HomeMy WebLinkAbout2020-11-04 PacketPage 1 of 5
City Council
Regular Meeting
AGENDA
Civic Center Council Chamber ♦ 300 Seminary Avenue ♦ Ukiah, CA 95482
Register for Ukiah City Council Regular Meeting at:
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After registering, you will receive a confirmation email containing information about joining
the webinar. Alternatively, you may view the meeting (without participating) by clicking on the
name of the meeting at www.cityofukiah.com/meetings.
November 4, 2020 6:00 PM
1. ROLL CALL
2. PLEDGE OF ALLEGIANCE
3. PROCLAMATIONS/INTRODUCTIONS/PRESENTATIONS
3.a. Proclamation Recognizing November 14, 2020, as "World Diabetes Awareness Day" in the City
of Ukiah.
Recommended Action: Issue Proclamation Recognizing November 14, 2020 as "World Diabetes
Awareness Day" in the City of Ukiah.
Attachments:
1.Diabetes Proclamation
4. PETITIONS AND COMMUNICATIONS
5. APPROVAL OF MINUTES
5.a. Approval of the Minutes for the October 21, 2020, Regular Meeting.
Recommended Action: Approve the Minutes of October 21, 2020, a Regular Meeting, as
submitted.
Attachments:
1.20201021 Draft Minutes
6. RIGHT TO APPEAL DECISION
Persons who are dissatisfied with a decision of the City Council may have the right to a review of that decision by a court. The
City has adopted Section 1094.6 of the California Code of Civil Procedure, which generally limits to ninety days (90) the time
within which the decision of the City Boards and Agencies may be judicially challenged.
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7. CONSENT CALENDAR
The following items listed are considered routine and will be enacted by a single motion and roll call vote by the City Council.
Items may be removed from the Consent Calendar upon request of a Councilmember or a citizen in which event the item will
be considered at the completion of all other items on the agenda. The motion by the City Council on the Consent Calendar will
approve and make findings in accordance with Administrative Staff and/or Planning Commission recommendations.
7.a. Report to Council for the Deep Ripping (Scarification) of Pond Number 1 at the Wastewater
Treatment Plant to Mendocino Construction Services, Inc. in the amount of $11,775.
Recommended Action: Receive report for the Scarification of Percolation Pond #1 at the
Wastewater Treatment Plant.
Attachments:
1.Copy of Bid_Results_Export
2.Mendocino Construction Bid 10142020
7.b. Consider Approval of Community Development Technician I/II Position for the Community
Development Department and Corresponding Budget Amendment.
Recommended Action: Approve a Community Development Technician I/II position for the
Community Development Department and authorize a corresponding budget amendment.
Attachments:
1.Community Development Technician III FINAL
8. 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.
9. COUNCIL REPORTS
10. CITY MANAGER/CITY CLERK REPORTS
11. PUBLIC HEARINGS (6:15 PM)
12. UNFINISHED BUSINESS
12.a. Receive Status Report and Consider Any Action or Direction Related to the Novel Coronavirus
(COVID19) Emergency Including Operational Preparedness and Response; Continuity of City
Operations and Services; Community and Business Impacts; and Any Other Related Matters.
Recommended Action: Receive status report and consider any action or direction related to the
Novel Coronavirus (COVID19) Emergency including operational preparedness and response;
continuity of City operations and services; community and business impacts; and any other
related matters.
Attachments: None
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12.b. Possible Adoption of Ordinance Amending Sign Ordinance.
Recommended Action: Adopt amendment to Ukiah City Code Section 3224.C listing "Political
Signs" as exempt from requiring a sign permit.
Attachments:
1.Sign Ordinance Amendment Redline
2.Sign Ordinance Amendment Clean
12.c. Review of the Draft Objective Development and Design Standards and Flexible Parking
Standards with Possible Direction to Staff to Prepare a Draft Zoning Ordinance Amendment
Incorporating Both Sets of Standards into Ukiah City Code.
Recommended Action: Review the draft Objective Development and Design Standards and
Flexible Parking Standards; and direct Staff to prepare a Draft Zoning Ordinance Amendment
incorporating both sets of Standards into Ukiah City Code.
Attachments:
1.20192027 Housing Element
2.Draft Objective Standards
3.Draft Flexible Parking Standards
4.PC and DRB Minutes
12.d. Authorize the Inland Water and Power Commission to Execute the Second Amended Planning
Agreement for the Potter Valley Project.
Recommended Action: Authorize the Inland Water and Power Commission to Execute the Second
Amended Planning Agreement for the Potter Valley Project.
Attachments:
1.Second Amended Planning Agreement
13. NEW BUSINESS
13.a. Consideration of Adoption of a Resolution of Application for Annexation of CityOwned
Properties to the Mendocino Local Agency Formation Commission; and Approval of a
Community Development Director Determination that the Proposed Annexation Qualifies for a
CEQA Exemption.
Recommended Action: Adopt Resolution of Application for the City of Ukiah to annex Cityowned
properties; and approve the Community Development Director’s determination that the proposed
annexation qualifies for a CEQA Exemption.
Attachments:
1.Resolution of Application CityOwned Parcels
2.Sphere of Influence Map
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13.b. Authorize City Manager to Negotiate and Execute a Site Control Agreement Between the City
of Ukiah and the Ukiah Unified School District Board, and Adoption of a Resolution Approving
an Application to the Prop 68 Statewide Park Development and Community Revitalization
Program Grant Funds for a Healthy Ukiah Sports Complex.
Recommended Action: Authorize City Manager to negotiate and execute a site control agreement
between the City of Ukiah and the Ukiah Unified School District Board, and adoption of a
Resolution approving an application to the Prop 68 Statewide Park Development and Community
Revitalization Program Grant Funds for a Healthy Ukiah Sports Complex.
Attachments:
1.Prop 68 Authorizing Resolution 2020
2.COU UUSD Agreement Draft
3.HUSC map and features
13.c. Adopt Resolution Approving Award of Contract to Wipf Construction in the Amount of $178,642
for the Emergency Repair of the Yosemite Drive Water Main and Approval of Corresponding
Budget Amendment.
Recommended Action: Adopt Resolution Approving Award of Contract to Wipf Construction in
the Amount of $178,642 for the Emergency Repair of the Yosemite Drive Water Main and Approval
of Corresponding Budget Amendment.
Attachments:
1.Wipf Construction Yosemite Drive Water Main Quantities
2.Argonaut Constructore Yosemite Drive Water Main Quantities
3.Granite Construction Yosemite Drive Water Main Quantities
4.Resolution Yosemite Drive Water Main Emergency Work
13.d. Receive Updates on City Council Committee and Ad Hoc Assignments, and, if Necessary,
Consider Modifications to Assignments and/or the Creation/Elimination of Ad Hoc(s).
Recommended Action: Receive report(s). The Council will consider modifications to committee
and ad hoc assignments along with the creation/elimination ad hoc(s).
Attachments:
1.2020 City Council Special Assignments 102220
14. CLOSED SESSION CLOSED SESSION MAY BE HELD AT ANY TIME DURING THE MEETING
14.a. Conference with Legal Counsel—Anticipated Litigation
(Government Code Section 54956.9(d)(2))
Significant exposure to litigation pursuant to Government Code Section 54956.9(d)(2)(Number
of potential cases: 3)
Recommended Action: Confer in Closed Session
Attachments: None
14.b. Conference with Legal Counsel—Anticipated Litigation
(Government Code Section 54956.9(d)(4))
Deciding whether to initiate litigation pursuant to paragraph (4) of subdivision (d) of
Government Code Section 54956.9 (Potential Cases: 1)
Recommended Action: Confer in Closed Session
Attachments: None
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14.c. Conference with Legal Counsel – Existing Litigation
(Government Code Section 54956.9(d)(1))
Name of case: Vichy Springs Resort v. City of Ukiah, Et Al; Case No. SCUKCVPT201870200
Recommended Action: Confer in Closed Session
Attachments: None
14.d. Conference with Legal Counsel – Existing Litigation
(Cal. Gov’t Code Section 54956.9(d)(1))
Name of case: City of Ukiah v. Questex, LTD, et al, Mendocino County Superior Court, Case
No. SCUK CVPT1566036
Recommended Action: Confer in Closed Session
Attachments: None
14.e. Conference with Labor Negotiator (54957.6)
Agency Representative: Sage Sangiacomo, City Manager
Employee Organizations: All Bargaining Units
Recommended Action: Confer in Closed Session
Attachments: None
14.f. Conference with Real Property Negotiators
(Cal. Gov’t Code Section 54956.8)
Property: APN Nos: 15705003, 15706002, 15705004, 15705003, 15703002, 157050
01, 15705002, 15705010, 15705009, 15707001, 15707002, 00319001
Negotiator: Sage Sangiacomo, City Manager;
Negotiating Parties: Dave Hull and Ric Piffero
Under Negotiation: Price & Terms of Payment
Recommended Action: Confer in Closed Session
Attachments: None
15. ADJOURNMENT
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 72 hours prior to the meeting set forth on this
agenda.
Kristine Lawler, City Clerk
Dated: 10/30/2020
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Agenda Item No: 3.a.
MEETING DATE/TIME: 11/4/2020
ITEM NO: 2020-624
AGENDA SUMMARY REPORT
SUBJECT: Proclamation Recognizing November 14, 2020, as "World Diabetes Awareness Day" in the City of
Ukiah.
DEPARTMENT: City Manager /
Admin PREPARED BY: Traci Boyl, City Manager's Office Senior Analyst
PRESENTER: Vice Mayor Orozco
ATTACHMENTS:
1. Diabetes Proclamation
Summary: The City Council will issue a proclamation recognizing November 14, 2020 as "World Diabetes
Awareness Day" in the City of Ukiah.
Background: Since 1991, November 14th has been recognized as "World Diabetes Day" to bring awareness
to diabetes research, prevention, and treatment, and to recognize the millions of people all over the world
suffering. November 14th, "World Diabetes Day" is the world's largest diabetes awareness campaign.
Discussion: Diabetes is a chronic, life-threatening illness that touches people of every age, ethnicity, and
background. Complications from diabetes can be far-reaching causing kidney failure, blindness, high blood
pressure, heart disease, and stroke.
According to the Center for Disease Control and Prevention (CDC), approximately 29 million people living in
the U.S. have some form of diabetes, and more than 3 million of those people live in California.
When we participate in the recognition of "World Diabetes Day" we play a vital role in bringing awareness to
issues of paramount importance to the diabetes world.
The City of Ukiah Electric Utility department has arranged for the exterior of the City of Ukiah Civic Center to
be accented in blue lighting throughout the month of November to commemorate "World Diabetes Day" in the
City of Ukiah for all of those who may be suffering from the disease.
The proclamation recognizing November 14, 2020 as "World Diabetes Awareness Day" in the City of Ukiah is
attached.
Recommended Action: Issue Proclamation Recognizing November 14, 2020 as "World Diabetes Awareness
Day" in the City of Ukiah.
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: N/A
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WHEREAS, almost approximately 29 million people living in the U.S. have some form of
diabetes and more than 3 million of those people live in California; and
WHEREAS, diabetes is a chronic, life-threatening illness that touches people of every age,
ethnicity, and background; and its complications can be far-reaching causing kidney failure,
blindness, high blood pressure, heart disease, and stroke; and
WHEREAS, World Diabetes Day was created in 1991 by International Diabetes Federation
(IDF) and the World Health Organization in response to growing concerns about the escalating
health threat posed by diabetes. World Diabetes Day is marked every year on November 14th, the
birthday of Sir Frederick Banting, who co-discovered insulin along with Charles Best in 1922;
and
WHEREAS, World Diabetes Day is the world’s largest diabetes awareness campaign that draws
attention to issues of paramount importance to the diabetes world. Continued education and
awareness efforts improve public awareness of the severity of diabetes, help to prevent certain
types of diabetes, and help to reduce the impacts of diabetes; and
WHEREAS, as long as our community continues to suffer from diabetes, we must continue
towards promoting awareness, prevention, treatment, and care; and
WHEREAS, the City of Ukiah Civic Center will be accented in blue lighting on November 14th
in commemoration of World Diabetes Awareness Day for all of those who may be suffering from
diabetes. A Blue Circle is the universal symbol for diabetes and signifies the unity of the global
diabetes community in response to the rising number or people affected by diabetes; and
THEREFORE BE IT RESOLVED that the City Council of the City of Ukiah,
hereby proclaims November 14, 2020, as
World Diabetes Awareness Day in the City of Ukiah
Signed and sealed, this 4th day of November in the year Two
Thousand and Twenty.
Douglas F. Crane
City Council, Mayor
C I T Y O F U K I A H
RECOGNIZING NOVEMBER 14, 2020 AS “WORLD
DIABETES AWARENESS DAY” IN THE CITY OF UKIAH
Attachment 1
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AGENDA ITEM 5a
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CITY OF UKIAH
CITY COUNCIL MINUTES
Regular Meeting
Virtual Meeting Link: https://attendee.gotowebinar.com/register/770714080916547341
Ukiah, CA 95482
October 21, 2020
6:00 p.m.
1. ROLL CALL
Ukiah City Council met at a Regular Meeting on October 21, 2020, having been legally noticed on
October 15, 2020. The meeting was held virtually at the following link:
https://attendee.gotowebinar.com/register/770714080916547341. Mayor Crane called the meeting
to order at 6:01 p.m. Roll was taken with the following Councilmembers Present: Maureen
Mulheren, Jim O. Brown, Stephen G. Scalmanini, Juan V. Orozco, and Douglas F. Crane. Staff
Present: Sage Sangiacomo, City Manager; David Rapport, City Attorney; and Kristine Lawler, City
Clerk.
MAYOR CRANE PRESIDING.
2.PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by David Rapport, City Attorney.
3.PROCLAMATIONS/INTRODUCTIONS/PRESENTATIONS
4.PETITIONS AND COMMUNICATIONS
5.APPROVAL OF MINUTES
a.Approval of the Minutes for the September 30, 2020, Special Meeting.
b.Approval of the Minutes for the October 7, 2020, Regular Meeting.
Motion/Second: Brown/Mulheren to approve Minutes of September 30, 2020, a special meeting,
and the Minutes of October 21, 2020, a regular meeting, as submitted. Motion carried by the
following roll call votes: AYES: Mulheren, Brown, Scalmanini, Orozco, and Crane. NOES: None.
ABSENT: None. ABSTAIN: None.
6. RIGHT TO APPEAL DECISION
7.CONSENT CALENDAR
a.Report of Disbursements for the Month of August, 2020 – Finance.
b.Report of Disbursements for the Month of September, 2020 – Finance.
c.Possible Adoption of an Ordinance Amending Division 6, Chapter 2 of the City Code Regarding
Emergency Management – City Attorney.
ORDINANCE NO. 1207
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING CHAPTER 2,
DIVISION 6 OF THE CITY CODE REGARDING EMERGENCY MANAGEMENT.
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City Council Minutes for October 21, 2020, Continued:
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Motion/Second: Scalmanini/Mulheren to approve Consent Calendar Items 7a-7c, as submitted.
Motion carried by the following roll call votes: AYES: Mulheren, Brown, Scalmanini, Orozco, and
Crane. NOES: None. ABSENT: None. ABSTAIN: None.
8. AUDIENCE COMMENTS ON NON-AGENDA ITEMS
Public Comment: Martin Bradley.
9. COUNCIL REPORTS
No reports were received.
10. CITY MANAGER/CITY CLERK REPORTS
Presenter: Sage Sangiacomo, City Manager.
Goats Update; Mulberry Bridge; Trussell Hazard; Construction Projects - Tim Eriksen, Public
Works Director/City Engineer.
Recreation Services – Neil Davis, Community Services Administrator.
11. PUBLIC HEARINGS (6:15 PM)
12. UNFINISHED BUSINESS
a. Receive Status Report and Consider Any Action or Direction Related to the Novel
Coronavirus (COVID-19) Emergency Including Operational Preparedness and Response;
Continuity of City Operations and Services; Community and Business Impacts; and Any
Other Related Matters.
Presenter: Tami Bartolomei, Office of Emergency Management Coordinator.
Report was received.
b. Discuss and Consider Adoption of Resolution Confirming the Continuation of An
Emergency Order of the City Manager of the City of Ukiah in His Capacity as the Director
of Emergency Services Expanding the Temporary Use of Property for Businesses
Impacted by COVID-19.
Presenter: Shannon Riley, Deputy City Manager.
Motion/Second: Scalmanini/Mulheren to adopt Resolution (2020-60) confirming Emergency Order
of the City Manager of the City of Ukiah, in his capacity as the Director of Emergency Services for
the City, and Expanding the Temporary Use of Property for Businesses Impacted by COVID-19.
Motion carried by the following roll call votes: AYES: Mulheren, Brown, Scalmanini, Orozco, and
Crane. NOES: None. ABSENT: None. ABSTAIN: None.
c. Possible Introduction of Ordinance by Title Only, Amending Sign Ordinance.
Presenter: David Rapport, City Attorney.
Motion/Second: Brown/Orozco to introduce the ordinance by title only. Motion carried by the
following roll call votes: AYES: Mulheren, Brown, Orozco, and Crane. NOES: Scalmanini. ABSENT:
None. ABSTAIN: None.
City Clerk, Kristine Lawler, read the following title into the record:
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City Council Minutes for October 21, 2020, Continued:
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ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING SECTION 3224 IN
DIVISION 3, CHAPTER 7, ARTICLE 2 OF THE CITY CODE REGULATING THE POSTING OF
POLITICAL CAMPAIGN SIGNS.
Motion/Second: Brown/Orozco to introduce the ordinance amending Ukiah City Code Section
3224.C listing "Political Signs" as exempt from requiring a sign permit. Motion carried by the
following roll call votes: AYES: Mulheren, Brown, Orozco, and Crane. NOES: Scalmanini. ABSENT:
None. ABSTAIN: None.
13. NEW BUSINESS
a. Annual Review and Approval of No Changes to the Existing Fee Schedule for the Ukiah
Police Department.
Presenter: Noble Waidelich, Administrative Lieutenant.
Council Consensus to accept the report.
b. Receive and File First Quarter 2020-21 Financial Report.
Presenter: Dan Buffalo, Finance Director.
Report was received.
c. Receive Updates on City Council Committee and Ad Hoc Assignments and, if Necessary,
Consider Modifications to Assignments and/or the Creation/Elimination of Ad hoc(s).
Presenter: Sage Sangiacomo, City Manager.
Motion/Second: Brown/Mulheren to approve the elimination of the Ad hoc Committees on Mayor
Rotation Guidelines and 2020 Rate Study for Sewer . Motion carried by the following roll call votes:
AYES: Mulheren, Brown, Scalmanini, Orozco, and Crane. NOES: None. ABSENT: None. ABSTAIN:
None.
THE CITY COUNCIL ADJOURNED TO CLOSED SESSION AT 7:12 P.M.
14. CLOSED SESSION
a. Conference with Legal Counsel—Anticipated Litigation
(Government Code Section 54956.9(d))
A. Initiation of litigation pursuant to paragraph (4) of subdivision (d) of Government Code
Section 54956.9: (Number of potential cases: 1.)
B. Significant exposure to litigation pursuant to paragraph (2) or (3) of subdivision (d) of Section
54956.9: (Number of potential cases: 1)
b. Conference with Legal Counsel—Anticipated Litigation
Government Code Section 54956.9(d)(2)
Significant exposure to litigation pursuant to Government Code Section 54956.9(d)(2) (Number
of potential cases: 1)
c. Conference with Legal Counsel – Existing Litigation
(Government Code Section 54956.9(d)(1))
Name of case: Vichy Springs Resort v. City of Ukiah, Et Al; Case No. SCUK-CVPT-2018-70200
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City Council Minutes for October 21, 2020, Continued:
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d. Conference with Legal Counsel – Existing Litigation
(Cal. Gov’t Code Section 54956.9(d)(1))
Name of case: City of Ukiah v. Questex, LTD, et al, Mendocino County Superior Court, Case
No. SCUK- CVPT-15-66036
e. Conference with Real Property Negotiators
(Cal. Gov’t Code Section 54956.8)
Property: APN Nos: 002-273-19-00 and 002-273-30-00
Negotiator: Sage Sangiacomo, City Manager;
Negotiating Parties: Bank of America
Under Negotiation: Price & Terms of Payment
f. Conference with Real Property Negotiators
(Cal. Gov’t Code Section 54956.8)
Property: APN Nos: 002-192-14-00 (280 E. Standley)
Negotiator: Sage Sangiacomo, City Manager;
Negotiating Parties: Onetogether Solutions
Under Negotiation: Price & Terms of Payment
g. Conference with Labor Negotiator (54957.6)
Agency Representative: Sage Sangiacomo, City Manager
Employee Organizations: All Bargaining Units
No report out was received.
15. ADJOURNMENT
There being no further business, the meeting adjourned at 7:47 p.m.
________________________________
Kristine Lawler, City Clerk
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Agenda Item No: 7.a.
MEETING DATE/TIME: 11/4/2020
ITEM NO: 2020-612
AGENDA SUMMARY REPORT
SUBJECT: Report to Council for the Deep Ripping (Scarification) of Pond Number 1 at the Wastewater
Treatment Plant to Mendocino Construction Services, Inc. in the amount of $11,775.
DEPARTMENT: Water Resources PREPARED BY: Jarod Thiele, Public Works Management Analyst
PRESENTER: Consent Calendar
ATTACHMENTS:
1. Copy of Bid_Results_Export
2. Mendocino Construction Bid 10142020
Summary: Council will receive a Report for the Deep Ripping (Scarification) of Pond #1 at the Wastewater
Treat Plant to Mendocino Construction Services, Inc. in the Amount of $11,775 for the Wastewater Treatment
Plant.
Background: The Wastewater Treatment Plant (WWTP) has three percolation ponds that receive secondary
treated effluent from the treatment process. The effluent is stored in these ponds and percolates into the
ground.
These percolation ponds require periodic maintenance to ensure they will continue to percolate as part of the
City's NPDES Permit requirements. Percolation pond number 1 has not received maintenance for over ten
years due to the inability to empty and dry it.
Discussion: Pursuant to the requirements of Section 1522 of the Municipal Code, staff is reporting to City
Council for the expenditure.
Staff released a Request for Bid on September 16, 2020, to sixty contractors from the City's qualified bidders
list, twelve Northern California builders exchanges and posted to the City's website.
Bids were opened on October 14, 2020, with three bidders responding. A copy of the Bid Tabulation is
attached (Attachment 1) as well as a copy of the bid from Mendocino Construction (Attachment 2), who was
awarded the job.
Funds are budgeted and available in Wastewater Treatment Plant Operating Fund 84027225.52100.
Recommended Action: Receive report for the Scarification of Percolation Pond #1 at the Wastewater
Treatment Plant.
BUDGET AMENDMENT REQUIRED: No
CURRENT BUDGET AMOUNT: 84027225.52100- $337,000
PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: Wastewater Fund
PREVIOUS CONTRACT/PURCHASE ORDER NO.: PO 46908
COORDINATED WITH: Mary Williamson, Buyer II; Alan Hodge, Wastewater Treatment Plant Supervisor
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Item #Item Code Item Description Quantity Unit of Measure Unit Price Item Total
1
THE WORK IN GENERAL SHALL CONSIST OF
ALL LABOR, EQUIPMENT AND MATERIALS 1 LS $0.00 $0.00
$0.00
$0.00
$11,775.00
Bid List Name
Base Bid
$19,000.00
Bid List Name
Base Bid
$21,750.00
Bid List Name
Base Bid $21,750.00
Total Bid Amount:* marks an allowance
Bid List Total
$19,000.00
General Contractor:Siri Grading & Paving, Inc.
PO Box 3638
Santa Rosa, CA 95402
Bidder Status: Valid
Total Bid Amount:* marks an allowance
Bid List Total
$11,775.00
General Contractor:AFelix General Engineering, Inc. dba WestPac Construction
1349 Lily Street
Healdsburg, CA 95448
Bidder Status: Valid
Total Bid Amount:* marks an allowance
Bid List Total
Total Bid Amount
General Contractor:Mendocino Construction Services
P O BOX 1517
Willits, CA 95490
Bidder Status: Valid
Base Bid
Bid List Total
Percolation Pond #1 Scarification
Owner:City of Ukiah
Bid Opening:2020-10-14 * marks an allowance Engineer's Estimate
ATTACHMENT 1
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ATTACHMENT 2
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Agenda Item No: 7.b.
MEETING DATE/TIME: 11/4/2020
ITEM NO: 2020-621
AGENDA SUMMARY REPORT
SUBJECT: Consider Approval of Community Development Technician I/II Position for the Community
Development Department and Corresponding Budget Amendment.
DEPARTMENT: Community
Development PREPARED BY: Craig Schlatter, Community Development Director
PRESENTER: Consent Calendar
ATTACHMENTS:
1. Community Development Technician I-II FINAL
Summary: Council will consider approving a Community Development Technician I/II position for the
Community Development Department, as well as authorizing a corresponding budget amendment.
Background: The Community Development Department is responsible for building and code enforcement
services, planning services, and housing services. Staffing within the Community Development Department
currently consists of the Director, two Planning Managers, a Building Official, and a Building Inspector.
Historically, the Department was staffed by a team of six, consisting of a Director, two planners, one building
inspection professional, and two administrative support positions. The Department also historically utilized on-
call consulting services in both building inspection and planning services.
Over the last five years, the Department has experienced a significant increase in the demand for its services.
The Building Division has issued record numbers of building permits and performed record numbers of
inspections. The programs and funding sources managed by the Housing Division have also rapidly
increased, and the Division currently manages and/or directly implements a variety of State and Federal
programs and grants totaling approximately $7 million. Housing and other economic development grant
functions are emerging duties of the Department and have not been part of its historical function.
In March 2020, the Department recruited for the vacant Community Development Technician position and had
built a candidate pool. However, due to the budgetary impacts of the COVID-19 pandemic, this position was
frozen and eliminated from the FY 2020-21 budget.
Due to increasing revenue from the Housing Division, and to plan for existing and future critical functions of
the Department, a minor restructuring was approved by Council in August 2020, assigning resources where
appropriate and most effective. This minor restructure is enabling the Planning and Housing Divisions to more
adequately respond to this demand for services. However, with no administrative support currently within the
Department, all three Divisions, including the Building Division, are having difficulty performing the
administrative and general functions of the Department. This is resulting in delays in permit processing and
issuance, records management, customer responsiveness, and building and zoning code enforcement.
Discussion: Performing an analysis on the ability of the Department to keep pace with current demand for
services indicates a need for an administrative support position. With input from the City Manager, Deputy City
Manager, and Human Resources/Risk Management Director, the following is requested:
1. Approve the addition of a Community Development Technician I/II position (Attachment 1) to the
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Community Development Department.
This approval would be to unfreeze the position and add back to the budget. The Community Development
Technician I/II position has been revised since the March 2020 recruitment to reflect the position's role as an
administrative representative for the entire Department. The salary schedule for the Community Development
Technician I series will be $3,494.58 - $4,247.69/month, and the Community Development Technician II series
will be $4,153.97 - $5,049.18/month.
2. Authorize a corresponding budget amendment, as follows:
$49,447; FY 20-21 Personnel 10023320.51110
$16,482; FY 20-21 Personnel 10023100.51110
Please note: these salary estimates are fully loaded estimates based on hiring at the top step in the salary
schedule for the Series II position. The hiring of the Community Development Technician I/II assumes seven
full months of employment. It is not anticipated the costs for the position will be as high as shown.
Budget projections for the Building and Housing Divisions currently show adequate revenue for the funding of
the Community Development Technician I/II.
Staff recommends Council approve the Community Development Technician I/II position and authorize the
corresponding budget amendment.
Recommended Action: Approve a Community Development Technician I/II position for the Community
Development Department and authorize a corresponding budget amendment.
BUDGET AMENDMENT REQUIRED: Yes
CURRENT BUDGET AMOUNT: N/A
PROPOSED BUDGET AMOUNT: $65,929; Affected org codes: $16,482, 10023100; $49,447, 10023320
FINANCING SOURCE: (CDBG, HOME, future State and Federal Grants); $16,482, 10023100.44830;
$49,447, 10023320.44830
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: Sheri Mannion, Human Resources/Risk Management Director; Daniel Buffalo,
Finance Director
Page 23 of 305
JOB DESCRIPTION
COMMUNITY DEVELOPMENT TECHNICIAN I/II
DEFINITION
The Community Development Department is comprised of the Building and Code Enforcement, Planning, and
Housing Divisions. The Community Development Technician is intended to be the primary customer service
representative for the department and is responsible for providing technical and administrative support services
for all three Divisions. The position reports to the Building Official and may receive general direction from the
Planning Manager(s) and Community Development Director.
Community Development Technician I is the entry and first working level classification for this technical
support series. Initially under close supervision, incumbents perform the more routine office administrative duties
while learning planning, building, and housing concepts and City policies and procedures. Incumbents’ work is
observed and reviewed during performance and upon completion. As experience is gained, there is more
diversity in assignments and greater independence of action within established guidelines. Incumbents may
advance to the higher level after gaining experience and demonstrating the proficiency required in order to meet
the qualifications of the higher level class.
Community Development Technician II is the experienced level of this series, fully competent to perform a
variety of technical planning, housing, and building services and other administrative duties. Incumbents are
expected to carry out the duties of the position with a high degree of competency. Level II is distinguished from
level I by the ability to implement assigned duties with only occasional instruction or assistance.
EXAMPLES OF DUTIES
These examples are intended only as illustrations of the various types of work performed. The examples of work
performed are neither restricted to nor all-encompassing of the duties to be performed under this job title.
(E=Essential Duty; M=Major Portion of Time)
Greets and provides professional and courteous service/information to the public at the front counter, via
phone and email providing basic building, planning and housing information. (E, M)
Intakes planning and building permit and housing program applications via email, mail and at the
Community Development counter. (E, M)
Organizes and maintains files associated with the building and planning permits and housing programs.
(E, M)
Coordinates all phases of the plan check review process, including sending and receiving plan check
documents for review by other City departments; and performs plan check services for minor and/or over
the counter building permits (e.g. kitchen, bathroom remodels). (E, M)
Receives and processes payments for permits and other Department applications. (E, M)
Issues over the counter permits. (E, M)
Updates and maintains Community Development Department forms, documents and procedural
information for public distribution. (E)
Assists with the management and maintenance of various internal database and technological systems
including Munis, Granicus, Laserfiche, as well as the Community Development website. (E)
Assists the planning division with technical aspects of the planning process including researching and
gathering data and responding to minor zoning inquiries. (E)
Assists the housing division including researching data, assembling housing application materials,
organization of files, intaking applications and gathering statistical data related to population and housing
trends, etc. (E)
Performs other office tasks such as ordering supplies, processing mail, etc. (E)
May assist in the preparation of agendas, minutes, and staffing of Community Development Department
boards and commissions. (E)
Performs other related duties as assigned.
Attachment 1
Page 24 of 305
QUALIFICATIONS
Knowledge of:
Customer relations techniques.
Basic construction methods and materials, engineering principles and practices, and building safety
standards.
General community development principles, including building, planning, zoning, and housing.
Standard office and word processing clerical procedures, with emphasis on correct English grammar and
spelling.
Use of computer systems and other office equipment.
Standard formats for reports, records, agendas and minutes, and correspondence.
Local ordinances pertaining to building, planning and housing.
Computer software applications and data base management, including Access, Word, Excel and Power
Point software, and GIS.
Ability to:
Follow oral and written directions.
Organize work and establish priorities.
Read and interpret building and planning codes, and regulations.
Provide outstanding and friendly customer service.
Establish and maintain cooperative and productive working relationships with the public and staff.
Gather information and compile database/catalog of technical planning, housing and building information
and permit processes.
Compute fees.
Work in a fast-paced team environment.
Apply logical thinking to solve problems or accomplish tasks; to understand, interpret and communicate
policies, procedures and protocols.
Research, compile, and summarize a variety of informational and statistical data and materials.
Occasionally lift and/or move up to 25 pounds.
Education, Experience, and Certifications:
Community Development Technician I: EITHER the equivalent to completion of two years of college in a
technical field related to the work, OR equivalent to graduation from high school and three years of office
administrative support which included significant public contact.
Community Development Technician II: In addition to the above, two years of technical planning and building
support experience that has included plan review, permit processing and issuance, and the provision of
information to the public at a level equivalent to the Community Development Technician I position, plus an ICC
Permit Technician certification.
Necessary Special Requirement:
Possession of a valid Class C California Driver's License.
Salary Range
Community Development Technician I
$3,494.58 - $4,247.69
Grade: 6130
Community Development Technician II
$4,153.97 - $5,049.18
Grade: 6037
Page 25 of 305
Page 26 of 305
Page 1 of 2
Agenda Item No: 12.a.
MEETING DATE/TIME: 11/4/2020
ITEM NO: 2020-352
AGENDA SUMMARY REPORT
SUBJECT: Receive Status Report and Consider Any Action or Direction Related to the Novel Coronavirus
(COVID-19) Emergency Including Operational Preparedness and Response; Continuity of City Operations and
Services; Community and Business Impacts; and Any Other Related Matters.
DEPARTMENT: City Manager /
Admin PREPARED BY: Tami Bartolomei, Office of Emergency
Management Coordinator
PRESENTER: Tami Bartolomei, Office of Emergency
Management Coordinator
ATTACHMENTS:
None
Summary: The City Council will receive a status report and consider any action or direction related to the
Novel Coronavirus (COVID-19) Emergency including operational preparedness and response; continuity of
City operations and services; community and business impacts; and any other related matters.
Background: On March 4, 2020, California Governor Gavin Newsom declared a State of Emergency in
California in response to the COVID-19 pandemic.
The County of Mendocino declared a State of Emergency related to the COVID-19 on March 4, 2020.
On March 17, 2020, the City Manager, acting as the Director of Emergency Services, declared the existence
of a local emergency.
On March 18, 2020, City Council approved a Resolution ratifying the proclamation declaring the existence of a
local emergency.
Since the onset of the emergency, the City of Ukiah has worked to respond to the public health and safety
needs of the community in cooperation with the County of Mendocino and other partners. The local response
for public health is lead regionally by the County of Mendocino and the County's Public Health Officer. In
addition, the City of Ukiah has worked to maintain the continuity of public services including public safety,
water, sewer, electric, airport, public works, and other essential activities.
Discussion: As the coronavirus “COVID-19” continues to evolve, the City of Ukiah continues to monitor the
situation and respond to emerging needs of the community. The City is in continued contact with local and
state agencies, as well as community partners, hospitals, schools, and neighboring cities to ensure we have
the most updated information pertaining to COVID-19 and are coordinating efforts.
Reports and/or information from the City of Ukiah's Emergency Operation Center (EOC) will include:
* Emergency Operation Center (EOC) Status
* COVID-19 Case Updates
* Public Information Officer
* Medical Services
* School/Education
Page 27 of 305
Page 2 of 2
* Public Safety (Police/Fire/EMS)
* Shelter in Place Monitoring and Compliance
* Community Service Groups
* Homeless Response
* Business Impacts/Services
* Public Infrastructure/Construction Status
* City Finance
* Recovery Efforts and Planning
* Other Related matters
Staff will provide a status report to City Council and will seek direction or action on operational preparedness
and response; continuity of City operations and services; community and business impacts; and any other
related matters.
Go to the City's website (www.cityofukiah.com) for direct access to information related to the Novel
Coronavirus (COVID-19) emergency including local updates, City Services, Community/Resident Information,
and Business Resources.
Recommended Action: Receive status report and consider any action or direction related to the Novel
Coronavirus (COVID-19) Emergency including operational preparedness and response; continuity of City
operations and services; community and business impacts; and any other related matters.
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: Sage Sangiacomo, City Manager
Page 28 of 305
Page 1 of 2
Agenda Item No: 12.b.
MEETING DATE/TIME: 11/4/2020
ITEM NO: 2020-553
AGENDA SUMMARY REPORT
SUBJECT: Possible Adoption of Ordinance Amending Sign Ordinance.
DEPARTMENT: City Attorney PREPARED BY: David Rapport, City Attorney
PRESENTER: David Rapport, City Attorney
ATTACHMENTS:
1. Sign Ordinance Amendment Redline
2. Sign Ordinance Amendment Clean
Summary: City Council will consider whether to amend Ukiah City Code Section 3224.C which lists "Political
Signs" as exempt from requiring a sign permit. To resolve a potential conflict with the First Amendment, the
proposed amendment would amend the current requirement that the sign not be erected more than 60 days
before the election. The proposed amendment would provide as a guideline that political signs not be erected
more than 88 days before the election.
Background: The Ukiah Sign Ordinance in Section 3200.44 defines a "Political Sign" as a sign designed for
the purpose of soliciting support of, or opposition to, a candidate or proposition at a public election. Currently,
Ukiah City Code Section 3224.C exempts Political Signs, along with other listed types of signs, from the permit
requirement, if the sign is erected no more than 60 days before the election and is removed no more than 10
days after the election.
During the course of reviewing the enforcement provision of the City’s current Sign Ordinance, the City
Attorney noted and then informed the City Clerk and later the City Council that several federal district courts
had invalidated, as an unconstitutional violation of the First Amendment, a 60-day limit on similar political
signs.
At their October 7, 2020 regular meeting, the City Council discussed a possible amendment to the Sign
Ordinance to avoid the potential conflict with the First Amendment. The City Attorney provided four possible
options for an amendment to preserve the constitutionality of the Sign Ordinance. The City Council then
moved and voted 4-1 to discuss at a future meeting introduction by title only of an ordinance implementing
Option 4 presented by the City Attorney, but using an eighty-eight (88) day durational limit on posting a
political sign. Option 4 makes the durational limit a guideline rather than a mandate and allows for voluntary
compliance rather than enforcement of the durational limit, and as such does not constitute a regulation of
speech at all. Other cities in California have taken a similar approach. The Council members voting for Option
4 also concluded that an eighty-eight (88) day limit would be an appropriate durational limit guideline, because
under the Elections Code a candidate for a local elected office must file his or her nomination papers between
113 and 88 days before the election.
At their October 21, 2020 regular meeting, the City Council moved and voted 4-1 to introduce by title only the
Ordinance Amending the Sign Ordinance.
Discussion: The proposed amendment to Section 3224.C of the current Sign Ordinance, which indicates that
political signs on private property are exempt from sign permit requirements, retains the current regulations on
Page 29 of 305
Page 2 of 2
the total size and maximum height of a political sign, as well as the requirement that such signs be removed
within ten (10) days following an election.
While the current Sign Ordinance mandates that political signs on private property shall not be erected prior to
sixty (60) days before the election, the amendment states that such signs “should not” be erected prior to
eighty-eight (88) days before the election. It also states that property owners and residents are strongly
encouraged to comply with the pre-election durational limit. Finally, as an added incentive for voluntary
compliance, the amendment requires the City to post on its website a list of candidates and committees
agreeing in writing to comply with the eighty-eight (88) day limit.
This is the quick fix to the potential conflict with the First Amendment. At a later date, the City Council may
want to consider a more extensive review of the Sign Ordinance to address any other potential constitutional
violations or other concerns that have arisen in administering the ordinance over the last 39 years since it was
first adopted.
The current version of the Ordinance Amending the Sign Ordinance (Attachment 1-Redline; Attachment 2-
Clean) reflects a wide array of community, City staff, and Council input. The Ordinance is now ready for
consideration for adoption and will go into effect thirty (30) days after adoption.
Recommended Action: Adopt amendment to Ukiah City Code Section 3224.C listing "Political Signs" as
exempt from requiring a sign permit.
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: N/A
Page 30 of 305
1
ORDINANCE NO.
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH
AMENDING SECTION 3224 IN DIVISION 3, CHAPTER 7, ARTICLE 2
OF THE CITY CODE REGULATING THE POSTING OF POLITICAL
CAMPAIGN SIGNS.
The City Council of the City of Ukiah hereby ordains as follows:
SECTION ONE. Findings and Purpose.
1. Ukiah City Code Section 3224.C currently provides that political signs do not require a
sign permit prior to posting on private property, provided that the sign does not exceed
specified size limitations, shall be removed within ten (10) days following the election,
and shall not be erected prior to sixty (60) days before the election.
2. The federal district court in Sacramento struck down a 60-day time limit on small
temporary political signs as violating the First Amendment. (Antioch v. Candidates'
Outdoor Graphic Service, 557 F. Supp. 52 (1982). Other federal district courts have
followed this decision.
3. The effect of the Antioch decision is that a 60-day durational limit on a political sign is
presumed to be a First Amendment violation, unless a city or county can prove that the
durational limit is the least restriction possible to achieve its objective, the purpose of the
regulation could not be achieved by other less restrictive means and adequate, equally
effective alternative means of communication are available.
4. The City has an interest in regulating the time, place, and manner of posting signs to
prevent clutter and visual blight. This was the initial rationale for imposing the 60-day
durational limit.
5. The City Council finds that a time limit on the placement and removal of political signs
provides a means by which private property owners can express their support or
opposition to a candidate for political office or a ballot measure.
6. The City Council finds that a limit on the time period a political sign may be displayed
does not regulate the message expressed by the political sign.
7. The City Council finds that converting the durational limit from a mandate enforceable
as an infraction to a guideline with an incentive for voluntary compliance further avoids
regulating speech content.
8. The City Council finds that an eighty-eight (88) day limit on displaying political signs is
rationally related to the policy objective of avoiding clutter and visual blight by limiting
political signs to a reasonable period of time prior to an election. Eighty-eight (88) days is
a reasonable period of time, because the California Elections Code requires a candidate
for local elective office to file his or her nomination papers not less than eighty-eight (88)
days before the election. The eighty-eight (88) day limit allows the political sign to be
Page 31 of 305
2
displayed for the full period of time that a candidate is a qualified candidate for an
election.
SECTION TWO.
Section 3224 in Division 3, Chapter 7, Article 2 of the Ukiah City Code is hereby
amended to read as follows (unchanged text is omitted and is shown by “* * *”):
§3224 SIGNS EXEMPTED FROM PERMIT REQUIREMENTS
The following signs do not require a sign permit:
* * *
C. One political campaign sign on private property not exceeding four (4) square feet
in area or four feet (4’) in height. These signs shall be removed within ten (10) days
following the elections. Such signs shall should not be erected prior to sixty eighty-eight
(6088) days before the election. Property owners and residents are strongly encouraged
to comply with this eighty-eight (88) day limit. The City shall post on the portion of its
website where the City posts the “voluntary spending limit candidates/committees" list
pursuant to Section 2081.D.7, a list of candidates and campaign committees who have
committed in writing to distributing and posting campaign signs on private property no
more than eighty-eight (88) days before the election.
* * *
SECTION THREE.
1. Publication: Within fifteen (15) days after its adoption, this Ordinance shall be
published once in a newspaper of general circulation in the City of Ukiah. In lieu of
publishing the full text of the Ordinance, the City may publish a summary of the
Ordinance once 5 days prior to its adoption and again within fifteen (15) days after its
adoption.
3. Effective Date: The ordinance shall become effective thirty (30) days after its
adoption.
Introduced by title only on ___________, 2020, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Adopted on ___________, 2020, by the following roll call vote:
AYES:
NOES:
Page 32 of 305
3
ABSENT:
ABSTAIN:
_______________
Douglas F. Crane, Mayor
ATTEST:
_______
Kristine Lawler, City Clerk
Page 33 of 305
1
ORDINANCE NO.
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH
AMENDING SECTION 3224 IN DIVISION 3, CHAPTER 7, ARTICLE 2
OF THE CITY CODE REGULATING THE POSTING OF POLITICAL
CAMPAIGN SIGNS.
The City Council of the City of Ukiah hereby ordains as follows:
SECTION ONE. Findings and Purpose.
1. Ukiah City Code Section 3224.C currently provides that political signs do not require a
sign permit prior to posting on private property, provided that the sign does not exceed
specified size limitations, shall be removed within ten (10) days following the election,
and shall not be erected prior to sixty (60) days before the election.
2. The federal district court in Sacramento struck down a 60-day time limit on small
temporary political signs as violating the First Amendment. (Antioch v. Candidates'
Outdoor Graphic Service, 557 F. Supp. 52 (1982). Other federal district courts have
followed this decision.
3. The effect of the Antioch decision is that a 60-day durational limit on a political sign is
presumed to be a First Amendment violation, unless a city or county can prove that the
durational limit is the least restriction possible to achieve its objective, the purpose of the
regulation could not be achieved by other less restrictive means and adequate, equally
effective alternative means of communication are available.
4. The City has an interest in regulating the time, place, and manner of posting signs to
prevent clutter and visual blight. This was the initial rationale for imposing the 60-day
durational limit.
5. The City Council finds that a time limit on the placem ent and removal of political signs
provides a means by which private property owners can express their support or
opposition to a candidate for political office or a ballot measure.
6. The City Council finds that a limit on the time period a political sign may be displayed
does not regulate the message expressed by the political sign.
7. The City Council finds that converting the durational limit from a mandate enforceable
as an infraction to a guideline with an incentive for voluntary compliance further avoids
regulating speech content.
8. The City Council finds that an eighty-eight (88) day limit on displaying political signs is
rationally related to the policy objective of avoiding clutter and visual blight by limiting
political signs to a reasonable period of time prior to an election. Eighty-eight (88) days is
a reasonable period of time, because the California Elections Code requires a candidate
for local elective office to file his or her nomination papers not less than eighty-eight (88)
days before the election. The eighty-eight (88) day limit allows the political sign to be
Page 34 of 305
2
displayed for the full period of time that a candidate is a qualified candidate for an
election.
SECTION TWO.
Section 3224 in Division 3, Chapter 7, Article 2 of the Ukiah City Code is hereby
amended to read as follows (unchanged text is omitted and is shown by “* * *”):
§3224 SIGNS EXEMPTED FROM PERMIT REQUIREMENTS
The following signs do not require a sign permit:
* * *
C. One political campaign sign on private property not exceeding four (4) square feet
in area or four feet (4’) in height. These signs shall be removed within ten (10) days
following the elections. Such signs should not be erected prior to eighty-eight (88) days
before the election. Property owners and residents are strongly encouraged to comply
with this eighty-eight (88) day limit. The City shall post on the portion of its website
where the City posts the “voluntary spending limit candidates/committees" list pursuant
to Section 2081.D.7, a list of candidates and campaign committees who have committed
in writing to distributing and posting campaign signs on private property no more than
eighty-eight (88) days before the election.
* * *
SECTION THREE.
1. Publication: Within fifteen (15) days after its adoption, this Ordinance shall be
published once in a newspaper of general circulation in the City of Ukiah. In lieu of
publishing the full text of the Ordinance, the City may publish a summary of the
Ordinance once 5 days prior to its adoption and again within fifteen (15) days after its
adoption.
3. Effective Date: The ordinance shall become effective thirty (30) days after its
adoption.
Introduced by title only on ___________, 2020, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Adopted on ___________, 2020, by the following roll call vote:
AYES:
NOES:
Page 35 of 305
3
ABSENT:
ABSTAIN:
_______________
Douglas F. Crane, Mayor
ATTEST:
_______
Kristine Lawler, City Clerk
Page 36 of 305
Page 1 of 3
Agenda Item No: 12.c.
MEETING DATE/TIME: 11/4/2020
ITEM NO: 2020-550
AGENDA SUMMARY REPORT
SUBJECT: Review of the Draft Objective Development and Design Standards and Flexible Parking Standards
with Possible Direction to Staff to Prepare a Draft Zoning Ordinance Amendment Incorporating Both Sets of
Standards into Ukiah City Code.
DEPARTMENT: Community
Development PREPARED BY: Mireya Turner, Planning Manager
PRESENTER: Mireya Turner, Planning Manager
ATTACHMENTS:
1. 2019-2027 Housing Element
2. Draft Objective Standards
3. Draft Flexible Parking Standards
4. PC and DRB Minutes
Summary: The City Council will review the draft Objective Development and Design Standards and Flexible
Parking Standards; and possibly direct Staff to prepare a draft zoning ordinance amendment incorporating
both sets of Standards into Ukiah City Code.
Background: Since adoption of the 2019-2027 City of Ukiah Housing Element (Attachment 1) and given the
Council's focus on the creation of housing opportunities, Staff has immediately moved forward the
implementation of programs within Section 7, the Housing Plan (pages 87-97 of 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 Department of Housing and Community Development (HCD).
Creation of Objective Development and Design Standards (Attachment 2) and Flexible Parking Standards
(Attachment 3) are listed as Programs 1e and 3b, respectively, of the City's Housing Plan. These are the first
programs Staff has completed for Council's review and possible direction to Staff for future incorporation into a
Zoning Ordinance Amendment. Program details are below.
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." The schedule for completion is "by the end of calendar year 2020."
Objective Development and Design Standards are also mentioned as a component of Program 2h of the City's
Housing Plan, which involves creation of a by-right (ministerial) process for new housing development in
Zoning Districts C-1, C-2, and three selected parcels, provided that the developer builds to these Standards.
3b. "Develop flexible parking policies for new residential development." The schedule for completion is to
"create a draft policy by June 30, 2020."
Review by City Departments, Design Review Board, and Planning Commission
Page 37 of 305
Page 2 of 3
The Public Review Drafts of the Flexible Parking Standards and Objective Development and Design
Standards were reviewed by City Divisions and Departments including the Building Division, Public Works
Department, Electric Utility Department, Ukiah Police Department, and Ukiah Valley Fire Authority; the Design
Review Board, and the Planning Commission. No changes were suggested by City Divisions and
Departments. Input and comments were received from the Design Review Board and Planning Commission
and have been integrated into the Draft Objective Design and Development Standards (shown in blue and
green font in Attachment 2). Comments are also listed in the Minutes of the Design Review Board and
Planning Commission (Attachment 4).
The Design Review Board and Planning Commission reviewed the Draft Flexible Parking Standards at a Joint
Meeting on June 10, 2020. Both bodies approved a recommendation of the Moderate Reduction to Residential
Parking Standards, and Unbundled Parking Options with a minimum requirement of one (1) standard parking
space per unit of housing.
Input by City Council Housing Element Implementation Ad Hoc Committee
On September 2, 2020, Council formed the City Council Housing Element Implementation Ad Hoc Committee,
appointing Vice-Mayor Orozco and Councilmember Mulheren to the Committee. The Ad Hoc Committee met
on October 1, 2020 and October 15, 2020, and provided additional input on the Objective Development and
Design Standards and Flexible Parking Standards. Changes were suggested for the Objective Development
and Design Standards (shown in red font within Attachment 2) and included privacy for adjacent residences,
noise impact from HVAC systems, buffers between parking and residences, private open space minimums,
and public gathering spaces. The Ad Hoc expressed support for the recommendation of the Design Review
Board and Planning Commission related to the Flexible Parking Standards.
Application of the California Environmental Quality Act
The California Environmental Quality Act (CEQA) defines a project as an activity which may cause either a
direct physical change in the environment, or a reasonably foreseeable indirect physical change in the
environment, and which is any of the following (Sections 15378 and 21065):
(a) An activity directly undertaken by any public agency.
(b) An activity undertaken by a person which is supported, in whole or in part, through contracts, grants,
subsidies, loans, or other forms of assistance from one or more public agencies.
(c) An activity that involves the issuance to a person of a lease, permit, license, certificate, or other entitlement
for use by one or more public agencies.
Consideration of the Objective Development and Design Standards and Flexible Parking Standards for Staff
direction is not a project within this CEQA definition, and therefore, a CEQA determination is not required.
Discussion: Staff requests that Council review the draft Objective Development and Design Standards and
Flexible Parking Standards and provide any additional input as desired. Additionally, Staff recommends
Council direct Staff to prepare a draft zoning ordinance amendment incorporating both sets of Standards into
Ukiah City Code.
Recommended Action: Review the draft Objective Development and Design Standards and Flexible Parking
Standards; and direct Staff to prepare a Draft Zoning Ordinance Amendment incorporating both sets of
Standards into Ukiah City Code.
BUDGET AMENDMENT REQUIRED: N/A
CURRENT BUDGET AMOUNT: N/A
PROPOSED BUDGET AMOUNT: N/A
Page 38 of 305
Page 3 of 3
FINANCING SOURCE: N/A
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: Craig Schlatter, Community Development Director
Page 39 of 305
Housing Element Update
2019-2027
Draft completed: July 12, 2019
Adopted: October 23, 2019
Certified by HCD: December 5, 2019
Prepared by:
City of Ukiah Community Development Department
300 Seminary Ave. Ukiah, CA 95482
www.cityofukiah.com/community-development
Attachment 1
Page 40 of 305
ii 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
Table of Contents
Section 1: Introduction ........................................................................................................................... 1
A. Purpose ..................................................................................................................................... 1
B. Legal Framework and Statutory Requirements ....................................................................... 1
C. General Plan Consistency ........................................................................................................ 2
D. Public Participation and Community Outreach ........................................................................ 3
Section 2: Housing Needs Assessment ............................................................................................... 5
A. Population Characteristics ........................................................................................................ 6
B. Household Characteristics ...................................................................................................... 11
C. Housing Affordability ............................................................................................................... 13
D. Special Needs Populations ..................................................................................................... 15
E. Housing Stock Characteristics ................................................................................................ 23
F. Assisted Affordable Housing Units ......................................................................................... 28
Section 3: Projected Housing Needs .................................................................................................. 33
A. Regional Housing Needs Allocation ....................................................................................... 33
B. Housing Needs for Extremely Low-Income Households ....................................................... 34
C. Housing Production Since 2014 ............................................................................................. 35
Section 4: Sites Inventory and Analysis.............................................................................................. 36
A. Approved Projects and Entitled Units .............................................................................. 36
B. Vacant and Underutilized Land ....................................................................................... 36
Section 5: Housing Constraints and Opportunities ..................................................................... 59
A. Governmental Constraints ...................................................................................................... 59
B. Non-Governmental Constraints ....................................................................................... 80
C. Environmental Constraints...................................................................................................... 82
D. Military Compatibility ............................................................................................................... 84
E. Opportunities for Energy Conservation .................................................................................. 84
Section 6: Quantified Objectives ....................................................................................................... 86
Section 7: Housing Plan .............................................................................................................. 87
A. Goals, Policies, and Implementing Programs ........................................................................ 87
B. Annual Reporting .................................................................................................................... 99
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List of Tables
Table 2.1 Housing Needs Assessment – At-a-Glance .................................................................. 5
Table 2.2 Population Growth Trends Comparison ........................................................................ 6
Table 2.3 Population Trends Comparisons ................................................................................... 6
Table 2.4 Recent Local Population Trends ................................................................................... 6
Table 2.5 Age Comparisons ......................................................................................................... 7
Table 2.6 Population by Gender Comparison ............................................................................... 7
Table 2.7 Population Distribution by Race .................................................................................... 8
Table 2.8 Change in Employment Comparison .......................................................................... 10
Table 2.9 Household Size by Tenure .......................................................................................... 11
Table 2.10 Household Size Comparison .................................................................................... 11
Table 2.11 2018 State Income Limits ......................................................................................... 12
Table 2.12 Households by Income Category .............................................................................. 12
Table 2.13 Household Income Distribution Comparison ............................................................. 13
Table 2.14 Households Overpayment by Tenure ....................................................................... 14
Table 2.15 Overcrowded Housing Units ..................................................................................... 14
Table 2.16 Senior Households by Tenure .................................................................................. 15
Table 2.17 Disability Status ........................................................................................................ 16
Table 2.18 Household Size by Tenure ........................................................................................ 18
Table 2.19 Single-Parent Households ........................................................................................ 19
Table 2.20 Female-Headed Households .................................................................................... 19
Table 2.21 Farmworkers by Days Worked .................................................................................. 20
Table 2.22 Housing Units by Type .............................................................................................. 24
Table 2.23 Housing Stock Age .................................................................................................. 24
Table 2.24 Housing Stock Conditions ......................................................................................... 25
Table 2.25 Households by Tenure Comparison ......................................................................... 26
Table 2.26 Occupancy Status of Housing Units ......................................................................... 26
Table 2.27 Overall Vacancy by Tenure ....................................................................................... 27
Table 2.28 Changes in Median Home Sales Prices ................................................................... 27
Table 2.29 Changes in Average Monthly Rent Prices ................................................................ 27
Table 2.30 Inventory of Assisted Rental Housing ....................................................................... 29
Table 3.1 Regional Housing Needs Allocation ............................................................................ 33
Table 3.2 Regional Housing Needs Allocation Comparison ....................................................... 33
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Table 3.3 Housing Production ..................................................................................................... 35
Table 4.1 Zoning Districts that Allow Residential Development .................................................. 38
Table 4.2 Airport Compatibility Zone Criteria .............................................................................. 40
Table 4.3 Vacant and Underutilized Inventory ............................................................................ 42
Table 4.4 Summary of Housing Capacity by Income Level ........................................................ 57
Table 5.1 Planning Permit Requirements by Zoning Districts ..................................................... 60
Table 5.2 Residential Zoning Districts and Development Standards .......................................... 61
Table 5.3 Downtown Zoning Code Development Standards Summary ...................................... 63
Table 5.4 1996 Airport Comprehensive Land Use Plan Compatibility Criteria............................ 68
Table 5.5 2018 Planning Permits and Related Services Fees .................................................... 69
Table 5.6 Timelines for Planning Permits ................................................................................... 71
Table 5.7 Densities for Multi-Family Housing Projects ............................................................... 81
Table 6.1 Quantified Objectives, City of Ukiah ........................................................................... 86
Table 6.2 2014-2019 and 2019-2027 Housing Goals Comparison ............................................. 98
List of Figures
Figure 2.1 Housing Stock Age .................................................................................................... 25
Figure 4.1 Map of all Identified Vacant and Underutilized Parcels and Constraints .................. 54
Figure 4.2 Map of Identified Vacant Parcels ............................................................................... 55
Figure 4.3 Map of Identified Underutilized Parcels ..................................................................... 56
Figure 5.1 City of Ukiah Zoning Map .......................................................................................... 64
Figure 5.2 Ukiah Municipal Airport Master Plan Compatibility Zoning Map July 1996 ................ 67
Figure 5.3 Curb, Gutter and Sidewalk Standards ....................................................................... 78
Figure 5.4 City of Ukiah Flood Zone Map ................................................................................... 83
List of Appendices
Appendix A: Community Housing Workshops Summary of Input and List of Stakeholders
Appendix B: Community Housing Satisfaction Survey Results
Appendix C: List of Qualified Entities for Preserving At-Risk Units
Appendix D: 2017 City of Ukiah Housing Strategy
Appendix E: Vacant and Underutilized Inventory and Maps
Appendix F: Safe Neighborhood by Design Standards
Appendix G: Review of 2014-2019 Housing Element Accomplishments
Appendix H: Summary of 2019-2027 Goals, Policies, and Implementing Programs
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SECTION 1: INTRODUCTION
A. Purpose
Ukiah is located in southeast central Mendocino County along the Highway 101 corridor and
near the east/west intersection of Highway 20, two hours north of the Golden Gate Bridge.
