HomeMy WebLinkAboutCC Reso 2021-41 - Approving Initial Study/Negative Declaration and General Plan Amendment No. 21-011
RESOLUTION NO. 2021-41XX
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH APPROVING AN INITIAL
STUDY/NEGATIVE DECLARATION AND GENERAL PLAN AMENDMENT NO. 21-01 TO ALLOW
FOR INCREASED DENSITY AND LOT COVERAGE IN COMPLIANCE WITH THE GENERAL
PLAN HOUSING ELEMENT AND STATE HOUSING LAWS.
WHEREAS:
1.State Planning Law allows any mandatory element of the General Plan to be amended as many
as four times in a calendar year; and
2.A duly noticed Planning Commission hearing was held on July 14, 2021 to consider the Draft
General Plan Amendment 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 General Plan Amendment and Negative Declaration; and
3.The City Council has reviewed the Draft General Plan Amendment and Negative Declaration
and conducted a public hearing; and
4.The Initial Study and Negative Declaration adequately assesses the impacts of this General
Plan Amendment
NOW, THEREFORE, BE IT RESOLVED that:
1.The City Council hereby approves the Final Initial Study/Negative Declaration and Findings to
Adopt a Negative Declaration for General Plan Amendment No. 21-01, dated June 7, 2021,
pursuant to the Requirements of the California Environmental Quality Act (CEQA), attached
hereto as Exhibit A.
2.The City Council hereby approves General Plan Amendment No. 21-01 (Exhibit B).
PASSED AND ADOPTED this 15th day of September 2021, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Juan V. Orozco, Mayor
ATTEST:
Kristine Lawler, City Clerk
Councilmembers Rodin, Duenas, Brown, and Mayor Orozco
None
Councilmember Crane
None
CALIFORNIA ENVIRONMENTAL QUALITY ACT
DRAFT
INITIAL STUDY AND
NEGATIVE DECLARATION
FOR
HOUSING RELATED ZONING CODE UPDATES
June 7, 2021
Prepared by:
City of Ukiah
Community Development Department
Planning Division
300 Seminary Avenue, Ukiah, CA 95482
Exhibit A
Table of Contents
I. PROJECT INFORMATION 1
II. PROJECT DESCRIPTION 2
1. Project Location 2
2. Environmental Setting 2
3. Background 2
4. Project Components 3
2019-2027 Housing Element Implementing Programs 3
Housing-Related State Legislation 4
III. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED 2
IV. DETERMINATION 3
V. EVALUATION OF ENVIRONMENTAL IMPACTS 5
1. Aesthetics 5
2. Agriculture and Forestry Resources 8
3. Air Quality 9
4. Biological Resources 11
5. Cultural Resources 13
6. Energy 16
7. Geology and Soils 17
8. Greenhouse Gas Emissions 18
9. Hazards and Hazardous Materials 19
10. Hydrology and Water Quality 22
11. Land Use and Planning 23
12. Mineral Resources 25
13. Noise 25
14. Population and Housing 27
15. Public Services 28
16. Recreation 29
17. Transportation 30
18. Tribal Cultural Resources 32
19. Utilities and Service Systems 34
20. Wildfire 35
21. Mandatory Findings of Significance 36
VI. REFERENCES 38
ATTACHMENTS
A. Proposed Zoning Code Text Revisions
B. Proposed Objective Design and Development Standards for New Residential Construction (Article
5.75)
C. Proposed Flexible Parking Standards
D. List of California Native American Tribes contacted under Senate Bill 18
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I. PROJECT INFORMATION
Project Title:
Housing Related Zoning Code Updates
Lead Agency Address and Phone Number:
City of Ukiah
300 Seminary Avenue
Ukiah, California 95482
(707) 463-6200
Project Contact Person and Phone Number:
Mireya G. Turner, Planning Manager
City of Ukiah Community Development Department
(707) 463-6203
mturner@cityofukiah.com
CEQA Contact Person and Phone Number:
Michelle Irace, Planning Manager
City of Ukiah Community Development Department
(707) 463-6268
mirace@cityofukiah.com
Project Location:
All properties within the City of Ukiah limits zoned for commercial and residential land uses
City of Ukiah General Plan Designations:
Commercial and Residential land use designations
• Commercial
• Low Density Residential
• Medium Density Residential
• High Density Residential
City of Ukiah Zoning Districts:
Commercial and Residentially-zoned properties:
• Article 3 “R-1” Single-family Residential
• Article 4 “R-2” Medium Density Residential
• Article 5 “R-3” High Density Residential
• Article 6 “CN” Neighborhood Commercial
• Article 7 “C-1” Community Commercial
• Article 8 “C-2” Heavy Commercial
• Article 20 Administration and Procedures
• Article 21 Definitions
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II. PROJECT DESCRIPTION
1. Project Location
The Housing Related Zoning Code Updates (“Proposed Project”) includes all residential and
commercial zoned properties within the City of Ukiah limits. See Figure 1, Location Map and Figure
2, Zoning Map.
2. Environmental Setting
The City of Ukiah includes approximately 4.72 square miles. It serves as the County Seat of
Mendocino County, as well as the county’s commercial hub. Predominant land uses in the City include
single family residential, multi-family residential, and commercial uses ranging from local commercial
to service commercial, as well manufacturing, industrial and public facilities. Further west is
undeveloped open space, and steep, densely vegetated areas interspersed with rural residential lots
within the Western Hills and Mendocino County’s jurisdiction.
The City of Ukiah sits in the Ukiah Valley in central Mendocino County, with elevations varying from
approximately 600-feet above mean sea level up to approximately 3,000 feet in the hills surrounding
the city. Ukiah is located along the Highway 101 corridor and near the east/west intersection of
Highway 20, two hours north of the Golden Gate Bridge. The City of Ukiah is situated within the Coast
Range geologic province. The North Coast Range is comprised of a geologic feature unique to
California, the Franciscan Formation, which dictates the vegetative communities. The Franciscan
Formation is comprised of serpentine, sandstone, and other sedimentary rocks. This area is
characterized by a Mediterranean climate; the winters are cool and wet, and the summers are hot and
dry. Annual temperatures for this region range from about 30 to 100 degrees Fahrenheit. The Ukiah
Valley is located approximately 30 miles east and inland from the Pacific Ocean. It runs north-south
for approximately nine miles, with a maximum width of three miles. The Russian River enters the valley
at the north end and runs south along the valley floor.
3. Background
The City’s first General Plan was originally adopted in 1974, updated in 1995, and was last amended
in 2019, with adoption of the 2019-2027 Housing Element. The General Plan serves as a blueprint for
future development and growth of the community. The City is currently in the process of completing a
General Plan Update (the “2040 General Plan”) that will map out the vision for community development
through 2040; until the new General Plan is adopted, the 1995 General Plan (as amended in 2019) is
considered the applicable plan. The 2019-2027 Housing Element was adopted by the Ukiah City
Council on October 23, 2019, and certified by the California Department of Housing and Community
Development (HCD) on December 5, 2019. 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)), and represents the City of Ukiah’s efforts
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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. Specifically, the Housing
Element contains five (5) Goals, 19 Supporting Policies, and 33 Implementing Programs to promote
and facilitate housing within the City of Ukiah.
Zoning and land use are governed by the City’s Zoning Ordinance, as outlined in Division 9, Chapter
2 of the Ukiah City Code. The purpose of the Ukiah Zoning Code is to promote the growth of the City
in an orderly manner and to promote and protect the public health, safety, peace, comfort and general
welfare. Residential development of varying intensity is allowed in all zoning districts of the Ukiah
Zoning Code, with the exception of the Manufacturing and Public Facility Zoning Districts. The intent
of the Proposed Project is to amend the Zoning Code in order to enact several Implementing Programs
identified in the Housing Element.
In addition, the proposed amendments are in accordance with recent State laws regarding facilitation
of housing. California is in the midst of a housing crisis in which communities throughout the State are
challenged with accommodating their fair share of housing production (as identified through the
RHNA). The housing shortage has prompted the State legislature and Governor to enact new laws
requiring cities and counties to streamline housing approval by establishing a by-right, ministerial
approval process for all new residential construction, excluding single-family homes.
4. Project Components
The City of Ukiah is proposing Housing-related Zoning Code amendments to the City of Ukiah’s
Municipal Code. The Housing-related Zoning Code amendments include enacting both the City of
Ukiah’s 2019-2027 Housing Element Implementing Programs and updates required for compliance
with new State laws (“Proposed Project”). Summaries of the Implementing Programs and the State
laws related to the proposed Zoning Code amendments are listed below. A complete list of Implementing
Programs are included as Appendix G of the Housing Element which may be found at
http://www.cityofukiah.com/projects/housing-element-update/.
2019-2027 Housing Element Implementing Programs
1e: Develop Objective Multifamily Residential Design and Development Standards. Develop
Objective multifamily residential design and development standards, including standards for
multifamily in the R-2. R-3, C-1, and C-2 zones (2019-2027 Housing Element Program 2h). If a
project is in compliance with these standards, their project will be ministerial, and will only require
a building permit, rather than a Use Permit/Site Development Permit. These design standards
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. The Objective
Design and Development Standards (“Objective Standards”) were approved by the City Council,
in concept, in December 2020, and are included in Attachment B. The Objective Design and
Development Standards will be included in the Proposed Project for final City Council review and
approval.
2h: Ensure Capacity of Adequate Sites for Meeting Regional Housing Needs Allocation
(RHNA). The following Zoning Code amendments to streamline housing production in order to
meet the City’s new RHNA allocation of 239 units from the 2019-2027 Housing Element:
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• Revise C-1 and C-2 Zones to allow by-right housing development, with objective design
and development standards. Housing types allowed by-right will include multifamily,
Single Room Occupancies (SROs), duplexes, triplexes, and fourplexes.
• Revise the R-2 Zone to allow up to 15 dwelling units per acre (du/ac) instead of 14
dwelling units per acre.
• Revise the C-N Zone to increase residential density from 6 du/ac to 15 du/ac and allow
similar housing types as those allowed in R-2.
2l: Compliance with AB 2162. Revisions to the Zoning Code to allow supportive housing by right
in zones where multi-family and mixed uses are permitted, including non-residential zones
permitting multi-family uses.
3a: Modifications to Development Standards to Maximize Housing Development. Maximize
housing development by amending development standards pertaining to height, density, setback
reduction, site area. These Zoning Code amendments include:
• Increasing maximum allowable height for new residential buildings.
• Increasing density.
• Reducing yard setbacks.
• Reducing minimum site area.
• Revising the R-1 (Single-family Residential) and R-1-H (Single-family Residential- Hillside
Combining) 1 zoning districts to allow by-right and/or permit other residential building types
and densities.
3b: Flexible Parking Standards. Include Flexible Parking Standards that reduce parking
requirements, specifically in zoning districts that allow for lower-income housing developments, in
order to streamline and remove barriers to multifamily housing development. The Moderate
Parking Standards, and Unbundled Parking (with a minimum of one (1) parking space per dwelling
unit) were approved by the City Council, in concept, in December, 2020, and are included in
Attachment C. Flexible Parking Standards will be included in the Proposed Project for final City
Council review and approval.
Housing-Related State Legislation
Senate Bill 2(Approved by Governor 10/13/2007) amended GC
• GC 65583(b)(3): Supportive and transitional housing shall be a use by right anywhere
residential uses are by right. Also, they are to be evaluated only by the criteria for
residential uses of similar size.
• Added definition of supportive and transitional housing to GC
Senate Bill 234 (Approved by Governor on 9/5/2019): Jurisdictions cannot require discretionary
permits for large or small family daycares in any zoning district allowing for primary residential use.
1 Although identified in Implementation Program 3a, the Hillside Overlay District is not included in the proposed amendments
at this time.
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Assembly Bill 101 (Approved by Governor on 7/31/19) Adding Low barrier Navigation Centers as
a use by right in areas zoned for mixed uses and nonresidential zones permitting multifamily uses
if it meets specified requirements.
Assembly Bill 3182 (Approved by Governor on 9/28/2020) Regarding Rental Restrictions
(amendment to 9016 R-1) Requires ministerial approval of one ADU and one JADU per parcel
with a primary SFD. Previously was one ADU or one JADU.
Assembly Bill 2162 (Approved by Governor on 9/26/2018) Supportive housing is a use by right
in zones where multifamily and mixed uses are permitted, including nonresidential zones
permitting multifamily, uses. Prohibits requiring parking if within one-half mile of a public transit
stop.
A summary of the proposed amendments are provided in Table 1 below, and proposed Zoning Code
text amendments are included as Attachment A. Text proposed for deletion is shown in Strikethrough,
while text proposed to be added is shown in Underline. The proposed Zoning Code Amendments will
also require an amendment to the City of Ukiah’s General Plan to increase allowable building density
proposed in the Zoning Code Amendments. While the proposed changes include policy changes to
facilitate housing development, no development or physical changes to the environment are proposed.
