HomeMy WebLinkAbout2021-03-08 Packet - Special Meeting-Community DevelopmentPage 1 of 2
City Council
Special Meeting
AGENDA
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March 8, 2021 4:00 PM
1. ROLL CALL AND PLEDGE OF ALLEGIANCE
2. AUDIENCE COMMENTS ON NONAGENDA ITEMS
The City Council welcomes input from the audience. If there is a matter of business on the agenda that you are interested in,
you may address the Council when this matter is considered. If you wish to speak on a matter that is not on this agenda, you
may do so at this time. In order for everyone to be heard, please limit your comments to three (3) minutes per person and not
more than ten (10) minutes per subject. The Brown Act regulations do not allow action to be taken on audience comments in
which the subject is not listed on the agenda.
3. UNFINISHED BUSINESS
3.a. Consideration and Possible Introduction by Title Only of Proposed Ordinance Amending the
Official Zoning Map for the City of Ukiah Establishing the East Gobbi Housing Overlay Zone
"HOZ" at 210 East Gobbi Street; APNs 00304077, 78 & 79; and Adding Section 5.5 to the
Ukiah City Zoning Code.
Recommended Action: Introduce the Ordinance by title only, and schedule the item for possible
adoption at the March 17, 2021 City Council meeting, based on the Findings in Attachment 5.
Attachments:
1.Housing Plan w Goals, Policies and Measures (Section 7)
2.210 E Gobbi St_Draft Ordinance
3.Objective Design and Development Standards
4.PC Staff Report and Attachments
5.210 E Gobbi St_Findings_Draft
4. NEW BUSINESS
5. ADJOURNMENT
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Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific accommodations or
interpreter services are needed in order for you to attend. The City complies with ADA requirements and will attempt to
reasonably accommodate individuals with disabilities upon request. Materials related to an item on this Agenda submitted
to the City Council after distribution of the agenda packet are available for public inspection at the front counter at the
Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA 95482, during normal business hours, Monday through Friday,
8:00 am to 5:00 pm.
I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda was posted on
the bulletin board at the main entrance of the City of Ukiah City Hall, located at 300 Seminary Avenue, Ukiah, California,
not less than 24 hours prior to the meeting set forth on this agenda.
Kristine Lawler, City Clerk
Dated: 3/5/21
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Agenda Item No: 3.a.
MEETING DATE/TIME: 3/8/2021
ITEM NO: 2021-750
AGENDA SUMMARY REPORT
SUBJECT: Consideration and Possible Introduction by Title Only of Proposed Ordinance Amending the
Official Zoning Map for the City of Ukiah Establishing the East Gobbi Housing Overlay Zone "HOZ" at 210
East Gobbi Street; APNs 003-040-77, 78 & 79; and Adding Section 5.5 to the Ukiah City Zoning Code.
DEPARTMENT: Community
Development PREPARED BY: Mireya Turner, Planning Manager
PRESENTER: Craig Schlatter, Community Development
Director; Mireya Turner, Planning Manager
ATTACHMENTS:
1. Housing Plan w Goals, Policies and Measures (Section 7)
2. 210 E Gobbi St_Draft Ordinance
3. Objective Design and Development Standards
4. PC Staff Report and Attachments
5. 210 E Gobbi St_Findings_Draft
Summary: The City Council will review the draft Ordinance establishing the East Gobbi Housing Overlay Zone
"HOZ" at 210 East Gobbi Street, and possibly introduce the Ordinance by title only, and schedule it for
possible adoption at a future City Council meeting.
Background: Since adoption of the 2019-2027 City of Ukiah General Plan Housing Element, and given the
Council focus on the creation of housing opportunities, Staff has immediately moved forward the
implementation programs within Section 7 (Attachment 1). To further accelerate these efforts, the City also
applied for and was awarded $160,000 in SB 2 Planning Grant Program funds and has received a preliminary
award of $65,000 in Local Early Action Planning (LEAP) grant funds from the State Department of Housing
and Community Development (HCD).
The 2019-2027 Housing Element Implementation Task 2h states that the City will create a "by-right housing
program for select parcels. Specific to APNs 003-040-77, 78 & 79, rezone these parcels at the default density
of 15 du/ac. Also rezone these parcels to allow residential use by-right developments with at least 20% of the
units affordable to lower income households." If the proposed ordinance is adopted, developers could apply for
a multi-family residential development project at this location with only a building permit, rather than the
currently required Major Use Permit and Major Site Development Permit. To qualify to build these by-right
standards, the proposed project would need to meet the minimum affordable housing requirement (at least
20% of total units) and comply with the Objective Design and Development Standards (approved by Council
on November 4, 2020). The proposed Ordinance is included as Attachment 2, and the Objective Design and
Development Standards are included as Attachment 3.
Review by City Departments and Planning Commission
The draft Ordinance establishing the East Gobbi Housing Overlay Zone "HOZ" was reviewed by City Divisions
and Departments including the Building Division, Public Works Department, Electric Utility Department, Ukiah
Police Department, and Ukiah Valley Fire Authority. No changes were suggested.
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On February 24, 2021, the Planning Commission unanimously approved making a recommendation to the City
Council of approval of the ordinance, as well as the proposed Findings. The Staff Report for the February 24,
2021, Planning Commission is included as Attachment 4.
Application of the California Environmental Quality Act
This project is subject to the California Environmental Quality Act (CEQA). The proposed ordinance is
categorically exempt from the provisions of CEQA pursuant to CEQA Guidelines Article 19 §15332, Class 32,
In-fill Development Projects for the following reasons: a) The Project is consistent with the applicable general
plan designation and all applicable general plan policies, as well as with applicable zoning designations and
regulations; b) The proposed development occurs within city limits on a project site of no more than five acres
substantially surrounded by urban uses; c) The project site has no value as habitat for endangered, rare or
threatened species; d) Approval of the project would not result in any significant effects relating to traffic,
noise, air quality, or water quality; and e) The site can be adequately served by all required utilities and public
services.
The proposed ordinance is also exempt from further environmental review based on CEQA Guidelines
§15183, Projects Consistent with a Community Plan or Zoning. The above described reasons, including Staff’s
response, can be found in the draft Findings, included as Attachment 5.
Discussion: Although identified in the 2019-2027 Housing Element, this Housing Overlay Zone is the first
such zone identified in the city. The purpose of the HOZ is to facilitate the production of housing at these three
parcels, which were identified as part of the City's vacant and underutilized sites inventory.
If the ordinance is introduced by Council, it will enable a project proposed at the location to meet a critical
funding deadline. Since the City's purchase of the three parcels in 2019 and entrance into an Exclusive
Negotiation Agreement with Danco Communities for a future mixed-use project, Staff has been working
through the predevelopment stages with the developer.
Staff recommends the Council introduce the Ordinance by title only, establishing the East Gobbi Housing
Overlay Zone, and schedule its possible adoption at the March 17, 2021 Council meeting.
Recommended Action: Introduce the Ordinance by title only, and schedule the item for possible adoption at
the March 17, 2021 City Council meeting, based on the Findings in Attachment 5.
BUDGET AMENDMENT REQUIRED: N/A
CURRENT BUDGET AMOUNT: N/A
PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: N/A
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: Darcy Vaughn, Assistant City Attorney; Craig Schlatter, Community Development
Director
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87 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
SECTION 7: HOUSING PLAN
The Housing Plan identifies the City’s housing goals, polices, and implementing programs. It
consolidates existing strategies and policies into one Plan and presents a balanced and diverse
array of policies that cover housing needs identified through this Update, input from the public,
and four overall areas of concern: construction, rehabilitation, conservation, and administration.
The goals and policies of the Housing Element were organized into concise goal and policy
directives. A review of the 2014-2019 Housing Element accomplishments is included in
Appendix G and a summary of the below 2019-2027 Goals, Policies and Implementing
Programs can be found in Appendix H.
A. Goals, Policies, and Implementing Programs
Goal H-1 Conserve, rehabilitate, and improve the existing housing stock to provide
adequate, safe, sustainable, and decent housing for all Ukiah residents.
Policies to Support Goal H-1
Policy 1-1: Encourage the rehabilitation of existing residential units.
Policy 1-2: Promote the use of sustainable and/or renewable materials and energy
technologies (such as solar and wind) in rehabilitated housing and new housing
construction; and reduce greenhouse gas emissions.
Policy 1-3: Preserve at-risk housing units.
Policy 1-4: Promote increased awareness among property owners and residents of the
importance of property maintenance to long-term housing quality.
Policy 1-5: Continue to implement effective crime prevention activities.
Implementing Programs
1a:Implement a residential rehabilitation program. Emphasize rehabilitation of mobile
homes, detached single-family dwelling units, and lower-income multifamily housing
projects. Prioritize funding for health and safety repairs, energy efficiency improvements,
and ADA accommodations. Assist in completing the rehabilitation of at least 25 lower
income housing units in the planning period.
Responsibility: Community Development Department, Housing Services Division
Funding: CDBG, HOME, and/or other local, state or federal sources
Schedule: Ongoing, as funding is available
1b:Continue the City’s Energy Efficiency Public Benefits Fund and renewable energy
and energy efficiency rebate programs.
Responsibility: Electric Utility Department
Attachment 1
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88 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
Funding: Energy efficiency and renewable energy rebate program funds
Schedule: Ongoing, as funding is available
1c:Support funding or other applications that would preserve/conserve existing
mobile home parks. This might include programs such as the Mobile Home Park
Rehabilitation and Resident Ownership Program.
Responsibility: Community Development Department, Housing Services Division.
Funding: N/A – application support through technical assistance.
Schedule: Ongoing, as needed.
1d:Continue providing informational materials to the public through the Green
Building Information Center and at the public counter. Provide updated information
regarding sustainable and green building practices and materials, and provide
information on the maintenance of residential units.
Responsibility: Community Development Department, Building Services Division
Funding: Departmental budget
Schedule: Ongoing, as new and relevant information is available.
1e:Develop standards and design guidelines for residential development in the
Medium Density Residential (R-2) and High Density Residential (R-3), Community
Commercial (C-1) and Heavy Commercial (C-2) zoning districts. Given the
significant increase in the City’s RHNA over the next eight years, the City proposes to
create development standards and design guidelines that would both facilitate
development at the allowable densities and provide guidance and certainty in design
standards to ensure quality housing is developed in the community.
Responsibility: Community Development Department, Planning Services Division
Funding: General Funds and/or other funding if available.
Schedule: Establish development standards and design guidelines by the end of
calendar year 2020.
1f:Develop an At-Risk Units Program. Maintain an inventory of at-risk affordable housing
units and work with property owners and non-profit affordable housing organizations to
preserve these units by identifying and seeking funds from Federal, State, and local
agencies to preserve the units.
Responsibility: Community Development Department, Housing Services Division
Funding: Ukiah Housing Trust Fund, CDBG, HOME, and/or other funding sources
as available and as needed
Schedule: Develop At-Risk Program by the end of calendar year 2020.
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89 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
1g:Tenant Education and Assistance for Tenants of At-Risk Projects. Require property
owners to give notice to tenants of their intent to opt out of low-income use restrictions.
Provide tenants of at-risk units with education regarding tenant rights and conversion
procedures.
Responsibility: Community Development Department, Housing Services Division
Funding: Departmental budget
Schedule: Develop education program and notification procedures by June 30,
2020; implement program on an ongoing basis throughout the 2019-2027
planning period.
Goal H-2 Expand housing opportunities for all economic segments of the community,
including special needs populations.
Policies to Support Goal H-2
Policy 2-1: Continue to allow placement of manufactured housing units on permanent
foundations in residential zoning districts.
Policy 2-2: Encourage the development of a variety of different types of housing.
Policy 2-3: Ensure that adequate residentially designated land is available to accommodate
the City’s share of the Regional Housing Need. In order to mitigate the loss of
affordable housing units, require new housing developments to replace all
affordable housing units lost due to new development.
Policy 2-4: Pursue State and Federal funding for very low, low, and moderate income
housing developments.
Policy 2-5: Facilitate the production of housing for all segments of the Ukiah population,
including those with special needs.
Policy 2-6: Expand affordable housing opportunities for first time homebuyers.
