HomeMy WebLinkAbout2025-05-28 PC PacketPage 1 of 3
Planning Commission
Regular Meeting
AGENDA
(to be held both at the physical and virtual locations below)
Civic Center Council Chamber ♦ 300 Seminary Avenue ♦ Ukiah, CA 95482
To participate virtually, go to the following link: https://us06web.zoom.us/j/91264543193
To view the meeting (without participating), go to: http://www.cityofukiah.com/meetings/
Or you can call in using your telephone only:
• Toll-free 1-669-444-9171
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May 28, 2025 - 6:00 PM
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE
4. AB 2449 NOTIFICATIONS AND CONSIDERATIONS
5. APPROVAL OF MINUTES
5.a. Approval of the Minutes of April 23, 2025, a Regular Meeting.
Recommended Action: Approve the Minutes of April 23, 2025, a Regular Meeting.
Attachments:
1. April 23, 2025, Planning Commission Minutes
6. APPEAL PROCESS
All determinations of the Planning Commission regarding major discretionary planning permits are final unless a written appeal
stating the reasons for the appeal is filed with the City Clerk within ten (10) days of the date the decision was made. An
interested party may appeal only if he or she appears and states his or her position during the hearing on the decision from
which the appeal is taken. For items on this agenda, the appeal must be received by [date].
7. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
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The Planning Commission welcomes input from the audience. If there is a matter of business on the agenda that you are
interested in, you may address the Planning Commission when this matter is considered. If you wish to speak on a matter that
is not on this agenda that is within the subject matter jurisdiction of the Planning Commission, 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.
8. SITE VISIT VERIFICATION
9. VERIFICATION OF NOTICE
10. PLANNING COMMISSIONERS REPORT
11. DIRECTOR'S REPORT
11.a. Planning Commission will Receive the Community Development Director's Report.
Recommended Action: Receive Community Development Director's May report and discuss
questions with Staff.
Attachments:
1. Planning Division Projects Report - 05-01-25
12. CONSENT CALENDAR
The following items listed are considered routine and will be enacted by a single motion and roll call vote by the Planning
Commission. Items may be removed from the Consent Calendar upon request of a Commissioner or a citizen in which even
the item will be considered at the completion of all other items on the agenda. The motion by the Commission on the Consent
Calendar will approve and make findings in accordance with Administrative Staff and/or the Commission recommendations.
13. UNFINISHED BUSINESS
13.a. Continuation of Discussion and Possible Appointment of a Member of the Planning
Commission to Provide Input and Suggestions to the Downtown Zoning Code City Council Ad
Hoc Committee.
Recommended Action: Discuss and possibly appoint a Planning Commissioner to provide input
to the Downtown Zoning Code City Council Ad Hoc Committee.
Attachments: None
13.b. Continuation of Discussion and Workshop: Development of an Open Space Zoning District.
Recommended Action: Participate in a discussion and workshop regarding the development of
an Open Space Zoning District, providing input on key policy considerations.
Attachments:
1. City of Ukiah - Potential Open Space Designations
2. Draft Regulations - Open Space Zoning District
3. Planning Commission Workshop Packet -January 8, 2025 - PC Packet
4. Communications Received - J. Rogers
14. NEW BUSINESS
14.a. Consider Providing Recommendations to the City Council Regarding the Potential City of Ukiah
2025 Reorganization Project, Including Proposed Prezoning of Specific Parcels Identified for
Annexation Within Unincorporated Mendocino County by the City of Ukiah; Adoption of a
General Plan Amendment to Incorporate the Ukiah Valley Area Plan (UVAP) as an ‘Area Plan’
of the City of Ukiah; Amendment of the City of Ukiah 2040 Land Use Element to Ensure
Consistency with Existing Mendocino County Land Use Designations; and Adoption of an
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Ordinance Amending Existing City Zoning Regulations to Incorporate Applicable Provisions of
Title 20, Division I of the Mendocino County Zoning Code.
Recommended Action: Continue public hearing to a time and date certain of Wednesday, June 11,
2025 at 6:00 p.m., or soon thereafter.
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 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 Planning Commission after distribution of the agenda
packet are available at the Civic Center 300 Seminary Ave. Ukiah, CA 95482; and online at: www.cityofukiah/meetings/ at the end of the next
business day.
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: 5/22/25
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Agenda Item 5a.
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CITY OF UKIAH
PLANNING COMMISSION MINUTES
REGULAR MEETING
Civic Center Council Chamber ♦ 300 Seminary Avenue ♦ Ukiah, CA 95482
Virtual Meeting Link: https://us06web.zoom.us/j/91264543193
April 23, 2025
6:00 p.m.
1. CALL TO ORDER
The City of Ukiah Planning Commission held a Regular Meeting on April 09, 2025 The meeting was
legally noticed on April 15, 2025. The meeting was held in person and at the following virtual link:
https://us06web.zoom.us/j/91264543193. Chair de Grassi called the meeting to order at 6:00 p.m.
CHAIR A. de Grassi PRESIDING
2. ROLL CALL
Roll was taken with the following Commissioners Present: Rick Johnson, Mark Hilliker, and Chair
Alex de Grassi. Commissioners Absent: None. Staff Present: Craig Schlatter, Community
Development Director, Jesse Davis, Chief Planning Manager; Katherine Schaefers, Planning Manager;
and Stephanie Abba, Planning Commission Clerk.
3. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Commissioner Johnson.
4. AB 2449 NOTIFICATIONS AND CONSIDERATIONS
No Notifications or Considerations Received.
5. APPROVAL OF MINUTES
a. Approval of the Minutes of April 09, 2025 a Regular Meeting.
Motion/Second: Johnson/Hilliker to approve the Minutes of April 09, 2025, a Regular Meeting as
submitted. Motion carried by the following Roll Call votes: AYES: R. Johnson, M. Hilliker, and Chair
A. de Grassi. NOES: None. ABSENT:None ABSTAIN: None.
6. APPEAL PROCESS
Chair Johnson stated the appeals deadline date is May 05, 2025. No appeals were received.
7. COMMENTS FROM THE AUDIENCE ON NON-AGENDA ITEMS
No Comments from Audience
8. SITE VISIT VERIFICATION
No verification necessary
9. VERIFICATION OF NOTICE
Verified by Staff
10. PLANNING COMMISSIONERS' REPORTS
Commissioner Hilliker asked about the screened off area on Airport Blvd.
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Minutes of the Planning Commission April 23, 2025, Continued:
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11. DIRECTOR’S REPORT
Presenter: Craig Schlatter, Community Development Director
Received.
12. CONSENT CALENDAR
No items on the Consent Calendar
13. UNFINISHED BUSINESS
No Unfinished Business was agendized.
14. NEW BUSINESS
a. Ordinance Amendment to Ukiah City Code to update the City’s sign regulations, modifying
standards for signage type, placement, illumination, and design consistency across zoning districts.
PRESENTER: Jesse Davis, Chief Planning Manager.
Motion/Second: Hilliker/Johnson to approve the Ordinance Amendment to the Ukiah City Code to
update the City’s sign regulations, modifying standards for signage type, placement, illumination, and
design consistency across zoning districts. Motion carried by the following Roll Call votes: AYES: R.
Johnson, M. Hilliker, and Chair A. de Grassi. NOES: None. ABSENT: None. ABSTAIN: None.
Motion/Second: de Grassi/Johnson to recommend to the City Council to Reconsider the Removal of
Section 3227 Number 12 of the Ukiah City Code. Motion carried by the following Roll Call votes: AYES:
R. Johnson, M. Hilliker, and Chair A. de Grassi. NOES: None. ABSENT: None. ABSTAIN: None.
RECESS: 7:40
RECONVENED: 7:43
b. Discussion with Possible Appointment of a Member of the Planning Commission to provide input
and suggestions to the Downtown Zoning Code City Council Ad Hoc Committee.
PRESENTER: Craig Schlatter, Community Development Director
It is the Consensus of the Commission to Schedule an Item on the May Agenda to Discuss the
Downtown Zoning Code in order to Prepare a Commissioner that is Appointed by the Planning
Commission for the Downtown Zoning Code City Council Ad Hoc Committee.
15. ADJOURNMENT
There being no further business, the meeting adjourned at 8:24 p.m.
______________________________________
Stephanie Abba, Planning Commission Clerk
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Agenda Item No: 11.a.