Incorporated in 1876, Ukiah is the largest city and county seat in Mendocino County. The City’s
first General Plan was adopted in 1974, and the City is currently in the process of completing a
General Plan Update that will map out the vision for community development through 2040.
The Housing Element, one of the seven State-mandated elements of the General Plan that sets
forth the City’s plan for housing in the community, was last adopted on June 1, 2016 for the
2014-2019 Planning Cycle. The California Department of Housing and Community Development
certified the City’s Housing Element later that same year. In accordance with State Housing
Element Law, this Housing Element has been updated for the 2019-2027 Planning Cycle. To be
responsive to the policy changes at the State level brought about by the 2017 Housing Bills
package and to address the local Ukiah community’s focus on housing, the Housing Element
has undergone substantive changes in format and content. The Element was prepared by the
City of Ukiah Community Development Department, with assistance from the State Department
of Housing and Community Development.
B. Legal Framework and Statutory Requirements
The 2019-2027 Housing Element represents the City of Ukiah’s efforts to fulfill requirements
under the State Housing Element Law and responds to Ukiah’s housing needs by identifying
policies and implementing actions for meeting those needs. State law defines the general topics
that Ukiah’s Housing Element must cover. Specifically, the element must: (1) document housing
related conditions and trends; (2) provide an assessment of housing needs; (3) identify
resources, opportunities and constraints to meeting those needs; and (4) establish policies,
programs and quantified objectives to address housing needs.
State law establishes requirements for all portions of the General Plan. However, for the
Housing Element, the State requirements tend to be more specific and extensive than for other
elements. The purpose of a Housing Element is described in Government Code §65583.
“The housing element shall consist of an identification and analysis of existing
and projected housing needs and a statement of goals, policies, quantified
objectives, financial resources, and scheduled programs for the preservation,
improvement, and development of housing. The housing element shall identify
adequate sites for housing, including rental housing, factory-built housing,
mobilehomes, and emergency shelters, and shall make adequate provision for
the existing and projected needs of all economic segments of the community.”
While jurisdictions must review and revise all elements of their General Plan on a regular basis
to ensure that they remain up to date, State law requires that Housing Elements be reviewed
and updated at least every five years. The process of updating Housing Elements is to be
initiated by the State through the regional housing needs process, as described later in this
document. The regional housing needs process was recently conducted in 2018.
State law is also quite specific in terms of what the Housing Element must contain:
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1. “An assessment of housing needs and an inventory of resources and constraints
relevant to the meeting of these needs…”
2. “A statement of the community’s goals, quantified objectives, and policies relative to the
maintenance, preservation, improvement, and development of housing…”
3. “A program that sets forth a schedule of actions during the planning period, each with a
timeline for implementation, that may recognize that certain programs are ongoing, such
that there will be beneficial impacts of the programs within the planning period, that the
City of Ukiah is undertaking or intends to undertake to implement the policies and
achieve the goals and objectives of the housing element through the administration of
land use and development controls, the provision of regulatory concessions and
incentives, the utilization of appropriate federal and state financing and subsidy
programs when available…”
4. The Housing Element must: (1) identify adequate sites with appropriate zoning densities
and infrastructure to accommodate the housing needs for groups of all household
income levels, including adoption of minimum density and development standards and
rezoning of sites; and (2) address and, where appropriate and legally possible, remove
governmental and nongovernmental constraints to the maintenance, improvement, and
development of housing, including housing for all income levels and housing for persons
with disabilities.
5. An assessment of homeless needs and the opportunity for the creation of emergency
shelters and transitional/supportive housing. The opportunity must encourage these
facilities while providing flexibility for existing local strategies and cooperative efforts.
6. An evaluation of Military Compatibility and whether or not the City of Ukiah meets one of
the three criteria that require measures to ensure compatibility.
Per requirements listed in SB 1087, the City of Ukiah will also ensure the adopted Housing
Element is provided to water and sewer providers.
C. General Plan Consistency
California Government Code requires internal consistency among the various elements of the
General Plan. Ukiah’s General Plan was adopted in 1996, and the Circulation Element was
amended in 2004. Upon adoption, the 2019-2027 Housing Element will become part of the
City’s General Plan. City Staff has reviewed the goals and polices of other General Plan
Elements and have not located any inconsistencies. Therefore, the Ukiah General Plan does
not need to be amended based on adoption of the 2019-2027 Housing Element. The City is
currently (2019) in the process of preparing a comprehensive update of its General Plan- the
2040 Ukiah General Plan. Adoption of the 2040 General Plan may necessitate revisions to the
Housing Element to maintain internal consistency, and the City will maintain this consistency as
future General Plan updates are completed.
As housing development projects are proposed and the City undertakes housing activities, the
goals and policies of all General Plan Elements are examined to ensure consistency. In the
event that a proposed project or housing activity is inconsistent with the General Plan, the
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project applicant or City Staff could initiate an amendment to the General Plan to accommodate
the project or activity. This process involves internal staff review, CEQA compliance, a public
hearing before the Planning Commission, and a public hearing before the City Council.
This Housing Element Update has been guided by the goals and polices of the existing General
Plan. The General Plan includes the following Vision Statements:
“We envision development that provides a mix of housing types and prices.”
“We envision aesthetically designed, affordable housing, planned to encourage walking,
bicycling, and public transit.”
D. Public Participation and Community Outreach
Recognizing the importance of engaging the community in a dialogue about housing- defining
problems and creating solutions- the City deployed a collaborative public participation approach
and extensive outreach effort to help ensure appropriate housing goals and policies were more
efficiently and effectively evaluated, developed, and implemented. The following steps were
taken to engage community members and housing stakeholders in this process:
1. Release of a Community Housing Satisfaction Survey in December 2017 in advance of the
City beginning the update process of the Housing Element. The City received responses
from 385 survey participants.
2. Development of a Housing Element webpage on the Projects page of the City’s website.
The City distributed information and updates on the webpage throughout the development of
the Housing Element: https://www.cityofukiah.com/projects/housing-element-update/.
3. Advertising of two community housing workshops, including email notifications and phone
calls to a list of nearly 100 local stakeholders of developers, lenders, housing advocacy
groups, water and sewer providers, and representatives of local tribes. Both meetings were
advertised for at least two weeks prior to the meeting date and also announced during
televised City Council meetings prior to the two dates. Announcements were also posted on
the City of Ukiah’s Facebook page.
4. Presentations and tables/booths at Hispanic community events and meetings, including
Ukiah Vecinos en Acción, Latinx, and the Mexican Consulate.
5. Development of a press release sent to local media outlets. This press release was picked
up by the primary local newspaper in the region, The Ukiah Daily Journal. A series of news
articles was written by The Ukiah Daily Journal about the updating of the City’s Housing
Element, which helped increase public awareness.
6. Posting of flyers announcing the two workshops in both English and Spanish at lower
income housing developments across the City.
7. Hosting of two Community Housing Workshops:
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Community Housing Workshop #1
The City of Ukiah hosted the first Community Housing Workshop on March 21, 2019, from
5:30 pm to 7:30 pm. Over 100 local stakeholders were invited; approximately 40 people
attended. City staff made a presentation describing the Housing Element Update process
and State requirements, Regional Housing Needs Allocation, and an overview of the
existing (2014-19) Housing Element goals and programs. The existing goals were evaluated
with the public’s input in mind and goals were revised and added based on this input.
Community Housing Workshop #2
The City of Ukiah hosted a second Community
Housing Workshop on April 25, 2019, from 5:30
pm to 7:30 pm. Over 100
stakeholders/residents were again invited,
including additional individuals that had been
asked to be added to the invitation list; 31
attended. City staff made a presentation of key
updated housing and demographic data that had been collected since the first workshop
and included a summary of comments received from the first workshop. Attendees
participated in exercises to arrive at suggested goals and policies and voted for those
policies that were most important to them.
The input received at both workshops is summarized in Appendix A and has been
incorporated into the Housing Element where applicable. Also included in Appendix A is a
list of stakeholders invited to participate in the Housing Element Update process. Appendix
B contains the results of the Community Housing Satisfaction Survey.
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SECTION 2: HOUSING NEEDS ASSESSMENT
The City of Ukiah strives to achieve a balanced housing stock that meets the needs of all
economic segments of the community. To understand what housing needs exist in Ukiah and
what the City can do to address those needs, a review of the existing housing stock and
housing market must first be completed. This section of the Housing Element discusses the
major components of existing housing needs in the City of Ukiah, including population,
employment, household demographics, and housing stock characteristics.
TABLE 2.1
HOUSING NEEDS ASSESSMENT – AT-A-GLANCE
City Area Size 4.72 square miles
Vacant/Underutilized Land 166 acres (2019) (105 acres in 2016, 108 acres in 2009)
Vacant Residential Units (%) 3.0% (2017)
Occupied Housing Units 93.5% (2017)
Persons Per Household 2.61 (2017)
Median Age 34.8
Sex Percentages Females = 49.9 (7,935) Males = 50.1% (7,982)
Median Income $43,480 (2017)
Senior Citizens (over age 65) 2,229 (2017)
Children Under 5 Years Old 1125 (7.1%) (2017)
Individuals Below Poverty Level 17% (2017) (20% in 2016)
Total Housing Units 6,336 (2017)
Owner-Occupied Housing Units 2,490 (42%) (2017)
Renter-Occupied Housing Units 3,433 (58%)
Median Single Family Home Rental $982 (2017) $949 (2016) $928 (2015)
Median Home Sales Price $357,800 (March 2019)
Extremely Low Income Households 840 (2015)
Mobile Homes 297 (2017)
Homeless Shelter Statistics (2017-2018) An average daily bed count of 44 adults and 9 children
between November and April 2017-2018. 21 people
achieved permanent housing during the same time frame.
Free Meals Served at Plowshares and
Meals on Wheels
61,017 (342 children) in 2018
People who Speak a Language Other
Than English at Home
4,349 (29%)
Average Household Size 2.48 people in 2019 (2.47 in 2010)
Those in the Labor Force 6,708 in 2017 (6,451 in 2016)
Largest Employers Ukiah Valley Medical Center, County of Mendocino,
Costco, Ukiah Unified, Mendocino College
Female Heads of Household 714 in 2017
Unemployment Rate Ukiah: 7.1% (January 2019)
Mendocino County: 5.2% (January 2019)
California: 4.2% (January 2019)
Source: State Department of Finance; Mendocino County Economic/Demographic Profile, CED Chico; Mendocino County
Workforce Investment Board Economic Scorecard
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A. Population Characteristics
1. Population Growth
According to the California Department of Finance, population of the City of Ukiah in January
2018 was estimated at 16,226 persons. As shown in Table 2.2, the annual growth rate between
1990 and 2018 (current) averaged approximately 0.3%. Between 2000 and 2010, the City
added 545 residents, or 3.7%, to its population. This compares to growth rates of 12.3% for the
State of California, 1.3% for Mendocino County, 6.4% for the City of Fort Bragg, and a loss of
1.3% for the City of Lakeport during the 2000-2010 period (see Table 2.3).
TABLE 2.2
POPULATION GROWTH TRENDS (1990-CURRENT)
Year Population Change % Change Over
Period
Average Annual
Growth Rate
1990 14,599
2000 15,497 901 6.2% 0.6%
2010 16,042 575 3.7% 0.4%
Current 16,226 151 1.1% 0.1%
Source: California Department of Finance
TABLE 2.3
POPULATION TRENDS COMPARISONS (2000-2010)
Jurisdiction Name 2000 2010
Change
(2000-2010)
Number %
Mendocino County 58,407 59,171 764 1.3%
City of Fort Bragg 6,814 7,251 437 6.4%
City of Lakeport 4,820 4,758 -62 -1.3%
State of California 33,873,086 38,041,430 4,168,344 12.3%
City of Ukiah 15,497 16,042 545 3.5%
Source: California Department of Finance
Overall, the City of Ukiah’s population has increased moderately over the past nearly 30 years,
with a more accelerated increase in the last four years (see Table 2.4). Projections from the
California State University Chico Center for Economic Development- Mendocino County
Economic/Demographic Profile show this trend continuing.
TABLE 2.4
RECENT LOCAL POPULATION TRENDS (2015-2018)
Jurisdiction Name 2015 2018
Change
(2015-18)
Number %
Mendocino County 59,598 59,985 387 0.1%
City of Fort Bragg 7,377 7,512 135 1.8%
City of Lakeport 5,097 5,134 37 0.1%
City of Ukiah 15,785 16,226 441 2.8%
Source: California Department of Finance
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2. Age Characteristics
Census 2010 indicates that Ukiah’s population has a median age of 35.9, which is over five
years younger than the County at 41.5 (see Table 2.5). Although the median age has increased
slightly over the last 10 years, possibly reflecting an aging population, the majority of the
population, at 52.9%, are in the age ranges of 15 to 54 years. This compares to 49.9% in
Mendocino County.
TABLE 2.5
AGE COMPARISONS (2000-2010)
Age Group % Ukiah (2000) % Ukiah (2010) % Mendocino County
(2010)
Under 5 Years 7.0% 7.3% 6.1%
5-14 Years 14.8% 13.3% 12.1%
15-24 Years 14.3% 13.9% 11.9%
25-34 Years 13.9% 14.4% 12.1%
35-44 Years 14.2% 11.6% 11.7%
45-54 Years 13.3% 12.9% 14.2%
55-64 Years 8.3% 12.1% 16.4%
65-74 Years 6.0% 6.5% 8.6%
75 and Over 8.2% 8.0% 6.8%
Median Age 35 35.9 41.5
Source: 2000 and 2010 U.S. Census
3. Gender and Race/Ethnicity
The City of Ukiah has a nearly equal gender distribution, with 48% males and 52% females and
similar age distribution of the two sexes. This is similar to the population by gender distribution
in Mendocino County.
TABLE 2.6
POPULATION BY GENDER COMPARISON (2010)
City of Ukiah, California Mendocino County, California
Male 7,739 48.1% 43,983 50.1%
Female 8,336 51.9% 43,858 49.9%
Source: 2010 U.S. Census
Between 2000 and 2010, Ukiah became increasingly diverse in its racial and ethnic
composition. This trend follows state and national trends. In Ukiah, the White population still
constituted substantially more than half of the City residents in 2010, but Census 2010 reported
the White population decreased by 7.4% since 2000. The Hispanic population grew 8.4% in the
10-year period, from 19.3% in 2000 to 27.7% in 2010. Of the Hispanic population, 25.3% were
of Mexican ethnicity. Over 20% of Ukiah is either some other race or two or more races.
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TABLE 2.7
POPULATION DISTRIBUTION BY RACE (2000-2010)
Race Percent (2000) Percent (2010)
White 79.5 72.1
Hispanic 19.3 27.7
African American 1.0 1.1
American Indian and Alaska Native 3.8 3.7
Asian 1.7 2.6
Native Hawaiian/Pacific Islander 0.1 0.2
Other 9.7 14.8
Two or More Races 4.3 5.5
Source: 2000 and 2010 U.S. Census
4. Economic Characteristics
Employment has an important impact on housing needs. Incomes associated with different jobs
and the number of workers in a household often determines the type and size of housing a
household can afford. Typically, employment growth leads to housing demand, while the
reverse is true when employment is reduced.
a. Occupations and employment trends
Ukiah benefits from its location on the Highway 101 corridor, near the Highway 20 east/west
interchange, and its close proximity (60 miles) to Santa Rosa and the Sonoma County wine
region. Ukiah’s economy, although modest in size compared to the Bay Area and other denser
urban regions to the south, is the employment hub of both the Lake and Mendocino County
regions.
Of the U.S. Census Bureau-estimated 6,708 employed Ukiah residents in 2017, the biggest
concentrations in employment sectors were in educational, healthcare, and social assistance
services (24.5%), arts, entertainment, recreation, and accommodation and food services
(13.1%), retail (12.6%), and professional, scientific, management, and administrative and waste
management services (8.4%). Although there were some similar concentrations in employment
sectors to those of Ukiah, Countywide employment numbers differed with concentrations in
professional, scientific, management, and administrative and waste management services
(23.1%), wholesale trade (13.6%), educational, healthcare, and social assistance services
(10.7%), agriculture, forestry, fishing and hunting, and mining (8.0%), and professional,
scientific, management, and administrative and waste management services (8.0%).
The 2007-2009 economic recession coupled with the loss of Redevelopment funding in 2012
produced a negative economic impact from which many small, rural California communities
have not recovered. Regardless, the U.S. Census Bureau estimated an 11% employment rate
increase in Ukiah, while Mendocino County as a whole experienced a 2.9% decrease. During
this period, Ukiah added nearly 700 jobs during this period of otherwise slow economic activity.
Additionally, employment trends show a large concentration of people in educational, food
services, and retail trade within Ukiah. These jobs typically offer a lower wage scale, suggesting
the need for low, moderate, and “middle-income” housing in Ukiah. Household income
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distributions in Table 2.12 confirm this conclusion- over 57% of Ukiah households have annual
incomes between $15,000 and $75,000.
b. Unemployment
According to the State Employment Development Department, 7,360 Ukiah residents were in
the labor force as of January 2019, with an unemployment rate of 7.1 percent. The
unemployment rate in Mendocino County is 5.2 percent.
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10
TABLE 2.8
CHANGE IN EMPLOYMENT COMPARISONS
Ukiah Mendocino County
2009 2017 2009-
2017 2009 2017 2009-
2017
Number Percent Number Percent Percent
Change Number Percent Number Percent Percent
Change
Civilian employed population
16 years and over 6,037 100% 6,708 100% 11.1% 38,188 100% 37,084 100% -2.9%
Agriculture, forestry, fishing
and hunting, and mining 120 2.0% 352 5.2% 3.2% 2,165 10.3% 2,356 6.4% -2.3%
Construction 548 9.1% 326 4.9% -4.2% 3,944 7.9% 2,970 8.0% -1.3%
Manufacturing 435 7.2% 451 6.7% -0.5% 3,012 2.9% 2,455 6.6% -0.5%
Wholesale trade 206 3.4% 158 2.4% -1.0% 1,090 13.6% 907 2.4% -0.7%
Retail trade 859 14.2% 843 12.6% -1.6% 5,198 3.6% 4,785 12.9% -0.9%
Transportation and
warehousing, and utilities 324 5.4% 322 4.8% -0.6% 1,385 1.4% 997 2.7% 0.4%
Information 53 0.9% 108 1.6% 0.7% 521 4.3% 673 1.8% -0.4%
Finance and insurance, and
real estate and rental and
leasing
329 5.4% 278 4.1% -1.3% 1,643 8.4% 1,456 3.9% -0.4%
Professional, scientific, and
management, and
administrative and waste
management services
361 6.0% 562 8.4% 2.4% 3,198 20.1% 2,970 8.0% 3%
Educational services, and
healthcare and social
assistance
1,354 22.4% 1,640 24.5% 3.1% 7,681 10.7% 8,549 23.1% 1.2%
Arts, entertainment, and
recreation, and
accommodation and food
services
658 10.9% 877 13.1% 2.2% 4,093 4.3% 4,423 11.9% 1.3%
Other services, except public
administration 297 4.9% 291 4.3% -0.6% 1,652 6.8% 2,094 5.6% -0.2%
Public administration 493 8.2% 500 7.5% -0.7% 2,606 5.7% 2,449 6.6% 0.7%
Source: American Community Survey, Census Bureau Population Estimates Program
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B. Household Characteristics
1. Household Size
A city’s number of households can increase or decrease even in periods of little to no
population growth, because of adult children leaving at home, divorce, economic conditions,
and through birth and death within the general population. The average number of persons
occupying each household is known as household size and is expressed in terms of the
number of persons per household. Typically, the number of persons per household is
slightly higher in owner occupied households than in renter households. This trend was true
in Ukiah, to a lesser extent than the State, with average number of persons per household at
2.47 in 2000 and 2.48 in 2010 (see Table 2.9).
TABLE 2.9
HOUSEHOLD SIZE BY TENURE
Year
Persons per Household by Tenure
City of Ukiah State of California
Homeowner Renter Average Homeowner Renter Average
2000 2.46 2.47 2.47 2.93 2.79 2.87
2010 2.52 2.46 2.48 2.95 2.83 2.90
Source: 2000 and 2010 U.S. Census
TABLE 2.10
HOUSEHOLD SIZE COMPARISON (2000-2010)
Household Size Number (2000) Number (2010) Percent (2000) Percent (2010)
1 Person 1,927 2,064 32.2 33.5
2 Persons 1,805 1,797 30.2 29.2
3 Persons 946 910 15.8 14.8
4 Persons 693 679 11.6 11.0
5 Persons 331 367 5.5 6.0
6 Persons 156 190 2.6 3.1
7 Persons 127 151 2.1 2.5
Totals 5,985 6,158
Source: 2000 and 2010 U.S. Census
Of the 6,158 households in the City of Ukiah, 3,611 (58.6%) consisted of families, 1,809 (29.4%)
consisted of households with children under 18 living at home; and 2,317 (or 37.6%)
households being headed by married couples. Of the married couple households, 1,012
(16.4%) had children under the age of 18 living at home.
Overall, there were similar numbers in household size between 2000 and 2010 (see Table
2.10). The number of single-person households increased slightly in 2010, as did the number of
5, 6, and 7 person households. This could be due to the economic recession, with more children
living at home in 2010 compared to 2000.
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2. Household Income
Household income is an indication of wealth in a community and therefore directly connected to
the ability of residents to afford housing. As household income increases, a household is more
likely to be a homeowner. As household income decreases, a household is more likely to pay a
disproportionate amount of their income for housing or reside in overcrowded or inadequate
housing.
For planning and funding purposes, the California Department of Housing and Community
Development (HCD) has developed the following income categories based on the Area Median
Income (AMI) of a county or metropolitan area (such as Mendocino County):
Extremely Low Income: households earning up to 30 percent of the AMI
Very Low Income: households earning between 31 and 50 percent of the AMI
Low Income: households earning between 51 percent and 80 percent of the AMI
Moderate Income: households earning between 81 percent and 120 percent of the AMI.
Above Moderate Income: households earning over 120 percent of the AMI.
TABLE 2.11
2018 STATE INCOME LIMITS
Mendocino
County
4-Person
Area Median
Income:
$64,800
Income
Category
Number of Persons in Household
1 2 3 4 5 6 7 8
Extremely Low
(less than 30%) 13650 16910 21330 27750 30170 34590 39010 42800
Very Low (31-50%) 22700 25950 29200 32400 35000 37600 40200 42800
Low (51-80%) 36300 41500 46700 51850 56000 60150 64300 68450
Median Income 45350 51850 58300 64800 70000 75150 80350 85550
Moderate (81-120%) 54450 62200 70000 77750 83950 90200 96400 102650
Source: California Department of Housing and Community Development, 2019 Income Limits
Combined, the extremely low, very low, and low income groups are referred to as lower income.
Units affordable to income groups in these categories are typically referred to as “affordable
housing” and often constructed and/or rented with some type of public assistance.
Approximately 48 percent of Ukiah households were in the lower income categories, while 52
percent were in the moderate or above income category (see Table 2.12).
TABLE 2.12
HOUSEHOLDS BY INCOME CATEGORY (2011-2015)
Income Category (% of County AMI) Ukiah Mendocino County
Households Percent Households Percent
Extremely Low (30% or less) 840 8.9% 4,575 13.4%
Very Low (31-50%) 1,105 18.2% 5,050 14.8%
Low (51-80%) 950 15.7% 6,040 17.8%
Moderate or Above (over 80%) 3,165 52.3% 18,380 54.0%
Totals 6,060 100% 34,015 100%
Source: U.S. Department of Housing and Urban Development, 2011-15 Comprehensive Housing Affordability Strategy (CHAS)
According to the 2013-17 American Community Survey, nearly 8 percent of Ukiah households
had incomes lower than $10,000, while nearly 30 percent had incomes lower than $25,000.
Approximately 26 percent of households had incomes between $25,000 and $49,999, and
about the same percent had incomes between $50,000 and $99,999. Approximately 18 percent
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of households are estimated to have earned $100,000 or more annually in 2013-2017. By
comparison, the County’s income distribution during this time period was relatively the same,
with slightly more households in the income range of $50,000 to $99,999 (see Table 2.13).
TABLE 2.13
HOUSEHOLD INCOME DISTRIBUTION COMPARISON (2017)
Ukiah Mendocino County
Number Percent Number Percent
Total Households 5,923 100% 34,182 100%
Less than $10,000 459 7.7% 2,494 7.3%
$10,000 to $14,999 493 8.3% 2,758 8.1%
$15,000 to $24,999 810 13.7% 4,200 12.3%
$25,000 to $34,999 765 12.9% 4,044 11.8%
$35,000 to $49,999 797 13.5% 4,600 13.5%
$50,000 to $74,999 1,014 17.1% 6,148 18.0%
$75,000 to $99,999 507 8.6% 3,795 11.1%
$100,000 to $149,999 753 12.7% 3,826 11.2%
$150,000 to $199,999 129 2.2% 1,211 3.5%
$200,000 or more 196 3.3% 1,106 3.2%
Source: 2013-2017 American Community Survey, Census Bureau Population Estimates Program
C. Housing Affordability
1. Overpayment (cost burden)
The Department of Housing and Urban Development (HUD) establishes that a household is
“cost-burdened,” i.e. overpaying for housing, if it spends more than 30 percent of gross income
on housing-related costs. For renters, housing-related costs may be the gross rent (contract rent
plus utilities), whereas for a homeowner housing-related costs may include mortgage payment,
utilities, insurance, and real estate taxes. A “severe housing cost burden” occurs when a
household pays more than 50 percent of its income on housing costs. The number of
households overpaying for housing is an important indicator of local housing market conditions
as it reflects the affordability of housing in the community.
Table 2.14 represents overpayment data by income group for Ukiah, derived from the 2011-15
HUD Comprehensive Housing Affordability Strategy (CHAS). Approximately 53 percent of
renters paid more than 30 percent of their income on housing compared to 36 percent of
owners. The households with the highest incidence of cost burden were very low income
renters, of which 79.1% overpaid for housing. Other high incidences of cost burden were found
with low income renters and owners, of which 69.6% and 69.2%, respectively, paid more than
30 percent of their income on housing. Extremely low income households, both renters and
owners, experienced the highest cumulative overall incidence of cost burden (68.8% and
72.7%, respectively) for all income groups.
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TABLE 2.14
HOUSEHOLDS OVERPAYMENT BY TENURE (2011-2015)
Household Income Group Renters Owners Total
Extremely Low (0-30% AMI) 785 55 840
Cost Burden >30% 540 40 580
%Cost Burden >30% 68.8% 72.7% 69.0%
Very Low (31-50% AMI) 980 125 1,105
Cost Burden >30% 775 35 810
%Cost Burden >30% 79.1% 28% 73.3%
Low (51-80% AMI) 625 325 950
Cost Burden >30% 435 225 660
%Cost Burden >30% 69.6% 69.2% 69.5%
Moderate or Above (>80% AMI) 1,175 1,990 3,165
Cost Burden >30% 150 605 755
%Cost Burden >30% 12.8% 30.4% 23.9%
Total 3,565 2,495 6,066
Cost Burden >30% 1,900 905 2,805
%Cost Burden >30% 53.3% 36.3% 46.2%
Source: HUD 2011-15 Comprehensive Housing Affordability Strategy (CHAS)
2. Overcrowding
The Census defines an overcrowded household as one that has more than one person per
room, not including hallways, kitchens, or bathrooms. Severe overcrowding is defined as
households with more than 1.5 persons per room. High prevalence of overcrowding can indicate
a community does not have adequate supply of affordable housing, especially for large families.
Overcrowding also tends to deteriorate existing housing stock. Therefore, maintaining a
reasonable supply of housing and alleviating overcrowding is important for enhancing the quality
of life in Ukiah.
Between 2011 (data from the 2014-19 Housing Element) and 2013-2017, overcrowding in
owner occupied households nearly doubled, from 3.8 percent in 2011 to 6.3 percent in 2013-17
(see Table 2.15). Overcrowding in renter occupied households decreased slightly, from 4.7
percent in 2011 to 2.9 percent in 2013-17. However, the Census documentation may not fully
represent the actual condition in the City, as the City also receives complaints of persons living
in unauthorized rooms/units, such as garages, sheds, and room conversions.
TABLE 2.15
OVERCROWDED HOUSING UNITS
Occupants Per Room Owner Occupied Renter Occupied Total
Households Percent Households Percent Households Percent
2011 American Community Survey
Total overcrowded
(More than 1.0 persons/room) 102 3.8% 164 4.7% 266 4.3%
Severely overcrowded
(More than 1.5 persons/room 0 0% 62 1.8% 62 1.0%
2013-17 American Community Survey
Total overcrowded
(More than 1.0 persons/room) 158 6.3% 100 2.9% 258 4.4%
Severely overcrowded
(More than 1.5 persons/room 43 1.7% 48 1.4% 91 1.5%
Source: U.S. Census Bureau, 2011 and 2013-2017 American Community Survey
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D. Special Needs Populations
Certain segments of the population may have more difficulty in finding decent, safe, affordable
housing due to their special needs. State law requires an analysis of the special housing needs
of seniors, disabled persons (including persons with developmental disabilities), large families,
female-headed households, farmworkers, and people experiencing homelessness.
The following sections provide a detailed discussion of the housing needs facing each particular
special needs population, as well as resources available to address their housing needs.
1. Seniors
Senior-headed households face a unique set of circumstances that affect their needs for
housing, primarily due to physical disabilities and limitations; fixed, limited incomes; and health
care costs. Many seniors may also rely on public transportation, especially those with
disabilities.
Table 2.16 shows senior households by tenure in Ukiah, compared to Mendocino County.
Although there are more total renters than owners in Ukiah, 58 percent compared to 42 percent,
respectively, the reverse is true for senior-headed households- at 42.7 percent renters
compared to 57.3 percent owners. There are significantly more seniors who are owners in
Mendocino County compared to Ukiah, at 77 percent and 57.3 percent, respectively.
TABLE 2.16
SENIOR HOUSEHOLDS BY TENURE
Total Population Senior-headed Households
Percent
Owner
Percent
Renter
Percent
Owner
Percent
Renter
Ukiah 42.0% 58.0% 57.3% 42.7%
Mendocino County 59.2% 40.8% 77.0% 23.0%
Source: 2013-17 U.S. Census Bureau, American Community Survey
Resources
The following are affordable senior apartments located in Ukiah:
Sun House Senior Apartments, 431 S. Main Street – 42 Units
Creekside Village, 751 Waugh Lane – 39 Units
Jack Simpson School View Apartments, 1051 N. Bush Street – 30 Units
North Pine Street Apartments, 148 Gibson Street – 10 Units
Walnut Village, 1240 N. Pine Street – 47 Units
Additional resources for seniors include the following:
Ukiah Senior Center – transportation services, senior peer counseling, workshops and
support groups, assistance with tax preparation, lunch and dinner services.
Multipurpose Senior Services Program – housing assistance, personal care assistance,
social services, supportive services and nutrition assistance.
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Ukiah Indian Senior Center – meals on wheels, transportation for medical appointments,
congregate dining and nutrition assistance.
Mendocino County Adult & Aging Services – adult protective services, in-home support
services and veterans services.
Area Agency on Aging – plans, coordinates and implements community-based support
programs for seniors and their caregivers.
City of Ukiah City Assistance for Relief through Energy Support (C.A.R.E.S.) – an
extension of a program offered by the Salvation Army, C.A.R.E.S. provides financial
assistance for electric utility bills to income eligible households.
2. Persons with Disabilities
A disability is a physical or mental impairment that substantially limits one or more major life
activity. Persons with disabilities often require affordable housing located near shopping,
services, and public transit. The living arrangements for persons with disabilities depend on the
severity of the disability. Many disabled persons live at home in an independent environment
with the help of other family members or assisted care services. Other disabled persons may
require assisted living and supportive services in special care facilities.
The majority of persons with disabilities live on an income that is significantly lower than the
non-disabled population. The Task Force on Family Diversity estimates that at least one-third of
all persons with disabilities in the United States lives in poverty. Persons with disabilities have
the highest rate of unemployment relative to other groups. For most, their only source of income
is a small fixed pension afforded by Social Security Disability Insurance (SDI), Social Security
Insurance (SSI), or Social Security Old Age and Survivor's Insurance (SSA), which will not
adequately cover the cost of rent and living expenses even when shared with a roommate. In
addition, persons with disabilities often experience discrimination in hiring and training. When
they find work, it tends to be unstable and at low wages.
According to the 2017 American Community Survey, an estimated 14 percent of Ukiah residents
(2,249 persons) have one or more disabilities. Among the disabilities tallied, ambulatory and
independent living difficulties were most prevalent. Among the elderly population, ambulatory
and hearing difficulties were most prevalent (see Table 2.17).
TABLE 2.17
DISABILITY STATUS (2013-2017)
% of Disabilities Tallied
Age 5-17 Age 18-64 Age 65+ Total
With a hearing difficulty 0.5% 1.5% 21.6% 23.6%
With a vision difficulty 0.0% 0.8% 5.6% 6.4%
With a cognitive difficulty -- 4.4% 12.1% 16.5%
With an ambulatory difficulty -- 7.3% 24.2% 31.5%
With a self-care difficulty -- 2.8% 9.7% 12.5%
With an independent living difficulty -- 6.3% 18.0% 24.3%
Total disabled persons 14 2,209 1,943 4,166
Source: 2013-2017 American Community Survey
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Developmental Disabilities
Chapter 507, Statutes of 2010 (SB 812), which took effect January 2011, amended state
housing element law to require the analysis of people with disabilities to include an evaluation of
the special housing needs of persons with developmental disabilities. A "developmental
disability" is defined as a disability that originates before an individual becomes 18 years old;
continues, or can be expected to continue, indefinitely; and constitutes a substantial disability for
that individual. This includes intellectual disability, cerebral palsy, epilepsy, and autism.
According to a Consumer Count completed by the California Department of Developmental
Services in March 2019, there were a total of 466 persons in Ukiah with a developmental
disability- 206 persons between the ages of 0 to 17 and 260 persons over the age of 18.
Resources
The City makes rehabilitation funds available to income qualified households for accessibility
improvements. The Housing Rehabilitation Program, funded by both State Community
Development Block Grant (CDBG) and Home Investment Partnerships Program (HOME) funds,
has been designed in part to address these needs by providing affordable loans to assist
disabled renters and owners improve their units with accessibility features.
Regarding new affordable housing construction activities, in 2017, the City created a Housing
Trust Fund- the Ukiah Housing Trust Fund- and in 2018, released a $500,000 Notice of Funding
Availability (NOFA). The City intends to utilize funds in the Ukiah Housing Trust Fund to assist in
the development of housing for lower income and special needs residents.
The City also regularly supports funding applications to HOME and other federal and state
funding programs, and in 2018 was awarded $5.1 million in HOME funds for the development of
Ukiah Senior Apartments, a new 31-unit affordable senior housing apartment complex. The
construction of this complex is anticipated to start in 2019-2020.
A list of organizations with specific services to support persons with disabilities includes, but
may not be limited to, the following:
Redwood Coast Regional Center- prenatal diagnostic services, early intervention
supports and services, lifelong individualized planning and service coordination,
employment and day services, family support and residential care.
Manzanita Services- peer counseling, care management, life skills and SSI advocacy.
Redwood Community Services – adult behavioral health therapy, specialty mental
health, whole person care and therapeutic behavioral services.
Both the federal Fair Housing Act and the California Fair Employment and Housing Act impose
an affirmative duty on local governments to make reasonable accommodations (i.e.,
modifications or exceptions) in their zoning and other land-use regulations when such
accommodations may be necessary to afford disabled persons an equal opportunity to use and
enjoy a dwelling. For example, it may be a reasonable accommodation to allow covered ramps
in the setbacks of properties that have already been developed to accommodate residents with
mobility impairments. The City allows homeowners to build ramps into single-family dwellings to
allow first floor access for physically disabled residents. Such ramps or guardrails are permitted
to intrude into the standard setbacks required under zoning, and are subject only to a building
permit. This provision eliminates the need to obtain a zoning variance.
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Efforts to Remove Regulatory Constraints for Persons with Disabilities
The State has removed any City discretion for review of small group homes for persons with
disabilities (six or fewer residents). The City does not impose additional zoning, building code,
or permitting procedures other than those allowed by State law. There are no City initiated
constraints on housing for persons with disabilities caused or controlled by the City. The City
does not have siting requirements between group homes, defined in the City’s Zoning Code as
Community Care Facilities.
Zoning and Other Land Use Regulations
As part of this Housing Element Update, the City conducted a comprehensive review of its
zoning laws, policies and practices for compliance with fair housing laws. The City has not
identified any zoning or other land-use regulatory practices that could discriminate against
persons with disabilities and impede the availability of such housing for these individuals.
The City of Ukiah defines “family” as an individual, or two (2) or more persons living together as
a single household within a dwelling unit.
3. Large Households
Large family households are defined by the U.S. Census Bureau as households containing five
or more persons. Due to the limited supply of adequately sized units to accommodate large
family households, large families face an above-average level of difficulty in locating
adequately-sized, affordable housing. Even when larger units are available, the cost is generally
higher than that of smaller units. The lack of supply, compounded with the low-incomes of larger
families, results in many large families living in overcrowded conditions.
According to the 2012-2016 American Community Survey, of the 2,252 householders living
alone, 64.7 percent were renters and 35.3 percent were owners. At 53.1 percent, renters also
comprised a higher number of large households, compared to 46.9 percent of owners with large
household sizes.
TABLE 2.18
HOUSEHOLD SIZE BY TENURE (2016)
Household Size Total Owner Occupied Total Renter Occupied Totals
Number Percent Number Percent Number Percent
Householder living alone 796 35.3% 1,456 64.7% 2,252 100%
2-4 persons 1,565 55.6% 1,252 44.4% 2,817 100%
Large households (5+ persons) 281 46.9% 318 53.1% 599 100%
Source: 2012-2016 American Community Survey
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Resources
Low and moderate income large households can benefit from many of the same programs
(outlined in this section under other special needs groups) that benefit other special needs
households. The City uses CDBG, HOME, and Ukiah Housing Trust Funds to assist in the
construction of family housing and provide first-time homebuyer assistance to qualified families.
4. Single-Parent households
Single-parent households, particularly female-headed families with children, often require
special consideration and assistance because of their greater need for affordable housing and
accessible day care, health care, and other supportive services. These households often have
less income compared to two-parent households.
According to the 2010 U.S. Census, an estimated 21 percent of Ukiah households were headed
by single parents (Table 2.19). Per the 2012-2016 American Community Survey (Table 2.20),
households headed by women with children comprised approximately 19 percent (661
households) of all households in Ukiah and households headed by women without children
comprised 5.3 percent (179 households). Out of the 31% of Ukiah households living below the
poverty line, 11% were female-headed households.
TABLE 2.19
SINGLE-PARENT HOUSEHOLDS (2010)
Total
Households
Single-
Parent
Households
Percent
Total
Households
Percent Single-
Parent
Households
Ukiah 6,158 1,294 21.0% 44.4%
Mendocino
County 34,945 6,135 17.6% 37.4%
Fort Bragg 2,863 537 18.8% 45.4%
Willits 1,914 463 24.2% 41.9%
Source: 2010 U.S. Census
TABLE 2.20
FEMALE-HEADED HOUSEHOLDS (2016)
Female-headed
Households with
Children
Female-headed
Households
without Children
Female-headed
Households under
the Poverty Level
Total Families
under the Poverty
Level
Number Percent Number Percent Number Percent Number Percent
Ukiah 661 19.4% 179 5.3% 386 11.0% 1,062 31.0%
Mendocino County 1,398 9.9% 863 6.1% 791 6.0% 2,573 18.0%
Fort Bragg 240 15.6% 115 7.5% 153 10.0% 419 27.0%
Willits 250 22.89% 110 10.1% 116 11.0% 365 33.0%
Source: 2012-2016 American Community Survey
Resources
The City has provided first time homebuyer loans to single-parent households in the past
through CDBG and HOME-funded programs. Additionally, several local organizations provide
social services to assist female-headed households and other special needs households:
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Redwood Community Services (Family Strengthening Services Program and Crisis Line)
FIRST 5 Mendocino Family Resource Services
Pinoleville Native American Head Start & Early Head Start
North Coast Opportunities Head Start Child Development Program
Mendocino County Department of Social Services
5. Farmworkers
Ukiah is located in the most urbanized portion of Mendocino County paralleling the Highway 101
corridor. There are no working farms within the City limits, but there are working orchards and
vineyards adjacent to the City, particularly to the east along the Russian River.
The Assessment of the Demand for Farm Worker Housing and Transportation in Mendocino
County prepared in 2008 by the California Institute for Rural Studies found that in 2006, there
were 4,163 farm workers in Mendocino County. Of those, 1,416 worked in Mendocino County
for seven months or more, 673 worked in Mendocino County for 3 to 6 months, and 2,074
worked in Mendocino County for less than three months. The Assessment found that the
majority of farm workers Mendocino Countywide lived in single family residences, rented
individual rooms in single family residences, and lived in labor camps, apartments or trailers.
The Assessment also found that 47 percent of farm workers lived in the Ukiah Valley.
The U.S. Department of Agriculture (USDA) completed an Agricultural Census in 2012. The
number of farmworkers had increased to 5,314 since the 2006 Study by the California Institute
for Rural Studies. The USDA Census also reported 498 total farms in Mendocino County. There
were 376 permanent farmworker employees living in 21 permanent employee housing facilities,
and 183 seasonal farmworker employees living in a total of 8 seasonal employee housing
facilities in Mendocino County. 559 total employees lived in a total of 29 employee housing
facilities. Additional information regarding farmworkers is contained in Table 2.20.
TABLE 2.21
FARMWORKERS BY DAYS WORKED (MENDOCINO COUNTY)
150 Days or More
Farms 252
Workers 1,442
Farms with 10 or More
Workers
Farms 44
Workers 929
Fewer than 150 Days
Farms 407
Workers 3,872
Based on this information, it is concluded that the majority of farm workers who live within the
City limits live in single family homes, apartments, or mobile homes/trailers.
According to the 2009-2017 ACS, 352 persons, or 5.2 percent of the City’s labor force, were
employed in the agriculture, forestry, fishing, hunting, and mining industry (see Table 2.8).
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Resources
State Public Health and Safety Code Section 17021.5 requires employee housing with
accommodations for six or fewer employees be allowed by right and treated as a single family
residence rather than a dormitory, boarding house, hotel or other similar term implying that the
employee housing is a business run for profit.
The City zoning ordinance allows single family residences by right in the R-1 (Single Family
Residential) zoning district. The R-1 zoning district does not limit the number of persons living in
a residence, or preclude a group of employees, students, or other non-related persons from
occupying the residence. In both the R-2 (Medium Density Residential) and R-3 (High Density
Residential) zoning districts, single family dwellings, duplexes, condominiums, apartment
houses, and room and board residences are allowed by right without the requirement for a use
permit.
Additionally, single family residences and accessory (second) dwelling units are allowed by right
in the C-N (Neighborhood Commercial) zoning district, and condominiums and accessory
dwelling units (ADUs) are allowed by right in the C-1 (Community Commercial) zoning district.
ADUs are also allowed by right in the C-2 (Heavy Commercial) zoning district.
The City zoning ordinance also contains an Agriculture Exclusive (A-E) zoning district. While no
land within the City is zoned A-E, the regulations allow by-right “one family dwellings, trailers
and accessory buildings, and farm buildings of all kinds…” Nothing in the statutes limits the
number of dwelling units or how many persons can occupy the units. This includes bunkhouses
of 36 beds or less and up to 12 units of farmworker housing in all zones that allow agricultural
uses in the same manner other agricultural uses are allowed, as defined in Health and Safety
Code 17021.6.
Because of the flexibility inherent throughout the City’s zoning code related to housing for
farmworkers and the relatively small size of the City’s farmworker population, the housing needs
of this group are addressed through its standard affordable housing strategies.
6. Homeless
“Homelessness” as defined by the U.S. Department of Housing and Urban Development
(HUD), describes homeless individuals (not imprisoned or otherwise detained) who:
Lack a fixed, regular, and adequate nighttime residence and includes a subset for an
individual who resided in an emergency shelter or a place not meant for human
habitation and who is exiting an institution where he or she temporarily resided;
Will imminently lose their primary nighttime residence;
Are unaccompanied youth and families with children and youth who are defined as
homeless under other federal statutes who do not otherwise qualify as homeless under
this definition; and
Are fleeing, or are attempting to flee, domestic violence, dating violence, sexual assault,
stalking, or other dangerous or life-threatening conditions that relate to violence against
the individual or a family member.
In 2018, the County of Mendocino contracted with Robert Marbut, Ph.D. to produce a report on
homelessness in Mendocino County. Titled “Homelessness Needs Assessment and Action
Steps for Mendocino County,” the report presented observations and findings, and
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recommended a series of action steps for addressing homeless issues Countywide. Both the
Mendocino County Board of Supervisors and Ukiah City Council adopted the report, but most of
the recommendations were primarily applicable to the County because the County is the
jurisdiction that facilitates and oversees the existing services to address homelessness.
The 2018 Homelessness Needs Assessment completed by Dr. Marbut counted between 172
and 188 individuals experiencing homelessness in Ukiah.
Previously, the 2017 Mendocino County Point-in-Time (PIT) Count reported a total of 1,238
homeless individuals in Mendocino County. This consisted of 113 individuals in an emergency
shelter, 47 in transitional housing, and 1,078 who were unsheltered. Of these homeless
individuals, the PIT count reported 824, or 67 percent, were male and 1,026, or 83 percent,
were white. The PIT Count did not separate by location in their totals.
Resources
The County of Mendocino has primary responsibility for providing regional homeless services.
Ukiah is part of the Mendocino County Homeless Services Continuum of Care (MCHSCoC)
system that provides services for the homeless and is comprised of local government
jurisdictions and government agencies, nonprofit service and housing providers, and
organizations from the faith community.
Additional resources consist of emergency day and overnight shelters, transitional housing,
emergency and supportive services, hotel vouchers, and other voucher assistance programs.
Below is a list of homeless supportive services in Ukiah.
Emergency Shelters
Emergency shelters offer temporary overnight sleeping accommodations for generally up to 30
days. Currently, one emergency shelter is operating in the City of Ukiah- the Homeless Services
Community Center operated by Redwood Community Services. This facility provides overnight
shelter for up to 60 individuals for a six-month period during the winter (November through
April). The Homeless Services Community Center has also been approved for a Day Resource
Center, which will provide social services and case management for homeless persons. The
Day Resource Center is currently under construction.
Transitional Housing
Transitional housing is designed to be a bridge between shelter and permanent housing,
providing housing for homeless persons for six months to two years. Transitional housing also
typically integrates other “wrap-around” social services and counseling programs to assist in the
homeless individual’s transition to self-sufficiency. Transitional shelters offer housing, case
management, and support services. A list of local transitional housing resources includes:
The Ford Street Project, Family Transitional Housing Program – serves up to six families
with children under the age of 18; room and board is included in the program fees, which
are paid for by the families.
The Ford Street Project, Unity Village – 12 two-bedroom units for families with children
under the age of 18.
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A program has been added to review and amend the zoning code to allow both supportive and
transitional housing in all residential zones pursuant to SB 2.
Homeless Shelter Overlay District
On September 2, 2015 the City Council adopted a homeless shelter overlay district, in
accordance with the provisions of SB 2. The area of the overlay was preferred given its
proximity to an emergency shelter that had ceased operations in 2012, during the previous
Housing Element planning period.
Analysis of Capacity and Suitability of Overlay to Accommodate Homeless Population
Encompassing ±13.73 acres, the homeless shelter overlay district allows homeless shelters by
right (without the requirement of a conditional use permit). There are nine separate parcels
within the overlay district, all within the Heavy Commercial and Manufacturing zoning districts.
None of the parcels are vacant, nor were they vacant at the time of adoption of the overlay
district in 2015, but there is a large portion (±1 acre) of one parcel that has an open field.
Improvements on the parcels include 6,000-23,000 square foot warehouses, single family
residences, garages, barns, and a church. One of the parcels is currently the site of a residential
substance use disorder1 recovery treatment center. There are no active industrial uses or known
environmental contamination, hazardous gases, air pollution, etc. The overlay zone has good
proximity to public transit, located a quarter mile from one bus stop and a half mile from a
second bus stop. The overlay zone is located approximately one mile from an existing job
center and other public and private services. These services are accessible via public transit.
Conversion of the warehouses into homeless facilities is possible within the overlay district.
Utilizing the existing homeless facility on South State Street as a measure of realistic capacity
for homeless shelters in the overlay district, the existing overlay district can accommodate 457
beds for homeless persons. However, given existing constraints within the district, the overlay
district should be further evaluated to ensure its continued suitability. A program has been
added to re-evaluate the Homeless Shelter Overlay District for possible amendment and
consideration of options to maintain compliance with SB 2.
Homeless facilities are also permitted in other zoning districts, upon approval of a use permit
from the Ukiah Planning Commission, including: C-N (Neighborhood Commercial), C-1
(Community Commercial), C-2 (Heavy Commercial), PF (Public Facilities), M (Manufacturing),
R-1 (Single-Family Residential), R-2 (Medium Density Residential), and R-3 (High Density
Residential).
E. Housing Stock Characteristics
The characteristics of the housing stock, including type, age, condition, availability, tenure, and
affordability are important in determining the housing needs for the community. This section
explores each of those sections and analyzes if the current housing supply meets the needs of
existing and future residents of Ukiah.
1. Housing Type
1 These centers may still be referred to as drug abuse centers. The US Department of Health and Human Services,
Substance Abuse and Mental Health Services Administration now refers to drug abuse as “Substance Use Disorder”.
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California Department of Finance housing estimates in January 2018 show the majority (55
percent) of the City’s housing stock is comprised of single family detached homes. The second
most common type of housing was multi-family (19 percent). Between 2010 and 2018, there
continued to be very few 2-4 unit complexes or mobile homes.
It should be noted that these numbers do not reflect results from the City’s adoption of a new
accessory dwelling unit ordinance in late 2017, nor do they reflect the City’s deployment of
various initiatives related to a 2017 Housing Strategy.
TABLE 2.22
HOUSING UNITS BY TYPE
Type of Housing 2010 2018
Number Percent Number Percent
Single Family Detached 3,596 55% 3,600 55%
Single Family Attached 412 6% 412 6%
Two to Four Attached 839 13% 841 13%
Five plus Attached
(Multi-Family) 1,237 19% 1,279 19%
Mobile Home 439 7% 440 7%
Totals 6,523 100% 6,572 100%
Source: 2010 and 2018 California Department of Finance Population and Housing Estimates
2. Housing Stock Age and Condition
If not properly and regularly maintained, housing can deteriorate neighborhood housing
conditions, decreasing property values and impacting neighborhood pride and quality of life.
Typically, housing over 30 years of age is more likely to have needs for rehabilitation.
A Housing Conditions Survey completed by the City of Ukiah in 2008 revealed that 77 percent
of the local housing stock was more than 25 years old. As depicted in Table 2.21, Ukiah’s
housing stock has further aged. Over 90 percent of all housing stock in the City of Ukiah was
built in 1989 or earlier and is over 25 years of age. Only 3.3 percent of housing stock is newer
(built in the year 2000 or later), and until quite recently very few new housing units were
constructed.
TABLE 2.23
HOUSING STOCK AGE
Year Built Number of Units Percent
2010 and later 17 0.3%
2000 to 2009 191 3.0%
1990 to 1999 357 5.6%
1980 to 1989 1,346 21.2%
1970 to 1979 1,318 20.8%
1960 to 1969 675 10.7%
1950 to 1959 1,081 17.1%
1940 to 1949 700 11.0%
1939 or earlier 651 10.3%
Total units 6,336 100% Source: 2013-17 American Community Survey, 5-Year Estimates
Please note: housing units were produced in 2010 and later that are not recorded on
the above Table or below Figure. Data is used only from ACS for consistency purposes.
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FIGURE 2.1
HOUSING STOCK AGE DISTRIBUTION (2013-2017)
Since the City has not completed a housing conditions survey since 2008, data was utilized
from the 2008 Survey and cross-referenced with current local conditions observed by City of
Ukiah Building Division staff and updated data within this Housing Element. Table 2.23 provides
an estimate of current housing stock conditions. A program has been added for the City to
complete a new housing conditions survey within the next Housing Element planning cycle.
TABLE 2.24
HOUSING STOCK CONDITIONS
Housing Type Sound Minor Moderate Substantial Dilapidated Total
Single 2,528 939 510 35 0 4,012
Mobile 277 103 56 4 0 440
Duplex 530 197 107 7 0 841
Multifamily 806 299 162 12 0 1,279
Total 4,141 1,538 835 58 0 6,572
Percent 63.0 23.4 12.7 0.9 0.0 100.0
Sources: 2008 City of Ukiah Housing Conditions Survey, 2018 California Dept. of Finance, 2019 City staff survey
The City of Ukiah Building Division operates a building code enforcement program in an effort to
improve overall housing conditions in the community. Enforcement violations are investigated as
complaints are received from residents. The City also provides housing rehabilitation assistance
to lower income residents through the City’s CDBG and HOME programs, as funding becomes
available.
3. Housing Tenure and Availability
Housing tenure and vacancy rates are important indicators of the supply and cost of housing.
Housing tenure refers to whether a unit is owned or rented.
a. Housing Tenure
In 2000, there was close to an even distribution of owner-occupied and renter-occupied units in
Ukiah, at 48.4 percent and 51.6 percent, respectively. By 2010, this trend had begun to shift,
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and Ukiah was a majority renter-occupied community (over 56 percent). Throughout this same
period, Mendocino County was predominantly owner-occupied.
TABLE 2.25
HOUSEHOLDS BY TENURE COMPARISON (2010 – 2016)
2010 2016
Number Percent Number Percent
Ukiah
Owner-occupied 2,673 43.4% 2,642 43.1%
Renter-occupied 3,485 56.6% 3,492 56.9%
Mendocino County
Owner-occupied 20,601 59.0% 19,764 57.1%
Renter-occupied 14,344 41.0% 14,830 42.9% Source: 2010 U.S. Census, 2012-2016 American Community Survey
b. Vacancy Rates
Vacancy rates are an important indicator of the adequacy of housing supply for all economic
segments of the community. High vacancy rates usually indicate low demand, and low vacancy
rates can indicate high demand and/or inadequacy of supply. Generally, a “healthy” vacancy
rate for the single-family housing market is considered as two to three percent; and between
seven and eight percent is considered sufficient for the multi-family housing market.