Implementing Programs
2a:Update the inventory of vacant and underutilized parcels. Make copies of the
inventory available on the City’s website and at the public counter for distribution.
Responsibility: Community Development Department, Planning Services Division.
Funding: Departmental budget.
Schedule: Updated annually, by June 30 of each year; posted on the City’s website
and at the public counter.
2b:Monitor the rate of conversion of primary residences to short-term rental units.
Research ordinances limiting short-term rentals and present report to City Council.
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90 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
Responsibility: Community Development Department, Planning Services Division; City
Council.
Funding: General Funds.
Schedule: Develop monitoring program by June 30, 2020; annually track number of
short-term rentals and present information along with annual progress
report to City Council each year; short-term rental ordinance research
report due June 30, 2025.
2c:Monitor the conversion of single family residential homes to commercial uses. If
conversions continue and the City’s vacancy rate for homeownership is greater than
three percent citywide, the City will design an ordinance that restricts the conversion of
single family residences to commercial uses.
Responsibility: Community Development Department, Planning Services Division.
Funding: Departmental budget.
Schedule: Gather data and report findings to City Council by June 30, 2021.
2d:Pursue additional funding sources to augment the Ukiah Housing Trust Fund,
creating a permanent source of funding for affordable housing. Utilize funding to
develop and support affordable housing programs and projects, providing financial
assistance to private developers and nonprofit agencies, principally for the benefit of
extremely low-income, very low-income, and low-income households. Prepare and/or
support the preparation of at least eight applications for additional funding within the
2019-2027 planning period.
Responsibility: Community Development Department, Housing Services Division.
Funding: Low and Moderate Income Housing Asset Fund; other local, State, and
Federal funding sources as they become available.
Schedule: Ongoing.
2e:Continually engage with a variety of housing developers who specialize in
providing housing to each economic segment of the community. This effort is
designed to build long-term development partnerships and gain insight into specialized
funding sources, particularly in identifying the range of local resources and assistance
needed to facilitate the development of housing for extremely low-income (ELI)
households and households with special needs, including persons with disabilities and
persons with developmental disabilities. This policy is also designed to encourage the
production of a variety of housing types, including multi-family supportive, single room
occupancy, shared housing, and housing for the “missing middle.”
Responsibility: Community Development Department, Housing Services Division; City
Manager’s Office- Economic Development Section
Funding: Departmental budget.
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91 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
Schedule: Ongoing community and stakeholder outreach, occurring at least on a
quarterly basis and continuing throughout the 2019-2027 planning period.
2f.Amend the zoning code as follows:
x Emergency Shelters. The City will amend the Zoning Code to redefine homeless
facilities as emergency shelters, according to State Government Code.
x Transitional/Supportive Housing. Pursuant to SB 2, the City must explicitly allow
both supportive and transitional housing in all zones that allow residential uses and
supportive and transitional housing is to be only subject to those restrictions
applicable to other residential dwellings of the same type in the same zone (note: this
is not limited to residential zones). The City will amend the Zoning Code to
specifically define transitional/supportive housing as defined in Government Code.
x Single-Room Occupancy Housing. The City will amend the Zoning Code to allow
Single-Room Occupancy (SRO) units in the medium density residential (R-2) and
high density residential (R-3) zoning districts for the purpose of increasing the
number of units affordable to extremely low, very low, and low-income persons.
x Manufactured/Factory-Built Homes. The City will amend the Zoning Code to
define and allow manufactured and factory-built homes in the same manner and use
as all other types of residential dwellings in all zoning districts.
Responsibility: Community Development Department, Housing Services Division
Funding: Departmental budget
Schedule: Complete draft Zoning Code amendments by December 30, 2020; secure
adoption by June 30, 2021.
2g:Facilitate the consolidation of smaller, multi-family parcels by providing technical
assistance to property owners and developers in support of lot consolidation.
Research and present a report on possible lot consolidation incentives to the Planning
Commission and City Council.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Present report to Planning Commission and City Council, with
recommendations, by June 30, 2026.
2h:Ensure capacity of adequate sites for meeting RHNA. The City of Ukiah has been
assigned a Regional Housing Needs Allocation (RHNA) of 239 units for the 2019-2027
Housing Element. To accomplish this mandate by the State, the City will:
x Update C1 and C2 Zones to allow by-right housing development, with objective
design and development standards. Units allowed by-right will include multifamily,
SROs, duplexes, triplexes, and fourplexes.
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92 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
x Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14
dwelling units per acre.
x Update the C-N Zone to increase residential density and allow similar housing
types as those allowed in R-2.
x By-right housing program for select parcels. Specific to APNs 00304077,
00304078, and 00304079, rezone these parcels at the default density of 15 du/ac.
Also rezone these parcels to allow residential use by-right for developments with at
least 20% of the units affordable to lower income households.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding: Departmental budget
Schedule: Develop objective design and development standards per schedule
associated with Implementing Program 1e; pursue amendments to the
Zoning Code as outlined above by June 30, 2021.
2i:Monitor residential capacity (no net loss). Proactively monitor the consumption of
residential acreage to ensure an adequate inventory is maintained for the City’s RHNA
obligations. Implement a project evaluation procedure pursuant to Government Code
65863. Should residential capacity fall below the remaining need for lower income
housing, the City will identify and if necessary rezone sufficient sites to accommodate
the shortfall and ensure “no net loss” in capacity to accommodate the RHNA.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Ongoing, with annual reports to HCD and the City Council; develop and
implement a project evaluation procedure pursuant to Government Code
65863, by June 30, 2021.
2j:First Time Homebuyer Assistance. The City of Ukiah offers assistance to eligible first-
time homebuyers to purchase new or existing single-family or condominium units in the
City. The program utilizes a combination of HOME, CalHome, CDBG, and/or other
resources as they become available- through the Ukiah Housing Trust Fund.
Restrictions apply and funds are available on a first-come, first-served basis.
Responsibility: Community Development Department, Housing Services Division
Funding: CDBG, HOME, Low and Moderate Income Housing Assets Funds,
CalHome, and/or other funding sources as available
Schedule: Ongoing
2k:Collaborate with local service providers on addressing homelessness. Continue
participation in the Mendocino County Continuum of Care.
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93 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
Responsibility: City Manager’s Office
Funding: N/A
Schedule: Ongoing
2l:Review existing City processes for compliance with AB 2162. Revise zoning
codes/processes to allow supportive housing by right in zones where multifamily and
mixed uses are permitted, including nonresidential zones permitting multifamily uses.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Complete review of existing City processes by June 30, 2020; revise
zoning codes/processes by December 31, 2020
2m: Housing Units Replacement Program. The City will require replacement housing units
subject to the requirements of Government Code, section 65915, subdivision (c)(3) on
sites identified in the site inventory when any new development (residential, mixed-use
or non-residential) occurs on a site that has been occupied by or restricted for the use of
lower-income households at any time during the previous five years. This requirement
applies to 1) non-vacant sites; and 2) vacant sites with previous residential uses that
have been vacated or demolished.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: The replacement requirement will be implemented immediately and
applied as applications on identified sites are received and processed.
2n:Homeless Shelter Overlay District Evaluation. Evaluate the Homeless Shelter
Overlay District to determine suitability for accommodating the identified number of
homeless persons. At the minimum, this evaluation will include an analysis of
environmental conditions, physical features, location, and capacity of the zone to
accommodate the identified number of homeless persons. Depending on the results of
this evaluation, the City will consider options including possible amendment of the
District to maintain compliance with SB 2.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Complete evaluation of overlay district on a bi-annual basis, with the first
report due to Planning Commission by June 30, 2020. Depending on
results of evaluation(s), make recommendations to Planning Commission
and/or City Council for options including possible amendment of the
District within 6 months of the date the report is due.
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94 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
Goal H-3 Remove governmental constraints to infill housing development.
Policies to Support Goal H-3
Policy 3-1: Improve building and planning permit processing for residential construction.
Policy 3-2: Encourage the use of density bonuses and provide other regulatory concessions
to facilitate housing development.
Policy 3-3: Encourage the development of mixed residential and commercial uses in the
commercial zoning districts where the viability of the commercial activities would
not be adversely affected.
Implementing Programs
3a:Research, review and amend the development standards in the zoning code for
opportunities to maximize housing development. Specific areas of research and
amendments may include the following:
x Increasing maximum allowable height for new residential buildings.
x Increasing density.
x Reducing yard setbacks.
x Reducing minimum site area.
x Upzoning R-1 (Single-family Residential) and R-1-H (Single-family Residential-
Hillside Combining) zoning districts to allow by-right and/or permit other
residential building types and densities.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding: Departmental budget
Schedule: Complete draft Zoning Code amendments by December 30, 2021; secure
adoption by June 30, 2022
3b:Develop flexible parking policies for new residential development. The intent of this
policy is to reduce parking requirements, especially in zoning districts that allow for
lower-income housing developments.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding: Departmental budget and other funding sources as available
Schedule: Complete draft policy by June 30, 2020
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95 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
3c:Explore other policies and regulations that facilitate new infill housing
development.Produce report with recommendations and present to Planning
Commission and City Council. Possible areas of research include, but are not limited to,
the following:
x Temporary housing options.
x Low Impact Development offsite mitigation.
x Community benefit zoning.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding:Departmental budget
Schedule:Complete draft report by June 30, 2026
3d:Facilitate improvements to permit processing to streamline housing development.
x Continue to work on improving processing procedures and by June 30, 2021 develop a
brochure to guide developers through City processes.
x Continue to offer a pre-application conference with project applicants to identify issues
and concerns prior to application submittal.
Responsibility: Community Development Department, Planning Services Division,
Building Services Division
Funding:Departmental budget
Schedule: Pre-application conferences ongoing; City processing procedures
brochure developed by June 30, 2021
3e:Continue to apply the CEQA infill exemption to streamline environmental review.
Responsibility: Community Development Department, Planning Services Division
Funding:Departmental budget
Schedule:Ongoing
3f:Review Site Development Permit and Use Permit Processes. Produce report for City
Council analyzing processes and making recommendations for how to revise processes
and/or Ukiah City Code such that project approval process is accelerated.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
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96 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
Schedule: Report due to City Council by December 31, 2020; process and/or code
improvements to be implemented immediately thereafter.
Goal H-4
Promote well-planned and designed housing opportunities and projects for
all persons, regardless of race, gender, age, sexual orientation, marital
status, or national origin.
Policies to Support Goal H-4
Policy 4-1: Promote fair housing practices in the sale or rental of housing with regard to
race, color, national origin, ancestry, religion, disability/medical conditions, sex,
age, marital status, familial status, source of income, sexual orientation/gender
identify, or any other arbitrary factors.
Policy 4-2: Promote and facilitate community awareness of the City of Ukiah’s goals, tools,
available resources and programs for lower income households.
Implementing Programs
4a:Continue to collaborate with the Ukiah Police Department and property owners
and managers to keep housing safe. Support the Crime Prevention through
Environmental Design standards through continued referral of residential new
construction projects to the Ukiah Police Department.
Responsibility: Community Development Department, Planning Services Division,
Building Services Division; and Ukiah Police Department
Funding: General Funds
Schedule: Ongoing
4b:Continue to refer housing discrimination complaints to Legal Services of Northern
California, State Fair Employment and Housing Commission, and the U.S.
Department of Housing and Urban Development (HUD).
Responsibility: Community Development Department, Housing Services Division
Funding: Departmental budget
Schedule: Ongoing
4c:Develop project referral procedural for referral of all proposed General Plan
amendments to the appropriate military office for review and comment. Revise the
planning permit application form to include this step of referral.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Develop referral procedure and revise planning permit application form by
December 31, 2019; implement on January 1, 2020.
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97 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
Goal H-5 Provide support for future housing needs.
Policies to Support Goal H-5
Policy 5-1: Pursue annexation efforts that lead to an orderly expansion of growth, where
services are adequate for future residential development.
Policy 5-2: Continue to encourage and facilitate public participation in the formulation and
review of the City’s housing and development policies.
Policy 5-3: Assume a leadership role in the development of all types of housing in the
community.