MEETING DATE/TIME: 5/28/2025
ITEM NO: 2025-583
AGENDA SUMMARY REPORT
SUBJECT: Planning Commission will Receive the Community Development Director's Report.
DEPARTMENT: Community
Development PREPARED BY: Jesse Davis, Chief Planning Manager, Katherine
Schaefers, Planning Manager
PRESENTER: Craig Schlatter, AICP
ATTACHMENTS:
1. Planning Division Projects Report - 05-01-25
Summary: Planning Commission will receive the Community Development Director's Report
Background: Director's Reports are bi-monthly oral reports given by the Community Development Director on
the status of projects, primarily within the Planning Division, of the Community Development Department.
Updates may include, but are not limited to, application status of major and minor discretionary permits, the
implementation status of advanced planning and related 2040 General Plan programs and projects, and
updates related to the activities of other divisions of the Department.
Discussion: This report is expected to provide updates in the following areas:
• May 2025 Planning Division Projects Report (Attachment 1)
o This is a monthly report produced on the first of each month. The May 2025 report and previous monthly
reports are located on the Planning Division Services webpage, under "Current Planning
Reports": https://cityofukiah.com/community-development/planning-services
Recommended Action: Receive Community Development Director's May report and discuss questions with
Staff.
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Permit #Site Address Date
Submitted Summary of Project Status
17-3069 1294 N. State St. 7/11/23
Resubmitted Major Use Permit and Site Development Permit to allow for
construction of two retail suites (including one drive-through), within the
Community Commercial (C1) zoning district at the "Old Tackroom" location.
Original submittal 9/13/17 (File no. 17-3069). Initial DRB evaluation on January
25, 2018.
Design Review Board Hearing (DRB): 04/25/24
Recommended Approval to Planning Commission (PC); On
03/04/25 revised application and plan materials were
submitted to the attention of staff; awaiting applicant response;
PC Hearing: TBD
PA24-000020/21 534 E. Perkins St. 12/23/24
Major Site Development Permit of APN 002-200-43 within the Pear Tree
Center, approximately 150 feet west of the E. Perkins St./S. Orchard Ave.
intersection. The proposal includes the construction of a ±1,700 sq. ft.
Starbucks retail, operating as carry-out and drive-through only, with no interior
dining, and a total gross building area, including the outdoor canopy, of
approximately 2,885 sq. ft. The site is currently an underutilized parking lot
originally developed to support the shopping center and includes access,
drainage, and public utility easements. Originally, the project requested a
subdivision of the existing parcel into two lots, one for future development
under separate permitting processes.
Received revised project scope request to eliminate the
subdivision consideration 01/23/25; awaiting updated
application information; DRB & PC Hearings: TBD
PA25-000009 1317 Clay St. 4/1/25
Minor Variance to allow a 2’ encroachment into the 5’ rear/side (southern)
setback on this corner lot, for an approximately 9ft x 29ft pool and spa
accessory structure.
Zoning Administrator (ZA) Hearing scheduled for 05/20/25.
City of Ukiah
Submitted Planning Applications
5/1/2025
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ATTACHMENT 1
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General Plan
Element
Implementation
Program Date Due Description Status / Comments
Land Use E - Zoning Code
Amendments 12/31/2025
Zoning districts and map consistency with the 2040 Land Use diagram. This
Ordinance Amendment will facilitate the creation of an Open Space (O-S)
zoning designation, as envisioned in the Ukiah 2040 General Plan. The
designation seeks to preserve and manage areas of significant natural
value, such as wildlife habitats, riparian corridors, creeks, and scenic
resources, while supporting community resilience and sustainable land use
practices.
On January 8, 2025, a Planning
Commission (PC) discussion and
workshop was held, presented by and in
consultation with Community
Development and Community Services
Staff. During this session, the
Commission tasked Staff with
developing preliminary concepts for the
Open Space Zoning District. These
concepts are scheduled to be presented
at the regular PC Hearing on 05/14/25.
Land Use E - Zoning Code
Amendments 12/31/2025
Zoning amendment to establish a consistent program for new signage,
streamlining the application process and implementing design standards.
This Ordinance Amendment addresses goals related to lighting, community
character, and consistency across zoning designations, focusing on
reducing poor signage that detracts from the built environment
On February 27, 2025, a Design Review
Board (DRB) discussion and workshop
was held to review and provide a
recommendation to the Planning
Commission on proposed ordinance
amdnements regarding signage. These
concepts were presented at the regular
PC Hearing on April 23, 2025. The PC
approved a resolution recommending the
ordinance to City Council, and a
resolution recommending removal of of
UCC Section 3227(12). The City Council
Introduction and Public Hearing are
scheduled for 05/21/25.
City of Ukiah
2040 General Plan Implementation - Status
5/1/2025
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General Plan
Element
Implementation
Program Date Due Description Status / Comments
Land Use E - Zoning Code
Amendments 12/31/2025 The City shall amend the Zoning Code to addres the following topics:
Downtown Zoning Code and Design Guidelines
In summer 2025, the Zoning Reform Ad
Hoc will meet with Staff to further
potential amendments to the Downtown
Zoning Code by balancing the differing
needs of Perkins Street -"Revitalization"
and Downtown "Preservation" as it
pertains to land use and economic
development.
Environment &
Sustainability
H - Cultural and Historic
Registry 12/31/2025 The City shall update the list of cultural and historic resources worthy of
nomination to state or national preservation lists.
A City Council Historic Preservation Ad
Hoc has been appointed by the City
Council to guide this work in 2025 and
2026.
Environment &
Sustainability
I - Historic Preservation
Ordinance 12/31/2030
The City shall adopt a Historic Archaeological Preservation Ordinance to
review permanent changes to the exterior or setting of designated historic
or impacts to Archaeological resources. Among other topics, the Ordinance
should address the following: archaeological resource impact avoidance,
new development in historically sensitive neighborhood, compatibility of
energy conservation retrofitting, design review standards for new structures
replacing demolished historic structures, and requirements for preservation
of records and artifacts from demolished historic structures.
A City Council Historic Preservation Ad
Hoc has been appointed by the City
Council to guide this work in 2025 and
2026.
Environment &
Sustainability
M - Adopt a Municipal
Climate Action Plan
(CAP)
12/31/2025
A Climate Action Plan (CAP) and a Climate Adaptation & Resilience
Strategy (CARS) are currently being prepared. Together, the CAP and
CARS will establish a strategic roadmap for how the City will reduce
greenhouse gas emissions, prepare for climate hazards, & build a more
resilient community.
The draft CAP will be presented to the
City Council for a Public Hearing and
Adoption on 05/21/25.
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General Plan
Element
Implementation
Program Date Due Description Status / Comments
Economic
Development
A - Economic
Development Strategy 12/31/2025
The City shall prepare, adopt, and regularly update an Economic
Development Strategy, which shall be used as an operational guide to
implement the economic development goals and policies of the General
Plan.
On June 19, 2024, the Ukiah City
Council provided direction to Staff in the
preparation of an Economic
Development Strategy that guides and
supports annexation efforts - an
"operational guide" and to help
intentionally chart a course towards the
Ukiah of the future. Between August 1
and October 31, 2024, interviews were
conducted with key stakeholders and
community champions as identified in
the Ukiah 2040 General Plan. Staff is
currently analyzing the interviews to
identify roughly three primary goal areas
for further exploration.
Agriculture C - Align Agricultural
Standards 12/31/2030
Ordinance Amendment to bring consistency to Agricultural regulations of
UCC with Mendocino County regulations and Ukiah 2040 Agriculture
Element by amending Agricultural Combining "A" and Agriculture Exclusive
"AE" zoning districts.
City Council approved introduction of the
ordinance on 02/19/25; adopted by the
City Council on 03/05/25.
Public Facilities,
Services, and
Infrastructure
B - Parks Gap Analysis 12/31/2025
Preparation of a parks gap analysis identifying areas of the City
underserved by parks and recreation facilities access.
The Parks Gap Analysis was approved
by the City Council on 03/19/2025.