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Table 1, Summary of Proposed Zoning Code Amendments
PROPOSED ZONING CODE AMENDMENTS
Zoning District
Developme
nt Standard R1 R2 R3 CN C1 C2
Density
No change: 6
dwelling units
per acre (du/ac)
Changing from 14
du/ac to 15 du/ac No change:
28du/ac)
Changing
from 6 du/ac
to 15 du/ac
No change: 28
du/ac)
No change: 28
du/ac)
Height
No change: (30
ft and for
accessory
buildings a
maximum height
of twenty feet
(20') or the
maximum height
of the main
building
whichever is
less).
Changing from 30 to
35 ft for main bldgs.
No change to
accessory (20 ft or
the maximum height
of the main building
whichever is less)
Changing from 40 to
50 ft for main
structures, unless
abutting R1 or R2
(then 35 ft). no
change to accessory
structures (30 ft)
Changing
from 30 to 35
ft for main
bldgs. No
change to
accessory
(20ft)
No change (50ft) Changing from 40 ft
to 50 ft for primary
and 20 to 30 ft for
accessory
Setbacks
Reduced: front-
15 ft (but 25 for
garage/accessor
y structures);
sides-10 ft (no
change); rear-15
ft. Sides/rear for
accessory-5 ft.
Corners-15 ft.
No change to 4
ft side and rear
for Accessory
Dwelling Units
(ADUs)
No change for SFDs
but reduced for
multifamily: front-10
ft (25 ft for garage);
sides-5 ft; rear-10 ft
(but 15 for multi-
story); corners- 10 ft.
Reducing distance
between structures
to 10 ft
No change for SFDs
but reduced for
multifamily: front-10
ft (25 ft for garage);
sides-5 ft; rear-10 ft
(but 15 for multi-
story); corners- 10 ft.
Reducing distance
between structures
to 10 ft
No change to
front (10 ft
single story &
15 for second
story).
Reducing side
from 10 ft to 5
ft. Rear stays
10 ft.
No change.
Front yards for single
& multi-story
buildings: 5 ft & 10 ft
on corner lots.
Rear and side yards:
None required
except where the
rear or side of a lot
abuts on an R1, R2,
or R3 district, in
which case such rear
or side yard shall be
that of the adjoining
zone.
No change.
Front yards for single
& multi-story
buildings: 5 ft & 10 ft
on corner lots.
Rear and side yards:
None required
except where the
rear or side of a lot
abuts on an R1, R2,
or R3 district, in
which case such rear
or side yard shall be
that of the adjoining
zone.
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City of Ukiah
Required
Site Area
No change Removing required
minimum area
Removing required
minimum area
Removing
minimum
required area
for residential
and Mixed-
Use.
No change for
commercial
(7k)
Commercial-6k/each
building or group of
buildings &a
minimum width of
sixty feet (60’) on
interior lots;7k & 70 ft
wide for corner lots
Residential and
Mixed-Use. No
minimum building
site area.
Mobile Home Parks-
Minimum of two (2)
acres.
No change
Allowed/-
Permitted
Uses
Allowed:
Multiple-family
residential
dwellings in the
form of
duplexes,
transitional
housing, and
supportive
housing on
corner lots.
Prohibited:
triplex,
fourplexes,
SROs, and
rooming and
boarding
houses.
Multifamily that
complies with
the design
standards are
permitted by
Allowed: SFDs
including
manufactured/modul
ar homes,
transitional housing,
and supportive
housing.
Allowed: Multiple-
family dwellings (i.e.,
duplexes, triplexes,
fourplexes,
condominiums,
apartments houses,
transitional housing,
supportive housing,
SROs, and rooming
or boarding houses.
multifamily that
complies with the
design standards are
permitted by right (no
UP/SDP).
Allowed: SFDs,
including
manufactured/modul
ar homes,
transitional housing,
and supportive
housing).
Allowed: Multiple-
family dwellings (i.e.,
duplexes, triplexes,
fourplexes,
condominiums,
apartments,
transitional housing,
supportive housing,
single-room
occupancies (SROs),
and rooming or
boarding houses).
Multi-family that
complies with the
design standards are
permitted by right (no
UP/SDP).
Allowed: Low
Barrier
Navigation
Centers
Allowed:
Multiple-
family
dwellings
(duplexes,
triplexes,
fourplexes,
condominium
s, apartment
houses,
transitional
housing,
supportive
housing,
SROs, and
rooming or
boarding
houses).
Multiple-
family
Allowed: Low Barrier
Navigation Centers
Allowed: Multiple-
family dwellings
(duplexes, triplexes,
fourplexes,
condominiums,
apartment houses,
transitional housing,
supportive housing,
SROs, and rooming
or boarding houses).
Multiple-family
dwellings that
comply with the
design t standards
are permitted by right
(no UP/SDP).
Allowed: daycares
Allowed: Small
emergency shelters;
Family daycares,
large and small
Allowed: Low Barrier
Navigation Centers
Allowed: Multiple-
family dwellings
(duplexes, triplexes,
fourplexes,
condominiums,
apartment houses,
transitional housing,
supportive housing,
SROs, and rooming
or boarding houses).
Multiple-family
dwellings that
comply with the
design t standards
are permitted by right
(no UP/SDP).
Allowed: daycares
Allowed: Small
emergency shelters;
Family daycares,
large and small
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City of Ukiah
right (no
UP/SDP).
Allowed: Family
daycares, large
and small
Allowed: Family
daycares, large and
small
Permitted: Multiple-
family dwellings that
do not comply with
the design standards
Allowed: : Family
daycares, large and
small
Permitted: Multiple-
family dwellings that
do not comply with
the design standards
dwellings that
comply with
the design t
standards are
permitted by
right (no
UP/SDP)
Allowed: :
Family
daycares,
large and
small
Allowed:
Small
emergency
shelters
Permitted:
Large
emergency
shelters
Permitted:
Multiple-
family
dwellings that
do not comply
with the
design
standards
Permitted: Large
emergency shelters
Permitted:Single-
family dwelling (i.e.,
single-family home,
manufactured/modul
ar home, transitional
housing, and
supportive housing).
Manufactured/modul
ar home shall comply
with the additional
development
standards
Permitted: Multiple-
family dwellings that
do not comply with
the design standards
Permitted: Mobile
home parks.
Permitted: Large
emergency shelters
Permitted:SFD (i.e.,
single-family home,
manufactured/modul
ar home, transitional
housing, and
supportive housing).
Manufactured/modul
ar home shall comply
with the additional
development
standards
Parking
No change for
SFD. Duplex is
reduced to
1.5/unit
SFD no change
(2/unit). Reducing
duplex & multifamily
parking: Duplex-
1.5/unit; multifamily-
1/unit
SFD no change
(2/unit). Reducing
duplex & multifamily
parking: Duplex-
1.5/unit; multifamily-
1/unit
No change for
commercial.
Adds
residential
parking: SFD-
2/unit;
Duplex-
1.5/unit;
No change to
commercial (?)
Adds residential
parking: SFD-2/unit;
Duplex-1.5/unit;
Multiple-Family-
1/unit .
No change to
commercial?
Adds residential
parking:
Multiple-Family
Dwelling: 1/unit
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Multiple-
Family-1
space/unit .
Removes
ADU parking
requirement
of 1 space
Removes ADU
parking requirement
of 1 space
Other
Adds standards
for
manufactured
homes
Adds standards for
manufactured
homes.
Adds standards for
manufactured
homes.
Lot coverage
increases
from 40% to
60%.
Adds
standards for
manufactured
homes.
Removes
landscape
plan
requirements
and relies on
design
standards
(see my
comment in
R3)
Clarifies language for
ensuring privacy.
Adds standards for
manufactured
homes.
Clarifies language for
ensuring privacy.
Adds standards for
manufactured
homes.
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Housing Related Zoning Code Updates
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FIGURE 1 CITY OF UKIAH LIMITS
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Housing Related Zoning Code Updates
Draft Initial Study and Negative Declaration
City of Ukiah
FIGURE 2. ZONING MAP
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Ukiah Western Hills Open Land Acquisition and Limited Development Agreement
Draft Initial Study and Mitigated Negative Declaration
City of Ukiah
III. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED
Purpose of the Initial Environmental Study: This Initial Study has been prepared consistent
with CEQA Guidelines Section 15063, to determine if the Project, as proposed, would have a
significant impact upon the environment.
The environmental factors checked below would be potentially affected by this Project, involving
at least one impact that is a "Potentially Significant Impact" as indicated by the checklist on the
following pages.
Aesthetics Agriculture & Forestry Air Quality
Biological Resources Cultural Resources Energy
Geology / Soils Greenhouse Gas Emissions Hazards & Hazardous Materials
Hydrology/Water Quality Land Use / Planning Mineral Resources
Noise Population / Housing Public Services
Recreation Transportation Tribal Cultural Resources
Utilities/Service Systems Wildfire Mandatory Findings of
Significance
Summary of Findings: Section 15378 of the California Environmental Quality Act (CEQA)
defines a “Project” as an activity that (1) is a discretionary action by a governmental agency; and
(2) will either have a direct or reasonably foreseeable indirect impact on the environment. (Pub.
Res. Code, § 21065). “Project” means the whole of an action, which has a potential for resulting
in either a direct physical change in the environment, or a reasonably foreseeable indirect physical
change in the environment, and that is any of the following: An activity directly undertaken by any
public agency including but not limited to public works construction and related activities, clearing
or grading of land, improvements to existing public structures, enactment and amendment of
zoning ordinances, and the adoption and amendment of local General Plans or elements thereof
pursuant to Government Code Sections 65100–65700.
The Proposed Project includes Housing-related Zoning Code amendments to the City of Ukiah’s
Municipal Code in order to enacting both the City of Ukiah’s 2019-2027 Housing Element
Implementing Programs, and updates required for compliance with new State laws. The
amendments are designed to aid in meeting the City’s Regional Housing Needs Allocation
(RHNA) by facilitating the development of housing with streamlined review and are intended to
facilitate housing development within residential and commercial zoning districts through reduced
development standards (increasing maximum height, decreasing or eliminating required minimum
site area, and decreasing setbacks, parking and other development standards, in addition to
developing objective design and development standards for new residential development ).
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While the Proposed Project is intended to facilitate housing development within the City of Ukiah,
it does not include specific development designs or proposals, nor does it grant any entitlements
for development. Development could also result in impacts to the physical environment depending
on location, intensity, and other siting factors. However, the location, intensity, siting, and timing
of such development is unknown.
All future development associated with the proposed Zoning Code amendments would be in
residential or commercial zoning districts where housing development is already generally
allowed by right, or with an approved use permit and site development permit. Development could
also result in impacts to the physical environment depending on location, intensity, and other
siting factors. However, the exact intensity, location, size and timing of future development is
unknown. There are many possible scenarios and outcomes of the proposed Zoning Code
amendments. Therefore, a general analysis of impacts is provided in this Initial Study. All future
development would be analyzed on a project level basis for consistency with land use policies
and development standards, and would be subject to Building Permits for consistency with
building and safety codes. In addition, depending on the type of development, location, and zoning
district, future development could also require discretionary and environmental review of their
individual and cumulative environmental impacts, as applicable.
Based upon the analysis contained within this Initial Study/Negative Declaration, all potential
impacts resulting from the Proposed Project would be less than significant or would have no
impact.
IV. DETERMINATION
On the basis of the initial evaluation that follows:
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__X_ I find that the proposed Project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
____ I find that although the proposed Project could have a significant effect on the
environment, there will not be a significant effect in this case because mitigation measures
and project revisions have been identified that would reduce all impacts to a less than
significant level. A MITIGATED NEGATIVE DECLARATION will be prepared.
_____ I find that the proposed Project MAY have a significant effect on the environment. An
ENVIRONMENTAL IMPACT REPORT is required.
_____ I find that the proposed Project MAY have a “potentially significant impact” or
“potentially significant unless mitigated” impact on the environment, but at least one effect
1) has been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on the earlier analysis
as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but
it must analyze only the effects that remain to be addressed.
_____ I find that although the proposed Project could have a significant effect on the
environment, because all potentially significant effects (a) have been analyzed adequately
in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b)
have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION,
including revisions or mitigation measures that are imposed upon the proposed Project,
nothing further is required.
Signature Date
Mireya G. Turner, Planning Manager
Planning & Community Development Department
City of Ukiah
mturner@cityofukiah.com
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V. EVALUATION OF ENVIRONMENTAL IMPACTS
The purpose of this Initial Study/Negative Declaration (IS/ND) is to provide an analysis of the
potential environmental consequences as a result of the proposed Project. The environmental
evaluation relied on the following categories of impacts, noted as column headings in the IS
checklist, in accordance with CEQA Guidelines Appendix G.
“Potentially Significant Impact” is appropriate if there is substantial evidence that an effect may
be significant. If there are one or more “Potentially Significant Impact” entries when the
determination is made, an EIR is required.
Less Than Significant With Mitigation Incorporated” applies where the incorporation of
mitigation measures has reduced an effect from “Potentially Significant Impact” to a “Less Than
Significant Impact.”