Implementing Programs
5a:Maintain a housing resources webpage. Included on the webpage are resources such
as funding sources and programs, affordable housing developers, and a list of publicly
assisted housing providers.
Responsibility: Community Development Department, Housing Services Division
Funding: Departmental budget
Schedule: Updated regularly, as new and relevant information is available.
5b:Complete the update of the 2020 Sphere of Influence, Municipal Service Review,
and Ukiah 2040 General Plan. Include an annexation policy.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget, other funding as available
Schedule: 2020- Sphere of Influence and Municipal Service Review; 2021- Ukiah
2040 General Plan.
5c: Work collaboratively with stakeholder jurisdictions for opportunities to lessen or
remove development constraints, and update the housing plan accordingly.
Responsibility: Community Development Department, in conjunction with stakeholder
jurisdictions.
Funding: Departmental budget, other funding as available
Schedule: Ongoing, at least on an annual basis.
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ORDINANCE ESTABLISHING THE EAST GOBBI HOUSING OVERLAY ZONE (“HOZ”)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING THE OFFICIAL
ZONING MAP FOR THE CITY OF UKIAH TO ESTABLISH THE EAST GOBBI HOUSING OVERLAY
ZONE “HOZ” AND ADDING ARTICLE 5.5 TO THE UKIAH CITY ZONING CODE
The City Council of the City of Ukiah does hereby ordain as follows:
Section One – Findings and Declarations
1. The proposed Ukiah City Code amendment and zoning map amendment (“Amendments”) are
consistent with the General Plan because they implement General Plan Housing Element
Implementing Program 2h, establishing a by-right housing program for selected parcels, specific
to APNs 003-040-77, 78 & 79, to apply to housing development projects with a minimum twenty
percent (20%) of units affordable to lower income households.
2. The Amendments would implement the Program 2h, required to comply with the City’s portion
of the Regional Housing Needs Allocation (RHNA) housing unit production goals, as required by
GC §65583(a)(1).
3. Recognizing the need for housing in Ukiah, the City Council has directed and supported the
Department’s efforts to implement the Housing Element Tasks.
3. On November 4, 2020, the City Council approved the Objective Design and Development
Standards for residential development (excluding single family residences); and directed Staff to
integrate the adopted standards into the Ukiah Zoning Code as part of an overall Zoning Code
Update.
4.The City of Ukiah as lead agency has prepared a Notice of Exemption, for in Infill Exemption
(CEQA Guidelines 15195(a)(5)(A), according to the standards and requirements of the California
Environmental Quality Act (CEQA).
5.The Notice of Exemption and notice of the rezoning was provided in the following manner:
•Posted at the County Clerk on _____;
•Mailed to property owners within 300 feet of the parcels included in the Project on _____;
•Published in the Ukiah Daily Journal on _____;
Attachment 2
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ORDINANCE ESTABLISHING THE EAST GOBBI HOUSING OVERLAY ZONE (“HOZ”)
• Posted at the Civic Center (glass case) on _____;
• Posted on the City’s website (www.CityofUkiah.com) on _____.
6. On _____, the Planning Commission held a public hearing as required by the Ukiah City Code
to make a recommendation to the City Council for adoption of a Zoning Map Amendment and
associated City Code amendments.
7. On _____, the City Council conducted a duly noticed public hearing and after receiving public
testimony and conducting due deliberations, voted _____ to adopt the East Gobbi Housing
Overlay Zone.
Section Two
Pursuant to the procedures set forth in Ukiah City Code Section 9009, the Official Zoning Map for the City
of Ukiah is amended to include an East Gobbi housing overlay zone (“HOZ”) as shown in Exhibit 1 attached
herein.
Section Three
This amendment to the Official Zoning Map for the City of Ukiah and City Code amendments set forth herein
are necessary to comply with General Plan Housing Element Implementation Program 2h, establishing a
by-right housing program for selected parcels, specific to APNs 003-040-77, 78 & 79, in order to ensure
capacity of adequate residential development sites for meeting the RHNA.
Section Four
Residential development projects within the HOZ must comply with the Objective Design and Development
Standards as shown in Exhibit 2, in order to qualify for by-right ministerial permits, with no discretionary
approvals.
Section Five
On _____, the Planning Commission held a duly noticed public hearing as required by the Ukiah City Code
to make a recommendation to the City Council for adoption of a Zoning Map Amendment and associated
City Code amendments. The Commission voted _____ to recommend the City Council approve the Zoning
Map Amendment and City Code amendments.
Section Six
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ORDINANCE ESTABLISHING THE EAST GOBBI HOUSING OVERLAY ZONE (“HOZ”)
A new Article 5.5 shall be added to Division 9, Chapter 2 of the Ukiah City Code and shall read as follows:
ARTICLE 5.5. REGULATIONS IN EAST GOBBI HOUSING OVERLAY ZONE “HOZ”
§9055 PURPOSE AND INTENT
A. This Section establishes the East Gobbi Housing Overlay Zone (“HOZ”). The purpose of this Housing
Overlay Zone is to allow by-right housing development with a minimum of twenty percent (20%) of the units
affordable to lower income households, with objective design and development standards, in order to
streamline the housing development permit process.
B. All new multifamily residential development proposed within the HOZ will be subject only to ministerial
review for all applicable permits, provided the proposed development complies with the Objective Design
and Development Standards, and includes a minimum of twenty percent (20%) of the units affordable to
lower income households. The Objective Design and Development Standards to be used for ministerial
review of new multifamily residential development projects are set forth in Section X of this Code.
Section Seven
This Ordinance shall be published as required by law in a newspaper of general circulation.
Section Eight
This Ordinance shall become effective thirty (30) days after adoption.
Introduced by title only on _____ by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Passed and adopted on _____ by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Page 18 of 63
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ORDINANCE ESTABLISHING THE EAST GOBBI HOUSING OVERLAY ZONE (“HOZ”)
Juan V. Orozco, Mayor
ATTEST:
Kristine Lawler, City Clerk
Page 19 of 63
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 1
Objective Design and
Development Standards
FOR NEW RESIDENTIAL CONSTRUCTON
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. 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. Key to ministerial approval is the
replacement of subjective design guidelines and discretionary review with objective design
standards and ministerial approval.
In October of 2019, the City of Ukiah adopted an updated Housing Element for the 2019 -2027
planning cycle. This update brought about substantive changes in format and content from the
previously adopted Element to address the multitude of State law changes . Following Housing
Element adoption, Ukiah has prepared objective design standards that remove barriers to and
reduce costs for new residential construction, excluding single-family homes, while still protecting
the residential character of its neighborhoods.
A. Development Standards.
1.Setbacks.
a.Front. The front setback shall comply with the base zone front setback requirements.
b.Setback Landscaping. Areas between the required setback and street improvements
shall be landscaped per the landscaping requirements in Subsection (A)(11).
c.Side (Interior).
(1) Minimum Side Setbacks. There is no minimum interior side setback, provided
that structures comply with the Building and Fire Code standards for structure
separation.
(2) Zero Setback. If zero setbacks are proposed, the side setback opposite the zero
setback shall be a minimum of five feet.
d.Rear. The rear setback shall comply with the base zone rear setback requirements.
2.Property Access. There shall be vehicular access from a dedicated and improved street,
easement, or alley to off-street parking areas.
Informational Icons
The following design and development standards with the leaf logo indicate alignment with
sustainability practices.
The following design and development standards with the law enforcement logo indicate
alignment with Crime Prevention Through Environmental Design (CPTED) practices.
Attachment 3
Page 20 of 63
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 2
3. Street Frontage. Every primary residential structure shall have frontage on a public street
or an access-way which has been approved for residential access by the City.
4. Structure Orientation. Structures shall incorporate site design that reduces heating and
cooling needs by orienting structures (both common facilities and dwelling units) on the
parcel to reduce heat loss and gain, depending on the time of day and season of the year.
5. Structure Height. Structure height shall comply with the base zone maximum allowable
height.
6. Alternative Energy Applications. All structures shall be designed to allow for the
installation of alternative energy technologies including but not limited to active solar, wind,
or other emerging technologies, and shall comply with the following standards:
a. Installation of solar technology on structures such as rooftop photovoltaic cell arrays
shall be installed in accordance with the State Fire Marshal safety regulations and
guidelines.
b. Roof-mounted equipment shall be located in such a manner so as to not preclude the
installation of solar panels, as shown in Figure 1-1.
Figure 1-1
Application of Roof-Mounted Equipment
7. Utility Lines. All utility lines from the service drop to the structure shall be placed
underground.
8. HVAC Systems. All HVAC systems shall be located on the roof of the structure to minimize
noise impacts to adjacent properties.
9. Mail and Package Delivery Location. For multi-family development projects greater than
four dwelling units, mailboxes and package delivery areas shall be in locations that are
visible by residents at the interior of a structure entrance, elevator lobby, or stairwell.
10. Primary Entrances.
a. Entry Lighting. All primary structure entrances shall include dusk to dawn lighting for
safety and security per Subsection A(15).
b. Interior-Facing Structures.
(1) The primary entrance of each interior-facing structure shall be oriented toward
paseos, courtyards, pathways, and active landscape areas.
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CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 3
(2) For safety, units not facing the street shall be oriented to provide visual access to
entryways, pedestrian pathways, recreation areas, and common facilities from
dwelling units.
11. Open Space. The following development standards apply to multi -family developments
greater than four dwelling units.
a. Public Open Space.
(1) Public Open Space. Not less than 10 percent of the gross acreage of the total
project shall be set aside as public open space to allow for active and passive
recreation opportunities and that includes shading elements to benefit all residents
of the project, as shown in Figure 1-2. Open space ownership and maintenance
shall be the responsibility of the property owner(s).
Figure 1-2
Configuration of Public Open Space
(2) Connections. Public open space areas shall be directly connected to all interior
space areas (i.e., community room, recreation room, exercise center), trash and
recycling enclosures, laundry facilities (if applicable), structure entrances, parking
areas, and mail delivery areas by pedestrian-oriented pathways.
(3) Landscaping. A minimum of 15 percent of the required public open space shall be
landscaped with materials and plantings consistent with the standards in
Subsection (A)(12) (Landscaping) and the subject parcels underlying base zone
landscaping requirements.
(4) Lighting. In addition to the Exterior Lighting standards in Subsection (A)(15),
public open space areas shall incorporate accent lighting. Accent lighting may
include string lighting in trees or crisscrossed over pedestrian area via, courtyards,
or plazas; lighting in fountains; or lighting of significant structures or architectural
design features.
(5) Public Gathering Space. Public open space areas shall include a minimum of two
of the following public gathering spaces:
Page 22 of 63
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 4
a) Patio seating area for a minimum of eight people. Patio seating can be fixed
chairs and tables, table/bench combination, or landscape materials (i.e., slabs
of stone or rock);
b) Garden space;
c) Water feature in the form of a fountain, bubblers, or water play pad;
d) BBQ area no smaller than 200 square feet with a minimum of three BBQs and
tables; or
e) Pedestrian plaza no smaller than 200 square feet with a minimum of four
benches.
(6) Recreation Facilities. A maximum of 25 percent of the required public open
space area may be paved for recreation facilities including but not limited to
basketball courts, tennis courts, common playground, or swimming pools.
b. Private Open Space.
(1) Ground Floor Units. Each ground floor dwelling unit shall include a minimum of
40 square feet of private open space in the form of a covered or uncovered patio to
allow for light, air, and privacy.
(2) Above Ground Floor Units. Each above ground floor dwelling unit shall include a
minimum of 40 square feet of private open space in the form of a terrace, balcony,
or rooftop patio to allow for light, air, and privacy.
12. Landscaping (see Figure 1-3).
a. Landscaping Plans. Existing features, such as trees, creeks, and riparian habitats shall
be incorporated into landscaping plans.
b. Site Landscaping.
(1) All street trees shall be planted consistent with the Standard Planting Detail on file
with the City Engineer.
(2) Vegetation (i.e., bushes, shrubs, flowers) shall be maintained at a height of no
more than three feet when located adjacent to pedestrian pathways and building
facades and placed in such a manner that does not obstruct lighting.
c. Irrigation. Site landscaping shall include an automated irrigation system with a
minimum of 75 percent of system being drip irrigation to reduce water consumption.
d. Maintenance. All trees and onsite landscaping shall be maintained by the property
owner.
e. Landscaping Plant Selection.