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Permit # Site Address Approved Date Summary of Project Comments
PA25-000007 105 Pomeroy Ave. 3/10/25
Minor Site Development Permit for 105 Pomeroy Street (APN 002-247-02)
to renovate and repurpose an existing commercial building. The project will
maintain the current size and layout of the building, and will utilize the
previously approved 75' pole sign. The project includes the addition of a
drive-through component, and increased site landscaping. The structure,
originally constructed in 1969, has historically operated as a Denny's, and
has remained vacant since 2023.
Design Review Board (DRB)
Hearing: 03/27/25 Recommended
Approval to the Zoning
Administrator (ZA); ZA approved
on 04/15/25.
PA25-000005 195 Seminary Ave. 3/3/25
Major Use Permit Renewal for 195 Seminary Avenue (APN 002-272-16) to
allow for the sale and delivery of 'Cannabis Products' at an existing
'Cannabis-Related Business' within an existing commercial structure. The
original 'Dispensary Use Permit' was approved by the Planning
Commission on February 23, 2022.
Zoning Administrator (ZA) Hearing
approved on 4/15/25.
City of Ukiah
Recently (Within Previous 90 Days) Approved Projects
5/1/2025
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Agenda Item No: 13.a.
MEETING DATE/TIME: 5/28/2025
ITEM NO: 2025-508
AGENDA SUMMARY REPORT
SUBJECT: Continuation of Discussion and Possible Appointment of a Member of the Planning Commission to
Provide Input and Suggestions to the Downtown Zoning Code City Council Ad Hoc Committee.
DEPARTMENT: Community
Development PREPARED BY: Craig Schlatter, Community Development Director
PRESENTER: Craig Schlatter, Community Development
Director
ATTACHMENTS:
None
Summary: Planning Commission will continue its discussion from the April 23, 2025, regular meeting and
possibly appoint a member of the Planning Commission to provide input and suggestions to the Downtown
Zoning Code City Council Ad Hoc Committee.
Background: At its regular meeting on April 23, 2025, the Planning Commission discussed the possible
appointment of a member of the Planning Commission to provide input and suggestions to the Downtown
Zoning Code City Council Ad Hoc Committee. The meeting video and associated staff report from the April
23rd meeting can be accessed on the City's meetings webpage at https://cityofukiah.com/meetings.
All three Commissioners expressed interest in attending meetings of the Downtown Zoning Code City Council
Ad Hoc Committee. Commissioners also requested more information from Staff about what had been
discussed at past Downtown Zoning Code Ad Hoc meetings. The Ad Hoc has had four meetings over the
previous seven months.
Discussion: This item has been scheduled so Planning Commissioners can continue their discussion around
a possible appointment of a Planning Commissioner to provide input and feedback to the City Council Ad Hoc
Committee. For this item, Staff will provide a verbal overview and presentation of concepts discussed with the
Ad Hoc, as well as answering any questions Commissioners may have.
Staff recommends Planning Commission continue its discussion and possibly appoint a member of the
Planning Commission to provide input and suggestions to the Downtown Zoning Code City Council Ad Hoc
Committee.
Recommended Action: Discuss and possibly appoint a Planning Commissioner to provide input to the
Downtown Zoning Code City Council Ad Hoc Committee.
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Agenda Item No: 13.b.
MEETING DATE/TIME: 5/28/2025
ITEM NO: 2025-513
AGENDA SUMMARY REPORT
SUBJECT: Continuation of Discussion and Workshop: Development of an Open Space Zoning District.
DEPARTMENT: Community
Development PREPARED BY: Jesse Davis, Chief Planning Manager
PRESENTER: Jesse Davis, Cheif Planning Manager
ATTACHMENTS:
1. City of Ukiah - Potential Open Space Designations
2. Draft Regulations - Open Space Zoning District
3. Planning Commission Workshop Packet -January 8, 2025 - PC Packet
4. Communications Received - J. Rogers
Summary: Discussion regarding development of an Open Space zoning designation.
Background: At its January 8, 2025, regular meeting, the Planning Commission discussed creating an open
space zoning district to clarify the intent and purpose of the existing open space land use designation, as
described and prioritized for creation in the Ukiah 2040 General Plan Land Use Element.
At that meeting, key topics included: discussion of open space goals such as habitat preservation, recreation,
and wildfire resilience; identifying zoning standards and boundaries, particularly for newly annexed areas like
the ‘Western Hills’; and exploring long-term management strategies, such as those conveyed in the ‘Western
Hills Watershed Protection Area management Plan’. The Commission emphasized the importance of public
access and trail connectivity, while discouraging incompatible uses such as mining or large-scale utility
infrastructure, which are currently permitted under Mendocino County open space zoning district.
Input from the Planning Commission shapes policy and guide the implementation of permitted and allowable
uses for designated open space areas. As conveyed in the Land Use Element, the open space land use
designation is compatible with the Public Facilities, Agricultural and Open Space Zoning Districts, but its
creation was deferred to address expected acquisitions and annexations.
The City’s existing open space holdings preserve the Valley’s natural beauty and ecological health. These
areas, including oak woodlands and riparian corridors, and they provide critical wildlife habitat and natural
retreats for residents, although most still feature some form of restricted access. Established recreation areas
like Riverside Park and Low Gap Park balance recreation with environmental stewardship, but both areas still
require substantial investment to realize their full potential. Newer holdings, such as the City-Owned
Annexation (2023) and Western Hills Annexation (2024) offer expanded opportunities for open space
management by the City and begin to preserve substantial viewshed assets. While these lands function as
open space, they currently hold a Public Facilities (PF) zoning designation and corresponding Public (P) land
use designation.
The City of Ukiah’s open space land use designation was created through the City’s 2040 General Plan, and
was intended to align with Mendocino County’s open space designation. However, recent feedback from the
Planning Commission highlights a key difference: the County’s allowances for extractive uses are not aligned
with Ukiah’s environmental priorities or land use expectations, as noted by typical uses such as ‘Mineral
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extraction’.
The City’s open space designation is further intended to identify lands either unsuitable for development or
most valuable in their natural state. Development constraints may include unstable soils, high fire risk, remote
locations, poor access, or flood hazards. Valuable natural areas may include rare species habitats, wildlife
corridors, riparian zones, creeks, and scenic resources.
At that meeting it was determined that to allow Staff more time to prepare discussion topics and supporting
resources. The workshop was continued to a future meeting. Continued input from the Commission will help
shape policy and guide the implementation of protections and allowable uses for designated open space
areas.
• A list of potential Open Space Lands and associated maps are included as Attachment 1.
• A draft Open Space Zoning District chapter of the Ukiah City Code with potential definitions is included
as Attachment 2.
• A copy of the original PC Workshop Hearing Materials is included as Attachment 3.
Discussion: Open Space Policy Framework
Under Government Code § 65560(b), open space refers to any parcel or area of land or water that is largely
undeveloped and used for open-space purposes. These areas provide a broad array of public benefits,
including recreation, public health, habitat preservation, biodiversity, climate change mitigation and adaptation,
flood risk reduction, aesthetic value, and managed natural resource production. They may also support
agricultural use and protect against hazardous conditions.
Natural Open Space
Natural open space differs from parks, recreational facilities, golf courses, or farmland. Its core function is
conservation, and not recreation or resource production. These open space areas are managed primarily to
protect ecosystems, wildlife habitats, and natural landscape character. While other open spaces may serve
social or economic roles, natural open space prioritizes ecological integrity and long-term environmental value.
City Policy and General Plan Alignment
Per the City’s 2040 General Plan, the City shall:
• ENV 6.7 - Collaborate with Mendocino County and the Public Spaces Commission to identify and
prioritize suitable locations along creek channels, hillsides, and ridgelines for future acquisition and
development as trails, pocket parks, wildlife preserves, or other public open space.
• ENV 1.2 (Action Item C) Revise the Zoning Code to include clear standards for maintaining open space
and green areas within new developments.
• ENV 1.3 Open Space and Renewable Energy Production: The City shall seek, where feasible, to
develop renewable energy production within City-owned open space.
• PFS 12.1 Connected Park System :The City shall provide an interconnected park system that creates
an urban greenbelt and links all trail systems within the City.
• LU 6.3: Encourage new hillside developments to provide public access—where appropriate—to
adjacent greenways, trails, parks, and open space corridor.
SB 1425 Compliance and Open Space Element Update
Senate Bill 1425 (2022) mandates that the City update its Open Space Element by January 1, 2026. This
update must:
• Include plans and an action program that address statutory requirements.
