completed, through creation of the Green Building Information Center at the Ukiah Civic Center. Continued Appropriateness:a
modified version will be retained in the updated Housing Element to keep the materials updated and relevant. 2011. Continued Appropriateness: homes continues to be a priority for the
City. This program has been revised for the 2019-2027 Housing Element to focus only on mobile home park preservation efforts.
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ing the housing programs outlined in the 2014-2019 Housing Element.
ams included in the adopted element, and evaluating their
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Objective Promote rehabilitation. The City had startEnergy efficiency improvements. Educate public on sustainability and green building. Preserve mobile home parks. A rent stabilizati
Review of 2014-2019 Housing Element Accomplishments
with an emphasis on
Program H-1.a- Develop and implement a residential rehabilitation program improving safety, comfort and energy efficiency. H-1.b Work with the City Public Utility Department to potentially
expand the City's Energy Efficiency Public Benefits Fund. H-1.c Provide informational materials to the public regarding sustainable and green building materials. H-1.d Consider measures
that would preserve/conserve existing mobile home parks, such as a mobile home rehabilitation program, conversion to ownership program, infrastructure improvement incentives, rent stabilization,
etc.
The table below summarizes the City’s progress in implementThis includes reviewing progress made in implementing progreffectiveness and continued appropriateness for the City.
the City’s website and at the
In 2017, new funding was made CPTED standards are regularly This program will continue to be Copies of the annually updated
eation of the Ukiah Housing Trust
Given the focus of the City’s
iah Police Department (UPD) reviews and
Progress and Continued Appropriateness Not completed due to lack of funding for preservation efforts. Continued Appropriateness: available by the City through crFund (UHTF). The UHTF
may be a funding mechanism for preservation efforts related to at-risk units. This has been continued as a program in the 2019-2027 Housing Element. makes recommendations on projects
through the Crime Prevention through Environmental Design (CPTED) standards. Continued Appropriateness: reviewed and updated by the UPD. This program will be continued in the 2019-2027
Housing Element. This program was not completed. Continued Appropriateness: important and has been prioritized in the 2019-2027 Housing Element.Continued Appropriateness: inventory
will be made available on public counter. This will be retained as a program for 2019-2027.Educational materials not completed. Continued Appropriateness:General Plan on infill residential
development and the location of existing vacant and underutilized parcels, housing development typically occurs within a half mile of public transit. This program has been removed for
the 2019-2027 Housing Element.
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Objective housing stock. Encourage safe housing. Completed. The UkImprove project referral process. Educate the public. Completed. Provide education on benefits of locating housing near
public transit facilities.
Program H-1.e Develop an At-Risk Units Program. Maintain existing affordable H-1.f Work closely with the Ukiah Police Department and local apartment complex managers to keep housing
safe. Consider funding mechanisms for increasing public safety. H-1.g Refer all proposed General Plan amendments to the appropriate military offices for review and comment. Revise the
planning permit application form to include this step of referral. H-2.a Provide copies of the inventory of vacant and underdeveloped land for public distribution. H-2.b Work with public
transit providers and developers to encourage housing development located close to public transit facilities.
is the lack of larger parcels
th future homeless facilities,
ion in the zoning code. This is
The City has added programs A revised version of this program This program has been revised
In 2017, the City Council adopted
Progress and Continued Appropriateness Completed. Continued Appropriateness:an accessory dwelling unit (ADU) ordinance, making development of ADUs a ministerial by-right process in residential
zoning districts. As this is an ordinance and part of the City’s code, it has been removed for the 2019-2027 Housing Element. 8 ADUs were issued building permits in 2018. Community
Development staff performed reviews in 2017 and 2018. One of the primary constraints to accommodate multi-unit housing projects. Continued Appropriateness: related to possible removal
of constraints present in the zoning code, which is expected to address the issue. This has been removed as a program in the 2019-2027 Housing Element. Various City staff have assigned
with this Planning Group, and the City now partners with and actively participates with the Mendocino County Continuum of Care. Continued Appropriateness: will be in the 2019-2027 Housing
Element, under Goal H-2. Completed. The City adopted a Homeless Shelter Overlay Zone in 2015. In 2017, the City approved a Major Use Permit for a permanent homeless day resource center
and temporary winter shelter, and in 2018 the winter shelter opened. To resolve any neighborhood compatibility issues wiCommunity Development staff is currently working on an update
to the Homeless Facilities definitexpected to be developed, with recommendations presented to Planning Commission and the City Council, in 2019-2020. Continued Appropriateness: to expand
on the homeless facilities use and to be in line with transitional housing and emergency shelter legislation such as SB 2. The revised program is now in Goal H-2 of the Updated Housing
Element.
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Objective Encourage the development of second dwelling units. Encourage the development of condominium and cooperative living projects. Address and identify solutions to potential incompatibility
issues.Support an adequate number or type of homeless facilities to support the homeless population.
Program H-2.c Provide reduced planning permit application fees for residential second dwelling units. H-2.d Review the zoning code and determine if any constraints to condominium developments
and cooperative living projects exist, and if so, work to eliminate the constraints. H-2.e As staff and resources permit, assist the Ukiah Homeless Services Planning Group in all ways
possible. H-2.f The zoning code shall be amended to allow homeless facilities without the requirement for a Use Permit in the Homeless Shelter Overlay Zone. The zoning code shall require
a Site Development Permit and facility management plan, and reasonable site development standards for homeless facilities.
l, this program could still be
ll economic segments of the
using Element planning cycle,
d has sought ways to incentivize
to-condominium conversions
There does not seem to be a
of the delivery of exceptional
Until the amount of single family
ng the building and planning permit
single family homes to professional offices
Progress and Continued Appropriateness There have been no rental unit-proposed in the last six years. The rental vacancy rate has been between 1 and 2 percent for the same period. Continued
Appropriateness: historical likelihood of rental unit to condominium conversions. However, there may be a growing likelihood of conversion of primary residences to short-term rentals.
A program has been added to monitor this in Goal H-2. were approved in 2014-2018. Additionally, two offices were approved to be converted into two residential units in 2014-15. Continued
Appropriateness:homes reaches an adequate leveviable. However, it has been revised in Goal H-2 to monitor the conversion occurrence and define “sufficiently adequate.” At the start
of the 2014-2019 Hothere had been very few housing starts overall in the City of Ukiah for the past several years. This was especially the case for market-rate housing, which in Ukiah
tends to be units with rents affordable to households in the "moderate" or "above moderate" income group. Studies have shown that when a lack of developer demand exists for housing
development, adopting ordinances such as an inclusionary housing ordinance can have the unintended consequence of further restricting housing development. Noting this trend, the City
insteathe development of housing for acommunity. Through a proactive approach with local and regionally-based housing developers, staff in both the City Manager's Office and Community
Development Department met with and engaged developers in pursuing housing development projects. In 2017, the City's Community Development Department shifted to a prioritycustomer service,
streamliniprocess and improving responsiveness on building inspections.
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Objective Retain the rental housing stock. Retain total housing stock. No conversions ofIncrease the supply of affordable housing.
Program H-2.g Do not permit the conversion of rental units to condominium units unless the City's amount of rental units is sufficiently adequate. H-2.h Do not permit the conversion
of single family residential homes to professional offices unless the City's amount of residential units is sufficiently adequate. H-2.i Adopt an Inclusionary Housing Ordinance by 2013
that requires below-market rate housing to be included as part of residential projects.
s to produce
s created as a part of this
Because of the City’s success in A program has been added for
the City’s incentive-based
: Due to the reasons stated in H-2i
based approache
Progress and Continued Appropriateness strategy to address the need for housing in the community. The City's first Housing Trust Fund wastrategy, and a NOFA was released in 2018. The
initial funding allocation of $500,000 was over-subscribed with three applications submitted for the maximum funding amount. As reported in the 2018 APR, programs appear to be working.
37 housing units affordable to households in the "very low-income" category were permitted in 2018, the most affordable units permitted in any single year within the past 10 years.
Continued Appropriateness: utilizing innovative incentive-affordable and market-rate housing, plus other tools available through recent legislation like SB 35 streamlining provisions,
creation of an inclusionary housing ordinance has been removed as a program for the 2019-2027 Housing Element. See H-2.i above. Continued Appropriatenessabove, this will removed as
a program for the 2019-2027 Housing Element. The study was not completed but affordable housing funds were generated through the re-use of former redevelopment agency housing successor
funds to create the Ukiah Housing Trust Fund. Through funding for housing trust funds in recent legislation, additional funds may be raised in the future. Continued Appropriateness:
the City to pursue additional affordable housing funding to augment the Ukiah Housing Trust Fund and create a permanent local source of funding for affordable housing. H-2k has been
removed as a program for the 2019-2027 Housing Element.
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Objective Also in 2017, the City Council adopted a two-part housing Increase the supply of affordable housing. Generate local source of affordable housing funds.
Program H-2.j Adopt minimum standards for inclusionary housing units. H-2.k Prepare a Nexus Study by 2014 to determine if a nexus can be established requiring the developers of large
residential and commercial projects to construct needed affordable housing units on site or in another appropriately zoned location near the place of employment/pay impact fee.
This program will continue to be Designing a program for This program has been This program is a duplicate of
Progress and Continued Appropriateness Completed, and ongoing. The City has been proactive in identifying and meeting with nonprofit developers specializing in building housing for extremely
low-income households. Continued Appropriateness:important and relevant and has been retained in the 2019-2027 Housing Element. The City created a Housing Division in the Community
Development Department as a part of its 2017 Housing Strategy. This Division has principally been tasked with developing and implementing programs for lower-income residents. The Division
administers the Ukiah Housing Trust Fund and related programs. Continued Appropriateness:extremely low income households has been consolidated into a program in the 2019-2027 Housing
Element that will seek out funding for the development of housing programs and projects to address the needs of extremely low- and very low-income households. Completed. In 2015, the
City adopted a Homeless Shelter Overlay Zone through Ordinance 1161. Continued Appropriateness:completed and will be removed for the 2019-2027 Housing Element. However, because no transitional
housing projects have located inside this Zone, a program has been added to seek additional improvements towards the streamlining of transitional and supportive housing projects and
to more fully define emergency shelters (see Goal H-2). Continued Appropriateness:Program H-2a (which is being retained as a program) and will be removed for the 2019-2027 Housing Element.
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Objective Develop partnerships with affordable housing developers. Increase the supply of affordable housing. Streamline transitional housing projects. Provide education. Completed.
Program H-2.l Identify and meet with non-profit builders who specialize in building housing for extremely low-income households. H-2.m Work in conjunction with other agencies to jointly
develop and implement a program that is designed to address the needs of the extremely low income households in the City. H-2.n Amend the zoning ordinance to be consistent with Senate
Bill 2. H-2.o Post sites inventory map and housing development in commercial zones on website and provide hard copies at the counter.
will be important for ensuring
olidations and will retain this
information. This has been
ing Element. This program will
A program to continually engage
Maintaining an updated inventory The City has not yet explored Because the City is mostly built-
ued in coordination with the
Progress and Continued Appropriateness The City did not host a roundtable meeting, but City staff did meet with multiple housing stakeholders, both for-profit and non-profit, to solicit
input towards the development of its 2017 Housing Strategy. Additionally, as stated elsewhere in this report, the City has been proactive in engaging with housing sponsors and developers
in discussions regarding creation of additional housing units. Continued Appropriateness: with non-profit housing sponsors and developers has been retained for the 2019-2027 Housbe
removed. The inventory was updated in 2012, 2013, 2016-17, and 2019. Continued Appropriateness:of vacant and underutilized parcels developers have the most recentretained as a program
for the 2019-2027 Housing Element. The City publicized the inventory of underutilized sites and provided technical assistance to property owners and developers in support of lot consolidation.
The City Council also adopted a residential density calculation ordinance for medium density residential (R-2) and mixed use parcels. Continued Appropriateness:creation of incentives
for lot consportion of the program for the 2019-2027 Housing Element. The City is undertaking the update of its General Plan in 2019. Annexation efforts will be pursupdating of the
Land Use Element. Continued Appropriateness:out, pursuit of annexation of land that is already zoned for residential will be important for continuing to accommodate the demand for housing
citywide. This program has been consolidated into other programs that reflect this larger priority.
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Objective Provide opportunities for the creation of more affordable housing. Provide education to the public and potential developers. Provide opportunities for the creation of more
affordable housing. Provide opportunities for the creation of more housing.
olidation of smaller
Program H-2.p Conduct a roundtable meeting with non-profit housing sponsors and developers. H-2.q Update inventory of vacant and underutilized parcels. H-2.r Facilitate the consmulti-family
parcels. H-2.s Pursue annexation of land that can accommodate single-family residential development.
ffordable housing strategies.
Support of funding applications This program is ongoing and still No known constraints exist. This
Because of the flexibility inherent This program is ongoing and still
Progress and Continued Appropriateness A project with 37 units of special needs rental housing was issued a building permit in 2018. Continued Appropriateness: will continue to be appropriate
and has been retained as a program for the 2019-2027 Housing Element. The City continues to be supportive of increasing housing opportunities for persons with disabilities. The City’s
Building Division provides comments on ensuring housing developments are designed to include physical accessibility features. Continued Appropriateness: appropriate. It remains in the
updated Element. Preliminary work completed in 2011. No constraints have been identified. A project with 37 units of special needs rental housing was issued a building permit in 2018
(noted in Table A2). Continued Appropriateness: program has been consolidated into a new program to remove constraints for special needs and lower-income housing projects (see Goal
H-2). City Housing and Planning Services Staff continued to actively participate in the Mendocino County Housing Action Team in 2018. Staff also continued to collaborate with farmworker
housing stakeholders towards potential housing solutions. Continued Appropriateness:throughout the City’s zoning code related to housing for farmworkers and the relatively small size
of the City’s farmworker population, the housing needs of this group are addressed through its standard aThis program was not completed in 2014-2019. Continued Appropriateness:appropriate.
It remains in the updated Element and has been
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Objective Support funding applications for special needs housing projects. Increase housing opportunities for persons with disabilities. Eliminate regulatory constraints to special needs
housing. Increase supply of farmworker housing. Remove constraints to SRO housing.
s consistent with the
Program H-3.a Special Needs Rental Housing: Support applications to State and federal agencies such as HCD, State Treasurer's Office, HUD and USDA for affordable rental housing financing
to provide shelter for very low-income families and special needs households. H-3.b Increase housing opportunities for persons with disabilitiefair housing and disability laws, and
encourage physical access to and within residential units and areas during the development review process. H-3.c Review zoning code to remove regulatory constraints to special needs
housing projects. H-3.d Continue to assist farmworker housing stakeholders through technical assistance. H-3.e Amend the zoning code to define and allow Single Room Occupancy (SRO)
developments in the Medium Density (R-2) and High Density (R-3) zoning districts.
This program is ongoing and still This program is ongoing and still This program is ongoing and still A modified version of this This program has been
andards (see Goal H-1).
he CEQA infill exemption for a 35-unit
prioritized to be accomplished within the first two years (see Goal H-2). No complaints received in 2014-2019. Continued Appropriateness:appropriate. It remains in the updated Element
(see Goal H-4). Completed- Fair Housing literature is available at the City’s public counter and website. Fair Housing logos are placed on the Housing Division’s programs’ flyers. Continued
Appropriateness:appropriate. It remains in the updated Element (see Goal H-4).moderate-income housing development and a 31-unit low-income senior housing project. Continued Appropriateness:appropria
te. It remains in the updated Element (see Goal H-3).Through incentive programs provided by the City’s Electric Utility, design standards inherent in the City’s Downtown Zoning Code
and design guidelines, and updates to the CA building code, green building and sustainable development tools continue to be supported citywide. The City also currently provides density
bonuses and adopted a residential density calculation ordinance. Continued Appropriateness:program will be retained for the 2019-2027 Housing Element, to explore flexible parking stDue
to changes in the CA building code, many impediments to green building have been removed. The City completed further revisions to its handouts at the public counter in 2018. Continued
Appropriateness:completed and will be removed for the updated Element.
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Promote fair housing practices. Promote fair housing practices. Provide education. The City utilized tProvide opportunities for education and sustainable development. Provide education
and encourage green building.
H-4.a Refer housing discrimination complaints to appropriate State and local agencies. H-4.b Develop and make available housing discrimination public information. H-5.a Apply the CEQA
infill exemption and perform expedited review for affordable housing projects. H-5.c Prepare and present green building/sustainable development incentive tool.H-5.d Analyze zoning and
building codes for removing impediments to green building.
ation and available as funds are
een completed. However, Goal
This program, which is very This program has been revised
This program is ongoing and still This program, which is very This program is ongoing and still
Progress and Continued Appropriateness This program is currently in operaccessible. Additionally, the City has developed a rebate program for those affordable housing developers that
achieve energy efficiency savings above Title 24 standards. Continued Appropriateness:appropriate. It remains in the updated Element (see Goal H-1). The Green Building Information Center
was completed in Ukiah Civic Center. Continued Appropriateness:similar to H-1.c and H-5.g, has been completed and will be removed for the updated Element. However, Goal H-1 contains
policies and programs supporting green building practices. The Green Building Information Center was completed in the Ukiah Civic Center. Continued Appropriateness:similar to H-1.c
and H-5.f, has bH-1 contains policies and programs supporting ongoing green building practices. The City adopted Low Impact Development (LID) standards to filter and slow stormwater
runoff. Continued Appropriateness: to explore an offsite mitigation bank or other relief measure to ensure stormwater management is achieved without the loss of potential housing units
(see Implementing Program 3c). The City has adopted the Cal-Green Building Code (Tier 1), which requires buildings to attain a higher level of efficiency. Continued Appropriateness:appropriate.
It remains in the updated Element (see Goal H-1).
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Objective Provide opportunities for energy efficient housing development and education. Provide education and opportunities to increase green building practices. Provide education about
stormwater management for affordable housing developers. Provide education about stormwater management for affordable housing developers. Develop housing that incorporates renewable
energy and energy efficient design; and provide education to the public.
Program H-5.e Continue to administer solar and energy efficiency rebate programs. H-5.f Assist developers in incorporating green building practices. H-5.g Promote energy and water
conservation education programs that address steps to energy and water efficiency, benefits of weatherization and weatherization assistance programs, and information of onsite renewable
energy generation technologies. H-5.h Stormwater management for multi-family housing development. H-5.i Promote use of renewable energy technologies in residential and mixed-use projects.
This program is ongoing and still This program has been modified This program has been
milar to other programs in the Housing
Progress and Continued Appropriateness No opportunities have surfaced. Poised to implement. Continued Appropriateness: appropriate. It remains in the updated Element (see Goal H-3).Completed.
The City created a Housing Division in 2017, and a webpage for the Housing Division was established in 2018. Continued Appropriateness: to maintaining the webpage in the updated Element
(see Goal H-5). Element and was completed in 2014-2019. Continued Appropriateness: consolidated into other similar programs and removed as a program for the 2019-2027 Housing Element.
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Objective Provide education to the community. Provide education to the community. Provide education. This program is si
ed to facilitate the
Program H-5.j Assist in creating residential neighborhoods with mixed housing densities, types and affordability. H-6.b Develop a housing resources webpage that may be usdevelopment
and improvement of affordable housing. H-6.c Conduct periodic meetings with developers, non-profit housing development agencies, the Ukiah Police Department, and others to identify
constraints to development of affordable housing and use the information gained to consider zoning code amendments.
ES, AND IMPLEMENTING PROGRAMS
APPENDIX H
2019-2027 HOUSING ELEMENT GOALS, POLICI
OngoingOngoing
CDBG, HOME, and/or other local, state or federal sourcesrenewable energy rebate program funds.N/AOngoingDepartmental budgetOngoing
Community Development Department, Housing Services DivisionElectric Utility DepartmentEnergy efficiency and Community Development Department, Housing Services DivisionCommunity Development
Department, Building Services Division
ProgramResponsibilityFundingSchedule
: Encourage the rehabilitation of existing residential units.: Promote the use of sustainable and/or renewable materials and energy technologies (such as solar and wind) in : Preserve
at-risk housing units.: Promote increased awareness among property owners and residents of the importance of property maintenance to : Continue to implement effective crime prevention
activities.
City of Ukiah 2019-2027 Housing Element Goals, Policies and Implementing Programs
Conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe, sustainable, and decent housing for all Ukiah residents. Policy 1-1Policy 1-2rehabilitated housing
and new housing construction; and reduce greenhouse gas emissions.Policy 1-3Policy 1-4long-term housing quality. Policy 1-51a: Implement a residential rehabilitation program. 1b: Continue
the City’s Energy Efficiency Public Benefits Fund and renewable energy and energy efficiency rebate programs.1c: Support funding or other applications that would preserve/conserve existing
mobile home parks. 1d: Continue providing informational materials to the public through the Green Building Information Center and at the public counter.
Goal H-1SupportingPoliciesImplementingPrograms
Establish guidelines by December 2020.Develop program by December 2020procedures by 6/30/20; implementation ongoing through 2027.
General Funds and/or other funding if availableUkiah Housing Trust Fund, CDBG, HOME, and/or other funding sources as available and as neededDepartmental budgetEducation and notification
Community Development Department, Planning Services DivisionCommunity Development Department, Housing Services DivisionCommunity Development Department, Housing Services Division
-
ProgramResponsibilityFundingSchedule
1e: Develop standards and design guidelines for residential development in the Medium Density Residential (R2), High Density Residential (R-3), Community Commercial (C-1) and Heavy Commercial
(C-2) zoning districts. 1f: Develop an At-Risk Units Program.1g: Tenant education and assistance for tenants of at-risk projects.
ImplementingPrograms
of each yearby June 30, 2020.• Track conversion rate annually.• Report to Council annually. • Draft ordinance due June 30, 2025.30, 2021.
Departmental budgetUpdated annually, by June 30 General Funds• Develop monitoring program Departmental budgetReport to City Council by June
Community Development Department, Planning Services DivisionCommunity Development Department, Planning Services Division; City CouncilCommunity Development Department, Planning Services
Division
Encourage the development of a variety of different types of housing.
ProgramResponsibilityFundingSchedule
: Continue to allow placement of manufactured housing units on permanent foundations in residential zoning districts.: Ensure that adequate residentially designated land is available
to accommodate the City’s share of the Regional : Pursue State and Federal funding for very low, low, and moderate income housing developments.: Facilitate the production of housing
for all segments of the Ukiah population, including those with special needs.: Expand affordable housing opportunities for first time homebuyers.
Expand housing opportunities for all economic segments of the community, including special needs populations. Policy 2-1Policy 2-2: Policy 2-3Housing Need. In order to mitigate the loss
of affordable housing units, require new housing developments to replace all affordable housing units lost due to new development.Policy 2-4Policy 2-5Policy 2-62a: Update the inventory
of vacant and underutilized parcels.2b: Monitor the rate of conversion of primary residences to short-term rental units.2c: Monitor the conversion of single family residential homes
to commercial uses.
Goal H-2SupportingPoliciesImplementingPrograms
Ongoingleast on a quarterly basis throughout 2027.
Low and Moderate Income Housing Asset Fund; other funds as they become availableDepartmental budgetOngoing outreach, occurring at
Community Development Department, Housing Services DivisionCommunity Development Department, Housing Services Division; City Manager's Office- Economic Development Section
ProgramResponsibilityFundingSchedule
2d: Pursue additional funding sources to augment the Ukiah Housing Trust Fund, creating a permanent source of funding for affordable housing. 2e: Continually engage with a variety of
housing developers who specialize in providing housing to each economic segment of the community.
ImplementingPrograms
amendments by December 30, 2020.• Secure adoption by June 30, 2021.
Departmental budget• Draft Zoning Code
Community Development Department, Planning Services Division
ProgramResponsibilityFundingSchedule
2f: Amend the zoning code as follows:• Emergency Shelters. Amend the Zoning Code to redefine homeless facilities as emergency shelters, according to State Government Code.• Transitional/Supportive
Housing. Pursuant to SB 2, the City must explicitly allow both supportive and transitional housing in all zones that allow residential uses and supportive and transitional housing is
to be only subject to those restrictions applicable to other residential dwellings of the same type in the same zone (note: this is not limited to residential zones). The City will
amend the Zoning Code tospecifically define transitional/supportive housing as defined in Government Code.• Single-Room Occupancy Housing- The City will amend the Zoning Code to allow
Single-Room Occupancy (SRO) units in the medium density residential (R-2) and high density residential (R-3) zoning districts for the purpose of increasing the number of units affordable
to extremely low, very low, and low-income persons.• Manufactured/Factory-built homes. The City will amend the Zoning Code to define and allow manufactured and factory-built homes in
the same manner and use as all other types of residential dwellings in all zoning districts.
ImplementingPrograms
Commission and City Council, with recommendations, by June 30, 2026.development standards per schedule in Program 1e; pursue amendments to Zoning Code by June 30, 2021.
Departmental budgetPresent to Planning Departmental budgetDevelop objective design and
Community Development Department, Planning Services DivisionCommunity Development Department, Planning Services Division; Planning Commission; City Council.
-
ProgramResponsibilityFundingSchedule
2g: Facilitate the consolidation of smaller, multi-family parcels by providing technical assistance to property owners and developers in support of lot consolidation. 2h: Ensure capacity
of adequate sites for meeting RHNA by amending the Zoning Code as follows: - Update C1 and C2 Zones to allow by-right housing development, with objective design and development
standards; - Update the R2 Zone to allow up to 15 dwelling units/acreUpdate the CN Zone to increase residential density and allow similar housing types
as those allowed in R2. - By-right housing program for select parcels. Specific to APNs 00304077,00304078, and 00304079, rezone these parcels at the default density of 15 du/ac.Also
rezone these parcels to allow residential use by-right for developments with atleast 20% of the units affordable to lower income households.
ImplementingPrograms
HCD and City Council; develop and implement a project evaluation procedure pursuant to Government Code 65863 by June 30, 2021Ongoingprocesses by June 30, 2020; revise zoning codes/processes
by December 31, 2020.applied as applications on identified sites are received and processed.annual basis, with first report due to Planning Commission by 6/30/20. Recommendations may
require future amendments to district.
Departmental budgetOngoing, with annual reports to • CDBG • HOME• Low and Moderate Income Housing Assets Funds• CalHome• Other funding sources as available.Departmental budgetComplete
review of City Departmental budgetImplemented immediately and Departmental budgetEvaluation completed on bi-
Community Development Department, Planning Services DivisionCommunity Development Department, Housing Services DivisionCity Manager's OfficeN/AOngoingCommunity Development Department,
Planning Services DivisionCommunity Development Department, Planning Services DivisionCommunity Development Department, Planning Services Division
2i: Proactively monitor residential capacity (no net loss).2j: First Time Homebuyer Assistance2k: Collaborate with local service providers on addressing homelessness. 2l: Review existing
City processes for compliance with AB 2162.2m: Housing Units Replacement Program.2n: Homeless Shelter Overlay District Evaluation.
June 30, 2020 • Adoption by December 31, 2020Complete draft policy by June 30, 2020.30, 2026.ongoing; City processing procedures brochure developed by June 30, 2021.
Departmental budget• Zoning Code amendments by Departmental budget and other funding sources as availableDepartmental budgetComplete draft report by June Departmental budgetPre-application
conferences
Community Development Department, Planning Services Division; Planning Commission; City CouncilCommunity Development Department, Planning Services Division; Planning Commission; City
CouncilCommunity Development Department, Planning Services Division; Planning Commission; City CouncilCommunity Development Department, Planning Services Division, Building Services
Division
Encourage the use of density bonuses and provide other regulatory concessions to facilitate housing development.Encourage the development of mixed residential and commercial uses in
the commercial zoning districts where the
ProgramResponsibilityFundingSchedule
: Improve building and planning permit processing for residential construction.
Remove governmental constraints to infill housing development. Policy 3-1Policy 3-2: Policy 3-3: viability of the commercial activities would not be adversely affected. 3a. Research,
review and amend development standards in the zoning code for opportunities to maximize housing development. 3b: Develop flexible parking policies for new residential development.3c:
Explore other policies and regulations that facilitate new infill housing development. 3d: Facilitate improvements to permit processing to streamline housing development.
Goal H-3SupportingPoliciesImplementingPrograms
12/31/20; process and/or code improvements to be implemented immediately thereafter.
Departmental budgetOngoingDepartmental budgetReport due to City Council by
Community Development Department, Planning Services DivisionCommunity Development Department, Planning Services Division
ProgramResponsibilityFundingSchedule
3e: Continue to apply the CEQA infill exemption to streamline environmental review.3f: Review Site Development Permit and Use Permit Processes.
ImplementingPrograms
General fundsOngoingDepartmental budgetOngoingDepartmental budgetOngoing
Community Development Department, Planning Services Division, Building Services Division; and Ukiah Police DepartmentCommunity Development Department, Housing Services DivisionCommunity
Development Department, Planning Services Division
Promote and facilitate community awareness of the City of Ukiah’s goals, tools, available resources and programs
ProgramResponsibilityFundingSchedule
: Promote fair housing practices in the sale or rental of housing with regard to race, color, national origin, ancestry,
Promote well-planned and designed housing opportunities and projects for all persons, regardless of race, gender, age, sexual orientation, marital status, or national origin. Policy
4-1religion, disability/medical conditions, sex, age, marital status, familial status, source of income, sexual orientation/genderidentify, or any other arbitrary factors.Policy 4-2:
for lower income households.4a: Continue to collaborate with the Ukiah Police Department and property owners and managers to keep housing safe. 4b: Continue to refer housing discrimination
complaints to Legal Services of Northern California, State Fair Employment and Housing Commission, and the U.S. Department of Housing and Urban Development (HUD).4c: Develop project
referral procedural for referral of all proposed General Plan amendments to the appropriate military office for review and comment.
Goal H-4SupportingPoliciesImplementingPrograms
• 2020- Sphere of Influence and Municipal Service Review • 2021 Ukiah 2040 General Plan.Ongoing, at least on an annual basis.
Departmental budgetOngoingDepartmental budget, other funding as availableDepartmental budget, other funding as available
Community Development Department, Housing Services DivisionCommunity Development Department, Planning Services DivisionCommunity Development Department, in conjunction with stakeholder
jurisdictions.
Continue to encourage and facilitate public participation in the formulation and review of the City’s housing and Assume a leadership role in the development of all types of housing
in the community.
ProgramResponsibilityFundingSchedule
: Pursue annexation efforts that lead to an orderly expansion of growth, where services are adequate for future
Provide support for future housing needs. Policy 5-1residential development.Policy 5-2: development policies.Policy 5-3: 5a: Maintain a housing resources webpage. 5b: Complete the update
of the 2020 Sphere of Influence, Municipal Service Review, and Ukiah 2040 General Plan. 5c: Work collaboratively with stakeholder jurisdictions to lessen or remove development constraints,
and update the housing plan accordingly.
Goal H-5SupportingPoliciesImplementingPrograms
RESOLUTION NO. _______
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH APPROVING AN
INITIAL STUDY/NEGATIVE DECLARATION AND AN AMENDMENT TO THE CITY
OF UKIAH GENERAL PLAN CHAPTER 14, HOUSING ELEMENT (2019-2027
HOUSING ELEMENT UPDATE)
WHEREAS, Government Code Section 65302(c) requires that localities adopt a General
Plan Housing Element that complies with the State’s standards as set forth in Government Code
Section 65580 et seq; and
WHEREAS, the State General Plan guidelines require that the state-mandated Housing
Element be revised every five or eight years to incorporate new information and to ensure that
adequate development sites for new housing are available to meet the regional housing need;
and
WHEREAS, the existing 2014-2019 Housing Element was adopted on June 1, 2016;
and
WHEREAS, it is the intent of the City of Ukiah to replace said element with the Housing
Element Update for the 2019-2027 Planning Cycle; and
WHEREAS, two duly noticed public workshops were held on March 21, 2019 and April
25, 2019; and
WHEREAS, the City provided the State Department of Housing and Community
Development with the Draft Housing Element for review on May 23, 2019, and subsequent
revisions on July 12, 16 and 17, 2019, in accordance with Government Code Section 65585 (b);
and
WHEREAS, the State Department of Housing and Community Development provided
written findings indicating the changes needed to bring the Draft Housing Element into
substantial compliance with Government Code Section 65580 et seq; and
WHEREAS, on July 22, 2019, the State Department of Housing and Community
Development provided tentative approval of the Draft Housing Element Update; and
WHEREAS, a duly noticed Planning Commission hearing was held on August 14, 2019
to consider the Draft Housing Element Update and Negative Declaration, and after receiving
testimony, considering the staff report, and due deliberation, the Planning Commission
formulated a recommendation to the City Council to adopt the Draft Housing Element and
Negative Declaration with suggested modifications; and
WHEREAS, pursuant to Public Utilities Code (PUC) Section 21676, the Draft Housing
Element was reviewed by Mendocino County Airport Land Use Commission on August 15, 2019
and determined by the Commission to be consistent with the Mendocino County Airport
Comprehensive Land Use Plan; and
1
Resolution No.
General Plan Housing Element Update
2019-2027 Planning Cycle
WHEREAS, on October 9, 2019, the Planning Commission made a recommendation to
the City Council to adopt the General Plan Amendment to the Land Use Element to incorporate
the Disadvantaged Unincorporated Communities analysis completed in accordance with Senate
Bill 244; and
WHEREAS, the 2019-2027 Housing Element identifies the City’s housing needs, setting
appropriate goals, objectives, and policies and includes a program with a schedule of needed
actions to respond to the goals and implement the policies; and
WHEREAS, The City Council has reviewed the Final Housing Element Update and
conducted a public hearing.
NOW THEREFORE BE IT RESOLVED that:
1. The City Council hereby approves the Final Initial Study/Negative Declaration dated
October 11, 2019 prepared for the 2019-2027 Housing Element Update, attached hereto
as Exhibit A and the Findings to Adopt a Negative Declaration for 2019-2027 Housing
Element Update Pursuant to the Requirements of the California Environmental Quality
Act (CEQA), attached hereto as Exhibit B.
2. The City Council hereby approves the Final 2019-2027 Housing Element Update (Exhibit
C), and the Findings to Adopt the Final 2019-2027 Housing Element Update, attached
hereto as Exhibit D.
PASSED AND ADOPTED on October 23, 2019 by the following Roll Call Vote:
Ayes:
Noes:
Abstain:
Absent:
_____________________________
Maureen Mulheren, Mayor
ATTEST:
Kristine Lawler, City Clerk
EXHIBITS
A- 2019-2027 Housing Element Update Final Initial Study/Negative Declaration
B- Findings to Adopt a Negative Declaration for 2019-2027 Housing Element Update
C- Final 2019-2027 Housing Element Update
D- Findings to Adopt the Final 2019-2027 Housing Element Update
2
Resolution No.
General Plan Housing Element Update
2019-2027 Planning Cycle
California Environmental Quality Act
FINAL INITIAL STUDY AND
NEGATIVE DECLARATION
FOR
2019-2027 HOUSING ELEMENT
Prepared by:
City of Ukiah
Community Development Department
Table of Contents
I.PROJECTINFORMATION1
II.PROJECTDESCRIPTION2
1.ProjectLocation2
2.EnvironmentalSetting2
3.Background3
4.20192027PlanningCycleHousingPlanandGoals4
III.ENVIRONMENTALFACTORSPOTENTIALLYAFFECTED5
V.EVALUATIONOFENVIRONMENTALIMPACTS8
1.Aesthetics8
2.AgricultureandForestryResources10
3.AirQuality11
4.BiologicalResources13
5.CulturalResources15
6.Energy16
7.GeologyandSoils18
8.GreenhouseGasEmissions19
9.HazardsandHazardousMaterials20
10.HydrologyandWaterQuality23
11.LandUseandPlanning24
12.MineralResources25
13.Noise26
14.PopulationandHousing27
15.PublicServices28
16.Recreation29
17.Transportation30
18.TribalCulturalResources31
19.UtilitiesandServiceSystems33
20.Wildfire34
21.MandatoryFindingsofSignificance35
VIII.REFERENCES1
ATTACHMENTS
A.20192027DraftHousingElementGoals,PoliciesandImplementingPrograms
I. PROJECT INFORMATION
Project Title:
y Address and Phone Number:
Lead Agenc
CEQA Contact Person and Phone Number:
Project Location:
Project Summary:
General Plan Designation:
Zoning District:
Other Public Agencies Requiring Approval
2019-2027 Housing Element
Final Initial Study and Negative Declaration
II.PROJECT DESCRIPTION
1.Project Location
2.Environmental Setting
Figure 1,
Location Map
Current Population and Housing.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
FIGURE 1. LOCATION MAP
3. Background
2019-2027 Housing Element
Final Initial Study and Negative Declaration
4. 2019-2027 Planning Cycle Housing Plan and Goals
Attachment A
Goal H-1:
Goal H-2:
Goal H-3:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
N
Goal H-4:
Goal H-5:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
III. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
Purpose of the Initial Environmental Study:
Summary of Findings:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
2019-2027 Housing Element
Final Initial Study and Negative Declaration
IV.DETERMINATION
2019-2027 Housing Element
Final Initial Study and Negative Declaration
V. EVALUATION OF ENVIRONMENTAL IMPACTS
“Potentially Significant Impact”
Less Than Significant With Mitigation Incorporated”
“Less Than Significant Impact”
“No Impact”
1. Aesthetics
AESTHETICS.
Significance Criteria:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Environmental Setting:
Discussion/Determination:(a-d) Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
2. Agriculture and Forestry Resources
AGRICULTURE AND FORESTRY RESOURCES.
Significance Criteria:
Environmental Setting:
Discussion: (a) – (e)No impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
3. Air Quality
AIR QUALITY.