(1) Landscape planting shall consist of at least 75 percent native, drought -tolerant
plants and/or flowering plants.
(2) All tree plantings shall be equivalent to a 15-gallon container or larger.
(3) Street trees shall be selected from the approved species on the Ukiah Master Tree
List – Required Street Tree List.
Page 23 of 63
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 5
Figure 1-3
Landscaping
13. Personal Outdoor Storage Spaces. A minimum of 10 square feet (80 cubic feet) of
personal outdoor storage space shall be provided for each dwelling unit. Personal outdoor
storage areas shall be covered and able to be locked.
14. Bicycle Parking (see Figure 1-4).
a. Class I Bicycle Parking. One Class I bicycle parking space (i.e., bicycle locker) is
required for every 15 dwelling units. The Class I bicycle space shall be located within or
directly adjacent to the required public open space area.
b. Class II Bicycle Parking. For multi-family development projects greater than four
dwelling units, one Class II bicycle parking space (i.e., inverted U-rack, ribbon rack,
wave rack) is required for every three dwelling units. The Class II bicycle space shall be
located within or directly adjacent to the required public open space area.
Figure 1-4
Bicycle Parking
15. Parking and Circulation.
Page 24 of 63
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 6
a. Parking Areas.
(1) Parking Lot Design and Location.
a) Parking is prohibited within required sight distance areas.
b) Multi-family development projects greater than 15 dwelling units shall not site
more than 50 percent of the total parking stalls in a single parking area.
c) Multi-family development projects greater than four dwelling units shall not
provide parking areas between the building(s) and the primary street frontage.
d) Parking areas within a site shall be internally connected and use shared
driveways.
(2) Parking Lot Landscaping. The following development standards apply to multi-
family developments greater than four dwelling units.
a) Parking areas with 12 or more parking stalls shall have a tree placed between
every four parking stalls with a continuous linear planting strip, rather than
individual planting wells, unless infeasible.
b) Parking areas shall provide shade trees in landscaped areas and along
pedestrian pathways. Parking areas shall be designed to provide a tree canopy
coverage of 50 percent over all paved areas within 10 years of planting.
c) Parking areas shall provide a minimum 10-foot buffer between the parking and
structures. This buffer can include walkways and/or landscaping.
d) Parking areas shall use concrete curbing or raised planting areas to protect
landscaped areas from encroaching vehicles.
e) At least 75 percent of parking lots trees shall be deciduous species.
(3) Parking Lot Lighting. The following development standards apply to multi-family
development projects greater four dwelling units.
a) Parking lots shall include pole mounted lighting that shall be no more than 16
feet in height.
b) Parking lot lighting shall be directed downward to minimize glare.
(4) Carports. Carports shall be reserved for vehicles and shall not be used as storage
space.
(5) Individual Garage Parking. For multi-family development projects greater than
four dwelling units, indoor vehicle parking in the form of garages is encouraged,
but not required.
b. Required Parking.
(1) Guest Parking. A minimum of three guest parking spaces shall be provided for
every six dwelling units.
(2) Parking Standards. Multi-Family dwelling parking standards shall be consistent
with the parking regulations in Article 17 (Off-Street Parking and Loading).
16. Exterior Lighting (see Figure 1-5).
a. Pedestrian-oriented lighting shall be provided in active pedestrian areas (i.e., paseos,
interior sidewalks, pathways, etc.) for safety and security.
b. Pedestrian pathway (excluding street fronting sidewalks) lighting features shall not
exceed 10 feet in height.
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CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 7
c. Active pedestrian areas shall incorporate free-standing lighting separate from structures.
d. Pedestrian pathways, elevator lobbies, parking areas, stairwells, and other common
areas shall have minimum illumination levels of 0.5 foot -candles at the pathway surface
to clearly show walking conditions.
e. Overhead sports court lighting shall illuminate only the intended area. Light trespass
onto neighboring parcels is prohibited.
f. Outdoor lighting shall use energy efficient lighting technology and shall be shielded
downward to reduce glare and light pollution.
Figure 1-5
Exterior Lighting
17. Privacy. Any balcony, window, or door shall use at least one of the following development
approaches to lessen the privacy impacts onto adjacent properties. These techniques
include, use of obscured glazing, landscaped/privacy buffer in the required setback with a
minimum of five feet, window placement above eye level, or locating balconies, windows,
and doors facing toward the street and backyard. Trees and landscaping used as a
landscaped/privacy buffer shall be planted and maintained by the property owner to
preserve the privacy of adjacent property owners.
18. Trash and Recycling Enclosures. The following trash and recycling enclosure
development standards apply to multi-family development projects greater than four
dwelling units.
a. Walls either made of masonry, metal, or wood with finished metal doors.
b. Vehicle and pedestrian access gates.
c. Downward lighting for safety and security.
19. Structure Identification. Structure identification numbers shall be placed along pedestrian
pathways and roads and shall be readable from a distance of at least 60 feet.
20. Signage and Information. Developments shall comply with the Sign Standards in Division
3, Article 7 of the Municipal Code (Signs). In addition, all directional signage and
informational kiosks (i.e., development maps) shall be located at the entrances of individual
buildings and at convergences of main pedestrian pathways.
Page 26 of 63
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 8
B. Design Standards.
1. Carports.
a. For multi-family development projects greater than four dwelling units, carports shall
not be visible from the street.
b. Carports shall include the approved color palette, materials, and design elements of the
structure.
2. Color Palettes (see Figure 1-6).
a. All structures shall include at least one primary color and a maximum of two accent
colors, in addition to the color of the roofing material.
b. Each structure elevation shall include two colors in the selected color palette.
c. Projects that include more than 10 dwelling units shall include at least two-color
palettes, where no single-color palette shall be used on more than 50 percent of the
dwelling units.
Figure 1-6
Color Palettes
3. Fences and Walls. The following materials are prohibited for all fences and walls:
a. Electrified;
b. Barb wire/razor wire;
c. Sharp objects such as spires and glass;
d. Cyclone or chain link; and;
e. Vinyl.
4. Glazing. Structures shall incorporate the use of energy efficient glazing to reduce heat loss
and gain.
5. Common Mailboxes. Common mailboxes shall be painted using the approved color palette
for the overall development.
6. Trash and Recycling Enclosures. Trash and recycling enclosure walls and metal doors
shall be painted in accordance with the approved color palette for the overall project.
7. Roof Design and Materials (see Figure 1-7).
a. Horizontal eaves longer than 20 feet in length shall be broken up by gables, building
projections, or other forms of articulation.
Page 27 of 63
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 9
b. Roof overhangs shall be a minimum of 12 inches.
Figure 1-7
Roof Design
c. The following are allowable roofing materials:
(1) Non-reflective standing seam metal roofs in shades of tan, brown, black , light blue,
red, and green;
(2) Cool foam roofs (white);
(3) Clay tile; and
(4) Architectural composition shingles.
8. Screening. All screening of ground-mounted, wall-mounted, and roof-mounted equipment
shall be painted in accordance with the approved color palette for the project. Visual
screening shall be installed if ground-mounted or wall-mounted equipment faces the street.
9. Stairways/Stairwells. Exterior stairways/stairwells that are not enclosed shall not be
visible from the public right-of-way.
10. Structure Massing. Structures that have a length longer than 30 feet shall include facades
with varying modulation with a minimum depth of 2 feet at intervals of no more than 10
feet, as shown in Figure 1-8.
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CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 10
Figure 1-8
Structure Massing
11. Structure Materials and Elements.
a. Drainpipes, parapets, and ledges shall not be located near windows, corridors, and
balconies. If such placement is not feasible, they shall face parking lots, public spaces,
and roads.
b. All structures shall include a minimum of two primary materials (i.e., stone, wood,
masonry, or metal) on each structure elevation. Each material shall comprise at least 20
percent of the elevations excluding windows and railings.
c. All structures that use exterior veneers shall ensure the edge of the veneer is not
obvious by prohibiting the use of vertical joints at exterior corners.
d. The following primary structure materials are prohibited:
(1) Heavy timber, exposed logs in their natural state;
(2) Stucco textured foam, synthetic stucco, vinyl or vinyl clad materials; and
(3) Unfinished galvanized metals.
Page 29 of 63
AGENDA ITEM NO. 12A Department
of Community Development Planning
Division
300 Seminary Ave.
Ukiah, CA 95482
Staff Report
Ordinance to Establish the East Gobbi Housing Overlay Zone “HOZ”
210 East Gobbi Street; APNs 003-040-77, 78 & 79
1
DATE: February 6, 2021
TO: Planning Commission
FROM: Mireya G. Turner, Planning Manager
SUBJECT: Request for review and recommendation of City Council approval of Proposed
Ordinance Amending the Official Zoning Map for the City of Ukiah Establishing the East Gobbi Housing
Overlay Zone “HOZ” at 210 East Gobbi Street; APNs 003-040-77, 78 & 79, and adding Section 5.5 to
the Ukiah City Zoning Code
SUMMARY
PROPERTY OWNER(S): City of Ukiah
APPLICANT: City of Ukiah Community Development Department –
Planning Division
LOCATION: Intersection of East Gobbi Street and Village Circle;
Address: 210 East Gobbi Street; APNs 003-040-77, 78 & 79
TOTAL ACREAGE: ±2.12 acres (92,347.2 sf)
GENERAL PLAN: Commercial
ZONING DISTRICT: “C-1” Community Commercial and “C-2” Heavy Commercial
AIRPORT COMPATIBILITY
ZONE
B2, Extended Approach/Departure Zone
ENVIRONMENTAL
DETERMINATION:
Project is exempt, pursuant to CEQA Guidelines 15332, In-Fill
Development Projects; and Article 19 Section 15183; Projects
Consistent with a Community Plan or Zoning
RECOMMENDATION: Approve a Recommendation of approval of the proposed
ordinance to the City Council, included as Attachment 1,
applying to the Zoning Map included as Attachment 2
Attachment 4
Page 30 of 63
Staff Report
Ordinance to Establish the East Gobbi Housing Overlay Zone “HOZ”210 East Gobbi Street; APNs 003-040-77, 78 &
79
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PROJECT DESCRIPTION AND BACKGROUND
Location. The location of the proposed East Gobbi Housing Overlay Zone “HOZ” consists of
three parcels at the intersection of East Gobbi Street and Village Circle. Two of the parcels (APNs
003-040-77 & 78), closest to East Gobbi Street, are vacant. The third parcel (APN 003-040-79)
contains the remnants of a former Community Garden. Adjacent to the Project area is
Summercreek Village, a 64-unit Apartment Complex. Adjacent to the east are the railroad tracks.
Project Description. The City of Ukiah Community Development Department – Planning Division
has initiated the Project in order to complete a portion of General Plan Housing Element
Implementation Task 2h, which states that the City will create a “By-right housing program for
select parcels. Specific to APNs 003-040-77, 78 & 79, rezone these parcels at the default density
of 15 du/ac. Also rezone these parcels to allow residential use by-right for developments with at
least 20% of the units affordable to lower income households. If the proposed ordinance is
adopted, future multi-family residential projects at this location will be required to provide the
minimum amount of lower income affordable units, and comply with the City of Ukiah’s Objective
Design and Development Standards. These Objective Standards were reviewed and amended
by the Design Review Board on June 25, 2020, further reviewed and amended by the Planning
Commission on August 12, 2020, and reviewed, further amended, and approved in concept by
the City Council on November 4, 2020. The Objective Standards are included as Attachment 3.
SURROUNDING LAND USE AND ZONING
The proposed project site is surrounded by the following uses.