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• Be coordinated with the Safety Element.
In accordance with Government Code § 65564, the update must address:
• Equitable access to open space for all residents, with a focus on social, economic, and racial equity—
aligned with the Environmental Justice Element or related policies.
• Climate resilience and the co-benefits of open space—coordinated with the Safety Element.
• Rewilding opportunities—aligned with the Land Use Element.
City Staff will lead the development of a new Open Space Zoning District in line with SB 1425 and will
coordinate this effort with the broader update to the 2040 General Plan scheduled for 2026–2027.
Based on input from the Planning Commission hearing, Staff drafted a potential zoning district that prioritizes
the protection of riparian habitats while also supporting the development of connected trail systems
(Attachment 2). The proposal aims to balance environmental preservation with recreational access, ensuring
sensitive ecosystems are safeguarded alongside responsible public use.
TRAILS
The Ukiah Valley lacks a cohesive public trail system, with limited access routes connecting neighborhoods,
civic destinations, and surrounding open space. While the Great Redwood Trail provides a regional north-
south corridor, it remains an isolated segment with minimal integration into the local trail network. The absence
of east-west linkages restricts connectivity between existing open space areas and limits the effectiveness of
trails as a mode of active transportation, especially as a means to connect open space.
Enhancing trail infrastructure through riparian corridors aligns with these priorities by linking fragmented green
spaces, promoting ecological resilience, and improving equitable access to recreational resources. As ab
example, a long-discussed Low Gap Trail could help address this deficiency by creating an east-west corridor
from Low Gap Park to the Orr Creek Apartments along the Orr Creek riparian corridor. Existing trail
infrastructure within Low Gap Park, as well as paved segments behind Orr Creek Commons and informal
paths near Pomalita Middle School and the Mendocino County campus, offer a foundation for a connective
trail network. Coordinating and formalizing these segments would provide safer, more consistent access to
open space while improving riparian stewardship and neighborhood connectivity.
Enhancing trail infrastructure through riparian corridors supports key community priorities by linking
fragmented green spaces, promoting ecological resilience, and expanding equitable access to recreational
opportunities.
The proposed open space zoning district includes definitions and allowances for a trail system, but
acknowledges that further planning and land acquisition are necessary to connect the City’s existing open
space assets with current trail segments.
To better inform the proposed zoning framework, Staff introduced additional trail-related definitions in
Attachment 2.
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Recommended Action: Participate in a discussion and workshop regarding the development of an Open
Space Zoning District, providing input on key policy considerations.
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City of Ukiah Potential Open Space Designations
Ukiah Open-Space Zoning Workshop| May 2025
City of Ukiah – Potential Open Space Designations
The City of Ukiah continues to pursue strategic preservation and enhancement of open space areas that support wildlife
habitat, recreational access, ecological restoration, and effective-term land use planning. In alignment with the 2040 General
Plan and annexation policies adopted by the City Council, several properties owned or managed by the City, or associated
with coordinated service provision are considered strong candidates for open space designation. These areas reflect a
diversity of landscapes and uses, each offering unique contributions to the City’s environmental and community goals.
Western Hills
The Western Hills encompass approximately 700 acres of open space and was identified as a priority in the City’s annexation
policies due to its ecological significance, wildfire mitigation potential, and its role in preserving the regional watershed. The
landscape provides essential habitat corridors for wildlife and offers opportunities for passive recreation through future trail
development.
In 2023, the City expanded its holdings by acquiring an adjacent 40-acre parcel (APN 003-190-11). The acquisition agreement
allocated 25 acres to be incorporated into the public open space network, while 15 acres were set aside for limited residential
development, allowing for the creation of three parcels in alignment with infrastructure availability.
On November 4, 2024, the Mendocino LAFCo voted unanimously to approve the City’s annexation and sphere of influence
amendment request, which also realized a Limited Development Agreement between the City of Ukiah (City) and a private
property owner (Hull; D&J Investments, LLC.) allowing for the residential development of twenty (20) units through the creation
of ten (10) residential parcels, thereby reducing the potential for sprawl and intensifying the level of required environmental
review.
In 2025, lot line adjustments were finalized to implement the layout approved under the development agreement. These
adjustments also facilitated the conveyance of contiguous City-owned parcels, ensuring the future potential for public access
to the Western Hills open space area from Helen Avenue. This coordinated approach supports both the City’s conservation
objectives and its broader land use planning goals for public access.
Eastern Hills
The Eastern Hills area includes about 300 acres annexed by the City in 2023 as part of the 'City-Owned Annexation. It contains
the closed Vichy Hills Landfill, which operated from 1955 to 2001. While regulatory closure efforts continue, much of the site
remains undeveloped oak woodland. The property borders the City-owned property utilized by the Ukiah Gun Club, trust land
held by the Guidiville Rancheria, and private rangeland under Type II Williamson Act contracts. Currently, the site is used for
limited public safety training, but remains closed to the public. In 2024, it also served as a temporary helicopter landing site
for PG&E’s undergrounding and safety inspection work.
Despite limitations from the landfill, the site’s natural landscape offers potential for open space designation, ecological
conservation, and passive public access planning in line with environmental and regulatory constraints.
Fish Hatchery
At the headwaters of Gibson Creek, the City owns a 40-acre parcel located at the terminus of Standley Street. This site
includes the historic location of the Gibson Creek Fish Hatchery, first established in 1897 following its presentation at the 1893
Midwinter Fair in San Francisco. Once a popular local attraction, drawing hundreds of visitors daily, the hatchery declined
during the Great Depression and was eventually dismantled. In 2017, the City partnered with the National Marine Fisheries
Service to pilot a Remote Spawning Incubator at the site, renewing its relevance to modern ecological efforts. Fed by natural
springs and rainfall from the surrounding hills, Gibson Creek provides a high-quality cold-water source, making the area
valuable for watershed education, habitat restoration, and environmental stewardship. Notably, the site includes an
unincorporated island containing two developed residential parcels.
ATTACHMENT 1
Page 17 of 146
City of Ukiah Potential Open Space Designations
Ukiah Open-Space Zoning Workshop| May 2025
While these parcels are outside the City’s jurisdiction, they are surrounded by City-owned open space and may warrant further
coordination in future planning efforts. The historic significance, ecological value, and surrounding natural features make the
hatchery site a strong candidate for formal open space designation.
Low Gap Park
Low Gap Park is an 80-acre public park located at 1167 Low Gap Road and managed by Mendocino County. It stretches
along Orr Creek and includes woodland trails and natural preserves. The property has a complex history: it previously housed
a lumber mill and workers’ housing, followed by use as the City dump until 1955. Restoration efforts began in the 1960s,
though significant development did not occur until the early 1970s with the establishment of the County Parks Department.
Using funding from state and federal sources, the site was transformed into a regional public park that continues to serve as
a key recreational and ecological resource. Its natural features and public use potential make it highly suitable for continued
recognition and preservation as open space.
Riverside Park
Riverside Park covers approximately 33.5 acres at the eastern end of East Gobbi Street, along the Russian River. The park
integrates open space with recreational infrastructure, offering trails, river access, and picnic areas. In 2012, the City
implemented Phase 1 of a restoration project that revitalized riverbank areas, removed invasive plant species, recontoured
the site, and introduced native vegetation to improve floodplain function and stormwater retention.
The project created six acres of seasonal wetlands and additional upland habitat zones, enhancing biodiversity and ecological
resilience. Riverside Park stands as a model for integrated ecological and recreational planning and is a priority candidate for
open space designation.
Page 18 of 146
Western Hills
Page 19 of 146
CASE: ANX 2021-0001
OWNER: Various
APN : Various
AP LCT: City of Ukiah
AG ENT: City of Ukiah
ADDRESS: Western Hills
c:::::J Western Hills Annexation Area 0 0.15
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Page 20 of 146
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Page 25 of 146
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A E R I A L I M A G E R Y
THIS MAP AND DATA ARE PROVIDED WITHOUT WARRANTY OF ANY KIND.DO NOT USE THIS MAP TO DETERMINE LEGAL PROPERTY BOUNDARIES
Map produced by the Mendocino County Planning & Building Svcs. Dept., March 2023Coordinate System: NAD 83, Calif. State Plane Zone IIProjection: Lambert Conformal ConicParcel Data: Mendocino County Information Services, October, 2022Aerial Imagery: US Dept. of Agriculture/ArcGIS Online mosaicTopographic Data: USGS 7.5 minute quad series Mount Diablo Base & MeridianParcel numbers are for tax purposes only and do not represent legal or salable parcels.All spatial data is approximate. This map is not a substitute for a proper land survey.