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion:(a-d) Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
4. Biological Resources
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
The tree and shrub community which commonly grows along the Russian River and
its tributaries is referred to as the riparian woodland or riparian forest. The tree canopy
is commonly composed of cottonwood, alder, willow and valley oak, and naturally
occurs with an associated shrub layer containing box elder, button willow, blackberry,
wild rose, wild grape and coyote bush. This provides necessary shade, keeping water
temperatures low and improving the valuable fish habitat. Riparian plants growing in
the floodplain enhance soil retention and flood flow attenuation. The vegetative buffer
also helps to stabilize riverbanks and maintain water quality by providing a sediment
filtering zone to minimize runoff impurities. This plant community also provides
essential habitat for numerous birds, mammals, amphibians and reptiles.”
Limnanthes bakeri
Navarretia leucocephala bakeriLasthenia burkei
Malacothamnus mendocinensisPleuropogon
hooverianusArctostaphylos stanfordianaGrimmia
torenii
Oncorhynchus mykiss
Rana boyliiTaricha rivularisEmys
marmorataOncorhynchus tshawytscha
Hysterocarpus traskii traskiiLampreta tridenta
Margaritifera falcate
Discussion:(a-d)Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
(e-f)No impact
5. Cultural Resources
CULTURAL RESOURCES
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion(a-d) Less than significant impact.
6. Energy
ENERGY
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion(a-b) Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
7. Geology and Soils
GEOLOGY AND SOILS
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion: (a-f) Less than significant impact.
8. Greenhouse Gas Emissions
GREENHOUSE GAS EMISSIONS
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Thresholds:
Beyond Newhalland 2020
Discussion: (a – b) Less than significant impact.
9. Hazards and Hazardous Materials
HAZARDS AND HAZARDOUS MATERIALS
2019-2027 Housing Element
Final Initial Study and Negative Declaration
HAZARDS AND HAZARDOUS MATERIALS
Significance Criteria:
Environmental Setting:
Discussion:(a-c)Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
(d)No impact.
(e) Less than significant impact.
(f-g)Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
10. Hydrology and Water Quality
HYDROLOGY AND WATER QUALITY
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion:(a-c)Less than significant impact.
(d) No impact.
Less than significant impact
11. Land Use and Planning
LAND USE AND PLANNING
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion: (a–b) Less than significant impact.
12. Mineral Resources
MINERAL RESOURCES
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Significance Criteria:
Environmental Setting:
Discussion:(a-b)No impact.
13. Noise
NOISE
Significance Criteria:
Environmental Setting:
Zoning Districts Time Period Noise Level Standards (dBA)
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Source: Ukiah City Code
Discussion: (a-c) Less than significant impact.
14. Population and Housing
POPULATION AND HOUSING
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion: (a) – (b) Less than significant impact.
15. Public Services
PUBLIC SERVICES
2019-2027 Housing Element
Final Initial Study and Negative Declaration
PUBLIC SERVICES
Significance Criteria:
Environmental Setting:
Discussion:(a)Less than significant impact.
16. Recreation
RECREATION
Significance Criteria:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Environmental Setting:
Discussion: (a) – (b) Less than significant impact.
17. Transportation
TRANSPORTATION.
Significance Criteria:
Environmental Setting:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Discussion: (a-d) Less than significant impact.
18. Tribal Cultural Resources
TRIBAL CULTURAL RESOURCES.
Significance Criteria:
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Environmental Setting:
Discussion: (a) – (b) Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
19. Utilities and Service Systems
UTILITIES AND SERVICE SYSTEMS
Significance Criteria:
Environmental Setting:
Discussion:(a-e) Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
20. Wildfire
WILDFIRE.
Significance Criteria:
Environmental Setting:
Discussion: (a-d) Less than Significant.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
21. Mandatory Findings of Significance
MANDATORY FINDINGS OF SIGNIFICANCE.
Discussion:
(a)Less than significant impact.
(b)Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
(c) Less than significant impact.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
VIII. REFERENCES
2019-2027 Housing Element
Initial Study and Negative Declaration
2019-2027 Housing Element
Final Initial Study and Negative Declaration
ATTACHMENT A
2019-2027 DRAFT HOUSING ELEMENT GOALS, POLICIES AND
IMPLEMENTING PROGRAMS
A. Goals, Policies, and Implementing Programs
Conserve, rehabilitate, and improve the existing housing stock to provide
Goal H-1
adequate, safe, sustainable, and decent housing for all Ukiah residents.
Policies to Support Goal H-1
Policy 1-1:
Policy 1-2:
Policy 1-3:
Policy 1-4:
Policy 1-5:
Implementing Programs
Implement a residential rehabilitation program
Continuethe City’s Energy Efficiency Public Benefits Fund and renewable energy
and energy efficiency rebate programs
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Support funding or other applications that would preserve/conserve existing
mobile home parks.
Continue providing informational materials to the public through the Green
Building Information Center and at the public counter
Develop standards and design guidelines for residential development in the
Medium Density Residential (R-2) and High Density Residential (R-3), Community
Commercial (C-1) and Heavy Commercial (C-2) zoning districts.
Develop an At-Risk Units Program.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Tenant Education and Assistance for Tenants of At-Risk Projects.
Expand housing opportunities for all economic segments of the
Goal H-2
community, including special needs populations.
Policies to Support Goal H-2
Policy 2-1:
Policy 2-2:
Policy 2-3:
Policy 2-4:
Policy 2-5:
Policy 2-6:
Implementing Programs
Update the inventory of vacant and underutilized parcels.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Monitor the rate of conversion of primary residences to short-term rental units.
Monitor the conversion of single family residential homes to commercial uses.
Pursue additional funding sources to augment the Ukiah Housing Trust Fund,
creating a permanent source of funding for affordable housing.
Continually engage with a variety of housing developers who specialize in
providing housing to each economic segment of the community.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Amend the zoning code as follows
Emergency Shelters.
Transitional/Supportive Housing.
Single-Room Occupancy Housing.
Manufactured/Factory-Built Homes.
Facilitate the consolidation of smaller, multi-family parcels by providing technical
assistance to property owners and developers in support of lot consolidation.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Ensure capacity of adequate sites for meeting RHNA.
Update C1 and C2 Zones to allow by-right housing development, with objective
design and development standards.
Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14
dwelling units per acre.
Update the C-N Zone to increase residential density and allow similar housing
types as those allowed in R-2.
By-right housing program for select parcels.
Monitor residential capacity (no net loss).
First Time Homebuyer Assistance.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Collaborate with local service providers on addressing homelessness.
Review existing City processes for compliance with AB 2162.
Housing Units Replacement Program.
Homeless Shelter Overlay District Evaluation.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Goal H-3 Remove governmental constraints to infill housing development.
Policies to Support Goal H-3
Policy 3-1:
Policy 3-2:
Policy 3-3:
Implementing Programs
Research, review and amend the development standards in the zoning code for
opportunities to maximize housing development.
Increasing maximum allowable height for new residential buildings.
Increasing density.
Reducing yard setbacks.
Reducing minimum site area.
Upzoning R-1 (Single-family Residential) and R-1-H (Single-family Residential-
Hillside Combining) zoning districts to allow by-right and/or permit other
residential building types and densities.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Develop flexible parking policies for new residential development.
Explore other policies and regulations that facilitate new infill housing
development.
Facilitate improvements to permit processing to streamline housing development.
Continue to apply the CEQA infill exemption to streamline environmental review.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Review Site Development Permit and Use Permit Processes.
Promote well-planned and designed housing opportunities and projects
Goal H-4 for all persons, regardless of race, gender, age, sexual orientation, marital
status, or national origin.
Policies to Support Goal H-4
Policy 4-1:
Policy 4-2:
Implementing Programs
Continue to collaborate with the Ukiah Police Department and property owners
and managers to keep housing safe.
Continue to refer housing discrimination complaints to Legal Services of Northern
California, State Fair Employment and Housing Commission, and the U.S.
Department of Housing and Urban Development (HUD).
2019-2027 Housing Element
Final Initial Study and Negative Declaration
Develop project referral procedural for referral of all proposed General Plan
amendments to the appropriate military office for review and comment.
Goal H-5 Provide support for future housing needs.
Policies to Support Goal H-5
Policy 5-1:
Policy 5-2:
Policy 5-3:
Implementing Programs
Maintain a housing resources webpage.
Complete the update of the 2020 Sphere of Influence, Municipal Service Review,
and Ukiah 2040 General Plan.
5c: Work collaboratively with stakeholder jurisdictions for opportunities to lessen or
remove development constraints, and update the housing plan accordingly.
2019-2027 Housing Element
Final Initial Study and Negative Declaration
2019-2027 Housing Element
Final Initial Study and Negative Declaration
EXHIBIT B
FINDINGS TO ADOPT A NEGATIVE DECLARATION FOR
2019-2027 HOUSING ELEMENT UPDATE PURSUANT TO THE
REQUIREMENTS OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
1.The City of Ukiah, as the Lead Agency, prepared an Initial Study/Negative Declaration
(IS/ND) for the 2019-2027 Housing Element Update (SCH # 2019079078) under the
California Environmental Quality Act (CEQA).
The Lead Agency (City) consulted with all responsible agencies and trustee agencies.
2.
3.The Draft IS/ND was circulated for public review from Tuesday July 23, 2019 through
Monday August 26, 2019.
4.At the August 14, 2019 Planning Commission meeting, the Planning Commission
recommended the Housing Element and the Draft IS/ND to City Council for approval.
5.The IS/ND examined areas of potential impacts and based on the conclusions reached
within it, and it has been determined that all potential impacts resulting from the Housing
Element would be less than significant or no impact for the following reasons:
A.The Housing Element Update is a policy document designed to facilitate the
development of housing in order to meet current and anticipated population growth,
as required by Government Code Section 65583, and includes policies to allow for
reduced development standards and increased residential density. The Housing
Element must demonstrate the availability of appropriately zoned land needed to meet
the Regional Housing Needs Allocation (RHNA) (Government Code Sections
65582(a)(3)) and 65582.2(a)). The purpose and scope of the Housing Element is to
ensure that sufficient sites are available and that existing constraints are reduced or
removed in order to encourage housing production to meet the expected need during
the 2019-2027 Planning Cycle.
B. The 2019-2027 Housing Element identifies lands to accommodate up to 326 new
residential units. However, the Housing Element does not include specific
development designs or proposals, nor does it grant any entitlements for development.
C. All future development potentially identified within the Housing Element would be in
residential or commercial zoning districts where housing development is already
generally allowed or permitted by the zoning code and General Plan.
D. Future development could result in an increase in density and population, which could
result in the need for additional services and infrastructure. Development could also
result in impacts to the physical environment depending on location, intensity, and
other siting factors. However, the Housing Element does not include specific
development designs or proposals, nor does it grant any entitlements for development.
All future development would be analyzed on a project level basis for consistency with
land use policies; and would be subject to discretionary and environmental review of
their individual and cumulative environmental impacts, as applicable.
Findings to Adopt A Negative Declaration
For City of Ukiah
2019-2027 Housing Element Update
1
6. Based on the findings and conclusions contained in the IS/ND, the Housing Element does
not have the potential to impact any environmental resources. All impacts including those
related to biological resources, were found to be less than significant; Mineral Resources
and Agriculture and Forestry Resources were found to have no impact as a result of the
Project.
7. Based on the findings and conclusions contained in the Initial Study, the proposed Project
would not have environmental effects which will cause substantial adverse effects on
humans, either directly or indirectly. All future housing development would be analyzed on
a project level basis. Based on the findings and conclusions contained in the Initial Study,
impacts to humans from the Housing Element would be less than significant.
8. There is no substantial evidence in light of the whole record before the City of Ukiah
(including the initial study and any comments received) that the project would have a
significant effect on the environment.
9. The negative declaration reflects the City Council’s independent judgment and analysis.
10. Based upon the analysis, findings, and conclusions contained in the IS/ND, the project will
not result in impacts that are individually limited, but cumulative considerable.
11. A Notice of Intent to adopt the Negative Declaration was made available in the following
manner:
Posted on the City of Ukiah Housing Element Website on July 22, 2019 and October
13, 2019.
Published in the Ukiah Daily Journal on July 24, 2019 and October 12, 2019.
Posted in the glass case at the City Civic Center 72 hours before the hearing.
Posted at the Mendocino County Clerk’s Office on July 22, 2019.
Submitted to the State Clearinghouse on July 22, 2019.
12. The IS/ND and record of proceedings of the decision on the project are available for public
review at the City of Ukiah Community Development Department, Ukiah Civic Center, 300
Seminary Avenue, Ukiah, CA.
13. On October 23, 2019, the City Council held a public hearing to receive public comment and
consider approval of the IS/ND for the project. The IS/ND was approved by the City Council.
Findings to Adopt A Negative Declaration
For City of Ukiah
2019-2027 Housing Element Update
2
Housing Element Update
2019-2027
Draft completed July 12, 2019
Adopted:
Certified by HCD: Date TBD
Prepared by:
City of Ukiah Community Development Department
300 Seminary Ave. Ukiah, CA 95482
www.cityofukiah.com/community-development
Table of Contents
Section 1: Introduction ........................................................................................................................... 1
A. Purpose ..................................................................................................................................... 1
B. Legal Framework and Statutory Requirements ....................................................................... 1
C. General Plan Consistency ........................................................................................................ 2
D. Public Participation and Community Outreach ........................................................................ 3
Section 2: Housing Needs Assessment ............................................................................................... 5
A. Population Characteristics ........................................................................................................ 6
B. Household Characteristics ...................................................................................................... 11
C. Housing Affordability ............................................................................................................... 13
D. Special Needs Populations ..................................................................................................... 15
E. Housing Stock Characteristics ................................................................................................ 23
F. Assisted Affordable Housing Units ......................................................................................... 28
Section 3: Projected Housing Needs .................................................................................................. 33
A. Regional Housing Needs Allocation ....................................................................................... 33
B. Housing Needs for Extremely Low-Income Households ....................................................... 34
C. Housing Production Since 2014 ............................................................................................. 35
Section 4: Sites Inventory and Analysis.............................................................................................. 36
A. Approved Projects and Entitled Units .............................................................................. 36
B. Vacant and Underutilized Land ....................................................................................... 36
Section 5: Housing Constraints and Opportunities ..................................................................... 59
A. Governmental Constraints ...................................................................................................... 59
B. Non-Governmental Constraints ....................................................................................... 80
C. Environmental Constraints...................................................................................................... 82
D. Military Compatibility ............................................................................................................... 84
E. Opportunities for Energy Conservation .................................................................................. 84
Section 6: Quantified Objectives ....................................................................................................... 86
Section 7: Housing Plan .............................................................................................................. 87
A. Goals, Policies, and Implementing Programs ........................................................................ 87
B. Annual Reporting .................................................................................................................... 99
2019-2027 City of Ukiah Housing Element
ii
Adopted ____________, 2019
List of Tables
Table 2.1 Housing Needs Assessment – At-a-Glance .................................................................. 5
Table 2.2 Population Growth Trends Comparison ........................................................................ 6
Table 2.3 Population Trends Comparisons ................................................................................... 6
Table 2.4 Recent Local Population Trends ................................................................................... 6
Table 2.5 Age Comparisons ......................................................................................................... 7
Table 2.6 Population by Gender Comparison ............................................................................... 7
Table 2.7 Population Distribution by Race .................................................................................... 8
Table 2.8 Change in Employment Comparison .......................................................................... 10
Table 2.9 Household Size by Tenure .......................................................................................... 11
Table 2.10 Household Size Comparison .................................................................................... 11
Table 2.11 2018 State Income Limits ......................................................................................... 12
Table 2.12 Households by Income Category .............................................................................. 12
Table 2.13 Household Income Distribution Comparison ............................................................. 13
Table 2.14 Households Overpayment by Tenure ....................................................................... 14
Table 2.15 Overcrowded Housing Units ..................................................................................... 14
Table 2.16 Senior Households by Tenure .................................................................................. 15
Table 2.17 Disability Status ........................................................................................................ 16
Table 2.18 Household Size by Tenure ........................................................................................ 18
Table 2.19 Single-Parent Households ........................................................................................ 19
Table 2.20 Female-Headed Households .................................................................................... 19
Table 2.21 Farmworkers by Days Worked .................................................................................. 20
Table 2.22 Housing Units by Type .............................................................................................. 24
Table 2.23 Housing Stock Age .................................................................................................. 24
Table 2.24 Housing Stock Conditions ......................................................................................... 25
Table 2.25 Households by Tenure Comparison ......................................................................... 26
Table 2.26 Occupancy Status of Housing Units ......................................................................... 26
Table 2.27 Overall Vacancy by Tenure ....................................................................................... 27
Table 2.28 Changes in Median Home Sales Prices ................................................................... 27
Table 2.29 Changes in Average Monthly Rent Prices ................................................................ 27
Table 2.30 Inventory of Assisted Rental Housing ....................................................................... 29
Table 3.1 Regional Housing Needs Allocation ............................................................................ 33
Table 3.2 Regional Housing Needs Allocation Comparison ....................................................... 33
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Table 3.3 Housing Production ..................................................................................................... 35
Table 4.1 Zoning Districts that Allow Residential Development .................................................. 38
Table 4.2 Airport Compatibility Zone Criteria .............................................................................. 40
Table 4.3 Vacant and Underutilized Inventory ............................................................................ 42
Table 4.4 Summary of Housing Capacity by Income Level ........................................................ 57
Table 5.1 Planning Permit Requirements by Zoning Districts ..................................................... 60
Table 5.2 Residential Zoning Districts and Development Standards .......................................... 61
Table 5.3 Downtown Zoning Code Development Standards Summary ...................................... 63
Table 5.4 1996 Airport Comprehensive Land Use Plan Compatibility Criteria............................ 68
Table 5.5 2018 Planning Permits and Related Services Fees .................................................... 69
Table 5.6 Timelines for Planning Permits ................................................................................... 71
Table 5.7 Densities for Multi-Family Housing Projects ............................................................... 81
Table 6.1 Quantified Objectives, City of Ukiah ........................................................................... 86
Table 6.2 2014-2019 and 2019-2027 Housing Goals Comparison ............................................. 98
List of Figures
Figure 2.1 Housing Stock Age .................................................................................................... 25
Figure 4.1 Map of all Identified Vacant and Underutilized Parcels and Constraints .................. 54
Figure 4.2 Map of Identified Vacant Parcels ............................................................................... 55
Figure 4.3 Map of Identified Underutilized Parcels ..................................................................... 56
Figure 5.1 City of Ukiah Zoning Map .......................................................................................... 64
Figure 5.2 Ukiah Municipal Airport Master Plan Compatibility Zoning Map July 1996 ................ 67
Figure 5.3 Curb, Gutter and Sidewalk Standards ....................................................................... 78
Figure 5.4 City of Ukiah Flood Zone Map ................................................................................... 83
List of Appendices
Appendix A: Community Housing Workshops Summary of Input and List of Stakeholders
Appendix B: Community Housing Satisfaction Survey Results
Appendix C: List of Qualified Entities for Preserving At-Risk Units
Appendix D: 2017 City of Ukiah Housing Strategy
Appendix E: Vacant and Underutilized Inventory and Maps
Appendix F: Safe Neighborhood by Design Standards
Appendix G: Review of 2014-2019 Housing Element Accomplishments
Appendix H: Summary of 2019-2027 Goals, Policies, and Implementing Programs
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SECTION 1: INTRODUCTION
A. Purpose
Ukiah is located in southeast central Mendocino County along the Highway 101 corridor and
near the east/west intersection of Highway 20, two hours north of the Golden Gate Bridge.
Incorporated in 1876, Ukiah is the largest city and county seat in Mendocino County. The City’s
first General Plan was adopted in 1974, and the City is currently in the process of completing a
General Plan Update that will map out the vision for community development through 2040.
The Housing Element, one of the seven State-mandated elements of the General Plan that sets
forth the City’s plan for housing in the community, was last adopted on June 1, 2016 for the
2014-2019 Planning Cycle. The California Department of Housing and Community Development
certified the City’s Housing Element later that same year. In accordance with State Housing
Element Law, this Housing Element has been updated for the 2019-2027 Planning Cycle. To be
responsive to the policy changes at the State level brought about by the 2017 Housing Bills
package and to address the local Ukiah community’s focus on housing, the Housing Element
has undergone substantive changes in format and content. The Element was prepared by the
City of Ukiah Community Development Department, with assistance from the State Department
of Housing and Community Development.
B. Legal Framework and Statutory Requirements
The 2019-2027 Housing Element represents the City of Ukiah’s efforts to fulfill requirements
under the State Housing Element Law and responds to Ukiah’s housing needs by identifying
policies and implementing actions for meeting those needs. State law defines the general topics
that Ukiah’s Housing Element must cover. Specifically, the element must: (1) document housing
related conditions and trends; (2) provide an assessment of housing needs; (3) identify
resources, opportunities and constraints to meeting those needs; and (4) establish policies,
programs and quantified objectives to address housing needs.
State law establishes requirements for all portions of the General Plan. However, for the
Housing Element, the State requirements tend to be more specific and extensive than forother
elements. The purpose of a Housing Element is described in Government Code §65583.
“The housing element shall consist of an identification and analysis of existing
and projected housing needs and a statement of goals, policies, quantified
objectives, financial resources, and scheduled programs for the preservation,
improvement, and development of housing. The housing element shall identify
adequate sites for housing, including rental housing, factory-built housing,
mobilehomes, and emergency shelters, and shall make adequate provision for
the existing and projected needs of all economic segments of the community.”
While jurisdictions must review and revise all elements of their General Plan on a regular basis
to ensure that they remain up to date, State law requires that Housing Elements be reviewed
and updated at least every five years. The process of updating Housing Elements is to be
initiated by the State through the regional housing needs process, as described later in this
document. The regional housing needs process was recently conducted in 2018.
State law is also quite specific in terms of what the Housing Element must contain:
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1. “An assessment of housing needs and an inventory of resources and constraints
relevant to the meeting of these needs…”
2. “A statement of the community’s goals, quantified objectives, and policies relative to the
maintenance, preservation, improvement, and development of housing…”
3.“A program that sets forth a schedule of actions during the planning period, each with a
timeline for implementation, that may recognize that certain programs are ongoing, such
that there will be beneficial impacts of the programs within the planning period, that the
City of Ukiah is undertaking or intends to undertake to implement the policies and
achieve the goals and objectives of the housing element through the administration of
land use and development controls, the provision of regulatory concessions and
incentives, the utilization of appropriate federal and state financing and subsidy
programs when available…”
4.T he Housing Elementmust: (1) identify adequate sites withappropriate zoning densities
andinfrastructure to accommodate the housing needs for groups of all household
income levels, including adoption of minimum density and development standards and
rezoning of sites; and(2) address and, where appropriate and legally possible, remove
governmental and nongovernmental constraints to the maintenance, improvement, and
development of housing, including housing for all income levels and housing for persons
with disabilities.
5. An assessment of homeless needs and the opportunity for the creation of emergency
shelters and transitional/supportive housing. The opportunity must encourage these
facilities while providing flexibility for existing local strategies and cooperative efforts.
6. An evaluation of Military Compatibility and whether or not the City of Ukiah meets one of
the three criteria that require measures to ensure compatibility.
Per requirements listed in SB 1087, the City of Ukiah will also ensure the adopted Housing
Element is provided to water and sewer providers.
C. General Plan Consistency
California Government Code requires internal consistency among the various elements of the
General Plan. Ukiah’s General Plan was adopted in 1996, and the Circulation Element was
amended in 2004. Upon adoption, the 2019-2027 Housing Element will become part of the
City’s General Plan. City Staff has reviewed the goals and polices of other General Plan
Elements and have not located any inconsistencies. Therefore, the Ukiah General Plan does
not need to be amended based on adoption of the 2019-2027 Housing Element. The City is
currently (2019) in the process of preparing a comprehensive update of its General Plan- the
2040 Ukiah General Plan. Adoption of the 2040 General Plan may necessitate revisions to the
Housing Element to maintain internal consistency, and the City will maintain this consistency as
future General Plan updates are completed.
As housing development projects are proposed and the City undertakes housing activities, the
goals and policies of all General Plan Elements are examined to ensure consistency. In the
event that a proposed project or housing activity is inconsistent with the General Plan, the
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project applicant or City Staff could initiate an amendment to the General Plan to accommodate
the project or activity. This process involves internal staff review, CEQA compliance, a public
hearing before the Planning Commission, and a public hearing before the City Council.
This Housing Element Update has been guided by the goals and polices of the existing General
Plan. The General Plan includes the following Vision Statements:
“We envision development that provides a mix of housing types and prices.”
“We envision aesthetically designed, affordable housing, planned to encourage walking,
bicycling, and public transit.”
D. Public Participation and Community Outreach
Recognizing the importance of engaging the community in a dialogue about housing- defining
problems and creating solutions- the City deployed a collaborative public participation approach
and extensive outreach effort to help ensure appropriate housing goals and policies were more
efficiently and effectively evaluated, developed, and implemented. The following steps were
taken to engage community members and housing stakeholders in this process:
1. Release of a Community Housing Satisfaction Survey in December 2017 in advance of the
City beginning the update process of the Housing Element. The City received responses
from 385 survey participants.
2. Development of a Housing Element webpage on the Projects page of the City’s website.
The City distributed information and updates on the webpage throughout the development of
the Housing Element: https://www.cityofukiah.com/projects/housing-element-update/.
3. Advertising of two community housing workshops, including email notifications and phone
calls to a list of nearly 100 local stakeholders of developers, lenders, housing advocacy
groups, water and sewer providers, and representatives of local tribes. Both meetings were
advertised for at least two weeks prior to the meeting date and also announced during
televised City Council meetings prior to the two dates. Announcements were also posted on
the City of Ukiah’s Facebook page.
4. Presentations and tables/booths at Hispanic community events and meetings, including
Ukiah Vecinos en Acción,Latinx, and the Mexican Consulate.
5. Development of a press release sent to local media outlets. This press release was picked
up by the primary local newspaper in the region, The Ukiah Daily Journal. A series of news
articles was written by The Ukiah Daily Journal about the updating of the City’s Housing
Element, which helped increase public awareness.
6. Posting of flyers announcing the two workshops in both English and Spanish at lower
income housing developments across the City.
7. Hosting of two Community Housing Workshops:
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Community Housing Workshop #1
The City of Ukiah hosted the first Community Housing Workshop on March 21, 2019, from
5:30 pm to 7:30 pm. Over 100 local stakeholders were invited; approximately 40 people
attended. City staff made a presentation describing the Housing Element Update process
and State requirements, Regional Housing Needs Allocation, and an overview of the
existing (2014-19) Housing Element goals and programs. The existing goals were evaluated
with the public’s input in mind and goals were revised and added based on this input.
Community Housing Workshop #2
The City of Ukiah hosted a second Community
Housing Workshop on April 25, 2019, from 5:30
pm to 7:30 pm. Over 100
stakeholders/residents were again invited,
including additional individuals that had been
asked to be added to the invitation list; 31
attended. City staff made a presentation of key
updated housing and demographic data that had been collected since the first workshop
and included a summary of comments received from the first workshop. Attendees
participated in exercises to arrive at suggested goals and policies and voted for those
policies that were most important to them.
The input received at both workshops is summarized in Appendix A and has been
incorporated into the Housing Element where applicable. Also included in Appendix A is a
list of stakeholders invited to participate in the Housing Element Update process. Appendix
B contains the results of the Community Housing Satisfaction Survey.
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SECTION 2: HOUSING NEEDS ASSESSMENT
The City of Ukiah strives to achieve a balanced housing stock that meets the needs of all
economic segments of the community. To understand what housing needs exist in Ukiah and
what the City can do to address those needs, a review of the existing housing stock and
housing market must first be completed. This section of the Housing Element discusses the
major components of existing housing needs in the City of Ukiah, including population,
employment, household demographics, and housing stock characteristics.
TABLE 2.1
HOUSING NEEDS ASSESSMENT – AT-A-GLANCE
City Area Size 4.72 square miles
Vacant/Underutilized Land 166 acres (2019) (105 acres in 2016, 108 acres in 2009)
Vacant Residential Units (%) 3.0% (2017)
Occupied Housing Units 93.5% (2017)
Persons Per Household 2.61 (2017)
Median Age 34.8
Sex Percentages Females = 49.9 (7,935) Males = 50.1% (7,982)
Median Income $43,480 (2017)
Senior Citizens (over age 65) 2,229 (2017)
Children Under 5 Years Old 1125 (7.1%) (2017)
Individuals Below Poverty Level 17% (2017) (20% in 2016)
Total Housing Units 6,336 (2017)
Owner-Occupied Housing Units 2,490 (42%) (2017)
Renter-Occupied Housing Units 3,433 (58%)
Median Single Family Home Rental $982 (2017) $949 (2016) $928 (2015)
Median Home Sales Price $357,800 (March 2019)
Extremely Low Income Households 840 (2015)
Mobile Homes 297 (2017)
Homeless Shelter Statistics (2017-2018) An average daily bed count of 44 adults and 9 children
between November and April 2017-2018. 21 people
achieved permanent housing during the same time frame.
Free Meals Served at Plowshares and 61,017 (342 children) in 2018
Meals on Wheels
People who Speak a Language Other 4,349 (29%)
Than English at Home
Average Household Size 2.48 people in 2019 (2.47 in 2010)
Those in the Labor Force 6,708 in 2017 (6,451 in 2016)
Largest Employers Ukiah Valley Medical Center, County of Mendocino,
Costco, Ukiah Unified, Mendocino College
Female Heads of Household 714 in 2017
Unemployment Rate Ukiah: 7.1% (January 2019)
Mendocino County: 5.2% (January 2019)
California: 4.2% (January 2019)
Source:State Department of Finance; Mendocino County Economic/Demographic Profile, CED Chico; Mendocino County
Workforce Investment Board Economic Scorecard
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A. Population Characteristics
1. Population Growth
According to the California Department of Finance, population of the City of Ukiah in January
2018 was estimated at 16,226 persons. As shown in Table 2.2, the annual growth rate between
1990 and 2018 (current) averaged approximately 0.3%. Between 2000 and 2010, the City
added 545 residents, or 3.7%, to its population. This compares to growth rates of 12.3% for the
State of California, 1.3% for Mendocino County, 6.4% for the City of Fort Bragg, and a loss of
1.3% for the City of Lakeport during the 2000-2010 period (see Table 2.3).
TABLE 2.2
POPULATION GROWTH TRENDS (1990-CURRENT)
% Change Over Average Annual
Year Population Change
PeriodGrowth Rate
1990 14,599
2000 15,497 901 6.2% 0.6%
2010 16,042 575 3.7% 0.4%
Current 16,226 151 1.1% 0.1%
Source: California Department of Finance
TABLE 2.3
POPULATION TRENDS COMPARISONS (2000-2010)
Change
(2000-2010)
Jurisdiction Name 2000 2010
Number %
Mendocino County 58,407 59,171 764 1.3%
6,814 7,251 437 6.4%
City of Fort Bragg
4,820 4,758 -62 -1.3%
City of Lakeport
33,873,086 38,041,430 4,168,344 12.3%
State of California
City of Ukiah 15,497 16,042 545 3.5%
Source: California Department of Finance
Overall, the City of Ukiah’s population has increased moderately over the past nearly 30 years,
with a more accelerated increase in the last four years (see Table 2.4). Projections from the
California State University Chico Center for Economic Development- Mendocino County
Economic/Demographic Profile show this trend continuing.
TABLE 2.4
RECENT LOCAL POPULATION TRENDS (2015-2018)
Change
(2015-18)
Jurisdiction Name 2015 2018
Number %
Mendocino County 59,598 59,985 387 0.1%
City of Fort Bragg 7,377 7,512 135 1.8%
City of Lakeport 5,097 5,134 37 0.1%
City of Ukiah 15,785 16,226 441 2.8%
Source: California Department of Finance
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2. Age Characteristics
Census 2010 indicates that Ukiah’s population has a median age of 35.9, which is over five
years younger than the County at 41.5 (see Table 2.5). Although the median age has increased
slightly over the last 10 years, possibly reflecting an aging population, the majority of the
population, at 52.9%, are in the age ranges of 15 to 54 years. This compares to 49.9% in
Mendocino County.
TABLE 2.5
AGE COMPARISONS (2000-2010)
% Mendocino County
Age Group % Ukiah (2000) % Ukiah (2010)
(2010)
7.0% 7.3% 6.1%
Under 5 Years
14.8% 13.3% 12.1%
5-14 Years
14.3% 13.9% 11.9%
15-24 Years
13.9% 14.4% 12.1%
25-34 Years
14.2% 11.6% 11.7%
35-44 Years
45-54 Years 13.3% 12.9% 14.2%
55-64 Years 8.3% 12.1% 16.4%
65-74 Years 6.0% 6.5% 8.6%
75 and Over 8.2% 8.0% 6.8%
Median Age 35 35.9 41.5
Source: 2000 and 2010 U.S. Census
3. Gender and Race/Ethnicity
The City of Ukiah has a nearly equal gender distribution, with 48% males and 52% females and
similar age distribution of the two sexes. This is similar to the population by gender distribution
in Mendocino County.
TABLE 2.6
POPULATION BY GENDER COMPARISON (2010)
City of Ukiah, California Mendocino County, California
Male7,739 48.1% 43,983 50.1%
Female 8,336 51.9% 43,858 49.9%
Source: 2010 U.S. Census
Between 2000 and 2010, Ukiah became increasingly diverse in its racial and ethnic
composition. This trend follows state and national trends. In Ukiah, the White population still
constituted substantially more than half of the City residents in 2010, but Census 2010 reported
the White population decreased by 7.4% since 2000. The Hispanic population grew 8.4% in the
10-year period, from 19.3% in 2000 to 27.7% in 2010. Of the Hispanic population, 25.3% were
of Mexican ethnicity. Over 20% of Ukiah is either some other race or two or more races.
2019-2027 City of Ukiah Housing Element
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TABLE 2.7
POPULATION DISTRIBUTION BY RACE (2000-2010)
Race Percent (2000) Percent (2010)
79.5 72.1
White
19.3 27.7
Hispanic
1.0 1.1
African American
3.8 3.7
American Indian and Alaska Native
1.7 2.6
Asian
0.1 0.2
Native Hawaiian/Pacific Islander
9.7 14.8
Other
4.3 5.5
Two or More Races
Source: 2000 and 2010 U.S. Census
4. Economic Characteristics
Employment has an important impact on housing needs. Incomes associated with different jobs
and the number of workers in a household often determines the type and size of housing a
household can afford. Typically, employment growth leads to housing demand, while the
reverse is true when employment is reduced.
a. Occupations and employment trends
Ukiah benefits from its location on the Highway 101 corridor, near the Highway 20 east/west
interchange, and its close proximity (60 miles) to Santa Rosa and the Sonoma County wine
region. Ukiah’s economy, although modest in size compared to the Bay Area and other denser
urban regions to the south, is the employment hub of both the Lake and Mendocino County
regions.
Of the U.S. Census Bureau-estimated 6,708 employed Ukiah residents in 2017, the biggest
concentrations in employment sectors were in educational, healthcare, and social assistance
services (24.5%), arts, entertainment, recreation, and accommodation and food services
(13.1%), retail (12.6%), and professional, scientific, management, and administrative and waste
management services (8.4%). Although there were some similar concentrations in employment
sectors to those of Ukiah, Countywide employment numbers differed with concentrations in
professional, scientific, management, and administrative and waste management services
(23.1%), wholesale trade (13.6%), educational, healthcare, and social assistance services
(10.7%), agriculture, forestry, fishing and hunting, and mining (8.0%), and professional,
scientific, management, and administrative and waste management services (8.0%).
The 2007-2009 economic recession coupled with the loss of Redevelopment funding in 2012
produced a negative economic impact from which many small, rural California communities
have not recovered. Regardless, the U.S. Census Bureau estimated an 11% employment rate
increase in Ukiah, while Mendocino County as a whole experienced a 2.9% decrease. During
this period, Ukiah added nearly 700 jobs during this period of otherwise slow economic activity.
Additionally, employment trends show a large concentration of people in educational, food
services, and retail trade within Ukiah. These jobs typically offer a lower wage scale, suggesting
the need for low, moderate, and “middle-income” housing in Ukiah. Household income
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distributions in Table 2.12 confirmthis conclusion- over 57% of Ukiah households have annual
incomes between $15,000 and $75,000.
b. Unemployment
According to the State Employment Development Department, 7,360 Ukiah residents were in
the labor force as of January 2019, with an unemployment rate of 7.1 percent. The
unemployment rate in Mendocino County is 5.2 percent.