GENERAL PLAN: ZONING: USE:
NORTH Commercial Community Commercial “C-1” Retail Commercial and
Professional Office
EAST Commercial Community Commercial “C-1”
and Heavy Commercial “C-2”
Railroad tracks and trail,
Single-family Residential
and Retail Commercial
SOUTH High Density Residential High Density Residential “R-
3”
Multi-family Residential
WEST MDR and Commercial (C) Medium Density Residential
“R-2” and Community
Commercial “C-1”
Retail Commercial
Page 31 of 63
Staff Report
Ordinance to Establish the East Gobbi Housing Overlay Zone “HOZ”210 East Gobbi Street; APNs 003-040-77, 78 &
79
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Figure 1. General Plan Designation Figure 2. Zoning Designation
Figure 3. Aerial Map
AGENCY COMMENTS
Project referrals were sent to the following responsible or trustee agencies with interest or
jurisdiction over the project: City Manager’s Office, City Attorney’s Office, City of Ukiah
Community Development Department - Building Division, Public Works Department, Police
Department, Electric Utility Department. In addition, the project was referred to the Ukiah Valley
Fire Authority, and to Mendocino County Building and Planning Services. Agency comments and
are contained in Attachment 4.
Page 32 of 63
Staff Report
Ordinance to Establish the East Gobbi Housing Overlay Zone “HOZ”210 East Gobbi Street; APNs 003-040-77, 78 &
79
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STAFF ANALYSIS
General Plan Consistency. The parcels have a General Plan designation of Commercial (C),
which lists examples of allowable uses, including “retail, service businesses, general commercial,
shopping centers, shopping malls, public facilities, places of public assembly, parking lots, and
residential uses.” The General Plan also contains Land Use Goal LU-4: “Balance the housing
needs of the City and County.”
The 2019-2027 General Plan Housing Element Implementation Task 2h states:
“Ensure capacity of adequate sites for meeting RHNA. The City of Ukiah has been assigned a
Reginal Housing Needs Allocation (RHNA) of 239 units for the 2019-2027 Housing Element. To
accomplish this mandate by the State, the City will:
• Update C1 and C2 Zones to allow by-right housing development, with objective design and
development standards. Units allowed by-right will include multifamily, SROs, duplexes,
triplexes, and fourplexes.
• Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14 dwelling units
per acre.
• Update the C-N Zone to increase residential density and allow similar housing types as
those allowed in R-2.
• By-right housing program for select parcels. Specific to APNs 003-040-77, 78 & 79,
rezone these parcels at the default density of 15 du/ac. Also rezone these parcels to
allow residential use by-right for developments with at least 20% of the units
affordable to lower income households.”
Design Review Board, Planning Commission and City Council review and approval, in concept,
of the Objective Design and Development Standards was the first step toward integrating these
objective standards city-wide, with an update to the Ukiah City Zoning Code. Because the
objective standards were vetted and approved by all three bodies, Staff proposes applying them
to this project to ensure a future housing project that will reflect City design and development
standards.
Zoning Ordinance Consistency. The Project Parcels are currently zoned “C-1” Community
Commercial and “C-2” Heavy Commercial. Both zoning districts allow for multi-family residential
development density of 1,500 sf/dwelling unit (du), or 29.04 du/acre. The Summercreek
Apartments on the adjacent parcel are zoned “R-3” High Density Residential, which also allows
for 1,500 sf/du. Since the purpose of Implementation Task 2h is to create the capacity to meet
the RHNA assignment, Staff is not requesting a rezone to a default of 15 du/ac, which would be
a reduction in density that is currently allowed by the two zoning districts.
According to Ukiah City Zoning Code §9265.A.3, zoning amendments may be initiated by Planning
Division staff, “for compliance with the City General Plan, or public health, safety, and general
welfare.” The proposed ordinance was initiated by Planning Division staff to complete a General
Plan Housing Element Implementation Task, for the compliance with the City General Plan.
UCC §9265.E states, “The City Council shall make findings supporting their action on zoning text,
district, and planned development ordinance amendments applications, if advised to do so by the
City Attorney.” In anticipation of this direction, the draft Findings have been included for Planning
Commission review, as Attachment 5.
Page 33 of 63
Staff Report
Ordinance to Establish the East Gobbi Housing Overlay Zone “HOZ”210 East Gobbi Street; APNs 003-040-77, 78 &
79
5
ENVIRONMENTAL DOCUMENTATION
The project is subject to the California Environmental Quality Act (CEQA). The proposed project
is categorically exempt from the provisions of CEQA pursuant to CEQA Guidelines Article 19
§15332, Class 32, In-Fill Development Projects and §15183, Projects Consistent with a
Community Plan or Zoning for the following reasons:
a) The Project is consistent with the applicable general plan designation and all applicable
general plan policies as well as with applicable zoning designations and regulations.
The proposal is consistent with the 1,500 sf/du Commercial General Plan designation and
satisfies General Plan Housing Element Implementation Task 2h. The project proposes
the establishment of the East Gobbi Housing Overlay Zone (“HOZ”). The overlay zone
requires compliance with the City of Ukiah Objective Design and Development Standards,
in order to avoid the conditional permit process. If compliant with the objective standards,
this overlay zone will make it possible for a multi-family housing new construction project,
with a minimum of 20% of the units affordable to lower income residents, to avoid the
conditional use permit and site development permit process, and apply for a (ministerial)
building permit, saving approximately four to six months in the development process.
b) The proposed development occurs within city limits on a project site of no more than five
acres substantially surrounded by urban uses.
The Project Area, 210 East Gobbi Street, consists of three separate parcels, totaling ±2.12
acres. The site is surrounded on all sides by existing urban uses, both commercial and
residential in nature.
c) The project site has no value as habitat for endangered, rare or threated species.
Two of the project parcels are currently vacant, generally flat, and covered by invasive
weeds and grasses which are routinely mowed. The third parcel was previously used as
a community garden. The Project Site is surrounded on all sides by existing urban uses,
both commercial and residential in nature.
d) Approval of the project would not result in any significant effects relating to traffic, noise,
air quality, or water quality.
Development is not proposed with this project. Approval of the overlay zone would
establish the three parcels as a location where development could take place in the future,
either through the conditional permit process, or if meeting the required criteria of both the
percentage of affordable housing required and compliance with the Objective Design and
Development Standards, through the l building permit process. The Objective Design and
Development Standards contain guidelines for residential development which address
traffic, noise and air and water quality standards. Lastly, the objective design and
development standards were reviewed by several departments and agencies to reduce
potential impacts from traffic, noise, air quality and water quality.
e) The site can be adequately served by all required utilities and public services.
The project site is within the City limits and is already served by City utilities and public
safety agencies.
Page 34 of 63
Staff Report
Ordinance to Establish the East Gobbi Housing Overlay Zone “HOZ”210 East Gobbi Street; APNs 003-040-77, 78 &
79
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In addition, CEQA §15183 states, “CEQA mandates that projects which are consistent with the
development density established by existing zoning, community plan, or general plan policies for
which an EIR was certified shall not require additional environmental review, except as might be
necessary to examine whether there are project-specific significant effects which are peculiar to
the project or its site. This streamlines the review of such projects and reduces the need to prepare
repetitive environmental studies.”
General Plan Housing Element Implementation Task 2h states:
“Ensure capacity of adequate sites for meeting RHNA. The City of Ukiah has been assigned a
Reginal Housing Needs Allocation (RHNA) of 239 unites for the 2019-2027 Housing Element. To
accomplish this mandate by the State, the City will:
• Update C1 and C2 Zones to allow by-right housing development, with objective design
and development standards. Units allowed by-right will include multifamily, SROs,
duplexes, triplexes, and fourplexes.
• Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14 dwelling
units per acre.
• Update the C-N Zone to increase residential density and allow similar housing types as
those allowed in R-2.
• By-right housing program for select parcels. Specific to APNs 003-040-77, 78 & 79,
rezone these parcels at the default density of 15 du/ac. Also rezone these parcels to
allow residential use by-right for developments with at least 20% of the units affordable
to lower income households.”
The General Plan Housing Element Update and the Initial Study/Negative Declaration (IS/ND) were
adopted by the City Council on October 23, 2019, and certified by the State Department of Housing
and Community Development on December 5, 2019. The proposed ordinance accomplishes the
fourth sub-task within Implementation Task 2h, and is therefore consistent with the Ukiah City
General Plan and its timely environmental review.
NOTICE
Notice of the Public Hearing was provided in the following manner, in accordance with UCC
§9262(C):
• Published in the Ukiah Daily Journal on February 13, 2021
• Posted on the Project site on February 12, 2021
• Posted at the Civic Center (glass case) 72 hours prior to the public hearing
• Mailed to property owners within 300 feet of the project parcels on February 12, 2021
RECOMMENDATION
Staff recommends Planning Commission 1) conduct a public hearing; 2) provide recommendation
of approval to the City Council regarding the draft Ordinance Amending the Official Zoning Map
for the City of Ukiah Establishing the East Gobbi Housing Overlay Zone “HOZ” at 210 East Gobbi
Street (APNs 003-040-77, 78 & 79) and Adding Section 5.5 to the Ukiah City Code.
ATTACHMENTS
Page 35 of 63
Staff Report
Ordinance to Establish the East Gobbi Housing Overlay Zone “HOZ”210 East Gobbi Street; APNs 003-040-77, 78 &
79
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1. Draft Ordinance Amending the Official Zoning Map for the City of Ukiah Establishing the
East Gobbi Housing Overlay Zone “HOZ” at 210 East Gobbi Street (APNs 003-040-77,
78 & 79) and Adding Section 5.5 to the Ukiah City Code
2. Draft Official Zoning Map, as amended
3. City of Ukiah Objective Design and Development Standards
4. Agency Comments
5. Draft Findings for Approval of Ordinance
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ORDINANCE ESTABLISHING THE EAST GOBBI HOUSING OVERLAY ZONE (“HOZ”)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING THE OFFICIAL
ZONING MAP FOR THE CITY OF UKIAH TO ESTABLISH THE EAST GOBBI HOUSING OVERLAY
ZONE “HOZ” AND ADDING ARTICLE 5.5 TO THE UKIAH CITY ZONING CODE
The City Council of the City of Ukiah does hereby ordain as follows:
Section One – Findings and Declarations
1. The proposed Ukiah City Code amendment and zoning map amendment (“Amendments”) are
consistent with the General Plan because they implement General Plan Housing Element
Implementing Program 2h, establishing a by-right housing program for selected parcels, specific
to APNs 003-040-77, 78 & 79, to apply to housing development projects with a minimum twenty
percent (20%) of units affordable to lower income households.
2. The Amendments would implement the Program 2h, required to comply with the City’s portion
of the Regional Housing Needs Allocation (RHNA) housing unit production goals, as required by
GC §65583(a)(1).
3. Recognizing the need for housing in Ukiah, the City Council has directed and supported the
Department’s efforts to implement the Housing Element Tasks.
3. On November 4, 2020, the City Council approved the Objective Design and Development
Standards for residential development (excluding single family residences); and directed Staff to
integrate the adopted standards into the Ukiah Zoning Code as part of an overall Zoning Code
Update.
4.The City of Ukiah as lead agency has prepared a Notice of Exemption, for in Infill Exemption
(CEQA Guidelines 15195(a)(5)(A), according to the standards and requirements of the California
Environmental Quality Act (CEQA).
5.The Notice of Exemption and notice of the rezoning was provided in the following manner:
•Posted at the County Clerk on _____;
•Mailed to property owners within 300 feet of the parcels included in the Project on _____;
•Published in the Ukiah Daily Journal on _____;
Attachment 1
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ORDINANCE ESTABLISHING THE EAST GOBBI HOUSING OVERLAY ZONE (“HOZ”)
•Posted at the Civic Center (glass case) on _____;
•Posted on the City’s website (www.CityofUkiah.com) on _____.
6.On _____, the Planning Commission held a public hearing as required by the Ukiah City Code
to make a recommendation to the City Council for adoption of a Zoning Map Amendment and
associated City Code amendments.
7. On _____, the City Council conducted a duly noticed public hearing and after receiving public
testimony and conducting due deliberations, voted _____ to adopt the East Gobbi Housing
Overlay Zone.
Section Two
Pursuant to the procedures set forth in Ukiah City Code Section 9009, the Official Zoning Map for the City
of Ukiah is amended to include an East Gobbi housing overlay zone (“HOZ”) as shown in Exhibit 1 attached
herein.