Page 26 of 146
178-210-02ASHOFF GILBERT & MARJORIE82.64 A±
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MENDOCINO COUNT
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A D J A C E N T PA R C E L S
THIS MAP AND DATA ARE PROVIDED WITHOUT WARRANTY OF ANY KIND.DO NOT USE THIS MAP TO DETERMINE LEGAL PROPERTY BOUNDARIES
Map produced by the Mendocino County Planning & Building Svcs. Dept., March 2023Coordinate System: NAD 83, Calif. State Plane Zone IIProjection: Lambert Conformal ConicParcel Data: Mendocino County Information Services, October, 2022Aerial Imagery: US Dept. of Agriculture/ArcGIS Online mosaicTopographic Data: USGS 7.5 minute quad series Mount Diablo Base & MeridianParcel numbers are for tax purposes only and do not represent legal or salable parcels.All spatial data is approximate. This map is not a substitute for a proper land survey.
Page 27 of 146
Fish Hatchery
Page 28 of 146
City of Ukiah
G i b s o n C r e e k
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MENDOCINO COUNT
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A E R I A L I M A G E R Y
THIS MAP AND DATA ARE PROVIDED WITHOUT WARRANTY OF ANY KIND.DO NOT USE THIS MAP TO DETERMINE LEGAL PROPERTY BOUNDARIES
Map produced by the Mendocino County Planning & Building Svcs. Dept., March 2023Coordinate System: NAD 83, Calif. State Plane Zone IIProjection: Lambert Conformal ConicParcel Data: Mendocino County Information Services, October, 2022Aerial Imagery: US Dept. of Agriculture/ArcGIS Online mosaicTopographic Data: USGS 7.5 minute quad series Mount Diablo Base & MeridianParcel numbers are for tax purposes only and do not represent legal or salable parcels.All spatial data is approximate. This map is not a substitute for a proper land survey.
City Limits
Page 29 of 146
001-030-03
NIX JAMES R & ANNE M TTEES
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156-240-13CITY OF UKIAH THE40.11 A±
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156-240-11REX TTEE JOHN H2.37 A±
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0 0.0350.0175 Miles
MENDOCINO COUNT
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A D J A C E N T PA R C E L S
THIS MAP AND DATA ARE PROVIDED WITHOUT WARRANTY OF ANY KIND.DO NOT USE THIS MAP TO DETERMINE LEGAL PROPERTY BOUNDARIES
Map produced by the Mendocino County Planning & Building Svcs. Dept., March 2023Coordinate System: NAD 83, Calif. State Plane Zone IIProjection: Lambert Conformal ConicParcel Data: Mendocino County Information Services, October, 2022Aerial Imagery: US Dept. of Agriculture/ArcGIS Online mosaicTopographic Data: USGS 7.5 minute quad series Mount Diablo Base & MeridianParcel numbers are for tax purposes only and do not represent legal or salable parcels.All spatial data is approximate. This map is not a substitute for a proper land survey.
Page 30 of 146
Low Gap Park
Page 31 of 146
Page 42 | Mendocino Parks Needs Assessment
Policy & Parks Assessment
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Page 32 of 146
Riverside Park
Page 33 of 146
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Page 34 of 146
SITE PLAN Figure 1-3
Site Plan
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Page 35 of 146
City of Ukiah Open Space Zoning District
Ukiah Open-Space Zoning Workshop| May 2025
ARTICLE… REGULATIONS IN OPEN SPACE (O-S) DISTRICTS
§PURPOSE AND INTENT The purpose of the Open Space (O-S) zoning district is to conserve natural resources, preserve ecological systems, protect scenic and cultural landscapes, and provide opportunities for passive recreation and public access where appropriate. This designation is intended to identify lands not suited for development or to land most valuable in its undeveloped state. Factors limiting the development of land would include such constraints as unstable soils, high fire hazard, remote location, poor access, or susceptibility to flooding. Valuable natural areas could include rare and endangered species and habitat, wildlife corridors, riparian vegetation zones, areas with creeks or water features, or designated scenic resources. The O-S district is consistent with the Open Space, Public, Agriculture, and Recreational Land Use Designations.
§ALLOWED USES
The following uses are allowed by right in the Open Space (O-S) District: - Conservation and habitat restoration activities - Public trails and non-motorized pathways - Interpretive signage and educational kiosks - Native plant propagation areas - Grazing, when part of a conservation or fuel management plan - Wildfire prevention infrastructure - Habitat corridors and linkages consistent with adopted conservation plans
§PERMITTED USES
The following uses may be permitted in Open Space (O-S) Districts, subject to a use permit: - Public parks and recreation areas with limited facilities - Environmental education centers - Campgrounds and group picnic areas - Parking lots serving trailheads or open space access - Sustainable agriculture or viticulture, excluding permanent structures - Water detention and recharge facilities - Cultural, historical, or archaeological interpretive facilities - Special events or temporary uses consistent with open space values - Caretaker residences or ranger stations - Habitat banking or mitigation sites - Public utility facilities and uses
§BUILDING HEIGHT LIMITS
A. Main buildings: Maximum height of 25 feet. B. Accessory structures: Maximum height of 15 feet or height of main building, whichever is less.
§ REQUIRED SITE AREA
There is no minimum site area for uses in the O-S District; however, density and development intensity must conform to open space purposes.
ATTACHMENT 2
Page 36 of 146
City of Ukiah Open Space Zoning District
Ukiah Open-Space Zoning Workshop| May 2025
§ REQUIRED YARD SETBACKS
Setbacks are intended to preserve scenic views, minimize visual impact, and protect sensitive areas: - Front: 30 feet - Sides: 20 feet - Rear: 30 feet - Structures adjacent to sensitive habitats, wetlands, or creeks must maintain a 100-foot minimum setback.
§ REQUIRED PARKING
A. Trailheads and recreation areas: 1 space per 10 average daily visitors. B. Parking surfaces should be permeable and screened with vegetation. C. No overnight parking unless allowed by permit. D. ADA: At least 1 ADA-compliant stall for lots with 10+ spaces. E. Other uses: Subject to site-specific review.
§ ADDITIONAL REQUIREMENTS
A. Resource Protection: Grading or vegetation removal only permitted with approval from the Community Development Director. B. Lighting: Generally discouraged; must be minimal and dark-sky compliant. C. Fencing: Generally discouraged; wildlife-friendly and safety-related only. D. Parking Lot & Recreation Area Landscaping: Native, drought-tolerant, 20% minimum coverage.
§ DETERMINATION OF APPROPRIATE USE
If a use is not listed, the Community Development Director may determine its appropriateness based on: A. Consistency with O-S district purpose B. No degradation of resources or access C. Similar scale and impact to allowed uses D. Alignment with the General Plan and open space goals
§Definitions
Accessible Trails Trails designed to meet Americans with Disabilities Act (ADA) standards, ensuring inclusive access for individuals with mobility limitations while minimizing environmental impact.
Boardwalks and Elevated Walkways Structures that allow passage over sensitive areas such as wetlands or riparian zones, reducing ground disturbance and preserving natural hydrology and vegetation.
Campgrounds and Group Picnic Areas Areas designated for overnight camping or daytime gatherings, including tent sites, fire rings, picnic tables, and restrooms, with minimal permanent infrastructure, intended for recreational use compatible with natural open space settings.
Caretaker Residences or Ranger Stations Dwellings or facilities for on-site staff responsible for the maintenance, security, or management of open
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City of Ukiah Open Space Zoning District
Ukiah Open-Space Zoning Workshop| May 2025
space, parks, or conservation lands. These structures must be directly related to and support the primary open space use.
Cultural, Historical, or Archaeological Interpretive Facilities Facilities or installations that convey the cultural, historical, or archaeological significance of a site through signage, exhibits, or programming. Such uses shall be low-impact and compatible with preservation of the surrounding environment.
Environmental Education Centers Small-scale facilities dedicated to outdoor learning, interpretation, and stewardship. May include classrooms, demonstration gardens, or displays focused on ecology, conservation, and sustainable practices, provided they maintain the character of the surrounding open space.