“Less Than Significant Impact” applies where the Project would not result in a significant effect
(i.e., the Project impact would be less than significant without the need to incorporate mitigation).
“No Impact” applies where the Project would not result in any impact in the category or the
category does not apply. This may be because the impact category does not apply to the
proposed Project (for instance, the Project Site is not within a surface fault rupture hazard zone),
or because of other project-specific factors.
1. Aesthetics
AESTHETICS. Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Have a substantial adverse effect on a scenic vista?
b) Substantially damage scenic resources, including, but not
limited to, trees, rock outcroppings, and historic buildings
within a state scenic highway?
c) In nonurbanized areas, substantially degrade the existing
visual character or quality of public views of the site and its
surroundings? (Public views are those that are experienced
from publicly accessible vantage point). If the project is in an
urbanized area, would the project conflict with applicable
zoning and other regulations governing scenic quality?
d) Create a new source of substantial light or glare which
would adversely affect day or nighttime views in the area?
Significance Criteria: Aesthetic impacts would be significant if the Project resulted in the
obstruction of any scenic vista open to the public, damage to significant scenic resources within
a designated State scenic highway, substantial degradation to the existing visual character or
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quality of the site and its surroundings from public views, or generate new sources of light or glare
that would adversely affect day or nighttime views in the area, including that which would directly
illuminate or reflect upon adjacent property or could be directly seen by motorists or persons
residing, working or otherwise situated within sight of the Project.
Environmental Setting: The City of Ukiah is located within the Ukiah Valley, and scenic
resources include not only the natural environment, but the built environment as well. One of the
most notable scenic resources in the City limits is the Western Hills. Views of expansive hillsides
to the north, east and south, mostly within the County’s jurisdiction, also surround the City. Some
hillsides are densely forested with evergreen trees, while others are relatively open in comparison,
dominated by mature oak trees set amid scrub and grasslands. Views on the Valley floor within
the City of Ukiah include those typical of existing residential and commercial development and
the majority of the land within the City limits is previously developed. In addition, some views of
agricultural land uses within the City limits, or immediately outside of City limits, are available.
Discussion: (a & c) Less than significant impact. Proposed Zoning Code amendments
including increasing allowable density per acre (in Medium Density Residential (R2) and
Community Neighborhood Commercial (CN) zoning districts), increasing maximum height,
decreasing or eliminating required minimum site area, and decreasing setbacks, parking and
other development standards, are intended to facilitate housing development within residential
and commercial zoning districts. Future development facilitated by the proposed amendments
have the potential to impact views of scenic resources, degrade the visual character, depending
on location, height, siting, design, proximity to public viewpoints and scenic resources, etc.
However, future housing development may require discretionary and environmental review (as
applicable) and impacts to aesthetics associated with those projects will be considered at that
time. All development will be subject to applicable zoning, subdivision and related ordinances,
regulating height, setbacks, and density, as well other development standards, established to
preserve the visual character within the City.
While multifamily residential projects may be allowed by right under the proposed amendments
in all residential and commercial zoning districts, they are required to be in compliance with the
proposed Objective Design and Development Standards for New Residential Construction
(referred to as “Objective Standards” and included in Attachment B); the Objective Standards
include provisions to ensure aesthetic compatibility including but not limited to: using specific color
pallets, landscaping requirements, lighting, screening of ancillary equipment and parking areas,
etc. If the multifamily development does not meet the Objective Standards, then the project
requires discretionary review and review by the Design Review Board to ensure aesthetic
compatibility. With adherence to development standards within the Zoning Code, the Objective
Standards for new multifamily residential development, and the discretionary and environmental
review process (as applicable), it can be assumed that all new development would generally be
consistent with the visual character of existing development within the City, and would not impact
scenic vistas.
As previously stated, the Western Hills contain the most notable scenic resources within the City.
The portion of the lands within the City’s jurisdiction in the Western Hills are zoned R1 with a
Hillside Combining District (-H). The intent of the –H District is to preserve outstanding natural
visual and physical features, such as the highest crest of a hill, natural rock outcroppings, major
tree belts, etc. The –H District contains strict development standard, including requiring
discretionary review of all residential development to ensure visual and natural resources are
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protected. The R1-H zoning district is not included proposed amendments. Therefore, scenic
resources within the Western Hills will not be impacted by the Proposed Project.
For the aforementioned reasons, the Project would not result in a significant impact to scenic
vistas, nor the visual character of the site or area. Impacts would be less than significant.
(b) No impact. According to the California Department of Transportation’s (Caltrans) State Scenic
Highway System Map, there are no designated state scenic highways within, or visible from the
City of Ukiah. In addition, there are no highways identified as eligible for state designation.
Therefore, the Project would not substantially damage scenic resources, including, but not limited
to, trees, rock outcroppings, and historic buildings within a state scenic highway. Lastly, the City’s
General Plan does not designate any local scenic roads in the Project area; no impact to scenic
resources within a designated scenic corridor would occur.
(d) Less than significant impact. New sources of light and glare associated with future
residential development could include building-mounted outdoor lighting, indoor residential
lighting, and new sources of glare from windows and cars. However, all lighting would be required
to be downshielded and comply with the Dark Skies Ordinance to protect nighttime views. In
addition, the Design Standards contain regulations for lighting to ensure multifamily development
does not create a significant source of lighting or glare. Sources of light and glare associated with
future residential development would be typical of those associated with typical residential
development in the City and would not be considered “substantial”. Therefore, impacts would be
less than significant.
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2. Agriculture and Forestry Resources
AGRICULTURE AND FORESTRY RESOURCES. In determining whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model
(1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture
and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental
effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection
regarding the state’s inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy
Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California
Air Resources Board.
Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland), as shown on the maps
prepared pursuant to the Farmland Mapping and Monitoring
Program of the California Resources Agency, to non-
agricultural use?
b) Conflict with existing zoning for agricultural use, or a
Williamson Act contract?
c) Conflict with existing zoning for, or cause rezoning of, forest
land (as defined in Public Resources Code section 12220(g)),
timberland (as defined by Public Resources Code section
4526), or timberland zoned Timberland Production (as defined
by Government Code section 51104(g))?
d) Result in the loss of forest land or conversion of forest land
to non-forest use?
e) Involve other changes in the existing environment which,
due to their location or nature, could result in conversion of
Farmland, to non-agricultural use or conversion of forest land
to non-forest use?
Significance Criteria: The Proposed Project would have a potentially significant impact on
agricultural resources if it would convert prime farmland to a non-agricultural use, conflict with a
Williamson Act contract, or disrupt a viable and locally important agricultural use. The Project
would have a potentially significant impact on forestry resources if it would result in the loss,
rezoning or conversion of forestland to a non-forest use.
Environmental Setting: According to the Ukiah Valley Area Plan (UVAP; 2011), early agricultural
efforts in the Ukiah Valley included the raising of livestock, and the growing of various grains, hay,
alfalfa, and hops. When the Northwestern Pacific Railroad was completed in 1889; prunes,
potatoes, pears, and hops could be grown and sent to San Francisco and other regional markets.
Wine grapes were planted, and irrigation was practiced on a small scale. Through the 1950’s,
hops, pears, prunes and grapes were the most widely planted crops in the Ukiah Valley. After the
railroad was completed, lumber mills sprang up in the Ukiah Valley and became the major industry
in Mendocino County as trains took redwood logs and processed boards south to the San
Francisco region. Today, much of the active agricultural land in the UVAP planning area is located
on the valley floor and lower elevations along the Russian River system.
There are no zoning districts within the City limits for Agriculture or Timber Preserve. While there
is an overlay for agriculture in the Zoning Ordinance, it is not applied over any parcel within the
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City limits. There are a small number of City parcels which have current agricultural use, such as
existing vineyards. However, they are ongoing non-conforming uses within non-agricultural
zoning districts. According to the California Department of Conservation Farmland Mapping &
Monitoring Program, California Important Farmland Finder, the majority of lands within the City of
Ukiah are identified as “Urban Built-Up Land”, with the exception of some areas within the Western
Hills and the Airport Industrial Business Park, which are identified as “Grazing Land”. There are
two parcels within the City limits that are identified as “Prime Farmland”: APNs 00102063 and
18012004. APN 00102063 is located at 940 Low Gap Road and is part of the Russian River
Cemetery that is partially developed with agricultural uses, as well as a roadway and parking area.
APN 18012004 is a vacant parcel with some agricultural uses, located adjacent to 1825 Airport
Road within the Airport Industrial Business Park Master Plan Area.
Discussion: (a-e) Less than significant. Lands affected by the proposed zoning amendments
(commercial and residential zoned properties) are located within the “Urban Built-Up Land”
designation that is not identified as having agricultural value or uses. The parcels identified as
“Prime Farmland” and “Grazing Land” are either located within the Public Facilities zoning district,
the Hillside Overlay District, or within the Airport Industrial Business Park Master Plan area that
will not be included, nor impacted by the proposed zoning amendments. The “Prime Farmland”
designation is a combination of the active use, soils analysis and animal carrying capacity. While
there are parcels identified as ‘Prime Farmland’, there are no lands within the City of Ukiah under
Williamson Act Contracts. As such, the Project would not convert Farmland, conflict with existing
zoning for agriculture or forest land, and would not involve changes to the environment that would
result in the conversion of agricultural resources to non-agriculture uses. Therefore, impacts to
agricultural resources would be less than significant.
3. Air Quality
AIR QUALITY. Where available, the significance criteria established by the applicable air quality management district or air
pollution control district may be relied upon to make the following determinations.
Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Conflict with or obstruct implementation of the applicable air
quality plan?
b) Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-attainment
under an applicable federal or state ambient air quality
standard?
c) Expose sensitive receptors to substantial pollutant
concentrations?
d) Result in other emissions (such as those leading to odors)
adversely affecting a substantial number of people?
Significance Criteria: The Proposed Project would have a significant impact to air quality if it
would conflict with an air quality plan, result in a cumulatively considerable net increase of criteria
pollutant which the Mendocino County Air Quality Management District (MCAQMD) has
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designated as non-attainment, expose sensitive receptors to substantial concentrations of air
pollutants, or result in emissions that create objectionable odors or otherwise adversely affect a
substantial number of people.
Environmental Setting: The Project is located within the North Coast Air Basin (NCAB), which
includes Del Norte, Humboldt, Trinity, Mendocino, and northern Sonoma Counties, and is under
the jurisdiction of the Mendocino County Air Quality Management District (MCAQMD). The area’s
climate is considered Mediterranean, with warm, dry summers and cooler, wet winters. Summer
high temperatures average in the 90’s with high temperatures on very warm days exceeding 105
degrees. Summer low temperatures range between 50-60 degrees. Winter high temperatures
generally range in the 50’s and 60’s. The average annual temperature is 58 degrees. Winter cold-
air inversions are common in the valley from November to February.
Prevailing winds are generally from the north. Prevailing strong summer winds come from the
northwest; however, winds can come from the south and east under certain short-lived
conditions. In early autumn, strong, dry offshore winds may occur for several days in a row,
which may cause air pollution created in the Sacramento Valley, Santa Rosa Plain, or even San
Francisco Bay Area to move into the Ukiah Valley.
The MCAQMD, which includes the City of Ukiah and surrounding areas, is designated as non-
attainment for the State Standard for airborne particulate matter less than 10 microns in size
(PM10). Particulate matter (PM) has significant documented health effects. The California Clean
Air Act requires that any district that does not meet the PM10 standard make continuing progress
to attain the standard at the earliest practicable date. The primary sources of PM10 are wood
combustion emissions, fugitive dust from construction projects, automobile emissions and
industry. Non-attainment of PM10 is most likely to occur during inversions in the winter.
Regulation 1 of the MCAQMD contains three rules related to the control of fugitive dust:
• Rule 1-400(a) prohibits activities that "cause injury, detriment, nuisance or annoyance to
a considerable number of persons...or which endanger the...health or safety of...the
public…"
• Rule 1-430(a) prohibits activities which "...may allow unnecessary amounts of particulate
matter to become airborne..."
• Rule 1-430(b) requires that "...reasonable precautions shall be taken to prevent
particulate matter from becoming airborne…"
The MCAQMD provides the following significance thresholds for construction emissions:
1. 54 pounds per day of ROG (reactive organic gas)
2. 54 pounds per day of NOx (oxides of nitrogen as nitrogen dioxide)
3. 82 pounds per day of PM10 (particulate matter less than 10 microns in size)
4. 54 pounds per day of PM2.5 (airborne particulate matter with a diameter of 2.5
microns or less)
5. Best Management Practices for Fugitive Dust – PM10 and PM2.5
Discussion: (a-d) Less than significant impact. The Proposed Project includes amendments
to the Zoning Code that are designed to facilitate the development of housing to meet the current
and future housing needs. Future construction of additional housing within the City may result in
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short-term air quality impacts (associated with the use of construction equipment, vegetation
removal, grading, etc.) and additional long-term pollutants (typically associated with vehicle trips,
wood burning stoves, landscape and maintenance activities, etc.). However, each project that
involves the construction of housing will be subject to Building Permits to ensure consistency with
existing building codes requiring energy efficient and low emitting equipment and features for new
residential development. At such time, project-level analyses will be made to determine whether
that project will result in potentially significant impacts to air quality. MCAQMD has established
attainment criteria for pollutants and any increase in criteria emissions must address this issue.