Section Three
This amendment to the Official Zoning Map for the City of Ukiah and City Code amendments set forth herein
are necessary to comply with General Plan Housing Element Implementation Program 2h, establishing a
by-right housing program for selected parcels, specific to APNs 003-040-77, 78 & 79, in order to ensure
capacity of adequate residential development sites for meeting the RHNA.
Section Four
Residential development projects within the HOZ must comply with the Objective Design and Development
Standards as shown in Exhibit 2, in order to qualify for by-right ministerial permits, with no discretionary
approvals.
Section Five
On _____, the Planning Commission held a duly noticed public hearing as required by the Ukiah City Code
to make a recommendation to the City Council for adoption of a Zoning Map Amendment and associated
City Code amendments. The Commission voted _____ to recommend the City Council approve the Zoning
Map Amendment and City Code amendments.
Section Six
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ORDINANCE ESTABLISHING THE EAST GOBBI HOUSING OVERLAY ZONE (“HOZ”)
A new Article 5.5 shall be added to Division 9, Chapter 2 of the Ukiah City Code and shall read as follows:
ARTICLE 5.5. REGULATIONS IN EAST GOBBI HOUSING OVERLAY ZONE “HOZ”
§9055 PURPOSE AND INTENT
A. This Section establishes the East Gobbi Housing Overlay Zone (“HOZ”). The purpose of this Housing
Overlay Zone is to allow by-right housing development with a minimum of twenty percent (20%) of the units
affordable to lower income households, with objective design and development standards, in order to
streamline the housing development permit process.
B. All new multifamily residential development proposed within the HOZ will be subject only to ministerial
review for all applicable permits, provided the proposed development complies with the Objective Design
and Development Standards, and includes a minimum of twenty percent (20%) of the units affordable to
lower income households. The Objective Design and Development Standards to be used for ministerial
review of new multifamily residential development projects are set forth in Section X of this Code.
Section Seven
This Ordinance shall be published as required by law in a newspaper of general circulation.
Section Eight
This Ordinance shall become effective thirty (30) days after adoption.
Introduced by title only on _____ by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Passed and adopted on _____ by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
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ORDINANCE ESTABLISHING THE EAST GOBBI HOUSING OVERLAY ZONE (“HOZ”)
Juan V. Orozco, Mayor
ATTEST:
Kristine Lawler, City Clerk
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CITY OF UKIAH ZONING MAP
Ord. No. 1158, adopted June 17, 2015Ord. No. 1160, adopted September 16, 2015Ord. No. 1161, adopted September 16, 2015Ord. No. 1175, adopted February 15, 2017
ZONING ORDINANCE AMENDMENTS(to City Zoning Map after 2013)
HOZ -East Gobbi Housing Overlay Zone
GU - General Urban
DC - Downtown Core
UC - Urban Center
CN - Neighborhood Commercial
C1 - Community Commercial
C2 - Heavy Commercial
PF - Public Facility
PDR - Planned Development Residential
PDC -Planned Development: Commercial
M - Manufacturing
R1 - Single Family Residential
R1H - Single Family Residential - Hillside
R2 - Medium Density Residential
R3 - High Density Residential
Homeless Shelter Boundary
Downtown Zoning Code
Planned Development
Airport Compatibility Zone
Ukiah City Limit
Attachment 2
Page 41 of 63
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 1
Objective Design and
Development Standards
FOR NEW RESIDENTIAL CONSTRUCTON
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. 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. Key to ministerial approval is the
replacement of subjective design guidelines and discretionary review with objective design
standards and ministerial approval.
In October of 2019, the City of Ukiah adopted an updated Housing Element for the 2019 -2027
planning cycle. This update brought about substantive changes in format and content from the
previously adopted Element to address the multitude of State law changes . Following Housing
Element adoption, Ukiah has prepared objective design standards that remove barriers to and
reduce costs for new residential construction, excluding single-family homes, while still protecting
the residential character of its neighborhoods.
A. Development Standards.
1.Setbacks.
a.Front. The front setback shall comply with the base zone front setback requirements.
b.Setback Landscaping. Areas between the required setback and street improvements
shall be landscaped per the landscaping requirements in Subsection (A)(11).
c.Side (Interior).
(1) Minimum Side Setbacks. There is no minimum interior side setback, provided
that structures comply with the Building and Fire Code standards for structure
separation.
(2) Zero Setback. If zero setbacks are proposed, the side setback opposite the zero
setback shall be a minimum of five feet.
d.Rear. The rear setback shall comply with the base zone rear setback requirements.
2.Property Access. There shall be vehicular access from a dedicated and improved street,
easement, or alley to off-street parking areas.
Informational Icons
The following design and development standards with the leaf logo indicate alignment with
sustainability practices.
The following design and development standards with the law enforcement logo indicate
alignment with Crime Prevention Through Environmental Design (CPTED) practices.
Attachment 3
Page 42 of 63
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 2
3.Street Frontage. Every primary residential structure shall have frontage on a public street
or an access-way which has been approved for residential access by the City.
4.Structure Orientation. Structures shall incorporate site design that reduces heating and
cooling needs by orienting structures (both common facilities and dwelling units) on the
parcel to reduce heat loss and gain, depending on the time of day and season of the year.
5.Structure Height. Structure height shall comply with the base zone maximum allowable
height.
6.Alternative Energy Applications. All structures shall be designed to allow for the
installation of alternative energy technologies including but not limited to active solar, wind,
or other emerging technologies, and shall comply with the following standards:
a.Installation of solar technology on structures such as rooftop photovoltaic cell arrays
shall be installed in accordance with the State Fire Marshal safety regulations and
guidelines.
b.Roof-mounted equipment shall be located in such a manner so as to not preclude the
installation of solar panels, as shown in Figure 1-1.
Figure 1-1
Application of Roof-Mounted Equipment
7.Utility Lines. All utility lines from the service drop to the structure shall be placed
underground.
8.HVAC Systems. All HVAC systems shall be located on the roof of the structure to minimize
noise impacts to adjacent properties.
9.Mail and Package Delivery Location. For multi-family development projects greater than
four dwelling units, mailboxes and package delivery areas shall be in locations that are
visible by residents at the interior of a structure entrance, elevator lobby, or stairwell.
10. Primary Entrances.
a.Entry Lighting. All primary structure entrances shall include dusk to dawn lighting for
safety and security per Subsection A(15).
b.Interior-Facing Structures.
(1) The primary entrance of each interior-facing structure shall be oriented toward
paseos, courtyards, pathways, and active landscape areas.
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CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 3
(2) For safety, units not facing the street shall be oriented to provide visual access to
entryways, pedestrian pathways, recreation areas, and common facilities from
dwelling units.
11.Open Space. The following development standards apply to multi -family developments
greater than four dwelling units.
a.Public Open Space.
(1) Public Open Space. Not less than 10 percent of the gross acreage of the total
project shall be set aside as public open space to allow for active and passive
recreation opportunities and that includes shading elements to benefit all residents
of the project, as shown in Figure 1-2. Open space ownership and maintenance
shall be the responsibility of the property owner(s).
Figure 1-2
Configuration of Public Open Space
(2) Connections. Public open space areas shall be directly connected to all interior
space areas (i.e., community room, recreation room, exercise center), trash and
recycling enclosures, laundry facilities (if applicable), structure entrances, parking
areas, and mail delivery areas by pedestrian-oriented pathways.
(3) Landscaping. A minimum of 15 percent of the required public open space shall be
landscaped with materials and plantings consistent with the standards in
Subsection (A)(12) (Landscaping) and the subject parcels underlying base zone
landscaping requirements.
(4) Lighting. In addition to the Exterior Lighting standards in Subsection (A)(15),
public open space areas shall incorporate accent lighting. Accent lighting may
include string lighting in trees or crisscrossed over pedestrian area via, courtyards,
or plazas; lighting in fountains; or lighting of significant structures or architectural
design features.
(5) Public Gathering Space. Public open space areas shall include a minimum of two
of the following public gathering spaces:
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CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 4
a)Patio seating area for a minimum of eight people. Patio seating can be fixed
chairs and tables, table/bench combination, or landscape materials (i.e., slabs
of stone or rock);
b)Garden space;
c)Water feature in the form of a fountain, bubblers, or water play pad;
d)BBQ area no smaller than 200 square feet with a minimum of three BBQs and
tables; or
e)Pedestrian plaza no smaller than 200 square feet with a minimum of four
benches.
(6) Recreation Facilities. A maximum of 25 percent of the required public open
space area may be paved for recreation facilities including but not limited to
basketball courts, tennis courts, common playground, or swimming pools.
b.Private Open Space.
(1) Ground Floor Units. Each ground floor dwelling unit shall include a minimum of
40 square feet of private open space in the form of a covered or uncovered patio to
allow for light, air, and privacy.
(2) Above Ground Floor Units. Each above ground floor dwelling unit shall include a
minimum of 40 square feet of private open space in the form of a terrace, balcony,
or rooftop patio to allow for light, air, and privacy.
12.Landscaping (see Figure 1-3).
a.Landscaping Plans. Existing features, such as trees, creeks, and riparian habitats shall
be incorporated into landscaping plans.
b.Site Landscaping.
(1) All street trees shall be planted consistent with the Standard Planting Detail on file
with the City Engineer.
(2) Vegetation (i.e., bushes, shrubs, flowers) shall be maintained at a height of no
more than three feet when located adjacent to pedestrian pathways and building
facades and placed in such a manner that does not obstruct lighting.
c.Irrigation. Site landscaping shall include an automated irrigation system with a
minimum of 75 percent of system being drip irrigation to reduce water consumption.
d.Maintenance. All trees and onsite landscaping shall be maintained by the property
owner.
e.Landscaping Plant Selection.
(1) Landscape planting shall consist of at least 75 percent native, drought -tolerant
plants and/or flowering plants.
(2) All tree plantings shall be equivalent to a 15-gallon container or larger.
(3) Street trees shall be selected from the approved species on the Ukiah Master Tree
List – Required Street Tree List.
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CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 5
Figure 1-3
Landscaping
13.Personal Outdoor Storage Spaces. A minimum of 10 square feet (80 cubic feet) of
personal outdoor storage space shall be provided for each dwelling unit. Personal outdoor
storage areas shall be covered and able to be locked.
14.Bicycle Parking (see Figure 1-4).
a.Class I Bicycle Parking. One Class I bicycle parking space (i.e., bicycle locker) is
required for every 15 dwelling units. The Class I bicycle space shall be located within or
directly adjacent to the required public open space area.
b.Class II Bicycle Parking. For multi-family development projects greater than four
dwelling units, one Class II bicycle parking space (i.e., inverted U-rack, ribbon rack,
wave rack) is required for every three dwelling units. The Class II bicycle space shall be
located within or directly adjacent to the required public open space area.
Figure 1-4
Bicycle Parking
15.Parking and Circulation.
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CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 6
a.Parking Areas.
(1) Parking Lot Design and Location.
a)Parking is prohibited within required sight distance areas.
b)Multi-family development projects greater than 15 dwelling units shall not site
more than 50 percent of the total parking stalls in a single parking area.
c)Multi-family development projects greater than four dwelling units shall not
provide parking areas between the building(s) and the primary street frontage.
d)Parking areas within a site shall be internally connected and use shared
driveways.
(2) Parking Lot Landscaping. The following development standards apply to multi-
family developments greater than four dwelling units.
a)Parking areas with 12 or more parking stalls shall have a tree placed between
every four parking stalls with a continuous linear planting strip, rather than
individual planting wells, unless infeasible.
b)Parking areas shall provide shade trees in landscaped areas and along
pedestrian pathways. Parking areas shall be designed to provide a tree canopy
coverage of 50 percent over all paved areas within 10 years of planting.
c)Parking areas shall provide a minimum 10-foot buffer between the parking and
structures. This buffer can include walkways and/or landscaping.
d)Parking areas shall use concrete curbing or raised planting areas to protect
landscaped areas from encroaching vehicles.
e)At least 75 percent of parking lots trees shall be deciduous species.
(3) Parking Lot Lighting. The following development standards apply to multi-family
development projects greater four dwelling units.
a)Parking lots shall include pole mounted lighting that shall be no more than 16
feet in height.
b)Parking lot lighting shall be directed downward to minimize glare.