2019-2027 City of Ukiah Housing Element
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10
2017
2009-
PercentChange
Number Percent
2009 2017
165 10.3% 2,356 6.4% -2.3% 385 1.4% 997 2.7% 0.4% 643 8.4% 1,456 3.9% -0.4% 198 20.1% 2,970 8.0% 3% 093 4.3% 4,423 11.9% 1.3% 652 6.8% 2,094 5.6% -0.2%
7,681 10.7% 8,549 23.1% 1.2%
38,188 100% 37,084 100% -2.9%
Number Percent
.2% 3,944 7.9% 2,970 8.0% -1.3% .5% 3,012 2.9% 2,455 6.6% -0.5% .6% 5,198 3.6% 4,785 12.9% -0.9%
2017
2009-
-1.0% 1,090 13.6% 907 2.4% -0.7%
PercentChange
-0.7% 2,606 5.7% 2,449 6.6% 0.7%
TABLE 2.8
Number Percent
CHANGE IN EMPLOYMENT COMPARISONS
2009 2017
ensus Bureau Population Estimates Program
120 2.0% 352 5.2% 3.2% 2,324 5.4% 322 4.8% -0.6% 1,329 5.4% 278 4.1% -1.3% 1,361 6.0% 562 8.4% 2.4% 3,658 10.9% 877 13.1% 2.2% 4,297 4.9% 291 4.3% -0.6% 1,
6,037 100% 6,708 100% 11.1% 1,354 22.4% 1,640 24.5% 3.1%
Number Percent
Ukiah Mendocino County
Civilian employed population 16 years and over Agriculture, forestry, fishing and hunting, and mining Construction 548 9.1% 326 4.9% -4Manufacturing 435 7.2% 451 6.7% -0Wholesale trade
206 3.4% 158 2.4% Retail trade 859 14.2% 843 12.6% -1Transportation and warehousing, and utilities Information 53 0.9% 108 1.6% 0.7% 521 4.3% 673 1.8% -0.4% Finance and insurance, and
real estate and rental and leasing Professional, scientific, and management, and administrative and waste management services Educational services, and healthcare and social assistance
Arts, entertainment, and recreation, and accommodation and food services Other services, except public administration Public administration 493 8.2% 500 7.5%Source: American Community
Survey, C 2019-2027 City of Ukiah Housing Element Adopted ____________, 2019
B. Household Characteristics
1. Household Size
A city’s number of households can increase or decrease even in periods of little to no
population growth, because of adult children leaving at home, divorce, economic conditions,
and through birth and death within the general population. The average number of persons
occupying each household is known as household size and is expressed in terms of the
number of persons per household. Typically, the number of persons per household is
slightly higher in owner occupied households than in renter households. This trend was true
in Ukiah, to a lesser extent than the State, with average number of persons per household at
2.47 in 2000 and 2.48 in 2010 (see Table 2.9).
TABLE 2.9
HOUSEHOLD SIZE BY TENURE
Persons per Household by Tenure
City of Ukiah State of California
Homeowner Renter Average HomeownerRenter Average
Year
2.46 2.47 2.47 2.93 2.79 2.87
2000
2010 2.52 2.46 2.48 2.95 2.83 2.90
Source: 2000 and 2010 U.S. Census
TABLE 2.10
HOUSEHOLD SIZE COMPARISON (2000-2010)
Household Size Number (2000) Number (2010) Percent (2000) Percent (2010)
1 Person 1,927 2,064 32.2 33.5
2 Persons 1,805 1,797 30.2 29.2
3 Persons 946 910 15.8 14.8
4 Persons 693 679 11.6 11.0
5 Persons 331 367 5.5 6.0
6 Persons 156 190 2.6 3.1
7 Persons 127 151 2.1 2.5
Totals 5,985 6,158
Source: 2000 and 2010 U.S. Census
Of the 6,158 households in the City of Ukiah, 3,611 (58.6%) consisted of families, 1,809 (29.4%)
consisted of households with children under 18 living at home; and 2,317 (or 37.6%)
households being headed by married couples. Of the married couple households, 1,012
(16.4%) had children under the age of 18 living at home.
Overall, there were similar numbers in household size between 2000 and 2010 (see Table
2.10). The number of single-person households increased slightly in 2010, as did the number of
5, 6, and 7 person households. This could be due to the economic recession, with more children
living at home in 2010 compared to 2000.
11
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2. Household Income
Household income is an indication of wealth in a community and therefore directly connected to
the ability of residents to afford housing. As household income increases, a household is more
likely to be a homeowner. As household income decreases, a household is more likely to pay a
disproportionate amount of their income for housing or reside in overcrowded or inadequate
housing.
For planning and funding purposes, the California Department of Housing and Community
Development (HCD) has developed the following income categories based on the Area Median
Income (AMI) of a county or metropolitan area (such as Mendocino County):
Extremely Low Income: households earning up to 30 percent of the AMI
Very Low Income: households earning between 31 and 50 percent of the AMI
Low Income: households earning between 51 percent and 80 percent of the AMI
Moderate Income: households earning between 81 percent and 120 percent of the AMI.
Above Moderate Income: households earning over 120 percent of the AMI.
TABLE 2.11
2018 STATE INCOME LIMITS
IncomeNumber of Persons in Household
Mendocino
Category
1 2 3 4 5 6 7 8
County
Extremely Low
4-Person
13650 16910 21330 27750 30170 34590 39010 42800
(less than 30%)
Area Median
Very Low (31-50%) 22700 25950 29200 32400 35000 37600 40200 42800
Income:
Low (51-80%) 36300 41500 46700 51850 56000 60150 64300 68450
$64,800
Median Income 64800
45350 51850 58300 70000 75150 80350 85550
Moderate (81-120%)
54450 62200 70000 77750 83950 90200 96400 102650
Source: California Department of Housing and Community Development, 2019 Income Limits
Combined, the extremely low, very low, and low income groups are referred to as lower income.
Units affordable to income groups in these categories are typically referred to as “affordable
housing” and often constructed and/or rented with some type of public assistance.
Approximately 48 percent of Ukiah households were in the lower income categories, while 52
percent were in the moderate or above income category (see Table 2.12).
TABLE 2.12
HOUSEHOLDS BY INCOME CATEGORY (2011-2015)
Ukiah Mendocino County
Income Category (% of County AMI)
Households Percent Households Percent
Extremely Low (30% or less) 840 8.9% 4,575 13.4%
Very Low (31-50%) 1,105 18.2% 5,050 14.8%
Low (51-80%) 950 15.7% 6,040 17.8%
Moderate or Above (over 80%) 3,165 52.3% 18,380 54.0%
Totals 6,060 100% 34,015 100%
Source: U.S. Department of Housing and Urban Development, 2011-15 Comprehensive Housing Affordability Strategy (CHAS)
According to the 2013-17 American Community Survey, nearly 8 percent of Ukiah households
had incomes lower than $10,000, while nearly 30 percent had incomes lower than $25,000.
Approximately 26 percent of households had incomes between $25,000 and $49,999, and
about the same percent had incomes between $50,000 and $99,999. Approximately 18 percent
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of households are estimated to have earned $100,000 or more annually in 2013-2017. By
comparison, the County’s income distribution during this time period was relatively the same,
with slightly more households in the income range of $50,000 to $99,999 (see Table 2.13).
TABLE 2.13
HOUSEHOLD INCOME DISTRIBUTION COMPARISON (2017)
Ukiah Mendocino County
Number Percent Number Percent
Total Households 5,923 100% 34,182 100%
Less than $10,000 459 7.7% 2,494 7.3%
$10,000 to $14,999 493 8.3% 2,758 8.1%
$15,000 to $24,999 810 13.7% 4,200 12.3%
$25,000 to $34,999 765 12.9% 4,044 11.8%
$35,000 to $49,999 797 13.5% 4,600 13.5%
$50,000 to $74,999 1,014 17.1% 6,148 18.0%
$75,000 to $99,999 507 8.6% 3,795 11.1%
$100,000 to $149,999 753 12.7% 3,826 11.2%
$150,000 to $199,999 129 2.2% 1,211 3.5%
$200,000 or more 196 3.3% 1,106 3.2%
Source: 2013-2017 American Community Survey, Census Bureau Population Estimates Program
C. Housing Affordability
1. Overpayment (cost burden)
The Department of Housing and Urban Development (HUD) establishes that a household is
“cost-burdened,” i.e. overpaying for housing, if it spends more than 30 percent of gross income
on housing-related costs. For renters, housing-related costs may be the gross rent (contract rent
plus utilities), whereas for a homeowner housing-related costs may include mortgage payment,
utilities, insurance, and real estate taxes. A “severe housing cost burden” occurs when a
household pays more than 50 percent of its income on housing costs. The number of
households overpaying for housing is an important indicator of local housing market conditions
as it reflects the affordability of housing in the community.
Table 2.14 represents overpayment data by income group for Ukiah, derived from the 2011-15
HUD Comprehensive Housing Affordability Strategy (CHAS). Approximately 53 percent of
renters paid more than 30 percent of their income on housing compared to 36 percent of
owners. The households with the highest incidence of cost burden were very low income
renters, of which 79.1% overpaid for housing. Other high incidences of cost burden were found
with low income renters and owners, of which 69.6% and 69.2%, respectively, paid more than
30 percent of their income on housing. Extremely low income households, both renters and
owners, experienced the highest cumulative overall incidence of cost burden (68.8% and
72.7%, respectively) for all income groups.
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TABLE 2.14
HOUSEHOLDS OVERPAYMENT BY TENURE (2011-2015)
Household Income Group Renters Owners Total
Extremely Low (0-30% AMI) 785 55 840
Cost Burden >30% 540 40 580
%Cost Burden >30% 68.8% 72.7% 69.0%
Very Low (31-50% AMI) 980 125 1,105
Cost Burden >30% 775 35 810
%Cost Burden >30% 79.1% 28% 73.3%
Low (51-80% AMI) 625 325 950
Cost Burden >30% 435 225 660
%Cost Burden >30% 69.6% 69.2% 69.5%
Moderate or Above (>80% AMI) 1,175 1,990 3,165
Cost Burden >30% 150 605 755
%Cost Burden >30% 12.8% 30.4% 23.9%
Total 3,565 2,495 6,066
Cost Burden >30% 1,900 905 2,805
%Cost Burden >30% 53.3% 36.3% 46.2%
Source: HUD 2011-15 Comprehensive Housing Affordability Strategy (CHAS)
2. Overcrowding
The Census defines an overcrowded household as one that has more than one person per
room, not including hallways, kitchens, or bathrooms. Severe overcrowding is defined as
households with more than 1.5 persons per room. High prevalence of overcrowding can indicate
a community does not have adequate supply of affordable housing, especially for large families.
Overcrowding also tends to deteriorate existing housing stock. Therefore, maintaining a
reasonable supply of housing and alleviating overcrowding is important for enhancing the quality
of life in Ukiah.
Between 2011 (data from the 2014-19 Housing Element) and 2013-2017, overcrowding in
owner occupied households nearly doubled, from 3.8 percent in 2011 to 6.3 percent in 2013-17
(see Table 2.15). Overcrowding in renter occupied households decreased slightly, from 4.7
percent in 2011 to 2.9 percent in 2013-17. However, the Census documentation may not fully
represent the actual condition in the City, as the City also receives complaints of persons living
in unauthorized rooms/units, such as garages, sheds, and room conversions.
TABLE 2.15
OVERCROWDED HOUSING UNITS
Owner OccupiedRenter OccupiedTotal
Occupants Per Room
HouseholdsPercentHouseholdsPercentHouseholds Percent
2011 American Community Survey
Total overcrowded
102 3.8% 164 4.7% 266 4.3%
(More than 1.0 persons/room)
Severely overcrowded
0 0% 62 1.8% 62 1.0%
(More than 1.5 persons/room
2013-17 American Community Survey
Total overcrowded
158 6.3% 100 2.9% 258 4.4%
(More than 1.0 persons/room)
Severely overcrowded
43 1.7% 48 1.4% 91 1.5%
(More than 1.5 persons/room
Source: U.S. Census Bureau, 2011 and 2013-2017 American Community Survey
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D. Special Needs Populations
Certain segments of the population may have more difficulty in finding decent, safe, affordable
housing due to their special needs. State law requires an analysis of the special housing needs
of seniors, disabled persons (including persons with developmental disabilities), large families,
female-headed households, farmworkers, and people experiencing homelessness.
The following sections provide a detailed discussion of the housing needs facing each particular
special needs population, as well as resources available to address their housing needs.
1. Seniors
Senior-headed households face a unique set of circumstances that affect their needs for
housing, primarily due to physical disabilities and limitations; fixed, limited incomes; and health
care costs. Many seniors may also rely on public transportation, especially those with
disabilities.
Table 2.16 shows senior households by tenure in Ukiah, compared to Mendocino County.
Although there are more total renters than owners in Ukiah, 58 percent compared to 42 percent,
respectively, the reverse is true for senior-headed households- at 42.7 percent renters
compared to 57.3 percent owners. There are significantly more seniors who are owners in
Mendocino County compared to Ukiah, at 77 percent and 57.3 percent, respectively.
TABLE 2.16
SENIOR HOUSEHOLDS BY TENURE
Total Population Senior-headed Households
Percent Percent Percent Percent
Owner Renter Owner Renter
Ukiah 42.0% 58.0% 57.3% 42.7%
Mendocino County 59.2% 40.8% 77.0% 23.0%
Source: 2013-17 U.S. Census Bureau, American Community Survey
Resources
The following are affordable senior apartments located in Ukiah:
Sun House Senior Apartments, 431 S. Main Street – 42 Units
Creekside Village, 751 Waugh Lane – 39 Units
Jack Simpson School View Apartments, 1051 N. Bush Street – 30 Units
North Pine Street Apartments, 148 Gibson Street – 10 Units
Walnut Village, 1240 N. Pine Street – 47 Units
Additional resources for seniors include the following:
Ukiah Senior Center – transportation services, senior peer counseling, workshops and
support groups, assistance with tax preparation, lunch and dinner services.
Multipurpose Senior Services Program – housing assistance, personal care assistance,
social services, supportive services and nutrition assistance.
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Ukiah Indian Senior Center – meals on wheels, transportation for medical appointments,
congregate dining and nutrition assistance.
Mendocino County Adult & Aging Services – adult protective services, in-home support
services and veterans services.
Area Agency on Aging – plans, coordinates and implements community-based support
programs for seniors and their caregivers.
City of Ukiah City Assistance for Relief through Energy Support (C.A.R.E.S.) – an
extension of a program offered by the Salvation Army, C.A.R.E.S. provides financial
assistance for electric utility bills to income eligible households.
2. Persons with Disabilities
A disability is a physical or mental impairment that substantially limits one or more major life
activity. Persons with disabilities often require affordable housing located near shopping,
services, and public transit. The living arrangements for persons with disabilities depend on the
severity of the disability. Many disabled persons live at home in an independent environment
with the help of other family members or assisted care services. Other disabled persons may
require assisted living and supportive services in special care facilities.
The majority of persons with disabilities live on an income that is significantly lower than the
non-disabled population. The Task Force on Family Diversity estimates that at least one-third of
all persons with disabilities in the United States lives in poverty. Persons with disabilities have
the highest rate of unemployment relative to other groups. For most, their only source of income
is a small fixed pension afforded by Social Security Disability Insurance (SDI), Social Security
Insurance (SSI), or Social Security Old Age and Survivor's Insurance (SSA), which will not
adequately cover the cost of rent and living expenses even when shared with a roommate. In
addition, persons with disabilities often experience discrimination in hiring and training. When
they find work, it tends to be unstable and at low wages.
According to the 2017 American Community Survey, an estimated 14 percent of Ukiah residents
(2,249 persons) have one or more disabilities. Among the disabilities tallied, ambulatory and
independent living difficulties were most prevalent. Among the elderly population, ambulatory
and hearing difficulties were most prevalent (see Table 2.17).
TABLE 2.17
DISABILITY STATUS (2013-2017)
% of Disabilities Tallied
Age 5-17 Age 18-64 Age 65+ Total
With a hearing difficulty 0.5% 1.5% 21.6% 23.6%
With a vision difficulty 0.0% 0.8% 5.6% 6.4%
With a cognitive difficulty -- 4.4% 12.1% 16.5%
With an ambulatory difficulty -- 7.3% 24.2% 31.5%
With a self-care difficulty -- 2.8% 9.7% 12.5%
With an independent living difficulty -- 6.3% 18.0% 24.3%
Total disabled persons 14 2,209 1,943 4,166
Source: 2013-2017 American Community Survey
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Developmental Disabilities
Chapter 507, Statutes of 2010 (SB 812), which took effect January 2011, amended state
housing element law to require the analysis of people with disabilities to include an evaluation of
the special housing needs of persons with developmental disabilities. A "developmental
disability" is defined as a disability that originates before an individual becomes 18 years old;
continues, or can be expected to continue, indefinitely; and constitutes a substantial disability for
that individual. This includes intellectual disability, cerebral palsy, epilepsy, and autism.
According to a Consumer Count completed by the California Department of Developmental
Services in March 2019, there were a total of 466 persons in Ukiah with a developmental
disability- 206 persons between the ages of 0 to 17 and 260 persons over the age of 18.
Resources
The City makes rehabilitation funds available to income qualified households for accessibility
improvements. The Housing Rehabilitation Program, funded by both State Community
Development Block Grant (CDBG) and Home Investment Partnerships Program (HOME) funds,
has been designed in part to address these needs by providing affordable loans to assist
disabled renters and owners improve their units with accessibility features.
Regarding new affordable housing construction activities, in 2017, the City created a Housing
Trust Fund- the Ukiah Housing Trust Fund- and in 2018, released a $500,000 Notice of Funding
Availability (NOFA). The City intends to utilize funds in the Ukiah Housing Trust Fund to assist in
the development of housing for lower income and special needs residents.
The City also regularly supports funding applications to HOME and other federal and state
funding programs, and in 2018 was awarded $5.1 million in HOME funds for the development of
Ukiah Senior Apartments, a new 31-unit affordable senior housing apartment complex. The
construction of this complex is anticipated to start in 2019-2020.
A list of organizations with specific services to support persons with disabilities includes, but
may not be limited to, the following:
Redwood Coast Regional Center- prenatal diagnostic services, early intervention
supports and services, lifelong individualized planning and service coordination,
employment and day services, family support and residential care.
Manzanita Services- peer counseling, care management, life skills and SSI advocacy.
Redwood Community Services – adult behavioral health therapy, specialty mental
health, whole person care and therapeutic behavioral services.
Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose
an affirmative duty on local governments to make reasonable accommodations (i.e.,
modifications or exceptions) in their zoning and other land-use regulations when such
accommodations may be necessary to afford disabled persons an equal opportunity to use and
enjoy a dwelling. For example, it may be a reasonable accommodation to allow covered ramps
in the setbacks of properties that have already been developed to accommodate residents with
mobility impairments. The City allows homeowners to build ramps into single-family dwellings to
allow first floor access for physically disabled residents. Such ramps or guardrails are permitted
to intrude into the standard setbacks required under zoning, and are subject only to a building
permit. This provision eliminates the need to obtain a zoning variance.
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Efforts to Remove Regulatory Constraints for Persons with Disabilities
The State has removed any City discretion for review of small group homes for persons with
disabilities (six or fewer residents). The City does not impose additional zoning, building code,
or permitting procedures other than those allowed by State law. There are no City initiated
constraints on housing for persons with disabilities caused or controlled by the City. The City
does not have siting requirements between group homes, defined in the City’s Zoning Code as
Community Care Facilities.
Zoning and Other Land Use Regulations
As part of this Housing Element Update, the City conducted a comprehensive review of its
zoning laws, policies and practices for compliance with fair housing laws. The City has not
identified any zoning or other land-use regulatory practices that could discriminate against
persons with disabilities and impede the availability of such housing for these individuals.
The City of Ukiah defines “family” as an individual, or two (2) or more persons living together as
a single household within a dwelling unit.
3. Large Households
Large family households are defined by the U.S. Census Bureau as households containing five
or more persons. Due to the limited supply of adequately sized units to accommodate large
family households, large families face an above-average level of difficulty in locating
adequately-sized, affordable housing. Even when larger units are available, the cost is generally
higher than that of smaller units. The lack of supply, compounded with the low-incomes of larger
families, results in many large families living in overcrowded conditions.
According to the 2012-2016 American Community Survey, of the 2,252 householders living
alone, 64.7 percent were renters and 35.3 percent were owners. At 53.1 percent, renters also
comprised a higher number of large households, compared to 46.9 percent of owners with large
household sizes.
TABLE 2.18
HOUSEHOLD SIZE BY TENURE (2016)
Total Owner OccupiedTotal Renter OccupiedTotals
Household Size
NumberPercentNumberPercentNumber Percent
Householder living alone 796 35.3% 1,456 64.7% 2,252 100%
2-4 persons 1,565 55.6% 1,252 44.4% 2,817 100%
Large households (5+ persons) 281 46.9% 318 53.1% 599 100%
Source: 2012-2016 American Community Survey
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Resources
Low and moderate income large households can benefit from many of the same programs
(outlined in this section under other special needs groups) that benefit other special needs
households. The City uses CDBG, HOME, and Ukiah Housing Trust Funds to assist in the
construction of family housing and provide first-time homebuyer assistance to qualified families.
4. Single-Parent households
Single-parent households, particularly female-headed families with children, often require
special consideration and assistance because of their greater need for affordable housing and
accessible day care, health care, and other supportive services. These households often have
less income compared to two-parent households.
According to the 2010 U.S. Census, an estimated 21 percent of Ukiah households were headed
by single parents (Table 2.19). Per the 2012-2016 American Community Survey (Table 2.20),
households headed by women with children comprised approximately 19 percent (661
households) of all households in Ukiah and households headed by women without children
comprised 5.3 percent (179 households). Out of the 31% of Ukiah households living below the
poverty line, 11% were female-headed households.
TABLE 2.19
SINGLE-PARENT HOUSEHOLDS (2010)
Single-PercentPercent Single-
Total
ParentTotal Parent
Households
Households Households Households
Ukiah 6,158 1,294 21.0% 44.4%
Mendocino
34,945 6,135 17.6% 37.4%
County
Fort Bragg 2,863 537 18.8% 45.4%
Willits 1,914 463 24.2% 41.9%
Source: 2010 U.S. Census
TABLE 2.20
FEMALE-HEADED HOUSEHOLDS (2016)
Female-headed Female-headed Female-headed Total Families
Households with Households Households under under the Poverty
Children without Children the Poverty Level Level
Number Percent Number Percent Number Percent Number Percent
Ukiah 661 19.4% 179 5.3% 386 11.0% 1,062 31.0%
Mendocino County 1,398 9.9% 863 6.1% 791 6.0% 2,573 18.0%
Fort Bragg 240 15.6% 115 7.5% 153 10.0% 419 27.0%
Willits 250 22.89% 110 10.1% 116 11.0% 365 33.0%
Source: 2012-2016 American Community Survey
Resources
The City has provided first time homebuyer loans to single-parent households in the past
through CDBG and HOME-funded programs. Additionally, several local organizations provide
social services to assist female-headed households and other special needs households:
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Redwood Community Services (Family Strengthening Services Program and Crisis Line)
FIRST 5 Mendocino Family Resource Services
Pinoleville Native American Head Start & Early Head Start
North Coast Opportunities Head Start Child Development Program
Mendocino County Department of Social Services
5. Farmworkers
Ukiah is located in the most urbanized portion of Mendocino County paralleling the Highway 101
corridor. There are no working farms within the City limits, but there are working orchards and
vineyards adjacent to the City, particularly to the east along the Russian River.
TheAssessment of the Demand for Farm Worker Housing and Transportation in Mendocino
County prepared in 2008 by the California Institute for Rural Studies found that in 2006, there
were 4,163 farm workers in Mendocino County. Of those, 1,416 worked in Mendocino County
for seven months or more, 673 worked in Mendocino County for 3 to 6 months, and 2,074
worked in Mendocino County for less than three months. The Assessment found that the
majority of farm workers Mendocino Countywide lived in single family residences, rented
individual rooms in single family residences, and lived in labor camps, apartments or trailers.
The Assessment also found that 47 percent of farm workers lived in the Ukiah Valley.
The U.S. Department of Agriculture (USDA) completed an Agricultural Census in 2012. The
number of farmworkers had increased to 5,314 since the 2006 Study by the California Institute
for Rural Studies. The USDA Census also reported 498 total farms in Mendocino County. There
were 376 permanent farmworker employees living in 21 permanent employee housing facilities,
and 183 seasonal farmworker employees living in a total of 8 seasonal employee housing
facilities in Mendocino County. 559 total employees lived in a total of 29 employee housing
facilities. Additional information regarding farmworkers is contained in Table 2.20.
TABLE 2.21
FARMWORKERS BY DAYS WORKED (MENDOCINO COUNTY)
150 Days or More
Farms252
Workers1,442
Farms with 10 or More
Workers
Farms44
Workers929
Fewer than 150 Days
Farms407
Workers3,872
Based on this information, it is concluded that the majority of farm workers who live within the
City limits live in single family homes, apartments, or mobile homes/trailers.
According to the 2009-2017 ACS, 352 persons, or 5.2 percent of the City’s labor force, were
employed in the agriculture, forestry, fishing, hunting, and mining industry (see Table 2.8).
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Resources
State Public Health and Safety Code Section 17021.5 requires employee housing with
accommodations for six or fewer employees be allowed by right and treated as a single family
residence rather than a dormitory, boarding house, hotel or other similar term implying that the
employee housing is a business run for profit.
The City zoning ordinance allows single family residences by right in the R-1 (Single Family
Residential) zoning district. The R-1 zoning district does not limit the number of persons living in
a residence, or preclude a group of employees, students, or other non-related persons from
occupying the residence. In both the R-2 (Medium Density Residential) and R-3 (High Density
Residential) zoning districts, single family dwellings, duplexes, condominiums, apartment
houses, and room and board residences are allowed by right without the requirement for a use
permit.
Additionally, single family residences and accessory (second) dwelling units are allowed by right
in the C-N (Neighborhood Commercial) zoning district, and condominiums and accessory
dwelling units (ADUs) are allowed by right in the C-1 (Community Commercial) zoning district.
ADUs are also allowed by right in the C-2 (Heavy Commercial) zoning district.
The City zoning ordinance also contains an Agriculture Exclusive (A-E) zoning district. While no
land within the City is zoned A-E, the regulations allow by-right “one family dwellings, trailers
and accessory buildings, and farm buildings of all kinds…” Nothing in the statutes limits the
number of dwelling units or how many persons can occupy the units. This includes bunkhouses
of 36 beds or less and up to 12 units of farmworker housing in all zones that allow agricultural
uses in the same manner other agricultural uses are allowed, as defined in Health and Safety
Code 17021.6.
Because of the flexibility inherent throughout the City’s zoning code related to housing for
farmworkers and the relatively small size of the City’s farmworker population, the housing needs
of this group are addressed through its standard affordable housing strategies.
6. Homeless
“Homelessness” as defined by the U.S. Department of Housing and Urban Development
(HUD), describes homeless individuals (not imprisoned or otherwise detained) who:
Lack a fixed, regular, and adequate nighttime residence and includes a subset for an
individual who resided in an emergency shelter or a place not meant for human
habitation and who is exiting an institution where he or she temporarily resided;
Will imminently lose their primary nighttime residence;
Are unaccompanied youth and families with children and youth who are defined as
homeless under other federal statutes who do not otherwise qualify as homeless under
this definition; and
Are fleeing, or are attempting to flee, domestic violence, dating violence, sexual assault,
stalking, or other dangerous or life-threatening conditions that relate to violence against
the individual or a family member.
In 2018, the County of Mendocino contracted with Robert Marbut, Ph.D. to produce a report on
homelessness in Mendocino County. Titled “Homelessness Needs Assessment and Action
Steps for Mendocino County,” the report presented observations and findings, and
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recommended a series of action steps for addressing homeless issues Countywide. Both the
Mendocino County Board of Supervisors and Ukiah City Council adopted the report, but most of
the recommendations were primarily applicable to the County because the County is the
jurisdiction that facilitates and oversees the existing services to address homelessness.
The 2018 Homelessness Needs Assessment completed by Dr. Marbut counted between 172
and 188 individuals experiencing homelessness in Ukiah.
Previously, the 2017 Mendocino County Point-in-Time (PIT) Count reported a total of 1,238
homeless individuals in Mendocino County. This consisted of 113 individuals in an emergency
shelter, 47 in transitional housing, and 1,078 who were unsheltered. Of these homeless
individuals, the PIT count reported 824, or 67 percent, were male and 1,026, or 83 percent,
were white. The PIT Count did not separate by location in their totals.
Resources
The County of Mendocino has primary responsibility for providing regional homeless services.
Ukiah is part of the Mendocino County Homeless Services Continuum of Care (MCHSCoC)
system that provides services for the homeless and is comprised of local government
jurisdictions and government agencies, nonprofit service and housing providers, and
organizations from the faith community.
Additional resources consist of emergency day and overnight shelters, transitional housing,
emergency and supportive services, hotel vouchers, and other voucher assistance programs.
Below is a list of homeless supportive services in Ukiah.
Emergency Shelters
Emergency shelters offer temporary overnight sleeping accommodations for generally up to 30
days. Currently, one emergency shelter is operating in the City of Ukiah- the Homeless Services
Community Center operated by Redwood Community Services. This facility provides overnight
shelter for up to 60 individuals for a six-month period during the winter (November through
April). The Homeless Services Community Center has also been approved for a Day Resource
Center, which will provide social services and case management for homeless persons. The
Day Resource Center is currently under construction.
Transitional Housing
Transitional housing is designed to be a bridge between shelter and permanent housing,
providing housing for homeless persons for six months to two years. Transitional housing also
typically integrates other “wrap-around” social services and counseling programs to assist in the
homeless individual’s transition to self-sufficiency. Transitional shelters offer housing, case
management, and support services. A list of local transitional housing resources includes:
The Ford Street Project, Family Transitional Housing Program – serves up to six families
with children under the age of 18; room and board is included in the program fees, which
are paid for by the families.
The Ford Street Project, Unity Village – 12 two-bedroom units for families with children
under the age of 18.
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A program has been added to review and amend the zoning code to allow both supportive and
transitional housing in all residential zones pursuant to SB 2.
Homeless Shelter Overlay District
On September 2, 2015 the City Council adopted a homeless shelter overlay district, in
accordance with the provisions of SB 2. The area of the overlay was preferred given its
proximity to an emergency shelter that had ceased operations in 2012, during the previous
Housing Element planning period.
Analysis of Capacity and Suitability of Overlay to Accommodate Homeless Population
Encompassing ±13.73 acres, the homeless shelter overlay district allows homeless shelters by
right (without the requirement of a conditional use permit). There are nine separate parcels
within the overlay district, all within the Heavy Commercial and Manufacturing zoning districts.
None of the parcels are vacant, nor were they vacant at the time of adoption of the overlay
district in 2015, but there is a large portion (±1 acre) of one parcel that has an open field.
Improvements on the parcels include 6,000-23,000 square foot warehouses, single family
residences, garages, barns, and a church. One of the parcels is currently the site of a residential
1
substance use disorder recovery treatment center. There are no active industrial uses or known
environmental contamination, hazardous gases, air pollution, etc. The overlay zone has good
proximity to public transit, located a quarter mile from one bus stop and a half mile from a
second bus stop. The overlay zone is located approximately one mile from an existing job
center and other public and private services. These services are accessible via public transit.
Conversion of the warehouses into homeless facilities is possible within the overlay district.
Utilizing the existing homeless facility on South State Street as a measure of realistic capacity
for homeless shelters in the overlay district, the existing overlay district can accommodate 457
beds for homeless persons. However, given existing constraints within the district, the overlay
district should be further evaluated to ensure its continued suitability. A program has been
added to re-evaluate the Homeless Shelter Overlay District for possible amendment and
consideration of options to maintain compliance with SB 2.
Homeless facilities are also permitted in other zoning districts, upon approval of a use permit
from the Ukiah Planning Commission, including: C-N (Neighborhood Commercial), C-1
(Community Commercial), C-2 (Heavy Commercial), PF (Public Facilities), M (Manufacturing),
R-1 (Single-Family Residential), R-2 (Medium Density Residential), and R-3 (High Density
Residential).
E. Housing Stock Characteristics
The characteristics of the housing stock, including type, age, condition, availability, tenure, and
affordability are important in determining the housing needs for the community. This section
explores each of those sections and analyzes if the current housing supply meets the needs of
existing and future residents of Ukiah.
1. Housing Type
1
These centers may still be referred to as drug abuse centers. The US Department of Health and Human Services,
Substance Abuse and Mental Health Services Administration now refers to drug abuse as “Substance Use Disorder”.
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California Department of Finance housing estimates in January 2018 show the majority (55
percent) of the City’s housing stock is comprised of single family detached homes. The second
most common type of housing was multi-family (19 percent). Between 2010 and 2018, there
continued to be very few 2-4 unit complexes or mobile homes.
It should be noted that these numbers do not reflect results from the City’s adoption of a new
accessory dwelling unit ordinance in late 2017, nor do they reflect the City’s deployment of
various initiatives related to a 2017 Housing Strategy.
TABLE 2.22
HOUSING UNITS BY TYPE
2010 2018
Type of Housing
Number Percent Number Percent
Single Family Detached 3,596 55% 3,600 55%
Single Family Attached 412 6% 412 6%
Two to Four Attached 839 13% 841 13%
Five plus Attached
1,237 19% 1,279 19%
(Multi-Family)
Mobile Home 439 7% 440 7%
Totals 6,523 100% 6,572 100%
Source: 2010 and 2018 California Department of Finance Population and Housing Estimates
2. Housing Stock Age and Condition
If not properly and regularly maintained, housing can deteriorate neighborhood housing
conditions, decreasing property values and impacting neighborhood pride and quality of life.
Typically, housing over 30 years of age is more likely to have needs for rehabilitation.
A Housing Conditions Survey completed by the City of Ukiah in 2008 revealed that 77 percent
of the local housing stock was more than 25 years old. As depicted in Table 2.21, Ukiah’s
housing stock has further aged. Over 90 percent of all housing stock in the City of Ukiah was
built in 1989 or earlier and is over 25 years of age. Only 3.3 percent of housing stock is newer
(built in the year 2000 or later), and until quite recently very few new housing units were
constructed.
TABLE 2.23
HOUSING STOCK AGE
Year Built Number of Units Percent
2010 and later 17 0.3%
2000 to 2009 191 3.0%
1990 to 1999 357 5.6%
1980 to 1989 1,346 21.2%
1970 to 1979 1,318 20.8%
1960 to 1969 675 10.7%
1950 to 1959 1,081 17.1%
1940 to 1949 700 11.0%
1939 or earlier 651 10.3%
Total units 6,336 100%
Source: 2013-17 American Community Survey, 5-Year Estimates
Please note: housing units were produced in 2010 and later that are not recorded on
the above Table or below Figure. Data is used only from ACS for consistency purposes.
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FIGURE 2.1
HOUSING STOCK AGE DISTRIBUTION (2013-2017)
Since the City has not completed a housing conditions survey since 2008, data was utilized
from the 2008 Survey and cross-referenced with current local conditions observed by City of
Ukiah Building Division staff and updated data within this Housing Element. Table 2.23 provides
an estimate of current housing stock conditions. A program has been added for the City to
complete a new housing conditions survey within the next Housing Element planning cycle.
TABLE 2.24
HOUSING STOCK CONDITIONS
Housing TypeSoundMinorModerateSubstantialDilapidatedTotal
Single2,5289395103504,012
Mobile
2771035640440
Duplex53019710770841
Multifamily8062991621201,279
Total4,1411,5388355806,572
Percent63.023.412.70.90.0100.0
Sources: 2008 City of Ukiah Housing Conditions Survey, 2018 California Dept. of Finance, 2019 City staff survey
The City of Ukiah Building Division operates a building code enforcement program in an effort to
improve overall housing conditions in the community. Enforcement violations are investigated as
complaints are received from residents. The City also provides housing rehabilitation assistance
to lower income residents through the City’s CDBG and HOME programs, as funding becomes
available.
3. Housing Tenure and Availability
Housing tenure and vacancy rates are important indicators of the supply and cost of housing.
Housing tenure refers to whether a unit is owned or rented.
a. Housing Tenure
In 2000, there was close to an even distribution of owner-occupied and renter-occupied units in
Ukiah, at 48.4 percent and 51.6 percent, respectively. By 2010, this trend had begun to shift,
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and Ukiah was a majority renter-occupied community (over 56 percent). Throughout this same
period, Mendocino County was predominantly owner-occupied.
TABLE 2.25
HOUSEHOLDS BY TENURE COMPARISON (2010 – 2016)
2010 2016
Number Percent Number Percent
Ukiah
Owner-occupied 2,673 43.4% 2,642 43.1%
Renter-occupied 3,485 56.6% 3,492 56.9%
Mendocino County
Owner-occupied 20,601 59.0% 19,764 57.1%
Renter-occupied 14,344 41.0% 14,830 42.9%
Source: 2010 U.S. Census, 2012-2016 American Community Survey
b. Vacancy Rates
Vacancy rates are an important indicator of the adequacy of housing supply for all economic
segments of the community. High vacancy rates usually indicate low demand, and low vacancy
rates can indicate high demand and/or inadequacy of supply. Generally, a “healthy” vacancy
rate for the single-family housing market is considered as two to three percent; and between
seven and eight percent is considered sufficient for the multi-family housing market.
According to the 2010 Census, the overall vacancy rate in Ukiah was 5.3 percent, including
units vacant for seasonal or occasional use, rented and sold units that were vacant at the time
of the Census, and other unclassified vacant units (see Tables 2.25 and 2.26).
Additional vacancy data was obtained from the 2013-2017 American Community Survey, to
demonstrate the vacancy rate over the last approximately 17 years. Vacancy rates in 2010
increased by nearly 100 percent compared to 2000, and this was likely due to the slumping
economy at that time. As the economy has recovered, the vacancy rates have again
approached 2000 levels (see Table 2.26).
TABLE 2.26
OCCUPANCY STATUS OF HOUSING UNITS
2000 2010
For rent 54 136
For sale only 24 73
Rented or sold, not occupied 16 20
For seasonal, recreational, or occasional use 12 25
For Migratory Workers 0 0
All Other Vacant 46 76
Total 152 330
Source: 2000 and 2010 U.S. Census
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TABLE 2.27
OVERALL VACANCY BY TENURE
Year Built 2000 2010 2017
Rental vacancy rate 1.7% 3.7% 2.8%
Owner vacancy rate 0.8% 2.6% 0.2%
Overall vacancy rate 2.5% 5.3% 3.0%
Source: 2000 and 2010 U.S. Census, 2013-2017 American Community Survey
Understanding that Ukiah has low rental and owner vacancy rates seems to be a sentiment
shared by the community. In 2018, a community housing survey was completed by the City.