Equestrian Trails Trails specifically designed for horseback riding, featuring wider tread, natural surfaces, and adequate clearances to safely accommodate horses and riders.
Habitat Banking or Mitigation Sites Lands preserved, enhanced, or restored to offset environmental impacts elsewhere, typically under a conservation easement or regulatory agreement. These areas support long-term ecological functions and comply with state or federal mitigation requirements.
Multi-Use Trails Paths intended for various non-motorized users—such as pedestrians, cyclists, and equestrians—with design elements that encourage safe, shared use and minimize conflicts between users.
Parking Lots Serving Trailheads or Open Space Access Surface parking areas intended solely to support public access to trails, parks, or open space areas. These lots shall be minimally sized, use permeable materials where feasible, and be sited to reduce visual and environmental impacts.
Public Parks and Recreation Areas with Limited Facilities Open space areas accessible to the public for passive or low-impact recreation, such as walking, wildlife viewing, or picnicking. May include benches, restrooms, or shade structures, but do not permit large-scale or intensive recreational infrastructure.
Special Events or Temporary Uses Consistent with Open Space Values Short-term activities such as nature walks, educational workshops, cultural gatherings, or community celebrations that promote awareness, stewardship, or enjoyment of open space resources without significant alteration of the site.
Sustainable Agriculture or Viticulture, Excluding Permanent Structures Low-impact farming or vineyard operations that incorporate practices such as organic farming, dry farming, or rotational grazing, and do not involve permanent buildings. Must be compatible with conservation goals and not degrade habitat or watershed values.
Trailheads Designated entry points to trail systems that may include signage, parking, restrooms, and other low-impact amenities to support public access while safeguarding open space.
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City of Ukiah Open Space Zoning District
Ukiah Open-Space Zoning Workshop| May 2025
Water Detention and Recharge Facilities Infrastructure designed to temporarily capture, hold, and infiltrate stormwater to reduce runoff, prevent erosion, and recharge groundwater. Includes bioswales, retention basins, and percolation ponds designed to integrate with natural systems.
Wildlife-Sensitive Trail Design Trail routing and construction practices that avoid critical wildlife habitats, limit fragmentation, and support long-term ecological function.
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Page 1 of 3
ITEM NO: 2025-9
AGENDA SUMMARY REPORT
SUBJECT: Discussion and Workshop: Development of an Open Space Zoning District
DEPARTMENT: Community
Development PREPARED BY: Jesse Davis, Chief Planning Manager
PRESENTER: Jesse Davis
ATTACHMENTS:
1.City of Ukiah 2040 - Land Use Element
2.City of Ukiah 2040 - Environment & Sustainability Element
3.City of Ukiah, Western Hills Annexation - Associated Maps
4.Western Hills Watershed Management Plan - Adopted 2024
Summary: Discussion regarding development of an Open Space zoning designation.
Background: The City of Ukiah's 2040 General Plan Land Use Element (Attachment #1) introduces an Open
Space (O-S) Land Use Designation. However, this designation has not yet been applied to any parcels within
the City’s jurisdiction. Furthermore, there is no corresponding zoning district to implement the associated land-
use goals of the designation, although it could be combined with other zoning districts, such as Public
Facilities (PF).
The City's Open Space land-use designation is intended to align with the purpose and allowances of
Mendocino County’s Open Space zoning district (Division 1). It is designed to identify lands unsuitable for
development or those most valuable in their undeveloped state. Constraints limiting development may include
unstable soils, high fire hazard, remote locations, poor access, or susceptibility to flooding. Valuable natural
areas could include habitats for rare and endangered species, wildlife corridors, riparian zones, areas with
creeks or other water features, and designated scenic resources. Typical uses could include activities such as
agriculture, conservation and development of natural resources, mineral extraction, recreation, and essential
utility installations, depending on the type of open-space activities desired. Additionally, the City could consider
more comprehensive approaches to open-space management, such as identifying groundwater recharge as
an allowed or permitted activity to support sustainable water management and enhance climate resilience.
Besides the Land Use Element, the City's Environment and Sustainability Element (Attachment #2) includes
substantial discussion and numerous goals, policies and implementation items related to open-space,
including:
•Goal ENV-1: Preserve open space land for the commercial agricultural and productive uses, the
protection and use of natural resources, the enjoyment of scenic beauty and recreation, protection of
tribal resources, and the protection from natural hazards.
•Policy ENV-6.7 Public Open Space. The City shall work with Mendocino County and the Public Spaces
Commission to identify and select appropriate locations along creek channels, hillsides, and ridgelines
that would be appropriate for future acquisition and development as trails, pocket parks, wildlife
ATTACHMENT 3
Agenda Item No: 14.a.
MEETING DATE/TIME: 1/8/2025
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Page 2 of 3
preserves, or other public open space.
Additionally, the Environment & Sustainability Element includes the following implementation item:
•Environment & Sustainability Element - Implementation Item: Open Space Management - Revise the
Zoning Code to include standards for maintaining open space and green areas within new
developments.
On November 4, 2024, Mendocino LAFCo voted unanimously to approve the City’s annexation and sphere of
influence amendment request. The request involved the annexation of 27 assessor parcels, totaling
approximately 791 acres (732 acres City-owned), and a sphere of influence amendment for one parcel along
the City's existing boundary in the Western Hills. This annexation aims to preserve open space, provide public
access, and allow limited residential development, as illustrated in Attachment #3. Previously the City
identified and annexed a number of City-Owned properties in the Ukiah Valley, some of which are identified for
conservation or resource protection, including portions of the Vichy Hills Landfill, the Doolin Creek headwaters,
as well as land-banked agricultural parcels north of the City's Waste Water Treatment Plant.
The City of Ukiah's Land Use Element and Environment & Sustainability Element provide a strong foundation
for preserving open space in areas such as the Western Hills, portions of the Vichy Hills landfill, and Doolin
Creek headwaters. However, to fully realize the General Plan’s vision and effectively protect these valuable
lands, the creation of an Open Space zoning district could be useful. Establishing this zoning designation
would enable the City to further implement its goals for habitat conservation, recreation, and natural resource
management, ensuring the long-term preservation and regulation of open-space parcels under the City's
jurisdiction.
Discussion: Proposed amendments to address the General Plan considerations identified could include the
creation of a new zoning article for Open Space (O-S) under Ukiah City Code Division 9, Chapter 2, along with
updates to Article 20 (Administration and Procedures) and Article 21 (Definitions). As the Open Space
designation is intended to identify lands unsuitable for development due to constraints such as unstable soils,
high fire hazard, remote location, poor access, or flooding susceptibility, it would be prudent to identify areas
that may be appropriate for rezoning to the Open Space designation.
Particular attention will be given to the recently annexed Western Hills, emphasizing their importance as a
priority area for conservation and open space management. These lands are currently under study for
protection through the Western Hills Watershed Protection Area Management Plan (WHPAMP) (Attachment
#4).
As identified, topics for discussion with the Planning Commission and Staff, include:
1. Defining Open Space Goals: Establishing primary objectives for the Open Space designation, such as
habitat preservation, recreational opportunities, and wildfire resilience, using the WHPAMP, as well as other
resources to inform the 'Intent' and purpose of the OS zoning designation.
2. Zoning Standards and Boundaries: Identifying appropriate criteria for designating Open Space areas, with
an emphasis on the recently annexed Western Hills and other valuable natural resources.
3. Management and Implementation: Exploring strategies for long-term stewardship and integration with
existing General Plan policies
Recommended Action: Participate in a discussion and workshop regarding the development of an Open
Space Zoning District, providing input on key policy considerations.
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Page 3 of 3
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Land Use Element 2
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Ukiah 2040 General Plan Land Use Element
Page 2-2 Ukiah 2040 General Plan | December 2022
Land Use Element
The Land Use Element establishes goals, policies, and programs to strategically accommodate future growth and
change while preserving and enhancing the qualities that make Ukiah a great place to live and work. The Element
contains the Land Use Diagram, a map of land uses within the planning area. It also contains a description of the
land use designations. The goals, policies, and programs are designed to enhance Ukiah’s neighborhoods with an
attractive mix of uses and amenities that expand the local economy, protect environmental resources, and improve
the overall quality of life of residents. A variety of topics are discussed within the Element, including the pattern of
development, missing middle housing, special planning areas, infill development, and community character and
design.