According to the 2010 Census, the overall vacancy rate in Ukiah was 5.3 percent, including
units vacant for seasonal or occasional use, rented and sold units that were vacant at the time
of the Census, and other unclassified vacant units (see Tables 2.25 and 2.26).
Additional vacancy data was obtained from the 2013-2017 American Community Survey, to
demonstrate the vacancy rate over the last approximately 17 years. Vacancy rates in 2010
increased by nearly 100 percent compared to 2000, and this was likely due to the slumping
economy at that time. As the economy has recovered, the vacancy rates have again
approached 2000 levels (see Table 2.26).
TABLE 2.26
OCCUPANCY STATUS OF HOUSING UNITS
2000 2010
For rent 54 136
For sale only 24 73
Rented or sold, not occupied 16 20
For seasonal, recreational, or occasional use 12 25
For Migratory Workers 0 0
All Other Vacant 46 76
Total 152 330
Source: 2000 and 2010 U.S. Census
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TABLE 2.27
OVERALL VACANCY BY TENURE
Year Built 2000 2010 2017
Rental vacancy rate 1.7% 3.7% 2.8%
Owner vacancy rate 0.8% 2.6% 0.2%
Overall vacancy rate 2.5% 5.3% 3.0% Source: 2000 and 2010 U.S. Census, 2013-2017 American Community Survey
Understanding that Ukiah has low rental and owner vacancy rates seems to be a sentiment
shared by the community. In 2018, a community housing survey was completed by the City.
Over 70 percent of survey respondents listed the number one issue or barrier with obtaining
suitable housing for their households as “home/rent prices” (54.9 percent) or “lack of available
housing inventory” (17 percent). Similar comments were received at both housing workshops
the City hosted to discuss and gather public input and ideas on the Housing Element Update. A
copy of the full results of the survey is contained in Appendix B.
The City has added an implementation program to address housing production overall.
4. Housing Costs and Affordability
Median home prices in Ukiah and Mendocino County have been steadily increasing since the
economic recovery. With the exception of 1-bedroom units, rental prices have also increased.
TABLE 2.28
CHANGES IN MEDIAN HOME SALES PRICES
Jurisdiction 2017 Median
Sale Price
2018 Median
Sale Price
Percent Change in
Median Sale Price
Ukiah $329,500 $350,350 6%
Mendocino County $340,850 $358,800 5%
Source: Zillow.com
TABLE 2.29
CHANGES IN AVERAGE MONTHLY RENT PRICES
City Unit Type 2015 2016 2017
Ukiah
Studio $963 $967 -
1 Bedroom $702 $640 $691
2 Bedroom $968 $973 $1,016
3 Bedroom $1,200 $1,268 $1,334
Fort Bragg
Studio - - -
1 Bedroom $538 $615 $673
2 Bedroom $1,089 $1,071 $1,098
3 Bedroom $1,766 $1,698 $1,688
Source: 2013-2017 American Community Survey
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F. Assisted Affordable Housing Units
Assisted housing developments, or “at-risk units,” are defined as multifamily rental housing
developments that receive government assistance under Federal, State, and/or local programs,
and which are eligible to convert to market-rate due to termination (opt-out) of a rent subsidy
contract, mortgage prepayment, affordability covenant, or other expiring use restrictions within
10 years of the beginning of the housing element planning period. The next “at-risk” housing
analysis period is 2019-2029.
State Government Code §65863.10 requires that owners of Federally-assisted properties
provide notices of intent to convert their properties to market-rate 12 months prior and again at
six months prior to the expiration of their contract, opt-outs, or prepayment. Owners must
provide notices of intent to public agencies, including HCD and the local public housing
authority, as well as to all impacted tenant households. There are three general cases that can
result in the conversion of publicly assisted units:
1. Prepayment of HUD Mortgages: Section 221(d)(3). Section 202 and Section 236: A
Section 221(d)(3) is a privately owned project where the U. S. Department of Housing
and Urban Development (HUD) provides either below market rate loans or a subsidy to
the tenants. With Section 226 assistance, HUD provides financing to the owner to
reduce the costs for tenants by paying most of the interest on a market rate mortgage.
Additional rental subsidy may be provided to the tenant. Section 202 assistance provides
a direct loan to non-profit organizations for project development and rent subsidy for low
income tenants. Section 202 provides assistance for the development of units for
physically handicapped, developmentally disabled, and chronically mentally ill residents.
2. Opt-outs and expirations of project based Section 8 contracts: Section 8 Project Based
Vouchers (Sec. 8) is a federally funded program that provides subsidies to the owner of
a pre-qualified project for the difference between the tenant’s ability to pay and the
contract rent. Opt-outs occur when the owner of the project decides to opt-out of the
contract with HUD be pre-paying the remainder of the mortgage. Usually, the likelihood
of opt-outs increases as the market rents exceed contract rents.
3. Other: Expiration of the low income use period of various financing sources, such as the
Low-Income Housing Tax Credit (LIHTC), bond financing, density bonuses, California
Housing Finance Agency (CFHA), Federal Home Loan Bank of San Francisco
Affordable Housing Program (AHP), Veterans Assistance Supportive Housing (VASH)
United States Department of Agriculture (USDA), Community Development Block Grants
(CDBG) and Home Investment Partnerships Program (HOME) funds. Generally, bond-
financed properties expire according to a qualified project period or when the bonds
mature. Former properties funded with Redevelopment Agency funds generally require a
minimum affordability term of 30 years.
There are a range of publicly assisted rental housing affordable to lower and moderate income
households in Ukiah. Table 2.27 provides a summary listing of affordable projects in the City.
Overall, 52 projects totaling 537 rental housing units in the City include affordable units. 534
units are set aside specifically for lower and moderate income households.
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TABLE 2.30
INVENTORY OF ASSISTED RENTAL HOUSING
Project Name and
Address
Total
Units
Assisted
Units
Funding
Source(s)
Earliest Date
of Conversion
# of
Units at
Risk
Duane Hill Terrace
600 N Orchard Avenue 32 32 CTCAC, HOME 2067 0
McCarty Manor
741 Waugh Lane 40 40 USDA/RD, Sec. 8,
LIHTC 2068 0
Orchard Manor
610 Orchard Avenue 64 63 USDA/RD, Sec. 8,
LIHTC Perpetuity 0
Orchard Village
548 Ford Street 48 47 USDA/RD, Sec. 8,
LIHTC Perpetuity 0
Creekside Village
751 Waugh Lane 44 44 Sec. 8 2027 44
Jack Simpson
1051 North Bush Street 30 30 Sec. 8 Perpetuity 0
North Pine Street
148 Gibson Street 10 10 Sec. 8 Perpetuity 0
Walnut Village
1240 North Pine Street 48 48 Sec. 8 2027 48
Gibson Court
148 Gibson Court 17 17 Sec. 8, HOME 2031 0
Garden Court
875 S Orchard Avenue 10 10 HOME 2026 10
Willow Terrace
237 East Gobbi Street 38 38 LIHTC 2074 0
Holden Street
490 South Dora 6 6 Sec. 8 Perpetuity 0
Summer Creek Village
755 Village Circle 64 64 LIHTC, HOME,
Sec. 8 06/28/2059 0
Ukiah Green C/O PPMG
1120 Mulberry Street 38 38 USDA 2033 0
Ukiah Green South C/O
PPMG
1130 Mulberry Street
41 41 USDA 2035 0
114 Poulos Court 1 1 Sec. 8 Perpetuity 0
1504 S Dora Street 1 1 Sec. 8 Perpetuity 0
1542 Lockwood Drive 1 1 Sec. 8 Perpetuity 0
195 Wabash Avenue #1 1 1 Sec. 8 Perpetuity 0
195 Wabash Avenue #2 1 1 Sec. 8 Perpetuity 0
195 Wabash Avenue #3 1 1 Sec. 8 Perpetuity 0
212 Irvington Drive 1 1 Sec. 8 Perpetuity 0
213 Irvington Drive 1 1 Sec. 8 Perpetuity 0
213 Tedford Avenue 1 1 Sec. 8 Perpetuity 0
214 Tedford Avenue 1 1 Sec. 8 Perpetuity 0
239 Burlington Drive 1 1 Sec. 8 Perpetuity 0
625 Leslie Street 1 1 Sec. 8 Perpetuity 0
627 Leslie Street 1 1 Sec. 8 Perpetuity 0
635 Leslie Street 1 1 Sec. 8 Perpetuity 0
637 Leslie Street 1 1 Sec. 8 Perpetuity 0
735 Cindee Drive 1 1 Sec. 8 Perpetuity 0
739 Cindee Drive 1 1 Sec. 8 Perpetuity 0
741 Cindee Drive 1 1 Sec. 8 Perpetuity 0
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743 Cindee Drive 1 1 Sec. 8 Perpetuity 0
745 Cindee Drive 1 1 Sec. 8 Perpetuity 0
803 Cindee Drive 1 1 Sec. 8 Perpetuity 0
805 Cindee Drive 1 1 Sec. 8 Perpetuity 0
813 Cindee Drive 1 1 Sec. 8 Perpetuity 0
823 Cindee Drive 1 1 Sec. 8 Perpetuity 0
825 Cindee Drive 1 1 Sec. 8 Perpetuity 0
833 Cindee Drive 1 1 Sec. 8 Perpetuity 0
835 Cindee drive 1 1 Sec. 8 Perpetuity 0
College Court Apartments
1461 North Bush Street 7 7 Sec. 8 Perpetuity 0
Sun House Apartments
170 Cleveland Lane 42 41
Sec. 8 VASH,
LIHTC, AHP,
County CDBG, City
UHTF
2032 0
Total 616 613 102
Sources: 2019 City staff survey, California Housing Partnership
Preservation of At-Risk Housing
Within the 2019-2029 “at-risk” housing analysis period, three projects are considered at risk of
converting to market-rate housing. These projects offer 102 housing units, and all 102 of the
units are affordable to lower income households. Two of the projects, Creekside Village and
Walnut Village, are affordable to households with project-based Section 8 rental subsidies. The
third project, Garden Court, has expiration of an affordability restriction put in place by the
developer’s use of HOME funds for the project.
In an interview with the property owner of Garden Court, the property owner stated they will
make sure there is continued affordability, presumably in perpetuity. But the property owner also
mentioned that the funding on this project is complex, which is complicated by being in the
airport compatibility zone of the 1996 Airport Comprehensive Land Use Plan. Airport
compatibility has been listed as a constraint in Section 5.
Creekside Village is a 44-unit apartment project constructed in 1983, with a project-based
Section 8 contract for rent subsidies. Walnut Village is a 48-unit apartment constructed in 1979
with a Section 8 contract also due to expire in 2027. The property owner, a locally based
affordable housing developer and property management company, can choose to opt out of
Section 8 or to renew the Section 8 with HUD.
While the new Section 8 contracts are subject to a periodic renewal process, the approval is
fairly automatic. If the property owner decides to allow the Section 8 program to lapse, the
tenants would be notified and would have one year to relocate. Subject to funding availability,
HUD and the local Housing Authority, the Community Development Commission of Mendocino
County, would make Section 8 housing-choice vouchers available to the tenants. Tenants could
decide to use the voucher at the project or at a different location.
Costs of Construction/Replacement vs. Costs of Preservation
In addition to identifying units at risk of converting to market rate housing, Government Code
Section 65583(a)(8)(B) requires a comparison of costs to replace lost units through construction
or rehabilitation to the cost of preserving the existing units.
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Using local data, the average new construction/development cost for multi-family rental housing
is $347,437 per unit. For 102 at-risk units, this would require $35,538,574. The cost estimate
includes land acquisition, construction costs, permits, on- and off-site improvements, and other
related costs. By comparison, the estimated cost of preservation of multi-family rental housing is
$200,221 per unit.2 For 102 at-risk units, preservation costs are estimated at $20,422,542.
As can be seen from the estimates, the cost of preservation is far less than the cost of
replacement of at-risk units. Another factor is that not all units identified as being at-risk are in
need of rehabilitation, but may simply require acquisition in order to be preserved as affordable
units. This will further reduce the costs of preservation.
An At-Risk Unit Program was started during the 2014-2019 Housing Element but not fully
established. Development of this program has been listed as a priority in this 2019-2027
Housing Element Update. It is expected that at a minimum, this Program will involve the City
contacting qualified non-profit organizations or other agencies and exploring opportunities to
assist and facilitate the ownership transfer of “at-risk” units. Potential funding sources may
include programs operated and administered by the State Department of Housing and
Community Development and Ukiah Housing Trust Fund.
Further, the City of Ukiah is strongly committed to the preservation of affordable housing units
and therefore has identified the following resources in an effort to save such at-risk units.
Preservation Resources
Efforts by the City to retain low-income housing must be able to draw upon two basic types of
preservation resources: organizational and financial. A list of potential qualified entities for
preserving at-risk units is contained in Appendix C. This list is periodically updated on the Policy
& Research webpage of the California Department of Housing and Community Development.
The following is a list of potential funding sources considered a part of the City’s overall plan for
preservation of at-risk units. The number and availability of programs to assist cities and
counties in increasing and improving their affordable housing stock is limited and public funding
for new projects is unpredictable. The following programs are local, State and federal programs.
Some are managed locally by the City, under the auspices of the Ukiah Housing Trust Fund.
1) Home Investment Partnership (HOME) Program: This Program was created under Title II of
the Cranston-Gonzales National Affordable Housing Act enacted on November 28, 1990.
For the City of Ukiah, HOME funds are made available on an annual or bi-annual
competitive basis through the HCD small cities program. Approximately $500,000 is
available to develop and support affordable rental housing and homeownership affordability.
Activities include acquisition, rehabilitation, construction, and rental assistance. The City
uses HOME funds primarily for first-time homebuyers (homeownership assistance) and
owner-occupied rehabilitation. Loan repayments received through these programs are
reused to provide funding for additional activities. The City has also been awarded HOME
funds for new affordable rental housing projects.
2) Community Development Block Grant (CDBG) Program: For the City of Ukiah, CDBG funds
are made available on an annual or bi-annual competitive basis through the HCD small
2 This figure was calculated as follows: 1) cost of acquisition is an average of the price of all current multifamily housing properties
on sale from a survey of Loopnet on July 4, 2019; 2) cost of rehabilitation is assumed to be 50 percent of the cost of acquisition; and
3) financing and other costs are assumed to be 15 percent of acquisition plus rehabilitation costs.
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cities program. Between $500,000 and $1 million is generally available to support affordable
rental housing acquisition, reconstruction, and rehabilitation and homeownership
affordability. Eligible activities are varied and include such activities as acquisition,
infrastructure improvements, public facilities rehabilitation, public services, owner occupied
housing rehabilitation, and homeownership assistance. Proceeds from those activities are
deposited into a revolving loan fund established from low interest loans for rehabilitation and
homeownership assistance and could be a potential resource for preservation activities.
3) City of Ukiah Low and Moderate Income Housing Asset Funds (LMIHAF): Bond proceeds
from the City’s former redevelopment agency have been deposited into the LMIHAF for use
by the City’s successor housing agency on affordable housing activities. Two-thirds of all
LMIHAF funds must be utilized on activities for lower income households with gross annual
income less than 60% of the area median income for Mendocino County. The City Council
has authorized $500,000 for affordable housing activities in fiscal year 2019-20. LMIHAF
funds can be utilized for a variety of programs, including but not limited to the following:
Rental Rehabilitation Programs
Acquisition/Rehabilitation Programs
Homeownership Assistance
Rental Housing Construction
4) Community Development Commission of Mendocino County Housing Authority (CDC
Housing Authority): The CDC Housing Authority administers a variety of housing programs
including Section 8, Shelter Plus Care, and Veterans Housing (VASH) rental assistance.
The CDC Housing Authority also owns and manages affordable housing units throughout
Mendocino County.
5) Community Reinvestment Act (CRA): Federal law requires that Banks, Savings and Loans,
Thrifts, and their affiliated mortgaging subsidiaries, annually evaluate the credit needs for
public projects in communities where they operate. Part of the City’s efforts in developing
preservation programs will be to continue to meet with local lenders to discuss future
housing needs and applicability of the CRA Act. Although an unpredictable resource, it is
important to maintain working relationships for future problem solving.
6) Low Income Housing Tax Credit Program (LIHTC): This program provides for federal and
State tax credits for private developers and investors who agree to set aside all or an
established percentage of their rental units for low-income households for no less than 30
years. Tax credits may also be utilized on rehabilitation projects, contributing to the
preservation program.
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SECTION 3: PROJECTED HOUSING NEEDS
Under California law, every city and county has a legal obligation to respond to its fair share of
the projected future housing needs in the region in which it is located. For Ukiah and other
Mendocino County jurisdictions, the regional housing need allocation (RHNA) is determined by
the Mendocino Council of Governments (MCOG), based upon an overall regional need number
established by the State. The fair share numbers establish goals to guide local planning and
development decision making.
A. Regional Housing Needs Allocation
In 2018, the MCOG in partnership with representatives from local city and County jurisdictions
met and agreed upon the local fair share housing needs.
TABLE 3.1
REGIONAL HOUSING NEEDS ALLOCATION
2019-2027
Income Category Units
Very Low (0-50% AMI) 86
Low (51-80% AMI) 72
Moderate (81% to 120% AMI) 49
Above Moderate (120%+ AMI) 32
Total 239
Note: Units serving extremely low-income households are included in
the “very low” category.
To enable the City of Ukiah to meet RHNA goals, the City must evaluate its capacity to provide
available sites to meet projected future housing needs. The City must demonstrate it has or will
make available adequate sites with appropriate zoning and development standards and with
services and facilities to accommodate the RHNA.
TABLE 3.2
REGIONAL HOUSING NEEDS ALLOCATION COMPARISONS
Years Very Low Low Moderate Above
Moderate Total
2014-2019 11 7 7 20 45
2019-2027 86 72 49 32 239
The 2019-2027 Housing Element planning cycle is an eight-year period. However, even with
this increase in the planning period of three years, housing production expected by HCD over
the next eight years is substantially higher (more than 200 percent) than the 2014-19 Housing
Element planning cycle. These numbers reflect the demand and need for housing in Ukiah, as
reflected in the Housing Needs Assessment.
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B. Housing Needs for Extremely Low-Income Households
Extremely low-income is defined as households with income less than 30 percent of Area
Median Income (AMI). According to HCD, the area median income in the City of Ukiah as of
April 26, 2018 (the date of the last release of median income data from the State) is $60,600 for
a family of four. For extremely low income households, this results in an income of $25,100 or
less for a four-person household. Many families and individuals receiving public assistance,
such as social security insurance (SSI) or disability insurance are considered extremely low-
income households. At the same time, a minimum wage worker could be considered an
extremely low-income household with an annual income of approximately $22,000 or less. Food
service workers making sandwiches at a local deli or preparing coffee at a local cafe could be
earning $11 per hour. Pay in these types of jobs, which are fairly common in Ukiah, could
qualify workers as extremely low income households.
Existing Extremely Low Income Needs: In 2015, 840 extremely low-income households
resided in the City, representing 14 percent of the total households. This was up slightly from
2014 when there were 819 extremely low income households, or 13 percent of total households.
Most extremely low-income households are renters (785) and experience a high incidence of
housing problems. For example, many of extremely low-income households faced housing
problems (defined as cost burden greater than 30 percent of income and/or overcrowding
and/or without complete kitchen or plumbing facilities) and most were in overpayment situations.
See Table 2.14 for additional details.
Projected Extremely Low Income (ELI) Needs: The Comprehensive Housing Affordability
Strategy (CHAS) data indicates that there are 55 owner and 785 renter ELI households in the
City of Ukiah. Of the ELI households, approximately 73 percent of owners and 69 percent of
renters pay greater than 30 percent of their income on housing costs.
To calculate the projected ELI housing needs, the City assumed 50 percent of its 2019-2027
low-income RHNA would be extremely low-income households. As a result, from the low
income RHNA of 86 units, the City has a projected need of 43 units for extremely low-income
households. Many extremely low-income households will be seeking rental housing and most
likely facing an overpayment, overcrowding or substandard housing condition. Some extremely
low-income households could also be special needs populations. To address the range of
needs, the City will deploy a detailed housing plan including promoting a variety of housing
types, such as single-room occupancy (SRO) units and small lot subdivisions.
To address the housing needs of extremely low-income households, the City will continue
programs and strategies created and deployed in the previous (2014-2019) planning period:
1. Identify and meet with nonprofit builders who specialize in building housing for extremely
low-income households. This effort is designed to build a long-term partnership in
development, gain access to specialized funding sources, identify the range of local
resources and assistance needed to facilitate the development of housing for extremely
low-income households, and promote a variety of housing types, including higher
density, multifamily supportive, single room occupancy and shared housing.
2. Work in conjunction with other agencies to address the needs of the extremely low
income households in the City. At least annually and on an on-going basis contact
agencies and developers to facilitate implementing the program. Actions to be
considered for inclusion in the program include prioritizing City funding, supporting grant
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35 2019-2027 City of Ukiah Housing Element
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and other applications for funding, and exploring housing types and construction
methods to promote housing for ELI citizens.
3. Deploy Ukiah Housing Trust Fund resources to assist in facilitating construction of new
housing for extremely low-income households.
4. Support funding applications in support of new housing construction for ELI households.
5. Deploy residential rehabilitation programs through CDBG and/or HOME.
C. Housing Production Since 2014
The City of Ukiah has implemented a variety of incentive-based programs over the preceding
five years in an attempt to increase housing production for all economic segments of the
community. These include creation of a housing trust fund- the Ukiah Housing Trust Fund,
creation of a new Housing Division within the Department of Community Development,
development and implementation of a new (2017) Housing Strategy designed to increase
production of affordable and middle-income market-rate housing (see Appendix D), and
deployment of other programmatic strategies. The result has been a significant increase in new
housing construction starts, all of which are infill, as depicted below in Table 3.3.
TABLE 3.3
HOUSING PRODUCTION (2014-2018)
Income Level
RHNA
(2014-
2019)
2014 2015 2016 2017 2018 Total Units
to Date
Total
Remaining
RHNA
(2014-2019)
Very Low (0-50%) 11 0 31 0 0 37 68 0
Low (51-80%) 7 0 10 0 0 0 10 0
Moderate (81-120%) 7 0 0 0 0 35 35 0
Above Moderate (120% +) 20 0 5 7 4 16 32 0
Total Units 45 145 0
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SECTION 4: SITES INVENTORY AND ANALYSIS
A. Approved Projects and Entitled Units
Since the Housing Element planning period begins August 15, 2019, the City of Ukiah can take
RHNA credit for new units approved or planned as of August 15, 2019. City staff compiled an
inventory of all residential projects with a housing component that are, as of August 15, 2019,
approved or planned and anticipated to be built by the end of the current Housing Element
planning period (August 15, 2027). For approved and
planned projects, deed-restricted affordable units are
inventoried as lower-income.
An entitlement was approved on February 28, 2018 by
the Ukiah Planning Commission for Ukiah Senior
Apartments, to be located at 763 South Oak Street.
This will be a 31-unit apartment complex, with 30 units
for low-income senior households and one manager’s
unit. The City applied for and was awarded $5.1
million in Home Investment Partnerships (HOME) Program funds to assist the developer in
funding the project. The project is anticipated to begin construction in 2019-2020 and will be
completed well before August 15, 2027.
B. Vacant and Underutilized Land
Government Code Section 65583.2(c) requires as part of the analysis of available sites that the
City of Ukiah demonstrate the projected residential development capacity of the sites identified
in the housing element can realistically be achieved. The City must also determine whether
each site in the inventory can accommodate some portion of its share of the regional housing
need by income level during the planning period.
The inventory must include the following:
Vacant and underutilized sites zoned for residential use;
Vacant and underutilized sites zoned for nonresidential use that allow residential
development or can be redeveloped for residential use;
A list of properties by assessor parcel number (APN);
The size, general plan designation, and zoning of each property;
A description of environmental constraints;
A description of existing planned water, sewer, and other dry utilities supply, including
the availability and access to distribution facilities; parcels included in the inventory must
have sufficient access to these services;
Sites identified as available for housing for above moderate-income households in areas
not served by public sewer systems. This information need not be identified on a site-
specific basis;
Number of units that can be “realistically accommodated”; and
A reference map that shows the location of all identified sites.
Page 79 of 305
37 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
The City of Ukiah completed a new vacant and underutilized list and associated analysis as part
of the Housing Element Update. The analysis identified vacant and underutilized sites within the
current city limits, and then evaluated each site based on current zoning designations,
documented constraints, and State requirements. This analysis found that the City has available
capacity for housing suitable for low-income and very low-income groups (161 units) and
available housing capacity suitable for moderate and above moderate-income groups (165
units).
State law provides a default density which jurisdictions can use as a threshold to determine
appropriate lower-income housing sites (includes very-low and low-income groups). For the City
of Ukiah, sites allowing at least 15 dwelling units per acre (du/ac) are considered by the State to
be appropriate for lower-income housing. The zoning districts of High Density Residential (R-3),
Community Commercial (C-1), Heavy Commercial (C-2), Urban General (UG), Urban Center
(UC), and Downtown Core (DC) can support lower-income housing since their maximum
densities are 28 du/ac.
State law also stipulates that sites for lower-income housing must be a half-acre or larger,
unless the City is able to demonstrate that smaller sites were successfully developed during the
prior planning period for an equivalent number of lower-income housing units. Generally,
however, it is assumed that sites smaller than a half-acre are not large enough to accommodate
multifamily units. Sites smaller than a half-acre typically accommodate single-family homes,
duplexes, and fourplexes, which are assumed to be moderate-income housing types. This
analysis was completed on a site specific level and some parcels smaller than one-half-acre
were determined to be able to accommodate higher density. Small parcels under the same
ownership on adjacent parcels may be consolidated into larger sites for identifying lower-income
housing sites, provided the zoning allows the appropriate density.
Methodology
The site selection analysis was conducted using data from the City of Ukiah, Mendocino
County, and the Federal Emergency Management Agency (FEMA).
1. Initial Site Identification
Density Assumptions
To begin, zoning districts were identified that allowed residential development. Only parcels
within these zoning districts were studied for the sites inventory. Table 4.1 shows the zoning
districts evaluated and their development assumptions. These densities and assumptions are
consistent with development applications historically received within each zoning district.
Page 80 of 305
38 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
TABLE 4.1
ZONING DISTRICTS THAT ALLOW RESIDENTIAL DEVELOPMENT
A. Zoning District B. Min Lot Size
C. Max
du/ac D. Min du/ac
Single-Family Residential (R1H) Hillside 10,000 4 0.1
Single-Family Residential (R-1) 6,000 7 1
Medium Density Residential (R-2) Districts 3,000 14 1
High Density Residential (R-3) 1,500 28 1
Neighborhood Commercial (C-N) 7,000 6 1
Community Commercial (C-1) 1,500 28 1
Heavy Commercial (C-2) 1,500 28 1
Downtown Zoning Code
General Urban (GU) 4,500 28 10
Urban Center (UC) 4,500 28 15
Downtown Core (DC) 2,500 28 15
Source: City of Ukiah Zoning Code, 2019
Note: Max and min du/ac refers to the maximum and minimum number of units permitted per acre, a measure of housing density.
In calculating the number of units that could realistically be built on each site, the analysis
started with the maximum density allowed within each zoning designation. As described in
Section 5, due to the City nearing build-out, demand for housing citywide, and the City’s
commitment to housing production for affordable and middle-income households outlined in the
City of Ukiah Housing Strategy it is reasonable to assume developers will seek to develop at the
maximum allowable density. This includes commercial zoning districts that currently permit high
density residential development. All multi-family projects developed in commercial zones within
the last 5 years have either maximized density on the parcel and/or applied for an additional
density bonus to further increase density (see Section 5- B.4. on page 82 for additional details).
Next, a site specific analysis was completed to obtain realistic development capacity. This
included analyzing existing use and development, surrounding uses, access, infrastructure
capacity, slope and other environmental constraints, setbacks, landscaping and parking
requirements, as well as allowable densities and building area required by code.
In accordance with GC 65583.2(c)), vacant sites identified in the last two housing element
planning periods or nonvacant sites identified in one housing element planning period identified
to accommodate housing for lower income households were removed from the list.
Identifying Vacant Sites
An initial list of vacant parcels was identified using the Mendocino County Assessor parcel
database (April 2019). Assessor’s use codes for vacant parcels were as follows:
00 – Vacant Residential
10 – Vacant Commercial
30 – Vacant Industrial
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39 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
Additionally, parcels were identified where the improvement value equaled “$0” or “Unavailable”
in the Assessor data, which suggested that the parcels could be vacant. Vacancy on these
parcels was verified through a review of aerial photography. A field survey consisting of
windshield surveying and site visits were also performed to verify the vacancy of parcels.
Identifying Underutilized Sites
An initial list of underutilized parcels was identified using the improvement values of each parcel
provided in the Assessor data. Parcels identified where the improvement value was less than
$20,000 suggested that the parcels were underutilized to a degree that would make them more
likely to redevelop within the planning period. Site specific analyses and site visits were also
preformed to verify the underutilization of parcels.
2. Constraints
Airport Compatibility
Based on the Mendocino County Airport Comprehensive Land Use Plan (ACLUP), airport
compatibility zones around the Ukiah Municipal Airport create constraints on residential
development, regardless of the underlying zoning district.
Zone A does not allow residential development, and therefore no parcels within Zone A
were included in the inventory.
Zone B1 allows a parcel size of 10 acres with restrictions (Appendix D, ACLUP). For the
purposes of this analysis, one unit is assumed per parcel. Zone B1 is appropriate for
above moderate-income housing.
Zone B2 allows a minimum parcel size of 2 acres (Appendix D, ACLUP). For the
purposes of this analysis, one unit is assumed per parcel. Zone B2 is appropriate for
above moderate-income housing.
Zone C allows a maximum density of 15 du/ac which meets the default density
requirement set by HCD for this area. Sites within Zone C can be counted toward the
lower-income housing RHNA, depending on its underlying zone. In certain cases, such
as in Low Density Residential areas where the maximum density is 7 du/ac, the allowed
maximum density in the underlying zoning district would not qualify a site to be counted
as lower-income housing.
Zone D has no restrictions other than uses that are hazards to flight, and so the
underlying zoning district is relied upon to determine the allowed density.
Table 4.2 summarizes the Airport Compatibility Zone Criteria used for this analysis.
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40 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
TABLE 4.2
AIRPORT COMPATIBILITY ZONE CRITERIA
Zone Location
Maximum
Residential
Density
Maximum Persons
Per Acre Income Category
A Runway Protection Zone or
within Building Restriction Line
0 10 n/a
B1 Approach/Departure Zone and
Adjacent to Runway
10 acres 60 Above-Moderate
B2 Extended Approach/Departure
Zone
2 acres 60 Above-Moderate
C Common Traffic Pattern 15 du/ac 150 Lower-Income
D Other Airport Environs No Limit No Limit Any
Many sites across all income categories had reduced capacity due to the lower maximum
density requirements in Airport Compatibility Zones A, B1, B2, and C. For example, parcels with
zoning that allow up to 28 du/ac but are also located in the B2 zone, are not suitable for lower-
income housing because they are limited to one unit per 2 acres based on B2 zone criteria.
Flood Zones
The 1-percent annual chance flood is also referred to as the base flood, or 100-year flood. For
this analysis, we considered the 100-year flood zone to be a constraint to all residential
development. The 100-year flood zone contains Food Hazard Zones A, AE, V, and VE, as
defined by FEMA. All parcels within the 100-year flood zone were removed as being available
sites.
Steep Slopes
Steep slopes were considered to be a constraint since these topographical challenges result in
lower densities and necessitates specialized site design to accommodate for the terrain,
resulting in a more expensive development process. Slope modeling data was not available for
this analysis, however, all parcels within the Hillside District were considered to be constrained
by steep slopes. Site specific analyses using City development standards were completed for
each parcel containing steep slopes and a conservative estimate using two units per acre
(although City code and General Plan allows 6 units per acre) was applied. This development
intensity is consistent with other development currently existing within the Hillside zoning district.
All parcels in the Hillside District are considered only for above moderate-income housing and
were not considered to be suitable for housing lower-income groups.
Fire Hazard
Severe fire hazards exist west of the city, but not within city limits. This does not necessarily
eliminate the fire risk to the potential sites, but for the purposes of this analysis, the sites were
not considered to be constrained by fire hazard areas.
Page 83 of 305
41 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
Seismic Hazard
The Alquist-Priolo fault line runs northeast of the City. However, no part of the City falls within
the fault zone. Therefore, seismic hazards were not considered to be a constraint to residential
development within the city.
3. Vacant and Underutilized Sites Inventory
Table 4.3 lists all parcels evaluated by APN, ownership, location, existing use, zoning, general
plan designation, size, realistic development capacity, population, applicable income group
category, and known constraints. Potential unit capacity is determined by multiplying acreage
with the assumed buildout density as described above. All sites can be accommodated by
infrastructure, unless otherwise noted.
In 2018, the estimated persons per household in Ukiah was 2.5 (California Department of
Finance). Potential unit capacity is multiplied by 2.5 persons per unit to estimate the number of
people each site could accommodate. Sites that are a half-acre or larger, are zoned to allow 15
du/ac or more, and are not constrained by the 100-year flood, steep slope, or Airport
Compatibility Zones A, B1, and B2, are categorized as suitable for housing very low- and low-
income groups. Sites that are either smaller than a half-acre, are zoned to allow under 15 du/ac,
and are not constrained by the 100-year flood or Airport Compatibility Zone A are categorized
as suitable for housing moderate and above-moderate-income groups.
Figure 4.1 shows a map of all identified parcels and constraints. Figure 4.2 shows a map of
identified vacant parcels. Figure 4.3 shows a map of identified underutilized parcels.
Page 84 of 305
2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019 42
TABLE 4.3: VACANT AND UNDERUTILIZED INVENTORY
Map ID APN Location Existing
Use Zoning General
Plan Acres Square
feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
Very-Low/Low
Vacant Parcels
1 00230155 763 S Oak
St Vacant C1 C 0.88 38,332 31 77 Very-Low/Low C
Undeveloped but approved for an
entitlement for Ukiah Senior
Apartments (31 units) project in
Feb 2018. Expected to be
developed within 1-2 years.
2 00237027
None
Assigned.
Corner of
Clara & N
Orchard
Vacant C1 C 0.67 29,185 15 37 Very-Low/Low None
Undeveloped. Realistic
development capacity- 22,806 sf
available to build up to15 multi-
family units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
3 17903025 700 E
Perkins St Vacant C1 C 1.24 54,014 25 62 Very-Low/Low None
Undeveloped. Realistic
development capacity- 37,800 sf
available for up to 25 units. Due
to need for housing and citywide
build-out, expected to be
developed within planning period.
4 17903028 730 E
Perkins St Vacant C1 C 0.58 25,264 16 40 Very-Low/Low None
Undeveloped. Realistic
development capacity- up to 16
units. Due to need for housing
and citywide build-out, expected
to be developed within planning
period.
5 17906104** 705 E
Perkins St Vacant C1 C 0.52 22,651 14 35 Very-Low/Low None
Minor improvements including
parking lot. Realistic development
capacity for up to 14 units. Due to
need for housing and citywide
build-out, expected to be
developed within planning period.
Very-Low/Low
Vacant Parcels Subtotal 3.89 169,446 101 251
Moderate/Above-Moderate
Vacant Parcels
6 00111126
None
Assigned.
Corner of
Dora & N
Spring
Vacant R1 LDR 0.16 6,969 2 5 Mod/Above-
Mod None
Undeveloped and surrounded by
single family dwellings (SFDs).
Realistic development capacity-
based on lot restrictions site
could be developed with up to 2
units. Due to need for housing
and citywide build-out, expected
to be developed within planning
period.
Page 85 of 305
2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019 43
Map ID APN Location Existing
Use Zoning General
Plan Acres Square
feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
7 00114239* 179 Park
Pl Vacant R1 LDR 0.41 17,859 2 5 Mod/Above-
Mod None
Mostly undeveloped but some
topographical lot restrictions.
Surrounded by SFDs. Realistic
development capacity of up to 2
units. Due to need for housing
and citywide build-out, expected
to be developed within planning
period.
8 00114244 169 Park
Pl Vacant R1 LDR 0.27 11,761 2 5 Mod/Above-
Mod None
Undeveloped. Surrounded by
SFDs. Could build up to 2 units.
Due to need for housing and
citywide build-out, expected to be
developed within planning period.
9 00114245 169 Park
Pl Vacant R1 LDR 0.24 10,454 2 5 Mod/Above-
Mod None
Undeveloped. Some lot
restrictions including road
access. Realistically could build 2
units- SFD and accessory
dwelling unit (ADU). Due to need
for housing and citywide build-
out, expected to be developed
within planning period.
10 00121404
None
Assigned.
Near S
Barnes St
& W Clay
St
Vacant R1 LDR 0.54 23,522 3 7 Mod/Above-
Mod D; None
Undeveloped. Lot restrictions and
zoning restrict number of units
that can be realistically
developed to 3. Could increase
density if merging with parcel
00121409. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
11 00125323
None
Assigned.
Oak Park
Ave
Between
W Clay St
& Jones St
Vacant R1 LDR 0.47 20,473 3 7 Mod/Above-
Mod D; None
Undeveloped and surrounded by
SFDs. Realistic development
capacity for up to 3 units. Due to
need for housing and citywide
build-out, expected to be
developed within planning period.
12 00142036
271
Mendo-
cino Pl
Vacant R1 LDR 0.46
20,037
2 5 Mod/Above-
Mod D; Slope
Undeveloped. Although larger lot,
topographical restrictions limit to
realistic maximum of 2 units. Due
to need for housing and citywide
build-out, expected to be
developed within planning period.
Page 86 of 305
2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019 44
Map ID APN Location Existing
Use Zoning General
Plan Acres Square
feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
13
00211480
None
Assigned.
Behind
existing
homes on
Oak St.
Vacant R1 LDR 0.15 8,464 2 5 Mod/Above-
Mod None
Undeveloped. Needs road
access but realistically could
develop 2 units- an SFD and
ADU. Due to need for housing
and citywide build-out, expected
to be developed within planning
period.
14 00301059 1010
Helen Ave Vacant R1 LDR 0.15 6,534 2 5 Mod/Above-
Mod D; None
Undeveloped; surrounded by
SFDs. Due to lot restrictions,
maximum development capacity
of 1 SFD and 1 ADU. Due to
need for housing and citywide
build-out, expected to be
developed within planning period.
15 00302124
None
Assigned.
Cochrane
Ave
Between
410 & 420
Vacant R1 LDR 0.14
6,098
1 2 Mod/Above-
Mod D; None
Undeveloped. Due to setback
limitations realistic development
capacity is 1 unit. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
16 00311056
None
Assigned.
At the
terminus
of
Redwood
Ave
Vacant R1 LDR 0.29 12,632 2 5 Mod/Above-
Mod D; Slope
Undeveloped. Existing slope
constraints allow a realistic
development maximum of 2 units.
Due to need for housing and
citywide build-out, expected to be
developed within planning period.
17 00311079 1080
Helen Ave Vacant R1 LDR 0.50 21, 780 3 7 Mod/Above-
Mod D; None
Undeveloped flag lot; surrounded
by SFDs. Due to lot limitations
realistic development capacity is
3 units maximum. Due to need
for housing and citywide build-
out, expected to be developed
within planning period.
18 00352055
None
Assigned.
Off of S
Dora St
Near
Washingto
n behind
homes
Vacant R1 LDR 0.16 6.969 2 5 Mod/Above-
Mod D; None
Undeveloped; surrounded by
SFDs. Due to lot size, setbacks,
and access limitations, realistic
development capacity is up to 2
units. Expected to be developed
within the planning period.
Page 87 of 305
2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019 45
Map ID APN Location Existing
Use Zoning General
Plan Acres Square
feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
19 00352056
None
Assigned.
Off of S
Dora St
near
Washingto
n behind
homes
Vacant R1 LDR 0.15 6,534 2 2 Mod/Above-
Mod D; None
Undeveloped; similar to parcel
00352055 and same owner. Due
to lot size, setbacks, and access
limitations, realistic development
capacity is up to 2 units.
Expected to be developed within
the planning period.
20 00354065
None
Assigned.
On Cresta
near
Wabash.
Adjacent
To 191
Cresta Dr
Vacant R1 LDR 0.21
9,147
2 5 Mod/Above-
Mod D Slope
Undeveloped. Lot size limitations
and setbacks set realistic
development capacity at not
more than 2 units. Due to need
for housing and citywide build-
out, expected to be developed
within planning period.
21 00354066 191
Cresta Dr Vacant R1 LDR 0.20 8,712 2 5 Mod/Above-
Mod None
Undeveloped. Lot size limitations
and setbacks set realistic
development capacity at not
more than 2 units. Due to need
for housing and citywide build-
out, expected to be developed
within planning period.
22 00357217
None
Assigned.
Cooper Ln
near Betty
St
Vacant R1 LDR 0.19 8,276 2 5 Mod/Above-
Mod C
Undeveloped. Lot size limitations
and setbacks set realistic
development capacity at not
more than 2 units. Due to need
for housing and citywide build-
out, expected to be developed
within planning period.
23 00357218
None
Assigned.
Cooper Ln
near Betty
St
Vacant R1 LDR 0.21 9,221 2 5 Mod/Above-
Mod None
Undeveloped. Lot size limitations
and setbacks set realistic
development capacity at not
more than 2 units. Due to need
for housing and citywide build-
out, expected to be developed
within planning period.
24 00309045 21 Betty
St Vacant R2 MDR 0.13 5,662 1 2 Mod/Above-
Mod
C; Limited
access
Undeveloped. Parcel has some
access and lot size limitations
and realistically could
accommodate one SFD. Due to
need for housing and citywide
build-out, expected to be
developed within planning period.
25 00211432 670 N
State St Vacant C1 C 0.31 13,503 9 22 Mod/Above-
Mod None Undeveloped, surrounded by
residential development.
Page 88 of 305
2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019 46
Map ID APN Location Existing
Use Zoning General
Plan Acres Square
feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
Realistically could accommodate
up to 9 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
26 00214611 528 N
State St Vacant C1 C 0.31 13,815 9 22 Mod/Above-
Mod None
Undeveloped, surrounded by
residential development.
Realistically could accommodate
up to 9 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
27 00230153 638 S
State St Vacant C1 C 0.26 11,325 3 7 Mod/Above-
Mod C
Undeveloped but given lot
limitations and setbacks only
4,550 sf could be realistically
developed, setting maximum
capacity at 3 units. Due to need
for housing and citywide build-
out, expected to be developed
within planning period.
28 00204047
None
Assigned.
On Low
Gap Rd in
between N
State St &
Mazzoni
St
Vacant C2 C 0.21 9,147 6 15 Mod/Above-
Mod None
Undeveloped, narrow lot sets
realistic development capacity at
up to 6 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
29 00228110*
190
Cleveland
Ln
Vacant C2 C 0.19 8,403 6 15 Mod/Above-
Mod None
Undeveloped. Existing lot
limitations sets realistic
development capacity at not
more than 6 units. Due to need
for housing and citywide build-
out, expected to be developed
within planning period.
30 00313065 1137 S
Dora St Vacant CN C 0.41 17,859 6 15 Mod/Above-
Mod D; None
Undeveloped; but existing lot size
limitations and setbacks removes
300 sf and zoning limits density.
Realistic development capacity is
not more than 6 units. Due to
need for housing and citywide
build-out, expected to be
developed within planning period.
31 00226307
None
Assigned.
Corner of
Vacant GU C 0.10 3,257 2 5 Mod/Above-
Mod C
Undeveloped; surrounded by
commercial development. Zoning
allows up to 28 du/acre but lot
Page 89 of 305
2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019 47
Map ID APN Location Existing
Use Zoning General
Plan Acres Square
feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
W Clay St
& S Oak
St
and setback limitations limit
realistic development capacity to
2 units. Due to need for housing
and citywide build-out, expected
to be developed within planning
period.
32 00350014
None
Assigned.
Access
from
Helen Ave
and
Foothill Ct
Vacant R1 LDR 7.56 329,313 12 30 Mod/Above-
Mod Slope
Existing slope constraints allow
for 299,000 sf (6 ac) of lot to be
developed. Although General
Plan allows up to 6 units per
acre, given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre setting realistic
development capacity at 12 units.
Due to need for housing and
citywide build-out, expected to be
developed within planning period.
33 00104002***
None
Assigned.
Access off
of W
Stanley St
Vacant R1H LDR 36.97 1,610,413 2 5 Mod/Above-
Mod
Slope;
infrastructure
Undeveloped but constrained by
steep slopes. Although General
Plan allows up to 6 units per
acre, given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre with a 5 acre
lot; 2 units are possible on this
parcel and are expected to be
developed within the planning
period given need for housing
and citywide build-out.
34 00104065***
500
Lookout
Drive
Vacant R1H LDR 6.29 273,992 2 5 Mod/Above-
Mod
Slope;
infrastructure
Undeveloped but constrained by
steep slopes. Although General
Plan allows up to 6 units per
acre, given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre with 5 acre lots;
a maximum of 2 units is possible
on this parcel and is expected to
be developed within the planning
Page 90 of 305
2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019 48
Map ID APN Location Existing
Use Zoning General
Plan Acres Square
feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
period given need for housing
and citywide build-out.
35 00104082***
360 S
Highland
Ave
Vacant R1H LDR 29.63 1,290,682 12 30 Mod/Above-
Mod
Slope;
infrastructure
Undeveloped but constrained by
steep slopes. Although General
Plan allows up to 6 units per
acre, given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre with 5 acre lots;
a maximum of 12 units is
possible on this parcel and is
expected to be developed within
the planning period given need
for housing and citywide build-
out.
36 00104084***
None
Assigned.
Access
from
Highland
Ave
Vacant R1H LDR 10.08 439,084 4 10 Mod/Above-
Mod
Slope;
infrastructure
Undeveloped but constrained by
steep slopes. Although General
Plan allows up to 6 units per
acre, given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre with 5 acre lots;
a maximum of 4 units is possible
on this parcel and is expected to
be developed within the planning
period given need for housing
and citywide build-out.
37 00104088***
None
Assigned.
Access
from
Highland
Ave
Vacant R1H LDR 8.45 368,081 4 10 Mod/Above-
Mod
Slope;
infrastructure
Undeveloped but constrained by
steep slopes. Although General
Plan allows up to 6 units per
acre, given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre with 5 acre lots;
a maximum of 4 units is possible
on this parcel and is expected to
be developed within the planning
period given need for housing
and citywide build-out.
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2019-2027 City of Ukiah Housing Element
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Map ID APN Location Existing
Use Zoning General
Plan Acres Square
feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
38 00104092 335 Janix
Dr Vacant R1H LDR 4.77 207,781 8 20 Mod/Above-
Mod
Slope;
infrastructure
Undeveloped but constrained by
steep slopes. Although General
Plan allows up to 6 units per
acre, given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre; a maximum of
8 units is possible on this parcel
and is expected to be developed
within the planning period given
need for housing and citywide
build-out.
39 00104093*** 335 Janix
Dr Vacant R1H LDR 4.86 211,701 2 5 Mod/Above-
Mod
Slope;
infrastructure
Undeveloped but constrained by
steep slopes. Although General
Plan allows up to 6 units per
acre, given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre with 5 acre lots;
a maximum of 2 units is possible
on this parcel and is expected to
be developed within the planning
period given need for housing
and citywide build-out.
Moderate/Above-Moderate
Vacant Parcels Subtotal 115.43 5,000,718 124 308
Very-Low/Low
Underutilized Parcels
40
00304079;
00304077*;
00304078*;
210 E
Gobbi St Underutilized C1;C2 C 2.4 22,098 36 90 Very-Low/Low B2
Underutilized; existing community
garden on-site. Application for
$500,000 in Ukiah Housing Trust
Fund received in 2018 for 40 low
income housing units but due to
airport constraints, realistic
development potential is 36 units.
This site consists of three parcels
suitable for development. Two of
the parcels, 00304077 and
00304078, were listed in the prior
planning period. The third parcel,
00304079, was not listed.
However, realistically all three
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2019-2027 City of Ukiah Housing Element
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Map ID APN Location Existing
Use Zoning General
Plan Acres Square
feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
parcels will be developed at one
time and this will also maximize
development potential on the site.
Program 2h to allow by right
housing development on these
parcels has been added.
Due to need for housing and
citywide build-out, expected to be
developed within planning period.
41 00357407** 817
Waugh Ln Underutilized R3 HDR 1.66 72,309 24 60 Very-Low/Low C
Underutilized with existing SFD
and minor outbuildings. Existing
topographical and lot limitations,
plus airport constraints, set
realistic development capacity at
up to 24 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
Very-Low/Low Underutilized
Parcels Subtotal 4.06 94,407 60 150
Mod/Above-Mod
Underutilized Parcels
42 00104061
None
Assigned.
Parcel off
of Hillview
Ave
Underutilized R1 LDR 3.23 140, 698 14 35 Mod/Above-
Mod D; None
Partially developed with
residential and/or commercial.
Due to existing lot limitations,
approximately 30% of the lot has
been removed for potential
development capacity. Lot area
for development is expected to
be 87,000 sf and would
accommodate up to 14 units. Due
to need for housing and citywide
build-out, expected to be
developed within planning period.
43 00125129 438
Mcpeak St Underutilized R1 LDR 0.18 7,840 1 2 Mod/Above-
Mod D; None
Partially developed with
residential and/or commercial.
Existing lot limitations and
development set future realistic
development capacity at 1 unit.
Due to need for housing and
citywide build-out, expected to be
developed within planning period.
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Map ID APN Location Existing
Use Zoning General
Plan Acres Square
feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
44 00126618 611 W
Clay St Underutilized R1 LDR 0.29 12,632 2 5 Mod/Above-
Mod D; None
Partially developed with
residential and/or commercial.
Given existing development on
site, realistic development
capacity is 1 SFD and 1 ADU (2
units). Due to need for housing
and citywide build-out, expected
to be developed within planning
period.
45 00142034
275
Mendocin
o Pl
Underutilized R1 LDR 0.98 42,688 6 15 Mod/Above-
Mod D; Slope
Partially developed with
residential and/or commercial.
Given existing topographical,
development, and lot limitations
including slope constraints,
realistic development capacity
anticipated at no more than 6
units. Due to need for housing
and citywide build-out, expected
to be developed within planning
period.
46 00142041
145
Mendocin
o Pl
Underutilized R1 LDR 0.84 36,590 5 12 Mod/Above-
Mod D; Slope
Partially developed with
residential and/or commercial.
Given existing topographical,
development, and lot limitations
including slope constraints,
realistic development capacity
anticipated at no more than 5
units. Due to need for housing
and citywide build-out, expected
to be developed within planning
period.
47 00113052
1217 W
Standley
Ave
Underutilized R1H LDR 1.18 51,400 1 2.5 Mod/Above-
Mod Slope
Partially developed with
residential and/or commercial.
Given existing development on
site plus slope limitations,
realistic development capacity is
1 SFD and 1 ADU (2 units). Due
to need for housing and citywide
build-out, expected to be
developed within planning period.
48 00212404 217 Ford
St Underutilized R2 MDR 0.22 9,583 3 7 Mod/Above-
Mod None
Partially developed with
residential and/or commercial.
Given existing development on
site plus topographical limitations,
realistic development capacity is
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Map ID APN Location Existing
Use Zoning General
Plan Acres Square
feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
no more than 3 units. Due to
need for housing and citywide
build-out, expected to be
developed within planning period.
49 00213309 308 Clara
Ave Underutilized R2 MDR 0.22 9,582 3 7 Mod/Above-
Mod None
Partially developed with
residential and/or commercial.
Given existing development on
site plus topographical limitations,
realistic development capacity is
no more than 3 units. Due to
need for housing and citywide
build-out, expected to be
developed within planning period.
50 00215305 221
Norton St Underutilized R3 HDR 0.46 20,037 2 5 Mod/Above-
Mod None
Partially developed with
residential and/or commercial.
Given existing development on
site plus slope limitations,
realistic development capacity is
1 SFD and 1 ADU (2 units). Due
to need for housing and citywide
build-out, expected to be
developed within planning period.
51 00208004 170 Low
Gap Rd Underutilized C1 C 0.17 7,405 4 10 Mod/Above-
Mod None
Partially developed with
residential and/or commercial but
parcel is largely
undeveloped/vacant. Realistic
development capacity is up to 4
units and expected to be
developed within the planning
period.
52 00211436 678 N
State St Underutilized C1 C 0.22 9,583 1 2 Mod/Above-
Mod None
Partially developed with
residential and/or commercial.
Given existing development on
site plus lot limitations, realistic
development capacity is 1 unit.
Due to need for housing and
citywide build-out, expected to be
developed within planning period.
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2019-2027 City of Ukiah Housing Element
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Map ID APN Location Existing
Use Zoning General
Plan Acres Square
feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
Moderate/Above-Moderate
Underutilized Parcels Subtotal 7.77 197,757 41 100.5
Very-Low/Low
Vacant Parcels Subtotal 3.89 169,446 101 251
Moderate/Above-Moderate
Vacant Parcels Subtotal 115.43 5,000,718 124 308
Very-Low/Low
Underutilized Parcels Subtotal 4.06 94,407 60 150
Moderate/Above-Moderate
Underutilized Parcels Subtotal 7.77 197757 41 100.5
Totals Very-Low/Low
Vacant + Underutilized Parcels 7.95 263,853 161 401
Totals Moderate/Above-Moderate
Vacant + Underutilized Parcels 123.2 5,19,8475 165 408.5
LEGEND:
Zoning: R1- Single Family Residential; R1h-Single Family Residential, Hillside Combining District; R-2- Medium Family
Residential; R-3- High Density Residential; C1- Community Commercial; CN-Neighborhood Commercial; C2-Heavy
Commercial; GU-General Urban; DC- Downtown Core; UC-Urban Center.
General Plan: LDR- Low Density Residential; MDR- Medium Density Residential; HDR- High Density Residential; C-
Commercial.
Constraints (Airport Influence Zones): B2-Extended Approach/Departure Zone; C-Common Traffic Pattern; D-Other Airport
Environs.
*= Identified in both 2009-2014 and 2014-2019 HE cycles
** = Neither of these sites were identified in the prior planning period.
***= R1H regulations require a 5 acre lot for parcels with 30-50% slopes.
NOTE: All parcels have access to infrastructure and utilities unless otherwise noted
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2019-2027 City of Ukiah Housing Element
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FIGURE 4.1
VACANT AND UNDERUTILIZED SITES AND CONSTRAINTS
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FIGURE 4.2
VACANT SITES
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FIGURE 4.3
UNDERUTILIZED SITES
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SUMMARY OF FINDINGS
According to the 2018 RHNA prepared by the Mendocino Council of Governments, the City of
Ukiah is responsible for identifying adequate sites, with appropriate zoning, to support 86 very
low-income housing units and 72 low-income housing units, for a total of 158 lower income
housing units, and 49 moderate-income and 32 above moderate-income housing units, for a
total of 81 moderate and above moderate housing units. This analysis shows that the city has
capacity for 161 very-low and low-income housing units and 165 moderate and above-moderate
income housing units. In 2018, the estimated persons per household in Ukiah was 2.5
(California Department of Finance). After applying this estimate to the maximum capacity for
lower-income units, the city would be able to accommodate an additional 401 people in low and
very-low-income housing, and 408 additional people in moderate and above-moderate-income
housing. Table 4.4 shows a summary of these findings.
TABLE 4.4
SUMMARY OF HOUSING CAPACITY BY INCOME LEVEL
Very Low Low Moderate
Above
Moderate
RHNA 86 72 49 32
Vacant Sites Capacity 101 124
Underutilized Sites Capacity 60 41
RHNA Total 158 81
Existing Capacity 161 165
Housing Capacity Surplus +3 +84
Population Capacity 401 408
Program Considerations
Although there is enough capacity to meet and exceed the RHNA allocation, the City has added
the following programs to more proactively plan for the provision of additional housing
opportunities in the future:
Amend C1 and C2 Zones to allow by-right housing development, with objective
design and development standards.
This program would make it easier for developers to build housing and that lower income
housing will be built on parcels zoned C1 and C2 within the planning period. This is
especially relevant since all identified vacant parcels for lower income housing have C1
or C2 zoning.
Amend the R-2 Zone to allow up to 15 du/ac instead of 14 du/ac.
This program would allow the City to use sites with R-2 zoning toward the lower income
RHNA allocation, based on Ukiah’s default density of 15 du/ac. This program would
create more sites that allow by-right lower-income housing in the future.