Over 70 percent of survey respondents listed the number one issue or barrier with obtaining
suitable housing for their households as “home/rent prices” (54.9 percent) or “lack of available
housing inventory” (17 percent). Similar comments were received at both housing workshops
the City hosted to discuss and gather public input and ideas on the Housing Element Update. A
copy of the full results of the survey is contained in Appendix B.
The City has added an implementation program to address housing production overall.
4. Housing Costs and Affordability
Median home prices in Ukiah and Mendocino County have been steadily increasing since the
economic recovery. With the exception of 1-bedroom units, rental prices have also increased.
TABLE 2.28
CHANGES IN MEDIAN HOME SALES PRICES
2017 Median 2018 Median Percent Change in
Jurisdiction
Sale Price Sale Price Median Sale Price
Ukiah $329,500 $350,350 6%
Mendocino County $340,850 $358,800 5%
Source: Zillow.com
TABLE 2.29
CHANGES IN AVERAGE MONTHLY RENT PRICES
City Unit Type 2015 2016 2017
Studio $963 $967 -
1 Bedroom $702 $640 $691
Ukiah
2 Bedroom $968 $973 $1,016
3 Bedroom $1,200 $1,268 $1,334
Studio - - -
1 Bedroom $538 $615 $673
Fort Bragg
2 Bedroom $1,089 $1,071 $1,098
3 Bedroom $1,766 $1,698 $1,688
Source: 2013-2017 American Community Survey
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F. Assisted Affordable Housing Units
Assisted housing developments, or “at-risk units,” are defined as multifamily rental housing
developments that receive government assistance under Federal, State, and/or local programs,
and which are eligible to convert to market-rate due to termination (opt-out) of a rent subsidy
contract, mortgage prepayment, affordability covenant, or other expiring use restrictions within
10 years of the beginning of the housing element planning period. The next “at-risk” housing
analysis period is 2019-2029.
State Government Code §65863.10 requires that owners of Federally-assisted properties
provide notices of intent to convert their properties to market-rate 12 months prior and again at
six months prior to the expiration of their contract, opt-outs, or prepayment. Owners must
provide notices of intent to public agencies, including HCD and the local public housing
authority, as well as to all impacted tenant households. There are three general cases that can
result in the conversion of publicly assisted units:
1. Prepayment of HUD Mortgages: Section 221(d)(3). Section 202 and Section 236: A
Section 221(d)(3) is a privately owned project where the U. S. Department of Housing
and Urban Development (HUD) provides either below market rate loans or a subsidy to
the tenants. With Section 226 assistance, HUD provides financing to the owner to
reduce the costs for tenants by paying most of the interest on a market rate mortgage.
Additional rental subsidy may be provided to the tenant. Section 202 assistance provides
a direct loan to non-profit organizations for project development and rent subsidy for low
income tenants. Section 202 provides assistance for the development of units for
physically handicapped, developmentally disabled, and chronically mentally ill residents.
2. Opt-outs and expirations of project based Section 8 contracts: Section 8 Project Based
Vouchers (Sec. 8) is a federally funded program that provides subsidies to the owner of
a pre-qualified project for the difference between the tenant’s ability to pay and the
contract rent. Opt-outs occur when the owner of the project decides to opt-out of the
contract with HUD be pre-paying the remainder of the mortgage. Usually, the likelihood
of opt-outs increases as the market rents exceed contract rents.
3.Other: Expiration of the low income use period of various financing sources, such as the
Low-Income Housing Tax Credit (LIHTC), bond financing, density bonuses, California
Housing Finance Agency (CFHA), Federal Home Loan Bank of San Francisco
Affordable Housing Program (AHP), Veterans Assistance Supportive Housing (VASH)
United States Department of Agriculture (USDA), Community Development Block Grants
(CDBG) and Home Investment Partnerships Program (HOME) funds. Generally, bond-
financed properties expire according to a qualified project period or when the bonds
mature. Former properties funded with Redevelopment Agency funds generally require a
minimum affordability term of 30 years.
There are a range of publicly assisted rental housing affordable to lower and moderate income
households in Ukiah. Table 2.27 provides a summary listing of affordable projects in the City.
Overall, 52 projects totaling 537 rental housing units in the City include affordable units. 534
units are set aside specifically for lower and moderate income households.
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TABLE 2.30
INVENTORY OF ASSISTED RENTAL HOUSING
# of
Project Name and TotalAssisted FundingEarliest Date
Units at
Address Units Units Source(s) of Conversion
Risk
Duane Hill Terrace
32 32 CTCAC, HOME 2067 0
600 N Orchard Avenue
McCarty Manor USDA/RD, Sec. 8,
40 40 2068 0
741 Waugh Lane LIHTC
Orchard Manor USDA/RD, Sec. 8,
64 63 Perpetuity 0
610 Orchard Avenue LIHTC
Orchard Village USDA/RD, Sec. 8,
48 47 Perpetuity 0
548 Ford Street LIHTC
Creekside Village
44 44 Sec. 8 2027 44
751 Waugh Lane
Jack Simpson
30 30 Sec. 8 Perpetuity 0
1051 North Bush Street
North Pine Street
10 10 Sec. 8 Perpetuity 0
148 Gibson Street
Walnut Village
48 48 Sec. 8 2027 48
1240 North Pine Street
Gibson Court
17 17 Sec. 8, HOME 2031 0
148 Gibson Court
Garden Court
10 10 HOME 2026 10
875 S Orchard Avenue
Willow Terrace
38 38 LIHTC 2074 0
237 East Gobbi Street
Holden Street
6 6 Sec. 8 Perpetuity 0
490 South Dora
Summer Creek Village LIHTC, HOME,
64 64 06/28/2059 0
755 Village Circle Sec. 8
Ukiah Green C/O PPMG
38 38 USDA 2033 0
1120 Mulberry Street
Ukiah Green South C/O
PPMG41 41 USDA 2035 0
1130 Mulberry Street
114 Poulos Court 1 1 Sec. 8 Perpetuity 0
1504 S Dora Street 1 1 Sec. 8 Perpetuity 0
1542 Lockwood Drive 1 1 Sec. 8 Perpetuity 0
195 Wabash Avenue #1 1 1 Sec. 8 Perpetuity 0
195 Wabash Avenue #2 1 1 Sec. 8 Perpetuity 0
195 Wabash Avenue #3 1 1 Sec. 8 Perpetuity 0
212 Irvington Drive 1 1 Sec. 8 Perpetuity 0
213 Irvington Drive 1 1 Sec. 8 Perpetuity 0
213 Tedford Avenue 1 1 Sec. 8 Perpetuity 0
214 Tedford Avenue 1 1 Sec. 8 Perpetuity 0
239 Burlington Drive 1 1 Sec. 8 Perpetuity 0
625 Leslie Street 1 1 Sec. 8 Perpetuity 0
627 Leslie Street 1 1 Sec. 8 Perpetuity 0
635 Leslie Street 1 1 Sec. 8 Perpetuity 0
637 Leslie Street 1 1 Sec. 8 Perpetuity 0
735 Cindee Drive 1 1 Sec. 8 Perpetuity 0
739 Cindee Drive 1 1 Sec. 8 Perpetuity 0
741 Cindee Drive 1 1 Sec. 8 Perpetuity 0
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743 Cindee Drive 1 1 Sec. 8 Perpetuity 0
745 Cindee Drive 1 1 Sec. 8 Perpetuity 0
803 Cindee Drive 1 1 Sec. 8 Perpetuity 0
805 Cindee Drive 1 1 Sec. 8 Perpetuity 0
813 Cindee Drive 1 1 Sec. 8 Perpetuity 0
823 Cindee Drive 1 1 Sec. 8 Perpetuity 0
825 Cindee Drive 1 1 Sec. 8 Perpetuity 0
833 Cindee Drive 1 1 Sec. 8 Perpetuity 0
835 Cindee drive 1 1 Sec. 8 Perpetuity 0
College Court Apartments
7 7 Sec. 8 Perpetuity 0
1461 North Bush Street
Sec. 8 VASH,
Sun House Apartments LIHTC, AHP,
2032 0
42 41
170 Cleveland Lane County CDBG, City
UHTF
616 613 102
Total
Sources: 2019 City staff survey, California Housing Partnership
Preservation of At-Risk Housing
Within the 2019-2029 “at-risk” housing analysis period, three projects are considered at risk of
converting to market-rate housing. These projects offer 102 housing units, and all 102 of the
units are affordable to lower income households. Two of the projects, Creekside Village and
Walnut Village, are affordable to households with project-based Section 8 rental subsidies. The
third project, Garden Court, has expiration of an affordability restriction put in place by the
developer’s use of HOME funds for the project.
In an interview with the property owner of Garden Court, the property owner stated they will
make sure there is continued affordability, presumably in perpetuity. But the property owner also
mentioned that the funding on this project is complex, which is complicated by being in the
airport compatibility zone of the 1996 Airport Comprehensive Land Use Plan. Airport
compatibility has been listed as a constraint in Section 5.
Creekside Village is a 44-unit apartment project constructed in 1983, with a project-based
Section 8 contract for rent subsidies. Walnut Village is a 48-unit apartment constructed in 1979
with a Section 8 contract also due to expire in 2027. The property owner, a locally based
affordable housing developer and property management company, can choose to opt out of
Section 8 or to renew the Section 8 with HUD.
While the new Section 8 contracts are subject to a periodic renewal process, the approval is
fairly automatic. If the property owner decides to allow the Section 8 program to lapse, the
tenants would be notified and would have one year to relocate. Subject to funding availability,
HUD and the local Housing Authority, the Community Development Commission of Mendocino
County, would make Section 8 housing-choice vouchers available to the tenants. Tenants could
decide to use the voucher at the project or at a different location.
Costs of Construction/Replacement vs. Costs of Preservation
In addition to identifying units at risk of converting to market rate housing, Government Code
Section 65583(a)(8)(B) requires a comparison of costs to replace lost units through construction
or rehabilitation to the cost of preserving the existing units.
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2019-2027 City of Ukiah Housing Element
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Using local data, the average new construction/development cost for multi-family rental housing
is $347,437 per unit. For 102 at-risk units, this would require $35,538,574. The cost estimate
includes land acquisition, construction costs, permits, on- and off-site improvements, and other
related costs. By comparison, the estimated cost of preservation of multi-family rental housing is
2
$200,221 per unit. For 102 at-risk units, preservation costs are estimated at $20,422,542.
As can be seen from the estimates, the cost of preservation is far less than the cost of
replacement of at-risk units. Another factor is that not all units identified as being at-risk are in
need of rehabilitation, but may simply require acquisition in order to be preserved as affordable
units. This will further reduce the costs of preservation.
AnAt-Risk Unit Program was started during the 2014-2019 Housing Element but not fully
established. Development of this program has been listed as a priority in this 2019-2027
Housing Element Update. It is expected that at a minimum, this Program will involve the City
contacting qualified non-profit organizations or other agencies and exploring opportunities to
assist and facilitate the ownership transfer of “at-risk” units. Potential funding sources may
include programs operated and administered by the State Department of Housing and
Community Development and Ukiah Housing Trust Fund.
Further, the City of Ukiah is strongly committed to the preservation of affordable housing units
and therefore has identified the following resources in an effort to save such at-risk units.
Preservation Resources
Efforts by the City to retain low-income housing must be able to draw upon two basic types of
preservation resources: organizational and financial. A list of potential qualified entities for
preserving at-risk units is contained in Appendix C. This list is periodically updated on the Policy
& Research webpage of the California Department of Housing and Community Development.
The following is a list of potential funding sources considered a part of the City’s overall plan for
preservation of at-risk units. The number and availability of programs to assist cities and
counties in increasing and improving their affordable housing stock is limited and public funding
for new projects is unpredictable. The following programs are local, State and federal programs.
Some are managed locally by the City, under the auspices of the Ukiah Housing Trust Fund.
1) Home Investment Partnership (HOME) Program: This Program was created under Title II of
the Cranston-Gonzales National Affordable Housing Act enacted on November 28, 1990.
For the City of Ukiah, HOME funds are made available on an annual or bi-annual
competitive basis through the HCD small cities program. Approximately $500,000 is
available to develop and support affordable rental housing and homeownership affordability.
Activities include acquisition, rehabilitation, construction, and rental assistance. The City
uses HOME funds primarily for first-time homebuyers (homeownership assistance) and
owner-occupied rehabilitation. Loan repayments received through these programs are
reused to provide funding for additional activities. The City has also been awarded HOME
funds for new affordable rental housing projects.
2) Community Development Block Grant (CDBG) Program: For the City of Ukiah, CDBG funds
are made available on an annual or bi-annual competitive basis through the HCD small
2
This figure was calculated as follows: 1) cost of acquisition is an average of the price of all current multifamily housing properties
on sale from a survey of Loopnet on July 4, 2019; 2) cost of rehabilitation is assumed to be 50 percent of the cost of acquisition; and
3) financing and other costs are assumed to be 15 percent of acquisition plus rehabilitation costs.
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2019-2027 City of Ukiah Housing Element
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cities program. Between $500,000 and $1 million is generally available to support affordable
rental housing acquisition, reconstruction, and rehabilitation and homeownership
affordability. Eligible activities are varied and include such activities as acquisition,
infrastructure improvements, public facilities rehabilitation, public services, owner occupied
housing rehabilitation, and homeownership assistance. Proceeds from those activities are
deposited into a revolving loan fund established from low interest loans for rehabilitation and
homeownership assistance and could be a potential resource for preservation activities.
3) City of Ukiah Low and Moderate Income Housing Asset Funds (LMIHAF): Bond proceeds
from the City’s former redevelopment agency have been deposited into the LMIHAF for use
by the City’s successor housing agency on affordable housing activities. Two-thirds of all
LMIHAF funds must be utilized on activities for lower income households with gross annual
income less than 60% of the area median income for Mendocino County. The City Council
has authorized $500,000 for affordable housing activities in fiscal year 2019-20. LMIHAF
funds can be utilized for a variety of programs, including but not limited to the following:
Rental Rehabilitation Programs
Acquisition/Rehabilitation Programs
Homeownership Assistance
Rental Housing Construction
4) Community Development Commission of Mendocino County Housing Authority (CDC
Housing Authority): The CDC Housing Authority administers a variety of housing programs
including Section 8, Shelter Plus Care, and Veterans Housing (VASH) rental assistance.
The CDC Housing Authority also owns and manages affordable housing units throughout
Mendocino County.
5) Community Reinvestment Act (CRA): Federal law requires that Banks, Savings and Loans,
Thrifts, and their affiliated mortgaging subsidiaries, annually evaluate the credit needs for
public projects in communities where they operate. Part of the City’s efforts in developing
preservation programs will be to continue to meet with local lenders to discuss future
housing needs and applicability of the CRA Act. Although an unpredictable resource, it is
important to maintain working relationships for future problem solving.
6) Low Income Housing Tax Credit Program (LIHTC): This program provides for federal and
State tax credits for private developers and investors who agree to set aside all or an
established percentage of their rental units for low-income households for no less than 30
years. Tax credits may also be utilized on rehabilitation projects, contributing to the
preservation program.
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SECTION 3: PROJECTED HOUSING NEEDS
Under California law, every city and county has a legal obligation to respond to its fair share of
the projected future housing needs in the region in which it is located. For Ukiah and other
Mendocino County jurisdictions, the regional housing need allocation (RHNA) is determined by
the Mendocino Council of Governments (MCOG), based upon an overall regional need number
established by the State. The fair share numbers establish goals to guide local planning and
development decision making.
A. Regional Housing Needs Allocation
In 2018, the MCOG in partnership with representatives from local city and County jurisdictions
met and agreed upon the local fair share housing needs.
TABLE 3.1
REGIONAL HOUSING NEEDS ALLOCATION
2019-2027
Income Category Units
Very Low (0-50% AMI) 86
Low (51-80% AMI) 72
Moderate (81% to 120% AMI) 49
Above Moderate (120%+ AMI) 32
Total239
Note: Units serving extremely low-income households are included in
the “very low” category.
To enable the City of Ukiah to meet RHNA goals, the City must evaluate its capacity to provide
available sites to meet projected future housing needs. The City must demonstrate it has or will
make available adequate sites with appropriate zoning and development standards and with
services and facilities to accommodate the RHNA.
TABLE 3.2
REGIONAL HOUSING NEEDS ALLOCATION COMPARISONS
Above
Years Very Low Low Moderate Total
Moderate
2014-201911772045
2019-202786724932239
The 2019-2027 Housing Element planning cycle is an eight-year period. However, even with
this increase in the planning period of three years, housing production expected by HCD over
the next eight years is substantially higher (more than 200 percent) than the 2014-19 Housing
Element planning cycle. These numbers reflect the demand and need for housing in Ukiah, as
reflected in the Housing Needs Assessment.
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B. Housing Needs for Extremely Low-Income Households
Extremely low-income is defined as households with income less than 30 percent of Area
Median Income (AMI). According to HCD, the area median income in the City of Ukiah as of
April 26, 2018 (the date of the last release of median income data from the State) is $60,600 for
a family of four. For extremely low income households, this results in an income of $25,100 or
less for a four-person household. Many families and individuals receiving public assistance,
such as social security insurance (SSI) or disability insurance are considered extremely low-
income households. At the same time, a minimum wage worker could be considered an
extremely low-income household with an annual income of approximately $22,000 or less. Food
service workers making sandwiches at a local deli or preparing coffee at a local cafe could be
earning $11 per hour. Pay in these types of jobs, which are fairly common in Ukiah, could
qualify workers as extremely low income households.
Existing Extremely Low Income Needs: In 2015, 840 extremely low-income households
resided in the City, representing 14 percent of the total households. This was up slightly from
2014 when there were 819 extremely low income households, or 13 percent of total households.
Most extremely low-income households are renters (785) and experience a high incidence of
housing problems. For example, many of extremely low-income households faced housing
problems (defined as cost burden greater than 30 percent of income and/or overcrowding
and/or without complete kitchen or plumbing facilities) and most were in overpayment situations.
See Table 2.14 for additional details.
Projected Extremely Low Income (ELI) Needs: The Comprehensive Housing Affordability
Strategy (CHAS) data indicates that there are 55 owner and 785 renter ELI households in the
City of Ukiah. Of the ELI households, approximately 73 percent of owners and 69 percent of
renters pay greater than 30 percent of their income on housing costs.
To calculate the projected ELI housing needs, the City assumed 50 percent of its 2019-2027
low-income RHNA would be extremely low-income households. As a result, from the low
income RHNA of 86 units, the City has a projected need of 43 units for extremely low-income
households. Many extremely low-income households will be seeking rental housing and most
likely facing an overpayment, overcrowding or substandard housing condition. Some extremely
low-income households could also be special needs populations. To address the range of
needs, the City will deploy a detailed housing plan including promoting a variety of housing
types, such as single-room occupancy (SRO) units and small lot subdivisions.
To address the housing needs of extremely low-income households, the City will continue
programs and strategies created and deployed in the previous (2014-2019) planning period:
1. Identify and meet with nonprofit builders who specialize in building housing for extremely
low-income households. This effort is designed to build a long-term partnership in
development, gain access to specialized funding sources, identify the range of local
resources and assistance needed to facilitate the development of housing for extremely
low-income households, and promote a variety of housing types, including higher
density, multifamily supportive, single room occupancy and shared housing.
2. Work in conjunction with other agencies to address the needs of the extremely low
income households in the City. At least annually and on an on-going basis contact
agencies and developers to facilitate implementing the program. Actions to be
considered for inclusion in the program include prioritizing City funding, supporting grant
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2019-2027 City of Ukiah Housing Element
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and other applications for funding, and exploring housing types and construction
methods to promote housing for ELI citizens.
3.Deploy Ukiah Housing Trust Fund resources to assist in facilitating construction of new
housing for extremely low-income households.
4.Support funding applications in support of new housing construction for ELI households.
5.ams through CDBG and/or HOME.
Deploy residential rehabilitation progr
C.Housing Production Since 2014
The City of Ukiah has implemented a variety of incentive-based programs over the preceding
five years in an attempt to increase housing production for all economic segments of the
community. These include creation of a housing trust fund- the Ukiah Housing Trust Fund,
creation of a new Housing Division within the Department of Community Development,
development and implementation of a new (2017) Housing Strategy designed to increase
production of affordable and middle-income market-rate housing (see Appendix D), and
deployment of other programmatic strategies. The result has been a significant increase in new
housing construction starts, all of which are infill, as depicted below in Table 3.3.
TABLE 3.3
HOUSING PRODUCTION (2014-2018)
Total
RHNA
Total Units
Remaining
Income Level (2014- 2014 2015 2016 2017 2018
to Date
RHNA
2019)
(2014-2019)
Very Low (0-50%) 11 0 31 0 0 37 68 0
Low (51-80%) 7 0 10 0 0 0 10 0
Moderate (81-120%) 7 0 0 0 0 35 35 0
Above Moderate (120% +) 20 0 5 7 4 16 32 0
Total Units 45 1450
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2019-2027 City of Ukiah Housing Element
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SECTION 4: SITES INVENTORY AND ANALYSIS
A. Approved Projects and Entitled Units
Since the Housing Element planning period begins August 15, 2019, the City of Ukiah can take
RHNA credit for new units approved or planned as of August 15, 2019. City staff compiled an
inventory of all residential projects with a housing component that are, as of August 15, 2019,
approved or planned and anticipated to be built by the end of the current Housing Element
planning period (August 15, 2027). For approved and
planned projects, deed-restricted affordable units are
inventoried as lower-income.
An entitlement was approved on February 28, 2018 by
the Ukiah Planning Commission for Ukiah Senior
Apartments, to be located at 763 South Oak Street.
This will be a 31-unit apartment complex, with 30 units
for low-income senior households and one manager’s
unit. The City applied for and was awarded $5.1
million in Home Investment Partnerships (HOME) Program funds to assist the developer in
funding the project. The project is anticipated to begin construction in 2019-2020 and will be
completed well before August 15, 2027.
B. Vacant and Underutilized Land
Government Code Section 65583.2(c) requires as part of the analysis of available sites that the
City of Ukiah demonstrate the projected residential development capacity of the sites identified
in the housing element can realistically be achieved. The City must also determine whether
each site in the inventory can accommodate some portion of its share of the regional housing
need by income level during the planning period.
The inventory must include the following:
Vacant and underutilized sites zoned for residential use;
Vacant and underutilized sites zoned for nonresidential use that allow residential
development or can be redeveloped for residential use;
A list of properties by assessor parcel number (APN);
The size, general plan designation, and zoning of each property;
A description of environmental constraints;
A description of existing planned water, sewer, and other dry utilities supply, including
the availability and access to distribution facilities; parcels included in the inventory must
have sufficient access to these services;
Sites identified as available for housing for above moderate-income households in areas
not served by public sewer systems. This information need not be identified on a site-
specific basis;
Number of units that can be “realistically accommodated”; and
A reference map that shows the location of all identified sites.
36
2019-2027 City of Ukiah Housing Element
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The City of Ukiah completed a new vacant and underutilizedlist and associated analysis as part
of the Housing Element Update. The analysis identified vacant and underutilizedsites within the
current city limits, and then evaluated each site based oncurrent zoning designations,
documented constraints,and State requirements. This analysis found that the City has
availablecapacity forhousing suitable for low-income and very low-income groups ( units)
andavailable housing capacity suitable formoderate and above moderate-income groups (
units).
State law provides a default density which jurisdictions can use as a threshold to determine
appropriate lower-income housing sites (includes very-low and low-income groups). For the City
of Ukiah, sites allowing at least 15 dwelling units per acre (du/ac) are considered by the State to
be appropriate for lower-income housing. The zoning districts of High Density Residential (R-3),
Community Commercial (C-1), Heavy Commercial (C-2), Urban General (UG), Urban Center
(UC), and Downtown Core (DC) can support lower-income housing since their maximum
densities are 28 du/ac.
State law also stipulates that sites for lower-income housing must be a half-acre or larger,
unless the City is able to demonstrate that smaller sites were successfully developed during the
prior planning period for an equivalent number of lower-income housing units. Generally,
however, it is assumed that sites smaller than a half-acre are not large enough to accommodate
multifamily units. Sites smaller than a half-acre typically accommodate single-family homes,
duplexes, and fourplexes, which are assumed to be moderate-income housing types. This
analysis was completed on a site specific level and some parcels smaller than one-half-acre
were determined to be able to accommodate higher density. Small parcels under the same
ownership on adjacent parcels may be consolidated into larger sites for identifying lower-income
housing sites, provided the zoning allows the appropriate density.
Methodology
The site selection analysis was conducted using data from the City of Ukiah, Mendocino
County, and the Federal Emergency Management Agency (FEMA).
1.Initial Site Identification
Density Assumptions
To begin, zoning districts were identified that allowed residential development. Only parcels
within these zoning districts were studied for the sites inventory. Table 4.1 shows the zoning
districts evaluated and their development assumptions. These densities and assumptions are
consistent with development applications historically received within each zoning district.
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2019-2027 City of Ukiah Housing Element
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TABLE 4.1
ZONING DISTRICTS THAT ALLOW RESIDENTIAL DEVELOPMENT
C. Max
A. Zoning District B. Min Lot Size du/ac D. Min du/ac
Single-Family Residential (R1H) Hillside 10,00040.1
Single-Family Residential (R-1) 6,000 71
Medium Density Residential (R-2) Districts 3,000 14 1
High Density Residential (R-3) 1,500 28 1
Neighborhood Commercial (C-N) 7,000 61
Community Commercial (C-1) 1,500 28 1
Heavy Commercial (C-2) 1,500 28 1
Downtown Zoning Code
General Urban (GU) 4,50028 10
Urban Center (UC) 4,50028 15
Downtown Core (DC) 2,500 28 15
Source: City of Ukiah Zoning Code, 2019
Note: Max and min du/ac refers to the maximum and minimum number of units permitted per acre, a measure of housing density.
In calculating the number of units that could realistically be built on each site, the analysis
started with the maximum density allowed within each zoning designation. As described in
Section 5, due to the City nearing build-out, demand for housing citywide, and the City’s
commitment to housing production for affordable and middle-income households outlined in the
City of Ukiah Housing Strategy it is reasonable to assume developers will seek to develop at the
maximum allowable density. This includes commercial zoning districts that currently permit high
density residential development. All multi-family projects developed in commercial zones within
the last 5 years have either maximized density on the parcel and/or applied for an additional
density bonus to further increase density (see Section 5- B.4. on page 82 for additional details).
Next, a site specific analysis was completed to obtain realistic development capacity. This
included analyzing existing use and development, surrounding uses, access, infrastructure
capacity, slope and other environmental constraints, setbacks, landscaping and parking
requirements, as well as allowable densities and building area required by code.
In accordance with GC 65583.2(c)), vacant sites identified in the last two housing element
planning periods or nonvacant sites identified in one housing element planning period identified
to accommodate housing for lower income households were removed from the list.
Identifying Vacant Sites
An initial list of vacant parcels was identified using the Mendocino County Assessor parcel
database (April 2019). Assessor’s use codes for vacant parcels were as follows:
00 – Vacant Residential
10 – Vacant Commercial
30 – Vacant Industrial
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2019-2027 City of Ukiah Housing Element
Adopted ___________, 2019
Additionally, parcels were identified where the improvement value equaled “$0” or “Unavailable”
in the Assessor data, which suggested that the parcels could be vacant. Vacancy on these
parcels was verified through a review of aerial photography. A field survey consisting of
windshield surveying and site visits were also performed to verify the vacancy of parcels.
Identifying Underutilized Sites
An initial list of underutilized parcels was identified using the improvement values of each parcel
provided in the Assessor data. Parcels identified where the improvement value was less than
$20,000 suggested that the parcels were underutilized to a degree that would make them more
likely to redevelop within the planning period. Site specific analyses and site visits were also
preformed to verify the underutilization of parcels.
2.Constraints
Airport Compatibility
Based on the Mendocino County Airport Comprehensive Land Use Plan (ACLUP), airport
compatibility zones around the Ukiah Municipal Airport create constraints on residential
development, regardless of the underlying zoning district.
e A
Zone A does not allow residential development, and therefore no parcels within Zon
were included in the inventory.
Zone B1 allows a parcel size of 10 acres with restrictions (Appendix D, ACLUP). For the
purposes of this analysis, one unit is assumed per parcel. Zone B1 is appropriate for
above moderate-income housing.
Zone B2 allows a minimum parcel size of 2 acres (Appendix D, ACLUP). For the
purposes of this analysis, one unit is assumed per parcel. Zone B2 is appropriate for
above moderate-income housing.
Zone C allows a maximum density of 15 du/ac which meets the default density
requirement set by HCD for this area. Sites within Zone C can be counted toward the
lower-income housing RHNA, depending on its underlying zone. In certain cases, such
as in Low Density Residential areas where the maximum density is 7 du/ac, the allowed
maximum density in the underlying zoning district would not qualify a site to be counted
as lower-income housing.
Zone D has no restrictions other than uses that are hazards to flight, and so the
underlying zoning district is relied
upon to determine the allowed density.
Table 4.2 summarizes the Airport Compatibility Zone Criteria used for this analysis.
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2019-2027 City of Ukiah Housing Element
Adopted ___________, 2019
TABLE 4.2
AIRPORT COMPATIBILITY ZONE CRITERIA
Maximum
Maximum Persons
ZoneLocationResidential Income Category
Per Acre
Density
ARunway Protection Zone or 010n/a
within Building Restriction Line
B1 Approach/Departure Zone and 10 acres 60 Above-Moderate
Adjacent to Runway
B2Extended Approach/Departure 2 acres 60 Above-Moderate
Zone
C Common Traffic Pattern 15 du/ac 150 Lower-Income
D Other Airport Environs No Limit No Limit Any
Many sites across all income categories had reduced capacity due to the lower maximum
density requirements in Airport Compatibility Zones A, B1, B2, and C. For example, parcels with
zoning that allow up to 28 du/ac but are also located in the B2 zone, are not suitable for lower-
income housing because they are limited to one unit per 2 acres based on B2 zone criteria.
Flood Zones
The 1-percent annual chance flood is also referred to as the base flood, or 100-year flood. For
this analysis, we considered the 100-year flood zone to be a constraint to all residential
development. The 100-year flood zone contains Food Hazard Zones A, AE, V, and VE, as
defined by FEMA. All parcels within the 100-year flood zone were removed as being available
sites.
Steep Slopes
Steep slopes were considered to be a constraint since these topographical challenges result in
lower densities and necessitates specialized site design to accommodate for the terrain,
resulting in a more expensive development process. Slope modeling data was not available for
this analysis, however, all parcels within the Hillside District were considered to be constrained
by steep slopes. Site specific analyses using City development standards were completed for
each parcel containing steep slopes and a conservative estimate using two units per acre
(although City code and General Plan allows 6 units per acre) was applied. This development
intensity is consistent with other development currently existing within the Hillside zoning district.
All parcels in the Hillside District are considered only for above moderate-income housing and
were not considered to be suitable for housing lower-income groups.
Fire Hazard
Severe fire hazards exist west of the city, but not within city limits. This does not necessarily
eliminate the fire risk to the potential sites, but for the purposes of this analysis, the sites were
not considered to be constrained by fire hazard areas.
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2019-2027 City of Ukiah Housing Element
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Seismic Hazard
The Alquist-Priolo fault line runs northeast of the City. However, no part of the City falls within
the fault zone. Therefore, seismic hazards were not considered to be a constraint to residential
development within the city.
3. Vacant and Underutilized Sites Inventory
able 4.3 lists all parcels evaluated by APN, ownership, location, existing use, zoning, general
plan designation, size, realistic development capacity, population, applicable income group
category, and known constraints. Potential unit capacity is determined by multiplying acreage
with the assumed buildout density as described above. All sites can be accommodated by
infrastructure, unless otherwise noted.
In 2018, the estimated persons per household in Ukiah was 2.5 (California Department of
Finance). Potential unit capacity is multiplied by 2.5 persons per unit to estimate the number of
people each site could accommodate. Sites that are a half-acre or larger, are zoned to allow 15
du/ac or more, and are not constrained by the 100-year flood, steep slope, or Airport
Compatibility Zones A, B1, and B2, are categorized as suitable for housing very low- and low-
income groups. Sites that are either smaller than a half-acre, are zoned to allow under 15 du/ac,
and are not constrained by the 100-year flood or Airport Compatibility Zone A are categorized
as suitable for housing moderate and above-moderate-income groups.
Figure 4.1 shows a map of all identified parcels and constraints. Figure 4.2 shows a map of
identified vacant parcels. Figure 4.3 shows a map of identified underutilized parcels.
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2019-2027 City of Ukiah Housing Element
Adopted ___________, 2019
42
Notes Undeveloped but approved for an entitlement for Ukiah Senior Apartments (31 units) project in Feb 2018. Expected to be developed within 1-2 years. Undeveloped. Realistic development
capacity- 22,806 sf available to build up to15 multi-family units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Realistic
development capacity- 37,800 sf available for up to 25 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Realistic
development capacity- up to 16 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Minor improvements including parking lot. Realistic
development capacity for up to 14 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped and surrounded by single family
dwellings (SFDs). Realistic development capacity- based on lot restrictions site could be developed with up to 2 units. Due to need for housing and citywide build-out, expected to be
developed within planning period.
Constraints None
Income Group Mod/Above-Mod
Population 251
RealisticDevelopment Potential (units) 101
Squarefeet 169,446
Acres 3.890.16 6,969 2 5
General Plan
TABLE 4.3: VACANT AND UNDERUTILIZED INVENTORY
Zoning
ExistingUse Vacant C1 C 0.88 38,332 31 77 Very-Low/Low C Vacant C1 C 0.67 29,185 15 37 Very-Low/Low None Vacant C1 C 1.24 54,014 25 62 Very-Low/Low None Vacant C1 C 0.58 25,264 16
40 Very-Low/Low None Vacant C1 C 0.52 22,651 14 35 Very-Low/Low None Vacant R1 LDR
Location 763 S Oak StNoneAssigned.Corner of Clara & N Orchard 700 E Perkins St730 E Perkins St705 E Perkins StNoneAssigned.Corner of Dora & N Spring
APN
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
Map ID Very-Low/Low Vacant Parcels1 00230155 2 00237027 3 17903025 4 17903028 5 17906104** Very-Low/Low Vacant Parcels SubtotalModerate/Above-Moderate Vacant Parcels6 00111126
43
Notes Mostly undeveloped but some topographical lot restrictions. Surrounded by SFDs. Realistic development capacity of up to 2 units. Due to need for housing and citywide build-out,
expected to be developed within planning period. Undeveloped. Surrounded by SFDs. Could build up to 2 units. Due to need for housing and citywide build-out, expected to be developed
within planning period. Undeveloped. Some lot restrictions including road access. Realistically could build 2 units- SFD and accessory dwelling unit (ADU). Due to need for housing and
citywide build-out, expected to be developed within planning period. Undeveloped. Lot restrictions and zoning restrict number of units that can be realistically developed to 3. Could
increase density if merging with parcel 00121409. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped and surrounded by SFDs.
Realistic development capacity for up to 3 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Although larger lot,
topographical restrictions limit to realistic maximum of 2 units. Due to need for housing and citywide build-out, expected to be developed within planning period.
Constraints None None None D; None D; None D; Slope
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units) 2 5
Squarefeet 20,037
Acres 0.41 17,859 2 5 0.24 10,454 2 5 0.54 23,522 3 7 0.47 20,473 3 7 0.46
General Plan
LDRLDRLDRLDRLDR
Zoning
ExistingUse Vacant R1Vacant R1 LDR 0.27 11,761 2 5 Vacant R1Vacant R1Vacant R1Vacant R1
Location 179 Park Pl169 Park Pl169 Park PlNoneAssigned.Near S Barnes St & W Clay StNoneAssigned.Oak Park AveBetweenW Clay St & Jones St 271Mendo-cino Pl
APN
Map ID 7 00114239* 8 00114244 9 00114245 10 00121404 11 00125323 12 00142036
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
44
Notes Undeveloped. Needs road access but realistically could develop 2 units- an SFD and ADU. Due to need for housing and citywide build-out, expected to be developed within planning
period. Undeveloped; surrounded by SFDs. Due to lot restrictions, maximum development capacity of 1 SFD and 1 ADU. Due to need for housing and citywide build-out, expected to be developed
within planning period. Undeveloped. Due to setback limitations realistic development capacity is 1 unit. Due to need for housing and citywide build-out, expected to be developed within
planning period. Undeveloped. Existing slope constraints allow a realistic development maximum of 2 units. Due to need for housing and citywide build-out, expected to be developed within
planning period. Undeveloped flag lot; surrounded by SFDs. Due to lot limitations realistic development capacity is 3 units maximum. Due to need for housing and citywide build-out,
expected to be developed within planning period. Undeveloped; surrounded by SFDs. Due to lot size, setbacks, and access limitations, realistic development capacity is up to 2 units.
Expected to be developed within the planning period.
Constraints None D; None D; None D; Slope D; None D; None
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units) 1 2
Squarefeet 6,098
Acres 0.15 8,464 2 5 0.15 6,534 2 5 0.140.29 12,632 2 5 0.50 21, 780 3 7 0.16 6.969 2 5
General Plan
LDRLDRLDRLDRLDRLDR
Zoning
ExistingUse Vacant R1Vacant R1Vacant R1Vacant R1Vacant R1Vacant R1
Location NoneAssigned.Behindexistinghomes on Oak St. 1010Helen AveNoneAssigned.CochraneAveBetween410 & 420 NoneAssigned.At the terminusofRedwood Ave1080Helen AveNoneAssigned.Off of
S Dora St NearWashington behind homes
APN 00211480
Map ID 1314 00301059 15 00302124 16 00311056 17 00311079 18 00352055
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
45
Notes Undeveloped; similar to parcel 00352055 and same owner. Due to lot size, setbacks, and access limitations, realistic development capacity is up to 2 units. Expected to be developed
within the planning period. Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for housing and citywide build-out,
expected to be developed within planning period. Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for housing
and citywide build-out, expected to be developed within planning period. Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units.
Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Lot size limitations and setbacks set realistic development capacity at
not more than 2 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Parcel has some access and lot size limitations
and realistically could accommodate one SFD. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped, surrounded by residential
development.
Constraints D; None D Slope None CNone C; Limited access None
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units) 2 5
Squarefeet 9,147
Acres 0.15 6,534 2 2 0.210.19 8,276 2 5 0.21 9,221 2 5 0.13 5,662 1 2 0.31 13,503 9 22
General Plan
LDRLDRLDR LDR C
Zoning
R1
ExistingUse Vacant R1Vacant R1Vacant R1 LDR 0.20 8,712 2 5 Vacant R1 Vacant Vacant R2 MDRVacant C1
Location NoneAssigned.Off of S Dora St nearWashington behind homesNoneAssigned.On Cresta nearWabash.AdjacentTo 191 Cresta Dr 191Cresta Dr NoneAssigned.Cooper Ln near Betty StNoneAssigned.Cooper
Ln near Betty St21 Betty St670 N State St
APN
Map ID 19 00352056 20 00354065 21 00354066 22 00357217 23 00357218 24 00309045 25 00211432
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
46
Notes Realistically could accommodate up to 9 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped, surrounded by residential
development. Realistically could accommodate up to 9 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped but given lot
limitations and setbacks only 4,550 sf could be realistically developed, setting maximum capacity at 3 units. Due to need for housing and citywide build-out, expected to be developed
within planning period. Undeveloped, narrow lot sets realistic development capacity at up to 6 units. Due to need for housing and citywide build-out, expected to be developed within
planning period. Undeveloped. Existing lot limitations sets realistic development capacity at not more than 6 units. Due to need for housing and citywide build-out, expected to be
developed within planning period. Undeveloped; but existing lot size limitations and setbacks removes 300 sf and zoning limits density. Realistic development capacity is not more than
6 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped; surrounded by commercial development. Zoning allows up to 28 du/acre
but lot
Constraints None CNone None D; None C
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units)
Squarefeet
Acres 0.31 13,815 9 22 0.26 11,325 3 7 0.21 9,147 6 15 0.41 17,859 6 15 0.10 3,257 2 5
General Plan
CC
Zoning
ExistingUse Vacant C1 Vacant C1Vacant C2 CVacant C2 C 0.19 8,403 6 15 Vacant CN CVacant GU C
Location 528 N State St638 S State StNoneAssigned.On Low Gap Rd in between N State St & MazzoniSt190ClevelandLn1137 S Dora StNoneAssigned.Corner of
APN
Map ID 26 00214611 27 00230153 28 00204047 29 00228110* 30 00313065 31 00226307
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
47
Notes and setback limitations limit realistic development capacity to 2 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Existing
slope constraints allow for 299,000 sf (6 ac) of lot to be developed. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well
as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre setting realistic development capacity at 12 units. Due to need
for housing and citywide build-out, expected to be developed within planning period. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre,
given other residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with
a 5 acre lot; 2 units are possible on this parcel and are expected to be developed within the planning period given need for housing and citywide build-out. Undeveloped but constrained
by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic
development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 2 units is possible on this parcel and is expected to be developed within the planning
Constraints SlopeSlope;infrastructure Slope;infrastructure
Income Group Mod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units)
Squarefeet
Acres 7.56 329,313 12 30 36.97 1,610,413 2 5 6.29 273,992 2 5
General Plan
LDRLDR
Zoning
ExistingUse Vacant R1Vacant R1H Vacant R1H LDR
Location W Clay St & S Oak StNoneAssigned.AccessfromHelen Ave andFoothill Ct NoneAssigned.Access off of W Stanley St 500LookoutDrive
APN 00104002***00104065***
Map ID 32 00350014 3334
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
48
Notes period given need for housing and citywide build-out. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential
development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum
of 12 units is possible on this parcel and is expected to be developed within the planning period given need for housing and citywide build-out.Undeveloped but constrained by steep
slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic development
capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 4 units is possible on this parcel and is expected to be developed within the planning period given
need for housing and citywide build-out. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this
district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 4 units is possible
on this parcel and is expected to be developed within the planning period given need for housing and citywide build-out.
Constraints Slope;infrastructure Slope;infrastructure Slope;infrastructure
Income Group Mod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units)
Squarefeet
Acres 29.63 1,290,682 12 30 10.08 439,084 4 10 8.45 368,081 4 10
General Plan
LDRLDR
Zoning
ExistingUse Vacant R1HVacant R1HVacant R1H LDR
Location 360 S HighlandAveNoneAssigned.AccessfromHighlandAveNoneAssigned.AccessfromHighlandAve
APN 00104082***00104084***00104088***
Map ID 353637
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
49
Notes Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot
limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre; a maximum of 8 units is possible on this parcel and is expected to be developed
within the planning period given need for housing and citywide build-out.Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other
residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots;
a maximum of 2 units is possible on this parcel and is expected to be developed within the planning period given need for housing and citywide build-out. Underutilized; existing community
garden on-site. Application for $500,000 in Ukiah Housing Trust Fund received in 2018 for 40 low income housing units but due to airport constraints, realistic development potential
is 36 units. This site consists of three parcels suitable for development. Two of the parcels, 00304077 and 00304078, were listed in the prior planning period. The third parcel, 00304079,
was not listed. However, realistically all three
Constraints Slope;infrastructure Slope;infrastructure
Income Group Mod/Above-ModMod/Above-Mod
Population 308
RealisticDevelopment Potential (units) 124
Squarefeet 5,000,718
Acres 4.77 207,781 8 20 4.86 211,701 2 5 115.43
General Plan
Zoning
ExistingUse Vacant R1H LDRVacant R1H LDRUnderutilized C1;C2 C 2.4 22,098 36 90 Very-Low/Low B2
Location 335 Janix Dr335 Janix Dr210 E Gobbi St
APN 00104093***00304079; 00304077*;00304078*;
Map ID 38 00104092 39Moderate/Above-Moderate Vacant Parcels SubtotalVery-Low/Low Underutilized Parcels40
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
50
Notes parcels will be developed at one time and this will also maximize development potential on the site. Program 2h to allow by right housing development on these parcels has been
added. Due to need for housing and citywide build-out, expected to be developed within planning period. Underutilized with existing SFD and minor outbuildings. Existing topographical
and lot limitations, plus airport constraints, set realistic development capacity at up to 24 units. Due to need for housing and citywide build-out, expected to be developed within
planning period. Partially developed with residential and/or commercial. Due to existing lot limitations, approximately 30% of the lot has been removed for potential development capacity.
Lot area for development is expected to be 87,000 sf and would accommodate up to 14 units. Due to need for housing and citywide build-out, expected to be developed within planning period.
Partially developed with residential and/or commercial. Existing lot limitations and development set future realistic development capacity at 1 unit. Due to need for housing and citywide
build-out, expected to be developed within planning period.
Constraints D; None D; None
Income Group Mod/Above-ModMod/Above-Mod
Population 150
RealisticDevelopment Potential (units) 60
Squarefeet 94,407
Acres 4.063.23 140, 698 14 35 0.18 7,840 1 2
General Plan
Zoning
ExistingUse Underutilized R3 HDR 1.66 72,309 24 60 Very-Low/Low C Underutilized R1 LDRUnderutilized R1 LDR
Location 817Waugh LnNoneAssigned.Parcel off of Hillview Ave438Mcpeak St
APN
Map ID 41 00357407** Very-Low/Low Underutilized Parcels SubtotalMod/Above-Mod Underutilized Parcels42 00104061 43 00125129
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
51
Notes Partially developed with residential and/or commercial. Given existing development on site, realistic development capacity is 1 SFD and 1 ADU (2 units). Due to need for housing
and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given existing topographical, development, and lot limitations
including slope constraints, realistic development capacity anticipated at no more than 6 units. Due to need for housing and citywide build-out, expected to be developed within planning
period. Partially developed with residential and/or commercial. Given existing topographical, development, and lot limitations including slope constraints, realistic development capacity
anticipated at no more than 5 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial.
Given existing development on site plus slope limitations, realistic development capacity is 1 SFD and 1 ADU (2 units). Due to need for housing and citywide build-out, expected to be
developed within planning period. Partially developed with residential and/or commercial. Given existing development on site plus topographical limitations, realistic development capacity
is
Constraints D; None D; SlopeD; Slope SlopeNone
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population 15
RealisticDevelopment Potential (units)
Squarefeet 42,688 6
Acres 0.29 12,632 2 5 0.980.84 36,590 5 12 1.18 51,400 1 2.5 0.22 9,583 3 7
General Plan
LDRLDRLDRLDRMDR
Zoning
R1
ExistingUse Underutilized R1UnderutilizedUnderutilized R1Underutilized R1HUnderutilized R2
Location 611 W Clay St 275Mendocino Pl145Mendocino Pl1217 W Standley Ave217 Ford St
APN
Map ID 44 00126618 45 0014203446 00142041 47 00113052 48 00212404
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
52
Notes no more than 3 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given
existing development on site plus topographical limitations, realistic development capacity is no more than 3 units. Due to need for housing and citywide build-out, expected to be developed
within planning period. Partially developed with residential and/or commercial. Given existing development on site plus slope limitations, realistic development capacity is 1 SFD and
1 ADU (2 units). Due to need for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial but parcel is
largely undeveloped/vacant. Realistic development capacity is up to 4 units and expected to be developed within the planning period. Partially developed with residential and/or commercial.
Given existing development on site plus lot limitations, realistic development capacity is 1 unit. Due to need for housing and citywide build-out, expected to be developed within planning
period.
Constraints None None None None
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units)
Squarefeet
Acres 0.46 20,037 2 5 0.17 7,405 4 10 0.22 9,583 1 2
General Plan
CC
Zoning
ExistingUse Underutilized R2 MDR 0.22 9,582 3 7 Underutilized R3 HDRUnderutilized C1Underutilized C1
Location 308 Clara Ave221Norton St170 Low Gap Rd 678 N State St
APN
Map ID 49 00213309 50 00215305 51 00208004 52 00211436
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53
Notes
Constraints
Income Group
Population 100.5 251308150100.5 401408.5
ture Zone; C-Common Traffic Pattern; D-Other Airport
RealisticDevelopment Potential (units) 411011246041161165
dential, Hillside Combining District; R-2- Medium Family
ensity Residential; HDR- High Density Residential; C-
Squarefeet 197,757 169,446 5,000,718 94,407 197757 263,853 5,19,8475
Acres 7.773.89115.43 4.067.777.95123.2
ucture and utilities unless otherwise noted
dential; C1- Community Commercial; CN-Neighborhood Commercial; C2-Heavy
General Plan
Zoning
: LDR- Low Density Residential; MDR- Medium D
(Airport Influence Zones): B2-Extended Approach/Depar
: R1- Single Family Residential; R1h-Single Family Resi
ExistingUse
LEGEND:ZoningResidential; R-3- High Density ResiCommercial; GU-General Urban; DC- Downtown Core; UC-Urban Center. General PlanCommercial. ConstraintsEnvirons.*= Identified in both 2009-2014
and 2014-2019 HE cycles ** = Neither of these sites were identified in the prior planning period. ***= R1H regulations require a 5 acre lot for parcels with 30-50% slopes. NOTE: All
parcels have access to infrastr
Location
APN
Map ID Moderate/Above-Moderate Underutilized Parcels SubtotalVery-Low/Low Vacant Parcels SubtotalModerate/Above-Moderate Vacant Parcels SubtotalVery-Low/Low Underutilized Parcels
SubtotalModerate/Above-Moderate Underutilized Parcels SubtotalTotals Very-Low/Low Vacant + Underutilized Parcels Totals Moderate/Above-Moderate Vacant + Underutilized Parcels
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
FIGURE 4.1
VACANT AND UNDERUTILIZED SITES AND CONSTRAINTS
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FIGURE 4.2
VACANT SITES
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FIGURE 4.3
UNDERUTILIZED SITES
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SUMMARY OF FINDINGS
According to the 2018 RHNA prepared by the Mendocino Council of Governments, the City of
Ukiah is responsible for identifying adequate sites, with appropriate zoning, to support 86 very
low-income housing units and 72 low-income housing units, for a total of 158 lower income
housing units, and 49 moderate-income and 32 above moderate-income housing units, for a
total of 81 moderate and above moderate housing units. This analysis shows that the city has
capacity for 161 very-low and low-income housing units and 165 moderate and above-moderate
income housing units. In 2018, the estimated persons per household in Ukiah was 2.5
(California Department of Finance). After applying this estimate to the maximum capacity for
lower-income units, the city would be able to accommodate an additional 401 people in low and
very-low-income housing, and 408 additional people in moderate and above-moderate-income
housing. Table 4.4 shows a summary of these findings.
TABLE 4.4
SUMMARY OF HOUSING CAPACITY BY INCOME LEVEL
Above
Very LowLowModerate Moderate
RHNA 867249 32
Vacant Sites Capacity 101124
Underutilized Sites Capacity 6041
RHNA Total 15881
Existing Capacity 161165
Housing Capacity Surplus +3+84
Population Capacity 401408
Program Considerations
Although there is enough capacity to meet and exceed the RHNA allocation, the City has added
the following programs to more proactively plan for the provision of additional housing
opportunities in the future:
Amend C1 and C2 Zones to allow by-right housing development, with objective
design and development standards.
This program would make it easier for developers to build housing and that lower income
housing will be built on parcels zoned C1 and C2 within the planning period. This is
especially relevant since all identified vacant parcels for lower income housing have C1
or C2 zoning.
Amend the R-2 Zone to allow up to 15 du/ac instead of 14 du/ac.
This program would allow the City to use sites with R-2 zoning toward the lower income
RHNA allocation, based on Ukiah’s default density of 15 du/ac. This program would
create more sites that allow by-right lower-income housing in the future.
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Amend the C-N Zone to increase residential density and allow similar housing
types as allowed in R-2.
This program would allow more housing types for moderate-income housing, which
typically consists of small-lot single-family homes and smaller multifamily developments
such as duplexes and fourplexes.
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SECTION 5: HOUSING CONSTRAINTS AND OPPORTUNITIES
The City has regulatory constraints (fees/exactions and zoning standards) and environmental
constraints like other communities in California. The environmental constraints include traffic,
drainage/flood zones, mature trees, and airport compatibility. All of these constraints affect
future development to varying degrees, and each site listed in the Vacant and Underutilized
Land Survey (Appendix E), was examined not only for the presence of constraints, but to what
degree the constraints would impact the future development of housing.
The following sections provide an analysis of potential and actual constraints to housing
development, as well as an evaluation of whether the potential constraint has been addressed
through past policies or will need to be addressed in the future. Where needed, specific policies
and programs to address identified constraints are outlined in the Housing Goals, Policies, and
Programs section of the Housing Element Update. Additionally, this section summarizes
opportunities for energy conservation, as they relate to new residential development in Ukiah.
A. Governmental Constraints
1. Zoning Code
Through its Zoning Code, the City of Ukiah enforces minimum site development standards for
new residential uses. The City has lot coverage, setbacks, height limitations and other
regulatory constraints to development. While these zoning standards are typical, the City does
not have a Floor Area Ratio (FAR) standard, which limits development in other communities.
The City also has a Planned Development overlay zoning classification, providing the
opportunity for increased flexibility for development projects, a density bonus for new affordable
housing projects, and allows high density residential uses within its commercial zoning districts.
In 2018, as a part of the City’s 2017 Housing Strategy, City Staff developed a residential density
calculation ordinance applicable to mixed-use and medium density (R-2) residential projects.
The impact of the ordinance was to increase density by at least one to three units per acre.
The City’s current zoning code allows for a variety of housing types throughout the City.
Individual single family residences are allowed by right in all residential districts and within the
Neighborhood Commercial (CN) district. Second dwelling units are allowed by right within all
residential districts and commercial districts and accessory dwelling units (ADUs) are allowed by
right in the Single Family Residential (R-1) zoning district. Multiple family residential apartment
units are allowed by right in R-2 and R-3 zoning districts and permitted in all commercial zoning
districts with the securing of a Use Permit. Table 5.1 includes a summary of permit type
required for each housing type within each zoning district. Table 5.2 includes development
standards within those districts. Figure 5.1 is a map of the zoning districts within the City.
The City does not have any locally adopted ordinances such as an inclusionary housing
ordinance or short-term rental ordinance that impact the cost or supply of housing.
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60
constructed pursuant to
SC section 5401 et seq.), subject to the following
official and designed and
nd a ground floor use. A major use permit is required to
, apartments, condominiums, and occupying a parcel of
roperty shall be secured prior to any on site construction.
5-foot setback provided that "0" lot lines are contiguous) may
d on floors above the ground floor or behi
TABLE 5.1
red Home Construction and Safety Standards Act of 1974 (42 U
hed to a permanent foundation system approved by the city building
roachment permits associated with development of residential p
e-family residences or two (2) or more detached duplex buildings
ll be installed pursuant to City standard practices and policies.
ourt in common. Dwelling group does not include motels.
PLANNING PERMIT REQUIREMENTS BY ZONING DISTRICTS
lots developed with a single-family residence.
mixed use residential/commercial is allowe
ly dwelling on a three thousand (3,000) square foot lot (1 side 0 lot line and 1 side
A A A A UP UP -- UP A A -- A A A -- -- -- -- -- -- -- -- A A A A A A -- UP A A -- -- A A -- UP -- -- -- A A -- UP A A -- A -- -- UP A A A -- A A -- UP UP -- -- A A -- -- UP UP --
-- -- -- -- -- -- UP -- UP -- -- -- -- -- -- -- -- -- UP UP UP -- -- A A A
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
R1 R2 R3 CN C1 C2 M R1H GU UC DC Single Family Residence Manufactured Homes/ Factory Built Homes* Second/Accessory Dwelling Unit Duplex Condominiums Multifamily Dwelling Groups Mobile
home park Mixed Use (Residential & Commercial)NOTES: A (Allowed by right); UP (Allowed through approval of a Use Permit); -- (Not allowed) Within the R2 zoning district single-famibe
allowed through obtaining a UP. Second/Accessory Dwelling Units are allowed on Within the GU, UC and DC zoning districts,allow on the street frontage of the ground floor. Dwelling Group
is defined as a group of three (3) or more singlland in the same ownership and having any yard or c* Manufactured homes must be certified under the National Manufacturegulations:A.
Foundation System: The manufactured home shall be attacsection 18551 of the State Health and Safety Code. B. Utilities: All utilities to the manufactured home shaC. Permits:
All applicable building, site development, and enc
61
2222
on-site
for MFR for MFR for MFR
Parking
Required
1 per bedroom 1 per bedroom 1 per bedroom
Per duplex unit; Per duplex unit; Per duplex unit;
Parking Required
per acre per acre
per acre
units per acre
General Plan
14*** dwelling General Plan
6 dwelling units
28 dwelling units
Max Density per
Max Density per
Area Area
familyfamily
corner lot corner lot corner lot
7,000 sq ft for 7,000 sq ft for
7,000 sq ft. for
Required Site Required Site
3,000 for multi-1,500 for multi-
Lot
Lot
N/A 6,000 sq ft
N/A 6,000 sq ft N/A 6,000 sq ft
40% 7,000 sq ft 28 dwelling units
MaximumCoverage Coverage
Maximum
S AND DEVELOPMENT STANDARDS
TABLE 5.2
30’
R-2
Height Height
buildings
30’ when
buildings* buildings*
MaximumMaximum
abutting R-1 or
20’ for accessory 20’ for accessory 20’ for accessory
20’ 10’ 30’
5’ for
Setback Setback
buildings
accessory
Rear Yard
Rear Yard
RESIDENTIAL ZONING DISTRICT
5’ 10’ 40’ 5’
10’ 10’ 15’ 30’
story
5’ for
10’ for
second
Setback Setback
buildings
accessory
Side Yard Side Yard
20’ 15’ 15’ 10’
story
30’ for 25’ for 25’ for 15’ for
second
garages garages garages
Setback Setback
Front Yard Front Yard
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
Zoning District Zoning District
R-1 Single Family Residential R-2 Medium Density Residential R-3 High Density Residential C-N Neighborhood Commercial
62
2
Flexible
for MFR
1 per bedroom
Per duplex unit;
2 Per duplex unit; 1 per bedroom for MFR
per acre per acre
per acre
28 or more units
28 dwelling units 28 dwelling units
pending on lot size and characteristics of the
to discourage automobile use.
north of the airport limits buildings to two stories.
lot
family
commercial
located in the
½ acre unless
R3 standards)
downtown and
1,500 for multi-1,500 for multi-
7,000 sq ft corner
family (defaults to
fulfills other criteria
Infill Policy
N/A None for
tional one to three units per acre, de
To be
process
the review
determined in
40’
50’ N/A 6,000 sq ft
To be
buildings
ictions in an effort to reduce the size of parking lots and
review process
20’ for accessory
determined in the
To be
parcel parcel
setback for that residential district applies.
permitted in all of the above zoning districts
process
lculation ordinance may yield up to an addids are possible with discretionary review.
0’ unless 0’ unless
the review
1, R-2, or R-3 determined in
1, R-2, or R-3
abutting an R-abutting an R-
nes list multiple story offices as “normally not acceptable.” The B2
To be
parcel
review
d in the
parcel** process
abutting abutting
2, or R-3 2, or R-3
0’ unless 0’ unless
determine
an R-1, R-an R-1, R-
5’ 5’
story story
5’ for 5’ for
in the
To be
review
secondsecond
process
determined
Application of the 2018 residential density ca
If abutting an R-1, R-2, or R-3 parcel, then the
20’ or the maximum height of the main building whichever is less.
property. The B1 and B2 Airport Compatibility ZoParking requirements vary, but are generally less than nearby jurisd
Various residential housing types are allowed or Deviation from lot coverage and parking standar
NOTES: 1. *2. **3. ***4.5.6.7.
C-1 Community Commercial C-2 Heavy Commercial P-DPlanned Development
2019-2027 City of Ukiah Housing Element Adopted ___________, 2019
Downtown Zoning Code
The Downtown Zoning Code (DZC) is a form-based code that was adopted in 2012, out of the
2009-2014 Housing Element. The DZC allows for residential development by right in most
districts and contains a separate set of development standards. Table 5.2 shows a summary of
these standards for density, height, and setbacks, and Figure 5.1 is a map of the zoning
designations in the City (areas of the DZC are shown in purple). The DZC also contains specific
development standards, such as for landscaping, architectural standards, building orientation,
and pedestrian access.
TABLE 5.3
DOWNTOWN ZONING CODE DEVELOPMENT STANDARDS SUMMARY
Standards
GENERAL URBANURBAN CENTER DOWNTOWN CORE Modification to
Standard
(GU) (UC) (DC)
RESIDENTIAL DENSITY(Also Subject to Airport Zone Restrictions)
Minimum 10 units/acre 15 units/acre 15 units/acre Major Exception
Maximum28 units/acre 28 units/acre 28 units/acre Major Exception
LOT STANDARDS (6)(Also Subject to Airport Zone Restrictions)
Lot Size – Interior 4,500 square feet 4,500 square feet 2,500 square feet Major Exception
Lot Size – Corner 5,000 square feet 5,000 square feet 3,000 square feet Major Exception
Lot Width 30 feet minimum 30 feet minimum 30 feet minimum Major Exception
Lot Depth 70 feet minimum 70 feet minimum 70 feet minimum Major Exception
Lot Coverage 70% maximum 80% maximum 90% maximum Major Exception
BUILDING SITING (SETBACKS)
Front 0 ft. minimum 0 ft. maximum 0 ft. maximum Major Exception
10 ft. maximum
Front with sidewalk 12 ft. maximum 12 ft. maximum 12 ft. maximum Major Exception
cafe/shopfront
Side0 ft. minimum 0 ft. minimum 0 ft. minimum Major Exception
10 ft. maximum 10 ft. maximum 6 ft. maximum
Rear 6 ft. minimum 6 ft. minimum 6 ft. minimum Major Exception
Rear – corner lot 6 ft. maximum 6 ft. maximum 6 ft. maximum Major Exception
no alley
Rear – with alley 14 ft. from center line14 ft. from center 14 ft. from center line Major Exception
line
BUILDING HEIGHT
New building 2 stories minimum 2 stories minimum 2 stories minimum Major Exception
2 stories maximum 3 stories maximum 4 stories maximum
(8) (8) (8)
PARKING REQUIREMENTS
Residential 1.5 per dwelling unit1.0 per dwelling unit1.0 per dwelling unit Major Exception
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FIGURE 5.1
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Planned Development Combining District
The Planned Development (PD) combining district contained in the Ukiah City Code is used as
a tool to allow flexibility in design and development in order to promote economical and efficient
use of land. It generally provides a method for deviating from standardized zoning requirements
to foster well-planned, creative, and quality development projects. The PD tool is similar to an
overlay zoning district that produces a result similar to a rezoning. For example, an affordable
senior housing project applicant may propose to overlay the PD zone over an existing R-3 (High
Density Residential) zoning district to reduce parking requirements, relax yard setbacks, and
reduce access roadway widths. The application requires review and a public hearing by the
Planning Commission and a final review and action by the City Council.
Current zoning code regulations do not appear to represent a clear constraint to new housing
development. Improvements to the zoning code such as the affordable housing density bonus,
accessory dwelling unit ordinance, and residential density calculation ordinance have further
reduced the potential for constraints and led to development of new housing throughout the
City. Recently a developer praised the City of Ukiah for its proactive approach to removing
potential constraints for housing development, stating an intention to seek out additional parcels
in Ukiah for development of housing projects.
Although the City has made good progress in recent years removing barriers to housing
development and developing incentives to encourage future development, the City also seeks to
proactively ensure the potential for additional housing opportunities in the future. As stated in
Section 4, the City has added programs focused on removing constraints in the zoning code.
2. Parking
Excessive parking requirements may serve as a constraint by increasing development costs
and reducing the amount of land available for additional units or project amenities such as gyms
and open space or common areas. The Ukiah City Code generally requires one parking space
for one-bedroom apartment units and two spaces for two-bedroom apartment units. Mixed use
projects containing a commercial component generally require one space per every 250 square
feet of gross leasable space.
Relief from parking requirements may be granted through the discretionary review process in
some instances. 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 35% where day and
night time uses offset parking demand based on documentation that supports a finding of
reduced parking demand.
In addition, Parking District 1 within the downtown area offers reduced parking requirements for
projects near city parking lots, projects containing pedestrian accessibility to services and
projects within certain distances from transit stops. Parking District 1 also contains a variance
procedure for further reductions.
In any district, the Community Development Director may approve a reduction in parking
requirements not exceeding thirty percent (30%) for housing projects with at least four living
units reserved for seniors, disabled persons, emergency shelters, transitional housing, single
room occupancies, or other special needs housing with reduced parking demand based on
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factors such as age of occupants, disabilities, household size, or other factors that support a
finding of reduced parking demand.
Regardless of the flexibility in parking standards mentioned above, City staff has heard from
some multi-family housing developers, particularly those that construct housing for market-rate
moderate-income households, that the City’s parking standards may be unintentionally reducing
the number of housing units feasible on a particular site. The City’s 2017 Housing Strategy (see
Appendix D) also addressed parking standards as a possible constraint to development of
middle-income housing and an intention to explore flexible or other parking standards.
Based on the aforementioned, existing parking standards have been identified as a potential
constraint to housing development, especially for affordable and moderate-income market rate
housing. Therefore, research of flexible or other parking standards has been listed as a
Program under the Housing Goals, Policies, and Programs section and will be prioritized for
completion within the first few years of implementation of the 2019-2027 Housing Element
Update.
3. City Design Guidelines
The City of Ukiah adopted Design Guidelines in 1992 to establish a vision for the City’s design
character. The Guidelines, although not prescribed as requirements, serve as a bridge between
the goals in the General Plan and the requirements of the Zoning Code. The Guidelines are a
necessary component of design review for commercial and residential development projects
and establish a process for independent evaluation by an appointed Design Review Board, an
advisory board to the Zoning Administrator and Planning Commission.
City staff have heard from developers that the existing Design Guidelines do not provide
prescriptive design standards and that the project review process is vague. To address these
concerns City staff will work with the Design Review Board to seek and develop a set of clear
objective design standards and ways to streamline the process.
Although not necessarily a constraint to housing development, the design review process could
be streamlined to save time during the development process. This has been listed as a Program
under the Housing Goals, Policies, and Programs section.
4. Airport Influence Zones
The Ukiah Municipal Airport is the largest airport in Mendocino County and provides an
important regional service, both for public safety purposes and local economic development.
Ensuring development that is compatible with existing airport environs is an essential function of
the Mendocino County Airport Land Use Commission, which reviews projects under
requirements in the existing Airport Comprehensive Land Use Plan.
Adopted in 1996, the existing Plan sets both density and height limitations, including that three-
story buildings (other than for public facilities) are disallowed in the B2 Infill area north of the
airport.
See Figure 5.2 for the Compatibility Zoning Map from the Mendocino County Airport
Comprehensive Land Use Plan. Table 5.3 provides details on the compatibility criteria in each of
the compatibility zones.
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FIGURE 5.2
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TABLE 5.4
1996 AIRPORT COMPREHENSIVE LAND USE PLAN COMPATIBILITY CRITERIA
(Excerpt from Table 2A of Plan)
Maximum Densities
Open
Airport
Space
Other Uses Prohibited Uses / Uses Not
Zone/Location
Residential
Req.
(people/ac.) Normally Acceptable
All structures except ones with
A – Runway Protection Allaeronautical function; objects
0 10
Zone Remaining exceeding FAR Part 77 height
limits
B1 – Approach / 30%Multi-family residential,
10 acres 60
Departure Zone Required residential subdivisions
B2 – Extended 30%
Multi-family residential,
Approach / Departure Recommen2 acres 60
residential subdivisions
Zone ded
If development projects in the zones listed above can meet the requirements, they can proceed
without an Airport Comprehensive Land Use Plan consistency determination from the
Mendocino County Airport Land Use Commission (ALUC). However, if any project involves a
General Plan amendment, rezoning, or specific plan, or there is a question of compatibility
under the City of Ukiah ALUC Referral Procedure, then the project is required to be submitted to
the ALUC for a consistency determination.
As noted in the Table, the Ukiah Airport Master Plan indicates that residential subdivisions and
multi-family residences are not normally acceptable in the B1 and B2 airport compatibility zones.
However, the Plan also indicates that “These uses typically do not meet the density and other
development conditions listed. They should be allowed only if a major community objective is
served by their location in this zone and no feasible alternative exists.”
These constraints result in less opportunity for housing development.
Update to the Mendocino County Airport Comprehensive Land Use Plan
The process of referring a project to the Mendocino County Airport Land Use Commission for a
consistency determination, with a possible overrule decision from the Ukiah City Council, can
result in months added to the entitlement process timeline, which affordable housing developers
in particular often cannot accommodate due to timing requirements of funding sources. City staff
has thus been working with the Mendocino County Airport Land Use Commission and
Mendocino County Planning and Building Services to facilitate an update to the Airport
Comprehensive Land Use Plan.
On February 13, 2019, the City of Ukiah executed a contract with an airport land use planning
consultant to complete an update to the Airport Land Use Compatibility Plan (formerly, the
Airport Comprehensive Land Use Plan) for Ukiah Municipal Airport. The updated plan will be
approved and adopted by the Airport Land Use Commission, with staff support and funding
provided by the City Community Development Department and Mendocino County Planning and
Building Services.
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Despite the potential for constraints due to airport compatibility concerns related to the 1996
Airport Comprehensive Land Use Plan, City staff has found no examples of a housing project
being considered inconsistent by the Airport Land Use Commission. Multi-family residential
projects have been proposed and approved in the B1 and B2 Infill compatibility zones north of
the airport over the past several years, the most notable of these being the 64-unit
Summercreek Village affordable housing project, completed in 2001, and the Sun House
Apartments 42-unit affordable senior project, completed in 2017.
Although staff have found no examples of a housing project being considered inconsistent,
completion of a new Airport Land Use Compatibility Plan is expected to further alleviate the
potential for constraints to housing development. Compatibility criteria, noise contours, and
airport compatibility zones will be updated with current airport environs and requirements listed
in the 2011 California Airport Land Use Planning Handbook. The Airport Land Use Compatibility
Plan for Ukiah Municipal Airport is scheduled to be completed and adopted by the Mendocino
County Airport Land Use Commission by December 31, 2019.
5. Fees and Exactions
An updated fee schedule was adopted in 2018. Reduced planning permit fees are charged for
affordable housing and special needs housing projects (see Table 5.4). The City requires
payment of different fees as a condition of development approval. These fees are lower than
comparable market-rate fees for technical plan review tasks and for fees charged by other
nearby jurisdictions.
TABLE 5.5
2018 PLANNING PERMITS AND RELATED SERVICES FEES
Type of Fee Fee Amount Fee Amount for
Affordable Housing
Site Development 100% cost recovery Affordable Housing: 80% cost
Permit – Majorrecovery;
Special Needs Housing: 60% cost
recovery
Site Development – $200 No fee discount
Minor Level 1
$600 No fee discount
Site Development –
Minor Level 2
Use Permit Major 100% cost recovery Affordable Housing: 80% cost
recovery;
Special Needs Housing: 60% cost
recovery
Use Permit Minor $600 No fee discount
Variance Major 100% cost recovery Affordable Housing: 80% cost
recovery;
Special Needs Housing: 60% cost
recovery
Variance Minor $200 No fee discount
Level 1
Variance Minor $600 No fee discount
Level 2
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Subdivision Major 100% cost recovery Affordable Housing: 80% cost
recovery;
Special Needs Housing: 60% cost
recovery
Subdivision Minor $900 Affordable Housing: $720
Special Needs Housing: $540
Subdivision 100% cost recovery Affordable Housing: 80% cost
Exception recovery;
Special Needs Housing: 60% cost
recovery
$350 Affordable Housing: $260
Boundary Line
Adjustment
Special Needs Housing: $170
Lot Merger $350 No fee discount
General Plan 100% cost recovery No fee discount
Amendment
Annexation 100% cost recovery No fee discount
100% cost recovery No fee discount
Rezoning
100% cost recovery Affordable Housing: 80% cost
Rezoning Planned
recovery;
Unit Development
Special Needs Housing: 60% cost
recovery
Consultant cost plus 15% No fee discount
Environmental
administration
Impact Report (EIR)
Specific$2,000-$3,000 deposit; 100% cost Affordable Housing: $800 deposit;
Plan/Master Plan recovery 100% cost recovery
Review
Special Needs Housing: $600
deposit; 100% cost recovery
None, except for a specific traffic Developers of affordable housing
Development
impact fee associated with the projects may be eligible for funding
Impact Fees
development of the Airport Business and fee deferrals to help finance
Park mixed use shopping center and infrastructure improvements.
Gobbi Street and Orchard Avenue
traffic signal and storm drain.
Residential sewer hook-up fees vary
depending upon how many
bedrooms are proposed. The fee for
a one-bedroom home is $9,820; two
bedroom $10,911; and a three
bedroom is $12,002. For each
bedroom beyond 3, and for a
bedroom addition to an existing
home, the fee is $1,091.
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Interviews with local developers confirm the City’s permitting and impact fees are lower than
other Mendocino, Lake, and Sonoma County communities; particularly, fees for building
permits. Although fees for water and sewer hook-ups are perceived by the development
community as being slightly higher than neighboring communities, the fee deferral program
available to housing developers has assisted in mitigating this potential constraint. The typical
fees for single-family development are $30,000 and represent 12% of the total development
costs ($250,000) per unit. The typical fees for multi-family development are $12,500 per unit
and represent 9.5% of the total development costs ($131,000) per unit.
6. Processing and Permit Procedures
Table 5.5 describes the approximate time required and the reviewing body for the City’s various
permitting procedures. The entitlement process can impact housing production costs, with
lengthy processing of development applications adding to financing costs. In general,
developers interviewed in the past have indicated that the City’s entitlement timeline is shorter
or comparable with other jurisdictions in the area. Estimations of the amount of time between
entitlement approval and building permit issuance vary but is generally about one month.
Nevertheless, the City has included programs and goals to streamline application review.
TABLE 5.6
TIMELINES FOR PLANNING PERMITS
Typical
Project Type Processing Approving Body Comments
Time
Plan check prior to
Individual single Community
10 days issuance of building
family house Development Staff
permit, if needed.
Processed concurrently
with Site Development
Minor Subdivision 4 to 6 weeks City Engineer
Permit or Use Permit, if
required.
Processed concurrently
Planning Commission with Site Development
Major Subdivision 3 to 5 months
and City Council Permit or Use Permit, if
required.
Parcel Map 1 to 3 months City Engineer None.
City Engineer/City
Final Map 1 to 2 months None.
Council
Depending on the
Community complexity of the project,
Multifamily Housing 3 weeks to 5
Development Staff or Minor or Major Site
With No Subdivision months
Planning Commission Development Permits may
be required.
Multifamily Housing Site Development
With Major 4 to 5 months Planning Commission Permit/Use Permit and
Subdivision Subdivision Map
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Depending on the
Mixed Residential complexity of the project,
Commercial Use 2 to 4 months Planning Commission Minor or Major Site
(CUP) Development Permits may
be required.