(4) Carports. Carports shall be reserved for vehicles and shall not be used as storage
space.
(5) Individual Garage Parking. For multi-family development projects greater than
four dwelling units, indoor vehicle parking in the form of garages is encouraged,
but not required.
b.Required Parking.
(1) Guest Parking. A minimum of three guest parking spaces shall be provided for
every six dwelling units.
(2) Parking Standards. Multi-Family dwelling parking standards shall be consistent
with the parking regulations in Article 17 (Off-Street Parking and Loading).
16.Exterior Lighting (see Figure 1-5).
a.Pedestrian-oriented lighting shall be provided in active pedestrian areas (i.e., paseos,
interior sidewalks, pathways, etc.) for safety and security.
b.Pedestrian pathway (excluding street fronting sidewalks) lighting features shall not
exceed 10 feet in height.
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CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 7
c.Active pedestrian areas shall incorporate free-standing lighting separate from structures.
d.Pedestrian pathways, elevator lobbies, parking areas, stairwells, and other common
areas shall have minimum illumination levels of 0.5 foot -candles at the pathway surface
to clearly show walking conditions.
e.Overhead sports court lighting shall illuminate only the intended area. Light trespass
onto neighboring parcels is prohibited.
f.Outdoor lighting shall use energy efficient lighting technology and shall be shielded
downward to reduce glare and light pollution.
Figure 1-5
Exterior Lighting
17.Privacy. Any balcony, window, or door shall use at least one of the following development
approaches to lessen the privacy impacts onto adjacent properties. These techniques
include, use of obscured glazing, landscaped/privacy buffer in the required setback with a
minimum of five feet, window placement above eye level, or locating balconies, windows,
and doors facing toward the street and backyard. Trees and landscaping used as a
landscaped/privacy buffer shall be planted and maintained by the property owner to
preserve the privacy of adjacent property owners.
18.Trash and Recycling Enclosures. The following trash and recycling enclosure
development standards apply to multi-family development projects greater than four
dwelling units.
a.Walls either made of masonry, metal, or wood with finished metal doors.
b.Vehicle and pedestrian access gates.
c.Downward lighting for safety and security.
19.Structure Identification. Structure identification numbers shall be placed along pedestrian
pathways and roads and shall be readable from a distance of at least 60 feet.
20.Signage and Information. Developments shall comply with the Sign Standards in Division
3, Article 7 of the Municipal Code (Signs). In addition, all directional signage and
informational kiosks (i.e., development maps) shall be located at the entrances of individual
buildings and at convergences of main pedestrian pathways.
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CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 8
B. Design Standards.
1.Carports.
a.For multi-family development projects greater than four dwelling units, carports shall
not be visible from the street.
b.Carports shall include the approved color palette, materials, and design elements of the
structure.
2.Color Palettes (see Figure 1-6).
a.All structures shall include at least one primary color and a maximum of two accent
colors, in addition to the color of the roofing material.
b.Each structure elevation shall include two colors in the selected color palette.
c.Projects that include more than 10 dwelling units shall include at least two-color
palettes, where no single-color palette shall be used on more than 50 percent of the
dwelling units.
Figure 1-6
Color Palettes
3.Fences and Walls. The following materials are prohibited for all fences and walls:
a.Electrified;
b.Barb wire/razor wire;
c.Sharp objects such as spires and glass;
d.Cyclone or chain link; and;
e.Vinyl.
4.Glazing. Structures shall incorporate the use of energy efficient glazing to reduce heat loss
and gain.
5.Common Mailboxes. Common mailboxes shall be painted using the approved color palette
for the overall development.
6.Trash and Recycling Enclosures. Trash and recycling enclosure walls and metal doors
shall be painted in accordance with the approved color palette for the overall project.
7.Roof Design and Materials (see Figure 1-7).
a.Horizontal eaves longer than 20 feet in length shall be broken up by gables, building
projections, or other forms of articulation.
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b.Roof overhangs shall be a minimum of 12 inches.
Figure 1-7
Roof Design
c.The following are allowable roofing materials:
(1) Non-reflective standing seam metal roofs in shades of tan, brown, black , light blue,
red, and green;
(2) Cool foam roofs (white);
(3) Clay tile; and
(4) Architectural composition shingles.
8.Screening. All screening of ground-mounted, wall-mounted, and roof-mounted equipment
shall be painted in accordance with the approved color palette for the project. Visual
screening shall be installed if ground-mounted or wall-mounted equipment faces the street.
9.Stairways/Stairwells. Exterior stairways/stairwells that are not enclosed shall not be
visible from the public right-of-way.
10.Structure Massing. Structures that have a length longer than 30 feet shall include facades
with varying modulation with a minimum depth of 2 feet at intervals of no more than 10
feet, as shown in Figure 1-8.
Page 50 of 63
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| DECEMBER 2020 10
Figure 1-8
Structure Massing
11.Structure Materials and Elements.
a.Drainpipes, parapets, and ledges shall not be located near windows, corridors, and
balconies. If such placement is not feasible, they shall face parking lots, public spaces,
and roads.
b.All structures shall include a minimum of two primary materials (i.e., stone, wood,
masonry, or metal) on each structure elevation. Each material shall comprise at least 20
percent of the elevations excluding windows and railings.
c.All structures that use exterior veneers shall ensure the edge of the veneer is not
obvious by prohibiting the use of vertical joints at exterior corners.
d.The following primary structure materials are prohibited:
(1) Heavy timber, exposed logs in their natural state;
(2) Stucco textured foam, synthetic stucco, vinyl or vinyl clad materials; and
(3) Unfinished galvanized metals.
Page 51 of 63
1
Mireya Turner
From:Jimmy Lozano
Sent:Monday, October 19, 2020 2:08 PM
To:Mireya Turner
Subject:RE: Request for Review of Proposed Multi-family Residential Development Overlay Zone - 210 E.
Gobbi St.
Hi Mireya,
I reviewed the document for the Objective Design and Development Standards for New Residential Construction
and I have a comment/question on Item 7 (Utility Lines) All utility lines from the service drop to the structure shall
be placed underground.
The Electric Utility does have some electric infrastructure installed at that vicinity, but will still require additional
substructures to be installed. The developer would be required to install the additional infrastructure
(transformers, junction pedestals, vaults and primary/secondary conduits) in order to facilitate the underground
electric from E. Gobbi Street into Village Circle Court. As the project gets built out, transformers would set and
secondary conduits would be installed to each home/lot for future electric service. It does not mention in the
document, where electrical equipment would/will be located, whom shall pay for the electric infrastructure
improvements and the necessary easements for our electrical equipment.
Below are typical comments I would normally use for a project similar to this one.
1) The COUE Utility Department currently has underground electric utility infrastructure installed to the southern
portion of Village Circle Court. It has limited infrastructure install in the Vicinity Zones 1‐3 and will require the
Developer/Customer to install all necessary infrastructure that may include, pad mounted switches, junction
pedestals, transformer pads, primary & secondary conduits, vaults and primary & secondary pull boxes per
COUEUD specifications.
2) All future site improvements shall be submitted to the Electric Utility Department for review and comment. At
this time, specific service requirements, service voltage and developer costs and requirements will be determined.
3) Developer/Customer will need to provide EUSERC approved electrical equipment that will be installed at the
project location. The contractor shall submit service equipment specification sheets with appropriate EUSERC
references for City approval prior to purchase and installation.
4) Developer/Customer shall provide projected load calculations, site plan/electrical drawings to the COUEUD, in
order to determine the size of transformer/s for their project.
5) Developer/customer shall incur all costs of this future project to include (labor, materials, equipment) .
6)The COU Electric Department will require a 10' utility easement for any underground distribution extended into
the parcel beyond the existing PUE. Easements must be surveyed and deeded or defined on the subdivision map
and recorded with the County Recorder Office of Mendocino County.
This is the first time I’ve seen this document and would like to know that the COUEU Department has verbiage in
the document to cover our bases.
Attachment 4
Agency Comments
Page 52 of 63
2
Thank you, Jimmy
Jim Lozano
City of Ukiah Electric Utility
1320 Airport Road
Ukiah, Ca. 95482
PH: (707) 467‐5774
FX: (707) 467‐2811
jlozano@cityofukiah.com
From: Mireya Turner <mturner@cityofukiah.com>
Sent: Friday, October 16, 2020 3:13 PM
To: Matthew Keizer <mkeizer@cityofukiah.com>; Craig Schlatter <cschlatter@cityofukiah.com>; Jason Benson
<jbenson@cityofukiah.com>; Jarod Thiele <jthiele@cityofukiah.com>; Ian Broeske
<ibroeske@cityofukiah.onmicrosoft.com>; Sean Kaeser <skaeser@cityofukiah.com>; Jimmy Lozano
<jlozano@cityofukiah.com>; Scott Bozzoli <sbozzoli@cityofukiah.com>; Jesse Davis <davisj@mendocinocounty.org>;
Keith Gronendyke <gronendykek@mendocinocounty.org>
Cc: Darcy Vaughn <dvaughn@cityofukiah.onmicrosoft.com>; Shannon Riley <sriley@cityofukiah.com>
Subject: Request for Review of Proposed Multi‐family Residential Development Overlay Zone ‐ 210 E. Gobbi St.
Good afternoon,
Attached please find a Review Referral Request for the creation of a By‐Right Multi‐family Residential Development
Overlay Zone. This zone will apply to three parcels and will allow by‐right housing development (Building Permit only, no
Use Permit or Site Development Permit required) at the three parcels comprising 210 E. Gobbi Street, so long as any
proposed development complies with the draft Objective Design and Development Standards. This project is included as
Task 2h in the Housing Element of the Ukiah General Plan.
Your consideration and comments no later than Friday, October 30, 2020, are greatly appreciated.
Cordially,
Mireya G. Turner, MPA
Planning Manager
Department of Community Development
300 Seminary Avenue, Ukiah, CA 95482
P: 707.463.6203
www.cityofukiah.com/community-development
Page 53 of 63
From:Jason Benson
To:Mireya Turner
Subject:RE: email check
Date:Tuesday, December 1, 2020 10:36:44 AM
Attachments:image003.png
image005.png
image001.png
image002.png
Mireya –
My apologies for the delay. For zoning issues at this stage in the game, Public Work has no
comments on this project.
Jason Benson, PE
Public Works – Senior Engineer
P: (707)510-5485
From: Mireya Turner <mturner@cityofukiah.com>
Sent: Friday, November 20, 2020 2:19 PM
To: Jason Benson <jbenson@cityofukiah.com>
Subject: RE: email check
Hi Jason,
Have you had a chance to review the rezone project at 210 E Gobbi? I am starting the initial study, so
your comments sometime next week would be greatly appreciated.
Have a great weekend.
Cordially,
Mireya G. Turner, MPA
Planning Manager
Department of Community Development
300 Seminary Avenue, Ukiah, CA 95482
P: 707.463.6203
www.cityofukiah.com/community-development
From: Jason Benson
Sent: Wednesday, October 21, 2020 5:32 PM
To: Mireya Turner <mturner@cityofukiah.com>
Subject: email check
Mireya,
Page 54 of 63
Page 55 of 63
Page 56 of 63
1
Mireya Turner
From:Jason Benson
Sent:Wednesday, February 24, 2021 9:00 AM
To:Mireya Turner
Cc:Tim Eriksen
Subject:RE: Fowler Auto Land Use Designation Amendment Comments
Mireya –
Public Works has reviewed the PRR and we do not have any comments on the Zoning revision. All PW comments to this
project are contained in building permit application #5890.
Thank you,
Jason Benson, PE
Public Works – Senior Engineer
P: (707)510-5485
From: Mireya Turner <mturner@cityofukiah.com>
Sent: Friday, February 19, 2021 8:29 AM
To: Jason Benson <jbenson@cityofukiah.com>; Jimmy Lozano <jlozano@cityofukiah.com>
Subject: Fowler Auto Land Use Designation Amendment Comments
Good morning guys,
I can’t find DPW or EUD comments for the project at 1117 Commerce Dr. Would you please resend them? Sorry if I
misplaced them. I have attached the referral for your reference. Thank you very much.