Future development must remain in attainment for criteria pollutants. Residential construction
requires obtaining permits from the MCAQMD for grading and other activities. In addition,
MCAQMD has a set of standard Best Management Practices (BMPs) for construction projects
that are intended to reduce air quality impacts and ensure that projects remain in attainment with
air quality thresholds.
The MCAQMD has not established separate significance thresholds for cumulative operational
emissions. The nature of air emissions is largely a cumulative impact. As a result, no single project
is sufficient in size to, by itself, result in nonattainment of ambient air quality standards. Instead,
a project’s individual emissions contribute to existing cumulatively significant adverse air quality
impacts. The MCAQMD developed the operational thresholds of significance based on the level
above which a project’s individual emissions would result in a cumulatively considerable
contribution to the North Coast Air Basin’s existing air quality conditions. Therefore, a project that
exceeds the MCAQMD operational thresholds would also be a cumulatively considerable
contribution to a significant cumulative impact. Because each individual construction project is
required to be in attainment with the established MCAQMD thresholds, it is not likely that
cumulative impacts would be significant.
With adherence to the aforementioned regulations, and others intended to reduce emissions and
impacts to air quality, impacts associated with the Proposed Project would be less than
significant.
4. Biological Resources
BIOLOGICAL RESOURCES. Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Have a substantial adverse effect, either directly or through
habitat modifications, on any species identified as a candidate,
sensitive, or special status species in local or regional plans,
policies, or regulations, or by the California Department of Fish
and Wildlife or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian habitat or
other sensitive natural community identified in local or regional
plans, policies, regulations or by the California Department of
Fish and Wildlife or U.S. Fish and Wildlife Service?
c) Have a substantial adverse effect on state or federally
protected wetlands (including, but not limited to, marsh, vernal
pool, coastal, etc.) through direct removal, filling, hydrological
interruption, or other means?
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BIOLOGICAL RESOURCES. Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
d) Interfere substantially with the movement of any native
resident or migratory fish or wildlife species or with established
native resident or migratory wildlife corridors, or impede the
use of native wildlife nursery sites?
e) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community Conservation Plan, or
other approved local, regional, or state habitat conservation
plan?
Significance Criteria: Project impacts upon biological resources would be significant if any of
the following resulted: substantial direct or indirect effect on any species identified as a candidate,
sensitive, or special status species in local/regional plans, policies, or regulations, or by the
California Department of Fish and Wildlife (CDFW) or U.S. Fish and Wildlife Service (USFWS) or
any species protected under provisions of the Migratory Bird treaty Act (e.g. burrowing owls);
substantial effect upon riparian habitat or other sensitive natural communities identified in
local/regional plans, policies, or regulations or by the agencies listed above; substantial effect
(e.g., fill, removal, hydrologic interruption) upon state or federally protected wetlands; substantially
interfere with movement of native resident or migratory wildlife species or with established native
resident or migratory wildlife corridors; conflict with any local policies/ordinances that protect
biological resources or conflict with a habitat conservation plan.
Environmental Setting: Parcels within the City limits typically contain small developed parcels.
While there are some small, vacant parcels, they are surrounded by urban development that offer
little wildlife habitat value. Larger parcels, contiguous parcels, and parcels located in the Western
Hills or adjacent to City creeks and Russian River tributaries do provide habitat for flora and fauna
species.
There are three main creeks, Orrs, Gibson and Doolin, that run through the City of Ukiah.
According to the National Wetlands Inventory, these creeks contain riparian habitat and possible
wetland areas. The creeks and bordering riparian areas, as well as the largely undeveloped
western hillside region of the City have the potential to support nesting birds, Steelhead trout
(Oncorhynchus mykiss), Foothill yellow-legged frog (Rana boylii), Red-bellied newt (Taricha
rivularis) and Western pond turtle (Emys marmorata). In addition, Chinook salmon (Oncorhynchus
tshawytscha), Russian River tule perch (Hysterocarpus traskii traskii), Pacific lamprey (Lampreta
tridenta), and Western pearlshell mussel (Margaritifera falcate) potentially occur in the nearby
Russian River.
In addition, database queries of CDFW’s California Natural Diversity Database (CNDDB) and the
California Native Plant Society’s (CNPS) Electronic Inventory of the City limits and its immediate
surroundings identify the following seven special-status plant species: Baker’s meadowfoam
(Limnanthes bakeri), Baker’s navarretia (Navarretia leucocephala bakeri), Burke’s goldfields
(Lasthenia burkei), Mendocino bush-mallow (Malacothamnus mendocinensis), North Coast
semaphore grass (Pleuropogon hooverianus), Raiche’s Manzanita (Arctostaphylos stanfordiana),
and Toren’s grimmia (Grimmia torenii).
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Discussion: (a-d) Less than significant impact. Because most of the parcels within the City
Limits that are residential and commercial zoned are currently developed, it is unlikely that
biological resources would be impacted by future residential development. In addition, parcels
within the Western Hills (and R1-H zoning district) are not included in the proposed Zoning Code
updates. However, parcels along the Russian River and City creeks have a higher potential for
containing resources and development on these parcels has the potential to reduce wildlife habitat
and impact biological resources. However, at this time, location, intensity and timing of specific
housing development is not known.
If future development is proposed on vacant , undisturbed land, or within proximity to the
aforementioned creeks, additional environmental review would likely be required and impacts to
biological resources would be analyzed on a project level basis. As such, impacts to biological
resources from the Project would be less than significant.
(e-f) Less than significant impact. There are no adopted Habitat Conservation Plans for the
City of Ukiah, nor the larger Ukiah Valley that apply to future development facilitated as a result
of the Proposed Project. Impacts would be less than significant.
5. Cultural Resources
CULTURAL RESOURCES. Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Cause a substantial adverse change in the significance of a
historical resource as defined in §15064.5?
b) Cause a substantial adverse change in the significance of
an archaeological resource pursuant to §15064.5?
c) Disturb any human remains, including those interred outside
of dedicated cemeteries?
Significance Criteria: The proposed Project would significantly impact cultural resources if the
significance of a historical or archaeological resource were substantially changed, or if human
remains were disturbed.
Under CEQA, cultural resources must be evaluated to determine their eligibility for listing in the
California Register of Historic Resources (CRHR). If a cultural resource is determined ineligible
for listing on the CRHR the resource is released from management responsibilities and a project
can proceed without further cultural resource considerations.
As set forth in Section 5024.1(c) of the Public Resources Code for a cultural resource to be
deemed
“important” under CEQA and thus eligible for listing on the California Register of Historic
Resources
(CRHR), it must meet at least one of the following criteria:
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1) Is associated with events that have made a significant contribution to the broad patterns
of California History and cultural heritage; or
2) Is associated with the lives of persons important to our past; or
3) Embodies the distinctive characteristics of a type, period, region, or method of
construction, or represents the work of an important creative individual, or possess high
artistic value; or
4) Has yielded or is likely to yield, information important to prehistory or history.
Archaeological resources are commonly evaluated with regard to Criteria 4 (research potential).
Historic-era structures older than 50 years are most commonly evaluated in reference to Criteria
1 (important events), Criteria 2 (important persons) or Criteria 3 (architectural value). To be
considered eligible under these criteria the property must retain sufficient integrity to convey its
important qualities. Integrity is judged in relation to seven aspects including: location, design,
setting, materials, workmanship, feeling, and association.
Guidelines for the implementation of CEQA define procedures, types of activities, persons, and
public agencies required to comply with CEQA. Section 15064.5(b) prescribes that project effects
that would “cause a substantial adverse change in the significance of an historical resource” are
significant effects on the environment. Substantial adverse changes include both physical
changes to the historical resource, or to its immediate surroundings.
Public Resources Code Section 21083.2 also defines “unique archaeological resources” as “any
archaeological artifact, object, or site about which it can be clearly demonstrated that, without
merely adding to the current body of knowledge, there is a high probability that it meets any of
the following criteria:
• Contains information needed to answer important scientific research questions and show
that there is a demonstrable public interest in that information.
• Has a special and particular quality, such as being the oldest of its type or the best
available example of its type.
• Is directly associated with a scientifically recognized important prehistoric or historic event
or person."
This definition is equally applicable to recognizing “a unique paleontological resource or site.”
CEQA Section 15064.5 (a)(3)(D), which indicates “generally, a resource shall be considered
historically significant if it has yielded, or may be likely to yield, information important in prehistory
or history,” provides additional guidance.
Senate Bill 18 (SB 18) and Government Code 65352.3(a)(1) state that prior to the adoption or
any amendment of a city or county’s general plan, the city or county shall notify California Native
American tribes that are on the contact list maintained by the Native American Heritage
Commission to provide an opportunity for formal consultation for the purpose of preserving or
mitigating impacts to places, features, and objects described in Sections 5097.9 and 5097.995 of
the Public Resources Code that are located within the city or county’s jurisdiction.
Environmental Setting: The Ukiah Township lies in a valley of the Russian River, bounded on
the north by Calpella Township, on the east by Lake County, on the south by Sanel Township,
and on the west by Anderson Township. The City of Ukiah was first settled in 1856 by Samuel
Lowry. Initially incorporated into Sonoma County, an independent Mendocino County government
was established in 1859 with Ukiah as the chosen county seat. Logging, cattle, and agricultural
ventures contributed to the early settlement and growth of Ukiah throughout the remainder of the
19th century and early 20th century. 1889 is the date recorded for the first arrival of the train to
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Ukiah, quickly resulting in increased settlement of the City and its environs. The City of Ukiah is
within the territory of the Northern Pomo. Permanent villages were often established in areas with
access to staple foods, often times along eco-tones (transitions between varying environments),
with access to good water, and generally flat land (Environmental Science Associates, 2013).
Areas that are most typically culturally sensitive include those adjacent to streams, springs, and
mid-slope benches above watercourses because Native Americans and settlers favored easy
access to potable water.
The late 19th century saw slow growth in the community, with a slight decline after the turn of the
century. The 1906 earthquake damaged a number of Ukiah buildings, particularly in the
commercial core, and considerable re-building and remodeling activity occurred after that time.
The City appears to have prospered in the following years, through the early 1920’s. The City
contains a number of Colonial Revival and Craftsman style derivations, popular during this era,
that reflect the community’s prosperity. An Historical and Architectural Survey Update was last
prepared for the City by P.S. Preservation Services in 1999. The survey identified 23 properties
with historic importance within the City limits. City Ordinance No. 838 was passed by the City in
1983, requiring that prior to the demolition of any building over 50 years old, the approval of the
City Council must be obtained. The ordinance is a positive preservation tool, allowing some review
and public input opportunity regarding the potential loss of historically significant buildings.
Discussion: (a-c) Less than significant impact. Because most of the parcels within the City
Limits that are residential and commercial zoned are currently developed, it is unlikely that cultural
resources would be impacted by future residential development. Parcels along City creeks have
a higher potential for containing cultural resources and may be impacted by future development
facilitated through the Zoning Code amendments in residential and commercial zoning districts.
However, there are many possible scenarios and outcomes of the proposed Zoning Code
amendments and the intensity, location, size and timing of future development is unknown. All
future development is subject to CEQA Guidelines Section 15064.5 (e-f) which specifically
addresses what to do in the event that human remains or archeological resources are accidentally
discovered, and City Ordinance No. 838, protecting historic buildings; future development would
be analyzed on a project level basis and subject to environmental review of their individual
impacts, as applicable.
The proposed Zoning Code amendments also require amendment to the City of Ukiah’s General
Plan to increase allowable building density. While the proposed changes include policy changes
to facilitate housing development, no development or physical changes to the environment are
proposed. However, in accordance with SB 18, tribal notifications offering the opportunity to
request formal consultation and an opportunity to review the proposed Zoning Code amendments
were sent to California Native American Tribes identified on the list maintained by the Native
Heritage Commission (NAHC) on April 22, 2021. The tribes have 90 days to request consultation;
no requests for consultation have been received to date. The list of tribes contacted are included
in Attachment 4.
For the reasons discussed above, impacts to Cultural Resources from the Proposed Project would
be less than significant.
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6. Energy
ENERGY. Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Result in potentially significant environmental impact due to
wasteful, inefficient, or unnecessary consumption of energy
resources, during project construction or operation?
b) Conflict with or obstruct a state or local plan for renewable
energy or energy efficiency?
Significance Criteria: The Proposed Project would significantly impact energy if construction or
operation of the Project would result in wasteful, inefficient or unnecessary consumption of energy
resources or if the Project would conflict with a state or local plan for renewable energy or energy
efficiency.