Requires a Rezone,
General Plan Amendment
Planned Development Planning Commission and a Precise
4 to 6 months
Rezoning and City Council Development Plan with
Planning Commission and
City Council approval.
NOTE: The initial step of processing the application is the determination of completeness. If items are
missing, staff notifies the applicant and then must wait until the missing items are submitted in order to
move forward with project review. Due to this cooperative process, timelines for receiving a complete
application are variable and are not included in the processing times listed above. In addition, public
notification requirements, review by other agencies or advisory bodies, and set recurring hearing dates for
Planning Commission and City Council can result in varied processing times.
Site Development Permit
The review of a Site Development Permit focuses on architecture, landscaping, parking, and
other site design elements. As mentioned above in Section 5(a)(3), the City has an adopted set
of design guidelines for projects within and outside of the downtown area to assist with design
review during the Site Development Process.
Site development permits are required for the construction of new multiple-family residential,
commercial, and industrial structures, or the substantial exterior modification of existing multiple-
family residential, commercial, and industrial structures. Projects exempt from the site
development permit process include interior building remodels, repair and maintenance of
structures or parking areas, minor alterations on building exteriors, and minor accessory
structures to established, multiple-family residential, commercial, and industrial buildings. Upon
request, the Community Development Director determines whether a project is exempt under
this subsection in accordance with the following standards:
1. The project involves an addition of less than one hundred fifty (150) square feet to an existing
structure, and the addition would not be highly visible from any public street; or
2. The project involves minor facade modifications that would not significantly change the
architectural character or appearance of the structure.
The Design Review Board reviews and makes recommendations to the Zoning Administrator,
Planning Commission and City Council on site development permit applications, planned
development applications and precise development plans. The Zoning Administrator or Planning
Commission conducts a public hearing and decides all applications for site development
permits. If the Community Development Director determines that the site development permit
application is minor in nature, it will be scheduled for a public hearing before the Zoning
Administrator. If the Community Development Director determines that the site development
permit application is major in nature, it will be referred to the Planning Commission for public
hearing and action.
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Processing a typical Minor Site Development Permit takes approximately 2-3 months, while
Major Site Development Permits typically take 4-6 months. The Site Development process
includes the following steps:
a. Filing an Application
Applications are submitted to the City at the Community Development public information counter
at the Ukiah Civic Center – 300 Seminary Avenue, Ukiah. While pre-application review (at no
cost, up to one hour) - see Step 2 below - is encouraged, it is not required.
b. Pre-Development Meetings
If Staff or the Applicant requests a Pre-Development meeting (typically for Major permits), the
project planner will schedule the project for Pre-Development Meeting which serves as a
roundtable discussion between the applicants and various City departments to flush out
concerns, answer applicant questions, and to provide the applicants with a preliminary
determination regarding possible conditions that may be imposed on the project.
c. Application Completeness
Within approximately two weeks after application submittal, the project planner will determine if
enough information has been submitted to fully understand the proposed project. If enough
information has been submitted, the application will be deemed “complete.” If not, the project
planner will send a detailed “incomplete letter” to the applicant indicating exactly what
information is needed to fully understand the proposal.
d. Project Referral
Once an application is preliminarily deemed complete, the project planner will circulate the
application materials to all pertinent City departments, as well as applicable outside agencies for
review and comment. If comments are received stating more information is needed, this is
relayed to the applicant through an incomplete letter. If no outstanding items are identified the
application will continue through the process.
e. Environmental Review (California Environmental Quality Act)
Projects that are ministerial in nature, such a construction of a single family residence,
accessory dwelling units, and some multifamily projects within certain zoning districts, are
allowed by right and do not require environmental review under the California Environmental
Quality Act (CEQA). All discretionary projects on the other hand, require environmental review
to some degree under CEQA. While many projects within the City limits qualify to use a CEQA
exemption due to their location and scope, some, including Site Development Permit
applications may require a higher level of environmental review through preparation of an Initial
Study. The purpose of this review is to find out if the project will cause any substantial
environmental impacts.
f. Public Notice
Once the project planner has completed an analysis of the proposal, and all issues have been
resolved, a public notice is published in the local newspaper describing the proposal and when
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the required public hearing will be conducted. A public notice is also sent to all property owners
within 300 feet of the project site, and the project planner will physically post/stake a notice on
the subject parcel. These noticing procedures take place 10 days prior to the public hearing.
g. Public Hearing and Action
The City Zoning Administrator (for Minor SDPs) or Planning Commission (for Major SDPs) will
conduct a public hearing, make findings, and take action on the project. If the project is
approved, the Zoning Administrator or Planning Commission may impose conditions on the
project. See the below two sections for information about typical findings, action, and conditions
on site development permits.
Action
The Zoning Administrator reviews, conducts public hearings, and decides upon all minor site
development permit applications. The Planning Commission reviews, conducts public hearings,
and decides upon all major site development permit applications. Appeals of the Zoning
Administrator or Planning Commission actions are heard by the City Council for a final decision.
The Community Development Director can refer any site development permit application to the
Planning Commission for consideration and decision-making action.
Findings
The Zoning Administrator and/or Planning Commission makes findings when acting to approve
site development permit applications. The findings are to be sufficiently detailed to apprise a
reviewing court of the basis of the action by bridging the gap between the evidence and the
decision-maker’s conclusions, and must be based upon evidence contained in the
administrative record. Failure to make findings that support the following determinations will
result in a denial of the site development permit application:
1. The proposal is consistent with the goals, objectives, and policies of the City General Plan.
2. The location, size, and intensity of the proposed project will not create a hazardous or
inconvenient vehicular or pedestrian traffic pattern.
3. The accessibility of off-street parking areas and the relation of parking areas with respect to
traffic on adjacent streets will not create a hazardous or inconvenient condition to adjacent or
surrounding uses.
4. Sufficient landscaped areas have been reserved for purposes of separating or screening the
proposed structure(s) from the street and adjoining building sites, and breaking up and
screening large expanses of paved areas.
5. The proposed development will not restrict or cut out light and air on the property, or on the
property in the neighborhood; nor will it hinder the development or use of buildings in the
neighborhood, or impair the value thereof.
6. The improvement of any commercial or industrial structure will not have a substantial
detrimental impact on the character or value of an adjacent residential zoning district.
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7. The proposed development will not excessively damage or destroy natural features, including
trees, shrubs, creeks, and the natural grade of the site.
8. There is sufficient variety, creativity, and articulation to the architecture and design of the
structure(s) and grounds to avoid monotony and/or a box-like uninteresting external
appearance.
Conditions of Approval
Conditions of project approval may be imposed on site development permit applications, such
that 1) In approving a site development permit, the Zoning Administrator or Planning
Commission may include such conditions as are deemed reasonable and necessary to maintain
or assure compliance with listed standards/criteria; and 2) The Zoning Administrator or Planning
Commission may condition a site development permit to prohibit occupancy of a project building
until an inspection has been made which finds that the project building, landscaping and other
required improvements have been completed, and the project complies with all conditions
specifically required to be completed prior to occupancy. If a site development permit is so
conditioned, the Community Development Director is to notify the City Building Official of such
conditions. If a building permit is issued for a building or structure which is subject to a site
development permit so conditioned, the Building Official will not approve a final inspection of
such building or structure until the conditions have been satisfied.
Use Permit
The primary finding required to approve a Use Permit is that the housing project would not have
a detrimental effect on the health, safety, and general welfare of the public. Use Permits are not
required for uses allowed by right within the zoning code (such as single family residences and
multifamily units in certain zoning districts- see Table 5.1). The Use Permit review process and
time is the same as the Site Development Permit Review process, and contains two levels:
Minor Use Permits and Major Use Permits. Determining whether a use permit is major or minor
depends on the use and impact of the proposed project. New construction on vacant parcels,
large additions/expansions to existing buildings, substantial amendments to previously
approved permits, and changes in use of existing structure(s) that would require an expansion
of an existing parking facility, or that could generate substantial amounts of additional traffic,
noise, or other impacts/nuisances are considered major permits. Other small and relatively
insignificant applications as determined by the Community Development Director are
considered minor. Specific only to the C-N (Neighborhood Commercial) Zoning District, a use
permit is required to exceed the maximum 30% floor area ratio standard. A proposal to exceed
this standard by less than 10% is considered a minor use permit.
For projects requiring both a Site Development Permit and Use Permit, City Staff consolidates
these approvals into one application and process in order to streamline the process. This results
in shorter wait times, decreased fees, and one public hearing (rather than two). Additionally,
projects requiring a use permit for new construction or exterior modifications need not have a
separate site development permit.
Planned Development Rezoning
The Planned Development Rezoning tool provides flexibility with development standards such
as lot sizes, yard setbacks, driveway widths, etc. The process is discretionary and generally
follows the Site Development Permit and Use Permit process, but involves public hearings
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before both the Planning Commission and City Council as it includes a Rezone and General
Plan Amendment process. The review process for Planned Development projects takes
approximately four to six months. The City offers fee reductions for affordable housing projects.
Building Permit
The Building Division of the Community Development Department prides themselves on
responsive and efficient customer service, including inspection scheduling and plan check and
building permit issuance. Plan check currently takes 10 to 15 business days, with an additional
5 to 10 days if plans require revisions. Once a building permit is issued, construction may
commence immediately.
Code Enforcement
New construction in Ukiah must comply with the 2016 California Building Code, which was
adopted with no major revisions. Therefore, there are no extraordinary building regulations that
would adversely affect the ability to construct housing in Ukiah.
The City of Ukiah code enforcement activities have become complaint-driven since the
elimination of the Code Compliance Coordinator position approximately 10 years ago. However,
City staff pursue initial code compliance cases when observed during routine inspection and
field observations.
Permit procedures and timelines are comparable or faster than those of similar-sized
jurisdictions and do not appear to impose an undue burden or potential constraint to housing
development. Although the City lacks a code enforcement division, City staff’s efforts related to
pursuit of initial code compliance cases and responsiveness to neighbor complaints allows
identification and addressing of potential issues before they become significant problems.
Additionally, to further improve customer service and responsiveness staff in the Community
Development Department have been cross-trained in the other divisional areas- housing,
planning, and building services. Besides providing education and information to help facilitate
additional development opportunities, this approach is also leading to exploration of such
programs as the potential linking of housing rehabilitation programs with code enforcement
activities. This has been listed as a Program to be further explored.
7. Onsite/Offsite Improvement Standards
Water and Sewer
The City of Ukiah’s primary water source is the underflow from the Russian River which is
classified as Ground Water under Direct Influence for Surface Water. There are four ground
water sources located at various points within the City Limits. These sources meet the winter
demand and supplement the summer demand. Because of the nature of ground water in the
Ukiah Valley, the only requirement that is necessary from water drawn from the wells is the
addition of a disinfectant to maintain safe potable water in the distribution system. The City of
Ukiah has a high quality supply of cold, clear water.
Water service connection fees are typical of a small rural City and have not resulted in a barrier
to affordable housing projects. The City received $34 million in grants and low interest loans to
construct phases one through three (of four total phases) of a valley-wide recycled water
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infrastructure system. These three phases will serve about 650 acres of agriculture, 20 acres of
pasture, three parks, and a school and is planned to be completed in 2019. The project will also
provide numerous integrated benefits and meet various State and regional objectives:
Helps meet State water conservation objectives
Improves environmental habitat by providing alternative source for frost protection
Reduces diversions from the Russian River
Reduces cost associated with wastewater discharge management
Promotes a vibrant agricultural region
Demonstrates regional cooperation
The Waste Water Treatment Plant underwent a three-year, $56.5 million improvement project
that was completed in 2009. This plant insures continued compliance with permit requirements
and the ability to meet future growth in demand. The sewer connection fees charged by the City
are identical to those charged by the Ukiah Valley Sanitation District, which provides wastewater
service to the unincorporated areas outside the City limits. The fees are considerably less than
those charged by cities to the south in Sonoma County.
There is sufficient water and sewer capacity available to serve the identified vacant,
underutilized and parcels with realistic development capacity.
Electric
The City owns its own electrical utility and its electrical service connection fees are not only
considered reasonable, but are typically less than those charged by the Pacific, Gas and
Electric Company (PG&E), which provides electrical service outside the City limits. Additionally,
nearly 70% of electricity generated by the City’s utility come from renewable sources. The
Electric Utility has sufficient capacity to serve new housing construction projects as well as
identified vacant and underutilized and parcels with realistic development capacity.
Drainage
The City adopted new Low Impact Development (LID) storm water drainage standards which
can result in higher costs for housing projects. Ukiah’s LID standards are based on the City of
Santa Rosa and County of Sonoma Low Impact Development Technical Design Manual.
As part of a 2018 update to the City’s Housing Strategy, the City Council directed that staff
explore the possibility of an LID offsite mitigation bank. Given that this could further reduce the
potential for constraints to housing development, this has been listed as a Program in the
Programs, Goals, and Implementing Tasks section of the 2019-2027 Housing Element Update.
Streets and Street Standards
The City requires streets, curb, gutter and sidewalks, water and sewer connections, electrical
connections and landscaping for all new construction, including affordable housing projects.
The City Department of Public Works maintains a Standard Plans document that provides
housing developers with details and specifications for street, sidewalk, curb, gutter, wheel chair
ramps, sewer, water, drains and street tree improvements. All the details and specifications are
typical of a small rural city, and present no hardship or unreasonable requirement for housing
developers. The specification for a typical residential street, curbs and gutters, and sidewalks
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are typical of a small rural city, and have not resulted in a significant barrier to affordable
housing projects.
FIGURE 5.3
CURB, GUTTER AND SIDEWALK SPECIFICATIONS
Landscaping
Affordable housing projects (new construction) are required to landscape 20% of the project
site, and this has not presented a significant barrier to past projects. The zoning code does
allow a reduction to the amount of landscaping depending upon the size, scale, intensity, and
location of the project.
Traffic
Traffic congestion, particularly along the City’s major street corridors can affect how some
parcels are developed. However, the City’s adopted 2018-19 Capital Improvement Program
(CIP) identifies street and intersection improvement projects and funding sources to remedy
many traffic congestion problems.
Depending upon the number of units and location of a proposed project, including affordable
housing proposals, a traffic study may be required. As part of the 2009-2014 General Plan
Housing Element update, the City amended its General Plan Circulation Element to relax the
roadway level of service from a “C” to a “D” as an interim measure until the City completed a
citywide traffic model and further revisions to its Circulation Element. This has removed a
barrier to affordable housing development.
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It is concluded that the City’s required on and off site improvements do not present a significant
barrier to the development of affordable housing projects. This is evident because of the
continued project approvals for market-rate and affordable housing projects, where onsite and
offsite improvements did not present barriers.
8. Housing for Persons with Disabilities
The Zoning Code was amended in 2008 to include provisions for reasonable accommodation.
Additionally, planning permit fees for special needs housing projects are discounted in
comparison to those assessed for affordable housing projects (which are already discounted in
comparison to market-rate housing projects). The City has an existing reasonable
accommodation procedure that was evaluated for this 2019-2027 Housing Element Update.
Housing for Persons with Disabilities/Reasonable Accommodation Procedure:
Request: A request for reasonable accommodation may be made by any person with a disability
as defined under the federal fair housing act and California fair employment and housing act, or
his/her representative or any entity, when the application of a regulation under this chapter acts
as a barrier to fair housing opportunities. In general, a person with a disability is a person who
has a physical or mental impairment that limits or substantially limits one or more major life
activities, anyone who is regarded as having such impairment or anyone who has a record of
such impairment. A request for reasonable accommodation may include modifications or
exceptions to the regulations, standards, policies and practices for the siting, placement,
construction, development or use of housing or housing related buildings, structures and
facilities that would eliminate regulatory barriers and provide persons with a disability equal
opportunity to housing of their choice.
Application Submittal: A request for reasonable accommodation shall be submitted on an
application form provided by the director of the department of planning and community
development including documentation of the disability and any other information required to
make the determinations required by this section.
Review of Application: Applications for reasonable accommodation shall be reviewed by the
Director of the Department of Community Development or designee, or may be referred to the
authority taking action on a concurrent application.
In granting an application for reasonable accommodation, the Director may impose any
conditions of approval relating to the findings above as deemed practical and necessary
including, but not limited to, restoration of the property to its former condition and recording in
the office of the county recorder notice thereof.
9. Safety and High Density Housing Management
Working with the Ukiah Police Department, City staff have added Crime Prevention through
Environmental Design (CPTED) standards as guidelines to support quality safety practices in
development of new housing projects. CPTED was accomplished through implementation of the
2014-2019 Housing Element, and additional details are contained in Appendix F.
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B. Nongovernmental Constraints
1. Land Costs
As a part of the research into land costs citywide, City staff reached out to developers and
property owners in both the non-profit affordable housing market and market-rate sectors. In
general, the developers and property owners reported that the cost of land has increased over
the last five years, with current estimates averaging $125,000 to $175,000 per acre. Developers
reported very limited availability of land in Ukiah.
The limited supply of residentially designated vacant land in Ukiah contributes to higher land
costs in the City when compared to unincorporated areas. While the County has a much greater
number of acres of undeveloped land, the environmental and infrastructure constraints
associated with these areas often make development cost prohibitive. As a result, high demand
for developable land drives up land costs in urbanized areas. The City has listed programs in
the updated Housing Element exploring ways within the zoning code to increase housing
density, which could reduce the cost of land per dwelling unit. The City also regularly applies
density bonuses for affordable housing projects.
Private sector "for-profit" developers typically do not build affordable housing. Offering new units
for sale or rent at prices that are affordable to lower income households reduces investment
return, and in many cases, is financially infeasible due to high land, labor, and materials costs.
This model can be especially challenging in rural areas, due to lower area median incomes not
supporting rents that would guarantee a strong return on investment. Consequently, this has led
some developers to seek additional incentives to help subsidize projects affordable to
moderate-income households.
2. Construction Costs
Local affordable housing builders have reported the cost of construction in Ukiah as comparable
to that of neighboring counties of Sonoma and Lake. Typical construction costs have been
between $190 and $215 dollars per square foot. However, due in part to the destruction of
homes in Mendocino County from the 2017 and 2018 wildfires, and shortages in qualified
contractors from the resulting large-scale rebuilding efforts, cost of construction has increased
and now ranges between $250 per square foot and $350 per square foot. This data is reported
by local affordable housing builders and realty companies.
3. Availability of Financing
The financing of a residential project, particularly affordable housing projects with many different
funding sources, is complex. The upfront cash commitment required can be a problem for
developers when there is limited net cash flow for adequate return on investment, such as can
be the case in rural areas like Ukiah. In checking with local lending institutions, interest rates for
housing construction projects typically are between 5.3 percent and 7.75 percent.
To assist affordable housing developers in financing new housing construction projects, the City
of Ukiah created the Ukiah Housing Trust Fund (UHTF) in 2017. Besides providing a critical
piece of gap funding to developers, the UHTF also allows a competitive edge on Low Income
Housing Tax Credit applications, as the UHTF can serve as local match funding. With the
dissolution of redevelopment agencies, securing local match funding points on applications for
has become more difficult.
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It can be difficult for very low, low, and moderate-income first-time homebuyers to acquire
sufficient savings and income to pay for a downpayment, closing costs, monthly mortgage, and
tax and insurance payments. To address this problem, the City of Ukiah administers the First
Time Homebuyer Program (FTHB), a special low-interest, deferred-payment loan program
designed to provide “silent” second mortgages of up to 49 percent of the purchase price of a
home, not to exceed the loan amount of the first mortgage with a traditional lending institution.
The City’s FTHB program is funded by a combination of the State Home Investment
Partnerships (HOME) Program and State Community Development Block Grant (CDBG).
Applicants must demonstrate financial need and pre-approval for a first mortgage; the second
mortgage is financed as a three-percent-interest, 45-year deferred loan payment.
The City of Ukiah also has a Housing Rehabilitation Program, as funding becomes available
through State CDBG and HOME funds. With rental vacancy rates near one percent, the City will
continue to rely upon rental housing rehabilitation programs to maintain the condition of its
current housing stock. Rental subsidy programs will also continue to be used locally to assist
tenants with rising costs for rent.
4. Typical Densities Built in Zoning Districts
Due to the limited availability of land citywide and the City nearing “build-out,” developers
typically develop projects at the maximum densities allowed by the City’s Zoning Code. In City
staff’s review of affordable and market-rate multi-family housing projects entitled and/or
constructed within the last five years, all projects maximized density and applied for density
bonuses, when possible, as shown in Table 5.6 below:
TABLE 5.7
DENSITIES FOR MULTI-FAMILY HOUSING PROJECTS 2014-2019
Parcel SizeNumberYear Entitled/Zoning Max Density
Project Name Type
(Acres) of Units CompletedDistrict and/or Bonus
Sun House Affordable senior C2,
Zoning change to
1.5 42 2015/2018
maximize density
Apartments multifamily PD/HDR*
Willow Terrace Permanent supportive
1.0 38 2017/2019 C1 Yes
Apartments affordable housing
Main Street Market-rate2018/under
1.21 35 C1, R3 Yes
Village apartments construction
Ukiah Senior Affordable senior 2018/applying
0.88 31 C1 Yes
Apartments multifamily for funding
* Planned Development-High Density Residential
The City adopted a residential density calculation ordinance in 2018 that redefined the method
for calculating the density of a parcel by measuring to the Right-of-Way. This effectively
provided an additional density bonus for both affordable and market-rate housing development.
The trend of maximizing density in the City’s zoning districts is also apparent for other types of
residential development, including in commercial zoning districts where residential development
is permitted. This is confirmed upon a review of the typical densities built for zoning districts
identified in the vacant and underutilized sites inventory (Table 4.3 and Appendix E).
In the R-1 (Single-Family Residential) zoning district, since August 2017 when the City adopted
an Accessory Dwelling Unit (ADU) ordinance, 22 percent of new single-family residence
applications have also proposed ADUs. An additional 7 ADUs have been constructed on R-1
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parcels where a single family residence exists. As indicated in Table 5.6, high density residential
projects have been proposed in the zoning districts of R-3 (High-Density Residential), C-1
(Community Commercial), and C-2 (Heavy Commercial). Additionally, a zoning change was
approved by the City Council in one of the projects, Sun House Apartments, to accommodate
an even greater density. No projects within the last five years have been proposed in the R-1-H
(Single-Family Residential- Hillside Combining), the C-N (Neighborhood Commercial), or R-2
(Medium-Density Residential) zoning districts, but these three zoning districts also contain few
sites in the site inventory and are typically developed for higher income, “above moderate-
income” residents. Projects developed in the Downtown Zoning Code zoning districts of GU
(General Urban), UC (Urban Core), and DC (Downtown Core) have generally developed at the
maximum density. The Planned Development zoning tool can also be utilized to further increase
density. PDs have successfully been utilized throughout the City, such as for the Sun House
Apartments.
As such and despite existing constraints, the realistic development potential for infill parcels in
the City generally tends to be at or exceeding the number of maximum density in units per acre.
This is especially the case for multifamily parcels in zoning districts listed in the site inventory-
including for lower income housing projects.
The City continues to be innovative in seeking ways to encourage housing development and
maximize density on existing infill parcels. Additional programs to further incentivize the
production of housing are included in Section 6.
C. Environmental Constraints
Flood Zones
Projects situated within the 100-year Flood Zone require that structures and roads be elevated
and potentially other measures to protect life and property in the event of a 100-year flood
event. This represents potential increased cost associated with the future development of these
parcels. 100-year flood zones and flood-ways exist in the City, but ample suitable land is
available to meet the housing need. Most of the identified vacant and underutilized parcels are
not situated in a 100-year flood zone. See Figure 5.4.
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FIGURE 5.4
UKIAH FLOOD ZONE MAP
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D. Military compatibility
There are no military bases in or near the City of Ukiah or Mendocino County. However, the City
is within an SUA (Special Use Airspace) more specifically termed a Military Operations Area
(MOA). An MOA is an area of airspace designated for military training activities and requires
the City to notify the appropriate military office when it proposes to amend or adopt a new
General Plan or when large development projects are proposed. A program has been added
requiring these tasks to be accomplished.
E. Opportunities for Energy Conservation
All new buildings in California must meet the standards contained in Title 24, Part 6 of the
California Code of Regulations (Energy Efficiency Standards for Residential and Nonresidential
Buildings). These regulations were established in 1978 and most recently updated in 2016 with
a 2019 update anticipated to be effective on January 1, 2020. All new construction must comply
with the standards in effect on the date a building permit application is made.
A Note on Greenhouse Gas Emissions and Global Warming
The greenhouse effect is a natural phenomenon whereby the Earth’s heat is trapped in the
atmosphere by certain gases. Greenhouse gases thus contribute to maintaining a surface
temperature on Earth favorable to life. Industrialization and the population explosion that have
occurred over the past 200 years have been accompanied by a substantial increase in the use
of fossil fuels such as coal, oil and natural gas, thus leading to an equally considerable increase
in greenhouse gas emissions in the atmosphere. The additional greenhouse gas emissions
have in turn exacerbated the greenhouse effect, which appears to be the cause of the increase
in the temperature of the Earth’s surface and the lower layers of its atmosphere.
According to California Assembly Bill 32, "Global warming poses a serious threat to the
economic well-being, public health, natural resources, and the environment of California. The
potential adverse impacts of global warming include the exacerbation of air quality problems, a
reduction in the quality and supply of water to the state from the Sierra snowpack, a rise in sea
levels resulting in the displacement of thousands of coastal businesses and residences,
damage to marine ecosystems and the natural environment, and an increase in the incidences
of infectious diseases, asthma, and other human health-related problems."
In response to greenhouse gas emissions and global warming, as well as other basic planning
principals, green and sustainable building practices, water conservation, energy efficiency,
pedestrian orientation, and careful infill development will be emphasized in new housing
development projects. Implementing programs have been added to accomplish this goal.
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1. Energy Conservation
City of Ukiah Electric Utility Division
The City’s Electric Utility Division offers a number of energy conservation incentives and rebates
for residential development. These include:
Energy Efficiency & Solar Program
Energy Efficiency Air Conditioning and Heat Pump Rebate Program
Weatherization Rebate Program
Energy Efficiency Water Heater Rebate Program
Energy Efficiency Appliance Rebate Program
Residential Lighting Program
Residential Equipment Rebate Program
The programs generally include higher incentive rebate amounts for lower income households.
2. Water Conservation
The City has been proactive in water conservation matters and offers both indoor and outdoor
water conservation tips on its website. The Planning Commission raises water conservation
issues when reviewing proposed development projects and routinely requires native drought
tolerant plant species in landscaping plans.
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SECTION 6: QUANTIFIED OBJECTIVES
Table 6.1 lists the quantified objectives for the City of Ukiah for the 2019-2027 Housing Element
period. As noted in the table, the City of Ukiah has set a target for 239 new residential units in
Ukiah by 2027. Although this is the goal identified, the City anticipates deploying additional
programs and tools to attempt to exceed the goal. Additionally, the City anticipates establishing
owner-occupied and renter-occupied rehabilitation programs for extremely low, low, and
moderate income households, assisting in increasing the number of units rehabilitated and
conserved/preserved, primarily through future deployment of Ukiah Housing Trust Fund
resources. Private market forces are expected to contribute to future rehabilitation efforts for
moderate income and above moderate income households.
TABLE 6.1
QUANTIFIED OBJECTIVES, CITY OF UKIAH (2019-2027)
Conservation/
Income Category New Construction* RehabilitationTotal
Preservation
43 5 20 68
Extremely Low Income
43 10 35 88
Very Low Income
72 10 40 122
Low Income
49 5 0 54
Moderate Income
32 35 0 67
Above Moderate
Income
Totals 239 65 95 399
Source: City of Ukiah Community Development Department, 2019
*The City of Ukiah does not own, manage, or construct housing units. The New Construction objective refers to the number of new
units that potentially may be constructed using public and/or private funding sources.
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SECTION 7: HOUSING PLAN
The Housing Plan identifies the City’s housing goals, polices, and implementing programs. It
consolidates existing strategies and policies into one Plan and presents a balanced and diverse
array of policies that cover housing needs identified through this Update, input from the public,
and four overall areas of concern: construction, rehabilitation, conservation, and administration.
The goals and policies of the Housing Element were organized into concise goal and policy
directives. A review of the 2014-2019 Housing Element accomplishments is included in
Appendix G and a summary of the below 2019-2027 Goals, Policies and Implementing
Programs can be found in Appendix H.
A. Goals, Policies, and Implementing Programs
Conserve, rehabilitate, and improve the existing housing stock to provide
Goal H-1
adequate, safe, sustainable, and decent housing for all Ukiah residents.
Policies to Support Goal H-1
Policy 1-1: Encourage the rehabilitation of existing residential units.
Policy 1-2: Promote the use of sustainable and/or renewable materials and energy
technologies (such as solar and wind) in rehabilitated housing and new housing
construction; and reduce greenhouse gas emissions.
Policy 1-3: Preserve at-risk housing units.
Policy 1-4: Promote increased awareness among property owners and residents of the
importance of property maintenance to long-term housing quality.
Policy 1-5: Continue to implement effective crime prevention activities.
Implementing Programs
1a:Implement a residential rehabilitation program. Emphasize rehabilitation of mobile
homes, detached single-family dwelling units, and lower-income multifamily housing
projects. Prioritize funding for health and safety repairs, energy efficiency improvements,
and ADA accommodations. Assist in completing the rehabilitation of at least 25 lower
income housing units in the planning period.
Responsibility: Community Development Department, Housing Services Division
Funding: CDBG, HOME, and/or other local, state or federal sources
Schedule: Ongoing, as funding is available
1b:Continuethe City’s Energy Efficiency Public Benefits Fund and renewable energy
and energy efficiency rebate programs.
Responsibility: Electric Utility Department
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Funding: Energy efficiency and renewable energy rebate program funds
Schedule: Ongoing, as funding is available
1c:Support funding or other applications that would preserve/conserve existing
mobile home parks. This might include programs such as the Mobile Home Park
Rehabilitation and Resident Ownership Program.
Responsibility: Community Development Department, Housing Services Division.
Funding: N/A – application support through technical assistance.
Schedule: Ongoing, as needed.
1d:Continue providing informational materials to the public through the Green
Building Information Center and at the public counter. Provide updated information
regarding sustainable and green building practices and materials, and provide
information on the maintenance of residential units.
Responsibility: Community Development Department, Building Services Division
Funding: Departmental budget
Schedule: Ongoing, as new and relevant information is available.
1e:Develop standards and design guidelines for residential development in the
Medium Density Residential (R-2) and High Density Residential (R-3), Community
Commercial (C-1) and Heavy Commercial (C-2) zoning districts. Given the
significant increase in the City’s RHNA over the next eight years, the City proposes to
create development standards and design guidelines that would both facilitate
development at the allowable densities and provide guidance and certainty in design
standards to ensure quality housing is developed in the community.
Responsibility: Community Development Department, Planning Services Division
Funding: General Funds and/or other funding if available.
Schedule: Establish development standards and design guidelines by the end of
calendar year 2020.
1f:Develop an At-Risk Units Program. Maintain an inventory of at-risk affordable housing
units and work with property owners and non-profit affordable housing organizations to
preserve these units by identifying and seeking funds from Federal, State, and local
agencies to preserve the units.
Responsibility: Community Development Department, Housing Services Division
Funding: Ukiah Housing Trust Fund, CDBG, HOME, and/or other funding sources
as available and as needed
Schedule: Develop At-Risk Program by the end of calendar year 2020.
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1g:Tenant Education and Assistance for Tenants of At-Risk Projects. Require property
owners to give notice to tenants of their intent to opt out of low-income use restrictions.
Provide tenants of at-risk units with education regarding tenant rights and conversion
procedures.
Responsibility: Community Development Department, Housing Services Division
Funding: Departmental budget
Schedule: Develop education program and notification procedures by June 30,
2020; implement program on an ongoing basis throughout the 2019-2027
planning period.
Expand housing opportunities for all economic segments of the community,
Goal H-2
including special needs populations.
Policies to Support Goal H-2
Policy 2-1: Continue to allow placement of manufactured housing units on permanent
foundations in residential zoning districts.
Policy 2-2: Encourage the development of a variety of different types of housing.
Policy 2-3: Ensure that adequate residentially designated land is available to accommodate
the City’s share of the Regional Housing Need. In order to mitigate the loss of
affordable housing units, require new housing developments to replace all
affordable housing units lost due to new development.
Policy 2-4: Pursue State and Federal funding for very low, low, and moderate income
housing developments.
Policy 2-5: Facilitate the production of housing for all segments of the Ukiah population,
including those with special needs.
Policy 2-6: Expand affordable housing opportunities for first time homebuyers.
Implementing Programs
2a:Update the inventory of vacant and underutilized parcels. Make copies of the
inventory available on the City’s website and at the public counter for distribution.
Responsibility: Community Development Department, Planning Services Division.
Funding: Departmental budget.
Schedule: Updated annually, by June 30 of each year; posted on the City’s website
and at the public counter.
2b:Monitor the rate of conversion of primary residences to short-term rental units.
Research ordinances limiting short-term rentals and present report to City Council.
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Responsibility: Community Development Department, Planning Services Division; City
Council.
Funding: General Funds.
Schedule: Develop monitoring program by June 30, 2020; annually track number of
short-term rentals and present information along with annual progress
report to City Council each year; short-term rental ordinance research
report due June 30, 2025.
2c:Monitor the conversion of single family residential homes to commercial uses. If
conversions continue and the City’s vacancy rate for homeownership is greater than
three percent citywide, the City will design an ordinance that restricts the conversion of
single family residences to commercial uses.
Responsibility: Community Development Department, Planning Services Division.
Funding: Departmental budget.
Schedule: Gather data and report findings to City Council by June 30, 2021.
2d:Pursue additional funding sources to augment the Ukiah Housing Trust Fund,
creating a permanent source of funding for affordable housing. Utilize funding to
develop and support affordable housing programs and projects, providing financial
assistance to private developers and nonprofit agencies, principally for the benefit of
extremely low-income, very low-income, and low-income households. Prepare and/or
support the preparation of at least eight applications for additional funding within the
2019-2027 planning period.
Responsibility: Community Development Department, Housing Services Division.
Funding: Low and Moderate Income Housing Asset Fund; other local, State, and
Federal funding sources as they become available.
Schedule: Ongoing.
2e:Continually engage with a variety of housing developers who specialize in
providing housing to each economic segment of the community. This effort is
designed to build long-term development partnerships and gain insight into specialized
funding sources, particularly in identifying the range of local resources and assistance
needed to facilitate the development of housing for extremely low-income (ELI)
households and households with special needs, including persons with disabilities and
persons with developmental disabilities. This policy is also designed to encourage the
production of a variety of housing types, including multi-family supportive, single room
occupancy, shared housing, and housing for the “missing middle.”
Responsibility: Community Development Department, Housing Services Division; City
Manager’s Office- Economic Development Section
Funding: Departmental budget.
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Schedule: Ongoing community and stakeholder outreach, occurring at least on a
quarterly basis and continuing throughout the 2019-2027 planning period.
2f.Amend the zoning code as follows:
Emergency Shelters. The City will amend the Zoning Code to redefine homeless
facilities as emergency shelters, according to State Government Code.
Transitional/Supportive Housing. Pursuant to SB 2, the City must explicitly allow
both supportive and transitional housing in all zones that allow residential uses and
supportive and transitional housing is to be only subject to those restrictions
applicable to other residential dwellings of the same type in the same zone (note: this
is not limited to residential zones). The City will amend the Zoning Code to
specifically define transitional/supportive housing as defined in Government Code.
Single-Room Occupancy Housing. The City will amend the Zoning Code to allow
Single-Room Occupancy (SRO) units in the medium density residential (R-2) and
high density residential (R-3) zoning districts for the purpose of increasing the
number of units affordable to extremely low, very low, and low-income persons.
Manufactured/Factory-Built Homes. The City will amend the Zoning Code to
define and allow manufactured and factory-built homes in the same manner and use
as all other types of residential dwellings in all zoning districts.
Responsibility: Community Development Department, Housing Services Division
Funding: Departmental budget
Schedule: Complete draft Zoning Code amendments by December 30, 2020; secure
adoption by June 30, 2021.
2g:Facilitate the consolidation of smaller, multi-family parcels by providing technical
assistance to property owners and developers in support of lot consolidation.
Research and present a report on possible lot consolidation incentives to the Planning
Commission and City Council.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Present report to Planning Commission and City Council, with
recommendations, by June 30, 2026.
2h:Ensure capacity of adequate sites for meeting RHNA. The City of Ukiah has been
assigned a Regional Housing Needs Allocation (RHNA) of 239 units for the 2019-2027
Housing Element. To accomplish this mandate by the State, the City will:
Update C1 and C2 Zones to allow by-right housing development, with objective
design and development standards. Units allowed by-right will include multifamily,
SROs, duplexes, triplexes, and fourplexes.
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Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14
dwelling units per acre.
Update the C-N Zone to increase residential density and allow similar housing
types as those allowed in R-2.
By-right housing program for select parcels. Specific to APNs 00304077,
00304078, and 00304079, rezone these parcels at the default density of 15 du/ac.
Also rezone these parcels to allow residential use by-right for developments with at
least 20% of the units affordable to lower income households.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding: Departmental budget
Schedule: Develop objective design and development standards per schedule
associated with Implementing Program 1e; pursue amendments to the
Zoning Code as outlined above by June 30, 2021.
2i:Monitor residential capacity (no net loss). Proactively monitor the consumption of
residential acreage to ensure an adequate inventory is maintained for the City’s RHNA
obligations. Implement a project evaluation procedure pursuant to Government Code
65863. Should residential capacity fall below the remaining need for lower income
housing, the City will identify and if necessary rezone sufficient sites to accommodate
the shortfall and ensure “no net loss” in capacity to accommodate the RHNA.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Ongoing, with annual reports to HCD and the City Council; develop and
implement a project evaluation procedure pursuant to Government Code
65863, by June 30, 2021.