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58 2019-2027 City of Ukiah Housing Element
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Amend the C-N Zone to increase residential density and allow similar housing
types as allowed in R-2.
This program would allow more housing types for moderate-income housing, which
typically consists of small-lot single-family homes and smaller multifamily developments
such as duplexes and fourplexes.
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59 2019-2027 City of Ukiah Housing Element
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SECTION 5: HOUSING CONSTRAINTS AND OPPORTUNITIES
The City has regulatory constraints (fees/exactions and zoning standards) and environmental
constraints like other communities in California. The environmental constraints include traffic,
drainage/flood zones, mature trees, and airport compatibility. All of these constraints affect
future development to varying degrees, and each site listed in the Vacant and Underutilized
Land Survey (Appendix E), was examined not only for the presence of constraints, but to what
degree the constraints would impact the future development of housing.
The following sections provide an analysis of potential and actual constraints to housing
development, as well as an evaluation of whether the potential constraint has been addressed
through past policies or will need to be addressed in the future. Where needed, specific policies
and programs to address identified constraints are outlined in the Housing Goals, Policies, and
Programs section of the Housing Element Update. Additionally, this section summarizes
opportunities for energy conservation, as they relate to new residential development in Ukiah.
A. Governmental Constraints
1. Zoning Code
Through its Zoning Code, the City of Ukiah enforces minimum site development standards for
new residential uses. The City has lot coverage, setbacks, height limitations and other
regulatory constraints to development. While these zoning standards are typical, the City does
not have a Floor Area Ratio (FAR) standard, which limits development in other communities.
The City also has a Planned Development overlay zoning classification, providing the
opportunity for increased flexibility for development projects, a density bonus for new affordable
housing projects, and allows high density residential uses within its commercial zoning districts.
In 2018, as a part of the City’s 2017 Housing Strategy, City Staff developed a residential density
calculation ordinance applicable to mixed-use and medium density (R-2) residential projects.
The impact of the ordinance was to increase density by at least one to three units per acre.
The City’s current zoning code allows for a variety of housing types throughout the City.
Individual single family residences are allowed by right in all residential districts and within the
Neighborhood Commercial (CN) district. Second dwelling units are allowed by right within all
residential districts and commercial districts and accessory dwelling units (ADUs) are allowed by
right in the Single Family Residential (R-1) zoning district. Multiple family residential apartment
units are allowed by right in R-2 and R-3 zoning districts and permitted in all commercial zoning
districts with the securing of a Use Permit. Table 5.1 includes a summary of permit type
required for each housing type within each zoning district. Table 5.2 includes development
standards within those districts. Figure 5.1 is a map of the zoning districts within the City.
The City does not have any locally adopted ordinances such as an inclusionary housing
ordinance or short-term rental ordinance that impact the cost or supply of housing.
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TABLE 5.1
PLANNING PERMIT REQUIREMENTS BY ZONING DISTRICTS
R1 R2 R3 CN C1 C2 M R1H GU UC DC
Single Family Residence A A A A UP UP -- UP A A --
Manufactured Homes/
Factory Built Homes*
A A A -- -- -- -- -- -- -- --
Second/Accessory
Dwelling Unit
A A A A A A -- UP A A --
Duplex -- A A -- UP -- -- -- A A --
Condominiums UP A A -- A -- -- UP A A A
Multifamily -- A A -- UP UP -- -- A A --
Dwelling Groups -- UP UP -- -- -- -- --
Mobile home park -- -- UP -- UP -- -- -- -- -- --
Mixed Use (Residential &
Commercial)
-- -- -- UP UP UP -- -- A A A
NOTES:
A (Allowed by right); UP (Allowed through approval of a Use Permit); -- (Not allowed)
Within the R2 zoning district single-family dwelling on a three thousand (3,000) square foot lot (1 side 0 lot line and 1 side 5-foot setback provided that "0" lot lines are contiguous) may
be allowed through obtaining a UP.
Second/Accessory Dwelling Units are allowed on lots developed with a single-family residence.
Within the GU, UC and DC zoning districts, mixed use residential/commercial is allowed on floors above the ground floor or behind a ground floor use. A major use permit is required to
allow on the street frontage of the ground floor.
Dwelling Group is defined as a group of three (3) or more single-family residences or two (2) or more detached duplex buildings, apartments, condominiums, and occupying a parcel of
land in the same ownership and having any yard or court in common. Dwelling group does not include motels.
* Manufactured homes must be certified under the National Manufactured Home Construction and Safety Standards Act of 1974 (42 USC section 5401 et seq.), subject to the following
regulations:
A. Foundation System: The manufactured home shall be attached to a permanent foundation system approved by the city building official and designed and constructed pursuant to
section 18551 of the State Health and Safety Code.
B. Utilities: All utilities to the manufactured home shall be installed pursuant to City standard practices and policies.
C. Permits: All applicable building, site development, and encroachment permits associated with development of residential property shall be secured prior to any on site construction.
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TABLE 5.2
RESIDENTIAL ZONING DISTRICTS AND DEVELOPMENT STANDARDS
Zoning District
Front Yard
Setback
Side Yard
Setback
Rear Yard
Setback
Maximum
Height
Maximum
Lot
Coverage
Required Site
Area
Max Density per
General Plan
Parking
Required
R-1
Single Family
Residential
20’
30’ for
garages
10’
5’ for
accessory
buildings
20’
5’ for
accessory
buildings
30’
20’ for accessory
buildings*
N/A 6,000 sq ft
7,000 sq ft. for
corner lot
6 dwelling units
per acre
2
on-site
R-2
Medium Density
Residential
15’
25’ for
garages
10’ 15’ 30’
20’ for accessory
buildings*
N/A 6,000 sq ft
7,000 sq ft for
corner lot
3,000 for multi-
family
14*** dwelling
units per acre
2
Per duplex unit;
1 per bedroom
for MFR
R-3
High Density
Residential
15’
25’ for
garages
5’ 10’ 40’
30’ when
abutting R-1 or
R-2
N/A 6,000 sq ft
7,000 sq ft for
corner lot
1,500 for multi-
family
28 dwelling units
per acre
2
Per duplex unit;
1 per bedroom
for MFR
C-N
Neighborhood
Commercial
10’
15’ for
second
story
5’
10’ for
second
story
10’ 30’
20’ for accessory
buildings
40% 7,000 sq ft 28 dwelling units
per acre
2
Per duplex unit;
1 per bedroom
for MFR
Zoning District
Front Yard
Setback
Side Yard
Setback
Rear Yard
Setback
Maximum
Height
Maximum
Lot
Coverage
Required Site
Area
Max Density per
General Plan
Parking
Required
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C-1
Community
Commercial
5’
5’ for
second
story
0’ unless
abutting
an R-1, R-
2, or R-3
parcel**
0’ unless
abutting an R-
1, R-2, or R-3
parcel
50’ N/A 6,000 sq ft
7,000 sq ft corner
lot
1,500 for multi-
family
28 dwelling units
per acre
2 Per duplex
unit;
1 per bedroom
for MFR
C-2
Heavy
Commercial
5’
5’ for
second
story
0’ unless
abutting
an R-1, R-
2, or R-3
parcel
0’ unless
abutting an R-
1, R-2, or R-3
parcel
40’
20’ for accessory
buildings
N/A None for
commercial
1,500 for multi-
family (defaults to
R3 standards)
28 dwelling units
per acre
2
Per duplex unit;
1 per bedroom
for MFR
P-D
Planned
Development
To be
determined
in the
review
process
To be
determine
d in the
review
process
To be
determined in
the review
process
To be
determined in the
review process
To be
determined in
the review
process
½ acre unless
located in the
downtown and
fulfills other criteria
28 or more units
per acre
Flexible
NOTES:
1. * 20’ or the maximum height of the main building whichever is less.
2. ** If abutting an R-1, R-2, or R-3 parcel, then the setback for that residential district applies.
3. ***Application of the 2018 residential density calculation ordinance may yield up to an additional one to three units per acre, depending on lot size and characteristics of the
property.
4. The B1 and B2 Airport Compatibility Zones list multiple story offices as “normally not acceptable.” The B2 Infill Policy north of the airport limits buildings to two stories.
5. Various residential housing types are allowed or permitted in all of the above zoning districts
6. Parking requirements vary, but are generally less than nearby jurisdictions in an effort to reduce the size of parking lots and to discourage automobile use.
7. Deviation from lot coverage and parking standards are possible with discretionary review.
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Downtown Zoning Code
The Downtown Zoning Code (DZC) is a form-based code that was adopted in 2012, out of the
2009-2014 Housing Element. The DZC allows for residential development by right in most
districts and contains a separate set of development standards. Table 5.2 shows a summary of
these standards for density, height, and setbacks, and Figure 5.1 is a map of the zoning
designations in the City (areas of the DZC are shown in purple). The DZC also contains specific
development standards, such as for landscaping, architectural standards, building orientation,
and pedestrian access.
TABLE 5.3
DOWNTOWN ZONING CODE DEVELOPMENT STANDARDS SUMMARY
Standards
GENERAL URBAN
(GU)
URBAN CENTER
(UC)
DOWNTOWN CORE
(DC)
Modification to
Standard
RESIDENTIAL DENSITY (Also Subject to Airport Zone Restrictions)
Minimum 10 units/acre 15 units/acre 15 units/acre Major Exception
Maximum 28 units/acre 28 units/acre 28 units/acre Major Exception
LOT STANDARDS (6) (Also Subject to Airport Zone Restrictions)
Lot Size – Interior 4,500 square feet 4,500 square feet 2,500 square feet Major Exception
Lot Size – Corner 5,000 square feet 5,000 square feet 3,000 square feet Major Exception
Lot Width 30 feet minimum 30 feet minimum 30 feet minimum Major Exception
Lot Depth 70 feet minimum 70 feet minimum 70 feet minimum Major Exception
Lot Coverage 70% maximum 80% maximum 90% maximum Major Exception
BUILDING SITING (SETBACKS)
Front 0 ft. minimum
10 ft. maximum
0 ft. maximum 0 ft. maximum Major Exception
Front with sidewalk
cafe/shopfront
12 ft. maximum 12 ft. maximum 12 ft. maximum Major Exception
Side 0 ft. minimum
10 ft. maximum
0 ft. minimum
10 ft. maximum
0 ft. minimum
6 ft. maximum
Major Exception
Rear 6 ft. minimum 6 ft. minimum 6 ft. minimum Major Exception
Rear – corner lot
no alley
6 ft. maximum 6 ft. maximum 6 ft. maximum Major Exception
Rear – with alley 14 ft. from center line 14 ft. from center
line
14 ft. from center line Major Exception
BUILDING HEIGHT
New building 2 stories minimum
2 stories maximum
(8)
2 stories minimum
3 stories maximum
(8)
2 stories minimum
4 stories maximum
(8)
Major Exception
PARKING REQUIREMENTS
Residential 1.5 per dwelling unit 1.0 per dwelling unit 1.0 per dwelling unit Major Exception
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FIGURE 5.1
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Planned Development Combining District
The Planned Development (PD) combining district contained in the Ukiah City Code is used as
a tool to allow flexibility in design and development in order to promote economical and efficient
use of land. It generally provides a method for deviating from standardized zoning requirements
to foster well-planned, creative, and quality development projects. The PD tool is similar to an
overlay zoning district that produces a result similar to a rezoning. For example, an affordable
senior housing project applicant may propose to overlay the PD zone over an existing R-3 (High
Density Residential) zoning district to reduce parking requirements, relax yard setbacks, and
reduce access roadway widths. The application requires review and a public hearing by the
Planning Commission and a final review and action by the City Council.
Current zoning code regulations do not appear to represent a clear constraint to new housing
development. Improvements to the zoning code such as the affordable housing density bonus,
accessory dwelling unit ordinance, and residential density calculation ordinance have further
reduced the potential for constraints and led to development of new housing throughout the
City. Recently a developer praised the City of Ukiah for its proactive approach to removing
potential constraints for housing development, stating an intention to seek out additional parcels
in Ukiah for development of housing projects.
Although the City has made good progress in recent years removing barriers to housing
development and developing incentives to encourage future development, the City also seeks to
proactively ensure the potential for additional housing opportunities in the future. As stated in
Section 4, the City has added programs focused on removing constraints in the zoning code.
2. Parking
Excessive parking requirements may serve as a constraint by increasing development costs
and reducing the amount of land available for additional units or project amenities such as gyms
and open space or common areas. The Ukiah City Code generally requires one parking space
for one-bedroom apartment units and two spaces for two-bedroom apartment units. Mixed use
projects containing a commercial component generally require one space per every 250 square
feet of gross leasable space.
Relief from parking requirements may be granted through the discretionary review process in
some instances. In any district, the sum of the separate parking requirements for each use in a
mixed residential/commercial project may be reduced by not more than 35% where day and
night time uses offset parking demand based on documentation that supports a finding of
reduced parking demand.
In addition, Parking District 1 within the downtown area offers reduced parking requirements for
projects near city parking lots, projects containing pedestrian accessibility to services and
projects within certain distances from transit stops. Parking District 1 also contains a variance
procedure for further reductions.
In any district, the Community Development Director may approve a reduction in parking
requirements not exceeding thirty percent (30%) for housing projects with at least four living
units reserved for seniors, disabled persons, emergency shelters, transitional housing, single
room occupancies, or other special needs housing with reduced parking demand based on
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factors such as age of occupants, disabilities, household size, or other factors that support a
finding of reduced parking demand.
Regardless of the flexibility in parking standards mentioned above, City staff has heard from
some multi-family housing developers, particularly those that construct housing for market-rate
moderate-income households, that the City’s parking standards may be unintentionally reducing
the number of housing units feasible on a particular site. The City’s 2017 Housing Strategy (see
Appendix D) also addressed parking standards as a possible constraint to development of
middle-income housing and an intention to explore flexible or other parking standards.
Based on the aforementioned, existing parking standards have been identified as a potential
constraint to housing development, especially for affordable and moderate-income market rate
housing. Therefore, research of flexible or other parking standards has been listed as a
Program under the Housing Goals, Policies, and Programs section and will be prioritized for
completion within the first few years of implementation of the 2019-2027 Housing Element
Update.
3. City Design Guidelines
The City of Ukiah adopted Design Guidelines in 1992 to establish a vision for the City’s design
character. The Guidelines, although not prescribed as requirements, serve as a bridge between
the goals in the General Plan and the requirements of the Zoning Code. The Guidelines are a
necessary component of design review for commercial and residential development projects
and establish a process for independent evaluation by an appointed Design Review Board, an
advisory board to the Zoning Administrator and Planning Commission.
City staff have heard from developers that the existing Design Guidelines do not provide
prescriptive design standards and that the project review process is vague. To address these
concerns City staff will work with the Design Review Board to seek and develop a set of clear
objective design standards and ways to streamline the process.
Although not necessarily a constraint to housing development, the design review process could
be streamlined to save time during the development process. This has been listed as a Program
under the Housing Goals, Policies, and Programs section.
4. Airport Influence Zones
The Ukiah Municipal Airport is the largest airport in Mendocino County and provides an
important regional service, both for public safety purposes and local economic development.
Ensuring development that is compatible with existing airport environs is an essential function of
the Mendocino County Airport Land Use Commission, which reviews projects under
requirements in the existing Airport Comprehensive Land Use Plan.
Adopted in 1996, the existing Plan sets both density and height limitations, including that three-
story buildings (other than for public facilities) are disallowed in the B2 Infill area north of the
airport.
See Figure 5.2 for the Compatibility Zoning Map from the Mendocino County Airport
Comprehensive Land Use Plan. Table 5.3 provides details on the compatibility criteria in each of
the compatibility zones.
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FIGURE 5.2
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TABLE 5.4
1996 AIRPORT COMPREHENSIVE LAND USE PLAN COMPATIBILITY CRITERIA
(Excerpt from Table 2A of Plan)
If development projects in the zones listed above can meet the requirements, they can proceed
without an Airport Comprehensive Land Use Plan consistency determination from the
Mendocino County Airport Land Use Commission (ALUC). However, if any project involves a
General Plan amendment, rezoning, or specific plan, or there is a question of compatibility
under the City of Ukiah ALUC Referral Procedure, then the project is required to be submitted to
the ALUC for a consistency determination.
As noted in the Table, the Ukiah Airport Master Plan indicates that residential subdivisions and
multi-family residences are not normally acceptable in the B1 and B2 airport compatibility zones.
However, the Plan also indicates that “These uses typically do not meet the density and other
development conditions listed. They should be allowed only if a major community objective is
served by their location in this zone and no feasible alternative exists.”
These constraints result in less opportunity for housing development.
Update to the Mendocino County Airport Comprehensive Land Use Plan
The process of referring a project to the Mendocino County Airport Land Use Commission for a
consistency determination, with a possible overrule decision from the Ukiah City Council, can
result in months added to the entitlement process timeline, which affordable housing developers
in particular often cannot accommodate due to timing requirements of funding sources. City staff
has thus been working with the Mendocino County Airport Land Use Commission and
Mendocino County Planning and Building Services to facilitate an update to the Airport
Comprehensive Land Use Plan.
On February 13, 2019, the City of Ukiah executed a contract with an airport land use planning
consultant to complete an update to the Airport Land Use Compatibility Plan (formerly, the
Airport Comprehensive Land Use Plan) for Ukiah Municipal Airport. The updated plan will be
approved and adopted by the Airport Land Use Commission, with staff support and funding
provided by the City Community Development Department and Mendocino County Planning and
Building Services.
Airport
Zone/Location
Open
Space
Req.
Maximum Densities
Residential Other Uses
(people/ac.)
Prohibited Uses / Uses Not
Normally Acceptable
A – Runway Protection
Zone
All
Remaining 0 10
All structures except ones with
aeronautical function; objects
exceeding FAR Part 77 height
limits
B1 – Approach /
Departure Zone
30%
Required 10 acres 60 Multi-family residential,
residential subdivisions
B2 – Extended
Approach / Departure
Zone
30%
Recommen
ded
2 acres 60 Multi-family residential,
residential subdivisions
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Despite the potential for constraints due to airport compatibility concerns related to the 1996
Airport Comprehensive Land Use Plan, City staff has found no examples of a housing project
being considered inconsistent by the Airport Land Use Commission. Multi-family residential
projects have been proposed and approved in the B1 and B2 Infill compatibility zones north of
the airport over the past several years, the most notable of these being the 64-unit
Summercreek Village affordable housing project, completed in 2001, and the Sun House
Apartments 42-unit affordable senior project, completed in 2017.
Although staff have found no examples of a housing project being considered inconsistent,
completion of a new Airport Land Use Compatibility Plan is expected to further alleviate the
potential for constraints to housing development. Compatibility criteria, noise contours, and
airport compatibility zones will be updated with current airport environs and requirements listed
in the 2011 California Airport Land Use Planning Handbook. The Airport Land Use Compatibility
Plan for Ukiah Municipal Airport is scheduled to be completed and adopted by the Mendocino
County Airport Land Use Commission by December 31, 2019.
5. Fees and Exactions
An updated fee schedule was adopted in 2018. Reduced planning permit fees are charged for
affordable housing and special needs housing projects (see Table 5.4). The City requires
payment of different fees as a condition of development approval. These fees are lower than
comparable market-rate fees for technical plan review tasks and for fees charged by other
nearby jurisdictions.
TABLE 5.5
2018 PLANNING PERMITS AND RELATED SERVICES FEES
Type of Fee Fee Amount Fee Amount for
Affordable Housing
Site Development
Permit – Major
100% cost recovery
Affordable Housing: 80% cost
recovery;
Special Needs Housing: 60% cost
recovery
Site Development –
Minor Level 1
$200 No fee discount
Site Development –
Minor Level 2
$600 No fee discount
Use Permit Major 100% cost recovery
Affordable Housing: 80% cost
recovery;
Special Needs Housing: 60% cost
recovery
Use Permit Minor $600 No fee discount
Variance Major 100% cost recovery
Affordable Housing: 80% cost
recovery;
Special Needs Housing: 60% cost
recovery
Variance Minor
Level 1
$200 No fee discount
Variance Minor
Level 2
$600 No fee discount
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Subdivision Major 100% cost recovery
Affordable Housing: 80% cost
recovery;
Special Needs Housing: 60% cost
recovery
Subdivision Minor $900 Affordable Housing: $720
Special Needs Housing: $540
Subdivision
Exception
100% cost recovery Affordable Housing: 80% cost
recovery;
Special Needs Housing: 60% cost
recovery
Boundary Line
Adjustment
$350
Affordable Housing: $260
Special Needs Housing: $170
Lot Merger $350 No fee discount
General Plan
Amendment
100% cost recovery
No fee discount
Annexation 100% cost recovery No fee discount
Rezoning 100% cost recovery
No fee discount
Rezoning Planned
Unit Development
100% cost recovery
Affordable Housing: 80% cost
recovery;
Special Needs Housing: 60% cost
recovery
Environmental
Impact Report (EIR)
Consultant cost plus 15%
administration
No fee discount
Specific
Plan/Master Plan
Review
$2,000-$3,000 deposit; 100% cost
recovery
Affordable Housing: $800 deposit;
100% cost recovery
Special Needs Housing: $600
deposit; 100% cost recovery
Development
Impact Fees
None, except for a specific traffic
impact fee associated with the
development of the Airport Business
Park mixed use shopping center and
Gobbi Street and Orchard Avenue
traffic signal and storm drain.
Residential sewer hook-up fees vary
depending upon how many
bedrooms are proposed. The fee for
a one-bedroom home is $9,820; two
bedroom $10,911; and a three
bedroom is $12,002. For each
bedroom beyond 3, and for a
bedroom addition to an existing
home, the fee is $1,091.
Developers of affordable housing
projects may be eligible for funding
and fee deferrals to help finance
infrastructure improvements.
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Interviews with local developers confirm the City’s permitting and impact fees are lower than
other Mendocino, Lake, and Sonoma County communities; particularly, fees for building
permits. Although fees for water and sewer hook-ups are perceived by the development
community as being slightly higher than neighboring communities, the fee deferral program
available to housing developers has assisted in mitigating this potential constraint. The typical
fees for single-family development are $30,000 and represent 12% of the total development
costs ($250,000) per unit. The typical fees for multi-family development are $12,500 per unit
and represent 9.5% of the total development costs ($131,000) per unit.
6. Processing and Permit Procedures
Table 5.5 describes the approximate time required and the reviewing body for the City’s various
permitting procedures. The entitlement process can impact housing production costs, with
lengthy processing of development applications adding to financing costs. In general,
developers interviewed in the past have indicated that the City’s entitlement timeline is shorter
or comparable with other jurisdictions in the area. Estimations of the amount of time between
entitlement approval and building permit issuance vary but is generally about one month.
Nevertheless, the City has included programs and goals to streamline application review.
TABLE 5.6
TIMELINES FOR PLANNING PERMITS
Project Type
Typical
Processing
Time
Approving Body Comments
Individual single
family house 10 days Community
Development Staff
Plan check prior to
issuance of building
permit, if needed.
Minor Subdivision 4 to 6 weeks City Engineer
Processed concurrently
with Site Development
Permit or Use Permit, if
required.
Major Subdivision 3 to 5 months Planning Commission
and City Council
Processed concurrently
with Site Development
Permit or Use Permit, if
required.
Parcel Map 1 to 3 months City Engineer None.
Final Map 1 to 2 months City Engineer/City
Council None.
Multifamily Housing
With No Subdivision
3 weeks to 5
months
Community
Development Staff or
Planning Commission
Depending on the
complexity of the project,
Minor or Major Site
Development Permits may
be required.
Multifamily Housing
With Major
Subdivision
4 to 5 months Planning Commission
Site Development
Permit/Use Permit and
Subdivision Map
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Mixed Residential
Commercial Use
(CUP)
2 to 4 months Planning Commission
Depending on the
complexity of the project,
Minor or Major Site
Development Permits may
be required.
Planned Development
Rezoning 4 to 6 months Planning Commission
and City Council
Requires a Rezone,
General Plan Amendment
and a Precise
Development Plan with
Planning Commission and
City Council approval.
NOTE: The initial step of processing the application is the determination of completeness. If items are
missing, staff notifies the applicant and then must wait until the missing items are submitted in order to
move forward with project review. Due to this cooperative process, timelines for receiving a complete
application are variable and are not included in the processing times listed above. In addition, public
notification requirements, review by other agencies or advisory bodies, and set recurring hearing dates for
Planning Commission and City Council can result in varied processing times.
Site Development Permit
The review of a Site Development Permit focuses on architecture, landscaping, parking, and
other site design elements. As mentioned above in Section 5(a)(3), the City has an adopted set
of design guidelines for projects within and outside of the downtown area to assist with design
review during the Site Development Process.
Site development permits are required for the construction of new multiple-family residential,
commercial, and industrial structures, or the substantial exterior modification of existing multiple-
family residential, commercial, and industrial structures. Projects exempt from the site
development permit process include interior building remodels, repair and maintenance of
structures or parking areas, minor alterations on building exteriors, and minor accessory
structures to established, multiple-family residential, commercial, and industrial buildings. Upon
request, the Community Development Director determines whether a project is exempt under
this subsection in accordance with the following standards:
1. The project involves an addition of less than one hundred fifty (150) square feet to an existing
structure, and the addition would not be highly visible from any public street; or
2. The project involves minor facade modifications that would not significantly change the
architectural character or appearance of the structure.
The Design Review Board reviews and makes recommendations to the Zoning Administrator,
Planning Commission and City Council on site development permit applications, planned
development applications and precise development plans. The Zoning Administrator or Planning
Commission conducts a public hearing and decides all applications for site development
permits. If the Community Development Director determines that the site development permit
application is minor in nature, it will be scheduled for a public hearing before the Zoning
Administrator. If the Community Development Director determines that the site development
permit application is major in nature, it will be referred to the Planning Commission for public
hearing and action.
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Processing a typical Minor Site Development Permit takes approximately 2-3 months, while
Major Site Development Permits typically take 4-6 months. The Site Development process
includes the following steps:
a. Filing an Application
Applications are submitted to the City at the Community Development public information counter
at the Ukiah Civic Center – 300 Seminary Avenue, Ukiah. While pre-application review (at no
cost, up to one hour) - see Step 2 below - is encouraged, it is not required.
b. Pre-Development Meetings
If Staff or the Applicant requests a Pre-Development meeting (typically for Major permits), the
project planner will schedule the project for Pre-Development Meeting which serves as a
roundtable discussion between the applicants and various City departments to flush out
concerns, answer applicant questions, and to provide the applicants with a preliminary
determination regarding possible conditions that may be imposed on the project.
c. Application Completeness
Within approximately two weeks after application submittal, the project planner will determine if
enough information has been submitted to fully understand the proposed project. If enough
information has been submitted, the application will be deemed “complete.” If not, the project
planner will send a detailed “incomplete letter” to the applicant indicating exactly what
information is needed to fully understand the proposal.
d. Project Referral
Once an application is preliminarily deemed complete, the project planner will circulate the
application materials to all pertinent City departments, as well as applicable outside agencies for
review and comment. If comments are received stating more information is needed, this is
relayed to the applicant through an incomplete letter. If no outstanding items are identified the
application will continue through the process.
e. Environmental Review (California Environmental Quality Act)
Projects that are ministerial in nature, such a construction of a single family residence,
accessory dwelling units, and some multifamily projects within certain zoning districts, are
allowed by right and do not require environmental review under the California Environmental
Quality Act (CEQA). All discretionary projects on the other hand, require environmental review
to some degree under CEQA. While many projects within the City limits qualify to use a CEQA
exemption due to their location and scope, some, including Site Development Permit
applications may require a higher level of environmental review through preparation of an Initial
Study. The purpose of this review is to find out if the project will cause any substantial
environmental impacts.
f. Public Notice
Once the project planner has completed an analysis of the proposal, and all issues have been
resolved, a public notice is published in the local newspaper describing the proposal and when
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the required public hearing will be conducted. A public notice is also sent to all property owners
within 300 feet of the project site, and the project planner will physically post/stake a notice on
the subject parcel. These noticing procedures take place 10 days prior to the public hearing.
g. Public Hearing and Action
The City Zoning Administrator (for Minor SDPs) or Planning Commission (for Major SDPs) will
conduct a public hearing, make findings, and take action on the project. If the project is
approved, the Zoning Administrator or Planning Commission may impose conditions on the
project. See the below two sections for information about typical findings, action, and conditions
on site development permits.
Action
The Zoning Administrator reviews, conducts public hearings, and decides upon all minor site
development permit applications. The Planning Commission reviews, conducts public hearings,
and decides upon all major site development permit applications. Appeals of the Zoning
Administrator or Planning Commission actions are heard by the City Council for a final decision.
The Community Development Director can refer any site development permit application to the
Planning Commission for consideration and decision-making action.
Findings
The Zoning Administrator and/or Planning Commission makes findings when acting to approve
site development permit applications. The findings are to be sufficiently detailed to apprise a
reviewing court of the basis of the action by bridging the gap between the evidence and the
decision-maker’s conclusions, and must be based upon evidence contained in the
administrative record. Failure to make findings that support the following determinations will
result in a denial of the site development permit application:
1. The proposal is consistent with the goals, objectives, and policies of the City General Plan.
2. The location, size, and intensity of the proposed project will not create a hazardous or
inconvenient vehicular or pedestrian traffic pattern.
3. The accessibility of off-street parking areas and the relation of parking areas with respect to
traffic on adjacent streets will not create a hazardous or inconvenient condition to adjacent or
surrounding uses.
4. Sufficient landscaped areas have been reserved for purposes of separating or screening the
proposed structure(s) from the street and adjoining building sites, and breaking up and
screening large expanses of paved areas.
5. The proposed development will not restrict or cut out light and air on the property, or on the
property in the neighborhood; nor will it hinder the development or use of buildings in the
neighborhood, or impair the value thereof.
6. The improvement of any commercial or industrial structure will not have a substantial
detrimental impact on the character or value of an adjacent residential zoning district.
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7. The proposed development will not excessively damage or destroy natural features, including
trees, shrubs, creeks, and the natural grade of the site.
8. There is sufficient variety, creativity, and articulation to the architecture and design of the
structure(s) and grounds to avoid monotony and/or a box-like uninteresting external
appearance.
Conditions of Approval
Conditions of project approval may be imposed on site development permit applications, such
that 1) In approving a site development permit, the Zoning Administrator or Planning
Commission may include such conditions as are deemed reasonable and necessary to maintain
or assure compliance with listed standards/criteria; and 2) The Zoning Administrator or Planning
Commission may condition a site development permit to prohibit occupancy of a project building
until an inspection has been made which finds that the project building, landscaping and other
required improvements have been completed, and the project complies with all conditions
specifically required to be completed prior to occupancy. If a site development permit is so
conditioned, the Community Development Director is to notify the City Building Official of such
conditions. If a building permit is issued for a building or structure which is subject to a site
development permit so conditioned, the Building Official will not approve a final inspection of
such building or structure until the conditions have been satisfied.
Use Permit
The primary finding required to approve a Use Permit is that the housing project would not have
a detrimental effect on the health, safety, and general welfare of the public. Use Permits are not
required for uses allowed by right within the zoning code (such as single family residences and
multifamily units in certain zoning districts- see Table 5.1). The Use Permit review process and
time is the same as the Site Development Permit Review process, and contains two levels:
Minor Use Permits and Major Use Permits. Determining whether a use permit is major or minor
depends on the use and impact of the proposed project. New construction on vacant parcels,
large additions/expansions to existing buildings, substantial amendments to previously
approved permits, and changes in use of existing structure(s) that would require an expansion
of an existing parking facility, or that could generate substantial amounts of additional traffic,
noise, or other impacts/nuisances are considered major permits. Other small and relatively
insignificant applications as determined by the Community Development Director are
considered minor. Specific only to the C-N (Neighborhood Commercial) Zoning District, a use
permit is required to exceed the maximum 30% floor area ratio standard. A proposal to exceed
this standard by less than 10% is considered a minor use permit.
For projects requiring both a Site Development Permit and Use Permit, City Staff consolidates
these approvals into one application and process in order to streamline the process. This results
in shorter wait times, decreased fees, and one public hearing (rather than two). Additionally,
projects requiring a use permit for new construction or exterior modifications need not have a
separate site development permit.
Planned Development Rezoning
The Planned Development Rezoning tool provides flexibility with development standards such
as lot sizes, yard setbacks, driveway widths, etc. The process is discretionary and generally
follows the Site Development Permit and Use Permit process, but involves public hearings
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before both the Planning Commission and City Council as it includes a Rezone and General
Plan Amendment process. The review process for Planned Development projects takes
approximately four to six months. The City offers fee reductions for affordable housing projects.
Building Permit
The Building Division of the Community Development Department prides themselves on
responsive and efficient customer service, including inspection scheduling and plan check and
building permit issuance. Plan check currently takes 10 to 15 business days, with an additional
5 to 10 days if plans require revisions. Once a building permit is issued, construction may
commence immediately.
Code Enforcement
New construction in Ukiah must comply with the 2016 California Building Code, which was
adopted with no major revisions. Therefore, there are no extraordinary building regulations that
would adversely affect the ability to construct housing in Ukiah.
The City of Ukiah code enforcement activities have become complaint-driven since the
elimination of the Code Compliance Coordinator position approximately 10 years ago. However,
City staff pursue initial code compliance cases when observed during routine inspection and
field observations.
Permit procedures and timelines are comparable or faster than those of similar-sized
jurisdictions and do not appear to impose an undue burden or potential constraint to housing
development. Although the City lacks a code enforcement division, City staff’s efforts related to
pursuit of initial code compliance cases and responsiveness to neighbor complaints allows
identification and addressing of potential issues before they become significant problems.
Additionally, to further improve customer service and responsiveness staff in the Community
Development Department have been cross-trained in the other divisional areas- housing,
planning, and building services. Besides providing education and information to help facilitate
additional development opportunities, this approach is also leading to exploration of such
programs as the potential linking of housing rehabilitation programs with code enforcement
activities. This has been listed as a Program to be further explored.
7. Onsite/Offsite Improvement Standards
Water and Sewer
The City of Ukiah’s primary water source is the underflow from the Russian River which is
classified as Ground Water under Direct Influence for Surface Water. There are four ground
water sources located at various points within the City Limits. These sources meet the winter
demand and supplement the summer demand. Because of the nature of ground water in the
Ukiah Valley, the only requirement that is necessary from water drawn from the wells is the
addition of a disinfectant to maintain safe potable water in the distribution system. The City of
Ukiah has a high quality supply of cold, clear water.
Water service connection fees are typical of a small rural City and have not resulted in a barrier
to affordable housing projects. The City received $34 million in grants and low interest loans to
construct phases one through three (of four total phases) of a valley-wide recycled water
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infrastructure system. These three phases will serve about 650 acres of agriculture, 20 acres of
pasture, three parks, and a school and is planned to be completed in 2019. The project will also
provide numerous integrated benefits and meet various State and regional objectives:
Helps meet State water conservation objectives
Improves environmental habitat by providing alternative source for frost protection
Reduces diversions from the Russian River
Reduces cost associated with wastewater discharge management
Promotes a vibrant agricultural region
Demonstrates regional cooperation
The Waste Water Treatment Plant underwent a three-year, $56.5 million improvement project
that was completed in 2009. This plant insures continued compliance with permit requirements
and the ability to meet future growth in demand. The sewer connection fees charged by the City
are identical to those charged by the Ukiah Valley Sanitation District, which provides wastewater
service to the unincorporated areas outside the City limits. The fees are considerably less than
those charged by cities to the south in Sonoma County.
There is sufficient water and sewer capacity available to serve the identified vacant,
underutilized and parcels with realistic development capacity.
Electric
The City owns its own electrical utility and its electrical service connection fees are not only
considered reasonable, but are typically less than those charged by the Pacific, Gas and
Electric Company (PG&E), which provides electrical service outside the City limits. Additionally,
nearly 70% of electricity generated by the City’s utility come from renewable sources. The
Electric Utility has sufficient capacity to serve new housing construction projects as well as
identified vacant and underutilized and parcels with realistic development capacity.
Drainage
The City adopted new Low Impact Development (LID) storm water drainage standards which
can result in higher costs for housing projects. Ukiah’s LID standards are based on the City of
Santa Rosa and County of Sonoma Low Impact Development Technical Design Manual.
As part of a 2018 update to the City’s Housing Strategy, the City Council directed that staff
explore the possibility of an LID offsite mitigation bank. Given that this could further reduce the
potential for constraints to housing development, this has been listed as a Program in the
Programs, Goals, and Implementing Tasks section of the 2019-2027 Housing Element Update.
Streets and Street Standards
The City requires streets, curb, gutter and sidewalks, water and sewer connections, electrical
connections and landscaping for all new construction, including affordable housing projects.
The City Department of Public Works maintains a Standard Plans document that provides
housing developers with details and specifications for street, sidewalk, curb, gutter, wheel chair
ramps, sewer, water, drains and street tree improvements. All the details and specifications are
typical of a small rural city, and present no hardship or unreasonable requirement for housing
developers. The specification for a typical residential street, curbs and gutters, and sidewalks
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are typical of a small rural city, and have not resulted in a significant barrier to affordable
housing projects.
FIGURE 5.3
CURB, GUTTER AND SIDEWALK SPECIFICATIONS
Landscaping
Affordable housing projects (new construction) are required to landscape 20% of the project
site, and this has not presented a significant barrier to past projects. The zoning code does
allow a reduction to the amount of landscaping depending upon the size, scale, intensity, and
location of the project.
Traffic
Traffic congestion, particularly along the City’s major street corridors can affect how some
parcels are developed. However, the City’s adopted 2018-19 Capital Improvement Program
(CIP) identifies street and intersection improvement projects and funding sources to remedy
many traffic congestion problems.
Depending upon the number of units and location of a proposed project, including affordable
housing proposals, a traffic study may be required. As part of the 2009-2014 General Plan
Housing Element update, the City amended its General Plan Circulation Element to relax the
roadway level of service from a “C” to a “D” as an interim measure until the City completed a
citywide traffic model and further revisions to its Circulation Element. This has removed a
barrier to affordable housing development.
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It is concluded that the City’s required on and off site improvements do not present a significant
barrier to the development of affordable housing projects. This is evident because of the
continued project approvals for market-rate and affordable housing projects, where onsite and
offsite improvements did not present barriers.
8. Housing for Persons with Disabilities
The Zoning Code was amended in 2008 to include provisions for reasonable accommodation.
Additionally, planning permit fees for special needs housing projects are discounted in
comparison to those assessed for affordable housing projects (which are already discounted in
comparison to market-rate housing projects). The City has an existing reasonable
accommodation procedure that was evaluated for this 2019-2027 Housing Element Update.
Housing for Persons with Disabilities/Reasonable Accommodation Procedure:
Request: A request for reasonable accommodation may be made by any person with a disability
as defined under the federal fair housing act and California fair employment and housing act, or
his/her representative or any entity, when the application of a regulation under this chapter acts
as a barrier to fair housing opportunities. In general, a person with a disability is a person who
has a physical or mental impairment that limits or substantially limits one or more major life
activities, anyone who is regarded as having such impairment or anyone who has a record of
such impairment. A request for reasonable accommodation may include modifications or
exceptions to the regulations, standards, policies and practices for the siting, placement,
construction, development or use of housing or housing related buildings, structures and
facilities that would eliminate regulatory barriers and provide persons with a disability equal
opportunity to housing of their choice.
Application Submittal: A request for reasonable accommodation shall be submitted on an
application form provided by the director of the department of planning and community
development including documentation of the disability and any other information required to
make the determinations required by this section.
Review of Application: Applications for reasonable accommodation shall be reviewed by the
Director of the Department of Community Development or designee, or may be referred to the
authority taking action on a concurrent application.
In granting an application for reasonable accommodation, the Director may impose any
conditions of approval relating to the findings above as deemed practical and necessary
including, but not limited to, restoration of the property to its former condition and recording in
the office of the county recorder notice thereof.
9. Safety and High Density Housing Management
Working with the Ukiah Police Department, City staff have added Crime Prevention through
Environmental Design (CPTED) standards as guidelines to support quality safety practices in
development of new housing projects. CPTED was accomplished through implementation of the
2014-2019 Housing Element, and additional details are contained in Appendix F.
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B. Nongovernmental Constraints
1. Land Costs
As a part of the research into land costs citywide, City staff reached out to developers and
property owners in both the non-profit affordable housing market and market-rate sectors. In
general, the developers and property owners reported that the cost of land has increased over
the last five years, with current estimates averaging $125,000 to $175,000 per acre. Developers
reported very limited availability of land in Ukiah.
The limited supply of residentially designated vacant land in Ukiah contributes to higher land
costs in the City when compared to unincorporated areas. While the County has a much greater
number of acres of undeveloped land, the environmental and infrastructure constraints
associated with these areas often make development cost prohibitive. As a result, high demand
for developable land drives up land costs in urbanized areas. The City has listed programs in
the updated Housing Element exploring ways within the zoning code to increase housing
density, which could reduce the cost of land per dwelling unit. The City also regularly applies
density bonuses for affordable housing projects.
Private sector "for-profit" developers typically do not build affordable housing. Offering new units
for sale or rent at prices that are affordable to lower income households reduces investment
return, and in many cases, is financially infeasible due to high land, labor, and materials costs.
This model can be especially challenging in rural areas, due to lower area median incomes not
supporting rents that would guarantee a strong return on investment. Consequently, this has led
some developers to seek additional incentives to help subsidize projects affordable to
moderate-income households.
2. Construction Costs
Local affordable housing builders have reported the cost of construction in Ukiah as comparable
to that of neighboring counties of Sonoma and Lake. Typical construction costs have been
between $190 and $215 dollars per square foot. However, due in part to the destruction of
homes in Mendocino County from the 2017 and 2018 wildfires, and shortages in qualified
contractors from the resulting large-scale rebuilding efforts, cost of construction has increased
and now ranges between $250 per square foot and $350 per square foot. This data is reported
by local affordable housing builders and realty companies.
3. Availability of Financing
The financing of a residential project, particularly affordable housing projects with many different
funding sources, is complex. The upfront cash commitment required can be a problem for
developers when there is limited net cash flow for adequate return on investment, such as can
be the case in rural areas like Ukiah. In checking with local lending institutions, interest rates for
housing construction projects typically are between 5.3 percent and 7.75 percent.
To assist affordable housing developers in financing new housing construction projects, the City
of Ukiah created the Ukiah Housing Trust Fund (UHTF) in 2017. Besides providing a critical
piece of gap funding to developers, the UHTF also allows a competitive edge on Low Income
Housing Tax Credit applications, as the UHTF can serve as local match funding. With the
dissolution of redevelopment agencies, securing local match funding points on applications for
has become more difficult.
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It can be difficult for very low, low, and moderate-income first-time homebuyers to acquire
sufficient savings and income to pay for a downpayment, closing costs, monthly mortgage, and
tax and insurance payments. To address this problem, the City of Ukiah administers the First
Time Homebuyer Program (FTHB), a special low-interest, deferred-payment loan program
designed to provide “silent” second mortgages of up to 49 percent of the purchase price of a
home, not to exceed the loan amount of the first mortgage with a traditional lending institution.
The City’s FTHB program is funded by a combination of the State Home Investment
Partnerships (HOME) Program and State Community Development Block Grant (CDBG).
Applicants must demonstrate financial need and pre-approval for a first mortgage; the second
mortgage is financed as a three-percent-interest, 45-year deferred loan payment.
The City of Ukiah also has a Housing Rehabilitation Program, as funding becomes available
through State CDBG and HOME funds. With rental vacancy rates near one percent, the City will
continue to rely upon rental housing rehabilitation programs to maintain the condition of its
current housing stock. Rental subsidy programs will also continue to be used locally to assist
tenants with rising costs for rent.
4. Typical Densities Built in Zoning Districts
Due to the limited availability of land citywide and the City nearing “build-out,” developers
typically develop projects at the maximum densities allowed by the City’s Zoning Code. In City
staff’s review of affordable and market-rate multi-family housing projects entitled and/or
constructed within the last five years, all projects maximized density and applied for density
bonuses, when possible, as shown in Table 5.6 below:
TABLE 5.7
DENSITIES FOR MULTI-FAMILY HOUSING PROJECTS 2014-2019
Project Name Type Parcel Size
(Acres)
Number
of Units
Year Entitled/
Completed
Zoning
District
Max Density
and/or Bonus
Sun House
Apartments
Affordable senior
multifamily 1.5 42 2015/2018 C2,
PD/HDR*
Zoning change to
maximize density
Willow Terrace
Apartments
Permanent supportive
affordable housing 1.0 38 2017/2019 C1 Yes
Main Street
Village
Market-rate
apartments 1.21 35 2018/under
construction C1, R3 Yes
Ukiah Senior
Apartments
Affordable senior
multifamily 0.88 31 2018/applying
for funding C1 Yes
* Planned Development-High Density Residential
The City adopted a residential density calculation ordinance in 2018 that redefined the method
for calculating the density of a parcel by measuring to the Right-of-Way. This effectively
provided an additional density bonus for both affordable and market-rate housing development.
The trend of maximizing density in the City’s zoning districts is also apparent for other types of
residential development, including in commercial zoning districts where residential development
is permitted. This is confirmed upon a review of the typical densities built for zoning districts
identified in the vacant and underutilized sites inventory (Table 4.3 and Appendix E).
In the R-1 (Single-Family Residential) zoning district, since August 2017 when the City adopted
an Accessory Dwelling Unit (ADU) ordinance, 22 percent of new single-family residence
applications have also proposed ADUs. An additional 7 ADUs have been constructed on R-1
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parcels where a single family residence exists. As indicated in Table 5.6, high density residential
projects have been proposed in the zoning districts of R-3 (High-Density Residential), C-1
(Community Commercial), and C-2 (Heavy Commercial). Additionally, a zoning change was
approved by the City Council in one of the projects, Sun House Apartments, to accommodate
an even greater density. No projects within the last five years have been proposed in the R-1-H
(Single-Family Residential- Hillside Combining), the C-N (Neighborhood Commercial), or R-2
(Medium-Density Residential) zoning districts, but these three zoning districts also contain few
sites in the site inventory and are typically developed for higher income, “above moderate-
income” residents. Projects developed in the Downtown Zoning Code zoning districts of GU
(General Urban), UC (Urban Core), and DC (Downtown Core) have generally developed at the
maximum density. The Planned Development zoning tool can also be utilized to further increase
density. PDs have successfully been utilized throughout the City, such as for the Sun House
Apartments.
As such and despite existing constraints, the realistic development potential for infill parcels in
the City generally tends to be at or exceeding the number of maximum density in units per acre.
This is especially the case for multifamily parcels in zoning districts listed in the site inventory-
including for lower income housing projects.
The City continues to be innovative in seeking ways to encourage housing development and
maximize density on existing infill parcels. Additional programs to further incentivize the
production of housing are included in Section 6.
C. Environmental Constraints
Flood Zones
Projects situated within the 100-year Flood Zone require that structures and roads be elevated
and potentially other measures to protect life and property in the event of a 100-year flood
event. This represents potential increased cost associated with the future development of these
parcels. 100-year flood zones and flood-ways exist in the City, but ample suitable land is
available to meet the housing need. Most of the identified vacant and underutilized parcels are
not situated in a 100-year flood zone. See Figure 5.4.
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FIGURE 5.4
UKIAH FLOOD ZONE MAP
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D. Military compatibility
There are no military bases in or near the City of Ukiah or Mendocino County. However, the City
is within an SUA (Special Use Airspace) more specifically termed a Military Operations Area
(MOA). An MOA is an area of airspace designated for military training activities and requires
the City to notify the appropriate military office when it proposes to amend or adopt a new
General Plan or when large development projects are proposed. A program has been added
requiring these tasks to be accomplished.
E. Opportunities for Energy Conservation
All new buildings in California must meet the standards contained in Title 24, Part 6 of the
California Code of Regulations (Energy Efficiency Standards for Residential and Nonresidential
Buildings). These regulations were established in 1978 and most recently updated in 2016 with
a 2019 update anticipated to be effective on January 1, 2020. All new construction must comply
with the standards in effect on the date a building permit application is made.
A Note on Greenhouse Gas Emissions and Global Warming
The greenhouse effect is a natural phenomenon whereby the Earth’s heat is trapped in the
atmosphere by certain gases. Greenhouse gases thus contribute to maintaining a surface
temperature on Earth favorable to life. Industrialization and the population explosion that have
occurred over the past 200 years have been accompanied by a substantial increase in the use
of fossil fuels such as coal, oil and natural gas, thus leading to an equally considerable increase
in greenhouse gas emissions in the atmosphere. The additional greenhouse gas emissions
have in turn exacerbated the greenhouse effect, which appears to be the cause of the increase
in the temperature of the Earth’s surface and the lower layers of its atmosphere.
According to California Assembly Bill 32, "Global warming poses a serious threat to the
economic well-being, public health, natural resources, and the environment of California. The
potential adverse impacts of global warming include the exacerbation of air quality problems, a
reduction in the quality and supply of water to the state from the Sierra snowpack, a rise in sea
levels resulting in the displacement of thousands of coastal businesses and residences,
damage to marine ecosystems and the natural environment, and an increase in the incidences
of infectious diseases, asthma, and other human health-related problems."
In response to greenhouse gas emissions and global warming, as well as other basic planning
principals, green and sustainable building practices, water conservation, energy efficiency,
pedestrian orientation, and careful infill development will be emphasized in new housing
development projects. Implementing programs have been added to accomplish this goal.
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1. Energy Conservation
City of Ukiah Electric Utility Division
The City’s Electric Utility Division offers a number of energy conservation incentives and rebates
for residential development. These include:
Energy Efficiency & Solar Program
Energy Efficiency Air Conditioning and Heat Pump Rebate Program
Weatherization Rebate Program
Energy Efficiency Water Heater Rebate Program
Energy Efficiency Appliance Rebate Program
Residential Lighting Program
Residential Equipment Rebate Program
The programs generally include higher incentive rebate amounts for lower income households.
2. Water Conservation
The City has been proactive in water conservation matters and offers both indoor and outdoor
water conservation tips on its website. The Planning Commission raises water conservation
issues when reviewing proposed development projects and routinely requires native drought
tolerant plant species in landscaping plans.
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SECTION 6: QUANTIFIED OBJECTIVES
Table 6.1 lists the quantified objectives for the City of Ukiah for the 2019-2027 Housing Element
period. As noted in the table, the City of Ukiah has set a target for 239 new residential units in
Ukiah by 2027. Although this is the goal identified, the City anticipates deploying additional
programs and tools to attempt to exceed the goal. Additionally, the City anticipates establishing
owner-occupied and renter-occupied rehabilitation programs for extremely low, low, and
moderate income households, assisting in increasing the number of units rehabilitated and
conserved/preserved, primarily through future deployment of Ukiah Housing Trust Fund
resources. Private market forces are expected to contribute to future rehabilitation efforts for
moderate income and above moderate income households.
TABLE 6.1
QUANTIFIED OBJECTIVES, CITY OF UKIAH (2019-2027)
Income Category New Construction* Rehabilitation Conservation/
Preservation Total
Extremely Low Income 43 5 20 68
Very Low Income 43 10 35 88
Low Income 72 10 40 122
Moderate Income 49 5 0 54
Above Moderate
Income
32 35 0 67
Totals 239 65 95 399
Source: City of Ukiah Community Development Department, 2019
* The City of Ukiah does not own, manage, or construct housing units. The New Construction objective refers to the number of new
units that potentially may be constructed using public and/or private funding sources.
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SECTION 7: HOUSING PLAN
The Housing Plan identifies the City’s housing goals, polices, and implementing programs. It
consolidates existing strategies and policies into one Plan and presents a balanced and diverse
array of policies that cover housing needs identified through this Update, input from the public,
and four overall areas of concern: construction, rehabilitation, conservation, and administration.
The goals and policies of the Housing Element were organized into concise goal and policy
directives. A review of the 2014-2019 Housing Element accomplishments is included in
Appendix G and a summary of the below 2019-2027 Goals, Policies and Implementing
Programs can be found in Appendix H.
A. Goals, Policies, and Implementing Programs
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
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Funding: Energy efficiency and renewable energy rebate program funds
Schedule: Ongoing, as funding is available
1c: Support funding or other applications that would preserve/conserve existing
mobile home parks. This might include programs such as the Mobile Home Park
Rehabilitation and Resident Ownership Program.
Responsibility: Community Development Department, Housing Services Division.
Funding: N/A – application support through technical assistance.
Schedule: Ongoing, as needed.
1d: Continue providing informational materials to the public through the Green
Building Information Center and at the public counter. Provide updated information
regarding sustainable and green building practices and materials, and provide
information on the maintenance of residential units.
Responsibility: Community Development Department, Building Services Division
Funding: Departmental budget
Schedule: Ongoing, as new and relevant information is available.
1e: Develop standards and design guidelines for residential development in the
Medium Density Residential (R-2) and High Density Residential (R-3), Community
Commercial (C-1) and Heavy Commercial (C-2) zoning districts. Given the
significant increase in the City’s RHNA over the next eight years, the City proposes to
create development standards and design guidelines that would both facilitate
development at the allowable densities and provide guidance and certainty in design
standards to ensure quality housing is developed in the community.
Responsibility: Community Development Department, Planning Services Division
Funding: General Funds and/or other funding if available.
Schedule: Establish development standards and design guidelines by the end of
calendar year 2020.
1f: Develop an At-Risk Units Program. Maintain an inventory of at-risk affordable housing
units and work with property owners and non-profit affordable housing organizations to
preserve these units by identifying and seeking funds from Federal, State, and local
agencies to preserve the units.
Responsibility: Community Development Department, Housing Services Division
Funding: Ukiah Housing Trust Fund, CDBG, HOME, and/or other funding sources
as available and as needed
Schedule: Develop At-Risk Program by the end of calendar year 2020.
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1g: Tenant Education and Assistance for Tenants of At-Risk Projects. Require property
owners to give notice to tenants of their intent to opt out of low-income use restrictions.
Provide tenants of at-risk units with education regarding tenant rights and conversion
procedures.
Responsibility: Community Development Department, Housing Services Division
Funding: Departmental budget
Schedule: Develop education program and notification procedures by June 30,
2020; implement program on an ongoing basis throughout the 2019-2027
planning period.
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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Responsibility: Community Development Department, Planning Services Division; City
Council.
Funding: General Funds.
Schedule: Develop monitoring program by June 30, 2020; annually track number of
short-term rentals and present information along with annual progress
report to City Council each year; short-term rental ordinance research
report due June 30, 2025.
2c: Monitor the conversion of single family residential homes to commercial uses. If
conversions continue and the City’s vacancy rate for homeownership is greater than
three percent citywide, the City will design an ordinance that restricts the conversion of
single family residences to commercial uses.
Responsibility: Community Development Department, Planning Services Division.
Funding: Departmental budget.
Schedule: Gather data and report findings to City Council by June 30, 2021.
2d: Pursue additional funding sources to augment the Ukiah Housing Trust Fund,
creating a permanent source of funding for affordable housing. Utilize funding to
develop and support affordable housing programs and projects, providing financial
assistance to private developers and nonprofit agencies, principally for the benefit of
extremely low-income, very low-income, and low-income households. Prepare and/or
support the preparation of at least eight applications for additional funding within the
2019-2027 planning period.
Responsibility: Community Development Department, Housing Services Division.
Funding: Low and Moderate Income Housing Asset Fund; other local, State, and
Federal funding sources as they become available.
Schedule: Ongoing.
2e: Continually engage with a variety of housing developers who specialize in
providing housing to each economic segment of the community. This effort is
designed to build long-term development partnerships and gain insight into specialized
funding sources, particularly in identifying the range of local resources and assistance
needed to facilitate the development of housing for extremely low-income (ELI)
households and households with special needs, including persons with disabilities and
persons with developmental disabilities. This policy is also designed to encourage the
production of a variety of housing types, including multi-family supportive, single room
occupancy, shared housing, and housing for the “missing middle.”
Responsibility: Community Development Department, Housing Services Division; City
Manager’s Office- Economic Development Section
Funding: Departmental budget.
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Schedule: Ongoing community and stakeholder outreach, occurring at least on a
quarterly basis and continuing throughout the 2019-2027 planning period.
2f. Amend the zoning code as follows:
Emergency Shelters. The City will amend the Zoning Code to redefine homeless
facilities as emergency shelters, according to State Government Code.
Transitional/Supportive Housing. Pursuant to SB 2, the City must explicitly allow
both supportive and transitional housing in all zones that allow residential uses and
supportive and transitional housing is to be only subject to those restrictions
applicable to other residential dwellings of the same type in the same zone (note: this
is not limited to residential zones). The City will amend the Zoning Code to
specifically define transitional/supportive housing as defined in Government Code.