Environmental Setting: Current building codes require energy efficiency systems to be included
in their plans for permit review. These building codes are regularly updated, statewide through
California Building Energy Efficiency Standards for Residential and Nonresidential Buildings
(California Code of Regulations, Title 24, Part 6), commonly referred to as “Title 24”. In general,
Title 24 requires the design of building shells and building components to conserve energy, with
standards to promote better windows, insulation, lighting, ventilation systems, and other features
that reduce energy consumption in homes and businesses. The standards are updated
periodically to allow consideration and possible incorporation of new energy efficiency
technologies and methods. The current Title 24 regulations and Building Energy Efficiency
Standards promote photovoltaic systems in newly constructed residential buildings. The City’s
Electric Utility Department has a solar rebate program for residents and business owners to
encouraged local consumers to increasingly rely on renewable resources for their direct power
needs.
Discussion: (a-b) Less than significant impact. The Proposed Project, including the
Development Agreement, does not include specific development designs or proposals, nor does
it grant any entitlements for development. Generally speaking, future residential construction
would consume energy in two general forms: (1) the fuel energy consumed by construction
vehicles and equipment; and (2) once constructed, future residential uses would consume energy
for interior and exterior lighting, HVAC systems, refrigeration, electronics systems, appliances,
and security systems, among other common household features. However, future housing
projects will be analyzed on a project level basis subject to the City’s building and safety codes,
as well as the California Air Resources Board (CARB) and Environmental Protection Agency
(EPA) emissions standards. Additionally, new residential development must comply with Title 24
Building Energy Efficiency Standards, which provide minimum efficiency standards related to
various building features, including appliances, water and space heating and cooling equipment,
building insulation and roofing, and lighting. Implementation of these regulations significantly
reduces energy usage. In addition, residents would have access to the City’s solar rebate program
to incentivize the use of renewal energy.
With adherence to the aforementioned regulations, and others intended to reduce energy
consumption, impacts from the Proposed Project related to energy consumption would be less
than significant.
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7. Geology and Soils
GEOLOGY AND SOILS. Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Directly or indirectly cause potential substantial adverse
effects, including the risk of loss, injury, or death involving:
i) Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State Geologist for the area or based on other
substantial evidence of a known fault? Refer to Division of
Mines and Geology Special Publication 42?
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss of topsoil?
c) Be located on a geologic unit or soil that is unstable, or that
would become unstable as a result of the project, and
potentially result in on- or off-site landslide, lateral spreading,
subsidence, liquefaction or collapse?
d) Be located on expansive soil, as defined in Table 18-1-B of
the Uniform Building Code (1994), creating substantial direct
or indirect risks to life or property?
e) Have soils incapable of adequately supporting the use of
septic tanks or alternative waste water disposal systems
where sewers are not available for the disposal of waste
water?
f) Directly or indirectly destroy a unique paleontological
resource or site or unique geologic feature?
Significance Criteria: The Proposed Project would result in a significant impact to geological or
soil resources if it exposed people or structures to seismic risk; ruptured a known fault; produced
strong seismic ground shaking, ground failure, liquefaction, landslides or substantial soil erosion;
is located on expansive soil or unstable ground, or would create unstable ground; or destroyed a
unique paleontological resource or geologic feature.
Environmental Setting: The larger Ukiah Valley is part of an active seismic region that contains
the Mayacama Fault, which traverses the valley in a generally northwest-southeast direction east
of the Project area. Based on California Geological Survey maps and the Background Report for
the County of Mendocino General Plan Update (prepared by P.M.C., 2003), the City of Ukiah is
outside of known areas of historic faults, Holocene Fault, Late Quaternary Fault and the Alquist-
Priolo Earthquake Fault Zone. It is also removed from the known areas of active and dormant
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landslide reports. Slope instability hazards are not a concern, with the exception of the Hillside
Overlay District within the Western Hills.
Discussion: (a-f) Less than significant impact. Parcels within the Valley floor that are within
residential and commercial zoning districts (and included in the proposed Zoning Code
amendments) are not located in a California Earthquake Fault Zone and not susceptible to
liquefaction or strong seismic ground shaking. Because most of the parcels within the City Limits
that are residential and commercial zoned are currently developed, it is unlikely that unique
paleontological resources would be impacted by future residential development. In addition,
parcels within the Western Hills (and R1-H zoning district) containing more diverse geological
features are not included in the proposed Zoning Code updates.
Additionally, a Building Permit is required for new construction which will ensure all activities are
in compliance with building and seismic safety codes. New development within the City will
connect to the existing sewer and water systems. The Building Permit process (and discretionary
review process, as applicable) will include review of site plans by internal and external
departments and agencies to ensure compliance with all applicable local, state and federal safety
standards. Additionally, future residential projects that may require vegetation removal and
grading, or be adjacent to creeks will be required to adhere to Ukiah City Code, Division 9, Chapter
7, Erosion and Sediment Control, which requires submittal of sediment and erosion plans
identifying Best Management Practices (BMPs) to reduce soil erosion and water runoff.
For the above reasons, impacts to geology and soils would be less than significant.
8. Greenhouse Gas Emissions
GREENHOUSE GAS EMISSIONS. Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Generate greenhouse gas emissions, either directly or
indirectly, that may have a significant impact on the
environment?
b) Conflict with an applicable plan, policy or regulation adopted
for the purpose of reducing the emissions of greenhouse
gases?
Significance Criteria: The Project would have a significant effect on greenhouse gas emissions
if it would generate greenhouse gas emissions (GHG), either directly or indirectly, that may have
a significant impact on the environment; or conflict with an applicable plan, policy, or regulation
adopted for the purpose of reducing the emissions of GHGs.
Environmental Setting: Climate change is caused by greenhouse gases (GHGs) emitted into
the atmosphere around the world from a variety of sources, including the combustion of fuel for
energy and transportation, cement manufacturing, and refrigerant emissions. GHGs are those
gases that have the ability to trap heat in the atmosphere, a process that is analogous to the way
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a greenhouse traps heat. GHGs may be emitted a result of human activities, as well as through
natural processes. Increasing GHG concentrations in the atmosphere are leading to global
climate change.
Carbon dioxide (CO2) is the most important anthropogenic GHG because it comprises the majority
of total GHG emissions emitted per year and it is very long-lived in the atmosphere. Typically,
when evaluating GHG emissions they are expressed as carbon dioxide equivalents, or CO2e,
which is a means of weighting the global warming potential (GWP) of the different gases relative
to the global warming effect of CO2, which has a GWP value of one. In the United States, CO2
emissions account for about 85 percent of the CO2e emissions, followed by methane at about
eight percent, and nitrous oxide at about five percent.
The state of California has adopted various administrative initiatives and legislation relating to
climate change, much of which set aggressive goals for GHG emissions reductions statewide.
Although lead agencies must evaluate climate change and GHG emissions of projects subject to
CEQA, the CEQA Guidelines do not require or suggest specific methodologies for performing an
assessment or specific thresholds of significance and do not specify GHG reduction mitigation
measures. No state agency has developed binding regulations for analyzing GHG emissions,
determining their significance, or mitigating significant effects in CEQA documents. Thus, lead
agencies exercise their discretion in determining how to analyze GHGs. Because there are no
adopted GHG thresholds applicable to the Project, and the proposed development is considered
“small scale”, the below qualitative analysis is appropriate.
Discussion: (a-b) Less than significant impact. Construction activities associated with future
housing development could result in direct and indirect emissions of GHG emissions. Direct
project-related GHG emissions generally include emissions from construction activities, area
sources, and mobile sources, while indirect sources include emissions from electricity
consumption, water demand, and solid waste generation. However, as discussed in Section 3,
Air Quality, of this Initial Study, future residential construction would be subject to regulations of
the Mendocino County Air Quality Management District (MCAQMD), which is responsible for
enforcing the state and federal Clean Air Acts as well as local air quality protection regulations.
Additionally, future residential uses would be required to adhere to all federal, state, and local
requirements for energy efficiency, including the Title 24 Building Energy Efficiency Standards.
Therefore, the Proposed Project, including potential future residential development facilitated
through the Zoning Code amendments, would not result in a significant impact to GHG emissions.
Impacts would be less than significant.
9. Hazards and Hazardous Materials
HAZARDS AND HAZARDOUS MATERIALS. Would the
project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous
materials?
b) Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident conditions
involving the release of hazardous materials into the
environment?
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HAZARDS AND HAZARDOUS MATERIALS. Would the
project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
c) Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter
mile of an existing or proposed school?
d) Be located on a site which is included on a list of hazardous
materials sites compiled pursuant to Government Code
Section 65962.5 and, as a result, would it create a significant
hazard to the public or the environment?
e) For a project located within an airport land use plan or,
where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project result in
a safety hazard or excessive noise for people residing or
working in the project area?
f) Impair implementation of or physically interfere with an
adopted emergency response plan or emergency evacuation
plan?
g) Expose people or structures, either directly or indirectly, to
a significant risk of loss, injury or death involving wildland
fires?
Significance Criteria: The Project would result in significant hazards or hazardous materials
impacts if it exposed people to hazardous materials or placed them into hazardous situations; if it
released hazardous materials or emissions into the environment or within 0.25 miles of a school;
if it is located on a listed hazardous materials site; if it would create a hazard due to its proximity
to a public airport or private airstrip; if it would create excessive noise for people in the area; if it
would interfere with an emergency response or evacuation plan; or if it would expose people or
structures to significant risks due to wildland fire.
Environmental Setting: Mendocino County has adopted numerous plans related to hazard
management and mitigation including, but not limited to: Community Wildfire Protection Plan,
Hazardous Waste Management Plan, Operational Area Emergency Plan, etc. The most recent
plan, the Mendocino County Multi-Jurisdictional Hazard Mitigation Plan (MJHMP) was adopted
by the County in December, 2020. The MJHMP provides an explanation of prevalent hazards
within the County, identifies risks to vulnerable assets, both people and property, and provides a
mitigation strategy to achieve the greatest risk reduction based upon available resources. The
four cities within Mendocino County, including the City of Ukiah, participated in preparation of the
MJHMP to individually assess hazards, explore hazard vulnerability, develop mitigation
strategies, and create their own plan for each respective city (referred to as a “jurisdictional annex”
to the MJHMP). The City of Ukiah adopted its jurisdictional annex chapter of the MJHMP on
November 18, 2020. Hazards identified for the City if Ukiah include earthquakes, wildfire, dam
failure, flood and pandemic. Table 1-13 of the City’s jurisdictional annex lists each hazard and
mitigation action for City of Ukiah.
The Ukiah Municipal Airport is located within the City of Ukiah jurisdictional limits. The Ukiah
Municipal Airport Master Plan and the Ukiah Airport Land Use Compatibility Plan (ALUCP),
identify areas with potential hazards, known as “Compatibility Zones” and impacts to persons
using or working within the Airport Influence Area (AIA).
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Under Government Code Section 65962.5, both the State Water Resources Control Board and
the California Department of Toxic Substances Control are required to maintain databases of sites
known to have hazardous substances present in the environment. According to the State Water
Resources Control Board (SWRCB) GeoTracker and the California Department of Toxic
Substances Control (DTSC) EnviroStor databases, there are 21 listed hazardous sites within the
City of Ukiah; these include gas stations, automobile dismantling and salvage yards, sites
associated with the railroad, the waste disposal and transfer station, etc.
All lands within the City of Ukiah are within the jurisdiction of the Ukiah Valley Fire Authority. None
of the lands within the City of Ukiah are located within a California Department of Forestry
(CalFire) State Responsibility Area (SRA). However, County lands immediately west of the City
are located within the SRA and are classified as having a “Very High” fire hazard severity.
Discussion: (a-b) Less than significant impact. Construction activities and future residential
uses facilitated by the proposed Zoning Code amendments would require the routine transport,
use, storage, and disposal of small quantities of hazardous materials common for equipment and
property maintenance and operation, such as gasoline, diesel fuel, hydraulic fluids, oils,
lubricants, cleaning solvents and supplies, pesticides, fertilizers, paint, etc. However, the types
and quantities of materials to be used are not expected to pose a significant risk to the public
and/or environment and would be managed in accordance with federal, state, and local
regulations. Therefore, impacts would be less than significant.
(c) Less than significant impact: As discussed in Section 15, Public Services, of this Initial
Study, there are several schools within the City of Ukiah. Future residential construction could be
located within 0.25-mil of an existing school. However, construction activities would be required
to transport and use routine hazardous materials in accordance with all applicable regulations.
Adherence to these regulations would ensure that impacts to schools regarding hazardous
materials are less than significant.
(d) Less than significant impact. As previously noted, there are 21 hazardous sites listed in the
City of Ukiah including auto wrecking yards, gas stations, the refuse transfer station, sites
associated with the railroad, etc. Because these sites are currently developed with industrial and
commercial uses, it is not likely that they will be developed with residential land uses. Additionally,
if a residential project were to be proposed at one of the listed sites, clean-up to remove the
hazard would be required by the SWRCB and DTSC. Impacts would be less than significant.