2j:First Time Homebuyer Assistance. The City of Ukiah offers assistance to eligible first-
time homebuyers to purchase new or existing single-family or condominium units in the
City. The program utilizes a combination of HOME, CalHome, CDBG, and/or other
resources as they become available- through the Ukiah Housing Trust Fund.
Restrictions apply and funds are available on a first-come, first-served basis.
Responsibility: Community Development Department, Housing Services Division
Funding: CDBG, HOME, Low and Moderate Income Housing Assets Funds,
CalHome, and/or other funding sources as available
Schedule: Ongoing
2k:Collaborate with local service providers on addressing homelessness. Continue
participation in the Mendocino County Continuum of Care.
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Responsibility: City Manager’s Office
Funding: N/A
Schedule: Ongoing
2l:Review existing City processes for compliance with AB 2162. Revise zoning
codes/processes to allow supportive housing by right in zones where multifamily and
mixed uses are permitted, including nonresidential zones permitting multifamily uses.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Complete review of existing City processes by June 30, 2020; revise
zoning codes/processes by December 31, 2020
2m: Housing Units Replacement Program. The City will require replacement housing units
subject to the requirements of Government Code, section 65915, subdivision (c)(3) on
sites identified in the site inventory when any new development (residential, mixed-use
or non-residential) occurs on a site that has been occupied by or restricted for the use of
lower-income households at any time during the previous five years. This requirement
applies to 1) non-vacant sites; and 2) vacant sites with previous residential uses that
have been vacated or demolished.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: The replacement requirement will be implemented immediately and
applied as applications on identified sites are received and processed.
2n:Homeless Shelter Overlay District Evaluation. Evaluate the Homeless Shelter
Overlay District to determine suitability for accommodating the identified number of
homeless persons. At the minimum, this evaluation will include an analysis of
environmental conditions, physical features, location, and capacity of the zone to
accommodate the identified number of homeless persons. Depending on the results of
this evaluation, the City will consider options including possible amendment of the
District to maintain compliance with SB 2.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Complete evaluation of overlay district on a bi-annual basis, with the first
report due to Planning Commission by June 30, 2020. Depending on
results of evaluation(s), make recommendations to Planning Commission
and/or City Council for options including possible amendment of the
District within 6 months of the date the report is due.
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Goal H-3 Remove governmental constraints to infill housing development.
Policies to Support Goal H-3
Policy 3-1: Improve building and planning permit processing for residential construction.
Policy 3-2: Encourage the use of density bonuses and provide other regulatory concessions
to facilitate housing development.
Policy 3-3: Encourage the development of mixed residential and commercial uses in the
commercial zoning districts where the viability of the commercial activities would
not be adversely affected.
Implementing Programs
3a:Research, review and amend the development standards in the zoning code for
opportunities to maximize housing development. Specific areas of research and
amendments may include the following:
Increasing maximum allowable height for new residential buildings.
Increasing density.
Reducing yard setbacks.
Reducing minimum site area.
Upzoning R-1 (Single-family Residential) and R-1-H (Single-family Residential-
Hillside Combining) zoning districts to allow by-right and/or permit other
residential building types and densities.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding: Departmental budget
Schedule: Complete draft Zoning Code amendments by December 30, 2021; secure
adoption by June 30, 2022
3b:Develop flexible parking policies for new residential development. The intent of this
policy is to reduce parking requirements, especially in zoning districts that allow for
lower-income housing developments.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding: Departmental budget and other funding sources as available
Schedule: Complete draft policy by June 30, 2020
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3c:Explore other policies and regulations that facilitate new infill housing
development.Produce report with recommendations and present to Planning
Commission and City Council. Possible areas of research include, but are not limited to,
the following:
Temporary housing options.
Low Impact Development offsite mitigation.
Community benefit zoning.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding: Departmental budget
Schedule: Complete draft report by June 30, 2026
3d:Facilitate improvements to permit processing to streamline housing development.
Continue to work on improving processing procedures and by June 30, 2021 develop a
brochure to guide developers through City processes.
Continue to offer a pre-application conference with project applicants to identify issues
and concerns prior to application submittal.
Responsibility: Community Development Department, Planning Services Division,
Building Services Division
Funding: Departmental budget
Schedule: Pre-application conferences ongoing; City processing procedures
brochure developed by June 30, 2021
3e:Continue to apply the CEQA infill exemption to streamline environmental review.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Ongoing
3f:Review Site Development Permit and Use Permit Processes. Produce report for City
Council analyzing processes and making recommendations for how to revise processes
and/or Ukiah City Code such that project approval process is accelerated.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
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Schedule: Report due to City Council by December 31, 2020; process and/or code
improvements to be implemented immediately thereafter.
Promote well-planned and designed housing opportunities and projects for
Goal H-4 all persons, regardless of race, gender, age, sexual orientation, marital
status, or national origin.
Policies to Support Goal H-4
Policy 4-1: Promote fair housing practices in the sale or rental of housing with regard to
race, color, national origin, ancestry, religion, disability/medical conditions, sex,
age, marital status, familial status, source of income, sexual orientation/gender
identify, or any other arbitrary factors.
Policy 4-2: Promote and facilitate community awareness of the City of Ukiah’s goals, tools,
available resources and programs for lower income households.
Implementing Programs
4a:Continue to collaborate with the Ukiah Police Department and property owners
and managers to keep housing safe. Support the Crime Prevention through
Environmental Design standards through continued referral of residential new
construction projects to the Ukiah Police Department.
Responsibility: Community Development Department, Planning Services Division,
Building Services Division; and Ukiah Police Department
Funding: General Funds
Schedule: Ongoing
4b:Continue to refer housing discrimination complaints to Legal Services of Northern
California, State Fair Employment and Housing Commission, and the U.S.
Department of Housing and Urban Development (HUD).
Responsibility: Community Development Department, Housing Services Division
Funding: Departmental budget
Schedule: Ongoing
4c:Develop project referral procedural for referral of all proposed General Plan
amendments to the appropriate military office for review and comment. Revise the
planning permit application form to include this step of referral.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Develop referral procedure and revise planning permit application form by
December 31, 2019; implement on January 1, 2020.
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Goal H-5 Provide support for future housing needs.
Policies to Support Goal H-5
Policy 5-1: Pursue annexation efforts that lead to an orderly expansion of growth, where
services are adequate for future residential development.
Policy 5-2: Continue to encourage and facilitate public participation in the formulation and
review of the City’s housing and development policies.
Policy 5-3: Assume a leadership role in the development of all types of housing in the
community.
Implementing Programs
5a:Maintain a housing resources webpage. Included on the webpage are resources such
as funding sources and programs, affordable housing developers, and a list of publicly
assisted housing providers.
Responsibility: Community Development Department, Housing Services Division
Funding: Departmental budget
Schedule: Updated regularly, as new and relevant information is available.
5b:Complete the update of the 2020 Sphere of Influence, Municipal Service Review,
and Ukiah 2040 General Plan. Include an annexation policy.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget, other funding as available
Schedule: 2020- Sphere of Influence and Municipal Service Review; 2021- Ukiah
2040 General Plan.
5c: Work collaboratively with stakeholder jurisdictions for opportunities to lessen or
remove development constraints, and update the housing plan accordingly.
Responsibility: Community Development Department, in conjunction with stakeholder
jurisdictions.
Funding: Departmental budget, other funding as available
Schedule: Ongoing, at least on an annual basis.
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TABLE 6.2
2014-2019 AND 2019-2027 HOUSING GOALS COMPARISON
2014 – 2019 Housing Goals 2019 – 2027 Housing Goals
Goal H-1: Conserve, rehabilitate, and improve H-1: Conserve, rehabilitate, and improve the existing
the existing housing stock to provide adequate, housing stock to provide adequate, safe, sustainable,
safe, energy efficient, and decent housing for and decent housing for all Ukiah residents.
all Ukiah residents.
Goal H-2: Provide housing for all economic H-2: Expand housing opportunities for all economic
segments of the community. segments of the community, including special needs
populations.
Goal H-3: Expand affordable housing Goal H-3: Remove governmental constraints to infill
opportunities for persons with special housing housing development.
needs such as the homeless, mentally ill,
physically disabled, households with very low
and low to moderate incomes, senior citizens,
farm workers, female heads of households with
children under 18 years old, first time
homebuyers and the developmentally disabled.
Goal H-4: Promote well planned and designed Goal H-4: Promote well-planned and designed
housing opportunities for all persons regardless housing opportunities and projects for all persons,
of race, gender, age, sexual orientation, marital regardless of race, gender, age, sexual orientation,
status or national origin. marital status, or national origin.
Goal H-5: Provide support for future housing needs.
Goal H-5: Use land effectively to meet housing
needs and to implement smart growth, green
building, and sustainable development policies
with a focus on infill development.
Goal H-6: Maintain a collaborative working
relationship with all groups and organizations
dedicated to providing affordable housing in the
community, and ensure broad public
participation in the development of housing
goals and policies.
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B. Annual Reporting
California Government Code Section 65400 requires each city and planning agency to prepare
an annual report on the status of the General Plan housing element and its progress with
implementation. The annual reports are required to contain data assessing progress in meeting
the RHNA, a summary of the total number of units which building permits were issued during
the reporting period, status report of previous Housing Element goals, policies and
implementing programs, etc.
The City will review its annual reports with the Planning Commission and City Council and will
submit them to the State Department of Housing and Community Development.
A review of the 2014-2019 Housing Element accomplishments can be found in Appendix G.
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APPENDIX A
COMMUNITY HOUSING WORKSHOPS SUMMARY OF INPUT
AND LIST OF STAKEHOLDERS
Page1 of 7
SUMMARY OF PUBLIC COMMENTS
Community Housing Workshop #1, March 21, 2019
On March 21, 2019, the City of Ukiah held a Community Housing Workshop from 5:30 pm to
7:30 pm at the Ukiah Valley Conference Center. Approximately 40 stakeholders/residents
attended the first workshop. Staff gave a presentation that included an overview of a Housing
Element, State Update requirements, the Regional Housing Needs Allocation, and an overview
of the 2014-2019 Housing Element goals and programs status and accomplishments. In
addition, a work plan and schedule for completion of the Housing Element Update was
provided. Attendees participated in a goal and priority setting exercise and were also given the
opportunity to provide general input and comments.
Below is a summary of key housing-related comments received during this first workshop.
2014-2019 HE Goal Workshop #1 Summarized Comments
H-1: Conserve, rehabilitate, and improve the
Many comments related to financial assistance
existing housing stock to provide adequate,
for property maintenance and improvements.
safe, energy efficient, and decent housing for
Comment related to rent stabilization.
all Ukiah residents.
Implementation of CA Building Code comments
regarding energy efficiency.
H-2: Provide housing for all economic
Providing adequate housing for undocumented
segments of the community.
immigrants and oversight on property owner to
make sure housing is habitable.
Concern about young adults and college
students finding housing.
Need for increased HUD housing options and
assistance in connecting the HUD Benefit with
housing appropriate for the recipient.
The need for tiny/moveable homes.
H-3: Expand affordable housing opportunities
Add new types of housing projects to the
for person with special needs such as the
allowed/permitted uses.
homeless, mentally ill, physically disabled,
Encourage inclusionary housing projects over
households with very low and low to moderate
single-type special needs projects.
incomes, senior citizens, farm workers, female
Financial assistance for infrastructure
heads of households with children under 18
development (for new housing projects).
years old, first time homebuyers and the
Supply free building plans for accessory
developmentally disabled.
dwelling units.
Increase efforts to address homelessness.
H-4: Promote well planned and designed
Need for tenant/owner educational workshops.
housing opportunities for all persons
Financial assistance to deal with code
regardless of race, gender, age, sexual
enforcement actions.
orientation, marital status or national origin.
Financial assistance to make current housing
stock more sustainable, green, and efficient.
Need for mobile home repair/replacement
assistance.
Page2 of 7
H-5: Use land effectively to meet housing
Regulations for green development in existing
needs and to implement smart growth, green
housing.
building, and sustainable development
Develop solar facility to support municipal and
policies with a focus on infill development.
individual usage.
Focus on rehabilitating existing housing stock
with use of incentives.
Relaxing zoning codes and development
standards to maximize development potential.
H-6: Maintain a collaborative working
Similar comments to those summarized for
relationship with all groups and organizations
Goals H-2 and H-3.
dedicated to providing affordable housing in
the community, and ensure broad public
participation in the development of housing
goals and policies.
Community Housing Workshop #2 – April 25, 2019, 5:30 p.m. to 7:30 p.m.
On April 25, 2019, from 5:30 pm to 7:30 pm, the City of Ukiah hosted a second Community
Housing Workshop at the Ukiah Valley Conference Center, and 31 stakeholders/residents
attended. For this second workshop, City staff gave a presentation of key updated housing and
demographic data that had been collected since the first workshop, including a summary of
comments received from the first workshop and an overview of existing and preliminary
proposed goals Staff prepared based on this input. Staff also replicated this presentation in
Spanish in a separate room with two Staff members assisting with translation for Spanish
speakers.
Through group discussions and implementation program/policy setting exercises, attendees
developed new policies supporting the proposed goals. Then attendees voted for those
programs and policies they felt most important for the City to achieve.
A summary of this input is below, with the number of votes by participants per policy indicated in
parentheses.
Preliminary Proposed Goals and Policies (and # of votes per policy)
H-1: Conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe,
sustainable, and decent housing for all Ukiah residents.
Support example policies in handout, except edit.
Renew & expand solar energy efficiency rebate programs. (3)
Incorporate renewable energy and energy efficient design in all new housing & remodeled housing. (4)
New development shall enhance the neighborhood, and create/maintain the peace and privacy of next
door neighbors. (3)
For major remodels, require sustainable upgrades, i.e. attic and subflooring insulation. (2)
Construction and modifications must consider impacts on neighbors, lights and noise. (1)
Page3 of 7
Enable composting toilets and gray water systems. (2)
Maintain housing stock by not allowing housing to become commercial.
H-2: Support housing opportunities for all economic segments of the community, regardless of
race, gender, age, sexual orientation, marital status, or national origin.
Please include the half of the population who earn too much to qualify for low income housing. (3)
Encourage variety of housing types - single family, multifamily, co-op, etc. Studio, 3+ bedrooms, tiny
homes, single occupancy unit. (9)
Tiny, moveable homes as right-sized housing. (3)
Consider implementing rent control measures (translated from Spanish written comment)
Provide options/assistance for affordable housing for low-moderate income levels (translated from
written Spanish comment)
Consider lowering planning/building permit fees (translated from written Spanish comment)
Increase potential sites for mobile home parks (translated from written Spanish comment)
H-3: Expand affordable housing opportunities for persons with special needs.
Senior housing - market rate (not low income). (5)
Current H3.e should move forward (allow higher density too).
Remove barriers by flexible development standards: reduce setbacks, parking requirements, greater
height allowance. (9)
Increase public transportation around affordable housing. (2)
Incentivize new home developers to make houses accessible for aging in place (not necessarily ADA).
(4)
H-4: Minimize governmental constraints for infill housing development.
Reduce/defer Planning & Building fees for senior/affordable/special needs housing. (2)
Incentivize increased density (bonus). (1)
Review development standards (height, setbacks) to increase density - zoning ordinance amendments
Investigate use of "moveable" tiny homes as ADUs. (5)
Identify areas of desired growth & support development of infrastructure (water/sewer/electricity). (2)
Streamline design review. Avoid duplicative efforts. (5)
Reducing barriers (height, parking, setbacks, maximum number of floors) for infill development. (1)
Consider deferment of curb, gutter & sidewalk requirement.
Expand live/work/mixed use options in additional commercial zoning districts. (7)
Question requirement of military department review of use permits.
Financial assistance for infrastructure development.
H-5: Use land effectively to meet housing needs and maintain existing housing stock.
Maintain and publish vacant/underutilized, property owner outreach, include R-1 in list for opportunities.
(5)
Increase density on underutilized parcels. (6)
Incentivize multi-unit: taxes, fees, timelines.
Predeveloped plans that identify setbacks, including duplex, triplex, 4-plex. (4)
Clearly identify airport zone.
Page4 of 7
Annexation.
Develop walkways in the new and existing subdivisions through community outreach and imminent
domain, if needed.
H-6: Provide support for future housing needs.
Update City Planning codes and Building codes.
Consolidate service districts. (1)
Pursue annexation to logical/natural boundaries. (7)
Offer pre-approved building plans for ADUs, duplexes, triplexes, 4-plexes. (2)
Extend city infrastructure. (1)
Update General Plan w/EIR. (2)
Update zoning district guidelines. (1)
Update Sphere of Influence. (1)
Resolve turf wars. (1)
Pursue low-income grants for market rate housing. (1)
Renew and expand solar energy efficiency rebates. (2)
New subdivisions, regulate trees & foliage to preserve solar access on neighboring parcels. (1)
Incorporate renewable energy & energy efficiency standards into new home design & construction. (6)
Promote pedestrian use into subdivision and design. (2)
Page5 of 7
LIST OF STAKEHOLDERS
CA Department of Fish and Wildlife
Caltrans
Community Development Commission of Mendocino County
Lake County/City Area Planning
Mendocino Council of Governments
Mendocino County Department of Social Services
Mendocino County Executive Office
Mendocino Board of Supervisors
Mendocino County Air Quality Management District
Mendocino County LAFCO
Mendocino County Planning and Building Services
Mendocino Transit Authority
State Water Resource Control Board
US Army Corps of Engineers
City of Ukiah Design Review Board
City of Ukiah Paths Open Space and Creeks Commission
Greater Ukiah Chamber of Commerce
Community Foundation of Mendocino County
First 5 Mendocino
Food Bank Ukiah/ Ford Street Project
Leadership Mendocino
Legal Services of Northern California
North Coast Opportunities
Manzanita Services Inc.
Redwood Community Services
Ukiah Main Street Program
Ukiah Senior Center
Walk and Bike Mendocino
Mendocino County Farm Bureau
Sustainable Ag Lands Committee
Rural Communities Housing Development Corporation
The DANCO Group
Petaluma Ecumenical Properties Housing
AMG & Associates
The Pacific Companies
Burbank Housing Development Corporation
Healthy Mendocino County- Housing Action Team
Mendocino Latinx Alliance
Ukiah Vecinos en Accion
Climate Action Mendocino
Alliance for Community Endeavors
Wagenseller Neighborhood Association
Walk and Bike Mendocino
North Coast Opportunities
Mendocino Farmers Breaking Down Barriers to Appropriate and Affordable Housing
Andy Wiese Real Estate
Beverly Sanders Realty
Page6 of 7
Coldwell Banker Mendo Realty
Mendo Realty Property Management
Moreno & Co.-Dan Thomas
Re/Max Full Spectrum
W Real Estate
Realty World Selzer Realty Property Management
Team Mendo of Coldwell Banker Mendo Realty Inc.
Community First Credit Union
Redwood Credit Union
Savings Bank of Mendocino County
Umpqua Bank
Wells Fargo
West America Bank
LACO Associates
North Coast Builders Exchange
SHN, Inc.
Barra Vineyards
Factory Pipe
FlowKana
Mendocino College
Redwood Empire Fairgrounds
Ukiah Unified School District
Ukiah Valley Medical Center
Hopland Utility District
Millview County Water District
Redwood Valley CO.Water District
Willow County Water & Calpella District
River Estates Water
Rogina Water Company
Ukiah Valley Sanitation District
Guillon, Inc.
Montanos Development Corp.
West Business Development
Economic Development and Financing Corporation
Mendocino County Economic Summit Participants
Coyote Valley band of Pomo Indians
Guidiville Indian Rancheria
Pinoleville Pomo Nation
Yokayo Rancheria
Redwood Valley Racheria
Hopland Band of Pomo Indians
Potter Valley Tribe
Northern Circle Indian Housing
Page7 of 7
APPENDIX B
COMMUNITY HOUSING SATISFACTION SURVEY RESULTS
Email Address
sylvia@sylviatidwell.net
gbishop@bishopventures.com
Jordan@CatalystHousing.com
Keandra.cyleardodds@lacda.org
Dodds
Bishop
Tidwell
Cylear-
Person
94939 (415) 205-4702 Jordan Moss
CA 90058 (310) 663-6665 Sylvia
APPENDIX C
Los
Angeles
San Diego CA 92210 (619) 746-5191 Gilman
LIST OF QUALIFIED ENTITIES FOR PRESERVING AT-RISK UNITS
Suite B
Avenue, Unit 2
2415 S. Sante Fe
700 W. Main Street Alhambra CA 91801 (626) 586-1816 KeAndra
2050 Hancock Street,
21 Ward Street, Suite 2 Larkspur CA
LLC
Colony
County
CatalystTenants
Housing
Authority
Properties
Association
Group, LLC
Los Angeles
Santa Fe Art
Development
Veritas Urban
ALLALL
LOSLOS
County Organization Address City State Zip Phone Contact
ANGELES ANGELES
COUNTIES COUNTIES
Visit Ukiah
APPENDIX E
VACANT AND UNDERUTILIZED INVENTORY AND MAPS
Notes Undeveloped but approved for an entitlement for Ukiah Senior Apartments (31 units) project in Feb 2018. Expected to be developed within 1-2 years. Undeveloped. Realistic development
capacity- 22,806 sf available to build up to15 multi-family units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Realistic
development capacity- 37,800 sf available for up to 25 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Realistic
development capacity- up to 16 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Minor improvements including parking lot. Realistic
development capacity for up to 14 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped and surrounded by single family
dwellings (SFDs). Realistic development capacity- based on lot restrictions site could be developed with up to 2 units. Due to need for housing and citywide build-out, expected to be
developed within planning period. Mostly undeveloped but some topographical lot restrictions. Surrounded by SFDs. Realistic development capacity of up to 2 units. Due to need for housing
and citywide build-out, expected to be developed within planning period. Undeveloped. Surrounded by SFDs. Could build up to 2 units. Due to need for housing and citywide build-out,
expected to be developed within planning period.
Constraints None None None
Income Group Mod/Above-ModMod/Above-ModMod/Above-Mod
Population 251
RealisticDevelopment Potential (units) 101
Square feet 169,446
Acres 3.890.16 6,969 2 5 0.41 17,859 2 5
General PlanLDR
Zoning
Existing Use Vacant C1 C 0.88 38,332 31 77 Very-Low/Low C Vacant C1 C 0.67 29,185 15 37 Very-Low/Low None Vacant C1 C 1.24 54,014 25 62 Very-Low/Low None Vacant C1 C 0.58 25,264 16
40 Very-Low/Low None Vacant C1 C 0.52 22,651 14 35 Very-Low/Low None Vacant R1 LDRVacant R1Vacant R1 LDR 0.27 11,761 2 5
Location 763 S Oak StNoneAssigned.Corner of Clara & N Orchard 700 E Perkins St730 E Perkins St705 E Perkins StNoneAssigned.Corner of Dora & N Spring179 Park Pl169 Park Pl
APN
Map ID Very-Low/Low Vacant Parcels1 00230155 2 00237027 3 17903025 4 17903028 5 17906104** Very-Low/Low Vacant Parcels SubtotalModerate/Above-Moderate Vacant Parcels6 00111126 7 00114239*
8 00114244
Notes Undeveloped. Some lot restrictions including road access. Realistically could build 2 units- SFD and accessory dwelling unit (ADU). Due to need for housing and citywide build-out,
expected to be developed within planning period. Undeveloped. Lot restrictions and zoning restrict number of units that can be realistically developed to 3. Could increase density if
merging with parcel 00121409. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped and surrounded by SFDs. Realistic development
capacity for up to 3 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Although larger lot, topographical restrictions
limit to realistic maximum of 2 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Needs road access but realistically
could develop 2 units- an SFD and ADU. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped; surrounded by SFDs. Due to lot
restrictions, maximum development capacity of 1 SFD and 1 ADU. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Due to setback
limitations realistic development capacity is 1 unit. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped. Existing slope constraints
allow a realistic
Constraints None D; None D; None D; Slope None D; None D; None D; Slope
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units) 2 5 1 2
Square feet 20,037 6,098
Acres 0.24 10,454 2 5 0.54 23,522 3 7 0.47 20,473 3 7 0.460.15 8,464 2 5 0.15 6,534 2 5 0.140.29 12,632 2 5
General PlanLDRLDRLDRLDRLDRLDRLDRLDR
Zoning
Existing Use Vacant R1Vacant R1Vacant R1Vacant R1Vacant R1Vacant R1Vacant R1Vacant R1
Location 169 Park PlNoneAssigned.Near S Barnes St & W Clay StNoneAssigned.Oak Park AveBetweenW Clay St & Jones St 271Mendo-cino PlNoneAssigned.Behindexistinghomes on Oak St. 1010Helen
AveNoneAssigned.CochraneAveBetween410 & 420 NoneAssigned.
APN 00211480
Map ID 9 00114245 10 00121404 11 00125323 12 00142036 1314 00301059 15 00302124 16 00311056
Notes development maximum of 2 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped flag lot; surrounded by SFDs. Due to
lot limitations realistic development capacity is 3 units maximum. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped; surrounded
by SFDs. Due to lot size, setbacks, and access limitations, realistic development capacity is up to 2 units. Expected to be developed within the planning period. Undeveloped; similar
to parcel 00352055 and same owner. Due to lot size, setbacks, and access limitations, realistic development capacity is up to 2 units. Expected to be developed within the planning period.
Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for housing and citywide build-out, expected to be developed
within planning period. Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for housing and citywide build-out, expected
to be developed within planning period. Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for housing and citywide
build-out, expected to be developed within planning period. Undeveloped. Lot size limitations and setbacks set realistic development capacity at not more than 2 units. Due to need for
housing and citywide build-out, expected to be developed within planning period. Undeveloped. Parcel has some access and lot size limitations and
Constraints D; None D; None D; None D Slope None CNone C; Limited access
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units) 2 5
Square feet 9,147
Acres 0.50 21, 780 3 7 0.16 6.969 2 5 0.15 6,534 2 2 0.210.19 8,276 2 5 0.21 9,221 2 5 0.13 5,662 1 2
General PlanLDRLDRLDRLDRLDR LDR
Zoning R1
Existing Use Vacant R1Vacant R1Vacant R1Vacant R1Vacant R1 LDR 0.20 8,712 2 5 Vacant R1 Vacant
Location At the terminus of Redwood Ave1080Helen AveNoneAssigned.Off of S Dora St NearWashington behind homesNoneAssigned.Off of S Dora St nearWashington behind homesNoneAssigned.On
Cresta nearWabash.AdjacentTo 191 Cresta Dr 191 Cresta Dr NoneAssigned.Cooper Ln near Betty StNoneAssigned.Cooper Ln near Betty St
APN
Map ID 17 00311079 18 00352055 19 00352056 20 00354065 21 00354066 22 00357217 23 00357218 24 00309045 21 Betty St Vacant R2 MDR
Notes realistically could accommodate one SFD. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped, surrounded by residential
development. Realistically could accommodate up to 9 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped, surrounded
by residential development. Realistically could accommodate up to 9 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped
but given lot limitations and setbacks only 4,550 sf could be realistically developed, setting maximum capacity at 3 units. Due to need for housing and citywide build-out, expected
to be developed within planning period. Undeveloped, narrow lot sets realistic development capacity at up to 6 units. Due to need for housing and citywide build-out, expected to be
developed within planning period. Undeveloped. Existing lot limitations sets realistic development capacity at not more than 6 units. Due to need for housing and citywide build-out,
expected to be developed within planning period. Undeveloped; but existing lot size limitations and setbacks removes 300 sf and zoning limits density. Realistic development capacity
is not more than 6 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped; surrounded by commercial development. Zoning
allows up to 28 du/acre but lot and setback limitations limit realistic development capacity to 2 units. Due to need for housing and citywide build-out, expected to be developed within
planning period.
Constraints None None CNone None D; None C
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units)
Square feet
Acres 0.31 13,503 9 22 0.31 13,815 9 22 0.26 11,325 3 7 0.21 9,147 6 15 0.41 17,859 6 15 0.10 3,257 2 5
General PlanCCC
Zoning
Existing Use Vacant C1 Vacant C1 Vacant C1Vacant C2 CVacant C2 C 0.19 8,403 6 15 Vacant CN CVacant GU C
Location 670 N State St528 N State St638 S State StNoneAssigned.On Low Gap Rd in between N State St & Mazzoni St 190ClevelandLn1137 S Dora StNoneAssigned.Corner of W Clay St & S Oak
St
APN
Map ID 25 00211432 26 00214611 27 00230153 28 00204047 29 00228110* 30 00313065 31 00226307
Notes Existing slope constraints allow for 299,000 sf (6 ac) of lot to be developed. Although General Plan allows up to 6 units per acre, given other residential development in this
district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre setting realistic development capacity at 12 units.
Due to need for housing and citywide build-out, expected to be developed within planning period. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units
per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2
du/acre with a 5 acre lot; 2 units are possible on this parcel and are expected to be developed within the planning period given need for housing and citywide build-out. Undeveloped
but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints,
realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 2 units is possible on this parcel and is expected to be developed within the
planning period given need for housing and citywide build-out. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential
development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum
of 12 units is possible on this parcel and is expected to be developed within the planning period given need for housing and citywide build-out. Undeveloped but constrained by steep
slopes. Although General
Constraints SlopeSlope;infrastructure Slope;infrastructure Slope;infrastructure Slope;infrastructure
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population
RealisticDevelopment Potential (units)
Square feet
Acres 7.56 329,313 12 30 36.97 1,610,413 2 5 6.29 273,992 2 5 29.63 1,290,682 12 30 10.08 439,084 4 10
General PlanLDRLDRLDRLDR
Zoning
Existing Use Vacant R1Vacant R1H Vacant R1H LDRVacant R1HVacant R1H
Location NoneAssigned.Accessfrom Helen Ave and Foothill Ct NoneAssigned.Access off of W Stanley St 500LookoutDrive360 S HighlandAveNoneAssigned.
APN 00104002***00104065***00104082***00104084***
Map ID 32 00350014 33343536
e on this parcel
Notes Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has
been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 4 units is possible on this parcel and is expected to be developed within the planning period given need for housing
and citywide build-out. Undeveloped but constrained by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well
as existing lot limitations and constraints, realistic development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 4 units is possible on this parcel
and is expected to be developed within the planning period given need for housing and citywide build-out. Undeveloped but constrained by steep slopes. Although General Plan allows up
to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic development capacity has been calculated at
roughly 2 du/acre; a maximum of 8 units is possibland is expected to be developed within the planning period given need for housing and citywide build-out. Undeveloped but constrained
by steep slopes. Although General Plan allows up to 6 units per acre, given other residential development in this district, as well as existing lot limitations and constraints, realistic
development capacity has been calculated at roughly 2 du/acre with 5 acre lots; a maximum of 2 units is possible on this parcel and is expected to be developed within the planning period
given need for housing and citywide build-out.
Constraints Slope;infrastructure Slope;infrastructure Slope;infrastructure
Income Group Mod/Above-ModMod/Above-ModMod/Above-Mod
Population 308
RealisticDevelopment Potential (units) 124
Square feet 5,000,718
Acres 8.45 368,081 4 10 4.77 207,781 8 20 4.86 211,701 2 5 115.43
General Plan
Zoning
Existing Use Vacant R1H LDRVacant R1H LDRVacant R1H LDR
Location AccessfromHighlandAveNoneAssigned.AccessfromHighlandAve335 Janix Dr335 Janix Dr
APN 00104088***00104093***
Map ID 3738 00104092 39Moderate/Above-Moderate Vacant Parcels SubtotalVery-Low/Low Underutilized Parcels
Notes Underutilized; existing community garden on-site. Application for $500,000 in Ukiah Housing Trust Fund received in 2018 for 40 low income housing units but due to airport constraints,
realistic development potential is 36 units. This site consists of three parcels suitable for development. Two of the parcels, 00304077 and 00304078, were listed in the prior planning
period. The third parcel, 00304079, was not listed. However, realistically all three parcels will be developed at one time and this will also maximize development potential on the site.
Program 2h to allow by right housing development on these parcels has been added. Due to need for housing and citywide build-out, expected to be developed within planning period.
Underutilized with existing SFD and minor outbuildings. Existing topographical and lot limitations, plus airport constraints, set realistic development capacity at up to 24 units. Due
to need for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial. Due to existing lot limitations,
approximately 30% of the lot has been removed for potential development capacity. Lot area for development is expected to be 87,000 sf and would accommodate up to 14 units. Due to need
for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial. Existing lot limitations and development
set future realistic development capacity at 1 unit. Due to need for housing and citywide build-out, expected to be developed within planning period.
Constraints D; None D; None
Income Group Mod/Above-ModMod/Above-Mod
Population 150
RealisticDevelopment Potential (units) 60
Square feet 94,407
Acres 4.063.23 140, 698 14 35 0.18 7,840 1 2
General Plan
Zoning
Existing Use Underutilized C1;C2 C 2.4 22,098 36 90 Very-Low/Low B2 Underutilized R3 HDR 1.66 72,309 24 60 Very-Low/Low C Underutilized R1 LDRUnderutilized R1 LDR
Location 210 E Gobbi St 817Waugh LnNoneAssigned.Parcel off of Hillview Ave438Mcpeak St
APN 00304079; 00304077*;00304078*;
Map ID 4041 00357407** Very-Low/Low Underutilized Parcels SubtotalMod/Above-Mod Underutilized Parcels42 00104061 43 00125129
Notes Partially developed with residential and/or commercial. Given existing development on site, realistic development capacity is 1 SFD and 1 ADU (2 units). Due to need for housing
and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given existing topographical, development, and lot limitations
including slope constraints, realistic development capacity anticipated at no more than 6 units. Due to need for housing and citywide build-out, expected to be developed within planning
period. Partially developed with residential and/or commercial. Given existing topographical, development, and lot limitations including slope constraints, realistic development capacity
anticipated at no more than 5 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial.
Given existing development on site plus slope limitations, realistic development capacity is 1 SFD and 1 ADU (2 units). Due to need for housing and citywide build-out, expected to be
developed within planning period. Partially developed with residential and/or commercial. Given existing development on site plus topographical limitations, realistic development capacity
is no more than 3 units. Due to need for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial. Given
existing development on site plus topographical limitations, realistic development capacity is no more than 3 units. Due to need for housing and citywide build-out, expected to be developed
within planning period.
Constraints D; None D; SlopeD; Slope SlopeNone None
Income Group Mod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-ModMod/Above-Mod
Population 15
RealisticDevelopment Potential (units)
Square feet 42,688 6
Acres 0.29 12,632 2 5 0.980.84 36,590 5 12 1.18 51,400 1 2.5 0.22 9,583 3 7
General PlanLDRLDRLDRLDRMDR
Zoning R1
Existing Use Underutilized R1UnderutilizedUnderutilized R1Underutilized R1HUnderutilized R2 Underutilized R2 MDR 0.22 9,582 3 7
Location 611 W Clay St 275MendocinoPl145MendocinoPl1217 W Standley Ave217 Ford St308 Clara Ave
APN
Map ID 44 00126618 45 0014203446 00142041 47 00113052 48 00212404 49 00213309
Notes Partially developed with residential and/or commercial. Given existing development on site plus slope limitations, realistic development capacity is 1 SFD and 1 ADU (2 units).
Due to need for housing and citywide build-out, expected to be developed within planning period. Partially developed with residential and/or commercial but parcel is largely undeveloped/vacant.
Realistic development capacity is up to 4 units and expected to be developed within the planning period. Partially developed with residential and/or commercial. Given existing development
on site plus lot limitations, realistic development capacity is 1 unit. Due to need for housing and citywide build-out, expected to be developed within planning period.
Constraints None None None
Residential; C-Commercial.
Income Group Mod/Above-ModMod/Above-ModMod/Above-Mod
Population 100.5 251308150100.5 401408.5
RealisticDevelopment Potential (units) 411011246041161165
Residential; HDR- High Density
ture Zone; C-Common Traffic Pattern; D-Other Airport
dential, Hillside Combining District; R-2- Medium Family
Commercial; CN-Neighborhood Commercial; C2-Heavy Commercial;
Square feet 197,757 169,446 5,000,718 94,407 197757 263,853 5,19,8475
Acres 0.46 20,037 2 5 0.17 7,405 4 10 0.22 9,583 1 2 7.773.89115.43 4.067.777.95123.2
ucture and utilities unless otherwise noted
General PlanCC
Zoning
: LDR- Low Density Residential; MDR- Medium Density
(Airport Influence Zones): B2-Extended Approach/Depar
: R1- Single Family Residential; R1h-Single Family Resi
Existing Use Underutilized R3 HDRUnderutilized C1Underutilized C1
LEGEND:ZoningResidential; R-3- High Density Residential; C1- Community GU-General Urban; DC- Downtown Core; UC-Urban Center. General PlanConstraintsEnvirons.*= Identified in both 2009-2014
and 2014-2019 HE cycles ** = Neither of these sites were identified in the prior planning period. ***= R1H regulations require a 5 acre lot for parcels with 30-50% slopes. NOTE: All
parcels have access to infrastr
Location 221 Norton St170 Low Gap Rd 678 N State St
APN
Map ID 50 00215305 51 00208004 52 00211436 Moderate/Above-Moderate Underutilized Parcels SubtotalVery-Low/Low Vacant Parcels SubtotalModerate/Above-Moderate Vacant Parcels SubtotalVery-Low/Low
Underutilized Parcels SubtotalModerate/Above-Moderate Underutilized Parcels SubtotalTotals Very-Low/Low Vacant + Underutilized Parcels Totals Moderate/Above-Moderate Vacant + Underutilized
Parcels
VACANT AND UNDERUTILIZED SITES AND CONSTRAINTS
VACANT SITES
UNDERUTILIZED SITES
12
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Page
APPENDIX G
REVIEW OF 2014-2019 HOUSING ELEMENT ACCOMPLISHMENTS
rehabilitation efforts. Pursuit of
Given the City’s age of housing Energy efficiency improvements Preservation of existing mobile
This program was completed, but
ed a residential rehabilitation program with
on ordinance was adopted by the City Council in
Progress and Continued Appropriateness CDBG PI funds, but due to the City having an open economic development grant and current CDBG PI expenditure requirements, all the PI was spent
on open grant activities. The City may pursue funding for a rehabilitation program in 2020. Continued Appropriateness: stock, it is important to continue funding through CDBG and HOME
for rehabilitation is listed as a program in the 2019-2027 Housing Element. Completed. Continued Appropriateness: continue to be important, especially in lower income households. This
program will continue as a part of the 2019-2027 Housing Element.Completed, through creation of the Green Building Information Center at the Ukiah Civic Center. Continued Appropriateness:a
modified version will be retained in the updated Housing Element to keep the materials updated and relevant. 2011. Continued Appropriateness: homes continues to be a priority for the
City. This program has been revised for the 2019-2027 Housing Element to focus only on mobile home park preservation efforts.