Single-Room Occupancy Housing. The City will amend the Zoning Code to allow
Single-Room Occupancy (SRO) units in the medium density residential (R-2) and
high density residential (R-3) zoning districts for the purpose of increasing the
number of units affordable to extremely low, very low, and low-income persons.
Manufactured/Factory-Built Homes. The City will amend the Zoning Code to
define and allow manufactured and factory-built homes in the same manner and use
as all other types of residential dwellings in all zoning districts.
Responsibility: Community Development Department, Housing Services Division
Funding: Departmental budget
Schedule: Complete draft Zoning Code amendments by December 30, 2020; secure
adoption by June 30, 2021.
2g: Facilitate the consolidation of smaller, multi-family parcels by providing technical
assistance to property owners and developers in support of lot consolidation.
Research and present a report on possible lot consolidation incentives to the Planning
Commission and City Council.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Present report to Planning Commission and City Council, with
recommendations, by June 30, 2026.
2h: Ensure capacity of adequate sites for meeting RHNA. The City of Ukiah has been
assigned a Regional Housing Needs Allocation (RHNA) of 239 units for the 2019-2027
Housing Element. To accomplish this mandate by the State, the City will:
Update C1 and C2 Zones to allow by-right housing development, with objective
design and development standards. Units allowed by-right will include multifamily,
SROs, duplexes, triplexes, and fourplexes.
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Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14
dwelling units per acre.
Update the C-N Zone to increase residential density and allow similar housing
types as those allowed in R-2.
By-right housing program for select parcels. Specific to APNs 00304077,
00304078, and 00304079, rezone these parcels at the default density of 15 du/ac.
Also rezone these parcels to allow residential use by-right for developments with at
least 20% of the units affordable to lower income households.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding: Departmental budget
Schedule: Develop objective design and development standards per schedule
associated with Implementing Program 1e; pursue amendments to the
Zoning Code as outlined above by June 30, 2021.
2i: Monitor residential capacity (no net loss). Proactively monitor the consumption of
residential acreage to ensure an adequate inventory is maintained for the City’s RHNA
obligations. Implement a project evaluation procedure pursuant to Government Code
65863. Should residential capacity fall below the remaining need for lower income
housing, the City will identify and if necessary rezone sufficient sites to accommodate
the shortfall and ensure “no net loss” in capacity to accommodate the RHNA.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Ongoing, with annual reports to HCD and the City Council; develop and
implement a project evaluation procedure pursuant to Government Code
65863, by June 30, 2021.
2j: First Time Homebuyer Assistance. The City of Ukiah offers assistance to eligible first-
time homebuyers to purchase new or existing single-family or condominium units in the
City. The program utilizes a combination of HOME, CalHome, CDBG, and/or other
resources as they become available- through the Ukiah Housing Trust Fund.
Restrictions apply and funds are available on a first-come, first-served basis.
Responsibility: Community Development Department, Housing Services Division
Funding: CDBG, HOME, Low and Moderate Income Housing Assets Funds,
CalHome, and/or other funding sources as available
Schedule: Ongoing
2k: Collaborate with local service providers on addressing homelessness. Continue
participation in the Mendocino County Continuum of Care.
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Responsibility: City Manager’s Office
Funding: N/A
Schedule: Ongoing
2l: Review existing City processes for compliance with AB 2162. Revise zoning
codes/processes to allow supportive housing by right in zones where multifamily and
mixed uses are permitted, including nonresidential zones permitting multifamily uses.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Complete review of existing City processes by June 30, 2020; revise
zoning codes/processes by December 31, 2020
2m: Housing Units Replacement Program. The City will require replacement housing units
subject to the requirements of Government Code, section 65915, subdivision (c)(3) on
sites identified in the site inventory when any new development (residential, mixed-use
or non-residential) occurs on a site that has been occupied by or restricted for the use of
lower-income households at any time during the previous five years. This requirement
applies to 1) non-vacant sites; and 2) vacant sites with previous residential uses that
have been vacated or demolished.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: The replacement requirement will be implemented immediately and
applied as applications on identified sites are received and processed.
2n: Homeless Shelter Overlay District Evaluation. Evaluate the Homeless Shelter
Overlay District to determine suitability for accommodating the identified number of
homeless persons. At the minimum, this evaluation will include an analysis of
environmental conditions, physical features, location, and capacity of the zone to
accommodate the identified number of homeless persons. Depending on the results of
this evaluation, the City will consider options including possible amendment of the
District to maintain compliance with SB 2.
Responsibility: Community Development Department, Planning Services Division
Funding: Departmental budget
Schedule: Complete evaluation of overlay district on a bi-annual basis, with the first
report due to Planning Commission by June 30, 2020. Depending on
results of evaluation(s), make recommendations to Planning Commission
and/or City Council for options including possible amendment of the
District within 6 months of the date the report is due.
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Goal H-3 Remove governmental constraints to infill housing development.
Policies to Support Goal H-3
Policy 3-1: Improve building and planning permit processing for residential construction.
Policy 3-2: Encourage the use of density bonuses and provide other regulatory concessions
to facilitate housing development.
Policy 3-3: Encourage the development of mixed residential and commercial uses in the
commercial zoning districts where the viability of the commercial activities would
not be adversely affected.
Implementing Programs
3a: Research, review and amend the development standards in the zoning code for
opportunities to maximize housing development. Specific areas of research and
amendments may include the following:
Increasing maximum allowable height for new residential buildings.
Increasing density.
Reducing yard setbacks.
Reducing minimum site area.
Upzoning R-1 (Single-family Residential) and R-1-H (Single-family Residential-
Hillside Combining) zoning districts to allow by-right and/or permit other
residential building types and densities.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding: Departmental budget
Schedule: Complete draft Zoning Code amendments by December 30, 2021; secure
adoption by June 30, 2022
3b: Develop flexible parking policies for new residential development. The intent of this
policy is to reduce parking requirements, especially in zoning districts that allow for
lower-income housing developments.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding: Departmental budget and other funding sources as available
Schedule: Complete draft policy by June 30, 2020
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3c: Explore other policies and regulations that facilitate new infill housing
development. Produce report with recommendations and present to Planning
Commission and City Council. Possible areas of research include, but are not limited to,
the following:
Temporary housing options.
Low Impact Development offsite mitigation.
Community benefit zoning.
Responsibility: Community Development Department, Planning Services Division;
Planning Commission; City Council
Funding:Departmental budget
Schedule: Complete draft report by June 30, 2026
3d: Facilitate improvements to permit processing to streamline housing development.
Continue to work on improving processing procedures and by June 30, 2021 develop a
brochure to guide developers through City processes.
Continue to offer a pre-application conference with project applicants to identify issues
and concerns prior to application submittal.
Responsibility: Community Development Department, Planning Services Division,
Building Services Division
Funding:Departmental budget
Schedule: Pre-application conferences ongoing; City processing procedures
brochure developed by June 30, 2021
3e: Continue to apply the CEQA infill exemption to streamline environmental review.
Responsibility: Community Development Department, Planning Services Division
Funding:Departmental budget
Schedule:Ongoing
3f: Review Site Development Permit and Use Permit Processes. Produce report for City
Council analyzing processes and making recommendations for how to revise processes
and/or Ukiah City Code such that project approval process is accelerated.
Responsibility: Community Development Department, Planning Services Division
Funding:Departmental budget
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Schedule: Report due to City Council by December 31, 2020; process and/or code
improvements to be implemented immediately thereafter.
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.
Page 139 of 305
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.
Page 140 of 305
98 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
TABLE 6.2
2014-2019 AND 2019-2027 HOUSING GOALS COMPARISON
2014 – 2019 Housing Goals
2019 – 2027 Housing Goals
Goal H-1: Conserve, rehabilitate, and improve
the existing housing stock to provide adequate,
safe, energy efficient, and decent housing for
all Ukiah residents.
H-1: Conserve, rehabilitate, and improve the existing
housing stock to provide adequate, safe, sustainable,
and decent housing for all Ukiah residents.
Goal H-2: Provide housing for all economic
segments of the community.
H-2: Expand housing opportunities for all economic
segments of the community, including special needs
populations.
Goal H-3: Expand affordable housing
opportunities for persons with special housing
needs such as the homeless, mentally ill,
physically disabled, households with very low
and low to moderate incomes, senior citizens,
farm workers, female heads of households with
children under 18 years old, first time
homebuyers and the developmentally disabled.
Goal H-3: Remove governmental constraints to infill
housing development.
Goal H-4: Promote well planned and designed
housing opportunities for all persons regardless
of race, gender, age, sexual orientation, marital
status or national origin.
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.
Goal H-5: Use land effectively to meet housing
needs and to implement smart growth, green
building, and sustainable development policies
with a focus on infill development.
Goal H-5: Provide support for future housing needs.
Goal H-6: Maintain a collaborative working
relationship with all groups and organizations
dedicated to providing affordable housing in the
community, and ensure broad public
participation in the development of housing
goals and policies.
Page 141 of 305
99 2019-2027 City of Ukiah Housing Element
Adopted October 23, 2019
B. Annual Reporting
California Government Code Section 65400 requires each city and planning agency to prepare
an annual report on the status of the General Plan housing element and its progress with
implementation. The annual reports are required to contain data assessing progress in meeting
the RHNA, a summary of the total number of units which building permits were issued during
the reporting period, status report of previous Housing Element goals, policies and
implementing programs, etc.
The City will review its annual reports with the Planning Commission and City Council and will
submit them to the State Department of Housing and Community Development.
A review of the 2014-2019 Housing Element accomplishments can be found in Appendix G.
Page 142 of 305
Page 1 of 7
APPENDIX A
COMMUNITY HOUSING WORKSHOPS SUMMARY OF INPUT
AND LIST OF STAKEHOLDERS
Page 143 of 305
Page 2 of 7
SUMMARY OF PUBLIC COMMENTS
Community Housing Workshop #1, March 21, 2019
On March 21, 2019, the City of Ukiah held a Community Housing Workshop from 5:30 pm to
7:30 pm at the Ukiah Valley Conference Center. Approximately 40 stakeholders/residents
attended the first workshop. Staff gave a presentation that included an overview of a Housing
Element, State Update requirements, the Regional Housing Needs Allocation, and an overview
of the 2014-2019 Housing Element goals and programs status and accomplishments. In
addition, a work plan and schedule for completion of the Housing Element Update was
provided. Attendees participated in a goal and priority setting exercise and were also given the
opportunity to provide general input and comments.
Below is a summary of key housing-related comments received during this first workshop.
2014-2019 HE Goal Workshop #1 Summarized Comments
H-1: Conserve, rehabilitate, and improve the
existing housing stock to provide adequate,
safe, energy efficient, and decent housing for
all Ukiah residents.
x Many comments related to financial assistance
for property maintenance and improvements.
x Comment related to rent stabilization.
x Implementation of CA Building Code comments
regarding energy efficiency.
H-2: Provide housing for all economic
segments of the community.
x Providing adequate housing for undocumented
immigrants and oversight on property owner to
make sure housing is habitable.
x Concern about young adults and college
students finding housing.
x Need for increased HUD housing options and
assistance in connecting the HUD Benefit with
housing appropriate for the recipient.
x The need for tiny/moveable homes.
H-3: Expand affordable housing opportunities
for person with special needs such as the
homeless, mentally ill, physically disabled,
households with very low and low to moderate
incomes, senior citizens, farm workers, female
heads of households with children under 18
years old, first time homebuyers and the
developmentally disabled.
x Add new types of housing projects to the
allowed/permitted uses.
x Encourage inclusionary housing projects over
single-type special needs projects.
x Financial assistance for infrastructure
development (for new housing projects).
x Supply free building plans for accessory
dwelling units.
x Increase efforts to address homelessness.
H-4: Promote well planned and designed
housing opportunities for all persons
regardless of race, gender, age, sexual
orientation, marital status or national origin.
x Need for tenant/owner educational workshops.
x Financial assistance to deal with code
enforcement actions.
x Financial assistance to make current housing
stock more sustainable, green, and efficient.
x Need for mobile home repair/replacement
assistance.
Page 144 of 305
Page 3 of 7
H-5: Use land effectively to meet housing
needs and to implement smart growth, green
building, and sustainable development
policies with a focus on infill development.
x Regulations for green development in existing
housing.
x Develop solar facility to support municipal and
individual usage.
x Focus on rehabilitating existing housing stock
with use of incentives.
x Relaxing zoning codes and development
standards to maximize development potential.
H-6: Maintain a collaborative working
relationship with all groups and organizations
dedicated to providing affordable housing in
the community, and ensure broad public
participation in the development of housing
goals and policies.
x Similar comments to those summarized for
Goals H-2 and H-3.
Community Housing Workshop #2 – April 25, 2019, 5:30 p.m. to 7:30 p.m.
On April 25, 2019, from 5:30 pm to 7:30 pm, the City of Ukiah hosted a second Community
Housing Workshop at the Ukiah Valley Conference Center, and 31 stakeholders/residents
attended. For this second workshop, City staff gave a presentation of key updated housing and
demographic data that had been collected since the first workshop, including a summary of
comments received from the first workshop and an overview of existing and preliminary
proposed goals Staff prepared based on this input. Staff also replicated this presentation in
Spanish in a separate room with two Staff members assisting with translation for Spanish
speakers.
Through group discussions and implementation program/policy setting exercises, attendees
developed new policies supporting the proposed goals. Then attendees voted for those
programs and policies they felt most important for the City to achieve.
A summary of this input is below, with the number of votes by participants per policy indicated in
parentheses.
Preliminary Proposed Goals and Policies (and # of votes per policy)
H-1: Conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe,
sustainable, and decent housing for all Ukiah residents.
Support example policies in handout, except edit.
Renew & expand solar energy efficiency rebate programs. (3)
Incorporate renewable energy and energy efficient design in all new housing & remodeled housing. (4)
New development shall enhance the neighborhood, and create/maintain the peace and privacy of next
door neighbors. (3)
For major remodels, require sustainable upgrades, i.e. attic and subflooring insulation. (2)
Construction and modifications must consider impacts on neighbors, lights and noise. (1)
Page 145 of 305
Page 4 of 7
Enable composting toilets and gray water systems. (2)
Maintain housing stock by not allowing housing to become commercial.
H-2: Support housing opportunities for all economic segments of the community, regardless of
race, gender, age, sexual orientation, marital status, or national origin.
Please include the half of the population who earn too much to qualify for low income housing. (3)
Encourage variety of housing types - single family, multifamily, co-op, etc. Studio, 3+ bedrooms, tiny
homes, single occupancy unit. (9)
Tiny, moveable homes as right-sized housing. (3)
Consider implementing rent control measures (translated from Spanish written comment)
Provide options/assistance for affordable housing for low-moderate income levels (translated from
written Spanish comment)
Consider lowering planning/building permit fees (translated from written Spanish comment)
Increase potential sites for mobile home parks (translated from written Spanish comment)
H-3: Expand affordable housing opportunities for persons with special needs.
Senior housing - market rate (not low income). (5)
Current H3.e should move forward (allow higher density too).
Remove barriers by flexible development standards: reduce setbacks, parking requirements, greater
height allowance. (9)
Increase public transportation around affordable housing. (2)
Incentivize new home developers to make houses accessible for aging in place (not necessarily ADA).
(4)
H-4: Minimize governmental constraints for infill housing development.
Reduce/defer Planning & Building fees for senior/affordable/special needs housing. (2)
Incentivize increased density (bonus). (1)
Review development standards (height, setbacks) to increase density - zoning ordinance amendments
Investigate use of "moveable" tiny homes as ADUs. (5)
Identify areas of desired growth & support development of infrastructure (water/sewer/electricity). (2)
Streamline design review. Avoid duplicative efforts. (5)
Reducing barriers (height, parking, setbacks, maximum number of floors) for infill development. (1)
Consider deferment of curb, gutter & sidewalk requirement.
Expand live/work/mixed use options in additional commercial zoning districts. (7)
Question requirement of military department review of use permits.
Financial assistance for infrastructure development.
H-5: Use land effectively to meet housing needs and maintain existing housing stock.
Maintain and publish vacant/underutilized, property owner outreach, include R-1 in list for opportunities.
(5)
Increase density on underutilized parcels. (6)
Incentivize multi-unit: taxes, fees, timelines.
Predeveloped plans that identify setbacks, including duplex, triplex, 4-plex. (4)
Clearly identify airport zone.
Page 146 of 305
Page 5 of 7
Annexation.
Develop walkways in the new and existing subdivisions through community outreach and imminent
domain, if needed.
H-6: Provide support for future housing needs.
Update City Planning codes and Building codes.
Consolidate service districts. (1)
Pursue annexation to logical/natural boundaries. (7)
Offer pre-approved building plans for ADUs, duplexes, triplexes, 4-plexes. (2)
Extend city infrastructure. (1)
Update General Plan w/EIR. (2)
Update zoning district guidelines. (1)
Update Sphere of Influence. (1)
Resolve turf wars. (1)
Pursue low-income grants for market rate housing. (1)
Renew and expand solar energy efficiency rebates. (2)
New subdivisions, regulate trees & foliage to preserve solar access on neighboring parcels. (1)
Incorporate renewable energy & energy efficiency standards into new home design & construction. (6)
Promote pedestrian use into subdivision and design. (2)
Page 147 of 305
Page 6 of 7
LIST OF STAKEHOLDERS
CA Department of Fish and Wildlife
Caltrans
Community Development Commission of Mendocino County
Lake County/City Area Planning
Mendocino Council of Governments
Mendocino County Department of Social Services
Mendocino County Executive Office
Mendocino Board of Supervisors
Mendocino County Air Quality Management District
Mendocino County LAFCO
Mendocino County Planning and Building Services
Mendocino Transit Authority
State Water Resource Control Board
US Army Corps of Engineers
City of Ukiah Design Review Board
City of Ukiah Paths Open Space and Creeks Commission
Greater Ukiah Chamber of Commerce
Community Foundation of Mendocino County
First 5 Mendocino
Food Bank Ukiah/ Ford Street Project
Leadership Mendocino
Legal Services of Northern California
North Coast Opportunities
Manzanita Services Inc.
Redwood Community Services
Ukiah Main Street Program
Ukiah Senior Center
Walk and Bike Mendocino
Mendocino County Farm Bureau
Sustainable Ag Lands Committee
Rural Communities Housing Development Corporation
The DANCO Group
Petaluma Ecumenical Properties Housing
AMG & Associates
The Pacific Companies
Burbank Housing Development Corporation
Healthy Mendocino County- Housing Action Team
Mendocino Latinx Alliance
Ukiah Vecinos en Accion
Climate Action Mendocino
Alliance for Community Endeavors
Wagenseller Neighborhood Association
Walk and Bike Mendocino
North Coast Opportunities
Mendocino Farmers Breaking Down Barriers to Appropriate and Affordable Housing
Andy Wiese Real Estate
Beverly Sanders Realty
Page 148 of 305
Page 7 of 7
Coldwell Banker Mendo Realty
Mendo Realty Property Management
Moreno & Co.-Dan Thomas
Re/Max Full Spectrum
W Real Estate
Realty World Selzer Realty Property Management
Team Mendo of Coldwell Banker Mendo Realty Inc.
Community First Credit Union
Redwood Credit Union
Savings Bank of Mendocino County
Umpqua Bank
Wells Fargo
West America Bank
LACO Associates
North Coast Builders Exchange
SHN, Inc.
Barra Vineyards
Factory Pipe
FlowKana
Mendocino College
Redwood Empire Fairgrounds
Ukiah Unified School District
Ukiah Valley Medical Center
Hopland Utility District
Millview County Water District
Redwood Valley CO.Water District
Willow County Water & Calpella District
River Estates Water
Rogina Water Company
Ukiah Valley Sanitation District
Guillon, Inc.
Montanos Development Corp.
West Business Development
Economic Development and Financing Corporation
Mendocino County Economic Summit Participants
Coyote Valley band of Pomo Indians
Guidiville Indian Rancheria
Pinoleville Pomo Nation
Yokayo Rancheria
Redwood Valley Racheria
Hopland Band of Pomo Indians
Potter Valley Tribe
Northern Circle Indian Housing
Page 149 of 305
APPENDIX B
COMMUNITY HOUSING SATISFACTION SURVEY RESULTS
Page 150 of 305
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APPENDIX C
LIST OF QUALIFIED ENTITIES FOR PRESERVING AT-RISK UNITS
County Organization Address City State Zip Phone Contact
Person
Email Address
ALL
COUNTIES
Catalyst
Housing
Group, LLC
21 Ward Street, Suite 2 Larkspur CA 94939 (415) 205-4702 Jordan Moss Jordan@CatalystHousing.com
LOS
ANGELES
Los Angeles
County
Development
Authority
700 W. Main Street Alhambra CA 91801 (626) 586-1816 KeAndra
Cylear-
Dodds
Keandra.cyleardodds@lacda.org
ALL
COUNTIES
Veritas Urban
Properties
LLC
2050 Hancock Street,
Suite B
San Diego CA 92210 (619) 746-5191 Gilman
Bishop
gbishop@bishopventures.com
LOS
ANGELES
Santa Fe Art
Colony
Tenants
Association
2415 S. Sante Fe
Avenue, Unit 2
Los
Angeles
CA 90058 (310) 663-6665 Sylvia
Tidwell
sylvia@sylviatidwell.net
Page 167 of 305
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Page 170 of 305
APPENDIX E
VACANT AND UNDERUTILIZED INVENTORY AND MAPS
Page 171 of 305
Map ID APN Location Existing Use Zoning General
Plan Acres Square feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
Very-Low/Low
Vacant Parcels
1 00230155 763 S Oak
St Vacant C1 C 0.88 38,332 31 77 Very-Low/Low C
Undeveloped but approved for an
entitlement for Ukiah Senior
Apartments (31 units) project in
Feb 2018. Expected to be
developed within 1-2 years.
2 00237027
None
Assigned.
Corner of
Clara & N
Orchard
Vacant C1 C 0.67 29,185 15 37 Very-Low/Low None
Undeveloped. Realistic
development capacity- 22,806 sf
available to build up to15 multi-
family units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
3 17903025 700 E
Perkins St Vacant C1 C 1.24 54,014 25 62 Very-Low/Low None
Undeveloped. Realistic
development capacity- 37,800 sf
available for up to 25 units. Due to
need for housing and citywide
build-out, expected to be
developed within planning period.
4 17903028 730 E
Perkins St Vacant C1 C 0.58 25,264 16 40 Very-Low/Low None
Undeveloped. Realistic
development capacity- up to 16
units. Due to need for housing and
citywide build-out, expected to be
developed within planning period.
5 17906104** 705 E
Perkins St Vacant C1 C 0.52 22,651 14 35 Very-Low/Low None
Minor improvements including
parking lot. Realistic development
capacity for up to 14 units. Due to
need for housing and citywide
build-out, expected to be
developed within planning period.
Very-Low/Low
Vacant Parcels Subtotal 3.89 169,446 101 251
Moderate/Above-Moderate
Vacant Parcels
6 00111126
None
Assigned.
Corner of
Dora & N
Spring
Vacant R1 LDR 0.16 6,969 2 5
Mod/Above-
Mod None
Undeveloped and surrounded by
single family dwellings (SFDs).
Realistic development capacity-
based on lot restrictions site could
be developed with up to 2 units.
Due to need for housing and
citywide build-out, expected to be
developed within planning period.
7 00114239* 179 Park
Pl Vacant R1 LDR 0.41 17,859 2 5
Mod/Above-
Mod None
Mostly undeveloped but some
topographical lot restrictions.
Surrounded by SFDs. Realistic
development capacity of up to 2
units. Due to need for housing and
citywide build-out, expected to be
developed within planning period.
8 00114244 169 Park
Pl Vacant R1 LDR 0.27 11,761 2 5 Mod/Above-
Mod None
Undeveloped. Surrounded by
SFDs. Could build up to 2 units.
Due to need for housing and
citywide build-out, expected to be
developed within planning period.
Page 172 of 305
Map ID APN Location Existing Use Zoning General
Plan Acres Square feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
9 00114245 169 Park
Pl Vacant R1 LDR 0.24 10,454 2 5
Mod/Above-
Mod None
Undeveloped. Some lot
restrictions including road access.
Realistically could build 2 units-
SFD and accessory dwelling unit
(ADU). Due to need for housing
and citywide build-out, expected to
be developed within planning
period.
10 00121404
None
Assigned.
Near S
Barnes St
& W Clay
St
Vacant R1 LDR 0.54 23,522 3 7
Mod/Above-
Mod D; None
Undeveloped. Lot restrictions and
zoning restrict number of units that
can be realistically developed to 3.
Could increase density if merging
with parcel 00121409. Due to
need for housing and citywide
build-out, expected to be
developed within planning period.
11 00125323
None
Assigned.
Oak Park
Ave
Between
W Clay St
& Jones St
Vacant R1 LDR 0.47 20,473 3 7
Mod/Above-
Mod D; None
Undeveloped and surrounded by
SFDs. Realistic development
capacity for up to 3 units. Due to
need for housing and citywide
build-out, expected to be
developed within planning period.
12 00142036
271
Mendo-
cino Pl
Vacant R1 LDR 0.46
20,037
2 5 Mod/Above-
Mod D; Slope
Undeveloped. Although larger lot,
topographical restrictions limit to
realistic maximum of 2 units. Due
to need for housing and citywide
build-out, expected to be
developed within planning period.
13
00211480
None
Assigned.
Behind
existing
homes on
Oak St.
Vacant R1 LDR 0.15 8,464 2 5
Mod/Above-
Mod None
Undeveloped. Needs road access
but realistically could develop 2
units- an SFD and ADU. Due to
need for housing and citywide
build-out, expected to be
developed within planning period.
14 00301059 1010
Helen Ave Vacant R1 LDR 0.15 6,534 2 5
Mod/Above-
Mod D; None
Undeveloped; surrounded by
SFDs. Due to lot restrictions,
maximum development capacity
of 1 SFD and 1 ADU. Due to need
for housing and citywide build-out,
expected to be developed within
planning period.
15 00302124
None
Assigned.
Cochrane
Ave
Between
410 & 420
Vacant R1 LDR 0.14
6,098
1 2 Mod/Above-
Mod D; None
Undeveloped. Due to setback
limitations realistic development
capacity is 1 unit. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
16 00311056 None
Assigned.Vacant R1 LDR 0.29 12,632 2 5
Mod/Above-
Mod D; Slope Undeveloped. Existing slope
constraints allow a realistic Page 173 of 305
Map ID APN Location Existing Use Zoning General
Plan Acres Square feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
At the
terminus of
Redwood
Ave
development maximum of 2 units.
Due to need for housing and
citywide build-out, expected to be
developed within planning period.
17 00311079 1080
Helen Ave Vacant R1 LDR 0.50 21, 780 3 7
Mod/Above-
Mod D; None
Undeveloped flag lot; surrounded
by SFDs. Due to lot limitations
realistic development capacity is 3
units maximum. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
18 00352055
None
Assigned.
Off of S
Dora St
Near
Washingto
n behind
homes
Vacant R1 LDR 0.16 6.969 2 5
Mod/Above-
Mod D; None
Undeveloped; surrounded by
SFDs. Due to lot size, setbacks,
and access limitations, realistic
development capacity is up to 2
units. Expected to be developed
within the planning period.
19 00352056
None
Assigned.
Off of S
Dora St
near
Washingto
n behind
homes
Vacant R1 LDR 0.15 6,534 2 2
Mod/Above-
Mod D; None
Undeveloped; similar to parcel
00352055 and same owner. Due
to lot size, setbacks, and access
limitations, realistic development
capacity is up to 2 units. Expected
to be developed within the
planning period.
20 00354065
None
Assigned.
On Cresta
near
Wabash.
Adjacent
To 191
Cresta Dr
Vacant R1 LDR 0.21
9,147
2 5 Mod/Above-
Mod D Slope
Undeveloped. Lot size limitations
and setbacks set realistic
development capacity at not more
than 2 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
21 00354066 191 Cresta
Dr Vacant R1 LDR 0.20 8,712 2 5 Mod/Above-
Mod None
Undeveloped. Lot size limitations
and setbacks set realistic
development capacity at not more
than 2 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
22 00357217
None
Assigned.
Cooper Ln
near Betty
St
Vacant R1 LDR 0.19 8,276 2 5
Mod/Above-
Mod C
Undeveloped. Lot size limitations
and setbacks set realistic
development capacity at not more
than 2 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
23 00357218
None
Assigned.
Cooper Ln
near Betty
St
Vacant R1 LDR 0.21 9,221 2 5 Mod/Above-
Mod None
Undeveloped. Lot size limitations
and setbacks set realistic
development capacity at not more
than 2 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
24 00309045 21 Betty St Vacant R2 MDR 0.13 5,662 1 2
Mod/Above-
Mod
C; Limited
access
Undeveloped. Parcel has some
access and lot size limitations and Page 174 of 305
Map ID APN Location Existing Use Zoning General
Plan Acres Square feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
realistically could accommodate
one SFD. Due to need for housing
and citywide build-out, expected to
be developed within planning
period.
25 00211432 670 N
State St Vacant C1 C 0.31 13,503 9 22
Mod/Above-
Mod None
Undeveloped, surrounded by
residential development.
Realistically could accommodate
up to 9 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
26 00214611 528 N
State St Vacant C1 C 0.31 13,815 9 22
Mod/Above-
Mod None
Undeveloped, surrounded by
residential development.
Realistically could accommodate
up to 9 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
27 00230153 638 S
State St Vacant C1 C 0.26 11,325 3 7
Mod/Above-
Mod C
Undeveloped but given lot
limitations and setbacks only
4,550 sf could be realistically
developed, setting maximum
capacity at 3 units. Due to need
for housing and citywide build-out,
expected to be developed within
planning period.
28 00204047
None
Assigned.
On Low
Gap Rd in
between N
State St &
Mazzoni St
Vacant C2 C 0.21 9,147 6 15
Mod/Above-
Mod None
Undeveloped, narrow lot sets
realistic development capacity at
up to 6 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
29 00228110*
190
Cleveland
Ln
Vacant C2 C 0.19 8,403 6 15 Mod/Above-
Mod None
Undeveloped. Existing lot
limitations sets realistic
development capacity at not more
than 6 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
30 00313065 1137 S
Dora St Vacant CN C 0.41 17,859 6 15
Mod/Above-
Mod D; None
Undeveloped; but existing lot size
limitations and setbacks removes
300 sf and zoning limits density.
Realistic development capacity is
not more than 6 units. Due to
need for housing and citywide
build-out, expected to be
developed within planning period.
31 00226307
None
Assigned.
Corner of
W Clay St
& S Oak St
Vacant GU C 0.10 3,257 2 5
Mod/Above-
Mod C
Undeveloped; surrounded by
commercial development. Zoning
allows up to 28 du/acre but lot and
setback limitations limit realistic
development capacity to 2 units.
Due to need for housing and
citywide build-out, expected to be
developed within planning period.
Page 175 of 305
Map ID APN Location Existing Use Zoning General
Plan Acres Square feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
32 00350014
None
Assigned.
Access
from Helen
Ave and
Foothill Ct
Vacant R1 LDR 7.56 329,313 12 30
Mod/Above-
Mod Slope
Existing slope constraints allow for
299,000 sf (6 ac) of lot to be
developed. Although General Plan
allows up to 6 units per acre,
given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre setting realistic
development capacity at 12 units.
Due to need for housing and
citywide build-out, expected to be
developed within planning period.
33 00104002**
*
None
Assigned.
Access off
of W
Stanley St
Vacant R1H LDR 36.97 1,610,413 2 5
Mod/Above-
Mod
Slope;
infrastructure
Undeveloped but constrained by
steep slopes. Although General
Plan allows up to 6 units per acre,
given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre with a 5 acre lot;
2 units are possible on this parcel
and are expected to be developed
within the planning period given
need for housing and citywide
build-out.
34 00104065**
*
500
Lookout
Drive
Vacant R1H LDR 6.29 273,992 2 5
Mod/Above-
Mod
Slope;
infrastructure
Undeveloped but constrained by
steep slopes. Although General
Plan allows up to 6 units per acre,
given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre with 5 acre lots;
a maximum of 2 units is possible
on this parcel and is expected to
be developed within the planning
period given need for housing and
citywide build-out.
35 00104082**
*
360 S
Highland
Ave
Vacant R1H LDR 29.63 1,290,682 12 30
Mod/Above-
Mod
Slope;
infrastructure
Undeveloped but constrained by
steep slopes. Although General
Plan allows up to 6 units per acre,
given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre with 5 acre lots;
a maximum of 12 units is possible
on this parcel and is expected to
be developed within the planning
period given need for housing and
citywide build-out.
36 00104084**
*
None
Assigned.Vacant R1H LDR 10.08 439,084 4 10
Mod/Above-
Mod
Slope;
infrastructure
Undeveloped but constrained by
steep slopes. Although General
Page 176 of 305
Map ID APN Location Existing Use Zoning General
Plan Acres Square feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
Access
from
Highland
Ave
Plan allows up to 6 units per acre,
given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre with 5 acre lots;
a maximum of 4 units is possible
on this parcel and is expected to
be developed within the planning
period given need for housing and
citywide build-out.
37 00104088**
*
None
Assigned.
Access
from
Highland
Ave
Vacant R1H LDR 8.45 368,081 4 10
Mod/Above-
Mod
Slope;
infrastructure
Undeveloped but constrained by
steep slopes. Although General
Plan allows up to 6 units per acre,
given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre with 5 acre lots;
a maximum of 4 units is possible
on this parcel and is expected to
be developed within the planning
period given need for housing and
citywide build-out.
38 00104092 335 Janix
Dr Vacant R1H LDR 4.77 207,781 8 20
Mod/Above-
Mod
Slope;
infrastructure
Undeveloped but constrained by
steep slopes. Although General
Plan allows up to 6 units per acre,
given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre; a maximum of
8 units is possible on this parcel
and is expected to be developed
within the planning period given
need for housing and citywide
build-out.
39 00104093**
*
335 Janix
Dr Vacant R1H LDR 4.86 211,701 2 5
Mod/Above-
Mod
Slope;
infrastructure
Undeveloped but constrained by
steep slopes. Although General
Plan allows up to 6 units per acre,
given other residential
development in this district, as
well as existing lot limitations and
constraints, realistic development
capacity has been calculated at
roughly 2 du/acre with 5 acre lots;
a maximum of 2 units is possible
on this parcel and is expected to
be developed within the planning
period given need for housing and
citywide build-out.
Moderate/Above-Moderate
Vacant Parcels Subtotal 115.43 5,000,718 124 308
Very-Low/Low
Underutilized Parcels
Page 177 of 305
Map ID APN Location Existing Use Zoning General
Plan Acres Square feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
40
00304079;
00304077*;
00304078*;
210 E
Gobbi St Underutilized C1;C2 C 2.4 22,098 36 90 Very-Low/Low B2
Underutilized; existing community
garden on-site. Application for
$500,000 in Ukiah Housing Trust
Fund received in 2018 for 40 low
income housing units but due to
airport constraints, realistic
development potential is 36 units.
This site consists of three parcels
suitable for development. Two of
the parcels, 00304077 and
00304078, were listed in the prior
planning period. The third parcel,
00304079, was not listed.
However, realistically all three
parcels will be developed at one
time and this will also maximize
development potential on the site.
Program 2h to allow by right
housing development on these
parcels has been added.
Due to need for housing and
citywide build-out, expected to be
developed within planning period.
41 00357407** 817
Waugh Ln Underutilized R3 HDR 1.66 72,309 24 60 Very-Low/Low C
Underutilized with existing SFD
and minor outbuildings. Existing
topographical and lot limitations,
plus airport constraints, set
realistic development capacity at
up to 24 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
Very-Low/Low Underutilized
Parcels Subtotal 4.06 94,407 60 150
Mod/Above-Mod
Underutilized Parcels
42 00104061
None
Assigned.
Parcel off
of Hillview
Ave
Underutilized R1 LDR 3.23 140, 698 14 35
Mod/Above-
Mod D; None
Partially developed with residential
and/or commercial. Due to
existing lot limitations,
approximately 30% of the lot has
been removed for potential
development capacity. Lot area for
development is expected to be
87,000 sf and would
accommodate up to 14 units. Due
to need for housing and citywide
build-out, expected to be
developed within planning period.
43 00125129 438
Mcpeak St Underutilized R1 LDR 0.18 7,840 1 2
Mod/Above-
Mod D; None
Partially developed with residential
and/or commercial. Existing lot
limitations and development set
future realistic development
capacity at 1 unit. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
Page 178 of 305
Map ID APN Location Existing Use Zoning General
Plan Acres Square feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
44 00126618 611 W
Clay St Underutilized R1 LDR 0.29 12,632 2 5
Mod/Above-
Mod D; None
Partially developed with residential
and/or commercial. Given existing
development on site, realistic
development capacity is 1 SFD
and 1 ADU (2 units). Due to need
for housing and citywide build-out,
expected to be developed within
planning period.
45 00142034
275
Mendocino
Pl
Underutilized R1 LDR 0.98 42,688 6 15
Mod/Above-
Mod D; Slope
Partially developed with residential
and/or commercial. Given existing
topographical, development, and
lot limitations including slope
constraints, realistic development
capacity anticipated at no more
than 6 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
46 00142041
145
Mendocino
Pl
Underutilized R1 LDR 0.84 36,590 5 12
Mod/Above-
Mod D; Slope
Partially developed with residential
and/or commercial. Given existing
topographical, development, and
lot limitations including slope
constraints, realistic development
capacity anticipated at no more
than 5 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
47 00113052
1217 W
Standley
Ave
Underutilized R1H LDR 1.18 51,400 1 2.5
Mod/Above-
Mod Slope
Partially developed with residential
and/or commercial. Given existing
development on site plus slope
limitations, realistic development
capacity is 1 SFD and 1 ADU (2
units). Due to need for housing
and citywide build-out, expected to
be developed within planning
period.
48 00212404 217 Ford
St Underutilized R2 MDR 0.22 9,583 3 7
Mod/Above-
Mod None
Partially developed with residential
and/or commercial. Given existing
development on site plus
topographical limitations, realistic
development capacity is no more
than 3 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
49 00213309 308 Clara
Ave Underutilized R2 MDR 0.22 9,582 3 7 Mod/Above-
Mod None
Partially developed with residential
and/or commercial. Given existing
development on site plus
topographical limitations, realistic
development capacity is no more
than 3 units. Due to need for
housing and citywide build-out,
expected to be developed within
planning period. Page 179 of 305
Map ID APN Location Existing Use Zoning General
Plan Acres Square feet
Realistic
Development
Potential
(units)
Population Income
Group Constraints Notes
50 00215305 221 Norton
St Underutilized R3 HDR 0.46 20,037 2 5
Mod/Above-
Mod None
Partially developed with residential
and/or commercial. Given existing
development on site plus slope
limitations, realistic development
capacity is 1 SFD and 1 ADU (2
units). Due to need for housing
and citywide build-out, expected to
be developed within planning
period.
51 00208004 170 Low
Gap Rd Underutilized C1 C 0.17 7,405 4 10
Mod/Above-
Mod None
Partially developed with residential
and/or commercial but parcel is
largely undeveloped/vacant.
Realistic development capacity is
up to 4 units and expected to be
developed within the planning
period.
52 00211436 678 N
State St Underutilized C1 C 0.22 9,583 1 2
Mod/Above-
Mod None
Partially developed with residential
and/or commercial. Given existing
development on site plus lot
limitations, realistic development
capacity is 1 unit. Due to need for
housing and citywide build-out,
expected to be developed within
planning period.
Moderate/Above-Moderate
Underutilized Parcels Subtotal 7.77 197,757 41 100.5
Very-Low/Low
Vacant Parcels Subtotal 3.89 169,446 101 251
Moderate/Above-Moderate
Vacant Parcels Subtotal
115.43 5,000,718 124 308
Very-Low/Low
Underutilized Parcels Subtotal 4.06 94,407 60 150
Moderate/Above-Moderate
Underutilized Parcels Subtotal
7.77 197757 41 100.5
Totals Very-Low/Low
Vacant + Underutilized Parcels 7.95 263,853 161 401
Totals Moderate/Above-Moderate
Vacant + Underutilized Parcels 123.2 5,19,8475 165 408.5
LEGEND:
Zoning: R1- Single Family Residential; R1h-Single Family Residential, Hillside Combining District; R-2- Medium Family
Residential; R-3- High Density Residential; C1- Community Commercial; CN-Neighborhood Commercial; C2-Heavy Commercial;
GU-General Urban; DC- Downtown Core; UC-Urban Center.
General Plan: LDR- Low Density Residential; MDR- Medium Density Residential; HDR- High Density Residential; C-Commercial.
Constraints (Airport Influence Zones): B2-Extended Approach/Departure Zone; C-Common Traffic Pattern; D-Other Airport
Environs.
*= Identified in both 2009-2014 and 2014-2019 HE cycles
** = Neither of these sites were identified in the prior planning period.
***= R1H regulations require a 5 acre lot for parcels with 30-50% slopes.
NOTE: All parcels have access to infrastructure and utilities unless otherwise noted
Page 180 of 305
VACANT AND UNDERUTILIZED SITES AND CONSTRAINTS
Page 181 of 305
VACANT SITES
Page 182 of 305
UNDERUTILIZED SITES
Page 183 of 305
$33(1',;)
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Safe Neighborhoods by DesignSafe Neighborhoods by Design
Crime Prevention Through Environmental Design Assessment Tools
Crime Prevention Through Environmental Design (CPTED)
CPTED Principal What to look for?
Natural Surveillance
Seeing into and out of a place is fundamental to
safety. Natural surveillance allows site users the
ability to see and be seen. The ability to see well
should be a feature of the normal, everyday use
of a space.
•Is the front entrance visible from the street and driveway?
•Are there windows on all sides of the building to allow for full view of the property?
•Is landscaping maintained to allow for visibility to the street?
•Are there blind corners or recessed areas with limited visibility?
•Is there natural surveillance of gathering areas and youth hang out spaces?
•Do fence and gate design allow for visibility?
•Are indoor activity and congregation areas oriented to allow for visibility to the outdoors?
•Are there clear views of street parking, driveways, and garages?
Natural Access Control
Strategies that guide people to and through a site
and clarify which parts of the site they are
encouraged to use. Access control must match
the designation for the space. For example, a park
will have less access control than a private
residence.
•Do walkways, porches, and other features direct visitors to entrances and away from private
areas?
•Do trees, trashcans, and other features allow for easy access to the 2nd story via windows or
balconies? If so, what changes can be made to prevent access?
•Do entrances have at least at 180 view, including through the peep hole?
•Are door locks located a minimum of 40 inches from adjacent windows?
•Do all doors, windows, and garages have appropriate locks?
Territorial Reinforcement
A site should clearly announce what it is designed
to do. Defining a space through recognizable
patterns and features that reflect the encouraged
use helps to reveal unwanted or abnormal
activity.
•Are property boundaries clearly marked with hedges, low or see-through gates or fences, and/or
signage?
•Are transitional zones between public, semi-public, and private areas clearly defined?
•Are there conflicting uses of the space?
•Is the property address visible from the street, non-reflective material, and clearly lit at night?
•Is the mailbox or delivery area clearly marked and as close as possible to the front of the building
and visible from adjacent buildings?
is a proactive technique in which the proper design and effective use of the built environment can
lead to a reduction in the fear of and incidents of crime and an improvement in the quality of life.
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Crime Prevention Through Environmental Design Assessment Tools
CPTED Principal What to look for?
Maintenance and Management
Once the proper image is created, it must be kept up in
order to show pride of ownership. The more pride of
ownership that is projected, the less likely the area is to
attract criminal activities and vandalism. If not kept up, those
activities appear to be acceptable there.
•Are buildings painted and in good condition?
•Is there evidence of graffiti or vandalism and in what locations?
•Is there visible litter or dumping around? Are there signs indicating who to report this to?
•Is landscaping maintained to no higher than 3 ft. in height and tree canopies no lower than 7 ft.?
•Are there old and non-working automobiles, boats, trailers, or other vehicles on the street or in
the front yard?
•Are landscaping species appropriate for the site?
•Does the site feel cared for? Does it convey a sense of active ownership?
Lighting
Lighting is an important element in any place. Good lighting
will help people feel more comfortable with their
surroundings. It should provide clear paths for movement
and highlight entryways without creating harsh effects or
shadowy hiding places.
•Is lighting on only when it is needed?
•Are lighting fixtures appropriately designed, placed, and oriented towards vulnerable areas and
activity spaces?
•Are lighting fixtures shielded and directed downwards?
•Is lighting uniform, does it evenly illuminate the desired area without causing glare?
•Is there light pollution, is there too much light for the given space or purpose of the site?
•Are lighting fixtures protected from vandalism?
•Are there any broken lights and are there signs indicating who to report them to?
•Do trees or signage block lighting?
•Are pedestrian areas illuminated?
•Are you able to accurately identify an approaching individual?
•Does lighting illuminate signage, address markings, and gathering areas?
Incompatible Uses
Land and site use types, diversity, and adjacencies have the
ability to influence opportunities for crime. Incompatible
land uses should be identified and efforts should be taken to
mitigate any negative impacts when possible.
•Are there incompatible activities located next to one another?
•Are there signs of competing uses and users and signs conflict between them? For example, a
common incompatible land use example is the presence of liquor stores in residential
neighborhoods or near schools.
•Is street furniture-trashcans, benches, bike parking, newsstands, lighting-appropriately placed
so as not to block pedestrian access?
Movement Predictors
Many elements or design features in our communities
influence the direction or route that pedestrians and cyclists
commonly use when traveling. In some cases, such as an
alley or pedestrian tunnel, these routes physically define the
path and do not provide alternative routes. In other cases,
the direction is defined more loosely using signage or other
wayfinding elements.
•Does the area feel isolated?
•How far away is the nearest person to ask for help?
•Is it easy to predict when people will be around and where they will come from?
•Is it easy to predict the intended pedestrian route?
•Are there signs of makeshift or informal routes?
•How easy is it to exit the area undetected?
•Can you predict what is at the end of the route, walkway, path?
•Do you feel safe waiting in the area for public transportation or other activities?
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Crime Prevention Through Environmental Design Assessment Tools
CPTED Principal What to look for?
Capacity
All neighborhoods and communities have a threshold for
supporting particular uses or activities. Once a use
exceeds that threshold, it can result in negative activities.
For example, a single bar or liquor store may function
within a neighborhood without any issues. But several
bars or liquor stores may begin to have negative impact.
•Is there a mix of land uses?
•Who are the current users of the site?
•Are there signs of conflicting activities?
•Are activities appropriately distributed throughout the site?
•Are spaces and sites appropriately sized for encouraged activities?
•What are the main and dominant uses of the site? Are they intended uses?
•Is there spillover of activities from one space to another and what is the result?
Activity Support
It takes an active and engaged community to achieve safe
places. Connecting people to each other, to the place, and
developing positive norms helps to increase safety.
Underutilized locations can be inviting to negative activity.
•How much and what type of activity is in the area, during the day and night?
•Do activity levels provide for passive surveillance? Especially of vulnerable users or areas such as
children and tot lots?
•Are land uses and activities reflective of community needs and priorities?
•Are there new and creative opportunities to engage community members and encourage pedestrian
activity?
Social Cohesion
Supportive relationships and interactions between all
users of a place will maintain a sense of community and
safety. Urban design can enhance the opportunity for
positive social cohesion by providing well-designed and
carefully located spaces where this can occur such as
comfortable and inviting streets, community gardens,
bus stops and community centers.
•How do users of the site interact? Does this convey a sense of safety?
•Are there natural opportunities for positive social interaction?
•Are there well-designed and carefully located spaces for social interaction-benches, gazebos, walking
paths, community spaces?
•Are there formal and informal social programs and is the community aware of them?
•Are there community gathering spaces such as parks, plazas, parklets, walking paths, multi-use
buildings and areas, and cultural, music, art, and sporting event spaces designed to bring community
members together?
Community Connectivity
Neighborhoods and corridors should be both socially and
physically connected to the greater community. Any
given place should not exist in isolation from its
surroundings but should instead mesh with the rest of
the city.
•Are there places in the community you want to access but cannot access by walking, biking, or transit?
•Are there opportunities for physical connections between land uses, neighborhoods, and buildings
through roadways, pedestrian bridges and paths, bike facilities, and other infrastructure?
•How might these physical connections impact safety and crime?
•Are adjacent land uses connected or do they exist in isolation, for example a school community with
residential area?
•Are there opportunities for share-use spaces and programs?
Community Culture
The cultural expression of a place instills a sense of pride
and ownership in the community. This may include the
arts, music, sports or other local cultural events designed
to bring people together and enhance social cohesion.
•Are there safe and accessible community gathering spaces, i.e. multi-purpose spaces, sports facilities,
art and music spaces, memorials, murals, parks, plazas, parklets?
•How are they being used? Do activities represent the community?
•Do physical features express a “sense of place”?
•Is there a clear branding theme throughout the site through colors, physical features, lighting,
landscaping?
•Do community memorials, public murals, posters, colors, and the design of buildings, signage, street
furniture, and lighting work together to convene a community identity and culture?Page 187 of 305
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APPENDIX G
REVIEW OF 2014-2019 HOUSING ELEMENT ACCOMPLISHMENTS
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Review of 2014-2019 Housing Element Accomplishments
The table below summarizes the City’s progress in implementing the housing programs outlined in the 2014-2019 Housing Element.
This includes reviewing progress made in implementing programs included in the adopted element, and evaluating their
effectiveness and continued appropriateness for the City.
Program Objective Progress and Continued Appropriateness
H-1.a- Develop and implement a residential
rehabilitation program with an emphasis on
improving safety, comfort and energy
efficiency.
Promote rehabilitation. The City had started a residential rehabilitation program with
CDBG PI funds, but due to the City having an open economic
development grant and current CDBG PI expenditure
requirements, all the PI was spent on open grant activities. The
City may pursue funding for a rehabilitation program in 2020.
Continued Appropriateness: Given the City’s age of housing
stock, it is important to continue rehabilitation efforts. Pursuit of
funding through CDBG and HOME for rehabilitation is listed as a
program in the 2019-2027 Housing Element.
H-1.b Work with the City Public Utility
Department to potentially expand the City's
Energy Efficiency Public Benefits Fund.
Energy efficiency
improvements.
Completed.
Continued Appropriateness: Energy efficiency improvements
continue to be important, especially in lower income households.
This program will continue as a part of the 2019-2027 Housing
Element.
H-1.c Provide informational materials to the
public regarding sustainable and green
building materials.
Educate public on
sustainability and green
building.
Completed, through creation of the Green Building Information
Center at the Ukiah Civic Center.
Continued Appropriateness: This program was completed, but
a modified version will be retained in the updated Housing
Element to keep the materials updated and relevant.
H-1.d Consider measures that would
preserve/conserve existing mobile home
parks, such as a mobile home rehabilitation
program, conversion to ownership program,
infrastructure improvement incentives, rent
stabilization, etc.
Preserve mobile home parks. A rent stabilization ordinance was adopted by the City Council in
2011.
Continued Appropriateness: Preservation of existing mobile
homes continues to be a priority for the City. This program has
been revised for the 2019-2027 Housing Element to focus only
on mobile home park preservation efforts.
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Program Objective Progress and Continued Appropriateness
H-1.e Develop an At-Risk Units Program. Maintain existing affordable
housing stock.
Not completed due to lack of funding for preservation efforts.
Continued Appropriateness: In 2017, new funding was made
available by the City through creation of the Ukiah Housing Trust
Fund (UHTF). The UHTF may be a funding mechanism for
preservation efforts related to at-risk units. This has been
continued as a program in the 2019-2027 Housing Element.
H-1.f Work closely with the Ukiah Police
Department and local apartment complex
managers to keep housing safe. Consider
funding mechanisms for increasing public
safety.
Encourage safe housing. Completed. The Ukiah Police Department (UPD) reviews and
makes recommendations on projects through the Crime
Prevention through Environmental Design (CPTED) standards.
Continued Appropriateness: CPTED standards are regularly
reviewed and updated by the UPD. This program will be
continued in the 2019-2027 Housing Element.
H-1.g Refer all proposed General Plan
amendments to the appropriate military
offices for review and comment. Revise the
planning permit application form to include
this step of referral.
Improve project referral
process.
This program was not completed.
Continued Appropriateness: This program will continue to be
important and has been prioritized in the 2019-2027 Housing
Element.
H-2.a Provide copies of the inventory of
vacant and underdeveloped land for public
distribution.
Educate the public. Completed.
Continued Appropriateness: Copies of the annually updated
inventory will be made available on the City’s website and at the
public counter. This will be retained as a program for 2019-2027.
H-2.b Work with public transit providers and
developers to encourage housing
development located close to public transit
facilities.
Provide education on benefits
of locating housing near
public transit facilities.
Educational materials not completed.
Continued Appropriateness: Given the focus of the City’s
General Plan on infill residential development and the location of
existing vacant and underutilized parcels, housing development
typically occurs within a half mile of public transit. This program
has been removed for the 2019-2027 Housing Element.
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Program Objective Progress and Continued Appropriateness
H-2.c Provide reduced planning permit
application fees for residential second
dwelling units.
Encourage the development
of second dwelling units.
Completed.
Continued Appropriateness: In 2017, the City Council adopted
an accessory dwelling unit (ADU) ordinance, making
development of ADUs a ministerial by-right process in
residential zoning districts. As this is an ordinance and part of
the City’s code, it has been removed for the 2019-2027 Housing
Element. 8 ADUs were issued building permits in 2018.
H-2.d Review the zoning code and
determine if any constraints to condominium
developments and cooperative living
projects exist, and if so, work to eliminate
the constraints.
Encourage the development
of condominium and
cooperative living projects.
Community Development staff performed reviews in 2017 and
2018. One of the primary constraints is the lack of larger parcels
to accommodate multi-unit housing projects.
Continued Appropriateness: The City has added programs
related to possible removal of constraints present in the zoning
code, which is expected to address the issue. This has been
removed as a program in the 2019-2027 Housing Element.
H-2.e As staff and resources permit, assist
the Ukiah Homeless Services Planning
Group in all ways possible.
Address and identify solutions
to potential incompatibility
issues.
Various City staff have assigned with this Planning Group, and
the City now partners with and actively participates with the
Mendocino County Continuum of Care.
Continued Appropriateness: A revised version of this program
will be in the 2019-2027 Housing Element, under Goal H-2.
H-2.f The zoning code shall be amended to
allow homeless facilities without the
requirement for a Use Permit in the
Homeless Shelter Overlay Zone. The
zoning code shall require a Site
Development Permit and facility
management plan, and reasonable site
development standards for homeless
facilities.
Support an adequate number
or type of homeless facilities
to support the homeless
population.
Completed. The City adopted a Homeless Shelter Overlay Zone
in 2015. In 2017, the City approved a Major Use Permit for a
permanent homeless day resource center and temporary winter
shelter, and in 2018 the winter shelter opened. To resolve any
neighborhood compatibility issues with future homeless facilities,
Community Development staff is currently working on an update
to the Homeless Facilities definition in the zoning code. This is
expected to be developed, with recommendations presented to
Planning Commission and the City Council, in 2019-2020.
Continued Appropriateness: This program has been revised
to expand on the homeless facilities use and to be in line with
transitional housing and emergency shelter legislation such as
SB 2. The revised program is now in Goal H-2 of the Updated
Housing Element.
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Program Objective Progress and Continued Appropriateness
H-2.g Do not permit the conversion of rental
units to condominium units unless the City's
amount of rental units is sufficiently
adequate.
Retain the rental housing
stock.
There have been no rental unit-to-condominium conversions
proposed in the last six years. The rental vacancy rate has been
between 1 and 2 percent for the same period.
Continued Appropriateness: There does not seem to be a
historical likelihood of rental unit to condominium conversions.
However, there may be a growing likelihood of conversion of
primary residences to short-term rentals. A program has been
added to monitor this in Goal H-2.
H-2.h Do not permit the conversion of single
family residential homes to professional
offices unless the City's amount of
residential units is sufficiently adequate.
Retain total housing stock. No conversions of single family homes to professional offices
were approved in 2014-2018. Additionally, two offices were
approved to be converted into two residential units in 2014-15.
Continued Appropriateness: Until the amount of single family
homes reaches an adequate level, this program could still be
viable. However, it has been revised in Goal H-2 to monitor the
conversion occurrence and define “sufficiently adequate.”
H-2.i Adopt an Inclusionary Housing
Ordinance by 2013 that requires below-
market rate housing to be included as part
of residential projects.
Increase the supply of
affordable housing.