Section Title Page
2.1 Land Use Diagram and Designations ........................................................................................................... 2-3
2.2 Pattern of Development ............................................................................................................................ 2-18
2.3 Growth Management ................................................................................................................................ 2-22
2.4 Missing Middle Housing ........................................................................................................................... 2-23
2.5 Special Planning Areas ............................................................................................................................. 2-26
2.6 Community Character and Design ............................................................................................................. 2-33
2.7 Environmental Justice .............................................................................................................................. 2-34
2.8 General Plan Use and Maintenance ........................................................................................................... 2-37
2.9 Implementation Programs ........................................................................................................................ 2-39
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2. Land Use Element
Policy Document | December 2022 Page 2-3
The 2040 General Plan designates land uses defining the type of
development planned to occur throughout the city through the
planning horizon year of 2040 (approximately 20 years).
Development projections for the General Plan were determined by
analyzing vacant and underutilized parcels within the city and the
realistic level of development potential based on what is allowed
under the applicable land use designation factoring for known
physical constraints and/or regulatory requirements, such as
provisions in Division 9, Chapter 2 - Zoning of the Ukiah City Code. The development projections include the
development potential of the land within the City limits as well as areas identified for future annexation. The core of
the Land Use Element is the land use diagram and description of land use designations that classify and distinguish
the various land uses in the City. Corresponding levels of intensity, density, and allowable uses are defined in this
section, as required by Government Code Section 65302(a).
Land Use Diagram
Figure 2-1, the General Plan Land Use Diagram, shows the distribution of the land use designations allowed within
the City’s Planning Area. There are a total of 16 residential, commercial, mixed-use, public/quasi-public uses and
agricultural land use designations that depict the types of land uses that will be allowed within the Planning Area.
The Land Use Diagram is largely implemented through the City’s zoning regulations. Each land use designation has
corresponding compatible zoning districts. Whereas the land use designations are intentionally broad, the zoning
designations are more detailed and provide specific development standards, including permitted and conditional
uses, building heights, setbacks, lot coverage, and parking requirements. While the Land Use Diagram guides zoning,
it is not the same as the City’s Zoning Map.
Land Use Designations
Table 2-1 describes the land use designations along with their corresponding density/intensity standards using the
following columns:
•Designation. This column provides the name of each designation and the acronym used when referring to
the designation.
•Color. To the right of each designation name is the color that is assigned to this designation on the Land
Use Diagram (Figure 2-1).
•Description. This column contains a description of the purpose and application of each designation. The
City’s Zoning regulations provide further detail about uses allowed and permitted in zoning districts that
implement the land use designation. Not all allowed and permitted land uses may be appropriate for
specific properties due to location, adjacent uses, site-specific constraints, and other applicable General
Plan policies.
•Density/Intensity Standards. This column describes allowable development density or intensity.
Designations allowing residential uses include a minimum and maximum density, expressed as dwelling
units per acre (du/ac). Residential designations also include maximum lot coverage. Non-residential uses
Important Note
It is common for the Land Use Diagram to be
updated over time. Please check with the
Ukiah Community Development Department
to ensure you have the current version.
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Ukiah 2040 General Plan Land Use Element
Page 2-4 Ukiah 2040 General Plan | December 2022
include a maximum building intensity standards, expressed as Floor Area Ratio (FAR), which is defined
below. Most non-residential land use designations also allow residential uses and include density
standards as well.
Residential Density
Residential development is categorized by
allowed density range (minimum and
maximum) measured in dwelling units per
acre (du/ac). Residential density is
calculated by dividing the number of dwelling
units on the site (excluding accessory
dwelling units) by the gross acreage of the
site. The image to the right shows
prototypical examples of different residential
densities for one-acre properties.
State planning law requires general plans to
include standards for measuring population
density. Population density is determined by multiplying the maximum number of dwelling units allowed in a given
land use designation by the average number of persons per household (as determined by the California Department
of Finance).
Non-Residential Building Intensity
(FAR)
The intensity of non-residential development,
which can be regulated by total building size
and lot coverage, is measured by Floor Area
Ratio (FAR). FAR means the gross floor area of
a building or buildings on a parcel divided by
the area of the parcel. Floor area means the
entire enclosed area of all floors that are more
than four (4) feet above the existing or
proposed grade, measured from the outer face
of exterior walls or in the case of shared walls
from the centerline. The maximum FAR
standard limits the overall size of development
on a parcel. As an example, a maximum FAR of
0.75 would allow 75,000 square feet of building
floor area on a 100,000-square foot lot. The
75,000 square feet could be developed in one
building, or more buildings, and include one of
more stories. (Source: Land Use Alternatives Memorandum)
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2. Land Use Element
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Designation Description Density / Intensity
Residential Designations
Hillside Residential
Purpose and Application:
This designation replaces existing Rural Residential areas in the hillsides
west of Highland Avenue and Park Boulevard, with a maximum allowable
density of one dwelling unit per gross acre. The intent of this designation
is to allow for single-family residential at a lower density to align with the
goal of reducing development in designated High Fire Hazard Areas.
Typical Uses:
▪ Single-family detached dwellings
▪ Accessory dwelling units
Minimum Density:
N/A
Maximum Density:
1 du/ac
Floor Area Ratio:
N/A
Rural Residential
Purpose and Application:
This designation allows for single-family residential development at a
density of up to two units per gross acre. This designation shall be
reserved for those lands that are on the fringe of the community, have
already been divided into lot sizes that are one-half acre or larger, or are
required to "buffer" an industrial, agricultural, or public use. Development
in this category is required to connect to the City's wastewater collection
system and water system. The City may also require new projects to
install infrastructure, such as sidewalks, curbs/gutters, or streetlights.
Typical Uses:
▪ Single-family detached dwellings
▪ Accessory dwelling units
▪ Compatible public and quasi-public uses (e.g., churches, day-
care centers, community centers, parks, and schools)
Minimum Density:
N/A
Maximum Density:
2 du/ac
Floor Area Ratio:
N/A
Low Density Residential
Purpose and Application:
This designation is intended to provide land for attached and detached
single-family residential uses. This designation is the traditional
suburban style or City neighborhood style development density. The LDR
classification is for lands within the City, the Sphere of Influence, Master
Plan Areas, and within Rural Communities, or large subdivisions or
planned unit developments.
Typical Uses:
▪ Single family detached dwellings
▪ Mobile home parks
▪ Compatible public and quasi-public uses (e.g., churches, day-
care centers, community centers, parks, and schools)
Minimum Density:
N/A
Maximum Density:
15 du/ac
Floor Area Ratio:
N/A
Medium Density
Residential
Purpose and Application:
This designation is intended to provide land for a range of residential
densities and a variety of housing types and ownerships, including
townhomes, multiple family residential development, mobile home parks,
and more urban-scale density development. Lands classified MDR shall
be located within the incorporated City, Ukiah Sphere of Influence, Master
Plan areas, or Rural Communities. MDR lands are intended to be located
in proximity to parks, schools, and public services.
Minimum Density:
15 du/ac
Maximum Density:
28 du/ac
Floor Area Ratio:
n/a
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Ukiah 2040 General Plan Land Use Element
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Designation Description Density / Intensity
Typical Uses:
▪ Single-family detached dwellings
▪ Small-lot multifamily dwellings, including duplexes, triplexes,
fourplexes, apartments, townhomes, and mobile homes
▪ Compatible public and quasi-public uses (e.g., churches, day-
care centers, community centers, parks, and schools)
High Density
Residential
Purpose and Application:
This designation is intended for high-density apartment or townhome
projects to meet the diverse needs of the population in terms of mixed
types and affordability of housing. The HDR classification is permitted
within the incorporated City and Sphere of Influence. This designation is
also permitted as a part of a planned unit development or Master Plan
Area. This designation is also intended to provide opportunities for
limited neighborhood-directed commercial development that is designed
to serve the needs of a residential area.