(e) Less than significant impact. The ALUCP identifies five Compatibility Zones with varying
risks and development restrictions. Generally speaking, the Compatibility Zones encompass
south Ukiah, including residential and commercial zoned properties subject to the proposed
Zoning Code amendments. However, all development would be required to be compatible with
the Ukiah Municipal Airport Master Plan and ALUCP. Impacts would be less than significant.
(f) Less than significant impact. There are no components of the Project that would impair or
interfere with emergency response or evacuation. Since the Project is limited to within the City
limits, future residential development would be required to be designed in accordance with state
and local standards, including safety and emergency access requirements, and are within existing
service areas of emergency responders. There are no components of the Project that would
impair implementation of, or physically interfere with, the adopted MJHMP or other emergency
response plan or evacuation plan. Impacts would be less than significant.
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(g) Less than significant impact with mitigation incorporated. The Project Area is entirely
within the jurisdiction of the Ukiah Valley Fire District. Future residential development would be
required to adhere to all fire safety standards. See Section 20, Wildfire, for more information.
Impacts would be less than significant.
10. Hydrology and Water Quality
HYDROLOGY AND WATER QUALITY: Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Violate any water quality standards or waste discharge
requirements or otherwise substantially degrade surface or
ground water quality?
b) Substantially decrease groundwater supplies or interfere
substantially with groundwater recharge such that the project
may impede sustainable groundwater management of the
basin?
c) Substantially alter the existing drainage pattern of the site
or area, including through the alteration of the course of a
stream or river or through the addition of impervious surfaces,
in a manner which would:
i) result in a substantial erosion or siltation on- or off-site;
ii) substantially increase the rate or amount of surface runoff in
a manner which would result in flooding on- or offsite;
iii) create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage systems
or provide substantial additional sources of polluted runoff; or
d) In flood hazard, tsunami, or seiche zones, risk release of
pollutants due to project inundation?
e) Conflict with or obstruct implementation of a water quality
control plan or sustainable groundwater management plan?
Significance Criteria: The Project would significantly impact hydrology and water quality if it
violated water quality standards or waste discharge requirements or substantially degraded
surface or groundwater quality; substantially decreased groundwater supplies or impeded
sustainable groundwater management; altered drainage patterns in a manner that would cause
substantial on- or off-site erosion, polluted runoff or excessive runoff that caused flooding;
impeded or redirected flood flows; risked a release of pollutants due to inundation if in a flood
hazard, tsunami or seiche zone; or conflicted with a water quality plan or sustainable groundwater
management plan.
Environmental Setting: Average rainfall in Ukiah is slightly less than 35 inches. Most of the
precipitation falls during the winter. Rainfall is often from brief, intense storms, which move in from
the northwest. Virtually no rainfall occurs during the summer months.
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The Project area includes the Russian River Hydrologic Unit, Upper Russian River Hydrologic
Area, Ukiah Hydrologic Subarea. The Russian River is on the State Water Resources Control
Board’s (SWRCB) 303(d) list of impaired water bodies for water temperature and
sedimentation/siltation. Sediment impairments in tributaries led to listing the entire Russian River
Watershed for sediment. Surface water supplies for the Ukiah Valley include the Eel River, from
which water is diverted into the Russian River watershed through the Potter Valley Project, Lake
Mendocino, and the Russian River. Groundwater is drawn from the Ukiah Valley groundwater
basin. The Ukiah Valley groundwater basin is the northernmost basin in the Russian River water
system and underlies an area of approximately 60 square miles. Water enters the groundwater
system via percolation of surface waters and through the soil. The creeks and streams in the
Ukiah Valley provide drainage channels for groundwater recharge, as well as domestic and
agricultural water supply. A groundwater Management Plan has not been prepared for the City,
nor County of Mendocino, but according to the 2015 Urban Water Management Plan for the City,
based on historical data and use, there is adequate groundwater to serve the City’s existing and
future demand.
Discussion: (a-c & e) Less than significant impact. The Project does not include specific
development designs or proposals, nor does it grant any entitlements for development. Future
housing projects will be subject to the City’s development standards and building and safety
codes, including review of storm water management practices and waste discharge requirements,
where applicable. Specifically, projects that include the addition of 10,000 sf of impermeable
surfaces or more are subject to Low Impact Development standards to ensure stormwater runoff
is adequately captured and filtered before entering the drainage system. Further, if a project
proposes work within a drainage or waterway, the applicant will be required to obtain regulatory
permits from the Water Resources Control Board, California Department of Fish and Wildlife and
U.S. Army Corps of Engineers, as applicable. Therefore, impacts to water quality, groundwater
and drainage would be less than significant.
City water services exist to service all properties located within the City limits. As mentioned
above, according to the 2015 Urban Water Management Plan for the City, there is adequate
groundwater to serve the City’s existing and future demand. Therefore, the Project would not
substantially deplete groundwater resources or conflict with the Urban Water Management Plan;
impacts would be less than significant.
(d) Less than significant impact. As described above, the Project is not located within a tsunami
or seiche hazard zone, as identified by the Federal Emergency Management Agency. Some areas
within City limits are within a FEMA flood zone. All development within a flood zone must adhere
to all safety and building codes related to construction within a flood zone. Impacts would be less
than significant.
11. Land Use and Planning
LAND USE AND PLANNING. Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Physically divide an established community?
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b) Cause a significant environmental impact due to a conflict
with any land use plan, policy, or regulation adopted for the
purpose of avoiding or mitigating an environmental effect?
Significance Criteria: The Project would significantly impact land use if it physically divided an
established community or conflicted with a land use plan, policy or regulation intended to avoid
or mitigate an environmental impact, such as the general plan or zoning code.
Environmental Setting: The City of Ukiah includes approximately 4.72 square miles. It serves
as the County Seat of Mendocino County, as well as the county’s commercial hub. Predominant
land uses in the City include single family residential, multi-family residential, and commercial
uses ranging from local commercial to service commercial, as well manufacturing, industrial and
public facilities. The City’s first General Plan was originally adopted in 1974, updated in 1995, and
was last amended in 2019, with adoption of the 2019-2027 Housing Element. The General Plan
serves as a blueprint for future development and growth of the community. The City is currently
in the process of completing a General Plan Update (the “2040 General Plan”) that will map out
the vision for community development through 2040; until the new General Plan is adopted, the
1995 General Plan (as amended in 2019) is considered the applicable plan. Zoning and land use
are governed by the City’s Zoning Ordinance, as outlined in Division 9, Chapter 2 of the Ukiah
City Code. The purpose of the Ukiah Zoning Code is to promote the growth of the City in an
orderly manner and to promote and protect the public health, safety, peace, comfort and general
welfare. Housing development of varying intensity is allowed in all zoning districts of the Ukiah
Zoning Code with the exception of the Manufacturing and Industrial Zoning Districts.
Discussion: (a) Less than significant impact. Physical division of an existing community would
typically be associated with construction of a new highway, railroad, park or other linear feature.
The Project area is mostly developed with existing roads and parks. The Project does not propose
new linear features that would result in the division of an established community. Impacts would
be less than significant.
(b) Less than significant. The Project includes amendments to the Zoning Code to encourage
and support housing development, designed to ensure fulfillment of the City’s share of the
Regional Housing Needs Allocation (RHNA). The Project includes multiple Implementation Tasks
approved in the 2019-2027 General Plan Housing Element. Specifically, the Project proposes
several zoning code updates including increasing maximum height, decreasing or eliminating
required minimum site area, and decreasing setbacks, parking and other development standards,
are intended to facilitate housing development within residential and commercial zoning districts.
In addition to the Zoning Code updates, the Project includes a General Plan Amendment to
increase housing density in the Medium Density Housing from 14 to 15 du/acre, in order to
maintain synchronicity between the General Plan and Zoning Code, as well as comply with
existing housing-related state laws Because the amendments are General Plan Housing Element
Implementation Tasks, the Project would not conflict with a land use plan, policy or regulation
intended to avoid or mitigate an environmental impact, such as the general plan or zoning code.
Impacts would be less than significant.
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12. Mineral Resources
MINERAL RESOURCES. Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Result in the loss of availability of a known mineral resource
that would be of value to the region and the residents of the
state?
b) Result in the loss of availability of a locally important mineral
resource recovery site delineated on a local general plan,
specific plan or other land use plan?
Significance Criteria: Impacts to mineral resources would be considered significant if the
proposed Project were to result in the loss of a known mineral resource that has value to the
region and state or is otherwise locally important as designated on a local land use plan.
Environmental Setting: The most predominant of the minerals found in Mendocino County are
aggregate resource minerals, primarily sand and gravel, found along many rivers and streams.
The Ford Gravel Bars are located in Ukiah, along the Russian River.
Discussion: (a-b) No impact. Future development associated with the zoning code amendments
would be located within residential and commercial zoned areas, which do not contain mineral
resources.
No impact would occur.
13. Noise
NOISE. Would the project result in: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Generation of a substantial temporary or permanent
increase in ambient noise levels in the vicinity of the
project in excess of standards established in the local
general plan or noise ordinance, or applicable standards
of other agencies?
b) Generation of excessive ground borne vibration or
ground borne noise levels?
c) For a project located within the vicinity of a private
airstrip or an airport land use plan or, where such a plan
has not been adopted, within two miles of a public airport
or public use airport, would the project expose people
residing or working in the project area to excessive noise
levels
Significance Criteria: The Project would have a significant impact if it temporarily or permanently
exceeded local noise standards in the vicinity of the Project, generated excessive ground borne
noise or vibration; or would expose people residing or working in the area to excessive noise
levels from public airports or private airstrips.
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Environmental Setting: The Ukiah City Code contains a Noise Ordinance (Division 7, Chapter
1, Article 6) that establishes ambient base noise level standards that apply to specific zoning
districts within the City of Ukiah. “Ambient noise" is the all-encompassing noise associated with a
given environment, being usually a composite of sounds from many sources near and far. For the
purpose of the Noise Ordinance, ambient noise level is the level obtained when the noise level is
averaged over a period of fifteen (15) minutes without inclusion of noise from isolated identifiable
sources, at the location and time of day near that at which a comparison is to be made. Land uses
exceeding these standards for long periods of time are considered to be significant.
In addition, UCC §6054, Construction of Buildings and Projects, states that it shall be unlawful for
any person within a residential zone, or within a radius of five hundred feet (500’) therefrom, to
operate equipment or perform any outside construction or repair work on buildings, structures or
projects or to operate any pile driver, power shovel, pneumatic hammer, derrick, power hoist or
any other construction type device (between the hours of 7:00 p.m. of one day and 7:00 a.m. of
the next day) in such a manner that a reasonable person of normal sensitiveness residing in the
area is caused discomfort or annoyance unless beforehand a permit therefor has been duly
obtained from the Director of Public works.
Table 2. City of Ukiah Ambient Base Noise Levels
Zoning Districts Time Period Noise Level Standards (dBA)
R1 and R2
10:00 PM - 7:00 AM
7:00 PM - 10:00 PM
7:00 AM-7:00 PM
40
45
50
R3 10:00 PM - 7:00 AM
7:00 AM - 10:00 PM
45
50
Commercial 10:00 PM - 7:00 AM
7:00 AM - 10:00 PM
60
65
Industrial &
Manufacturing
Any time
70
Source: Ukiah City Code §6048
Discussion: (a) Less than significant impact. The Project does not propose residential
construction; though it encourages and supports housing development. Construction activities are
generally temporary, resulting in periodic increases in the ambient noise environment.
Construction noise impacts generally occur when construction activities occur in areas
immediately adjoining noise-sensitive land uses, during noise-sensitive times of the day, or when
construction activity occurs at the same precise location over an extended period of time (e.g.,
pile driving in one location for 8-10 hours in a day, or over a duration of several successive days).
Certain land uses, including schools, hospitals, rest homes, long-term medical and mental care
facilities, and parks and recreation areas are particularly sensitive to noise. Residential areas are
also considered noise sensitive, especially during the nighttime hours. However, all future
construction would be considered temporary and required to adhere to noise regulations.
Additionally, noise sources associated with typical residential land uses (e.g., mechanical
equipment, dogs/pets, landscaping activities, cars parking, etc.) are typically intermittent and short
in duration, and would be comparable to existing sources of noise experienced at surrounding
commercial and residential uses. Therefore, noise impacts would be less than significant.
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(b) Less than significant impact. Residential construction can generate varying degrees of
ground borne vibration, depending on the construction procedure and the construction equipment
used. Operation of construction equipment generates vibrations that spread through the ground
and diminish in amplitude with distance from the source. The results from vibration can range
from no perceptible effects at the lowest vibration levels, to low rumbling sounds and perceptible
vibration at moderate levels, to slight damage at the highest levels. However, future residential
construction is anticipated to use typical construction equipment for temporary periods of time
that would not be considered excessive. Therefore, impacts would be less than significant.