At the start of the 2014-2019 Housing Element planning cycle,
there had been very few housing starts overall in the City of
Ukiah for the past several years. This was especially the case
for market-rate housing, which in Ukiah tends to be units with
rents affordable to households in the "moderate" or "above
moderate" income group. Studies have shown that when a lack
of developer demand exists for housing development, adopting
ordinances such as an inclusionary housing ordinance can have
the unintended consequence of further restricting housing
development.
Noting this trend, the City instead has sought ways to incentivize
the development of housing for all economic segments of the
community. Through a proactive approach with local and
regionally-based housing developers, staff in both the City
Manager's Office and Community Development Department met
with and engaged developers in pursuing housing development
projects. In 2017, the City's Community Development
Department shifted to a priority of the delivery of exceptional
customer service, streamlining the building and planning permit
process and improving responsiveness on building inspections.
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Program Objective Progress and Continued Appropriateness
Also in 2017, the City Council adopted a two-part housing
strategy to address the need for housing in the community. The
City's first Housing Trust Fund was created as a part of this
strategy, and a NOFA was released in 2018. The initial funding
allocation of $500,000 was over-subscribed with three
applications submitted for the maximum funding amount.
As reported in the 2018 APR, the City’s incentive-based
programs appear to be working. 37 housing units affordable to
households in the "very low-income" category were permitted in
2018, the most affordable units permitted in any single year
within the past 10 years.
Continued Appropriateness: Because of the City’s success in
utilizing innovative incentive-based approaches to produce
affordable and market-rate housing, plus other tools available
through recent legislation like SB 35 streamlining provisions,
creation of an inclusionary housing ordinance has been
removed as a program for the 2019-2027 Housing Element.
H-2.j Adopt minimum standards for
inclusionary housing units.
Increase the supply of
affordable housing.
See H-2.i above.
Continued Appropriateness: Due to the reasons stated in H-2i
above, this will removed as a program for the 2019-2027
Housing Element.
H-2.k Prepare a Nexus Study by 2014 to
determine if a nexus can be established
requiring the developers of large residential
and commercial projects to construct
needed affordable housing units on site or
in another appropriately zoned location near
the place of employment/pay impact fee.
Generate local source of
affordable housing funds.
The study was not completed but affordable housing funds were
generated through the re-use of former redevelopment agency
housing successor funds to create the Ukiah Housing Trust
Fund. Through funding for housing trust funds in recent
legislation, additional funds may be raised in the future.
Continued Appropriateness: A program has been added for
the City to pursue additional affordable housing funding to
augment the Ukiah Housing Trust Fund and create a permanent
local source of funding for affordable housing. H-2k has been
removed as a program for the 2019-2027 Housing Element.
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Program Objective Progress and Continued Appropriateness
H-2.l Identify and meet with non-profit
builders who specialize in building housing
for extremely low-income households.
Develop partnerships with
affordable housing
developers.
Completed, and ongoing. The City has been proactive in
identifying and meeting with nonprofit developers specializing in
building housing for extremely low-income households.
Continued Appropriateness: This program will continue to be
important and relevant and has been retained in the 2019-2027
Housing Element.
H-2.m Work in conjunction with other
agencies to jointly develop and implement a
program that is designed to address the
needs of the extremely low income
households in the City.
Increase the supply of
affordable housing.
The City created a Housing Division in the Community
Development Department as a part of its 2017 Housing
Strategy. This Division has principally been tasked with
developing and implementing programs for lower-income
residents. The Division administers the Ukiah Housing Trust
Fund and related programs.
Continued Appropriateness: Designing a program for
extremely low income households has been consolidated into a
program in the 2019-2027 Housing Element that will seek out
funding for the development of housing programs and projects
to address the needs of extremely low- and very low-income
households.
H-2.n Amend the zoning ordinance to be
consistent with Senate Bill 2.
Streamline transitional
housing projects.
Completed. In 2015, the City adopted a Homeless Shelter
Overlay Zone through Ordinance 1161.
Continued Appropriateness: This program has been
completed and will be removed for the 2019-2027 Housing
Element. However, because no transitional housing projects
have located inside this Zone, a program has been added to
seek additional improvements towards the streamlining of
transitional and supportive housing projects and to more fully
define emergency shelters (see Goal H-2).
H-2.o Post sites inventory map and housing
development in commercial zones on
website and provide hard copies at the
counter.
Provide education. Completed.
Continued Appropriateness: This program is a duplicate of
Program H-2a (which is being retained as a program) and will be
removed for the 2019-2027 Housing Element.
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Program Objective Progress and Continued Appropriateness
H-2.p Conduct a roundtable meeting with
non-profit housing sponsors and
developers.
Provide opportunities for the
creation of more affordable
housing.
The City did not host a roundtable meeting, but City staff did
meet with multiple housing stakeholders, both for-profit and non-
profit, to solicit input towards the development of its 2017
Housing Strategy. Additionally, as stated elsewhere in this
report, the City has been proactive in engaging with housing
sponsors and developers in discussions regarding creation of
additional housing units.
Continued Appropriateness: A program to continually engage
with non-profit housing sponsors and developers has been
retained for the 2019-2027 Housing Element. This program will
be removed.
H-2.q Update inventory of vacant and
underutilized parcels.
Provide education to the
public and potential
developers.
The inventory was updated in 2012, 2013, 2016-17, and 2019.
Continued Appropriateness: Maintaining an updated inventory
of vacant and underutilized parcels will be important for ensuring
developers have the most recent information. This has been
retained as a program for the 2019-2027 Housing Element.
H-2.r Facilitate the consolidation of smaller
multi-family parcels.
Provide opportunities for the
creation of more affordable
housing.
The City publicized the inventory of underutilized sites and
provided technical assistance to property owners and
developers in support of lot consolidation. The City Council also
adopted a residential density calculation ordinance for medium
density residential (R-2) and mixed use parcels.
Continued Appropriateness: The City has not yet explored
creation of incentives for lot consolidations and will retain this
portion of the program for the 2019-2027 Housing Element.
H-2.s Pursue annexation of land that can
accommodate single-family residential
development.
Provide opportunities for the
creation of more housing.
The City is undertaking the update of its General Plan in 2019.
Annexation efforts will be pursued in coordination with the
updating of the Land Use Element.
Continued Appropriateness: Because the City is mostly built-
out, pursuit of annexation of land that is already zoned for
residential will be important for continuing to accommodate the
demand for housing citywide. This program has been
consolidated into other programs that reflect this larger priority.
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Program Objective Progress and Continued Appropriateness
H-3.a Special Needs Rental Housing:
Support applications to State and federal
agencies such as HCD, State Treasurer's
Office, HUD and USDA for affordable rental
housing financing to provide shelter for very
low-income families and special needs
households.
Support funding applications
for special needs housing
projects.
A project with 37 units of special needs rental housing was
issued a building permit in 2018.
Continued Appropriateness: Support of funding applications
will continue to be appropriate and has been retained as a
program for the 2019-2027 Housing Element.
H-3.b Increase housing opportunities for
persons with disabilities consistent with the
fair housing and disability laws, and
encourage physical access to and within
residential units and areas during the
development review process.
Increase housing
opportunities for persons with
disabilities.
The City continues to be supportive of increasing housing
opportunities for persons with disabilities. The City’s Building
Division provides comments on ensuring housing developments
are designed to include physical accessibility features.
Continued Appropriateness: This program is ongoing and still
appropriate. It remains in the updated Element.
H-3.c Review zoning code to remove
regulatory constraints to special needs
housing projects.
Eliminate regulatory
constraints to special needs
housing.
Preliminary work completed in 2011. No constraints have been
identified. A project with 37 units of special needs rental housing
was issued a building permit in 2018 (noted in Table A2).
Continued Appropriateness: No known constraints exist. This
program has been consolidated into a new program to remove
constraints for special needs and lower-income housing projects
(see Goal H-2).
H-3.d Continue to assist farmworker
housing stakeholders through technical
assistance.
Increase supply of
farmworker housing.
City Housing and Planning Services Staff continued to actively
participate in the Mendocino County Housing Action Team in
2018. Staff also continued to collaborate with farmworker
housing stakeholders towards potential housing solutions.
Continued Appropriateness: Because of the flexibility inherent
throughout the City’s zoning code related to housing for
farmworkers and the relatively small size of the City’s
farmworker population, the housing needs of this group are
addressed through its standard affordable housing strategies.
H-3.e Amend the zoning code to define and
allow Single Room Occupancy (SRO)
developments in the Medium Density (R-2)
and High Density (R-3) zoning districts.
Remove constraints to SRO
housing.
This program was not completed in 2014-2019.
Continued Appropriateness: This program is ongoing and still
appropriate. It remains in the updated Element and has been
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prioritized to be accomplished within the first two years (see
Goal H-2).
H-4.a Refer housing discrimination
complaints to appropriate State and local
agencies.
Promote fair housing
practices.
No complaints received in 2014-2019.
Continued Appropriateness: This program is ongoing and still
appropriate. It remains in the updated Element (see Goal H-4).
H-4.b Develop and make available housing
discrimination public information.
Promote fair housing
practices.
Completed- Fair Housing literature is available at the City’s
public counter and website. Fair Housing logos are placed on
the Housing Division’s programs’ flyers.
Continued Appropriateness: This program is ongoing and still
appropriate. It remains in the updated Element (see Goal H-4).
H-5.a Apply the CEQA infill exemption and
perform expedited review for affordable
housing projects.
Provide education. The City utilized the CEQA infill exemption for a 35-unit
moderate-income housing development and a 31-unit low-
income senior housing project.
Continued Appropriateness: This program is ongoing and still
appropriate. It remains in the updated Element (see Goal H-3).
H-5.c Prepare and present green
building/sustainable development incentive
tool.
Provide opportunities for
education and sustainable
development.
Through incentive programs provided by the City’s Electric
Utility, design standards inherent in the City’s Downtown Zoning
Code and design guidelines, and updates to the CA building
code, green building and sustainable development tools
continue to be supported citywide. The City also currently
provides density bonuses and adopted a residential density
calculation ordinance.
Continued Appropriateness: A modified version of this
program will be retained for the 2019-2027 Housing Element, to
explore flexible parking standards (see Goal H-1).
H-5.d Analyze zoning and building codes for
removing impediments to green building.
Provide education and
encourage green building.
Due to changes in the CA building code, many impediments to
green building have been removed. The City completed further
revisions to its handouts at the public counter in 2018.
Continued Appropriateness: This program has been
completed and will be removed for the updated Element.
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Program Objective Progress and Continued Appropriateness
H-5.e Continue to administer solar and
energy efficiency rebate programs.
Provide opportunities for
energy efficient housing
development and education.
This program is currently in operation and available as funds are
accessible. Additionally, the City has developed a rebate
program for those affordable housing developers that achieve
energy efficiency savings above Title 24 standards.
Continued Appropriateness: This program is ongoing and still
appropriate. It remains in the updated Element (see Goal H-1).
H-5.f Assist developers in incorporating
green building practices.
Provide education and
opportunities to increase
green building practices.
The Green Building Information Center was completed in Ukiah
Civic Center.
Continued Appropriateness: This program, which is very
similar to H-1.c and H-5.g, has been completed and will be
removed for the updated Element. However, Goal H-1 contains
policies and programs supporting green building practices.
H-5.g Promote energy and water
conservation education programs that
address steps to energy and water
efficiency, benefits of weatherization and
weatherization assistance programs, and
information of onsite renewable energy
generation technologies.
Provide education about
stormwater management for
affordable housing
developers.
The Green Building Information Center was completed in the
Ukiah Civic Center.
Continued Appropriateness: This program, which is very
similar to H-1.c and H-5.f, has been completed. However, Goal
H-1 contains policies and programs supporting ongoing green
building practices.
H-5.h Stormwater management for multi-
family housing development.
Provide education about
stormwater management for
affordable housing
developers.
The City adopted Low Impact Development (LID) standards to
filter and slow stormwater runoff.
Continued Appropriateness: This program has been revised
to explore an offsite mitigation bank or other relief measure to
ensure stormwater management is achieved without the loss of
potential housing units (see Implementing Program 3c).
H-5.i Promote use of renewable energy
technologies in residential and mixed-use
projects.
Develop housing that
incorporates renewable
energy and energy efficient
design; and provide
education to the public.
The City has adopted the Cal-Green Building Code (Tier 1),
which requires buildings to attain a higher level of efficiency.
Continued Appropriateness: This program is ongoing and still
appropriate. It remains in the updated Element (see Goal H-1).
Page 198 of 305
Page 12 of 12
Program Objective Progress and Continued Appropriateness
H-5.j Assist in creating residential
neighborhoods with mixed housing
densities, types and affordability.
Provide education to the
community.
No opportunities have surfaced. Poised to implement.
Continued Appropriateness: This program is ongoing and still
appropriate. It remains in the updated Element (see Goal H-3).
H-6.b Develop a housing resources
webpage that may be used to facilitate the
development and improvement of affordable
housing.
Provide education to the
community.
Completed. The City created a Housing Division in 2017, and a
webpage for the Housing Division was established in 2018.
Continued Appropriateness: This program has been modified
to maintaining the webpage in the updated Element (see Goal
H-5).
H-6.c Conduct periodic meetings with
developers, non-profit housing development
agencies, the Ukiah Police Department, and
others to identify constraints to development
of affordable housing and use the
information gained to consider zoning code
amendments.
Provide education. This program is similar to other programs in the Housing
Element and was completed in 2014-2019.
Continued Appropriateness: This program has been
consolidated into other similar programs and removed as a
program for the 2019-2027 Housing Element.
Page 199 of 305
APPENDIX H
2019-2027 HOUSING ELEMENT GOALS, POLICIES, AND IMPLEMENTING PROGRAMS
Page 200 of 305
Goal H-1
Supporting
Policies
Implementing
Programs Program Responsibility Funding Schedule
1a: Implement a residential
rehabilitation program.
Community Development
Department, Housing Services
Division
CDBG, HOME, and/or other
local, state or federal sources
Ongoing
1b: Continue the City’s Energy
Efficiency Public Benefits Fund
and renewable energy and
energy efficiency rebate
programs.
Electric Utility Department Energy efficiency and
renewable energy rebate
program funds.
Ongoing
1c: Support funding or other
applications that would
preserve/conserve existing
mobile home parks.
Community Development
Department, Housing Services
Division
N/A Ongoing
1d: Continue providing
informational materials to the
public through the Green
Building Information Center
and at the public counter.
Community Development
Department, Building Services
Division
Departmental budget Ongoing
City of Ukiah 2019-2027 Housing Element Goals, Policies and Implementing Programs
Conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe, sustainable, and decent
housing for all Ukiah residents.
Policy 1-1: 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.
Page 201 of 305
Implementing
Programs Program Responsibility Funding Schedule
1e: Develop standards and
design guidelines for
residential development in the
Medium Density Residential (R-
2), High Density Residential (R-
3), Community Commercial (C-
1) and Heavy Commercial (C-
2) zoning districts.
Community Development
Department, Planning Services
Division
General Funds and/or other
funding if available
Establish guidelines by
December 2020.
1f: Develop an At-Risk Units
Program.
Community Development
Department, Housing Services
Division
Ukiah Housing Trust Fund,
CDBG, HOME, and/or other
funding sources as available
and as needed
Develop program by
December 2020
1g: Tenant education and
assistance for tenants of at-
risk projects.
Community Development
Department, Housing Services
Division
Departmental budget Education and notification
procedures by 6/30/20;
implementation ongoing
through 2027.
Page 202 of 305
Goal H-2
Supporting
Policies
Implementing
Programs Program Responsibility Funding Schedule
2a: Update the inventory of
vacant and underutilized
parcels.
Community Development
Department, Planning Services
Division
Departmental budget Updated annually, by June 30
of each year
2b: Monitor the rate of
conversion of primary
residences to short-term rental
units.
Community Development
Department, Planning Services
Division; City Council
General Funds • Develop monitoring program
by June 30, 2020.
• Track conversion rate
annually.
• Report to Council annually.
• Draft ordinance due June 30,
2025.
2c: Monitor the conversion of
single family residential homes
to commercial uses.
Community Development
Department, Planning Services
Division
Departmental budget Report to City Council by June
30, 2021.
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.
Expand housing opportunities for all economic segments of the community, including special needs populations.
Page 203 of 305
Implementing
Programs Program Responsibility Funding Schedule
2d: Pursue additional funding
sources to augment the Ukiah
Housing Trust Fund, creating a
permanent source of funding
for affordable housing.
Community Development
Department, Housing Services
Division
Low and Moderate Income
Housing Asset Fund; other
funds as they become
available
Ongoing
2e: Continually engage with a
variety of housing developers
who specialize in providing
housing to each economic
segment of the community.
Community Development
Department, Housing Services
Division; City Manager's Office-
Economic Development
Section
Departmental budget Ongoing outreach, occurring at
least on a quarterly basis
throughout 2027.
Page 204 of 305
Implementing
Programs Program Responsibility Funding Schedule
2f: Amend the zoning code as
follows:
• Emergency Shelters. Amend the
Zoning Code to redefine
homeless facilities as emergency
shelters, according to State
Government Code.
• Transitional/Supportive Housing.
Pursuant to SB 2, the City must
explicitly allow both supportive
and transitional housing in all
zones that allow residential uses
and supportive and transitional
housing is to be only subject to
those restrictions applicable to
other residential dwellings of the
same type in the same zone
(note: this is not limited to
residential zones). The City will
amend the Zoning Code to
specifically define
transitional/supportive housing as
defined in Government Code.
• Single-Room Occupancy
Housing- The City will amend the
Zoning Code to allow Single-
Room Occupancy (SRO) units in
the medium density residential (R-
2) and high density residential (R-
3) zoning districts for the purpose
of increasing the number of units
affordable to extremely low, very
low, and low-income persons.
• Manufactured/Factory-built
homes. The City will amend the
Zoning Code to define and allow
manufactured and factory-built
homes in the same manner and
use as all other types of
residential dwellings in all zoning
districts.
Community Development
Department, Planning Services
Division
Departmental budget • Draft Zoning Code
amendments by December 30,
2020.
• Secure adoption by June 30,
2021.
Page 205 of 305
Implementing
Programs Program Responsibility Funding Schedule
2g: Facilitate the consolidation
of smaller, multi-family parcels
by providing technical
assistance to property owners
and developers in support of
lot consolidation.
Community Development
Department, Planning Services
Division
Departmental budget Present to Planning
Commission and City Council,
with recommendations, by
June 30, 2026.
Community Development
Department, Planning Services
Division; Planning
Commission; City Council.
Departmental budget Develop objective design and
development standards per
schedule in Program 1e;
pursue amendments to Zoning
Code by June 30, 2021.
2h: Ensure capacity of
adequate sites for meeting
RHNA by amending the Zoning
Code as follows: -
Update C1 and C2 Zones to
allow by-right housing
development, with objective
design and development
standards; -
Update the R2 Zone to allow
up to 15 dwelling units/acre -
Update the CN Zone to
increase residential density
and allow similar housing types
as those allowed in R2. - By-
right housing program for
select parcels. Specific to
APNs 00304077,
00304078, and 00304079,
rezone these parcels at the
default density of 15 du/ac.
Also rezone these parcels to
allow residential use by-right
for developments with at
least 20% of the units
affordable to lower income
households.
Page 206 of 305
2i: Proactively monitor
residential capacity (no net
loss).
Community Development
Department, Planning Services
Division
Departmental budget Ongoing, with annual reports to
HCD and City Council; develop
and implement a project
evaluation procedure pursuant
to Government Code 65863 by
June 30, 2021
2j: First Time Homebuyer
Assistance
Community Development
Department, Housing Services
Division
• CDBG
• HOME
• Low and Moderate Income
Housing Assets Funds
• CalHome
• Other funding sources as
available.
Ongoing
2k: Collaborate with local
service providers on
addressing homelessness.
City Manager's Office N/A Ongoing
2l: Review existing City
processes for compliance with
AB 2162.
Community Development
Department, Planning Services
Division
Departmental budget Complete review of City
processes by June 30, 2020;
revise zoning codes/processes
by December 31, 2020.
2m: Housing Units
Replacement Program.
Community Development
Department, Planning Services
Division
Departmental budget Implemented immediately and
applied as applications on
identified sites are received
and processed.
2n: Homeless Shelter Overlay
District Evaluation.
Community Development
Department, Planning Services
Division
Departmental budget Evaluation completed on bi-
annual basis, with first report
due to Planning Commission
by 6/30/20. Recommendations
may require future
amendments to district.
Page 207 of 305
Goal H-3
Supporting
Policies
Implementing
Programs Program Responsibility Funding Schedule
3a. Research, review and
amend development standards
in the zoning code for
opportunities to maximize
housing development.
Community Development
Department, Planning Services
Division; Planning
Commission; City Council
Departmental budget • Zoning Code amendments by
June 30, 2020
• Adoption by December 31,
2020
3b: Develop flexible parking
policies for new residential
development.
Community Development
Department, Planning Services
Division; Planning
Commission; City Council
Departmental budget and other
funding sources as available
Complete draft policy by June
30, 2020.
3c: Explore other policies and
regulations that facilitate new
infill housing development.
Community Development
Department, Planning Services
Division; Planning
Commission; City Council
Departmental budget Complete draft report by June
30, 2026.
3d: Facilitate improvements to
permit processing to
streamline housing
development.
Community Development
Department, Planning Services
Division, Building Services
Division
Departmental budget Pre-application conferences
ongoing; City processing
procedures brochure
developed by June 30, 2021.
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.
Remove governmental constraints to infill housing development.
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.
Page 208 of 305
Implementing
Programs Program Responsibility Funding Schedule
3e: Continue to apply the
CEQA infill exemption to
streamline environmental
review.
Community Development
Department, Planning Services
Division
Departmental budget Ongoing
3f: Review Site Development
Permit and Use Permit
Processes.
Community Development
Department, Planning Services
Division
Departmental budget Report due to City Council by
12/31/20; process and/or code
improvements to be
implemented immediately
thereafter.
Page 209 of 305
Goal H-4
Supporting
Policies
Implementing
Programs Program Responsibility Funding Schedule
4a: Continue to collaborate
with the Ukiah Police
Department and property
owners and managers to keep
housing safe.
Community Development
Department, Planning Services
Division, Building Services
Division; and Ukiah Police
Department
General funds 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).
Community Development
Department, Housing Services
Division
Departmental budget Ongoing
4c: Develop project referral
procedural for referral of all
proposed General Plan
amendments to the
appropriate military office for
review and comment.
Community Development
Department, Planning Services
Division
Departmental budget Ongoing
Promote well-planned and designed housing opportunities and projects for all persons, regardless of race, gender,
age, sexual orientation, marital status, or national origin.
Policy 4-1: 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.
Page 210 of 305
Goal H-5
Supporting
Policies
Implementing
Programs Program Responsibility Funding Schedule
5a: Maintain a housing
resources webpage.
Community Development
Department, Housing Services
Division
Departmental budget Ongoing
5b: Complete the update of the
2020 Sphere of Influence,
Municipal Service Review, and
Ukiah 2040 General Plan.
Community Development
Department, Planning Services
Division
Departmental budget, other
funding as available
• 2020- Sphere of Influence
and Municipal Service Review
• 2021 Ukiah 2040 General
Plan.
5c: Work collaboratively with
stakeholder jurisdictions to
lessen or remove development
constraints, and update the
housing plan accordingly.
Community Development
Department, in conjunction
with stakeholder jurisdictions.
Departmental budget, other
funding as available
Ongoing, at least on an annual
basis.
Policy 5-3: Assume a leadership role in the development of all types of housing in the community.
Provide support for future housing needs.
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.
Page 211 of 305
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
December 5, 2019
Sage Sangiacomo, City Manager
City of Ukiah
300 Seminary Avenue
Ukiah, CA 95482
Dear Sage Sangiacomo:
RE: City of Ukiah’s 6th Cycle (2019-2027) Adopted Housing Element
Thank you for submitting Ukiah’s Housing Element adopted October 23, 2019 and
received for review on October 28, 2019. Pursuant to Government Code section 65585,
subdivision (h), the California Department of Housing and Community Development
(HCD) is reporting the results of its review.
HCD is pleased to find the adopted Housing Element in full compliance with state
Housing Element law (Article 10.6 of the Government Code). The adopted element was
found to be substantially the same as the revised draft Housing Element that HCD’s
June 22, 2019 review determined met statutory requirements.
For your information, some General Plan element updates are triggered by Housing
Element adoption. HCD reminds the City of Ukiah to consider timing provisions and
welcomes the opportunity to provide assistance. For information, please see the
Technical Advisories issued by the Governor’s Office of Planning and Research at:
http://opr.ca.gov/docs/OPR_Appendix_C_final.pdf and
http://opr.ca.gov/docs/Final_6.26.15.pdf.
Several federal, state, and regional funding programs consider Housing Element
compliance as an eligibility or ranking criteria. For example, CalTrans Senate Bill (SB) 1
Sustainable Communities grants; the Strategic Growth Council and HCD’s Affordable
Housing and Sustainable Communities program; and the SB 2 Planning Grants as well
as ongoing SB 2 funding consider Housing Element compliance and/or annual reporting
requirements pursuant to Gov. Code section 65400. With Housing Element compliance,
City of Ukiah meets the Housing Element requirements for these funding sources.
Page 212 of 305
Sage Sangiacomo, City Manager
Page 2
HCD appreciates the hard work and dedication Craig Schlatter, Community
Development Director, provided throughout the course of the Housing Element review.
HCD wishes the City of Ukiah success in implementing its Housing Element and looks
forward to following its progress through the General Plan annual progress reports
pursuant to Gov. Code section 65400. If HCD can provide assistance in implementing
the Housing Element, please contact Sohab Mehmood, of our staff, at (916) 263-1968.
Sincerely,
Shannan West
Land Use & Planning Manager
Page 213 of 305
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| June 2020 1
Objective Design and
Development Standards
FOR NEW RESIDENTIAL CONSTRUCTON
Revised Public Review Draft
Design Review Board Comments shown in BLUE – June 25, 2020
Planning Commission Comments shown in GREEN – July 22, 2020
Ad-Hoc Committee Comments shown in RED – October 14, 2020
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.
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.
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 2
Page 214 of 305
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| June 2020 2
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.
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 or shall have noise
dampening screening 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.
(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.
c. Street-Facing Structures. Structures at the street shall have a front entry oriented to the street.
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. Open space ownership and
maintenance shall be the responsibility of the property owner(s).
(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; tree up-lighting; lighting in
fountains; or lighting of significant structures or architectural design features.
Page 215 of 305
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| June 2020 3
(5) Public Gathering Space. Public open space areas shall include a minimum of two of the
following public gathering spaces:
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 80 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.
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.
(3) In addition to the landscaping standards associated with the subject parcels underlying base
zone, multi-family development projects greater than four dwelling units shall include a
minimum of 20 percent onsite landscaping.
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.
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.
Page 216 of 305
CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| June 2020 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.
15. Parking and Circulation.
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.
a) Carports shall be reserved for vehicles and shall not be used as storage space.
b) Carports shall be located no more than 50 feet from the dwelling units they serve.
(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).
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CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| June 2020 5
16. Exterior Lighting.
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.
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.
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 approaches 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.
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.
a. All structures shall include at least one primary color, one secondary 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.
3. Fences and Walls. The following materials are prohibited for all fences and walls:
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CITY OF UKIAH OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS| June 2020 6
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.
a. Horizontal eaves longer than 20 feet in length shall be broken up by gables, building projections, or
other forms of articulation.
b. Roof overhangs shall be a minimum of 12 inches.
c. The following are allowable roofing materials:
(1) Non-reflective standing seam metal roofs in shades of tan, brown, and 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.
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.
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FLEXIBLE PARKING STANDARDS| March 2020 1
Flexible Parking Standards
PARKING FOR NEW RESIDENTIAL DEVELOPMENT
What are Parking
Standards?
Parking standards are
regulations set forth by a county
or city requiring new buildings to
include a fixed minimum number
of off-street parking spaces
based on an assumed demand
for parking generated by the
building use.
This practice dates back to the
early 1950s when rapid urban
and suburban development
resulted in a dramatic increase in
the number of privately owned
cars and a shortage of parking
spaces.
California is amid a housing crisis. Communities throughout the State
are challenged with accommodating their fair share of housing
production, many of which are exploring innovative solutions to that
challenge. One such strategy is reexamining the number of parking
spaces required for new residential development. Through its Zoning
Code, the City of Ukiah has a unique opportunity to reduce parking
requirements in order to remove barriers to and reduce costs for multi-
family and low-income housing development.
Overview
Through their zoning code, most cities establish a minimum number of
off-street parking spaces that must be created for each dwelling unit in a
residential development. These requirements can be based on the
number of bedrooms in each unit or on a per unit basis, and sometimes
may even vary by project or location.
Parking standards are created to ensure that new residents have a
dedicated space for their vehicles without creating a burden on on-street
and public parking. However, these same parking requirements often
lead to an increase in the cost of developing housing by increasing the
land area required for a residential project. In turn, residential
developments, especially multi-family and low-income projects, become
increasingly more expensive and less affordable. Due to the increased
cost of construction, tenants end up paying higher housing costs even if
they don’t use the parking spaces. Most often, the parking requirements
go beyond what is actually needed to ensure that residents have
adequate parking, which results in an excess of unused parking spaces.
Communities seeking to expand the supply of housing are revisiting their
zoning codes to determine whether current parking requirements can be
reduced. In doing so, those communities may reduce the cost of housing
for residents, potentially lower development costs, and potentially free
up land for additional dwelling units.
Attachment 3
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FLEXIBLE PARKING STANDARDS| March 2020 2
City of Ukiah Housing Element (2019-2027)
The Housing Element is one of seven State mandated elements that
every general plan must contain. This Element provides an analysis of
existing barriers to development, the community’s housing needs for all
income levels, and the strategies to respond to those needs. Adopted on
October 23, 2019, the City of Ukiah, with assistance from the State
Department of Housing and Community Development (HCD), updated its
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 policy changes brought
about by the 2017 Housing Bills package signed into law by the Governor.
One barrier to affordable housing the Housing Element addresses is
parking standards and requirements. According to the Element,
excessive parking requirements may serve as a constraint to residential
development by increasing development costs and reducing the amount
of land available for additional units or project amenities. As discussed in
further detail in the Ukiah City Code: Zoning (Chapter 2) section of this
paper, the City generally requires one parking space for one-bedroom
apartment units and two spaces for two-bedroom apartment units.
Relief from these parking requirements may be granted in some
instances through the discretionary review process. These instances
include day and nighttime use offsets, mixed-use developments, and
special housing developments (i.e. housing for seniors and disabled
persons).
Based on feedback from multi-family developers and community
stakeholders during the Housing Element Update, the City learned that
despite the flexibility in existing parking standards, the requirements
may be unintentionally resulting in a reduction of the number of dwelling
units feasible on a site. In particular, the requirements may serve as a
potential constraint to the development of moderate-income, and
affordable housing. To address this issue, the 2019-2027 Housing
Element included the following goal, policies, and implementation
program regarding parking requirement constraints:
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.
What is a General
Plan?
California law requires that
every city and county adopt a
general plan “for the physical
development of the city and any
land outside its boundaries that
bear relation to its planning”
(California Government Code
Section 65300, et. Sec.).
A general plan serves as the
jurisdiction’s “constitution” or
“blueprint” for future decisions
concerning a variety of topics
including land use, health and
safety, and circulation. The
Housing Element and Land Use
Element are two of the seven
State-mandated elements of the
Ukiah General Plan that set forth
both land use and housing
policies in the community.
The OPR General Plan Guidelines aids
cities and counties in the preparation and
content of general plans
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FLEXIBLE PARKING STANDARDS| March 2020 3
Implementation Program to Support Goal H-3
3b: Develop flexible parking policies for residential development.
The intent of this policy is to reduce parking requirements;
especially in zoning districts that allow foe lower-income housing
developments.
Responsibility: Community Development Department, Planning
Services Division; Planning Commission; City
Council
Funding: Department budget and other funding sources
as available.
Schedule: Complete draft policy by June 30, 2020.
The following summarizes other key goals in the Housing Element related
to the production and preservation of multi-family and special needs
housing:
Goal H-2. Expand housing opportunities for all economic
segments of the community, including special needs populations.
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.
Goal H-5. Provide support for future housing needs.
To help achieve these goals, the Housing Element includes the following
policies related to the development of multi-family and special needs
hosing:
Policy 2-2: Encourage the development of a variety of different
types of housing.
Policy 2-5: Facilitate the production of housing for all segments
of the Ukiah population, including those with special needs.
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.
The City of Ukiah Housing Element was
adopted on October 23, 2019, for the 2019-
2027 Planning Cycle.
.
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FLEXIBLE PARKING STANDARDS| March 2020 4
City of Ukiah Land Use Element (1995)
Similar to the Housing Element, the Land Use Element is one of the seven mandated
elements California law requires to be a part of a general plan. The purpose of a Land
Use Element is to identify the locations and types of land uses that are to be
designated throughout a city and its planning area. These land use classifications are
intended to show the future use of lands during the life cycle of a general plan.
The Element provides broad classifications for how land can be used. Subsequently,
these classifications form the foundation upon which the zoning and subdivision
regulations are developed. It is from the implementation of these regulations, that
the goals, policies, and implementation measures specified in the General Plan are
applied. The culmination of all General Plan policy programs in the Land Use Element
ultimately define what kind of uses are permitted and which regulations govern
them.
Ukiah City Code: Zoning (Chapter 2)
A zoning code, or ordinance, establishes regulations that, in part, implement the
General Plan and determine how property in a city can be used. Zoning codes
typically establish zoning districts that specify allowable uses (e.g., residential,
commercial, industrial) and development standards (e.g., structure height, setbacks,
lot size, parking requirements). The Ukiah Zoning Code generally allows duplexes and
multi-family residential developments in seven districts:
• Medium Density Residential
(R-2)
• High Density Residential (R-3)
• Heavy Commercial (C-2) • Community Commercial (C-1)
• General Urban (GU) • Urban Center (UC)
• Downtown Core (DC)
Parking standards are set forth in Division 9, Chapter 2, Section 17.9198 of the Ukiah
City Code. Generally, the Code requires two parking spaces for single family homes
and duplexes, one parking space for one-bedroom apartment units and two spaces
for two-bedroom apartment units (see Table 1). Mixed use projects containing a
commercial component generally require one space per every 250 square feet of
gross leasable space.
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FLEXIBLE PARKING STANDARDS| March 2020 5
Table 1 – Number of Parking Spaces Required
Residential Parking Requirements
Land Use Number of Spaces Required
Single-Family Dwellings 2.0 spaces per dwelling unit
Duplexes 2.0 spaces per dwelling unit
Multiple-Family and
Condominiums
1.0 parking space for one bedroom units;
2.0 parking spaces for two or more
bedroom units
Source: Chapter 2, Section 17.9198(A) Number of Parking Spaces Required , 2020.
Parking Reduction Policies
The existing Zoning Code allows slight deviations from the parking
standards through a discretionary review process depending on specific
circumstances. For example, in any district, the sum of the separate
parking requirements for each use in a mixed residential/commercial
project may be reduced up to 35 percent when the City can make a finding
that daytime and nighttime demand for parking spaces are offset. Parking
requirements may also be reduced in Parking District 1 within the
downtown area for projects containing pedestrian accessibility to services,
are within a set distance from transit stops, or are located near City parking
lots.
In any district, the Community Development Director may approve a
reduction in parking requirements up to 30 percent for specific types of
residential development. The reduction in parking for each use is
dependent on a multitude of factors, such as the occupants age disabilities,
or household size. Projects eligible for this reduction are housing
developments with at least four dwelling units reserved for any of the
following:
• Seniors • Emergency shelters
• Transitional housing • Single room occupancies
• Other special needs
housing
The City also grants parking reductions for affordable housing projects. In
any district where residential development is allowed, a reduction in
parking requirements up to 20 percent may be granted for housing with at
least four units made available to persons of low, very low, or extremely
low income.
Potential Flexible Parking Considerations
Municipalities throughout the state are modernizing parking standards as
travel habits shift away from single-occupancy automobile travel toward
Multi-family complexes with an abundance
of parking spaces are common in Ukiah.
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FLEXIBLE PARKING STANDARDS| March 2020 6
alternative modes of transportation. Local governments are taking new
approaches to determining parking demand, particularly in areas that are
walkable and have access to transit. Greater flexibility in parking requirements
can reduce the amount of land that is allocated to parking and increase the
amount of land for active uses.
Fortunately, cities have a multitude of tools at their disposal to further reduce
parking standards if they so wish. As stated in the City of Ukiah Housing
Element, the existing inflexibility in parking requirements may put an
unnecessary constraint on the development of housing. The following section
provides examples the Ukiah might consider implementing to address parking
challenges.
Maximums in Lieu of Minimums
Parking requirements in the Zoning Code are currently stated in terms of a
minimum number of required spaces. One of the biggest concerns with
minimum parking requirements is they have the potential to waste a great deal
of space by applying a “one size fits all” solution. Parking minimums fail to
consider the many nuances of a residential development, such as tenant vehicle
ownership rates and transit use. That is, parking minimums assume that every
tenant owns one or more vehicles, which is increasingly not the case,
particularly with lower income tenants. In many cases, parking lots are rarely
fully occupied.
To address this issue, some communities have not only eliminated minimum
parking standards but have adopted parking maximums instead. Rather than
specifying a minimum number of spaces that must be provided, a maximum
limit is placed on the number of parking spaces that may be developed as a part
of a residential project. Replacing parking minimums with maximums can help
developers avoid having to over-supply parking just to comply with regulatory
requirements. Additionally, parking maximums have the potential to reduce
development costs and greatly reduce the entitlement process timeframe
because developers avoid the procedure of securing a zoning modification that
allows them to provide fewer spaces than required.
Unbundled Parking
“Unbundling” parking is the practice of selling or leasing parking spaces
separate from the purchase or lease of the commercial or residential use. This
allows base housing costs to be lowered and individuals who do not need
parking the flexibility of paying less for their dwelling unit. It also incentivizes
individuals—where they have the option, to walk, bike, or use public transit for
daily activities—to forego parking space ownership.
The Cities of Albany and San Jose included unbundled parking as a parking
reduction incentive for multi-family residential projects. These cities allowed
reduced parking requirements, via unbundling, for multi-family residential
projects in pedestrian-oriented areas. Ukiah can apply a similar reduction
incentive to residential developments across the City. While the City Code
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FLEXIBLE PARKING STANDARDS| March 2020 7
allows the Community Development Director, based on making specific
findings, to reduce the parking for residential development by a percentage,
the City could implement additional provisions to allow or incentivize
unbundled parking for residential projects.
Implementation of AB 744
Assembly Bill (AB) 744 is a bill signed into legislation in 2015 aimed at easing
parking requirements for affordable housing. The bill allows affordable housing
developers to build less parking than many local zoning regulations currently
permit. AB744 is limited to a few specific types of housing that generally house
population groups that tend to own fewer cars and drive less than the general
population. Those instances include housing for special needs populations, and
housing for low-income and very-low income people. The bill also applies to
mixed-income developments that include a minimum number of affordable
units. In all cases, these developments are required to have easy and
convenient access to public transportation.
Under AB 744, if a developer of a qualified housing type requests to build less
parking than required in the zoning code, a city must allow it, unless it can
demonstrate that more parking is necessary. The bill further specifies that
“demonstrate” does not entail the preparation of a vague “parking study.” The
parking study to be conducted would have to be recent and based on
“substantial evidence,” including area-wide parking availability, transit access,
potential for shared parking, the effect of parking requirements on the cost of
developments, and rates of car ownership among low-income, senior, and
special needs individuals. This process shifts the burden of proof from the
developer to the city, while in the process codifying the assumption that in
general the populations in these types of development need and use fewer
parking spaces.
AB 744 allows developers of specific housing types to request lower parking
minimums as follows:
• 100 percent affordable housing within ½ mile of transit with frequent
service: 0.5 parking spaces per unit
• 100 percent affordable housing for seniors, within ½ mile of frequent
transit service or with access to paratransit service: 0.5 parking spaces
per unit
• 100 percent affordable housing for developmentally disabled adults,
within ½ mile of frequent transit service or with access to paratransit
service: 0.5 parking spaces per unit
• Mixed-income housing within ½ mile of a well-served transit stop and
with at least 11 percent of the units set aside for extremely low-income
residents or 20 percent set aside for low-income residents: 0.5 parking
spaces per bedroom
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FLEXIBLE PARKING STANDARDS| March 2020 8
While Ukiah currently grants parking reductions up to 20 percent for affordable
housing projects, it may consider amending its parking regulations to be consistent
with AB 744.
Reduction in Residential Parking Minimums
Communities can reduce the number of spaces required per unit (i.e. from 1.5 to
1.0 spaces per bedroom or per unit) on a community-wide basis. This technique
works well in particular zoning districts or locations for specific types of housing,
such as age-restricted senior or affordable housing. Based on an analysis of
communities with a similar population density, it appears that Ukiah’s parking
requirements are higher than average. The cities that were analyzed as part of this
memo include: Albany, Arcata, and Red Bluff. The following tables (Table 2)
summarize each city’s parking standards for residential uses.
Table 2 – Parking Standards in Similar Communities
Residential Parking Requirements
Land Use City of Albany City of Arcata City of Red Bluff
Single-Family
Dwelling
2.0 spaces per
unit
Min: 1.0 space
per unit
2.0 spaces per
unit
Max: 2.0 spaces
per unit
Two-Family
Dwelling/Duplex
1.5 spaces per
unit
Min: 1.0 space
per unit
2.0 spaces per
unit
Max: 2.0 spaces
per unit
Multi-Family
Dwelling
1.0 space per unit Min: 1.0 space
per unit
2.0 spaces per
unit
Max: 2.0 spaces
per unit
Senior Housing
Development
0.5 spaces per
unit
Min: 0.75 spaces
per unit
N/A
Max: 1.5 spaces
per unit
Residential Mixed-
Use Development
1.0 space per unit N/A N/A
Affordable Housing 0.5 spaces per
bedroom
N/A N/A
Shared Housing 0.5 spaces per
unit
N/A N/A
Live/Work Space 1.0 space per unit N/A N/A
Source: Section 20.28.030 Parking Spaces Required, City of Albany, 2020. Section 9.36.040
Number of Parking Spaces Required, City of Arcata, 2020. Chapter 25, Article XXIII, Section
25.217(D) Off-Street Parking Requirements, City of Red Bluff, 2020.
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FLEXIBLE PARKING STANDARDS| March 2020 9
Based on the above analysis of similar cities, Ukiah may consider amending their
City Code to reduce the overall parking requirements for residential uses. Table 3
below provides a moderate reduction in parking standards, whereas Table 4
provides a more aggressive reduction.
Table 3 – Moderate Reduction to Residential Parking Standards for Ukiah
Residential Parking Requirements
Land Use Existing Proposed
Single-Family Dwellings 2.0 spaces per dwelling 2.0 spaces per dwelling
Duplexes 2.0 spaces per dwelling 1.5 spaces per dwelling
Multiple-Family and
Condominiums
1.0 parking space for one
bedroom units; 2.0 parking
spaces for two or more
bedroom units
1.0 spaces per dwelling
Table 4 – Aggressive Reduction to Residential Parking Standards for Ukiah
Residential Parking Requirements
Land Use Existing Proposed
Single-Family Dwellings 2.0 spaces per dwelling 2.0 spaces per dwelling
Duplexes 2.0 spaces per dwelling 1.0 spaces per dwelling
Multiple-Family and
Condominiums
1.0 parking space for one
bedroom units; 2.0 parking
spaces for two or more
bedroom units
0.5 spaces per dwelling
Conclusion
Many cities hoping to encourage affordable multi-family development have found
reducing parking standards to be one effective and innovative solution. Whether
through the implementation of State law, the reduction of parking standards
community-wide, or the adoption of new parking reduction concepts, it is
imperative communities reduce barriers to multi-family residential development
during this housing crisis.
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FLEXIBLE PARKING STANDARDS| March 2020 10
Sources
California Legislative Information, Assembly Bill No. 744, accessed March 2020
https://leginfo.legislature.ca.gov/faces/billNavClient.xhtml?bill_id=201520160AB744
City of Albany Zoning Code, accessed March 2020
https://www.albanyca.org/home/showdocument?id=37652
City of Arcata Zoning Ordinance, accessed March 2020
https://www.codepublishing.com/CA/Arcata/#!/LUC/ArcataLUC0930/ArcataLUC0936.html#9.36
City of Ukiah City Code, accessed March 2020
http://www.cityofukiah.com/NewWeb/wp-content/uploads/2019/12/City-of-Ukiah-2019-2027-
Housing-Element-Update-full-CERTIFIED-120519.pdf
City of Ukiah Housing Element Update 2019-2027, accessed March 2020
http://www.cityofukiah.com/NewWeb/wp-content/uploads/2019/12/City-of-Ukiah-2019-2027-
Housing-Element-Update-full-CERTIFIED-120519.pdf
City of Ukiah Land Use Element 1995, accessed March 2020
http://www.cityofukiah.com/NewWeb/wp-content/uploads/2012/12/Land-Use-Element-
1995_Amended-2019.pdf
Local Housing Solutions. Reducing Parking Requirements.
https://www.localhousingsolutions.org/act/housing-policy-library/reduced-parking-requirements-
overview/reduced-parking-requirements/. March 2020.
Skyline Parking, Minimum parking requirements – problems and alternatives. https://www.parking-
net.com/parking-news/skyline-parking-ag/minimum-parking-requirements. March 2020.
Page 229 of 305
Page 1 of 2
CITY OF UKIAH
PLANNING COMMISSION MINUTES
Regular Meeting
Held remotely via GoTo Meeting
June 10, 2020
6:00 p.m.
1.CALL TO ORDER
The City of Ukiah Planning Commission met at a Regular Meeting on June 10, 2020, having
been legally noticed on June 3, 2020. Chair Christensen called the meeting to order at 6:00
p.m.
CHAIR CHRISTENSEN PRESIDING.
2.ROLL CALL
Roll was taken with the following Commissioners Present: Ruth Van Antwerp, Linda Sanders,
Mike Whetzel, and Chair Laura Christensen; Staff Present: Craig Schlatter, Community
Development Director; Mireya Turner, Interim Senior Planner; and Alicia Tlelo-Martinez,
Assistant Planner. Commissioner Hilliker was absent.
3.PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Chair Christensen.
4.APPROVAL OF MINUTES
There were no Minutes to approve.
5.APPEAL PROCESS
No matters eligible for appeal were heard.
6.COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
No public comment was received.
7.SITE VISIT VERIFICATION
Confirmed by Commissioners.
8.VERIFICATION OF NOTICE
Confirmed by Staff.
9.PLANNING COMMISSIONERS’ REPORT
Presenter: Chair Christensen.
10.PLANNING COMMISSION DIRECTOR’S REPORT
Presenter: Craig Schlatter, Community Development Director.
11.CONSENT CALENDAR
There were no Consent items.
12.NEW BUSINESS
Attachment 4
Page 230 of 305
Minutes of the Planning Commission, June 10, 2020 Continued:
Page 2 of 2
a.Joint Meeting with Design Review Board to Consider the Draft Objective Development and
Design Standards for Multi-family Residential Development, and Approve Recommendation to
City Council
Community Development Director Craig Schlatter notified the Commission that this item
required further staff review and should be carried over to a future meeting.
There were no members of the public present wishing to speak.
Motion/Second: Commissioner Sanders/Commissioner Whetzel carried the item over to a
future meeting; carried by the following roll call vote: AYES: Van Antwerp, Whetzel, Sanders
and Chair Christensen, NOES: None ABSENT: Hilliker. ABSTAIN: None.
b.Joint Meeting with the Design Review Board to Consider the Flexible Parking Standard Options
for New Residential Development, and Approve Recommendation to City Council
Community Development Director Craig Schlatter introduced the item. Interim Senior Planner
Mireya Turner presented the staff report.
No one from the public was present wishing to speak.
Motion/Second: Commissioner Sanders/Commissioner Whetzel approved a recommendation
of the Moderate Reduction to Residential Parking Standards, and Unbundling Parking Options,
with a minimum requirement of one (1) standard parking space per unit of housing; carried by
the following roll call vote: AYES: Van Antwerp, Whetzel, Sanders and Chair Christensen,
NOES: None ABSENT: Hilliker. ABSTAIN: None.
13.UNFINISHED BUSINESS
There were no items to consider.
14.ADJOURNMENT
There being no further business, the meeting adjourned at 7:25 p.m.
____________________________
Mireya G. Turner, Interim Senior Planner
Page 231 of 305
Page 1 of 2
CITY OF UKIAH
DESIGN REVIEW BOARD MINUTES
SPECIAL MEETING
Meeting held remotely, via GoTo Meeting
June 10, 2020
6:00 p.m.
1.CALL TO ORDER
Chair Liden called the Design Review Board meeting to order at 6:05 p.m.
Chair Tom Liden presiding.
2.ROLL CALL Present:Members Morrow, and Chair Liden
Absent: Members Coale, Hawkes, and Nicholson
Staff Present: Craig Schlatter, Community Development Director
Mireya G. Turner, Interim Senior Planner
Alicia Tlelo-Martinez, Assistant Planner
Others Present: Planning Commissioners Van Antwerp, Sanders,
Whetzel, and Christensen
3.CORRESPONDENCE
None was received.
4.APPROVAL OF MINUTES
None
5.COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
No comments were received.
6.NEW BUSINESS
a.Joint Meeting with Design Review Board to Consider the Draft Objective Development
and Design Standards for Multi-family Residential Development, and Approve
Recommendation to City Council
Members Hawkes and Coale were present at 6:15 p.m.
Community Development Director Craig Schlatter notified the Commission that this
item required further staff review and should be carried over to a future meeting.
There were no members of the public present wishing to speak.
Motion/Second: Members Hawkes/Commissioner Coale carried the item over to a
future meeting; carried by the following roll call vote: AYES: Hawkes, Coale, Morrow,
and Liden NOES: None ABSENT: Nicholson ABSTAIN: None.
Page 232 of 305
Page 2 of 2
b.Joint Meeting with the Design Review Board to Consider the Flexible Parking Standard
Options for New Residential Development, and Approve Recommendation to City
Council
Community Development Director Craig Schlatter introduced the item. Interim Senior
Planner Mireya Turner presented the staff report.
No one from the public was present wishing to speak.
Motion/Second: There was consensus to approve a recommendation of the Moderate
Reduction to Residential Parking Standards, and Unbundling Parking Options, with a
minimum requirement of one (1) standard parking space per unit of housing; carried
by the following roll call vote: AYES: Hawkes, Coale, and Liden NOES: Morrow
ABSENT: Nicholson ABSTAIN: None.
7.MATTERS FROM THE BOARD
None
8.MATTERS FROM STAFF
None.
9.ADJOURNMENT
There being no further business, the meeting adjourned at 7:25 p.m.
Page 233 of 305
Page 1 of 2
CITY OF UKIAH
DESIGN REVIEW BOARD SPECIAL MEETING MINUTES
Held remotely via GoTo Meeting
June 25, 2020
6:00 p.m.
1.CALL TO ORDER
Chair Liden called the Design Review Board meeting to order at 3:11 p.m.
Chair Tom Liden presiding.
2.ROLL CALL Present:Members Coale, Hawkes and Chair Liden
Absent: Member Morrow and Nicholson
Staff Present: Craig Schlatter, Community Development Director
Mireya G. Turner, Interim Senior Planner
Alicia Tlelo-Martinez, Assistant Planner
3.CORRESPONDENCE
None was received.
4.APPROVAL OF MINUTES
a.Approval of Draft Minutes of the September 26, 2019 Regular Meeting
There was consensus to carry over the minutes to the next meeting.
5.COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
No comments were received.
6.NEW BUSINESS
a.Consideration of Draft Objective Development and Design Standards for Multi-family
Residential Development, including Duplexes, Tri-plexes, and Four-plexes, and Approve
Recommendation to the City Council
Community Development Director Craig Schlatter introduced the item. Interim Senior
Planner Mireya Turner presented the staff report.
No one from the public was present wishing to speak.
Following discussion, the Design Review Board voiced consensus on a number of
comments.
Motion/Second: Commissioner Hawkes/Commissioner Coale approved a
recommendation of approval of the Draft Objective Development and Design Standards,
and requested staff convey their comments to the City Council; carried by the following
roll call vote: AYES: Coale, Hawkes and Chair Liden NOES: None ABSENT: Morrow and
Nicholson ABSTAIN: None.
7.MATTERS FROM THE BOARD
None
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Page 2 of 2
8.MATTERS FROM STAFF
None.
9.ADJOURNMENT
There being no further business, the meeting adjourned at 4:35 p.m.
Page 235 of 305
Page 1 of 2
CITY OF UKIAH
PLANNING COMMISSION MINUTES
Regular Meeting
Held remotely via GoTo Meeting
July 22, 2020
6:00 p.m.
1.CALL TO ORDER
The City of Ukiah Planning Commission met at a Regular Meeting on July 22, 2020, having
been legally noticed on July 17, 2020. Chair Christensen called the meeting to order at 6:00
p.m.
CHAIR CHRISTENSEN PRESIDING.
2.ROLL CALL
Roll was taken with the following Commissioners Present: Ruth Van Antwerp, Linda Sanders,
Mike Whetzel, Mark Hilliker, and Chair Laura Christensen; Staff Present: Craig Schlatter,
Community Development Director and Mireya Turner, Interim Senior Planner.
3.PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Chair Christensen.
4.APPROVAL OF MINUTES
a.Approval of Minutes of the June 10, 2020 Regular Meeting
Motion/Second: Commissioners Hilliker/Whetzel approved the Minutes of the June 10,
2020 Regular Meeting, carried the following roll call vote: AYES: Van Antwerp, Whetzel,
Hilliker, Sanders and Chair Christensen, NOES: None ABSENT: None. ABSTAIN: None.
5.APPEAL PROCESS
No matters eligible for appeal were heard.
6.COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
No public comment was received.
7.SITE VISIT VERIFICATION
Site visit verification was not required.
8.VERIFICATION OF NOTICE
Confirmed by Staff.
9.PLANNING COMMISSIONERS’ REPORT
Presenter: Chair Christensen.
10.PLANNING COMMISSION DIRECTOR’S REPORT
Presenter: Craig Schlatter, Community Development Director.
11.CONSENT CALENDAR
There were no Consent items.
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Minutes of the Planning Commission, July 22, 2020 Continued:
Page 2 of 2
12.NEW BUSINESS
a.Consideration of Draft Objective Development and Design Standards for New Residential
Development, including duplexes, triplexes, four-plexes, and multi-family projects with more
than five units, and recommendation to City Council
Interim Senior Planner Mireya Turner presented the staff report.
After discussion, the Commission expressed consensus on the following comments:
•Add/modify language to clarify and differentiate between 10.a.3 Landscaping, and
11.b.3 Site Landscaping
•Modify 11.b.4 to read as follows, “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; tree up-lighting; lighting in fountains; or lighting of significant
structures or architectural design features.”
•Modify B.7.c.1 Roof Design and Materials, to read as follows, “Non-reflective standing
seam metal roofs in shades of tan, brown, black, light blue, red, and green.”
Motion/Second: Commissioners Hilliker/Whetzel approved the comments listed above; carried
by the following roll call vote: Van Antwerp, Whetzel, Hilliker, Sanders and Chair Christensen,
NOES: None ABSENT: None. ABSTAIN: None.
The Planning Commission continued the item to a future meeting, to allow time for staff
to research questions posed by the Commission.
13.UNFINISHED BUSINESS
There were no items to consider.
14.ADJOURNMENT
There being no further business, the meeting adjourned at 7:36 p.m.
____________________________
Mireya G. Turner, Interim Senior Planner
Page 237 of 305
Page 1 of 2
CITY OF UKIAH
PLANNING COMMISSION MINUTES
Regular Meeting
Held Remotely via GoTo Meeting: https://global.gotomeeting.com/join/281764245
August 12, 2020
6:00 p.m.
1.CALL TO ORDER
The City of Ukiah Planning Commission met at a Regular Meeting on August 12, 2020, having
been legally noticed on August 7, 2020. Chair Christensen called the meeting to order at 6:10
p.m.
CHAIR CHRISTENSEN PRESIDING.
2.ROLL CALL
Roll was taken with the following Commissioners Present: Ruth Van Antwerp, Linda Sanders,
Mike Whetzel, Mark Hilliker (arriving at 6:14 p.m.), and Laura Christensen; Staff Present:
Craig Schlatter, Community Development Director; Mireya Turner, Planning Manager; and
Kristine Lawler, City Clerk.
3.PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Chair Christensen.
4.APPROVAL OF MINUTES
a.Approval of May 27, 2020, Regular Meeting Minutes.
b.Approval of July 22, 2020, Regular Meeting Minutes.