Cordially,
Mireya G. Turner, MPA
Planning Manager
Department of Community Development
300 Seminary Avenue, Ukiah, CA 95482
P: 707.463.6203
www.cityofukiah.com/community-development
Agency Comments
02/24/2021
Page 57 of 63
1
Mireya Turner
From:Jimmy Lozano
Sent:Monday, October 19, 2020 2:08 PM
To:Mireya Turner
Subject:RE: Request for Review of Proposed Multi-family Residential Development Overlay Zone - 210 E.
Gobbi St.
Hi Mireya,
I reviewed the document for the Objective Design and Development Standards for New Residential Construction
and I have a comment/question on Item 7 (Utility Lines) All utility lines from the service drop to the structure shall
be placed underground.
The Electric Utility does have some electric infrastructure installed at that vicinity, but will still require additional
substructures to be installed. The developer would be required to install the additional infrastructure
(transformers, junction pedestals, vaults and primary/secondary conduits) in order to facilitate the underground
electric from E. Gobbi Street into Village Circle Court. As the project gets built out, transformers would set and
secondary conduits would be installed to each home/lot for future electric service. It does not mention in the
document, where electrical equipment would/will be located, whom shall pay for the electric infrastructure
improvements and the necessary easements for our electrical equipment.
Below are typical comments I would normally use for a project similar to this one.
1) The COUE Utility Department currently has underground electric utility infrastructure installed to the southern
portion of Village Circle Court. It has limited infrastructure install in the Vicinity Zones 1‐3 and will require the
Developer/Customer to install all necessary infrastructure that may include, pad mounted switches, junction
pedestals, transformer pads, primary & secondary conduits, vaults and primary & secondary pull boxes per
COUEUD specifications.
2) All future site improvements shall be submitted to the Electric Utility Department for review and comment. At
this time, specific service requirements, service voltage and developer costs and requirements will be determined.
3) Developer/Customer will need to provide EUSERC approved electrical equipment that will be installed at the
project location. The contractor shall submit service equipment specification sheets with appropriate EUSERC
references for City approval prior to purchase and installation.
4) Developer/Customer shall provide projected load calculations, site plan/electrical drawings to the COUEUD, in
order to determine the size of transformer/s for their project.
5) Developer/customer shall incur all costs of this future project to include (labor, materials, equipment) .
6) The COU Electric Department will require a 10' utility easement for any underground distribution extended into
the parcel beyond the existing PUE. Easements must be surveyed and deeded or defined on the subdivision map
and recorded with the County Recorder Office of Mendocino County.
This is the first time I’ve seen this document and would like to know that the COUEU Department has verbiage in
the document to cover our bases.
Page 58 of 63
2
Thank you, Jimmy
Jim Lozano
City of Ukiah Electric Utility
1320 Airport Road
Ukiah, Ca. 95482
PH: (707) 467‐5774
FX: (707) 467‐2811
jlozano@cityofukiah.com
From: Mireya Turner <mturner@cityofukiah.com>
Sent: Friday, October 16, 2020 3:13 PM
To: Matthew Keizer <mkeizer@cityofukiah.com>; Craig Schlatter <cschlatter@cityofukiah.com>; Jason Benson
<jbenson@cityofukiah.com>; Jarod Thiele <jthiele@cityofukiah.com>; Ian Broeske
<ibroeske@cityofukiah.onmicrosoft.com>; Sean Kaeser <skaeser@cityofukiah.com>; Jimmy Lozano
<jlozano@cityofukiah.com>; Scott Bozzoli <sbozzoli@cityofukiah.com>; Jesse Davis <davisj@mendocinocounty.org>;
Keith Gronendyke <gronendykek@mendocinocounty.org>
Cc: Darcy Vaughn <dvaughn@cityofukiah.onmicrosoft.com>; Shannon Riley <sriley@cityofukiah.com>
Subject: Request for Review of Proposed Multi‐family Residential Development Overlay Zone ‐ 210 E. Gobbi St.
Good afternoon,
Attached please find a Review Referral Request for the creation of a By‐Right Multi‐family Residential Development
Overlay Zone. This zone will apply to three parcels and will allow by‐right housing development (Building Permit only, no
Use Permit or Site Development Permit required) at the three parcels comprising 210 E. Gobbi Street, so long as any
proposed development complies with the draft Objective Design and Development Standards. This project is included as
Task 2h in the Housing Element of the Ukiah General Plan.
Your consideration and comments no later than Friday, October 30, 2020, are greatly appreciated.
Cordially,
Mireya G. Turner, MPA
Planning Manager
Department of Community Development
300 Seminary Avenue, Ukiah, CA 95482
P: 707.463.6203
www.cityofukiah.com/community-development
Page 59 of 63
Findings
Establishing the East Gobbi Housing Overlay Zone “HOZ”
210 East Gobbi Street; APNs 003-040-77, 78 & 79
1
ATTACHMENT 5
FINDINGS TO ADOPT AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP FOR THE
CITY OF UKIAH ESTABLISHING THE EAST GOBBI HOUSING OVERLAY ZONE AT 210
EAST GOBBI STREET (APNS 003-040-77, 78 & 79) AND ADDING SECTION 5.5 OF THE
UKIAH CITY CODE
Recommendation for Adoption of an Ordinance Amending the Official Zoning Map for the
City of Ukiah Establishing the East Gobbi Housing Overlay Zone (“HOZ”): The Community
Development Department’s recommendation for adoption of an ordinance amending the Official
Zoning Map for the City of Ukiah establishing the East Gobbi Housing Overlay Zone (“HOZ”) at
210 East Gobbi Street, and adding Section 5.5 to the Ukiah City Code is based in part on the
following findings, in accordance with UCC Section 9265.
Zoning Text Amendments; Rezoning
1.The proposed land use is consistent with the provisions of the Ukiah City Code as well as
the goals and policies of the City General Plan.
General Plan Housing Element Implementation Task 2h states:
“Ensure capacity of adequate sites for meeting RHNA. The City of Ukiah has been assigned
a Reginal Housing Needs Allocation (RHNA) of 239 unites for the 2019-2027 Housing
Element. To accomplish this mandate by the State, the City will:
•Update C1 and C2 Zones to allow by-right housing development, with objective
design and development standards. Units allowed by-right will include multifamily,
SROs, duplexes, triplexes, and fourplexes.
•Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14 dwelling
unites per acre.
•Update the C-N Zone to increase residential density and allow similar housing types
as those allowed in R-2.
•By-right housing program for select parcels. Specific to APNs 003-040-77, 78 & 79,
rezone these parcels at the default density of 15 du/ac. Also rezone these parcels
to allow residential use by-right for developments with at least 20% of the units
affordable to lower income households.”
The proposed ordinance accomplishes the fourth sub-task within Implementation Task 2h,
and is therefore consistent with the Ukiah City General Plan.
According to Ukiah City Code §9265.A.3, zoning amendments may be initiated by Planning
Division staff, “for compliance with the City General Plan, or public health, safety, and
general welfare.” The proposed ordinance was initiated by Planning Division staff to
complete a General Plan Housing Element Implementation Task, for the compliance with
the City General Plan.
2.The proposed land use is compatible with surrounding land uses and shall not be
detrimental to the public’s health, safety and general welfare
The project parcels are adjacent to Medium and High Density Residential Zoning Districts.
Future multi-family residential development would be similar in use and compatible with the
surrounding area. Future development would be required to comply with the Objective
Design and Development Standards, approved in concept by the City Council. The purpose
of objective design and development standards is to offer a streamlined development
Page 60 of 63
Findings
Establishing the East Gobbi Housing Overlay Zone “HOZ”
210 East Gobbi Street; APNs 003-040-77, 78 & 79
2
process which still ensures the public’s health, safety and general welfare. In addition, the
proposed Zoning Amendment has been reviewed by the following agencies to ensure
compliance with the Ukiah City Code and other codes and regulations relating to health and
safety: Ukiah Valley Fire Authority, City of Ukiah Public Works Department, City of Ukiah
Police Department, City of Ukiah Electric Utility Department, and City of Ukiah Building
Division, with no conditions requested.
Based on the above analysis, the findings required for adoption of an ordinance amending the
Official Zoning Map for the City of Ukiah establishing the East Gobbi Housing Overlay Zone
(“HOZ”) at 210 East Gobbi Street, and adding Section 5.5 to the Ukiah City Code, can be made.
Page 61 of 63
Findings
Establishing the East Gobbi Housing Overlay Zone “HOZ”
210 East Gobbi Street; APNs 003-040-77, 78 & 79
1
ATTACHMENT 5
FINDINGS TO ADOPT AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP FOR THE
CITY OF UKIAH ESTABLISHING THE EAST GOBBI HOUSING OVERLAY ZONE AT 210
EAST GOBBI STREET (APNS 003-040-77, 78 & 79) AND ADDING SECTION 5.5 OF THE
UKIAH CITY CODE
Recommendation for Adoption of an Ordinance Amending the Official Zoning Map for the
City of Ukiah Establishing the East Gobbi Housing Overlay Zone (“HOZ”): The Community
Development Department’s recommendation for adoption of an ordinance amending the Official
Zoning Map for the City of Ukiah establishing the East Gobbi Housing Overlay Zone (“HOZ”) at
210 East Gobbi Street, and adding Section 5.5 to the Ukiah City Code is based in part on the
following findings, in accordance with UCC Section 9265.
Zoning Text Amendments; Rezoning
1.The proposed land use is consistent with the provisions of the Ukiah City Code as well as
the goals and policies of the City General Plan.
General Plan Housing Element Implementation Task 2h states:
“Ensure capacity of adequate sites for meeting RHNA. The City of Ukiah has been assigned
a Reginal Housing Needs Allocation (RHNA) of 239 unites for the 2019-2027 Housing
Element. To accomplish this mandate by the State, the City will:
•Update C1 and C2 Zones to allow by-right housing development, with objective
design and development standards. Units allowed by-right will include multifamily,
SROs, duplexes, triplexes, and fourplexes.
•Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14 dwelling
unites per acre.
•Update the C-N Zone to increase residential density and allow similar housing types
as those allowed in R-2.
•By-right housing program for select parcels. Specific to APNs 003-040-77, 78 & 79,
rezone these parcels at the default density of 15 du/ac. Also rezone these parcels
to allow residential use by-right for developments with at least 20% of the units
affordable to lower income households.”
The proposed ordinance accomplishes the fourth sub-task within Implementation Task 2h,
and is therefore consistent with the Ukiah City General Plan.
According to Ukiah City Code §9265.A.3, zoning amendments may be initiated by Planning
Division staff, “for compliance with the City General Plan, or public health, safety, and
general welfare.” The proposed ordinance was initiated by Planning Division staff to
complete a General Plan Housing Element Implementation Task, for the compliance with
the City General Plan.
2.The proposed land use is compatible with surrounding land uses and shall not be
detrimental to the public’s health, safety and general welfare
The project parcels are adjacent to Medium and High Density Residential Zoning Districts.
Future multi-family residential development would be similar in use and compatible with the
surrounding area. Future development would be required to comply with the Objective
Design and Development Standards, approved in concept by the City Council. The purpose
of objective design and development standards is to offer a streamlined development
Page 62 of 63
Findings
Establishing the East Gobbi Housing Overlay Zone “HOZ”
210 East Gobbi Street; APNs 003-040-77, 78 & 79
2
process which still ensures the public’s health, safety and general welfare. In addition, the
proposed Zoning Amendment has been reviewed by the following agencies to ensure
compliance with the Ukiah City Code and other codes and regulations relating to health and
safety: Ukiah Valley Fire Authority, City of Ukiah Public Works Department, City of Ukiah
Police Department, City of Ukiah Electric Utility Department, and City of Ukiah Building
Division, with no conditions requested.
Based on the above analysis, the findings required for adoption of an ordinance amending the
Official Zoning Map for the City of Ukiah establishing the East Gobbi Housing Overlay Zone
(“HOZ”) at 210 East Gobbi Street, and adding Section 5.5 to the Ukiah City Code, can be made.
Page 63 of 63