(c) Less than significant impact. Ukiah Municipal Airport is contained within the Project Area.
All future development must be consistent with the 2020 Ukiah Municipal Airport Land Use
Compatibility Plan (UKIALUCP), adopted by the Mendocino County Airport Land Use Commission
on May 20, 2021. The UKIALUCP establishes criteria that reduce the potential exposure of people
to excessive aircraft-related noise by limiting residential densities (dwelling units per acre),
establishing interior noise level limits, and restricting other noise-sensitive land uses in locations
exposed to noise levels in excess of 60 dB CNEL.
Based on this information, the Project would not expose people residing or working in the Project
area to excessive noise levels associated with aircraft. Impacts would be less than significant.
14. Population and Housing
POPULATION AND HOUSING. Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Induce substantial unplanned population growth in an area,
either directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing people or housing,
necessitating the construction of replacement housing
elsewhere?
Significance Criteria: The proposed Project would result in significant impacts to the local
population or housing stock if it directly or indirectly induced substantial unplanned population
growth or displaced a substantial number of people or housing such that the construction of
replacement housing would be required.
Environmental Setting: The City of Ukiah comprises of approximately 4.72 square miles within
Mendocino County. According to the California Department of Finance, the population in the
County of Mendocino was 59,985 in 2018 and 16,226 in the City of Ukiah. The City’s annual
growth rate between 1990 and 2018 averaged approximately 0.3%. Between 2000 and 2010, the
City added 545 residents, or 3.7%, to its population. 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. Projections from the California State University Chico Center for Economic
Development- Mendocino County Economic/Demographic Profile show this trend continuing.
As described in the City’s 2019-2027 Housing Element (2019), under California law, every city
and county has a legal obligation to respond to its fair share of the projected future housing needs
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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.
MCOG identified the City’s RHNA as accommodating 239 additional units within the 2019-2027
Planning Cycle. Specifically, 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.
Discussion: (a & b) Less than significant impact. The proposed housing-related Zoning Code
amendments are regulatory in nature, they do not propose any new development, construction,
or physical change to the environment that would result in unplanned population growth. Although
no development is proposed at this time, for this analysis it is assumed that future development
would result in construction and development of residential uses throughout the Project Area.
The Project will result in a Zoning Code that is consistent with the Ukiah General Plan Housing
Element. Future housing development must comply with the Zoning Code, resulting in planned
development, including accessing existing utility infrastructure. Extension of utilities would be
limited to new connections to the existing infrastructure, and would not directly induce substantial
unplanned development and population growth in the area. Increasing the density of Medium
Density Residential areas could result in additional development; however, this development
would be located within the City limits and would be serviced by existing infrastructure. The
potential future development would enable the City to meet its RHNA requirements for the 2019-
2027 housing cycle. Displacement of existing people and/or housing is not part of the Project. For
the aforementioned reasons, the Proposed Project would not induce substantial unplanned
population growth in an area, either directly or indirectly. Impacts would be less than significant.
15. Public Services
PUBLIC SERVICES. Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Result in substantial adverse physical impacts associated
with the provision of new or physically altered governmental
facilities, need for new or physically altered governmental
facilities, the construction of which could cause significant
environmental impacts, in order to maintain acceptable service
ratios, response times or other performance objectives for any
of the public services:
Fire protection?
Police protection?
Schools?
Parks?
Other public facilities?
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Significance Criteria: The Project would result in a significant impact to public services if it
resulted in a requirement for increased or expanded public service facilities or staffing, including
fire or police protection, schools and parks.
Environmental Setting: Police protection services for the entire City limits is provided by the
Ukiah Police Department, while the Mendocino County Sherriff’s Department provides police
services for areas outside of the City limits. Fire protection services in the Ukiah Valley are
provided by the Ukiah Valley Fire Authority and California Department of Forestry and Fire
Protection (CalFire). Educational facilities in the Ukiah Valley area are provided by the Ukiah
Unified School District (UUSD), County Office of Education, and the Mendocino-Lake Community
College District. There are also several private and charter schools serving residents within the
City of Ukiah, as well as the unincorporated portions of Mendocino County. As mentioned below
in Section 16, Recreation, of this Initial Study, there are 13 City parks, a municipal golf course,
and a skate park managed by the City of Ukiah, as well as other recreational facilities in the area.
Discussion: (a) Less than significant impact. Although no development is proposed at this
time, it is assumed that future development would result in construction and development of
residential uses throughout the Project Area. New residential uses would be served by the City’s
Police Department and the Ukiah Valley Fire authority. This minimal increase in service area
would not be considered significant, as the majority or the parcels within the City are currently
developed and served by police and fire services.
Similarly, it is not anticipated that the additional residential units, currently already being served
by existing school districts, would result in a significant impact to school services.
As such, the Project would have a less than significant impact on public services.
16. Recreation
RECREATION. Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Would the project increase the use of existing neighborhood
and regional parks or other recreational facilities such that
substantial physical deterioration of the facility would occur or
be accelerated?
b) Does the project include recreational facilities or require the
construction or expansion of recreational facilities which might
have an adverse physical effect on the environment?
Significance Criteria: Impacts to recreation would be significant if the Project resulted in
increased use of existing parks or recreational facilities to the extent that substantial deterioration
was accelerated or if the Project involved the development or expansion of recreational facilities
that would have an adverse effect on the physical environment.
Environmental Setting: The Ukiah Valley offers a wide variety of recreational opportunities.
These include more than 13 City parks, a municipal golf course, and a skate park managed by
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the City of Ukiah; two regional parks managed by the County; Cow Mountain Recreation Area
managed by the Bureau of Land Management; and Lake Mendocino managed by the US Army
Corps of Engineers. In addition, there are approximately 30 miles of trails located throughout the
Ukiah Valley.
Discussion: (a-b) Less than significant impact. The Project does not propose any recreational
facilities at this time. However, the Housing-related Zoning Code Amendments support and
encourage housing development. The increase in population would not be considered significant.
As such, impacts would be less than significant on park facilities.
17. Transportation
TRANSPORTATION. Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Conflict with a program, plan, ordinance or policy
addressing the circulation system, including transit, roadway,
bicycle and pedestrian facilities?
b) Conflict or be inconsistent with CEQA Guidelines § 15064.3,
subdivision (b), Criteria for Analyzing Traffic Impacts?
c) Substantially increase hazards due to a geometric design
feature (e.g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
d) Result in inadequate emergency access?
Significance Criteria: Impacts to transportation and traffic would be significant if the Project
conflicted with a local plan, ordinance or policy addressing transit, roadway, bicycle and
pedestrian facilities; conflicted with CEQA Guidelines Sec. 15064.3(b), which contains criteria for
analyzing transportation impacts; substantially increased hazards due to geometric design
features; or resulted in inadequate emergency access.
Traditionally, transportation impacts had been evaluated by using Level of Service (LOS) analysis
to measure the level of congestion on local roadways. However, on September 27, 2013,
Governor Jerry Brown signed Senate Bill (SB) 743 into law, initiating an update to the CEQA
Guidelines to change how lead agencies evaluate transportation impacts under CEQA, with the
goal to better measure the actual transportation-related environmental impacts of a given project.
Starting July 1, 2020, lead agencies are required to analyze the transportation impacts of new
projects using vehicle miles traveled (VMT), instead of LOS. VMT measures the amount of
additional miles produced by the project. If the project increases car travel onto the roads
excessively, the project may cause a significant transportation impact. VMT analysis is intended
to promote the state’s goals of reducing greenhouse gas emissions and traffic-related air pollution,
promoting the development of a multimodal transportation system, and providing clean, efficient
access to destinations.
In 2018, the Office of Planning and Research (OPR) published a Technical Advisory on Evaluating
Transportation Impacts in CEQA (2018) which is intended to provide advice and
recommendations for evaluating VMT, which agencies and other entities may use at their
discretion. As discussed further below, the Technical Advisory offers that screening thresholds
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may be used to identify when land use projects, such as small scale residential projects, should
be expected to cause a less-than-significant impact without conducting a detailed traffic study.
On behalf of the Mendocino Council of Governments (MCOG), Fehr & Peers, prepared a Senate
Bill 743 Vehicle Miles Traveled Regional Baseline Study (Baseline Study; May, 2020) to provide
an overview of SB 743, summarize VMT data available for Mendocino County, discuss
alternatives for and recommend VMT measurement methods and thresholds for lead agencies in
Mendocino County, and recommend transportation demand management (TDM) strategies for
reducing VMT on projects in Mendocino County.
The following local plans have historically address transportation within the City of Ukiah: 2017
Ukiah Bicycle and Pedestrian Master Plan, City of Ukiah Safe Routes to School Plan (2014),
Mendocino County Rail Trail Plan (2012), Ukiah Downtown Streetscape Improvement Plan
(2009), and the City of Ukiah General Plan (Circulation and Transportation Element amended in
2004). MCOG’s Regional Transportation Plan (2017) and Section 5, Circulation and
Transportation, of the Ukiah Valley Area Plan (2011) addresses transportation within the larger
Ukiah Valley. The Baseline Study incorporated applicable goals and policies from each of these
documents into the methodology and analysis when formulating its screening tools.
As noted in the Baseline Study, per CEQA Guidelines Section 15064.3, vehicle miles traveled for
land use projects exceeding an applicable threshold of significance may indicate a significant
impact. Generally, projects within one-half mile of either an existing major transit stop or a stop
along an existing high quality transit corridor should be presumed to cause a less than significant
transportation impact. In addition, projects that decrease vehicle miles traveled in the project area
compared to existing conditions should be presumed to have a less than significant transportation
impact.
If existing models or methods are not available to estimate the vehicle miles traveled for the
particular project being considered, a lead agency may analyze the project’s vehicle miles
traveled qualitatively. Such a qualitative analysis would evaluate factors such as the availability
of transit, proximity to other destinations, etc. For many projects, a qualitative analysis of
construction traffic may be appropriate.
A lead agency has discretion to choose the most appropriate methodology to evaluate a project’s
vehicle miles traveled, including whether to express the change in absolute terms, per capita, per
household or in any other measure. A lead agency may use models to estimate a project’s vehicle
miles traveled, and may revise those estimates to reflect professional judgment based on
substantial evidence. Any assumptions used to estimate vehicle miles traveled and any revisions
to model outputs should be documented and explained in the environmental document prepared
for the project.
Environmental Setting: The City of Ukiah generally lies west of U.S. 101 between the U.S.
101/North State Street interchange, and the U.S. 101 / South State Street interchange. Three
major interchanges along U.S. 101, Talmage Road, Gobbi Street, and Perkins Street (from south
to north), provide access to southern and central Ukiah. The City of Ukiah is developed in a typical
grid pattern with streets generally oriented north to south and east to west. Bicycle lanes are
located throughout the City and public transit is provided by the Mendocino Transit Authority
(MTA).
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Discussion: (a-b) Less than significant impact. While the Proposed Project is intended to
facilitate housing development within the City of Ukiah, it does not include specific development
designs or proposals, nor does it grant any entitlements for development. Development could also
result in impacts to the City’s transportation system depending on location, intensity, and other
siting factors. However, the location, intensity, siting, and timing of such development is unknown.
Therefore, a high level qualitative analysis is provided below.
The OPR Technical Advisory on Evaluating Transportation Impacts Under CEQA suggests that
a home based trip approach is one of the best methods for assessing VMT from residential
projects. As noted in the Technical Advisory, many agencies use “screening thresholds” to quickly
identify when a project should be expected or assumed to cause a less-than-significant impact
without conducting a detailed study. As noted in the Fehr & Peers Baseline Study, the specific
VMT estimate relies on the vehicle trip generation rate contained in the OPR Technical Advisory
for small project screening and average vehicle trip lengths for Mendocino County based on the
2012 California Household Travel Survey (CHTS). Converting this value to an equivalent number
of residential households would indicate that residential projects up to 22 units in Mendocino
County could be screened out of analysis.
It is expected that construction of the Project would result in a temporary increase in traffic to and
from the site, as construction workers arrive and leave each work day. However, once
construction is complete, workers would no longer be traveling to the site, and the source of VMT
would result from permanent residents. Future projects would reviewed by the Department of
Public Works and the MTA (as applicable) for potential impacts to the transportation system;
additional review and analyses may be required for larger residential projects exceeding 22 units.
Impacts would be less than significant.
(c-d) Less than significant impact. All road improvements would be developed in accordance
with Fire and Building codes related to emergency access and safety. Therefore, future residential
projects would not increase traffic hazards, nor would they result in inadequate emergency
access. Impacts would be less than significant.
18. Tribal Cultural Resources
TRIBAL CULTURAL RESOURCES. Would the project cause
a substantial adverse change in the significance of a tribal
cultural resource, defined in Public Resources Code section
21074 as either a site, feature, place, cultural landscape that is
geographically defined in terms of the size and scope of the
landscape, sacred place, or object with cultural value to a
California Native American tribe, and that is:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Listed or eligible for listing in the California Register of
Historical Resources, or in a local register of historical
resources as defined in Public Resources Code section
5020.1(k), or
b) A resource determined by the lead agency, in its discretion
and supported by substantial evidence, to be significant
pursuant to criteria set forth in subdivision (c) of Public
Resources Code Section 5024.1. In applying the criteria set
forth in subdivision (c) of Public Resource Code Section 5024.1,
the lead agency shall consider the significance of the resource
to a California Native American tribe.