Motion/Second: Sanders/Whetzel to approve Minutes of May 27, 2020, a regular meeting,
and the Minutes of July 22, 2020, a regular meeting, as submitted. Motion carried by the
following roll call votes: AYES: Van Antwerp, Whetzel, Hilliker, Sanders and Chair Christensen.
NOES: None. ABSENT: None. ABSTAIN: None.
5.APPEAL PROCESS
No matters eligible for appeal were heard.
6.COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
No public comment was received.
7.SITE VISIT VERIFICATION
Confirmed by Commissioners.
8.VERIFICATION OF NOTICE
Confirmed by Staff.
9.PLANNING COMMISSIONERS’ REPORT
Presenter: Commissioner Van Antwerp
10.DIRECTOR’S REPORT
Presenter: Craig Schlatter, Community Development Director.
Page 238 of 305
Minutes of the Planning Commission, August 12, 2020 Continued:
Page 2 of 2
11.CONSENT CALENDAR
No Consent Calendar Items on agenda.
12.NEW BUSINESS
a.Consideration of Appeal of City Engineer's Approval of a Minor Subdivision to Divide
the Existing ±0.60-acre (26,136 sf) parcel into three parcels at 589 North School
Street, APN 002- 146-01. File No. 19-4992.
Presenters: Mireya Turning, Planning Manager and Craig Schlatter, Community
Development Director.
Public Comment: Jim Brown, Appellant, Mary Misseldine (Read by Clerk), Quelani Penland,
Representing Applicant; and Andrew Webb.
At 7:40 p.m., Vice Chair Sanders departed, returning at 7:42 p.m.
Motion by Chair Christensen to deny the appeal and approve the minor subdivision, based on
attachment six - the draft findings - for the minor subdivision for 589 North School Street,
Motion failed for lack of a second.
RECESS: 8:12 – 8:23 P.M.
Clerk performed a roll call to determine that all commissioners were back from recess.
Motion/Second: Sanders/Hilliker to postpone this item to the August 26, 2020, Planning
Commission meeting at 6:00 p.m. pending a staff report on potential findings or legal concerns.
Motion carried by the following roll call votes: AYES: Van Antwerp, Whetzel, Hilliker, and
Sanders. NOES: Christensen. ABSENT: None. ABSTAIN: None.
13.UNFINISHED BUSINESS
a.Update to Consideration of Draft Objective Development and Design Standards for
New Residential Development, including duplexes, triplexes, four-plexes, and multi-
family projects with five or more units, and recommendation to City Council.
Presenter: Mireya Turning, Planning Manager and Craig Schlatter, Community
Development Director.
No public comment was received.
Motion/Second: Whetzel/Hilliker to recommend the objective design and development
standards for new residential construction with the concerns [regarding possible conflicts
between a required number of guest parking per units and the flexible parking standards]
conveyed to the City Council. Motion carried by the following roll call votes: AYES: Van
Antwerp, Whetzel, Hilliker, Sanders and Christensen. NOES: None. ABSENT: None.
ABSTAIN: None.
ADJOURNMENT
There being no further business, the meeting adjourned at 9:00 p.m.
____________________________
Kristine Lawler, City Clerk
Page 239 of 305
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Agenda Item No: 12.d.
MEETING DATE/TIME: 11/4/2020
ITEM NO: 2020-627
AGENDA SUMMARY REPORT
SUBJECT: Authorize the Inland Water and Power Commission to Execute the Second Amended Planning
Agreement for the Potter Valley Project.
DEPARTMENT: Water Resources PREPARED BY: Sean
PRESENTER: Sean White, Director of Water Resources.
ATTACHMENTS:
1. Second Amended Planning Agreement
Summary: Council will consider authorizing the Inland Water and Power Commission to execute a Second
Amended Planning Agreement for the Potter Valley Project.
Background: The Potter Valley Project results in the diversion of Eel River water into the Russian River
throughout the year. Those diversions supplement Russian River flows stored in Lake Mendocino which
supplies surface water to water users in Mendocino, Sonoma and Marin counties. PG&E has given notice that
it will not seek to relicense the Potter Valley Project. If the license is not renewed, Federal Energy Regulatory
Commission (FERC) could require the project decommissioned which could disrupt or eliminate the Eel River
diversions which supply water to all Russian River water users and support salmon and steelhead populations
in the Russian River drainage.
At its August 15, 2018 meeting, the City Council instructed its representative on the Inland Water and Power
Commission (IWPC) to approve IWPC investigating the possible acquisition of the Potter Valley Hydroelectic
Project.
Following the August meeting, the IWPC began that investigation. It also retained David Aladjem, a partner in
the Downey Brand law firm in Sacramento which specializes in water and environmental law. IWPC's efforts
focused on finding additional parties with resources and potentially common interests with IWPC, to share the
cost to undertake the study that the City Council had already voted to support. IWPC will also need to retain
additional consultants to conduct the feasibility study.
The IWPC subsequently negotiated with other partners to enter into a planning agreement on May 17, 2019,
under which each participant would contribute toward the cost of conducting the feasibility study and meeting
the filing deadlines established by FERC to preserve the opportunity to file an application to relicense the
Potter Valley Project.
Discussion: Since developing the original agreement, enough progress has been made that the scope of the
agreement needs to be amended (Attachment 1), primary changes include:
(1) The Planning Agreement as it stood was focused on conducting the Feasibility Study. Since the Planning
Group has passed that stage, it seemed important to update the Planning Agreement to reflect where the
process is now;
(2) The 2nd Amended Planning Agreement also incorporates the list of items needed to be worked out in the
Cooperative Agreement; and
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(3) The portions of the MOU for how the Planning Group would implement the Feasibility Study, including the
decision rule were incorporated into this new 2nd Amended Planning Agreement.
Staff is recommending Council authorize IWPC to execute the Second Amended Planning Agreement.
Recommended Action: Authorize the Inland Water and Power Commission to Execute the Second Amended
Planning Agreement for the Potter Valley Project.
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: N/A
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SECOND AMENDED PLANNING AGREEMENT
FOR THE POTTER VALLEY PROJECT
This Second Amended Planning Agreement is entered into and effective on September 15,
2020, by and among California Trout, Inc., Mendocino County Inland Water and Power
Commission, Sonoma County Water Agency, the County of Humboldt, and the Round Valley
Indian Tribes (collectively, Parties and singularly, Party).
I.
RECITALS
A. Pacific Gas and Electric Company (PG&E) is the licensee for the Potter Valley
Project (Project). The current license for the Project (No. 77), as issued by the Federal Energy
Regulatory Commission (FERC) under the Federal Power Act, expires on April 14, 2022.
B. The Project diverts water from the Eel River Basin into the Russian River Basin.
The Project, including its operations and facilities, affects environmental quality, ecosystem
services, native anadromous fisheries, and beneficial uses of water in both basins.
C. On April 6, 2017, PG&E filed a “Pre-Application Document and Notice of Intent”
to file a new license application for the Project.
D. Since mid-2018, the Parties have participated in a collaborative process convened
by U.S. Representative Jared Huffman (Huffman Ad Hoc Committee) to develop stakeholder
recommendations on the terms of any new license for the Project.
E. On January 25, 2019, PG&E filed a notice withdrawing its Notice of Intent and Pre-
Application Document, stating that it would not seek or hold a new license for the Project.
F. On March 1, 2019, FERC issued a “Notice Soliciting Applications” from any entity
interested in filing a new license application for the Project. The notice further directs that any
entity must file an application for license by April 14, 2020.
G. On May 17, 2019, Sonoma County Water Agency, California Trout, Inc., and
Mendocino Inland Water and Power Commission entered into a “Planning Agreement to
Undertake Feasibility Study of a Potential Licensing Proposal for the Potter Valley Project”
(Planning Agreement).
H. On May 20, 2019, Representative Huffman and Ad Hoc Committee members
requested that the Planning Agreement reference and attach the Huffman Ad Hoc Committee’s
“Proposed Goals and Principles for a Two-Basin Solution” (attached hereto as Attachment A).
Attachment 1
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I. On June 18, 2019, the Planning Agreement was amended to add the County of
Humboldt as a party to the Planning Agreement (Amended Planning Agreement).
J. On June 28, 2019, the Parties filed a “Pre-Application Document and Notice of
Intent to File an Application for a New License” for the Project. This was the only such notice
filed in response to FERC’s “Notice Soliciting Applications.”
K. On August 1, 2019, FERC issued a “Notice of Continuation of Relicensing
Proceeding,” authorizing the Parties to proceed as a proxy for a new regional entity that would
become the successor licensee.
L. The Amended Planning Agreement was subsequently amended to add the Round
Valley Indian Tribes as a party to the Amended Planning Agreement (First Amendment to the
Amended Planning Agreement).
M. Pursuant to the schedule in their Notice of Intent, the Parties prepared and filed a
Feasibility Study Report on May 13, 2020. This report contains a Project Plan that will advance
all of the Shared Objectives and also proposes modifications to the FERC-approved Study Plan
(hereafter, Application Study Plan).
N. On June 3, 2020, FERC sent a letter to the Parties establishing a revised Process
Plan and Schedule.
O. In June and July 2020, the Parties undertook a process to select joint consultants to
manage the relicensing process. In August, 2020, the Parties selected such consultants. Pursuant
to the First Amendment to the Amended Planning Agreement, and on behalf of all Parties, the
Sonoma County Water Agency entered into a contract with the relicensing consultants for the work
described below.
P. The Parties support continuing the relicensing process in manner that will
materially benefit both basins by advancing the following objectives (Shared Objectives). The
Parties recognize that such a new license will advance, but will not by itself achieve, Objectives
(1), (2), (6), and (8). Further, the order in which the Shared Objectives are stated is not indicative
of weighted value to the Parties.
(1). Minimize or avoid adverse impacts to water supply reliability, fisheries,
water quality and recreation in the Russian River and Eel River basins;
(2). Improve fish passage and habitat on the Eel River sufficient to support
recovery of naturally reproducing, self-sustaining and harvestable native anadromous fish
populations including migratory access upstream and downstream at current project dam locations;
(3). Reliance on best available science and engineering analyses as the basis
for evaluating options for restoration, water delivery, and hydroelectric generation pursuant to a
new license;
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(4). Collaboration on funding;
(5). Active participation of tribes and other stakeholders who are willing to
support the Shared Objectives;
(6). Economic welfare of both basins;
(7). Continued hydroelectric generation; and
(8) Protecting tribal cultural, economic, and other interests in both the Eel and
Russian River basins.
Q. The Feasibility Study Report submitted on May 13, 2020, proposes a Project Plan
that includes the following elements. The report recognizes that the Parties may modify this plan
on the basis of the relicensing studies, negotiations, and for other reasons, in order to best advance
the Shared Objectives. The elements are:
(1). Scott Dam Removal;
(2). Lake Pillsbury Sediment Management;
(3). Lake Pillsbury Vegetation Management;
(4). Van Arsdale Diversion Modifications;
(5). Cape Horn Dam Fish Passage Modifications;
(6). Revised Operational Plan, including instream flow schedule below Cape
Horn Dam, seasonal Potter Valley Project diversion schedule, and associated changes in instream
flows on the East Branch Russian River; and
(7). Other actions to achieve the Shared Objectives of the Two-Basin Solution,
to be included in a cooperative agreement complementary to any new license application.
R. The Parties enter into this Second Amended Planning Agreement to continue their
collaborative efforts toward obtaining a new license for the Project that advances the Two-Basin
Solution, and to establish operating protocols for those efforts.
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II.
AGREEMENTS
The Parties agree as follows.
1. Effect of Amendment. This Second Amended Planning Agreement replaces the
Amended Planning Agreement, including the First Amendment thereto, in its entirety.
A. Development of New License Application
2. New License Application. The Parties will work together to prepare a new license
application for the Project that will achieve the Shared Objectives. The application will include
the following elements:
a. Regional Entity that, having submitted the application, will propose to
assume the new license if issued;
b. Project Plan, showing capital modifications as well as operations and
maintenance requirements. The Feasibility Study Report will be the basis
of the Project Plan, subject to mutually agreeable adjustments as stated in
Recital Q;
c. Fisheries Restoration Plan, showing measures the Regional Entity will
implement under the new license; and
d. Financial Plan, including the specific sources of initial funding and
subsequent revenues, to cover the costs associated with:
(1). Pursuing a new license application, and obtaining the other
regulatory approvals that are necessary for a new license;
(2). Capital improvements, and operations and maintenance of the
Project, under a new license; and
(3). Liabilities associated with Project ownership under a new license.
3. Duty to Cooperate in the Relicensing Process. The Parties will cooperate in the
preparation of the Initial Study Report, implementation of the Study Plan, preparation of a new
license application, and other filings as proxy for the Regional Entity. Each Party will refrain from
taking a discretionary action that is inconsistent with advancing this joint effort under this Second
Amended Planning Agreement. While each Party may participate individually in the relicensing
process and other administrative and judicial proceedings that involve the Project or related
matters, each Party will make best reasonable efforts to avoid positions inconsistent with
advancing this joint effort.
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4. Financial Contributions. The Parties recognize that financial contributions are
necessary to undertake their responsibilities as proxy for the Regional Entity in the relicensing
process.
a. The Parties agree to initial financial contributions of $420,000 by
September 15, 2020, to engage joint relicensing consultants who will
prepare an Initial Study Report and respond to comments as required by
FERC’s rules.
b. The Parties will fund, or seek to obtain funding for, further costs of the joint
relicensing consultants as needed to prepare and prosecute a new license
application.
c. The Parties will each fund their own consultants and counsel.
5. Joint Relicensing Consultants. The Parties will make decisions regarding the
oversight of joint relicensing consultants selected to manage the relicensing process.
a. The Contract Management Workgroup, as described in Section 16(a)
below, will oversee administration of the contract between Sonoma County
Water Agency and the relicensing consultants.
b. The contract specifies payment obligation by Party. Sonoma County Water
Agency will receive, hold, and disburse funds for payment of the
consultants.
6. Work Products. The work products produced pursuant to this Second Amended
Planning Agreement will be joint work products. The sharing or use of such work products by
any Party (including a Party that has otherwise withdrawn from this agreement) will be subject to
the prior written agreement of the other Parties; provided that any Party may use the information
derived from such work products in a form that is not attributable to any other Party.
7. Relationship with Legislative Offices. Each Party may continue to communicate
with legislative offices regarding the Project and related matters, in its individual capacity. A Party
will clearly state when it is acting in its individual capacity. Communications with legislative
offices will be representative of the Parties only if approved in advance by the Steering Committee.
8. Relationship to Potter Valley Project Ad Hoc Committee. Representative Huffman
has convened an Ad Hoc Committee, in which all Parties participate. The Parties will maintain an
open line of communication with that committee and will report on progress in the relicensing
process, subject to the limitations of the Common Interest Defense Agreement. The Parties
recognize that they will consult with all interested stakeholders regardless of membership in the
Ad Hoc Committee, as required by FERC’s rules for the relicensing process.
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9. Schedule. The Parties will undertake to meet FERC’s schedule for the relicensing
process (as stated June 3, 2020, and as may be amended).
B. Cooperative Agreement.
10. General. The Parties will undertake to negotiate a Cooperative Agreement to make
commitments complementary to those contained in the new license application, as appropriate to
advance the Shared Objectives. The Parties will finalize such an agreement before filing a new
license application. The Parties anticipate that the agreement will include enforceable
commitments.
11. Feasibility Study Report. The Parties agree that the Feasibility Study Report raises
but does not resolve certain issues related to the Project Plan. The Parties will undertake studies
related to these issues, pursuant to the Application Study Plan (as approved by FERC) and may
undertake further studies. These studies, and further negotiations, are necessary to resolve these
issues before finalizing the Project Plan in the new license application. The Parties intend that the
final Project Plan will be consistent with the Shared Objectives stated in this Second Amended
Planning Agreement.
12. Issues related to Project Plan. The Parties will undertake negotiations, studies, and
other efforts to address the following issues related to the Project Plan, in the period before filing
the new license application. During this period, they may consider additional issues.
a. Project Plan
(1). What should be the preferred sequence for facility modifications
described in the Project Plan, including removal of Scott Dam,
modifications of Cape Horn Dam and/or the Van Arsdale Diversion,
establishment of a pump-back system to Potter Valley, and
implementation of Lake Pillsbury Sediment Management Plan and
related measures?
(2). What are the potential impacts, risks, and liabilities associated with
the release of sediments currently impounded by Scott Dam, taking
into account the chemical and physical characteristics of those
sediments? Based on this assessment, what sediment removal or
management measures would be most effective for incorporation
into the Sediment Management Plan to address potential impacts on
diversions, downstream water quality, fisheries, or other beneficial
public uses and ecosystem health?
(3). When Cape Horn Dam is proposed to be modified, would cost-
effective options exist for construction, operation, and maintenance
of a replacement method of diversion to protect hydropower
generation and water supply reliability in the Russian River Basin?
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(4). How should the Parties phase and design the key elements of the
Project Plan (fisheries improvements, water supply reliability, and
hydropower generation), in order to best match such elements with
funding? How should the Parties implement the key elements of the
Project Plan in the most cost-efficient and -effective manner?
b. Regional Entity
(5). Can Parties ensure that the Regional Entity implements the
appropriate components of the Cooperative Agreement the Parties
will undertake to negotiate?
(6). What should be an appropriate division of responsibility between
the Regional Entity and PG&E with respect to the costs and liability
associated with removal of Scott Dam or other elements of the
Project Plan?
(7). What should be the options for the composition of the Regional
Entity’s governing board, and should the composition change during
the period between initial formation and FERC’s decision whether
to grant it status as licensee?
c. Fisheries Restoration Plan
(8). What would be the most feasible and effective plan for restoring the
Eel River fishery to sustainable conditions and harvestable
population levels; what is the preferred sequence for implementation
of that plan; and how should that plan be funded?
d. Finance Plan
(9). How should the Parties, directly or through a Regional Entity, cover
the costs of: (i) study plans; (ii) FERC licensing and negotiations
with PG&E; (iii) capital acquisition and/or improvements; and (iv)
ongoing operation and maintenance of the Project? What are the
potential sources of funding for each of these costs, including
appropriate contributions from the Parties?
(10). How should the Parties determine relative benefits that will accrue:
(i) geographically; (ii) by resource area (water supply, fisheries,
recreation, etc.); and (iii) economically, taking into account past,
present, and future impacts of the Project? How should the Parties
determine and, if possible, evaluate benefits to non-Parties?
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(11). What assurances should the parties provide regarding water rights
related to the Project, and should the Round Valley Indian Tribes
resolve its water rights claims against the United States as a means
to fund a portion of the costs of Project modifications designed to
improve the Eel River fishery and the costs of the Fisheries
Restoration Plan to be implemented in the Eel River Watershed?
e. Pre-License Application Process
(12). How should the Parties work with Lake County?
(13). How should the Parties manage: (i) the intensive work associated
with the licensing process, and (ii) the eventual operation of the
Project, in a cost-effective and efficient manner? What staff or other
resources will be needed?
(14). How should the Parties work together to assure transparency,
accountability, and active stakeholder engagement in the ongoing
process?
(15). How should the Parties manage the completion and release of
appropriate work products prepared by professional consultants they
have retained?
13. Milestones. The Cooperative Agreement will state milestones for legislative
action, and funding commitments consistent with the schedule for the relicensing process.
C. Governance
14. Full Group. All Parties and their Representatives will periodically meet as
appropriate for review of the progress of the relicensing process.
15. Steering Committee. The Parties have constituted a Steering Committee which is
responsible to make all joint decisions regarding the conduct of the relicensing process.
16. Workgroups. The Steering Committee will oversee the following workgroups to
develop options and recommendations for assigned elements of the relicensing process. The
Steering Committee may add or dissolve workgroups, or modify scope and tasks, at its discretion.
a. Contract Management Workgroup. This workgroup will oversee: (i) work
by the consultants selected to manage the relicensing process; (ii) collection
and disbursement of funds; and (iii) other matters related to administration
of the contract with selected consultants.
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b. Regional Entity Workgroup. This workgroup oversees development of the
structure of the Regional Entity, including associated legal documents to
implement the structure.
c. Project Plan Workgroup. This workgroup will oversee development of the
Project Plan and corresponding elements of the application study plan and
license application, including the Fisheries Restoration Plan.
d. Financial Plan Workgroup. This workgroup will oversee development of
the Financial Plan.
e. Communications Workgroup. This workgroup will oversee
communications between the Parties and external entities, pursuant to
protocols that the Steering Committee will adopt.
17. Meetings. The Parties will undertake to maximize productivity of their meetings
implementing this Second Amended Planning Agreement.
a. Representation. Each Party will designate a primary Representative and
may designate an alternate Representative for the Steering Committee.
Each Party will also designate a primary Representative and may designate
one or more alternates for each workgroup in which the Party participates.
(1). Representatives will have the opportunity to speak and be heard on
any matter. Representatives will listen to and be respectful of one
another.
(2). Representatives will arrive prepared to effectively discuss each topic
on the meeting agenda.
(3). Representatives will state their respective Party’s positions,
comments, or other responses on each item on a meeting agenda.
Following a meeting, representatives will timely report to their
Party, including decisions, actions, and other developments.
(4). Representatives will seek reasonable resolution of issues based on
information available and, to the extent necessary, professional
judgment. They will make good faith efforts to address the concerns
of others so that Consensus is reached on the decisions made in the
course of discussions. Representatives will not use delay or dispute
as a tactic to avoid an undesired result in the discussions.
(5). A Representative who has a concern about the actions of another
Representative or Party, will immediately contact the appropriate
person to express the concern and try to resolve it.
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b. Attendance. Representatives will make maximum efforts to attend every
meeting of the Steering Committee or any workgroup in which they are
designated to participate.
c. Quorum. There is no quorum for meetings.
d. Meetings.
(1). The Steering Committee and each workgroup will designate a
member as chair of its meetings.
(2). The Chair will undertake to distribute a draft written agenda at least
two business days before a meeting. Each such agenda will identify
items for discussion and decision, time allocation, materials for
consideration, and any other relevant information. Representatives
will finalize the agenda at the start of a meeting.
(3). Meetings will be scheduled enough in advance to permit the active
participation of all Representatives.
(4). The Chair or a designated member will keep records to concisely
identify all topics of discussion, decisions reached, disputed issues,
action items, and schedule. The records will be transparent,
accessible to the Parties, and timely.
e. Confidentiality. The records of developing the new licensing application
are subject to the “Amended and Restated Confidentiality and Common
Interest Defense Agreement” (January 1, 2020), as may be amended
(Attachment B).
f. Caucus. A Representative may request a caucus on any matter at any time
during any meeting. The purpose of such caucus will be for the caucusing
Representatives to explore options for resolution of a disputed issue, or to
clarify positions, and then report back to the workgroup or Steering
Committee, as appropriate. Caucusing will not be used to prevent other
interested Representatives from participating in the final resolution of such
a disputed issue.
18. Decision Rules. The Steering Committee will use Consensus as the decision rule
for consultant selection, work products and other matters in the relicensing process.
a. Consensus. Consensus exists if all Parties in a meeting state that they can
live with the decision. Consensus also exists if no Party states that it cannot
accept a proposed decision.
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b. Meeting Absence. A Party which is absent will not be deemed to have
consented to a decision made during the meeting. A Representative will not
miss a meeting to avoid a decision. After a meeting, the Chair will contact
any absent Representative to poll its position on any significant decision.
c. Dispute Resolution. The following protocols will be used if a Party has a
dispute regarding implementation of the Agreement, including a dispute
related to a proposed decision or to an action of another Party.
(1). An objecting Party will identify the dispute with specificity. The
Party will propose a resolution of the dispute. Other Parties will
consider the proposal and alternatives.
(2). Parties in a workgroup will strive to reach a joint recommendation
on any dispute before the workgroup. If Parties do not reach a joint
recommendation, the dispute will be timely elevated to the Steering
Committee.
(3). If the Steering Committee is unable to achieve Consensus on a
dispute after the initial application of these protocols, the dispute
will be deemed provisionally resolved in the manner supported by
four of the five Parties for the purpose of continued progress towards
a license application, provided that the alternative proposed by the
objecting Party will be recorded in the meeting summary. If fewer
than four Parties support a resolution, the dispute will not be deemed
provisionally resolved and instead will be included in a list of
unresolved issue for discussion at subsequent meetings.
(4). At the request of the objecting Party, or otherwise at a reasonably
appropriate time prior to the conclusion of the relicensing process,
the Steering Committee will return to an unresolved issue for the
purpose of considering new alternative(s) or information in an effort
to achieve Consensus.
(5). The Parties will follow Meet and Confer procedures to address a
significant unresolved issue, including but not limited to a dispute
that may otherwise result in a Party’s withdrawal from the Second
Amended Planning Agreement. The procedures below are intended
to be more formal than those stated in sub-sections (1) – (4) above.
(i). Any Party will initiate the Meet and Confer procedures by
sending Notice. Such Notice will describe the dispute with
specificity and will propose a resolution.
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(ii). If a dispute does not involve all Parties, the non-disputing
Parties may, but need not, participate in these procedures.
(iii). The Parties will undertake all reasonable efforts to discuss the
nature of the dispute, consider alternatives to resolve the
dispute, and reach a mutually agreeable resolution. The
procedures will begin at the level of the Representatives. If
the Representatives are unable to resolve the dispute to the
satisfaction of all Parties, the Parties will notify their
decisional authorities of the dispute and will include them in
the procedures in an appropriate way. Such procedures may
include meetings among principals and may include formal
mediation/arbitration, the terms of which will be agreed upon.
(iv). The Meet and Confer procedures may result in amendment of
the Second Amended Planning Agreement, withdrawal of a
Party, termination, or other appropriate resolution.
d. Individual Decision Rule. Each Party will make its own decisions on the
following matters, which are not subject to the decision rule for joint matters
as stated in Section 18(c):
(1). Whether to make a further financial contribution beyond the amount
specified in Section 4;
(2). Whether to continue as a Party or withdraw from this Second
Amended Planning Agreement;
(3). Whether to participate in or support the Regional Entity to file a
license application for the Potter Valley Project; and
(4). Any other matter which, under applicable law, may not be delegated
or assigned to another entity.
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D. General Terms
19. Effective and Termination Dates. This Second Amended Planning Agreement is
effective on September 15, 2020. It will terminate upon the formation of a Regional Entity,
withdrawal of Parties as provided below, or upon submission of a license application to FERC,
whichever is earliest.
20. Withdrawal. Any Party may withdraw from this Second Amended Planning
Agreement at any time and for any reason, upon providing Notice. The Second Amended Planning
Agreement will continue in effect as between remaining Parties, as long as at least two Parties
remain.
21. Amendment. This Second Amended Planning Agreement may be amended only
by a written amendment executed by all Parties.
22. Notice. Any notice under this Second Amended Planning Agreement will be made
by electronic mail or personal delivery.
23. Remedies. This Second Amended Planning Agreement does not establish any
remedies related to a Party’s performance hereunder.
24. Third Party Beneficiaries. This Second Amended Planning Agreement does not
create any third party beneficiaries.
25. Reservation of Rights. Each Party reserves all of its rights and authorities with
respect to its participation in this Second Amended Planning Agreement, as recognized in Section
18(d). No Party waives any rights or authorities under applicable law, including but not limited to
sovereign immunity or other immunities provided by law.
26. No Pre-Decisional Commitment. By entering into this Second Amended Planning
Agreement, no Party makes a commitment of resources subject to the California Environmental
Quality Act (CEQA). The Parties enter into this agreement for planning purposes only. The
Parties will comply with CEQA in the relicensing process as required by applicable law.
27. Entire Agreement. This Second Amended Planning Agreement constitutes the
entire agreement of the Parties and supersedes all prior agreements and understandings, written or
oral.
28. Successors and Assigns. The rights and duties of the Parties may not be assigned
or delegated without the advance written consent of all Parties and any attempt to assign or delegate
such rights or duties in contravention of this paragraph will be null and void.
29. Severability. If one or more terms of this Second Amended Planning Agreement
are held to be unlawful or invalid, the Parties agree that the remainder of the Second Amended
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Planning Agreement will not be affected thereby. Such terms will be deemed reformed so as to be
lawful and valid to the maximum extent possible.
30. No Admissions. Nothing in this Second Amended Planning Agreement shall be
construed as an admission by any Party regarding any subject matter of this Second Amended
Planning Agreement.
31. Counterparts. This Second Amended Planning Agreement may be executed in
separate counterparts, each of which when so executed and delivered will be an original. All such
counterparts will together constitute but one and the same instrument.
\\
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CALIFORNIA TROUT, INC.
By: _____________________________________
Curtis Knight
Executive Director
COUNTY OF HUMBOLDT
By: _____________________________________
Estelle Fennell
Chairperson, Board of Supervisors
MENDOCINO COUNTY INLAND WATER & POWER COMMISSION
By: ____________________________________
Janet K. F. Pauli
Chair, Board of Commissioners
THE ROUND VALLEY INDIAN TRIBES
By: ___________________________________
James Russ
President
SONOMA COUNTY WATER AGENCY
By: ___________________________________
Susan Gorin
Chair, Board of Directors
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Attachment A
Congressman Jared Huffman
Potter Valley Project Ad Hoc
Committee 08.01.2018
Proposed Goals and Principles for a Two-Basin Solution
We as interested parties in the Potter Valley Project Ad Hoc Committee are committed
to joint problem solving and working toward an outcome of the PVP relicensing process that
reflects the following goals and principles:
• Co-equal goals:
o Improve fish passage and habitat on the Eel River sufficient to support recovery
of naturally reproducing, self-sustaining and harvestable native anadromous
fish populations including migratory access upstream and downstream at
current project dam locations; and
o Minimize or avoid adverse impacts to water supply reliability, fisheries, water
quality and recreation in the Russian River and Eel River basins.
• Other goals:
o Respect tribal rights and their traditional connections to aquatic life, water and
cultural resources in both basins.
o Minimize and mitigate adverse impacts to Lake County, including Lake Pillsbury
businesses and residents.
o Ensure accountable governance and financially viable operations,
including addressing potential liabilities.
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o Jointly pursue public funding based on environmental and water supply benefits.
o Ensure that implementation of fish passage improvements in the Eel River basin
happens in parallel and ideally simultaneously with water supply solutions in
the Russian River basin.
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Page 1 of 3
Agenda Item No: 13.a.
MEETING DATE/TIME: 11/4/2020
ITEM NO: 2020-620
AGENDA SUMMARY REPORT
SUBJECT: Consideration of Adoption of a Resolution of Application for Annexation of City-Owned Properties
to the Mendocino Local Agency Formation Commission; and Approval of a Community Development Director
Determination that the Proposed Annexation Qualifies for a CEQA Exemption.
DEPARTMENT: City Attorney PREPARED BY:
Darcy Vaughn, Assistant City Attorney, Craig
Schlatter, Community Development Director, Maya
Simerson, Project & Grant Administrator, Jarod
Thiele, Public Works Management Analyst
PRESENTER: Darcy Vaughn, Assistant City Attorney.
ATTACHMENTS:
1. Resolution of Application City-Owned Parcels
2. Sphere of Influence Map
Summary: Council will consider adoption of a Resolution of Application to Mendocino Local Agency
Formation Commission for the City of Ukiah to annex City-owned properties used for municipal purposes.
Council will also consider approving the Community Development Director’s determination that the City’s
proposed annexation qualifies for a CEQA Exemption.
Background: The City of Ukiah has acquired properties within the City’s Sphere of Influence (SOI) for public
purposes, but has not completed the necessary annexation application for those properties to officially
become incorporated lands of the City that are within the City’s jurisdiction. As this list of City-owned
properties has grown, so too has the property tax bill for these still-unincorporated properties. To realize the
tax savings from incorporation of City-owned properties, the City must submit and receive approval on an
application for annexation of these properties to the Mendocino Local Agency Formation Commission
(LAFCo). In order to proceed with the application for annexation, the City Council must adopt a resolution of
application pursuant to Government Code § 56654(a). The proposed Resolution of Application is included
here as Attachment 1.*
*Note that Exhibits A and B to the Resolution of Application include a legal description and map of an Area No.
7 that will not be included in the application for annexation of these City-owned properties. In addition, the
Resolution itself does not reference Area No. 7.
Discussion: The City-owned properties proposed for annexation are all either contiguous to the City of Ukiah
city limits and within the City’s Sphere of Influence (Attachment 2), or non-contiguous parcels that are within
the County of Mendocino and currently used for municipal purposes and thus subject to Government Code §
56742, which effectively exempts such parcels from sphere of influence requirements. The Justification of
Proposal will contain all the required information LAFCo needs to evaluate the annexation, including maps,
metes and bounds, and other support documents.
The majority of these properties host city operations such as the wastewater treatment plant, recycled water
system, agricultural land, and a portion of the Ukiah Municipal Airport. Others are currently preserved as open
space, which is a legitimate public purpose.
The City is not proposing, or requesting to change the existing utility services to these properties.
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Page 2 of 3
Currently, these properties are owned by the City and devoted entirely to City use, yet they are not within the
City limits and thus not within the City’s jurisdiction or regulatory authority. However, neither does the County
have regulatory authority over the properties. By annexing these City-owned properties, the City will resolve
this jurisdictional paradox. In addition, the annual savings realized from property taxes as a result of
annexation of these properties is expected to exceed approximately $30,000 each year. It is for these reasons
that the Resolution of Application is being presented to the Council.
The California Environmental Quality Act
The City’s Director of Community Development is required to make, and has made a determination as to the
required level of environmental review required by the California Environmental Quality Act (CEQA). The
Community Development Director has determined the City’s annexation of City-owned properties to be
categorically exempt from environmental review under CEQA Guidelines, Article 19, Sections 15061(b)(3),
15301 and 15320.
The project is categorically exempt from environmental review under CEQA Guidelines section 15061(b)(3)
because it can be seen with certainty that there is no possibility the proposed action may have a significant
impact on the environment. The annexation will not change the type, intensity, or manner of service the City
already provides. The same services will be provided by the same personnel using the same equipment and
facilities pre- and post-annexation. The project is categorically exempt from environmental review under CEQA
Guidelines section 15301 because it involves the continued operation and maintenance of existing facilities
and involves no expansion of existing or former use. Finally, the project is categorically exempt from
environmental review under CEQA Guidelines section 15320 because the annexation is a change in local
government organization that does not change the City’s manner of providing services or the geographical
area in which previously existing powers are exercised.
The “project” under CEQA at this time is the Council’s adoption of a resolution of application authorizing the
City to annex City-owned properties currently located within unincorporated areas into the incorporated limits
of the City of Ukiah. If Council approves this action, the Community Development Director will record a Notice
of Exemption, which finds the City’s annexation of City-owned properties qualifies for a categorical exemption
pursuant to CEQA Guidelines Article 19, Sections 15061(b)(3), 15301, and 15320.
Staff recommends that Council adopt the Resolution in Attachment 1 to authorize submittal of an application to
Mendocino LAFCo for the City to annex City-owned properties into the City of Ukiah. The fee for the
application will be funded by each affected department. Staff also recommends Council approve the
Community Development Director determination that the proposed annexation qualifies for a CEQA
Exemption.
Recommended Action: Adopt Resolution of Application for the City of Ukiah to annex City-owned properties;
and approve the Community Development Director’s determination that the proposed annexation qualifies for
a CEQA Exemption.
BUDGET AMENDMENT REQUIRED: N/A
CURRENT BUDGET AMOUNT: N/A
PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: General, Airport, Water, Wastewater Funds
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: Sage Sangiacomo, City Manager; Craig Schlatter, Community Development Director;
Darcy Vaughn, Assistant City Attorney
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Page 3 of 3
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1
RESOLUT ION NO. 2020-XX
RESOLUT ION OF APPLICATION OF THE CIT Y COUNCIL OF THE CITY OF UKIAH INITIATING
PROCEEDINGS FOR THE ANNEXATION OF LAND OWNED BY THE CITY OF UKIAH.
WHEREAS:
1.The City of Ukiah desires to initiate a proceeding for the adjustment of boundaries specified
herein; and
2.Pursuant to Government Code Section 56654(a), the City must approve a resolution of
application in order to initiate annexation proceedings.
NOW, THEREFORE, BE IT RESOLVED AND ORDERED that:
1. This proposal is made, and it is requested that proceedings be taken, pursuant to the
Cortese/Knox/Hertzberg Local Government Reorganization Act of 2000, commencing with
section 56000 of the California Government Code, specifically Government Code § 56654(a).
2. This proposal is an annexation to the City of Ukiah.
3. Legal descriptions of the affected territories are set forth in Exhibit A, and a map of the
affected territories are set forth in Exhibit B, attached hereto and by reference incorporated
herein.
4. The territory to be annexed is uninhabited and consists of one parcel of 283.5 acres (Area No .
1, below) that is non-contiguous to the City and additional parcels (Area Nos. 2, 3, 4, 5 and 6)
that are contiguous to the City and consist of 162.512 acres in total..
5.The reasons for the proposal are to annex and subject to the City’s jurisdiction parcels that the
City currently owns in fee and uses for government purposes, which are currently outside the
City’s jurisdiction and not subject to County land use regulation or control. The parcels as
numbered on Exhibits A and B consist of:
Area Number City Use of Property
1, 2 open space
3 municipal airport
4 solid waste transfer station
5, 6 wastewater treatment.
6.The proposal to annex Area No. 1 complies with Government Code Section 56742 in that the
property is 1) located in Mendocino County where the City is situated; (2) owned by the City
and (3) used for municipal purposes at the time these commission proceedings are initiated.
7.Area Nos. 2, 3, 4, 5, and 6 are within the City’s sphere of influence .
8.The annexation of Area No. 1 should be subject to the terms and conditions as set forth in
Government Code Section 56742. No special conditions are proposed for Area Nos. 2, 3, 4, 5,
and 6.
ATTACHMENT 1
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2
9. The City Council adopts the determination by the City’s Director of Community Development
that this annexation is a categorically exempt project under the California Environmental
Quality Act. Upon adoption of this resolution, the Director of Community Development is
authorized and directed to record a Notice of Exemption with the Mendocino County Clerk.
10. Once the territory is annexed by the City, it will no longer be subject to property taxes.
Moreover, the use of the property for governmental purposes will not generate any other tax
revenues, such as sales tax. As such, this reorganization will not result in any taxes that could
be shared by the City and County pursuant to a tax sharing agreement .
PASSED AND ADOPTED this 4th day of November, 2020, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Douglas F. Crane, Mayor
ATTEST:
Kristine Lawler, City Clerk
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EXHIBIT “A”
LEGAL DESCRIPTION
CITY OF UKIAH ANNEXATION
All that real property situate in the unincorporated area of Mendocino County, State of California, described
as follows:
AREA No. 1:
Being a portion of Lot 99 of the Healey’s Survey and Map of Yokayo Rancho and being the lands of the
City of Ukiah described in that certain deed recorded in Book 389 of Official Records at Page 557,
Mendocino County Records (M.C.R), more particularly described as follows:
COMMENCING at a National Geodetic Survey station, being a 3-1/4” Aluminum Disc marked CA DOT /
101 MEN 25.13; thence North 78°01'20" East 13,294.14 feet to a point on the east line of said Lot 99 and
the POINT OF BEGINNING; said point also being North 00°03'03" East 397.32 feet from the southwest
corner of Section 11, Township 15 North, Range 12 West, M.D.M, said point also being the southeast
corner of last said lands of the City of Ukiah; thence along the boundary of last said lands of City of Ukiah
the following eighteen (18) courses:
1. (1) North 89°56'57" West 4,150.78 feet;
2. (2) North 25°56'57" West 114.79 feet;
3. (3) North 45°04'57" West 186.78 feet;
4. (4) North 41°08'57" West 130.49 feet;
5. (5) North 59°03'57" West 82.39 feet;
6. (6) North 65°11'57" West 83.69 feet;
7. (7) North 58°49'57" West 154.08 feet;
8. (8) North 77°44'57" West 73.19 feet;
9. (9) North 65°18'57" West 178.58 feet;
10. (10) North 70°03'57" West 220.68 feet;
11. (11) North 76°56'57" West 223.98 feet;
12. (12) North 73°49'57" West 243.67 feet;
13. (13) North 67°31'57" West 65.09 feet;
14. (14) North 65°10'57" West 157.18 feet;
15. (15) North 83°11'57" West 315.76 feet;
16. (16) North 02°46'33" West 733.99 feet;
17. (17) North 77°11'49" East 6,302.38 feet;
18. (18) South 00°03'03" West 3,036.00 feet to the POINT OF BEGINNING.
Area 1 containing 301.2 acres, more or less.
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AREA No. 2:
Being a portion of the Southeast ¼ of Northeast ¼ Section 24, Township 15 North, Range 13 West, Mount
Diablo Meridian, and being the lands of the City of Ukiah as described as Parcel One and Parcel Two in
that certain Grant Deed recorded in Document No. 2013-09089, M.C.R, more particularly described as
follows:
COMMENCING at a National Geodetic Survey station, being a 3-1/4” Aluminum Disc marked CA DOT /
101 MEN 25.13; thence South 68°13'23" West 10,566.35 feet to the northeast corner of the said Southeast
¼ of Northeast ¼ of Section 24 and the POINT OF BEGINNING, said point being South 01°40'53" East
1,380.15 feet from the northeast corner of said Section 24; said point also being the northeast corner of last
said Parcel One; thence from said point of beginning along the boundary of last said lands of City of Ukiah
and the boundary of the said Southeast ¼ of Northeast ¼ of Section 24 the following four (4) courses:
19. (1) South 01°40'53" East 1,281.14 feet;
20. (2) North 89°35'05" West 1,293.15 feet;
21. (3) North 01°02'15" West 1,279.04 feet;
22. (4) South 89°39'30" East 1,278.72 feet to the POINT OF BEGINNING.
Containing 37.8 acres, more or less.
EXCEPTING THEREFROM, areas # 2 and # 3 described as being excepting therefrom said
Parcel One of said Grant Deed recorded in Document No. 2013-09089, M.C.R, more particularly
described as follows:
COMMENCING at the northeast corner of the said Southeast ¼ of Northeast ¼ of Section 2,
thence South 65°44'36" West 573.61 feet to the northeast corner of said area # 2 and the POINT
OF BEGINNING; thence along easterly boundary of said area # 2 the following two (2) courses:
23. (1) South 00°00'00" East 114.99 feet
24. (2) South 30°00'00" East 79.99 feet more or less to the centerline of Gibson Creek;
thence along the easterly and southerly boundary of said areas # 2 and 3 and the centerline of
Gibson Creek the following seven (7) courses:
25. (1) South 34°29'20" West 67.07 feet;
26. (2) South 21°35'09" West 127.70 feet;
27. (3) South 57°09'56" West 37.23 feet;
28. (4) South 35°53'29" West 57.70 feet;
29. (5) South 74°27'11" West 67.61 feet;
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30. (6) South 82°23'58" West 69.99 feet;
31. (7) North 89°50'08" West 72.50 feet;
thence leaving said centerline of Gibson Creek and continuing along the boundary of said areas
# 2 and 3 the following six (6) courses:
32. (1) South 00°00'00" East 79.99 feet;
33. (2) North 90°00'00" West 219.98 feet;
34. (3) North 00°00'00" West 259.97 feet;73
35. (4) North 90°00'00" East 219.98 feet;
36. (5) North 26°43'00" East 304.97 feet;
37. (6) North 90°00'00" East 179.98 feet to the POINT OF BEGINNING.
Exception area containing 4.0 acres, more or less.
Area 2 resultant area containing 33.8 acres, more or less
AREA No. 3:
Being a portion of Lot 73 of the Healey’s Survey and Map of Yokayo Rancho, and being the lands of the
City of Ukiah described in that certain Grant Deed recorded in Document No. 1999-05298, M.C.R, more
particularly described as follows:
COMMENCING at a National Geodetic Survey station, being a 2-1/2” Aluminum Disc marked CA DOT /
NPGN D CA 1-CG, thence North 17°57'43" West 10,348.76 feet to the POINT OF BEGINNING, said point
also being the southeast corner of last said lands of the City of Ukiah; thence from said point of beginning
along the boundary of last said lands of City of Ukiah the following six (6) courses:
38. (1) South 78°58'59" West 465.17 feet;
39. (2) North 08°18'52" West 157.78 feet;
40. (3) South 83°51'42" West 249.97 feet to a point on the easterly right-of-way line of South State Street;
said point also being the beginning of a non-tangent curve, concave easterly, having a radius of
2,951.91 feet; and to which beginning a radial line bears South 83°32'58" West;
41. (4) northerly along last said easterly right-of-line and said curve, through a central angle of 00°37'28",
an arc distance of 32.17 feet;
42. (5) leaving said easterly right-of-way line North 83°51'42" East 679.53 feet;
43. (6) South 21°00'55" East 155.49 feet to the POINT OF BEGINNING.
Area 3 containing 1.9 acres, more or less.
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AREA No. 4:
Being a portion of Lot 71 of the Healey’s Survey and Map of Yokayo Rancho, and being the lands of the
City of Ukiah described as Tract One in that certain Grant Deed recorded in Document No. 2018 -06759,
M.C.R, more particularly described as follows:
COMMENCING at a National Geodetic Survey station, being a 2-1/2” Aluminum Disc marked CA DOT /
NGPN D CA 1-CG, thence North 11°00'06" West 8,003.52 feet to the POINT OF BEGINNING and a point
hereinafter referred to as Point “A”, said point being also being the intersection of the easterly right-of-way
of the Northwestern Pacific Railroad and the westerly right-of-way of California State Highway 101 and
being the most southerly corner of last said lands of City of Ukiah; thence from said point of beginning along
the boundary of last said lands of City of Ukiah the following two (2) courses:
44. (1) along said easterly right-of-way of the Northwestern Pacific Railroad North 20°48'24" West 872.39
feet;
45. (2) leaving last said easterly right-of-way North 73°43'29" East 548.03 feet to a point on said westerly
right-of-way of California State Highway 101 and the beginning of a non-tangent curve, concave
westerly, having a radius of 2,403.43 feet; and to which beginning a radial line bears South 89°29'03"
East;
thence southerly along the easterly boundary of said lands of City of Ukiah and the westerly right-of-way of
California State Highway 101 the following three (3) courses:
46. (1) along last said curve, through a central angle of 05°07'22", an arc distance of 214.89 feet;
47. (2) South 10°55'48" West 191.41 feet;
48. (3) South 16°32'50" West 591.12 feet to the POINT OF BEGINNING.
Area 4 containing 6.0 acres, more or less.
AREA No. 5:
Being a portion of Lots 70 and 71 of the Healey’s Survey and Map of Yokayo Rancho, and being portions
of the lands of City of Ukiah as said lands are described in that certain “Individual Grant Deed” recorded in
Book 1500, at Page 242, M.C.R, and in that certain “Grand Deed in Lieu of Condemnation” recorded in
Document No. 2007-11428, M.C.R, and in that certain “Grant Deed” record in Document No. 2018-06759,
M.C.R; more particularly described as follows:
COMMENCING at aforementioned Point “A”; thence South 21°20’45" East 531.24 feet to the POINT OF
BEGINNING; said point being on the easterly right-of-way of Northwestern Pacific Railroad; said point also
being a point on the boundary of said lands of City of Ukiah described in said “Grant Deed” recorded in
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Document No 2018-06759; thence along the boundary of last said lands of City of Ukiah the follow two (2)
courses:
49. (1) North 72°06'47" East 157.38 feet;
50. (2) North 19°47'15" West 117.34 feet to the southwesterly corner of the lands of Norgard Properties,
Inc. as said lands are described in that certain “Grant Deed” recorded in Document No. 2018-06761,
M.C.R;
51. thence along the southerly line of said lands of Norgard Properties and its easterly prolongation North
83°11'52" East 267.38 feet to a point on the boundary of said lands of Ukiah;
thence along said boundary of City of Ukiah the following seven (7) courses:
52. (1) North 18°01'48" West 170.00 feet to a point on the centerline of Norgard Lane;
53. (2) along last said centerline and its easterly prolongation North 71°58'12" East 282.94 feet;
54. (3) leaving last said centerline and its easterly prolongation South 18°01'48" East 6.00 feet;
55. (4) South 65°16'14" East 79.76 feet;
56. (5) North 78°28'12" East 87.00 feet;
57. (6) North 18°01'48" West 70.00 feet;
58. (7) North 71°58'12" East 91.91 feet to a point on center of the channel of Russian River;
thence along continuing along said lands of City of Ukiah and said center of channel the following eleven
(11) courses:
59. (1) South 26°25'18" East 285.98 feet;
60. (2) South 28°27'48" East 263.77 feet;
61. (3) South 46°31'18" East 323.86 feet;
62. (4) South 60°17'48" East 344.96 feet;
63. (5) South 65°01'48" East 239.72 feet;
64. (6) South 73°52'48" East 195.88 feet;
65. (7) South 68°57'48" East 378.81 feet;
66. (8) South 88°36'21" East 373.95 feet;
67. (9) South 56°40'31" East 391.22 feet;
68. (10) South 43°01'44" East 190.38 feet;
69. (11) South 27°48'04" East 242.52 feet;
thence leaving said center of channel and continuing along said boundary of said lands of City of Ukiah the
following four (4) courses:
70. (1) South 84°00'16" West 1,904.56 feet;
71. (2) North 05°59'44" West 377.15 feet;
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72. (3) South 84°00'17" West 938.48 feet to a point on the easterly right-of-way of Northwestern Pacific
Railroad;
73. (4) along last said easterly right-of-way North 20°48'24" West 1,240.88 feet to the POINT OF
BEGINNING.
Area 5 containing 67.2 acres, more or less.
AREA No. 6:
Being a portion of Lots 69 and 70 of the Healey’s Survey and Map of Yokayo Rancho, more particularly
described as follows:
COMMENCING at aforementioned Point “B”; said point being a point on the easterly right-of-way of
Northwestern Pacific Railroad; thence along last said easterly right-of-way South 20°48'24" East 1,156.24
feet to the POINT OF BEGINNING;
74. thence form said point being continuing along last said easterly right-of-way South 20°48'24" East
55.75 feet to the northwesterly corner of the lands of City of Ukiah as said lands are described as
Parcel One of that certain “Grant Deed” recorded in Document No. 2011-11526, M.C.R,
75. thence along the northerly boundary of last said lands of City of Ukiah North 85°48'06" East 2,638.83
feet to a point on the center of channel of Russian River;
thence continuing along the boundary of last said lands and said center of channel the following nine (9)
courses:
76. (1) South 04°42'54" West 87.41 feet;
77. (2) South 41°18'20" West 185.74 feet;
78. (3) South 54°13'13" West 231.23 feet;
79. (4) South 63°18'43" West 347.79 feet;
80. (5) South 80°12'28" West 339.00 feet;
81. (6) South 55°36'44" West 90.18 feet;
82. (7) South 37°39'59" West 91.84 feet;
83. (8) South 21°25'25" West 170.28 feet;
84. (9) South 11°26'08" East 259.26 feet;
thence leaving said center of channel and continuing along the boundary of last said lands of City of Ukiah
the following two (2) courses:
85. (1) South 81°10'50" West 1,126.78 feet to a point on the easterly right-of-way of Northwestern Pacific
Railroad;
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86. (2) along last said easterly right-of-way North 20°48'24" West 799.68 feet to the intersection with the
southerly boundary and its easterly prolongation of the lands of the City of Ukiah as said lands are
described in that certain “Grant Deed” recorded in Document 2017-03138; M.C.R;
87. thence along last said southerly boundary and its easterly prolongation South 81°47'40" West 547.08
feet to the southwest corner of last said lands of City of Ukiah; said corner being a point on the
easterly right-of-way of Tayler Drive;
88. thence along last said easterly right-of-way North 07°20'50" West 423.99 feet to the northwest corner
of last said lands of City if Ukiah;
89. thence along the northerly boundary of last said lands and its easterly prolongation North 83°07'21"
East 448.40 feet to the POINT OF BEGINNING.
Area 6 containing 47.5 acres, more or less.
AREA No. 7:
Being a portion of Lot 17(Fairgrounds), 19, 20, 21 & 86 of the Healey’s Survey and Map of Yokayo
Rancho, more particularly described as follows:
COMMENCING at a National Geodetic Survey station, being a 3-1/4” Aluminum Disc marked CA DOT /
101 MEN 25.13; thence South 12°05’32” West 476.41 feet to a point on the westerly right of way of U.S.
Highway 101 and the POINT OF BEGINNING;
thence from said point leaving before mentioned right of way line the next five (5) courses,
90. (1) South 88°27’22" West 98.52 feet;
91. (2) South 02°43'48" West 298.51 feet;
92. (3) South 77°50'45" West 51.54 feet;
93. (4) South 89°28'06" West 1,270.78 feet;
94. (5) North 48°14'11" West 58.13 feet, to a point on the westerly right of way of Orr Street;
95. thence along said westerly right of way, North 02°20'39" East 315.59 feet to the south westerly
intersection of Orr Street and Brush Street right of ways;
thence along the southerly right of way of Brush Street the next three (3) courses:
96. (1) South 89°30'53" West 459.00 feet;
97. (2) South 01°51'42" West 10.01 feet;
98. (3) South 89°30'53" West 140.17 feet to the westerly right of way of the North West Pacific Railroad,
thence along said railroad right of way the next three (3) courses;
99. (1) North 37°06'34" West 62.27 feet;
100. (2) North 02°51'26" East 1,176.01 feet;
101. (3) South 87°08'34" East 40.00 feet;
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102. thence North 02°51'26" East 1,729.74 feet, to the westerly right of way of U.S. Highway 101;
thence along said westerly right of way the next eleven (11) courses:
103. (1) South 51°33'45" East 122.95 feet;
104. (2) South 02°51'26" West 19.67 feet;
105. (3) South 51°33'45" East 49.18 feet;
106. (4) South 02°51'26" West 82.38 feet;
107. (5) South 54°42'04" East 511.76 feet;
108. (6) South 50°31'40" East 291.88 feet;
109. (7) South 43°36'49" East 487.72 feet;
110. (8) to the beginning of a non-tangent curve, concave southwesterly, having a radius of 3,909.97 feet;
and to which beginning a radial line bears South 51°43'35" West ; thence southeasterly along said
curve, through a central angle of 18°37'16", an arc distance of 1,270.74 feet;
111. (9) thence South 15°21'19" East 585.95 feet;
112. (10) thence South 09°47'38" East 154.42 feet;
113. (11) thence South 07°43’52” East 98.77 feet;
to the point of beginning.
Area 7 containing 100.1 acres, more or less.
Total Combined Annexation Areas containing 557.7 acres, more or less
The basis of bearings for this description is based on NAD 83, California Coordinate System
(CCS83), Zone 2 (2010.00 epoch date) using the two found National Geodetic Survey monuments
designated “101 MEN 25.13 and “HPGN D CA 01 CG”. All distances cited herein are grid values
which are the basis for the areas shown hereon. To obtain ground values divide the distances by
0.999890795 to obtain ground distances.
The purpose of this description is for annexation purposes and to comply with the State Board of
Equalization's "Written Legal (geodetic) Description Requirements". This description is to be used
to establish geodetic position only and is not intended to establish property ownership.
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_________________________________ 10/28/2020
Lester E. Carter Jr., CA. LS No 6148 Date
Page 272 of 305
R.
1
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25 30
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36 30
24
31
1 6
12
7
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24
25
36
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CITY OF UKIAH
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18
5
32
9
EXHIBIT "B"
CITY OF UKIAH ANNEXATION
PORTIONS OF LOTS 70, 71, 73, AND 99 OF THE YOKAYA RANCHO, AND
PORTION OF SECTION 24 TOWNSHIP 15 NORTH, RANGE 13 WEST,
MOUNT DIABLO MERIDIAN (M.D.M.)
MENDOCINO COUNTY, CALIFORNIA
OCTOBER 28, 2020
SHEET 1 OF 4
LEGEND:
““”
Page 273 of 305
11
14
POB - AREA #1
12
3
4
5
6
7
8
9
10
11
12
13
14
15
1
6
17
18
POB - AREA #2
19
20
21
22
23
2
4
25
26
2728
29303132
33
34
35
36
37
18
19
13
24
POB - AREA #3
38
3
9
40
4
1
42
4
3
EXHIBIT "B"
CITY OF UKIAH ANNEXATION
PORTIONS OF LOTS 70, 71, 73, AND 99 OF THE YOKAYA RANCHO, AND
PORTION OF SECTION 24 TOWNSHIP 15 NORTH, RANGE 13 WEST,
MOUNT DIABLO MERIDIAN (M.D.M.)