12
of
2
ing the housing programs outlined in the 2014-2019 Housing Element.
ams included in the adopted element, and evaluating their
Page
Objective Promote rehabilitation. The City had startEnergy efficiency improvements. Educate public on sustainability and green building. Preserve mobile home parks. A rent stabilizati
Review of 2014-2019 Housing Element Accomplishments
with an emphasis on
Program H-1.a- Develop and implement a residential rehabilitation program improving safety, comfort and energy efficiency. H-1.b Work with the City Public Utility Department to potentially
expand the City's Energy Efficiency Public Benefits Fund. H-1.c Provide informational materials to the public regarding sustainable and green building materials. H-1.d Consider measures
that would preserve/conserve existing mobile home parks, such as a mobile home rehabilitation program, conversion to ownership program, infrastructure improvement incentives, rent stabilization,
etc.
The table below summarizes the City’s progress in implementThis includes reviewing progress made in implementing progreffectiveness and continued appropriateness for the City.
the City’s website and at the
In 2017, new funding was made CPTED standards are regularly This program will continue to be Copies of the annually updated
eation of the Ukiah Housing Trust
Given the focus of the City’s
iah Police Department (UPD) reviews and
Progress and Continued Appropriateness Not completed due to lack of funding for preservation efforts. Continued Appropriateness: available by the City through crFund (UHTF). The UHTF
may be a funding mechanism for preservation efforts related to at-risk units. This has been continued as a program in the 2019-2027 Housing Element. makes recommendations on projects
through the Crime Prevention through Environmental Design (CPTED) standards. Continued Appropriateness: reviewed and updated by the UPD. This program will be continued in the 2019-2027
Housing Element. This program was not completed. Continued Appropriateness: important and has been prioritized in the 2019-2027 Housing Element.Continued Appropriateness: inventory
will be made available on public counter. This will be retained as a program for 2019-2027.Educational materials not completed. Continued Appropriateness:General Plan on infill residential
development and the location of existing vacant and underutilized parcels, housing development typically occurs within a half mile of public transit. This program has been removed for
the 2019-2027 Housing Element.
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Objective housing stock. Encourage safe housing. Completed. The UkImprove project referral process. Educate the public. Completed. Provide education on benefits of locating housing near
public transit facilities.
Program H-1.e Develop an At-Risk Units Program. Maintain existing affordable H-1.f Work closely with the Ukiah Police Department and local apartment complex managers to keep housing
safe. Consider funding mechanisms for increasing public safety. H-1.g Refer all proposed General Plan amendments to the appropriate military offices for review and comment. Revise the
planning permit application form to include this step of referral. H-2.a Provide copies of the inventory of vacant and underdeveloped land for public distribution. H-2.b Work with public
transit providers and developers to encourage housing development located close to public transit facilities.
is the lack of larger parcels
th future homeless facilities,
ion in the zoning code. This is
The City has added programs A revised version of this program This program has been revised
In 2017, the City Council adopted
Progress and Continued Appropriateness Completed. Continued Appropriateness:an accessory dwelling unit (ADU) ordinance, making development of ADUs a ministerial by-right process in residential
zoning districts. As this is an ordinance and part of the City’s code, it has been removed for the 2019-2027 Housing Element. 8 ADUs were issued building permits in 2018. Community
Development staff performed reviews in 2017 and 2018. One of the primary constraints to accommodate multi-unit housing projects. Continued Appropriateness: related to possible removal
of constraints present in the zoning code, which is expected to address the issue. This has been removed as a program in the 2019-2027 Housing Element. Various City staff have assigned
with this Planning Group, and the City now partners with and actively participates with the Mendocino County Continuum of Care. Continued Appropriateness: will be in the 2019-2027 Housing
Element, under Goal H-2. Completed. The City adopted a Homeless Shelter Overlay Zone in 2015. In 2017, the City approved a Major Use Permit for a permanent homeless day resource center
and temporary winter shelter, and in 2018 the winter shelter opened. To resolve any neighborhood compatibility issues wiCommunity Development staff is currently working on an update
to the Homeless Facilities definitexpected to be developed, with recommendations presented to Planning Commission and the City Council, in 2019-2020. Continued Appropriateness: to expand
on the homeless facilities use and to be in line with transitional housing and emergency shelter legislation such as SB 2. The revised program is now in Goal H-2 of the Updated Housing
Element.
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Objective Encourage the development of second dwelling units. Encourage the development of condominium and cooperative living projects. Address and identify solutions to potential incompatibility
issues.Support an adequate number or type of homeless facilities to support the homeless population.
Program H-2.c Provide reduced planning permit application fees for residential second dwelling units. H-2.d Review the zoning code and determine if any constraints to condominium developments
and cooperative living projects exist, and if so, work to eliminate the constraints. H-2.e As staff and resources permit, assist the Ukiah Homeless Services Planning Group in all ways
possible. H-2.f The zoning code shall be amended to allow homeless facilities without the requirement for a Use Permit in the Homeless Shelter Overlay Zone. The zoning code shall require
a Site Development Permit and facility management plan, and reasonable site development standards for homeless facilities.
l, this program could still be
ll economic segments of the
using Element planning cycle,
d has sought ways to incentivize
to-condominium conversions
There does not seem to be a
of the delivery of exceptional
Until the amount of single family
ng the building and planning permit
single family homes to professional offices
Progress and Continued Appropriateness There have been no rental unit-proposed in the last six years. The rental vacancy rate has been between 1 and 2 percent for the same period. Continued
Appropriateness: historical likelihood of rental unit to condominium conversions. However, there may be a growing likelihood of conversion of primary residences to short-term rentals.
A program has been added to monitor this in Goal H-2. were approved in 2014-2018. Additionally, two offices were approved to be converted into two residential units in 2014-15. Continued
Appropriateness:homes reaches an adequate leveviable. However, it has been revised in Goal H-2 to monitor the conversion occurrence and define “sufficiently adequate.” At the start
of the 2014-2019 Hothere had been very few housing starts overall in the City of Ukiah for the past several years. This was especially the case for market-rate housing, which in Ukiah
tends to be units with rents affordable to households in the "moderate" or "above moderate" income group. Studies have shown that when a lack of developer demand exists for housing
development, adopting ordinances such as an inclusionary housing ordinance can have the unintended consequence of further restricting housing development. Noting this trend, the City
insteathe development of housing for acommunity. Through a proactive approach with local and regionally-based housing developers, staff in both the City Manager's Office and Community
Development Department met with and engaged developers in pursuing housing development projects. In 2017, the City's Community Development Department shifted to a prioritycustomer service,
streamliniprocess and improving responsiveness on building inspections.
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Objective Retain the rental housing stock. Retain total housing stock. No conversions ofIncrease the supply of affordable housing.
Program H-2.g Do not permit the conversion of rental units to condominium units unless the City's amount of rental units is sufficiently adequate. H-2.h Do not permit the conversion
of single family residential homes to professional offices unless the City's amount of residential units is sufficiently adequate. H-2.i Adopt an Inclusionary Housing Ordinance by 2013
that requires below-market rate housing to be included as part of residential projects.
s to produce
s created as a part of this
Because of the City’s success in A program has been added for
the City’s incentive-based
: Due to the reasons stated in H-2i
based approache
Progress and Continued Appropriateness strategy to address the need for housing in the community. The City's first Housing Trust Fund wastrategy, and a NOFA was released in 2018. The
initial funding allocation of $500,000 was over-subscribed with three applications submitted for the maximum funding amount. As reported in the 2018 APR, programs appear to be working.
37 housing units affordable to households in the "very low-income" category were permitted in 2018, the most affordable units permitted in any single year within the past 10 years.
Continued Appropriateness: utilizing innovative incentive-affordable and market-rate housing, plus other tools available through recent legislation like SB 35 streamlining provisions,
creation of an inclusionary housing ordinance has been removed as a program for the 2019-2027 Housing Element. See H-2.i above. Continued Appropriatenessabove, this will removed as
a program for the 2019-2027 Housing Element. The study was not completed but affordable housing funds were generated through the re-use of former redevelopment agency housing successor
funds to create the Ukiah Housing Trust Fund. Through funding for housing trust funds in recent legislation, additional funds may be raised in the future. Continued Appropriateness:
the City to pursue additional affordable housing funding to augment the Ukiah Housing Trust Fund and create a permanent local source of funding for affordable housing. H-2k has been
removed as a program for the 2019-2027 Housing Element.
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Objective Also in 2017, the City Council adopted a two-part housing Increase the supply of affordable housing. Generate local source of affordable housing funds.
Program H-2.j Adopt minimum standards for inclusionary housing units. H-2.k Prepare a Nexus Study by 2014 to determine if a nexus can be established requiring the developers of large
residential and commercial projects to construct needed affordable housing units on site or in another appropriately zoned location near the place of employment/pay impact fee.
This program will continue to be Designing a program for This program has been This program is a duplicate of
Progress and Continued Appropriateness Completed, and ongoing. The City has been proactive in identifying and meeting with nonprofit developers specializing in building housing for extremely
low-income households. Continued Appropriateness:important and relevant and has been retained in the 2019-2027 Housing Element. The City created a Housing Division in the Community
Development Department as a part of its 2017 Housing Strategy. This Division has principally been tasked with developing and implementing programs for lower-income residents. The Division
administers the Ukiah Housing Trust Fund and related programs. Continued Appropriateness:extremely low income households has been consolidated into a program in the 2019-2027 Housing
Element that will seek out funding for the development of housing programs and projects to address the needs of extremely low- and very low-income households. Completed. In 2015, the
City adopted a Homeless Shelter Overlay Zone through Ordinance 1161. Continued Appropriateness:completed and will be removed for the 2019-2027 Housing Element. However, because no transitional
housing projects have located inside this Zone, a program has been added to seek additional improvements towards the streamlining of transitional and supportive housing projects and
to more fully define emergency shelters (see Goal H-2). Continued Appropriateness:Program H-2a (which is being retained as a program) and will be removed for the 2019-2027 Housing Element.
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Objective Develop partnerships with affordable housing developers. Increase the supply of affordable housing. Streamline transitional housing projects. Provide education. Completed.
Program H-2.l Identify and meet with non-profit builders who specialize in building housing for extremely low-income households. H-2.m Work in conjunction with other agencies to jointly
develop and implement a program that is designed to address the needs of the extremely low income households in the City. H-2.n Amend the zoning ordinance to be consistent with Senate
Bill 2. H-2.o Post sites inventory map and housing development in commercial zones on website and provide hard copies at the counter.
will be important for ensuring
olidations and will retain this
information. This has been
ing Element. This program will
A program to continually engage
Maintaining an updated inventory The City has not yet explored Because the City is mostly built-
ued in coordination with the
Progress and Continued Appropriateness The City did not host a roundtable meeting, but City staff did meet with multiple housing stakeholders, both for-profit and non-profit, to solicit
input towards the development of its 2017 Housing Strategy. Additionally, as stated elsewhere in this report, the City has been proactive in engaging with housing sponsors and developers
in discussions regarding creation of additional housing units. Continued Appropriateness: with non-profit housing sponsors and developers has been retained for the 2019-2027 Housbe
removed. The inventory was updated in 2012, 2013, 2016-17, and 2019. Continued Appropriateness:of vacant and underutilized parcels developers have the most recentretained as a program
for the 2019-2027 Housing Element. The City publicized the inventory of underutilized sites and provided technical assistance to property owners and developers in support of lot consolidation.
The City Council also adopted a residential density calculation ordinance for medium density residential (R-2) and mixed use parcels. Continued Appropriateness:creation of incentives
for lot consportion of the program for the 2019-2027 Housing Element. The City is undertaking the update of its General Plan in 2019. Annexation efforts will be pursupdating of the
Land Use Element. Continued Appropriateness:out, pursuit of annexation of land that is already zoned for residential will be important for continuing to accommodate the demand for housing
citywide. This program has been consolidated into other programs that reflect this larger priority.
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Objective Provide opportunities for the creation of more affordable housing. Provide education to the public and potential developers. Provide opportunities for the creation of more
affordable housing. Provide opportunities for the creation of more housing.
olidation of smaller
Program H-2.p Conduct a roundtable meeting with non-profit housing sponsors and developers. H-2.q Update inventory of vacant and underutilized parcels. H-2.r Facilitate the consmulti-family
parcels. H-2.s Pursue annexation of land that can accommodate single-family residential development.
ffordable housing strategies.
Support of funding applications This program is ongoing and still No known constraints exist. This
Because of the flexibility inherent This program is ongoing and still
Progress and Continued Appropriateness A project with 37 units of special needs rental housing was issued a building permit in 2018. Continued Appropriateness: will continue to be appropriate
and has been retained as a program for the 2019-2027 Housing Element. The City continues to be supportive of increasing housing opportunities for persons with disabilities. The City’s
Building Division provides comments on ensuring housing developments are designed to include physical accessibility features. Continued Appropriateness: appropriate. It remains in the
updated Element. Preliminary work completed in 2011. No constraints have been identified. A project with 37 units of special needs rental housing was issued a building permit in 2018
(noted in Table A2). Continued Appropriateness: program has been consolidated into a new program to remove constraints for special needs and lower-income housing projects (see Goal
H-2). City Housing and Planning Services Staff continued to actively participate in the Mendocino County Housing Action Team in 2018. Staff also continued to collaborate with farmworker
housing stakeholders towards potential housing solutions. Continued Appropriateness:throughout the City’s zoning code related to housing for farmworkers and the relatively small size
of the City’s farmworker population, the housing needs of this group are addressed through its standard aThis program was not completed in 2014-2019. Continued Appropriateness:appropriate.
It remains in the updated Element and has been
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Objective Support funding applications for special needs housing projects. Increase housing opportunities for persons with disabilities. Eliminate regulatory constraints to special needs
housing. Increase supply of farmworker housing. Remove constraints to SRO housing.
s consistent with the
Program H-3.a Special Needs Rental Housing: Support applications to State and federal agencies such as HCD, State Treasurer's Office, HUD and USDA for affordable rental housing financing
to provide shelter for very low-income families and special needs households. H-3.b Increase housing opportunities for persons with disabilitiefair housing and disability laws, and
encourage physical access to and within residential units and areas during the development review process. H-3.c Review zoning code to remove regulatory constraints to special needs
housing projects. H-3.d Continue to assist farmworker housing stakeholders through technical assistance. H-3.e Amend the zoning code to define and allow Single Room Occupancy (SRO)
developments in the Medium Density (R-2) and High Density (R-3) zoning districts.
This program is ongoing and still This program is ongoing and still This program is ongoing and still A modified version of this This program has been
andards (see Goal H-1).
he CEQA infill exemption for a 35-unit
prioritized to be accomplished within the first two years (see Goal H-2). No complaints received in 2014-2019. Continued Appropriateness:appropriate. It remains in the updated Element
(see Goal H-4). Completed- Fair Housing literature is available at the City’s public counter and website. Fair Housing logos are placed on the Housing Division’s programs’ flyers. Continued
Appropriateness:appropriate. It remains in the updated Element (see Goal H-4).moderate-income housing development and a 31-unit low-income senior housing project. Continued Appropriateness:appropria
te. It remains in the updated Element (see Goal H-3).Through incentive programs provided by the City’s Electric Utility, design standards inherent in the City’s Downtown Zoning Code
and design guidelines, and updates to the CA building code, green building and sustainable development tools continue to be supported citywide. The City also currently provides density
bonuses and adopted a residential density calculation ordinance. Continued Appropriateness:program will be retained for the 2019-2027 Housing Element, to explore flexible parking stDue
to changes in the CA building code, many impediments to green building have been removed. The City completed further revisions to its handouts at the public counter in 2018. Continued
Appropriateness:completed and will be removed for the updated Element.
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Promote fair housing practices. Promote fair housing practices. Provide education. The City utilized tProvide opportunities for education and sustainable development. Provide education
and encourage green building.
H-4.a Refer housing discrimination complaints to appropriate State and local agencies. H-4.b Develop and make available housing discrimination public information. H-5.a Apply the CEQA
infill exemption and perform expedited review for affordable housing projects. H-5.c Prepare and present green building/sustainable development incentive tool.H-5.d Analyze zoning and
building codes for removing impediments to green building.
ation and available as funds are
een completed. However, Goal
This program, which is very This program has been revised
This program is ongoing and still This program, which is very This program is ongoing and still
Progress and Continued Appropriateness This program is currently in operaccessible. Additionally, the City has developed a rebate program for those affordable housing developers that
achieve energy efficiency savings above Title 24 standards. Continued Appropriateness:appropriate. It remains in the updated Element (see Goal H-1). The Green Building Information Center
was completed in Ukiah Civic Center. Continued Appropriateness:similar to H-1.c and H-5.g, has been completed and will be removed for the updated Element. However, Goal H-1 contains
policies and programs supporting green building practices. The Green Building Information Center was completed in the Ukiah Civic Center. Continued Appropriateness:similar to H-1.c
and H-5.f, has bH-1 contains policies and programs supporting ongoing green building practices. The City adopted Low Impact Development (LID) standards to filter and slow stormwater
runoff. Continued Appropriateness: to explore an offsite mitigation bank or other relief measure to ensure stormwater management is achieved without the loss of potential housing units
(see Implementing Program 3c). The City has adopted the Cal-Green Building Code (Tier 1), which requires buildings to attain a higher level of efficiency. Continued Appropriateness:appropriate.
It remains in the updated Element (see Goal H-1).
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Objective Provide opportunities for energy efficient housing development and education. Provide education and opportunities to increase green building practices. Provide education about
stormwater management for affordable housing developers. Provide education about stormwater management for affordable housing developers. Develop housing that incorporates renewable
energy and energy efficient design; and provide education to the public.
Program H-5.e Continue to administer solar and energy efficiency rebate programs. H-5.f Assist developers in incorporating green building practices. H-5.g Promote energy and water
conservation education programs that address steps to energy and water efficiency, benefits of weatherization and weatherization assistance programs, and information of onsite renewable
energy generation technologies. H-5.h Stormwater management for multi-family housing development. H-5.i Promote use of renewable energy technologies in residential and mixed-use projects.
This program is ongoing and still This program has been modified This program has been
milar to other programs in the Housing
Progress and Continued Appropriateness No opportunities have surfaced. Poised to implement. Continued Appropriateness: appropriate. It remains in the updated Element (see Goal H-3).Completed.
The City created a Housing Division in 2017, and a webpage for the Housing Division was established in 2018. Continued Appropriateness: to maintaining the webpage in the updated Element
(see Goal H-5). Element and was completed in 2014-2019. Continued Appropriateness: consolidated into other similar programs and removed as a program for the 2019-2027 Housing Element.
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Objective Provide education to the community. Provide education to the community. Provide education. This program is si
ed to facilitate the
Program H-5.j Assist in creating residential neighborhoods with mixed housing densities, types and affordability. H-6.b Develop a housing resources webpage that may be usdevelopment
and improvement of affordable housing. H-6.c Conduct periodic meetings with developers, non-profit housing development agencies, the Ukiah Police Department, and others to identify
constraints to development of affordable housing and use the information gained to consider zoning code amendments.
ES, AND IMPLEMENTING PROGRAMS
APPENDIX H
2019-2027 HOUSING ELEMENT GOALS, POLICI
OngoingOngoing
CDBG, HOME, and/or other local, state or federal sourcesrenewable energy rebate program funds.N/AOngoingDepartmental budgetOngoing
Community Development Department, Housing Services DivisionElectric Utility DepartmentEnergy efficiency and Community Development Department, Housing Services DivisionCommunity Development
Department, Building Services Division
ProgramResponsibilityFundingSchedule
: Encourage the rehabilitation of existing residential units.: Promote the use of sustainable and/or renewable materials and energy technologies (such as solar and wind) in : Preserve
at-risk housing units.: Promote increased awareness among property owners and residents of the importance of property maintenance to : Continue to implement effective crime prevention
activities.
City of Ukiah 2019-2027 Housing Element Goals, Policies and Implementing Programs
Conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe, sustainable, and decent housing for all Ukiah residents. Policy 1-1Policy 1-2rehabilitated housing
and new housing construction; and reduce greenhouse gas emissions.Policy 1-3Policy 1-4long-term housing quality. Policy 1-51a: Implement a residential rehabilitation program. 1b: Continue
the City’s Energy Efficiency Public Benefits Fund and renewable energy and energy efficiency rebate programs.1c: Support funding or other applications that would preserve/conserve existing
mobile home parks. 1d: Continue providing informational materials to the public through the Green Building Information Center and at the public counter.
Goal H-1SupportingPoliciesImplementingPrograms
Establish guidelines by December 2020.Develop program by December 2020procedures by 6/30/20; implementation ongoing through 2027.
General Funds and/or other funding if availableUkiah Housing Trust Fund, CDBG, HOME, and/or other funding sources as available and as neededDepartmental budgetEducation and notification
Community Development Department, Planning Services DivisionCommunity Development Department, Housing Services DivisionCommunity Development Department, Housing Services Division
-
ProgramResponsibilityFundingSchedule
1e: Develop standards and design guidelines for residential development in the Medium Density Residential (R2), High Density Residential (R-3), Community Commercial (C-1) and Heavy Commercial
(C-2) zoning districts. 1f: Develop an At-Risk Units Program.1g: Tenant education and assistance for tenants of at-risk projects.
ImplementingPrograms
of each yearby June 30, 2020.• Track conversion rate annually.• Report to Council annually. • Draft ordinance due June 30, 2025.30, 2021.
Departmental budgetUpdated annually, by June 30 General Funds• Develop monitoring program Departmental budgetReport to City Council by June
Community Development Department, Planning Services DivisionCommunity Development Department, Planning Services Division; City CouncilCommunity Development Department, Planning Services
Division
Encourage the development of a variety of different types of housing.
ProgramResponsibilityFundingSchedule
: Continue to allow placement of manufactured housing units on permanent foundations in residential zoning districts.: Ensure that adequate residentially designated land is available
to accommodate the City’s share of the Regional : Pursue State and Federal funding for very low, low, and moderate income housing developments.: Facilitate the production of housing
for all segments of the Ukiah population, including those with special needs.: Expand affordable housing opportunities for first time homebuyers.
Expand housing opportunities for all economic segments of the community, including special needs populations. Policy 2-1Policy 2-2: Policy 2-3Housing Need. In order to mitigate the loss
of affordable housing units, require new housing developments to replace all affordable housing units lost due to new development.Policy 2-4Policy 2-5Policy 2-62a: Update the inventory
of vacant and underutilized parcels.2b: Monitor the rate of conversion of primary residences to short-term rental units.2c: Monitor the conversion of single family residential homes
to commercial uses.
Goal H-2SupportingPoliciesImplementingPrograms
Ongoingleast on a quarterly basis throughout 2027.
Low and Moderate Income Housing Asset Fund; other funds as they become availableDepartmental budgetOngoing outreach, occurring at
Community Development Department, Housing Services DivisionCommunity Development Department, Housing Services Division; City Manager's Office- Economic Development Section
ProgramResponsibilityFundingSchedule
2d: Pursue additional funding sources to augment the Ukiah Housing Trust Fund, creating a permanent source of funding for affordable housing. 2e: Continually engage with a variety of
housing developers who specialize in providing housing to each economic segment of the community.
ImplementingPrograms
amendments by December 30, 2020.• Secure adoption by June 30, 2021.
Departmental budget• Draft Zoning Code
Community Development Department, Planning Services Division
ProgramResponsibilityFundingSchedule
2f: Amend the zoning code as follows:• Emergency Shelters. Amend the Zoning Code to redefine homeless facilities as emergency shelters, according to State Government Code.• Transitional/Supportive
Housing. Pursuant to SB 2, the City must explicitly allow both supportive and transitional housing in all zones that allow residential uses and supportive and transitional housing is
to be only subject to those restrictions applicable to other residential dwellings of the same type in the same zone (note: this is not limited to residential zones). The City will
amend the Zoning Code tospecifically define transitional/supportive housing as defined in Government Code.• Single-Room Occupancy Housing- The City will amend the Zoning Code to allow
Single-Room Occupancy (SRO) units in the medium density residential (R-2) and high density residential (R-3) zoning districts for the purpose of increasing the number of units affordable
to extremely low, very low, and low-income persons.• Manufactured/Factory-built homes. The City will amend the Zoning Code to define and allow manufactured and factory-built homes in
the same manner and use as all other types of residential dwellings in all zoning districts.
ImplementingPrograms
Commission and City Council, with recommendations, by June 30, 2026.development standards per schedule in Program 1e; pursue amendments to Zoning Code by June 30, 2021.
Departmental budgetPresent to Planning Departmental budgetDevelop objective design and
Community Development Department, Planning Services DivisionCommunity Development Department, Planning Services Division; Planning Commission; City Council.
-
ProgramResponsibilityFundingSchedule
2g: Facilitate the consolidation of smaller, multi-family parcels by providing technical assistance to property owners and developers in support of lot consolidation. 2h: Ensure capacity
of adequate sites for meeting RHNA by amending the Zoning Code as follows: - Update C1 and C2 Zones to allow by-right housing development, with objective design and development
standards; - Update the R2 Zone to allow up to 15 dwelling units/acreUpdate the CN Zone to increase residential density and allow similar housing types
as those allowed in R2. - By-right housing program for select parcels. Specific to APNs 00304077,00304078, and 00304079, rezone these parcels at the default density of 15 du/ac.Also
rezone these parcels to allow residential use by-right for developments with atleast 20% of the units affordable to lower income households.
ImplementingPrograms
HCD and City Council; develop and implement a project evaluation procedure pursuant to Government Code 65863 by June 30, 2021Ongoingprocesses by June 30, 2020; revise zoning codes/processes
by December 31, 2020.applied as applications on identified sites are received and processed.annual basis, with first report due to Planning Commission by 6/30/20. Recommendations may
require future amendments to district.
Departmental budgetOngoing, with annual reports to • CDBG • HOME• Low and Moderate Income Housing Assets Funds• CalHome• Other funding sources as available.Departmental budgetComplete
review of City Departmental budgetImplemented immediately and Departmental budgetEvaluation completed on bi-
Community Development Department, Planning Services DivisionCommunity Development Department, Housing Services DivisionCity Manager's OfficeN/AOngoingCommunity Development Department,
Planning Services DivisionCommunity Development Department, Planning Services DivisionCommunity Development Department, Planning Services Division
2i: Proactively monitor residential capacity (no net loss).2j: First Time Homebuyer Assistance2k: Collaborate with local service providers on addressing homelessness. 2l: Review existing
City processes for compliance with AB 2162.2m: Housing Units Replacement Program.2n: Homeless Shelter Overlay District Evaluation.
June 30, 2020 • Adoption by December 31, 2020Complete draft policy by June 30, 2020.30, 2026.ongoing; City processing procedures brochure developed by June 30, 2021.
Departmental budget• Zoning Code amendments by Departmental budget and other funding sources as availableDepartmental budgetComplete draft report by June Departmental budgetPre-application
conferences
Community Development Department, Planning Services Division; Planning Commission; City CouncilCommunity Development Department, Planning Services Division; Planning Commission; City
CouncilCommunity Development Department, Planning Services Division; Planning Commission; City CouncilCommunity Development Department, Planning Services Division, Building Services
Division
Encourage the use of density bonuses and provide other regulatory concessions to facilitate housing development.Encourage the development of mixed residential and commercial uses in
the commercial zoning districts where the
ProgramResponsibilityFundingSchedule
: Improve building and planning permit processing for residential construction.
Remove governmental constraints to infill housing development. Policy 3-1Policy 3-2: Policy 3-3: viability of the commercial activities would not be adversely affected. 3a. Research,
review and amend development standards in the zoning code for opportunities to maximize housing development. 3b: Develop flexible parking policies for new residential development.3c:
Explore other policies and regulations that facilitate new infill housing development. 3d: Facilitate improvements to permit processing to streamline housing development.
Goal H-3SupportingPoliciesImplementingPrograms
12/31/20; process and/or code improvements to be implemented immediately thereafter.
Departmental budgetOngoingDepartmental budgetReport due to City Council by
Community Development Department, Planning Services DivisionCommunity Development Department, Planning Services Division
ProgramResponsibilityFundingSchedule
3e: Continue to apply the CEQA infill exemption to streamline environmental review.3f: Review Site Development Permit and Use Permit Processes.
ImplementingPrograms
General fundsOngoingDepartmental budgetOngoingDepartmental budgetOngoing
Community Development Department, Planning Services Division, Building Services Division; and Ukiah Police DepartmentCommunity Development Department, Housing Services DivisionCommunity
Development Department, Planning Services Division
Promote and facilitate community awareness of the City of Ukiah’s goals, tools, available resources and programs
ProgramResponsibilityFundingSchedule
: Promote fair housing practices in the sale or rental of housing with regard to race, color, national origin, ancestry,
Promote well-planned and designed housing opportunities and projects for all persons, regardless of race, gender, age, sexual orientation, marital status, or national origin. Policy
4-1religion, disability/medical conditions, sex, age, marital status, familial status, source of income, sexual orientation/genderidentify, or any other arbitrary factors.Policy 4-2:
for lower income households.4a: Continue to collaborate with the Ukiah Police Department and property owners and managers to keep housing safe. 4b: Continue to refer housing discrimination
complaints to Legal Services of Northern California, State Fair Employment and Housing Commission, and the U.S. Department of Housing and Urban Development (HUD).4c: Develop project
referral procedural for referral of all proposed General Plan amendments to the appropriate military office for review and comment.
Goal H-4SupportingPoliciesImplementingPrograms
• 2020- Sphere of Influence and Municipal Service Review • 2021 Ukiah 2040 General Plan.Ongoing, at least on an annual basis.
Departmental budgetOngoingDepartmental budget, other funding as availableDepartmental budget, other funding as available
Community Development Department, Housing Services DivisionCommunity Development Department, Planning Services DivisionCommunity Development Department, in conjunction with stakeholder
jurisdictions.
Continue to encourage and facilitate public participation in the formulation and review of the City’s housing and Assume a leadership role in the development of all types of housing
in the community.
ProgramResponsibilityFundingSchedule
: Pursue annexation efforts that lead to an orderly expansion of growth, where services are adequate for future
Provide support for future housing needs. Policy 5-1residential development.Policy 5-2: development policies.Policy 5-3: 5a: Maintain a housing resources webpage. 5b: Complete the update
of the 2020 Sphere of Influence, Municipal Service Review, and Ukiah 2040 General Plan. 5c: Work collaboratively with stakeholder jurisdictions to lessen or remove development constraints,
and update the housing plan accordingly.
Goal H-5SupportingPoliciesImplementingPrograms
EXHIBIT D
FINDINGS TO ADOPT PROPOSED AMENDMENTS TO THE CITY OF UKIAH
GENERAL PLAN CHAPTER 14, HOUSING ELEMENT
(2019-2027 HOUSING ELEMENT UPDATE)
The following findings are supported by and based upon information contained in
the Staff Report, General Plan, other supporting documentation, and the public
record:
1.The proposed amendments are deemed to be in the public interest.
2.The proposed amendments to the General Plan/Housing Element are
consistent and compatible with the General Plan.
3.The potential impacts of the proposed amendments have been assessed and
have been determined not to be detrimental to the public health, safety, or
welfare.
4.The proposed amendments have been processed in accordance with the
applicable provisions of the California Government Code and the California
Environmental Quality Act (CEQA).
Resolution No. 2019-__
Page 1 of 1
FINDINGS TO ADOPT A NEGATIVE DECLARATION FOR
2019-2027 HOUSING ELEMENT UPDATE PURSUANT TO THE
REQUIREMENTS OF THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA)
1.The City of Ukiah, as the Lead Agency, prepared an Initial Study/Negative Declaration
(IS/ND) for the 2019-2027 Housing Element Update (SCH # 2019079078) under the
California Environmental Quality Act (CEQA).
2.The Lead Agency (City) consulted with all responsible agencies and trustee agencies.
The Draft IS/ND was circulated for public review from Tuesday July 23, 2019 through
3.
Monday August 26, 2019.
4.At the August 14, 2019 Planning Commission meeting, the Planning Commission
recommended the Housing Element and the Draft IS/ND to City Council for approval.
5.The IS/ND examined areas of potential impacts and based on the conclusions reached
within it, and it has been determined that all potential impacts resulting from the Housing
Element would be less than significant or no impact for the following reasons:
A.The Housing Element Update is a policy document designed to facilitate the
development of housing in order to meet current and anticipated population growth,
as required by Government Code Section 65583, and includes policies to allow for
reduced development standards and increased residential density. The Housing
Element must demonstrate the availability of appropriately zoned land needed to meet
the Regional Housing Needs Allocation (RHNA) (Government Code Sections
65582(a)(3)) and 65582.2(a)). The purpose and scope of the Housing Element is to
ensure that sufficient sites are available and that existing constraints are reduced or
removed in order to encourage housing production to meet the expected need during
the 2019-2027 Planning Cycle.
B. The 2019-2027 Housing Element identifies lands to accommodate up to 326 new
residential units. However, the Housing Element does not include specific
development designs or proposals, nor does it grant any entitlements for development.
C. All future development potentially identified within the Housing Element would be in
residential or commercial zoning districts where housing development is already
generally allowed or permitted by the zoning code and General Plan.
D. Future development could result in an increase in density and population, which could
result in the need for additional services and infrastructure. Development could also
result in impacts to the physical environment depending on location, intensity, and
other siting factors. However, the Housing Element does not include specific
development designs or proposals, nor does it grant any entitlements for development.
All future development would be analyzed on a project level basis for consistency with
land use policies; and would be subject to discretionary and environmental review of
their individual and cumulative environmental impacts, as applicable.
6.Based on the findings and conclusions contained in the IS/ND, the Housing Element does
not have the potential to impact any environmental resources. All impacts including those
Findings to Adopt A Negative Declaration
For City of Ukiah
2019-2027 Housing Element Update
1
related to biological resources, were found to be less than significant; Mineral Resources
and Agriculture and Forestry Resources were found to have no impact as a result of the
Project.
7. Based on the findings and conclusions contained in the Initial Study, the proposed Project
would not have environmental effects which will cause substantial adverse effects on
humans, either directly or indirectly. All future housing development would be analyzed on
a project level basis. Based on the findings and conclusions contained in the Initial Study,
impacts to humans from the Housing Element would be less than significant.
8. There is no substantial evidence in light of the whole record before the City of Ukiah
(including the initial study and any comments received) that the project would have a
significant effect on the environment.
9. The negative declaration reflects the City Council’s independent judgment and analysis.
10. Based upon the analysis, findings, and conclusions contained in the IS/ND, the project will
not result in impacts that are individually limited, but cumulative considerable.
11. A Notice of Intent to adopt the Negative Declaration was made available in the following
manner:
Posted on the City of Ukiah Housing Element Website on July 22, 2019 and October
13, 2019.
Published in the Ukiah Daily Journal on July 24, 2019 and October 12, 2019.
Posted in the glass case at the City Civic Center 72 hours before the hearing.
Posted at the Mendocino County Clerk’s Office on July 22, 2019.
Submitted to the State Clearinghouse on July 22, 2019.
12. The IS/ND and record of proceedings of the decision on the project are available for public
review at the City of Ukiah Community Development Department, Ukiah Civic Center, 300
Seminary Avenue, Ukiah, CA.
13. On October 23, 2019, the City Council held a public hearing to receive public comment and
consider approval of the IS/ND for the project. The IS/ND was approved by the City Council.
Findings to Adopt A Negative Declaration
For City of Ukiah
2019-2027 Housing Element Update
2
FINDINGS TO ADOPT PROPOSED AMENDMENTS TO THE CITY OF UKIAH
GENERAL PLAN CHAPTER 14, HOUSING ELEMENT
(2019-2027 HOUSING ELEMENT UPDATE)
The following findings are supported by and based upon information contained in
the Staff Report, General Plan, other supporting documentation, and the public
record:
1.The proposed amendments are deemed to be in the public interest.
2.The proposed amendments to the General Plan/Housing Element are
consistent and compatible with the General Plan.
3.The potential impacts of the proposed amendments have been assessed and
have been determined not to be detrimental to the public health, safety, or
welfare.
4.The proposed amendments have been processed in accordance with the
applicable provisions of the California Government Code and the California
Environmental Quality Act (CEQA).
Resolution No. 2019-__
Page 1 of 1