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Significance Criteria: An impact to tribal cultural resources would be significant if the Project
were to substantially reduce the significance of a tribal cultural resource, a listed or eligible historic
resource, or a resource considered significant by a California Native American tribe. Tribal cultural
resources include “sites, features, places, cultural landscapes, sacred places, and objects with
cultural value to a California Native American Tribe” that are eligible for inclusion in the California
Register of Historical Resources (California Register) or included in a local register of historical
resources. Lead agencies are required to “begin consultation with a California Native American
tribe that is traditionally and culturally affiliated with the geographic area of the Proposed Project.”
The consultation process must be completed before a CEQA document can be certified.
Environmental Setting: As discussed in Section 5, Cultural Resources, areas that are most
typically culturally sensitive include those adjacent to streams, springs, and mid-slope benches
above watercourses because Native Americans and settlers favored easy access to potable
water.
Tribes known to be present within the Ukiah area include (but are not limited to) the following:
• Coyote Valley Band of Pomo Indians
• Guidiville Indian Rancheria of Pomo Indians
• Hopland Band of Pomo Indians
• Pinoleville Pomo Nation
• Potter Valley Rancheria
• Redwood Valley Little River Band of Pomo Indians
• Scotts Valley Band of Pomo Indians
• Yokayo Tribe, not federally recognized
An Historical and Architectural Survey Update was last prepared for the City by P.S. Preservation
Services in 1999. The survey identified 23 properties with historic importance within the City limits.
City Ordinance No. 838 was passed by the City in 1983, requiring that prior to the demolition of
any building over 50 years old, the approval of the City must be obtained. The ordinance is a
positive preservation tool, allowing some review and public input opportunity regarding the
potential loss of historically significant buildings.
Discussion: (a-b) Less than significant impact. As described in Section 5, Cultural Resources,
of this Initial Study, because most of the parcels within the City Limits that are residential and
commercial zoned are currently developed, it is unlikely that cultural resources would be impacted
by future residential development. Although parcels along City creeks have a higher potential for
containing cultural resources all future development is subject to CEQA Guidelines Section
15064.5 (e-f) which specifically addresses what to do in the event that human remains or
archeological resources are accidentally discovered, and City Ordinance No. 838, protecting
historic buildings; future development would be analyzed on a project level basis and subject to
environmental review of their individual impacts, as applicable.
The proposed Zoning Code amendments also require amendment to the City of Ukiah’s General
Plan to increase allowable building density. While the proposed changes include policy changes
to facilitate housing development, no development or physical changes to the environment are
proposed. However, in accordance with SB 18, tribal notifications offering the opportunity to
request formal consultation and an opportunity to review the proposed Zoning Code amendments
were sent to California Native American Tribes identified on the list maintained by the Native
Heritage Commission (NAHC) on April 22, 2021. The tribes have 90 days to request consultation;
no requests for consultation have been received to date. The list of tribes contacted are included
in Attachment D.
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For the reasons discussed above, impacts to Tribal Cultural Resources from the Proposed Project
would be less than significant.
19. Utilities and Service Systems
UTILITIES AND SERVICE SYSTEMS. Would the project: Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Require or result in the relocation or construction of new or
expanded water, wastewater treatment or storm water
drainage, electric power, natural gas, or telecommunications
facilities, the construction or relocation of which could cause
significant environmental effects?
b) Have sufficient water supplies available to serve the project
and reasonably foreseeable future development during normal,
dry and multiple dry years?
c) Result in a determination by the wastewater treatment
provider, which serves or may serve the project that it has
adequate capacity to serve the project’s projected demand in
addition to the provider’s existing commitments?
d) Generate solid waste in excess of state or local standards, or
in excess of the capacity of local infrastructure, or otherwise
impair the attainment of solid waste reduction goals?
e) Comply with federal, state, and local management and
reduction statutes and regulations related to solid waste?
Significance Criteria: Impacts to utility and service systems would be significant if the Project
resulted in the construction or expansion of utilities that could cause significant environmental
effects; have insufficient water supplies available to the Project during normal to extremely dry
years; resulted in inadequate capacity of the wastewater treatment plant; generated solid waste
exceeding the capacity of local infrastructure or impairing the achievement of solid waste
reduction goals; or failed to comply with any management and reduction statutes or regulations
related to solid waste.
Environmental Setting: The majority of City properties are served by City water, sewer,
electricity and trash collection. However, some properties within the western hills do not currently
have access to City utilities. Water and electric utility services are provided by the City of Ukiah
to parcels within the City limits. The Ukiah Valley Sanitation District (UVSD) and the City of Ukiah
provide public sewer services to customers within their boundaries under the purview of the State
Water Quality Control Board. The City’s sewage treatment plant and Waste Water Treatment
Plant (WWTP), operational since 1958, serves the City of Ukiah and the Ukiah Valley Sanitation
District. It has a current treatment capacity of 2.8 million gallons per day (MGD) of dry weather
flow and 20 MGD of peak wet weather flow. Primary treatment removes floating material, oils
and greases, sand and silt and organic solids heavy enough to settle in water. Secondary
treatment biologically removes most of the suspended and dissolved organic material. The Ukiah
landfill, outside City limits on Vichy Springs Road, stopped receiving municipal solid waste in 2001
and the City is working on capping the landfill. No new waste generated will be processed through
the landfill. Solid waste collected from future development would be delivered to the Ukiah
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Transfer Station, which is owned by the City of Ukiah and operated by Solid Wastes Systems,
Inc.
Discussion: (a-e) Less than significant impact The Project does not include extension of
utilities. Future housing development would connect to the existing infrastructure. All development
would be required to comply with all regulations pertaining to wastewater, solid waste, and other
service systems.
Impacts would be less than significant.
20. Wildfire
WILDFIRE. If located in or near state responsibility areas or
lands classified as very high fire hazard severity zones, would
the project:
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Substantially impair an adopted emergency response plan or
emergency evacuation plan?
b) Due to slope, prevailing winds, and other factors, exacerbate
wildfire risks, and thereby expose project occupants to pollutant
concentrations from a wildfire or the uncontrolled spread of a
wildfire?
c) Require the installation or maintenance of associated
infrastructure (such as roads, fuel breaks, emergency water
sources, power lines or other utilities) that may exacerbate fire
risk or that may result in temporary or ongoing impacts to the
environment?
d) Expose people or structures to significant risks, including
downslope or downstream flooding or landslides, as a result of
runoff, post-fire slope instability, or drainage changes?
Significance Criteria: Impacts to wildfire would be significant if the Project were located in or
near a State Responsibility Area (SRA) or lands classified as very high fire hazard severity zones
and substantially impaired an emergency response plan; exposed Project occupants to wildfire
pollutants or uncontrolled spread of wildfire due to site conditions such as slope and prevailing
winds; require the installation or maintenance of infrastructure that could exacerbate fire risk; or
expose people or structures to significant risks as a result of post-fire runoff, slope instability or
drainage changes.
Environmental Setting: All of the City of Ukiah is located within the Ukiah Valley Fire Authority’s
jurisdiction. None of the lands within the City of Ukiah are located within a California Department
of Forestry (CalFire) State Responsibility Area (SRA). However, County lands immediately west
of the City are located within the SRA and are classified as having a “Very High” fire hazard
severity. A shaded fuel break was constructed (North to South) along the base of the western hills
along the entire length of the City to reduce fuel loads and protect the community from wildfire
risk in 2003. Maintenance was performed on the 100-ft wide, 2.6-mile fuel break in late 2018 and
early 2019. As discussed in Section 9, Hazards and Hazardous Materials, the County’s EOP plan
and MJHMP address emergency operations, natural disasters (including wildfire), as well as
mitigation strategies to reduce potential risks. The City of Ukiah adopted its “jurisdictional annex”
chapter of the MJHMP on November 18, 2020. Hazards identified for the City of Ukiah include
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earthquakes, wildfire, dam failure, flood and pandemic. Table 1-13 of the City’s jurisdictional
annex lists each hazard and mitigation action for City of Ukiah.
Discussion: (a-d) Less than Significant. . The Project does not propose housing. Future
housing would be constructed within the Ukiah Valley Fire District service area and all future
development would be reviewed by the Fire Marshall and required to comply with current Fire
Code regulations. Impacts would be less than significant.
21. Mandatory Findings of Significance
MANDATORY FINDINGS OF SIGNIFICANCE.
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Less Than
Significant
Impact
No Impact
a) Does the project have the potential to degrade the quality of
the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop below
self-sustaining levels, threaten to eliminate a plant or animal
community, substantially reduce the number or restrict the
range of a rare or endangered plant or animal or eliminate
important examples of the major periods of California history or
prehistory?
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b) Does the project have impacts that are individually limited,
but cumulatively considerable? ("Cumulatively considerable"
means that the incremental effects of a project are considerable
when viewed in connection with the effects of past projects, the
effects of other current projects, and the effects of probable
future projects)?
c) Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly or
indirectly?
Discussion: (a-c) Less than significant impact. While the Proposed Project is intended to
facilitate housing development within the City of Ukiah, it does not include specific development
designs or proposals, nor does it grant any entitlements for development. All future development
associated with the proposed Zoning Code amendments would be in residential or commercial
zoning districts where housing development is already generally allowed by right, or with an
approved use permit and site development permit by the City’s Zoning Code and General Plan.
There are many possible scenarios and outcomes of the proposed Zoning Code amendments.
Future development could result in impacts to the physical environment depending on location,
intensity, and other siting factors. However, the exact intensity, location, size and timing of future
development is unknown. However, all future development would be analyzed on a project level
basis for consistency with land use policies and development standards, and would be subject to
Building Permits for consistency with building and safety codes; additional environmental and
discretionary review may also be required.
Based on the findings and conclusions contained in the Initial Study, the Proposed Project does
not have the potential to impact any environmental resources. All impacts were found to have no
impact or result in a less than significant impact as a result of the Project.
Cumulative impacts are generally considered in analyses of air quality, biological resources,
cultural resources, noise, and traffic. As discussed throughout the Initial Study, the Proposed
Project would have less than significant impacts on these resources. Housing development that
may result from implementation of the Zoning Code amendments could result in impacts to
environmental resources that may be considered cumulatively considerable. However, at this
time, location, intensity and timing of specific housing development is not known. All future
housing development would be analyzed on a project level basis. Based on the findings and
conclusions contained in the Initial Study, cumulative impacts related to the Proposed Project
would be less than significant.
Based on the aforementioned, impacts to the environment, human beings, and cumulative
impacts would be less than significant.
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VI. REFERENCES
1. CalFire State Responsibility Area Viewer
http://www.fire.ca.gov/firepreventionfee/sraviewer_launch
2. CalFire, California Fire Hazard Severity Zone Map Web Viewer.
http://egis.fire.ca.gov/FHSZ/
3. California Department of Conservation. California Geological Survey. Earthquake Fault
Map, Ukiah. Zones of Required Investigation.
http://gmw.conservation.ca.gov/SHP/EZRIM/Maps/UKIAH.PDF .
4. California Department of Conservation. California Geological Survey. U.S. Landslide
Inventory Web Application.
https://usgs.maps.arcgis.com/apps/webappviewer/index.html?id=ae120962f459434b8c9
04b456c82669d
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ISND-FINAL-Adopted-10232019.pdf
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39
Housing-related Zoning Code Amendments
Draft Initial Study and Negative Declaration
City of Ukiah
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40
Housing-related Zoning Code Amendments
Draft Initial Study and Negative Declaration
City of Ukiah
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valley-area-plan
300 Seminary Avenue • Ukiah • CA • 95482-5400
Phone: (707)463-6200 · Fax: (707)463-6204 ·www.cityofukiah.com
1
GENERAL PLAN TEXT AMENDMENT
NO. 21-01
On August 18, 2021, the City Council adopted Resolution No. 2021-38, approving General
Plan Amendment No. 21-01, approving the following amendments to the 1995 General
Plan Land Use Element, shown below. Approved changes are shown in strikeout (for
deleted text) and italics (for added text).
Medium Density Residential
Maximum density: One to fourteen fifteen dwelling units per one acre of gross land area.
with public water and public sewer; one dwelling unit per 12,000 2,904 square feet of gross
land area with public water or public sewer; one dwelling unit per one acre of gross land
area with well and septic.
Commercial Designation:
Maximum building intensity: With the exception of the Downtown Master Plan area when
off-site parking is provided through a parking district, the maximum lot coverage for
commercial development shall be forty percent of the gross land area. For residential
development, the maximum lot coverage shall be no more than sixty percent of the gross
land area, where indicated by the zoning district.
Exhibit B