MENDOCINO COUNTY, CALIFORNIA
OCTOBER 28, 2020
SHEET 2 OF 4
LEGEND:
SEGMENT TABLE
SEGMENT #
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
36
37
38
39
40
41
42
43
LENGTH
4150.78
114.79
186.78
130.49
82.39
83.69
154.08
73.19
178.58
220.68
223.98
243.67
65.09
157.18
315.76
733.99
6302.38
3036.00
1281.14
1293.15
1279.04
1278.72
114.99
79.99
67.07
127.70
37.23
57.70
67.61
69.99
72.50
79.99
219.98
259.97
219.98
304.97
179.98
465.17
157.78
249.97
32.17
679.53
155.49
DIRECTION / DELTA
1
:
1
:
1
:
1
:
1
:
1
:
1
:
1
:
1
:
1
:
1
:
1
:
1
:
1
:
1
:
1
:
1
(
6
:
6
(
1
:
1
:
6
(
6
(
6
(
6
:
6
:
6
:
6
:
6
:
6
:
1
:
6
(
1
:
1
(
1
(
1
(
1
(
6
:
1
:
6
:
1
(
6
(
RADIUS
2951.91'
DETAIL "A"
SCALE=1"=400'
DETAIL "B"
SCALE=1"=200'
DETAIL "C"
SCALE=1"=100
Page 274 of 305
POINT 'A'
POB - AREA #4
POB - AREA #5
4
4
45
46
POB - AREA #6
47
48
POINT 'B'
49
5
0
51
5
2
53 54
55 56
5
7
58
5
9
6
0
6
1
62
63
64
65
66
67
6
8
6
9
70
7
1
72
7
3
7
4
75
76
77
78
79
80
81
82
83
8
4
85
8
6
87
8
8
89
EXHIBIT "B"
CITY OF UKIAH ANNEXATION
PORTIONS OF LOTS 70, 71, 73, AND 99 OF THE YOKAYA RANCHO, AND
PORTION OF SECTION 24 TOWNSHIP 15 NORTH, RANGE 13 WEST,
MOUNT DIABLO MERIDIAN (M.D.M.)
MENDOCINO COUNTY, CALIFORNIA
OCTOBER 28, 2020
SHEET 3 OF 4
LEGEND:
DETAIL "D"
SCALE=1"=200'
44
45
46
47
48
49
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
65
66
67
68
69
70
71
72
73
74
75
76
77
78
79
80
81
82
83
84
85
86
87
88
89
872.39
548.03
214.89
191.41
591.12
157.38
117.34
267.38
170.00
282.94
6.00
79.76
87.00
70.00
91.91
285.98
263.77
323.86
344.96
239.72
195.88
378.81
373.95
391.22
190.38
242.52
1904.56
377.15
938.48
1240.88
55.75
2638.83
87.41
185.74
231.23
347.79
339.00
90.18
91.84
170.28
259.26
1126.78
799.68
547.08
423.99
448.40
1
:
1
(
6
:
6
:
1
(
1
:
1
(
1
:
1
(
6
(
6
(
1
(
1
:
1
(
6
(
6
(
6
(
6
(
6
(
6
(
6
(
6
(
6
(
6
(
6
(
6
:
1
:
6
:
1
:
1
:
6
:
1
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1
(
1
(
1
(
1
(
1
(
1
(
1
(
1
:
1
(
6
(
1
(
6
(
6
:
2403.43'
SEGMENT TABLE
SEGMENT #LENGTH DIRECTION / DELTA RADIUS
SEGMENT TABLE
SEGMENT #LENGTH DIRECTION / DELTA RADIUS
Page 275 of 305
Attachment 2
Page 276 of 305
Page 1 of 3
Agenda Item No: 13.b.
MEETING DATE/TIME: 11/4/2020
ITEM NO: 2020-623
AGENDA SUMMARY REPORT
SUBJECT: Authorize City Manager to Negotiate and Execute a Site Control Agreement Between the City of
Ukiah and the Ukiah Unified School District Board, and Adoption of a Resolution Approving an Application to
the Prop 68 Statewide Park Development and Community Revitalization Program Grant Funds for a Healthy
Ukiah Sports Complex.
DEPARTMENT: Community Services PREPARED BY: Neil Davis, Community Services Director, Jake
Burgess, Community Services Supervisor
PRESENTER: Neil Davis, Community Services Program
Administrator.
ATTACHMENTS:
1. Prop 68 Authorizing Resolution 2020
2. COU UUSD Agreement Draft
3. HUSC map and features
Summary: The Community Services team, in collaboration with Ukiah Unified School District (UUSD) staff,
have developed a plan to create new park facilities on the Oak Manor Elementary School Site. Facilities would
be shared and co-managed by the two organizations. Staff seeks approval to pursue state funding to finance
the project.
Background: The Oak Manor neighborhood is identified by the State as an economically disadvantaged area
and has limited City-operated parks and recreational facilities relative to Ukiah as a whole. California State
Parks' fact finder lists the neighborhood as having 2.09 acres of parks per 1,000 residents, while the American
Planning Association recommends 10 acres per 1,000 residents. City staff unsuccessfully submitted a CA
State Parks Development and Revitalization Program grant in 2019 with the intent to make improvements to
Oak Manor Park. Feedback following the unsuccessful application indicated the grantors were interested in
larger, more innovative, projects that created additional recreational opportunities rather than mere
improvements.
Oak Manor Elementary school, located immediately adjacent to Oak Manor Park, has a relatively large and
underutilized grass field. The Ukiah Unified School District (UUSD) 2017 Facilities Master Plan identified a
need for a gym and additional recreational facilities that would be suitable for the underutilized field.
Discussions between City of Ukiah Community Services team and UUSD staff identified a potential
collaborative project as an innovative approach to meet the needs of both organizations.
Under an Agreement for Joint Use of Facilities dated October 30, 2014, the City and UUSD have established a
mutually beneficial agreement to allow for shared use of property. The long-term success of that agreement
and its predecessors date back to 1979, demonstrating the commitment the two parties share towards the
common goal of providing recreation resources to our community.
Discussion: Round 4 of the Prop 68 funded Statewide Park Development and Community Revitalization
Program will contribute $395,302,155 to successful grant applicants. Community Services Staff investigated a
number of potential projects for this grant funding. Parks creation, improvements, or expansions, reviewed and
Page 277 of 305
Page 2 of 3
rejected as non-competitive or less competitive included Todd Grove, Nokomis Tennis Courts, McGarvey
Park, Great Redwood Trail-Ukiah, Vinewood Park, Riverside Park, and the City owned property at the end of
Norgard Lane. The Oak Manor project was judged to be the most competitive.
With Council’s support, the attached Resolution (Attachment 1) can be adopted and submitted on behalf of the
project.
Community Services staff have planned an innovative collaboration with UUSD to develop a project that will
include building a gym and associated outdoor recreational facilities on the Oak Manor Elementary School
Property. These new facilities would be co-managed by the two organizations, with UUSD having use of the
facilities during school hours and the City of Ukiah having use during non-school hours including the summer.
This approach will provide improved recreational opportunities with the attendant health benefits, while
ensuring available acreage is being used to its greatest capacity while leaving undeveloped acreage available
for infill housing and agriculture. The Community Development Department is currently working on an
environmental review but sees no areas of concern at this time.
Details of the operation and management of the facility are outlined in the draft Ukiah Unified School District
Agreement for the Construction, Operation, and Maintenance of the Healthy Ukiah Sports Center (Attachment
2). Briefly, routine maintenance and custodial duties will be provided by UUSD. Utilities will be split 50/50. City
and UUSD will share in larger monthly and quarterly maintenance activities. The City and UUSD will both
contribute $10,000 annually to a dedicated capital improvement fund to be held in a reserve account. Full
details of the Operation and Management are outlined in Attachment 2.
Community Services staff are in the process of obtaining community input regarding the exact makeup of the
outdoor facilities to be included in the project. Quality community input is worth 18% of the points in the
application scoring. Outdoor facilities being considered include 1) a walking path, 2) environmental features
like swales, native plants, and shade structures, 3) art [murals, sculptures] or performing space, 4) exercise
equipment, 5) pickleball courts, 6) small scale soccer facilities [“futsal”], and 7) skate park or bicycle “pump
track.” Community input in selection and siting of these features is pivotal to the competitiveness of this
application. (Attachment 3)
The operation of the facility will be supported by programming and user fees. Staff estimate programming and
user fees will cover the majority of the City’s $10,000 annual contribution to the capital improvement fund.
Numerous studies support the economic case for investing in parks and recreational facilities as driver of
business relocation, increased tourism, and increased tax revenue secondary to increased property values.
The Community Services team has a long and successful history of operating recreational facilities. Staff
believes the collective effect of the project will be increased sports, fitness, and recreation facilities for Ukiah,
specifically in an underserved region of our city, to promote a healthy community that will benefit people of all
ages for generations to come and recommends moving forward with adopting the resolution and authorizing
the City Manager to negotiate and execute the agreement with UUSD. The project takes advantage of
available open space without compromising agricultural or housing needs. Improving the live-ability of the area
will increase property values and the corresponding tax base such that the project will provide physical,
environmental, and economic benefit to the City of Ukiah.
Recommended Action: Authorize City Manager to negotiate and execute a site control agreement between
the City of Ukiah and the Ukiah Unified School District Board, and adoption of a Resolution approving an
application to the Prop 68 Statewide Park Development and Community Revitalization Program Grant Funds
for a Healthy Ukiah Sports Complex.
BUDGET AMENDMENT REQUIRED: N/A
CURRENT BUDGET AMOUNT: N/A
PROPOSED BUDGET AMOUNT: N/A
Page 278 of 305
Page 3 of 3
FINANCING SOURCE: N/A
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: N/A
Page 279 of 305
Page 1 of 1
ATTACHMENT #1
RESOLUTION 2020-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH APPROVING THE APPLICATION FOR
STATEWIDE PARK DEVELOPMENT AND COMMUNITY REVITALIZATION PROGRAM GRANT FUNDS
WHEREAS, the State Department of Parks and Recreation has been delegated the responsibility by the
Legislature of the State of California for the administration of the Statewide Park Development and
Community Revitalization Grant Program, setting up necessary procedures governing the application; and
WHEREAS, said procedures established by the State Department of Parks and Recreation require the
Applicant to certify by resolution the approval of the application before submission of said application to the
State; and
WHEREAS, successful Applicants will enter into a contract with the State of California to complete the Grant
Scope project.
NOW, THEREFORE, BE IT RESOLVED that the Ukiah City Council hereby:
APPROVES THE FILING OF AN APPLICATION FO R THE HEALTHY UKIA H SPORTS COMPLEX
AND
1. Certifies that said Applicant has or will have available, prior to commencement of any work on the project
included in this application, the sufficient funds to complete the project if the grant is awarded; and
2. Certifies that if the project is awarded, the Applicant has or will have sufficient funds to operate and
maintain the project, and
3. Certifies that the Applicant has reviewed, understands, and agrees to the General Provisions contained
in the contract shown in the Grant Administration Guide; and
4. Delegates the authority to the City Manager to conduct all negotiations, sign and submit all documents,
including, but not limited to applications, agreements, amendments, and payment requests, which may
be necessary for the completion of the Grant Scope; and
5. Agrees to comply with all applicable federal, state and local laws, ordinances, rules, regulations and
guidelines.
6. Will consider promoting inclusion per Public Resources Code §80001(b)(8 A-G).
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Ukiah on the 4th day of
November, 2020 by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
_____________________________
Douglas F. Crane, Mayor
ATTEST:
_____________________________
Kristine Lawler, City Clerk
Page 280 of 305
Attachment #2
DRAFT
CITY OF UKIAH
AND
UKIAH UNIFIED SCHOOL DISCTRICT
AGREEMENT FOR THE CONSTRUCTION, OPERATION, AND MAINTENANCE OF THE
HEALTHY UKIAH SPORTS CENTER
This Agreement (“Agreement”) between the City of Ukiah (“City) and the Ukiah Unified School
District (“UUSD is made and entered this ____ day of November, 2020 (“Effective Date”), by
and between the City, a California general law city (“City”), and the UUSD, a school district, for
the construction, operation, and maintenance of the Healthy Ukiah Sports Complex (“HUSC”) lo-
cated at 400 Oak Manor Drive, Ukiah, California. Individually, City and UUSD may be referred
to as a “Party” and collectively as “Parties.”
The Healthy Ukiah Sports Complex (HUSC) is an innovated partnership between the City of
Ukiah and Ukiah Unified School District to maximize limited available space to create a facility
prioritizing fitness activities for the youth in our community.
Recitals
A. Under an Agreement for Joint Use of Facilities dated October 30, 2014 the City and UUSD have
established a mutually beneficial agreement to allow for shared use of property. The long term
success of that agreement, and its predecessors that date back to 1979, demonstrates the commit-
ment the two parties share towards the common goal of providing recreation resources to our com-
munity.
B. Section 10910 of the Education Code provides that the governing body of any school district may
use, or grant the use, of grounds of the school district to any other public authority for the purpose
of joint use, whenever such use does not interfere with school uses.
C. The City of Ukiah is experienced in applying to the California State Parks and Recreation funding
programs and has successfully implemented past projects. With a critical lack of available of de-
velopable space, the UUSD partnership with the City will make this project possible.
D. The City and the UUSD desire to take advantage of the City’s experience in project construction,
recreation/leisure programming and facility management to ensure responsibility
Page 281 of 305
Attachment #2
for the HUSC operations, including its financial performance, and maintenance.
E. The City and UUSD commit themselves to work together in the spirit of partnership for the success
of the HUSC, subject to the terms and conditions of this Agreement, and to deal with each other
with fairness, respect, cooperation, and good faith in the operation of the HUSC and performance
of this Agreement.
F. Operational use for UUSD will be as provided in Section 10 of this Agreement. The Parties agree
with State Parks in encouraging healthy communities by connecting people to recreational
opportunities and see the HUSC project as a vehicle for reaching that goal.
NOW, THEREFORE, the parties agree as follows.
Agreement
1. Parties to the Agreement.
City is the City of Ukiah, 300 Seminary Avenue, Ukiah, California 95482, with its principal contact
for purposes of this Agreement as follows:
City Manager
300 Seminary Avenue
Ukiah, CA 95482
Phone: 707-463-6221
Fax: 707-463-6740
UUSD , Ukiah, California 95482, with its principal contact for purposes of this
Agreement as follows:
?
?
?
Ukiah, CA 95482
Phone:
Fax:
2. Term
The term of this Agreement shall commence on ________, 2020 and be in effect for thirty (30) years, until
midnight on ________________, 2050. Upon expiration of the term for this Agreement the site control for
the project will revert to UUSD, while all other elements of the agreement will continue in effect on a
month-to month basis.
Page 282 of 305
Attachment #2
3. Management and Staffing.
City and UUSD agree to cooperatively manage and operate the HUSC as a successful sports center for the
benefit of the public. The City shall be responsible for overseeing all HUSC operations.
The City Manager, or his designee, shall have operational authority for the management and operation of
the HUSC. The duties and responsibilities shall include, but not be limited to:
a. Managing the HUSC so that it is developed and maintained as a successful sports
center.
b. Managing rentals and use of the facility.
c. Preparing and administering the annual budget for operation of the HUSC.
d. Oversight of a Capital Improvement Program.
Both parties can request to meet and confer regarding the agreement at any time and modifications may be
made by amendment as deemed necessary by both parties. Such amendments must be approved by action
of the City Council and School Board.
4. Grounds and Facilities
The UUSD shall retain all of its right, title and interest, as such may appear, in the grounds, buildings,
structures, all other improvements, and equipment comprising the HUSC. Exhibit A, attached hereto, con-
tains a description of said grounds, buildings, structures, other improvements and equipment. As items are
added to or removed from the HUSC, Exhibit A shall be revised. Each such revision shall be dated and
approved and signed by the City Manager and UUSD Superintendent or their designees.
5. Utilities
The City and UUSD will share equally the costs of utilities with a 50/50 split. all utilities connected to and
used by the HUSC, including, but not limited to, water, sewer, electric, solid waste collection, natural gas,
communications, such as telephone, Cable TV, and internet service.
6. Routine Cleaning and Maintenance Custodial Service
UUSD will provide daily routine cleaning and maintenance services for the building facility and City will
provide such services after City use. Custodial services include cleaning of restrooms and floors, removal
of trash, and minor maintenance activities. (please feel free to expand on this section)
7. Maintenance
City and UUSD will share in larger monthly and quarterly maintenance activities. These may include but
are not limited to HVAC maintenance, gym equipment maintenance, cleaning and maintenance of outdoor
facilities…(include complete list here or add as an attachment).
Page 283 of 305
Attachment #2
8. Budget and Funding
The City will include budgeting for the HUSC as part of the Community Services Department budget in
the City of Ukiah. The City will bill the UUSD annually for 50% of the utility costs incurred the previous
fiscal year.
Both the City and UUSD shall contribute $10,000 annually to a dedicated capital improvement fund to be
held in a reserve account at the City of Ukiah.
9. Programming and Pricing
The City will be fully responsible for setting pricing to include all facility rates, rentals and usage fees and
will evaluate the rates on an annual basis.
10. Reserved Uses
Facility use for UUSD will be dedicated to the school district during school hours and at other times by the
UUSD’s special request of the City; after school hours and during holidays and breaks, such as, but not
limited to, Christmas and spring breaks, the HUSC will be utilized by the City and open for programming
and/or public use.
11. Revenues and Marketing
The parties agree that Ukiah Valley residents are intended to be the primary beneficiaries of the HUSC,
although the HUSC will be available for the use of non-residents as well. To that end, the parties desire to
develop a marketing plan and activity program pricing structure that will accomplish the foregoing goal
and will provide adequate revenues to cover annual operating expenditures. The parties agree that there
shall be no discrimination based upon race, color, creed, religion, gender, marital status, age, disability,
national origin, sexual orientation, or ancestry, in any activity or membership offered pursuant to this
Agreement.
12. Audits, Record Retention and Inspection.
The parties understand and agree that the City is a public entity and as such is subject to various laws
including, but not limited to, the California Public Records Act, and as such members of the public as well
as representatives of governmental agencies have access to and the right to examine, audit, excerpt, copy
or transcribe any pertinent transaction, activity, or other records of each party relating to this Agreement.
Such material, including, but not limited to, all pertinent costs, accounting, and financial records shall be
retained by each party for a period of at least five (5) years after their creation date.
Each party grants the other party, at the requesting party’s expense, the right to conduct at any reasonable
time an audit and re-audit of the books, records and business conducted related to this Agreement and
observe the operation of the business so that the accuracy of the above records and any of the invoices for
services provided can be confirmed.
Page 284 of 305
Attachment #2
In the event of any dispute between the parties as to financial matters, the parties agree, as their sole remedy,
to mutually choose an independent auditor, with a minimum qualification of being a Certified Public Ac-
countant, to conduct an investigation of the disputed matter. If the parties are unable to mutually choose an
auditor, each party shall identify one auditor and those two auditors shall choose a third, independent auditor
to conduct the investigation. The auditor so named shall be deemed to have been mutually chosen by the
parties. If, as a result of the investigation of the mutually chosen auditor, any adjustment in payment is
required by either party, such payment shall be made within sixty (60) days of receipt of written demand
for same. The decision of the mutually chosen auditor shall be final and binding upon the parties.
13. Dispute Resolution
13.1 Operational Issues. Except as otherwise specifically set forth in this Agreement, any dispute concern-
ing day to day operational decisions in the implementation of this Agreement shall be resolved by the
Community Services Administrator and the Facility Director of the UUSD. For any disputes which cannot
be resolved by these individuals, either party may request that the Ukiah City Manager jointly resolve the
dispute with the UUSD Superintendent.
13.2 Other Issues. Should other disputes arise between the parties for which a dispute resolution mechanism
or remedy is not otherwise specifically set forth in this Agreement, and the parties are unable to resolve
such matters between themselves by negotiation after the complaining party has provided the other party
written notice of the complaint and a reasonable opportunity to cure the problem, then such disputes shall
be resolved through mediation. Both parties shall participate in mediation for a minimum of a 60-day
period prior to taking the dispute through the court process. In the event the dispute is not resolved through
mediation then the dispute shall be resolved as provided in Section 13.3
13.3 Final Dispute Resolution. Unresolved disputes under subsection 13.2 above shall be resolved using
the following procedures which are similar to those used in law and motion matters without the opportunity
for discovery, including depositions; provided, however, that, the parties shall promptly comply with infor-
mal information requests made by the other party. This process shall be deemed to have commenced on the
date that the governing body of either party gives written notice to the other party that it requests dispute
resolution. A mutually agreed upon attorney or sitting or retired judge in Mendocino County (“Hearing
Officer”) shall hear and decide the dispute. If the parties have failed to agree on the selection of the Hearing
Officer within 15 days of initiating these procedures, they shall each designate one candidate. The designees
shall then select, among themselves, the Hearing Officer who shall hear and decide the matter. The Hearing
Officer shall base his/her decision on submissions from the parties, including declarations under penalty of
perjury, documents and/or stipulated facts and written and oral arguments. All written submissions by the
City and the UUSD shall be submitted to the Hearing Officer and each other simultaneously within 30 days
of selecting the Hearing Officer. The Hearing Officer shall conduct one hearing within 30 days after the
written submissions by the parties have been served on each other to hear oral argument and shall make a
written decision within 30 days after the hearing concludes. The parties shall be bound by the Hearing
Officer’s written decision which shall not be subject to further appeal but may be enforced in accordance
with California Code of Civil Procedure Sections 1285-1289.
14. Indemnification
Page 285 of 305
Attachment #2
14.1 The City agrees to indemnify, defend and hold harmless UUSD, its agents, officer and employees,
from and against any and all liability, expense, including defense costs and legal fees, and claims for
damages of any nature whatsoever, including, but not limited to, bodily injury, death, personal injury, or
property damage arising from or connected with City’s operations or its services under this Agreement,
including any Worker’s Compensation suits, liability or expense, arising from or connected with services
performed by or on behalf of the City by any person pursuant to this Agreement. City’s duty to indemnify
UUSD shall survive the expiration or other termination of this Agreement.
14.2 The UUSD agrees to indemnify, defend and hold harmless City, its agents, officer and employees,
from and against any and all liability, expense, including defense costs and legal fees, and claims for dam-
ages of any nature whatsoever, including, but not limited to, bodily injury, death, personal injury, or prop-
erty damage arising from or connected with UUSD’s operations or its services under this Agreement, in-
cluding any Worker’s Compensation suits, liability or expense, arising from or connected with services
performed by or on behalf of the UUSD by any person pursuant to this Agreement. UUSD’s duty to indem-
nify City shall survive the expiration or other termination of this Agreement.
14.3 The parties agree and will ensure that all staff are trained in all safety related matters as required by
law or appropriate for the services provided at the HUSC. This includes criminal history checks as part of
pre-employment screening.
15. Insurance
15.1 General Requirements. Without limiting UUSD’s indemnification of City or limiting City’s indemni-
fication of UUSD, City shall provide the following coverage under its Memorandum of Coverage with the
Redwood Empire Municipal Insurance Fund (“REMIF”):
a. During the term of this Agreement, the HUSC shall be insured against damage or
loss to the structure and its contents resulting from fire, lightning and other risks
under Redwood Empire Municipal Insurance Fund ("REMIF") memorandum of
coverage ("MOC”) in effect when a claim is made. Such coverage shall terminate
upon termination of this Agreement. In the event of a loss or damage to the HUSC,
UUSD agrees to comply with all MOC requirements, including, but not limited to,
the time and manner of reporting a covered event and paying from the capital im-
provement fund maintained by the City the portion of damage subject to the deduct-
ible under the REMIF coverage. UUSD agrees that City shall have no liability for
any damage or loss to the HUSC and that UUSD's sole recourse against the City in
the event of loss or damage to the HUSC or its contents however caused, including,
but not limited to, the negligence of the City or its officers, agents, contractors,
employees or volunteers, is to the coverage afforded under the MOC.
b. Through REMIF, the City shall provide exclusive coverage for claims, damages,
liability and expense arising from events and programming conducted at the HUSC
by the City or the UUSD. Such coverage provided by the City shall be limited to
general liability, workers’ compensation, and auto liability coverage available to the
Page 286 of 305
Attachment #2
City through REMIF. This coverage applies only to events and programming being
directly facilitated by the City. A use of the facility by a third party that is being
sponsored by the UUSD is still required to secure separate liability insurance as
required in the attached Exhibit ?.
15.2 Without limiting UUSD’s indemnification of City or limiting City’s indemnification of UUSD, UUSD
shall provide insurance coverage and name the City as an additional insured under policies of com-
prehensive general liability and workers’ compensation insurance in compliance with Exhibit B.
16. Notices
Any notice, consent, authorization or other communication to be given shall be in writing and deemed duly
given and received when (a) delivered personally, (b) transmitted by facsimile or email, (c) one business
day after being deposited for next-day delivery with a nationally recognized overnight delivery service, or
(d) three business days after being mailed by first class mail, charges and postage prepaid, and in all
cases properly addressed to the party to receive such notice at the last address furnished for such purpose
by the party to whom notice is directed.
In the case of notices to be given to the City, notice shall be addressed as follows:
City Manager
City of Ukiah
300 Seminary Avenue
Ukiah, CA 95482
Phone: 707-463-6200
Fax: 707-463-6740
Email:
With a copy to: City Clerk
City of Ukiah
300 Seminary Avenue
Ukiah, CA 95482
Phone: 707-463-6200
Fax: 707-463-6740
Email:
In the case of notices to be given to the UUSD, notice shall be addressed as follows:
?
Ukiah Unified School District
Ukiah, CA 95482
Page 287 of 305
Attachment #2
Phone: 707-
Fax:
Email:
Either party may change its address or other contact information by giving notice in writing to the
other party as specified in this section.
17. Amendments.
This Agreement shall only be amended by a writing signed by both parties after approval by the City Coun-
cil and UUSD Board of Directors.
18. Appropriations.
The payment of any obligations of the City described in this Agreement is subject to the annual appropria-
tion of funds for said payments by the City Council. This provision does not affect any obligation of the
City for payment of funds attributable to a fiscal year for which an annual budget or amendments thereof
has been approved by the City Council which includes budgeted funds to cover the cost of the obligation.
19. Miscellaneous Provisions.
19.1 Good Faith and Cooperation. The City and UUSD agree that it is in their mutual best interest and in
the best interest of the public that the HUSC be operated and managed as herein agreed and, to that end, the
parties shall in all instances cooperate and act in good faith in compliance with all of the terms, covenants,
and conditions of this Agreement and shall deal fairly with each other.
19.2 Severability. If any provision of this Agreement, or the application of such provision to any party or
circumstance, shall be held by a court of competent jurisdiction to be invalid or unenforceable, the remain-
der of this Agreement, or the application of such provision to such party or circumstance other than those
to which it is held to be invalid or unenforceable, shall not be affected thereby.
19.3 Governing Law. This Agreement shall be governed by and construed and interpreted in accordance
with the laws of the State of California, without regard to that state’s conflict of laws principles.
19.4 Entire Agreement. This Agreement contains the entire agreement of the parties and supersedes all
prior to contemporaneous written or oral negotiations, correspondence, understandings and agreements be-
tween the parties regarding the subject matter hereof.
19.5 Parties in Interest. Nothing in this Agreement shall confer any rights or remedies under or by reason
of this Agreement on any party other than the UUSD and the City nor shall anything in this Agreement
relieve or discharge the obligation or liability of any third party to any party to this Agreement nor shall
any provision give any third party any right of subrogation or action over or against any party to this Agree-
ment.
Page 288 of 305
Attachment #2
19.6 Waiver. Failure of either party to complain of any action, non-action or default of the other party
shall not constitute a waiver of such party’s rights hereunder with respect to such action, non-action or
default. Waiver by the UUSD or City of any right or any default hereunder shall not constitute a waiver of
any subsequent default of the same obligation or for any other default, past, present or future. No payment
by a party, or acceptance by the other party, of a lesser amount than shall be due from one party to the other
shall be treated otherwise than as a payment on account. The acceptance by a party of a check for a lesser
amount, with an endorsement or statement thereon, or upon any letter accompanying such check, that such
lesser amount is payment in full, shall be given no effect, and a party may accept such check without prej-
udice to any rights or remedies which it may have against the other party.
19.7 Construction. This Agreement has been negotiated by the parties and their respective legal counsel
and will be fairly interpreted in accordance with its terms and without strict construction in favor of or
against any party.
19.8 No Assignment. This Agreement, nor any part of it nor any right or obligation arising from it shall
be assigned without the express written consent of the parties.
19.9 Independent Contractor Status. The parties shall at all times be acting as independent contractors. This
Agreement is not intended, and shall not be construed to create the relationship of servant, employee, part-
ner, joint venture or association as between the parties. The parties understand and agree that any of their
personnel furnishing services to the HUSC under this Agreement are employees solely of the party which
hired such personnel for purposes of workers’ compensation liability and for purposes of receiving all other
types of employee benefits. The parties shall bear the sole responsibility and liability for furnishing work-
ers’ compensation benefits to any personnel hired by them for injuries arising from or connected with ser-
vices performed under this Agreement, and shall bear the sole responsibility and liability for furnishing all
other employee benefits to any personnel hired by them.
Page 289 of 305
Attachment #2
IN WITNESS WHEREOF, the UUSD and the City have executed this Agreement on the Effective Date..
UUSD
By:
Name:
Title:
Approved as to form:
Name: David Rapport
Title: City Attorney
City of Ukiah
By:
Name: Sage Sangiacomo
Title: City Manager
Page 290 of 305
GYM + Multipurpose room
80 ' x 1 30' Multi Sport Courts
75' x 46'
Fitness Cube
Seating Area
Hydration
Station
75' x 46'
Page 291 of 305
Page 292 of 305
Kompan Mulit Sport Court
The EcoCore™ is a highly durable, eco-friendly material, which is not only recyclable after use, but also
consists of a core produced from 100% recycled material. The core has a thickness of 15 mm and is repre-
senting 80% of the total material. The fully flat inside gives the best bounce experience when playing, this
flat wall becomes a part of the game and means the game can flow whilst adding another dimension that
can challenge and develop players' tactical vision of the game. The 3 m x 2 m Multi Goal follows the goal
size of FIFA Futsal and IHF Handball regulations.
Page 293 of 305
CREATING FUN
PLAY ENVIRONMENTS
TO ENRICH COMMUNITIES
Colors Used In Rendering
Blue Silver
Pomolita Middle School Fitness
Ukiah, CA.
09/05/18
18_1180_PomolitaMiddleSchool_001
Page 294 of 305
Page 1 of 2
Agenda Item No: 13.c.
MEETING DATE/TIME: 11/4/2020
ITEM NO: 2020-625
AGENDA SUMMARY REPORT
SUBJECT: Adopt Resolution Approving Award of Contract to Wipf Construction in the Amount of $178,642 for
the Emergency Repair of the Yosemite Drive Water Main and Approval of Corresponding Budget Amendment.
DEPARTMENT: Public Works PREPARED BY: Jarod Thiele, Public Works Management Analyst
PRESENTER:
ATTACHMENTS:
1. Wipf Construction- Yosemite Drive Water Main Quantities
2. Argonaut Constructore- Yosemite Drive Water Main Quantities
3. Granite Construction- Yosemite Drive Water Main Quantities
4. Resolution- Yosemite Drive Water Main Emergency Work
Summary: Council will consider Adopting a Resolution approving an award of contract to Wipf Construction in
the amount of $178,642 for the emergency repair of the Yosemite Drive water main and approval of
corresponding budget amendment.
Background: Over the course of the last two weeks, the same section of the water main on Yosemite Drive
has failed. City crews were called out on two separate occasions to make repairs in order to continue to
provide water service to the residents of the neighborhood.
Discussion: Due to the significant damage caused to the street, sidewalk, curb, gutter and driveways on
private property the Public Works Director/City Engineer instructed staff to prepare construction quantities in
order to obtain proposal to replace approximately 520 feet of the water main and appurtenances as well as
to make repairs to the public and private property that was damaged.
Staff worked with the Procurement Department to obtain proposals. Three quotes were received from Wipf
Construction (Attachment 1), Argonaut Constructors (Attachment 2) and Granite Construction (Attachment 3).
Staff is recommending the adoption of a Resolution (Attachment 4) in order to execute an emergency contract
to Wipf Construction in the amount of $178,642 for this work and approval of corresponding budget
amendment in the amount of $196,507 which includes a 10 percent construction contingency.
Recommended Action: Adopt Resolution Approving Award of Contract to Wipf Construction in the Amount of
$178,642 for the Emergency Repair of the Yosemite Drive Water Main and Approval of Corresponding Budget
Amendment.
BUDGET AMENDMENT REQUIRED: Yes
CURRENT BUDGET AMOUNT: 82227113.80230- $0
PROPOSED BUDGET AMOUNT: 82227113.80230- $196,507
FINANCING SOURCE: Water Fund
PREVIOUS CONTRACT/PURCHASE ORDER NO.:
COORDINATED WITH: Sage Sangiacomo, City Manager; Tim Eriksen, Director of Public Works/City
Engineer; Mary Horger, Financial Services Manager
Page 295 of 305
Page 2 of 2
Page 296 of 305
Wipf Construction
Line Description Unit Quantity Amount Extended
1 Mobilization LS 1 3,000$ 3,000$
2 Curb & Gutter LF 130 80$ 10,400$
3 Sidewak- 6"SF 520 25$ 13,000$
4 Driveway Aprons SF 200 25$ 5,000$
5 Driveway- 12"SF 350 35$ 12,250$
6 Reconstruct Roadway 12" Base/6" AC SF 2400 8$ 19,200$
7 Water Valve- 6"EA 5 1,100$ 5,500$
8 Water Main- 6" CL200 LF 460 115$ 52,997$
9 Adjust Sewer Manhole EA 1 2,500$ 2,500$
10 Water Service- 1" to 3/4" Meter EA 11 3,000$ 33,000$
11 Water Main Tie-Ins EA 3 726,500$ 21,795$
Total 178,642$
Attachment #1
Page 297 of 305
Argonaut Constructors
Line Description Unit Quantity Amount Extended
1 Mobilization LS 1 25,000$ 25,000$
2 Curb & Gutter LF 130 63$ 8,190$
3 Sidewak- 6"SF 520 22$ 11,440$
4 Driveway Aprons SF 200 35$ 7,000$
5 Driveway- 12"SF 350 34$ 11,900$
6 Reconstruct Roadway 12" Base/6" AC SF 2400 18$ 43,200$
7 Water Valve- 6"EA 5 2,000$ 10,000$
8 Water Main- 6" CL200 LF 460 180$ 82,800$
9 Adjust Sewer Manhole EA 1 1,450$ 1,450$
10 Water Service- 1" to 3/4" Meter EA 11 4,250$ 46,750$
11 Water Main Tie-Ins EA 3 5,000$ 15,000$
Total 262,730$
Attachment #2
Page 298 of 305
Granite Construction
Line Description Unit Quantity Amount Extended
1 Mobilization LS 1 37,186$ 37,186$
2 Curb & Gutter LF 130 170$ 22,100$
3 Sidewak- 6"SF 520 45$ 23,400$
4 Driveway Aprons SF 200 75$ 15,000$
5 Driveway- 12"SF 350 55$ 19,250$
6 Reconstruct Roadway 12" Base/6" AC SF 2400 55$ 132,000$
7 Water Valve- 6"EA 5 3,250$ 16,250$
8 Water Main- 6" CL200 LF 460 125$ 57,500$
9 Adjust Sewer Manhole EA 1 4,150$ 4,150$
10 Water Service- 1" to 3/4" Meter EA 11 1,800$ 19,800$
11 Water Main Tie-Ins EA 3 7,500$ 22,500$
Total 369,136$
Attachment #3
Page 299 of 305
1
RESOLUTION NO. 2020-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH APPROVING PURSUANT TO
PUBLIC CONTRACT CODE SECTION 22050 THE EMERGENCY PROCUREMENT WITHOUT
PUBLIC BIDDING OF CONSTRUCTION SERVICES TO REPAIR THE WATER MAIN ON
YOSEMITE DRIVE
WHEREAS:
1.During normal operation of the City of Ukiah’s Water Distribution System, a portion of water
main failed repeatedly on Yosemite Drive; and
2.Without the normal operation of this water main, the City is unable to provide necessary and
immediate services to its residents which could lead to public health hazards; and
3.With damage caused to public property including streets, curb, gutter; and
4.With damage caused to private property including driveway aprons and driveways; and
5.The City Engineer estimates that it would take 120 days to develop plans and specifications to
bid the construction work required to repair the water main and damaged public and private
property, to advertise requests for bids, to award the bid and to commence construction and an
additional 2-3 weeks to complete the work; and
6.Under Public Contract Code Section 22050(a)(1) in the case of an emergency, the City,
pursuant to a four-fifths vote of the City Council, may repair or replace a public facility and
procure the necessary equipment, services, and supplies for those purposes, without giving
notice for bids to let contracts; and
7.Under Public Contract Code Section 22050(a)(2) before the City Council takes such action, it
must make a finding, based on substantial evidence set forth in the minutes of its meeting, that
the emergency will not permit a delay resulting from a competitive solicitation for bids, and that
the action is necessary to respond to the emergency;
NOW, THEREFORE, BE IT RESOLVED that:
1.Based on the foregoing recitals and information, the City Council finds that an emergency condition
exists that must be repaired to avoid public health hazards that could result, if the repair work was
put out for competitive bids in compliance with the procedures required by the Uniform Construction
Cost Accounting Act.
2.The City Council authorizes the procurement of construction services to repair the water main and
damaged public and private property without providing notice inviting bids.
3.The City Council authorizes the City Procurement Officer to contract with Wipf Construction to repair
the backwash basins at the WTP on the amount of $178,642.
Attachment #4
Page 300 of 305
2
4. Awarding a contract to repair the water main and damaged public and private property is
categorically exempt from environmental review under the California Environmental Quality Act as
a Class 2 categorical exemption, because it involves the replacement or reconstruction of existing
utility systems and/or facilities involving negligible or no expansion of capacity. (14 CCR §15302.)
5. The emergency action taken by this resolution shall terminate upon the City Council’s approval of a
certificate of completion for the water main and public and private property repair work.
PASSED AND ADOPTED this 4th day of November, 2020, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Douglas F. Crane, Mayor
ATTEST:
Kristine Lawler, City Clerk
Page 301 of 305
Page 1 of 1
Agenda Item No: 13.d.
MEETING DATE/TIME: 11/4/2020
ITEM NO: 2019-62
AGENDA SUMMARY REPORT
SUBJECT: Receive Updates on City Council Committee and Ad Hoc Assignments, and, if Necessary,
Consider Modifications to Assignments and/or the Creation/Elimination of Ad Hoc(s).
DEPARTMENT: City Clerk PREPARED BY: Kristine Lawler, City Clerk
PRESENTER: Mayor Crane and Various Councilmembers
ATTACHMENTS:
1. 2020 City Council Special Assignments - 10-22-20
Summary: City Council members will provide reports and updates on their committee and ad hoc
assignments. If necessary, the Council may consider modifications.
Background: City Council members are assigned to a number of committees and ad hoc activities. These
assignments are included as Attachment 1.
Discussion: Previously, the City Council discussed having more time allocated to reporting on committee and
ad hoc activities. Often, the Council Reports section of the regular agenda is rushed due to impending
business (i.e., public hearings), and not enough time is afforded for reports beyond community activities.
In an effort to foster regular updates on committee and ad hoc assignments, this item is being placed on the
agenda to provide the City Council members an expanded opportunity to report on assignments and modify
assignments as necessary.
Recommended Action: Receive report(s). The Council will consider modifications to committee and ad hoc
assignments along with the creation/elimination ad hoc(s).
BUDGET AMENDMENT REQUIRED: No
CURRENT BUDGET AMOUNT: N/A
PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: N/A
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: N/A
Page 302 of 305
2020 CITY COUNCIL SPECIAL ASSIGNMENTS
COUNTY/REGIONAL
OnGoing One + Alternate MTG DATE/TIME MEETING LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT
Disaster Council
Shall meet a
minimum of twice a
year at a time and
place designated
upon call of the chair
Place designated upon call of the
chair or, if she/he is unavailable or
unable to call such meeting, the
first vice chair and then the City
Manager or her/his designee.
Emergency Management
Coordinator
300 Seminary Ave.
Ukiah, CA 95482
467-5765 - Tami Bartolomei
Develop any necessary emergency and mutual aid
plans, agreements, ordinances, resolutions, rules,
and regulations.
Mulheren
Orozco- Alternate
Tami Bartolomei, Community Services
Administrator; 467-5765
tbartolomei@cityofukiah.com
Greater Ukiah Business & Tourism
Alliance
3rd Tuesday of
month, 11:30 a.m.
200 S School St.
Ukiah, CA 95482
200 S School St.
Ukiah, CA 95482
Promotes tourism and works to strengthen and
promote the historic downtown and businesses within
the greater Ukiah area
Mulheren Shannon Riley,Deputy City Manager;
467-5793 sriley@cityofukiah.com
Mendocino Council of Governments
(MCOG)
1st Monday of month,
1:30 p.m.
Board of Supervisors Chambers
501 Low Gap Road
Ukiah, CA
Executive Director
367 N. State Street, Ste. 206
Ukiah, CA 95482
463-1859
Plan and allocate State funding, transportation,
infrastructure and project County wide
Brown
Mulheren- Alternate
Tim Eriksen, Public Works Director/City
Engineer; 463-6280
teriksen@cityofukiah.com
Mendocino County Inland Water and
Power Commission (IWPC)
2nd Thursday of
month, 6:00 p.m.
Civic Center
300 Seminary Avenue
conference room 5
IWPC Staff
P.O. Box 1247
Ukiah, CA 95482
391-7574 - Candace Horsley
Develops coordination for water resources and
current water rights: Potter Valley project - Eel River
Diversion
Orozco
Brown- Alternate
Sean White,Director of Water Resources;
463-5712 swhite@cityofukiah.com
Mendocino Solid Waste Management
Authority (MSWMA)
3rd Thursday of
every other month
(varies), 10:00 a.m.
Willits Council Chambers
Solid Waste Director
3200 Taylor Drive
Ukiah, CA 95482
468-9710
County-wide Solid Waste JPA Brown
Scalmanini- Alternate
Tim Eriksen, Public Works Director/City
Engineer; 463-6280
teriksen@cityofukiah.com
Mendocino Transit Authority (MTA)
Board of Directors
Last Wednesday of
month, 1:30 p.m.
Alternating locations - Ukiah
Conference Center or Fort Bragg,
or Point Arena
Executive Director
241 Plant Road
Ukiah, CA 95482
462-1422
County-wide bus transportation issues and funding Mulheren
Brown- Alternate
Tim Eriksen, Public Works Director/City
Engineer; 463-6280
teriksen@cityofukiah.com
North Coast Opportunities (NCO)4th Wednesday of
month, 2 p.m.
Alternating locations - Ukiah and
Lakeport
Ross Walker, Governing Board
Chair
North Coast Opportunities
413 North State Street
Ukiah, CA 95482
Assist low income and disadvantaged people to
become self reliant
Bartolomei
(appointed 12/19/18)
Tami Bartolomei, Community Services
Administrator; 467-5765
tbartolomei@cityofukiah.com
North Coast Rail Authority (NCRA)2nd Wednesday of
month, 10:30 a.m.Various Locations - announced
419 Talmage Road, Suite M
Ukiah, CA 95482
463-3280
Provides a unified and revitalized rail infrastructure
meeting the freight and passenger needs of the
region
Shannon Riley, Deputy
City Manager Shannon Riley,Deputy City Manager;
467-5793 sriley@cityofukiah.com
Russian River Watershed Association
(RRWA)
4th Thursday of
month, 9:00 a.m.
(only 5 times a year)
Windsor Town Hall
Russian River Watershed Association
Attn: Daria Isupov
425 South Main St., Sebastopol, CA
95472
666-4857
Consider issues related to Russian river - plans
projects and funding requests
Mulheren
Brown- Alternate
Tim Eriksen, Public Works Director/City
Engineer; 463-6280
teriksen@cityofukiah.com
Ukiah Valley Basin Groundwater
Sustainability Agency (GSA)
2nd Thursday of
month, 1:30 p.m.
Board of Supervisors Chambers;
501 Low Gap Road
Ukiah, CA
County Executive Office
Nicole French
501 Low Gap Rd., Rm. 1010
Ukiah, CA 95482
463-4441
GSA serves as the Groundwater Sustainability
Agency in the Ukiah Valley basin
Crane
Mulheren- Alternate
Sean White, Director of Water Resources;
463-5712 swhite@cityofukiah.com
COUNTY/REGIONAL
One + Staff Alternate MTG DATE/TIME MEETING LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT
Economic Development & Financing
Corporation (EDFC)
2nd Thursday of
month, 2:00 p.m.
Primarily 631 S. Orchard Street
(location varies)
Executive Director
631 South Orchard Avenue
Ukiah, CA 95482
467-5953
Multi-agency co-op for economic development and
business loan program
Riley
(appointed 12/19/18)
Shannon Riley, Deputy City Manager;
467-5793 sriley@cityofukiah.com
Sun House Guild ex officio 2nd Tuesday of
month, 4:30 p.m.
Sun House
431 S. Main St.
Ukiah, CA
431 S. Main Street
Ukiah, CA 95482
467-2836
Support and expand Grace Hudson Museum Bartolomei
(appointed 12/19/18)
David Burton, Museum Director; 467-2836
dburton@cityofukiah.com
Continued -
COUNTY/REGIONAL
One + Staff Alternate
MTG DATE/TIME MEETING LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT
Mendocino Youth Project JPA Board
of Directors
3rd Wednesday of
month, 7:45 a.m.
776 S. State Street Conference
Room
Mendocino Co. Youth Project
776 S. State Street, Ste. 107
Ukiah, CA 95482
707-463-4915
Targets all youth with a focus on drug and alcohol
prevention, healthy alternatives and empowering
youth to make healthy choices
Noble Waidelich, Police
Lieutenant
Noble Waidelich, Police Lieutenant; 463‐6249;
nwaidelich@cityofukiah.com
Northern California Power Agency
(NCPA)
4th Thursday of
month, 9:00 a.m.
(see NCPA calendar)
Roseville, CA
and other locations
651 Commerce Drive
Roseville, CA 95678
916-781-4202
Pool of public utilities for electric generation and
dispatch
Crane
Grandi - Alternate
Mel Grandi, Electric Utility Director;
463-6295 mgrandi@cityofukiah.com
1 10/9/2020
ATTACHMENT 1
Page 303 of 305
2020 CITY COUNCIL SPECIAL ASSIGNMENTS
LOCAL/COUNTY/REGIONAL/LIASONS
OnGoing One or Two Council and/or
Staff
MTG DATE/TIME LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT
Adventist Health Community Advisory
Council
Quarterly:
Aug. 27, 6:45 a.m.
Nov 5, 6:45 a.m.
275 Hospital Drive
Ukiah, CA 95482
275 Hospital Drive
Ukiah, CA 95482
707-463-7623
Allyne Brown -
Allyne.Brown@ah.org
Provides the Adventist Health Ukiah Valley (AHUV)
Governing Board and Administration with advice,
support, and suggestions on matter of importance to
Mendocino, Lake and Sonoma Counties.
Brown Kristine Lawler, City Clerk, 463-6217
klawler@cityofukiah.com
League of California Cities Redwood
Empire Legislative Committee
Prior to Division
Meetings, meets 3x
in person and then
via conference call
Various locations that are
announced
Redwood Empire League
President;
Public Affairs Program Manager
(916) 658-8243
Elected city officials and professional city staff attend
division meetings throughout the year to share what
they are doing and advocate for their interests in
Sacramento
Mulheren
Brown‐ Alternate
Sage Sangiacomo, City Manager; 463-6221
ssangiacomo@cityofukiah.com
City Selection Committee
Called as required by
the Clerk of the
Board
BOS Conference Room
501 Low Gap Rd. Rm. 1090
Ukiah, CA
C/O: BOS
501 Low Gap Rd., Rm 1090
Ukiah, CA 95482
463-4441
Makes appointments to LAFCO and Airport Land Use
Commission Mayor Kristine Lawler, City Clerk; 463-6217
klawler@cityofukiah.com
Investment Oversight Committee Varies
Civic Center
300 Seminary Ave.
Ukiah, CA 95482
Civic Center
300 Seminary Ave.
Ukiah, CA 95482
Reviews City investments, policies, and strategies
Crane
Orozco, Alternate
Alan Carter, Treasurer
Dan Buffalo, Director of Finance; 463-6220
dbuffalo@cityofukiah.com
Library Advisory Board
3rd Wednesdays of
alternate months;
1:00 p.m.
Various Mendocino County
Libraries
Ukiah County Library
463-4491 Review library policy and activities Mulheren Kristine Lawler, City Clerk; 463-6217;
klawler@cityofukiah.com
Ukiah Players Theater Board of
Directors
3rd Tuesday of
month, 6:00 p.m
1041 Low Gap Rd
Ukiah, CA 95482
462-1210
1041 Low Gap Rd
Ukiah, CA 95482
462-1210
To oversee the activities, organization and purpose
of the Ukiah Players Theater
Greg Owen, Airport
Manager
(appointed 12/19/18)
Kristine Lawler, City Clerk; 463-6217
klawler@cityofukiah.com
Ukiah Unified School District (UUSD)
Committee Quarterly 511 S. Orchard, Ste. D
Ukiah, CA 95482
511 S. Orchard
Ukiah, CA 95482
Information exchange with UUSD Board Chair,
Mayor, Superintendent, and City Manager
Mayor, City Manager and
Police Chief
Sage Sangiacomo, City Manager; 463-6221
ssangiacomo@cityofukiah.com
Russian River Flood Control District
(RRFCD) Liaison
1st Monday of month,
5:30 p.m.
151 Laws Ave.,Suite D
Ukiah, CA
151 Laws Ave., Ukiah, CA 95482;
rrfc@pacific.net; 462-5278
Proactively manage the water resources of the upper
Russian River for the benefit of the people and
environment of Mendocino County
Mulheren/Orozco
White
(appointed 12/19/18)
Sean White, Director of Water Resources;
463-5712 swhite@cityofukiah.com
HHSA Advisory Board 2nd Wednesday of
month; 9:00 a.m.
Big Sur Room
County Department of Social
Services
Executive Director
Jackie Williams - 462-1934
c/o Ford St. Project
139 Ford St.
Ukiah CA 95482
Discussions and possible work on health and human
service issues Brown - Liaison Shannon Riley, Deputy City Manager; 467-
5793 sriley@cityofukiah.com
Mendocino County Local Area
Formation Commission (LAFCO)
1st Monday of month,
9:00 a.m.Board of Supervisors Chambers
Executive Director
200 S. School Street, Ste. 2
Ukiah, CA 95482
463-4470
Required by legislation - planning spheres of
influence, annexation, service areas, and special
districts
(positions not active)
Crane
Mulheren- Alternate
Craig Schlatter, Director of Community
Development; 463-6219;
cschlatter@cityofukiah.com
Mendocino County Airport Land Use
Commission As needed
BOS Conference Room
501 Low Gap Rd., Rm. 1090,
Ukiah, CA
Mendocino County Executive Office
501 Low Gap Rd. Rm. 1010
Ukiah, CA 95482
To formulate a land use compatibility plan, provide
for the orderly growth of the airport and the
surrounding area, and safeguard the general welfare
of the inhabitants within the vicinity
Owen/Schlatter
Greg Owen, Airport Manager; 467-2855;
gowen@cityofukiah.com
Craig Schlatter, Director of Community
Development; 463-6219;
cschlatter@cityofukiah.com
Mendocino County 2nd District Liaison 1st Wednesdays of
month, 8:00 a.m.
Civic Center Annex
conference room #5
411 West Clay St.
Ukiah, CA 95482
Civic Center
300 Seminary Ave.
Ukiah, CA 95482
To coordinate activities and policy development with
the City's 2nd District Supervisor
Brown
Crane- Alternate
Sage Sangiacomo, City Manager;
463-6221; ssangiacomo@cityofukiah.com
LOCAL/COUNTY/REGIONAL/LIASONS
OnGoing One or Two Council and/or
Staff
MTG DATE/TIME LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT
Fire Executive Committee 2nd Wednesdays of
month, 3:45 p.m.
Ukiah Valley Conference Center,
200 S. School Street
Ukiah, CA
Stephanie Abba
Civic Center
300 Seminary Ave.
Ukiah, CA 95482
sabba@cityofukiah.com
Per the recently adopted agreement between the City
of Ukiah and the Ukiah Valley Fire Protection District Orozco/Brown
Doug Hutchison, Fire Chief; 463-6263;
dhutchison@cityofukiah.com
Mendocino County 5th District Liaison Monthly; TBD
Civic Center Annex
conference room #5
411 West Clay St.
Ukiah, CA 95482
Civic Center
300 Seminary Ave.
Ukiah, CA 95482
To coordinate activities and policy development with
the County's 5th District Supervisor Brown Sage Sangiacomo, City Manager;
463-6221; ssangiacomo@cityofukiah.com
STANDING COMMITTEES MTG DATE/TIME LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT
Equity and Diversity TBD Virtual Meeting Room
(link to be created)
Civic Center
300 Seminary Ave.
Ukiah, CA 95482
Improve diversity and equity in the City’s workforce
and municipal services Orozco/Mulheren
Traci Boyl, City Manager's Office
Management Analyst; 467-5720
tboyl@cityofukiah.com
2 10/9/2020
Page 304 of 305
COMMITTEE ASSIGNED TO PRINCIPAL STAFF SUPPORT
Electric Grid Operational Improvements Crane/Scalmanini Mel Grandi, Electric Utility Director;
463-6295 mgrandi@cityofukiah.com
Downtown Parking Management Mulheren/Brown Shannon Riley, Deputy City Manager;
467-5793 sriley@cityofukiah.com
Public Works Project Specification Development Crane/Mulheren
Tim Eriksen, Public Works Director/City Engineer;
463-6280 teriksen@cityofukiah.com
Uniform Cost Accounting Crane/Mulheren
Tim Eriksen, Public Works Director/City Engineer;
463-6280 teriksen@cityofukiah.com
Marbut Study Ad Hoc Brown/Scalmanini
Justin Wyatt, Police Operations Captain,
463-6760 jwyatt@cityofukiah.com
Cannabis Events
Mulheren/Brown
Tami Bartolomei, Community Services
Administrator; 467-5765 tbartolomei@cityofukiah.com
Public Right of Way Related ADA Compliance Scalmanini/Orozco
Tim Eriksen, Public Works Director/City Engineer;
463-6280 teriksen@cityofukiah.com
Budget Development Best Practices and
Financial Policy For FY 20/21 Budget Crane/Brown
Dan Buffalo, Director of Finance;
463-6220 dbuffalo@cityofukiah.com
Sheri Mannion, Human Resource Director/Risk
Manager; 463-6272, smannion@cityofukiah.com
Advance Planning & Policy for Sphere of
Influence (SOI), Municipal Service Review (MSR),
Annexation, Tax Sharing, Detachment, and Out
of Area Service Agreements
Crane/Scalmanini
Sage Sangiacomo, City Manager
463-6221 ssangiacomo@cityofukiah.com
Shannon Riley, Deputy City Manager
467-5793 sriley@cityofukiah.com
Craig Schlatter, Community Development Director
463-6219 cschlatter@cityofukiah.com
Sean White, Director of Water Resources;
463-5712 swhite@cityofukiah.com
Tim Eriksen, Public Works Director/City Engineer;
463-6280 teriksen@cityofukiah.com
Mel Grandi, Electric Utility Director;
463-6295 mgrandi@cityofukiah.com
Dan Buffalo, Director of Finance; 463-6220
dbuffalo@cityofukiah.com
2020 Electric Rate Study Crane/Scalmanini Mel Grandi, Electric Utility Director; 463‐6295
mgrandi@cityofukiah.com
Diversity and Equity
SCOPE: With community engagement, develop an action
plan to foster diversity and equity in the organization and
our community. Review policies, practices, and
procedures to promote and enhance equal participation
and access to services, resources, and life opportunities
and to ensure our organization accurately reflects the
diversity of our community.Orozco/Mulheren
Traci Boyl, Management Analyst;
467-5720; tboyl@cityofukiah.com
Housing Element and Implementation Review Mulheren/Orozco Craig Schlatter, Community Development Director
463-6219 cschlatter@cityofukiah.com
Economic Development
SCOPE : to review economic tools to support
development in line with the Council’s Strategic Plan
Orozco/Scalmanini Shannon Riley, Deputy City Manager;
467‐5793 sriley@cityofukiah.com
2020 AD HOC COMMITTEES
3 10/22/2020
Page 305 of 305