▪ Single-family detached dwellings
▪ Multi-family dwellings, including duplexes, triplexes, fourplexes,
apartments, townhomes, and mobile homes
▪ Neighborhood commercial
▪ Compatible public and quasi-public uses (e.g., churches, day-
care centers, community centers, parks, and schools)
Minimum Density:
28 du/ac
Maximum Density:
40 du/ac
Floor Area Ratio:
n/a
Mixed Use / Commercial / Industrial
Downtown Core
Purpose and Application:
This designation is applied to the central core of Ukiah, generally
extending along East Perkins Street and State Street that currently
comprises parcels with the Downtown Zoning District This designation is
intended to establish and promote Downtown Ukiah as the central
gathering place in the community for commercial, entertainment,
hospitality, and urban living. Development in the Downtown Core is
meant to establish a walkable, infill-oriented environment, focusing on
multi-modal transportation and overall connectivity to the remainder of
the city. This designation allows for a combination of higher-density
residential, mixed-use, office, and commercial uses. Projects in this
designation are required to comply with the design standards and
guidelines as specified in the Downtown Zoning Code.
Typical Uses:
▪ Multi-family dwellings
▪ Mixed-use multi-family, commercial, retail, live/work, office
▪ Entertainment venues
▪ Hotels and lodging establishments
▪ Restaurants and similar hospitality uses
▪ Large and small format retail sales
▪ Personal service/repair, medical, and office uses
▪ Administrative and professional offices
▪ Central gathering spaces, plazas, and paseos
Minimum Density:
28 du/ac
Maximum Density:
40 du/ac
Floor Area Ratio:
2.5
Mixed Use: Brush Street Purpose and Application: Minimum Density:
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2. Land Use Element
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Designation Description Density / Intensity
This designation is intended to allow two to three story mixed-use
development with commercial uses encouraged at street level. Uses may
be mixed vertically or horizontally (stacked or linearly) on the site. Mixed-
use (MU) development shall combine two or more of the permitted uses
listed below along with some form of public open space, and single use
development shall be prohibited by implementing zoning.
Typical Uses:
▪ Single- and multi-family (MFR) dwellings
▪ Retail commercial and light industrial
▪ Mixed-use multi-family, commercial, retail, live/work, office,
medical related uses such as clinics and hospitals
SFD: 5 du/ac
MFR/MU: 9 du/ac
Maximum Density:
SFD: 9 du/ac
MFR/MU: 20 du/ac
Floor Area Ratio:
Min: 0.3
Max: 1.0
Mixed Use: AIP-PD
Purpose and Application:
This designation replaces the Master Plan Area designation for the
Airport Industrial Park Planned Development (AIP-PD) area in southern
Ukiah along Highway 101. The AIP-PD was originally approved in 1981,
and the Ordinance regulating current land uses was first adopted in 2013;
lands within this area are currently governed by AIP-PD Ordinance No.
1213 which was adopted in 2021. Since adoption of the 1995 General
Plan this area is almost completely built out with a variety of commercial,
industrial, and mixed-use development. Land Use within this area is
further broken down into seven land use categories: Highway
Commercial; Industrial; Industrial Auto; Commercial; Light Manufacturing
Mixed Use; Open Space; Professional Office; and Retail Commercial (as
shown on the AIP-PD land use designation map). Each designation
contains a set of development standards (setbacks, height, design, land
use, landscaping, etc.). While the AIP-PD notes that residential density is
limited to 60 people per acre, and commercial development is subject to
40 percent maximum lot coverage, due to its proximity to the airport, the
AIP-PD relies on density restrictions noted within UKIALUCP.
Typical Uses:
▪ Large format retail sales
▪ Restaurants
▪ Light industrial/manufacturing
▪ Personal service/repair, medical, and office uses
▪ Administrative and professional offices
▪ Highway-oriented uses
▪ Automotive commercial
▪ Open Space
Floor Area Ratio:
1.0
Neighborhood
Commercial
Purpose and Application:
This designation identifies areas generally located within existing
neighborhoods in the city, primarily adjacent to single-family areas along
South Dora Street. The intent of this designation is meant to provide
enhanced neighborhood serving uses that are compatible with and limit
conflict with adjacent residential areas. In an effort to stimulate
additional housing opportunities in the city, this designation supports the
inclusion of single- and multi-family dwelling types, specifically walkable
infill development, including mixed-use development (both horizontal and
vertical formats). This designation focuses development of small format
retail and personal services that serve the everyday needs of the
immediate neighborhood.
Minimum Density:
8 du/ac
Maximum Density:
15 du/ac
Floor Area Ratio:
1.0
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Ukiah 2040 General Plan Land Use Element
Page 2-8 Ukiah 2040 General Plan | December 2022
Designation Description Density / Intensity
Typical Uses:
▪ Small format retail sales
▪ Restaurants
▪ Personal service/repair, medical, and office uses
▪ Single- and multi-family dwellings
▪ Mixed-use (multi-family, commercial, retail, live/work, office)
Community Commercial
Purpose and Application:
This designation identifies areas generally located along major corridors
in the city including State Street, East Gobbi Street, and Talmage Road,
with the intent of providing a transition between higher-intensity
commercial uses along Highway 101 and residential neighborhoods on
the western side of the city. In an effort to stimulate additional housing
opportunities in the city, this designation supports the inclusion of
higher-density multi-family dwellings, including mixed-use development
(both horizontal and vertical formats). This designation focuses
development for small and large format retail, shopping centers, chain
restaurants, and personal services that provide for the community as well
as consumers outside the city.
Typical Uses:
▪ Large format retail stores, with a focus on national and regional
chains
▪ Hotels and lodging establishments
▪ Restaurants
▪ Personal services and office uses
▪ Multi-family dwellings
▪ Mixed-use (multi-family, commercial, retail, live/work, office)
Minimum Density:
15 du/ac
Maximum Density:
28 du/ac
Floor Area Ratio:
1.5
Highway Commercial
Purpose and Application:
This designation identifies areas generally located adjacent to Highway
101 on the far eastern side of the city. This designation focuses
development of more auto-oriented uses, visitor-serving uses, and large
format retail that are typically associated with highway users. The intent
is to limit the impact of such auto-oriented uses on established
residential areas and neighborhood-focused commercial centers,
including Downtown.
Typical Uses:
▪ Large format retail
▪ Hotels and lodging establishments
▪ Restaurants and supporting hospitality uses, including drive-thru
establishments
▪ Gas stations and vehicle fueling stations, including vehicle repair
▪ Guidance services and professional offices
Minimum Density:
28 du/ac
Maximum Density:
40 du/ac
Floor Area Ratio:
1.0
Industrial
Purpose and Application:
This designation is intended to identify those areas of the General Plan
where manufacturing and major employment uses may occur. The
Industrial classification applies to lands suited for industrial uses where
public facilities and services (transportation systems, utilities, fire
protection, water, and sewage disposal) exist or can be efficiently
Minimum Density:
N/A
Maximum Density:
Live/work: 20 du/ac
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2. Land Use Element
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Designation Description Density / Intensity
provided. Industrial uses may be sited where there can be the least
impact to proximate uses and where the potential for environmental
disruption is minimal or can be adequately controlled. Industrial uses
may be managed through individual zoning districts to ensure a level of
land use compatibility that reflects site specific conditions and
requirements. New Industrial lands are intended to be located in the City
limits, the Sphere of Influence, or Master Plan Areas.
Typical Uses:
▪ Manufacturing, processing, fabrication and assembly, and
warehousing
▪ Public facilities, places of assembly
▪ Business centers, business parks, office parks, mixed
commercial, office, and industrial sites.
▪ Limited live-work uses
▪ Agriculture
Floor Area Ratio:
1.0
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Ukiah 2040 General Plan Land Use Element
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Public / Quasi-Public
Public
Purpose and Application:
This designation is intended to identify lands owned by public agencies
including the City, County, School districts, and special districts, as well
as quasi-public utilities such as Pacific Gas & Electric and internet and
telephone service providers. Public land uses identify facilities that are
unlikely during the life of the General Plan to be considered surplus
property because of the extent or nature of the existing facility. The P
classification is the equivalent of the County's Public Lands and Public
Services classification.
Typical Uses:
▪ Government buildings
▪ Libraries
▪ Water, wastewater, and drainage facilities
▪ Transportation and utility facilities
▪ Compatible public buildings
▪ Natural resource areas
Minimum /Maximum
Density:
n/a
Floor Area Ratio:
1.0
Recreational
Purpose and Application:
This designation is intended to identify recreation facilities with generally
unrestricted access. REC lands apply to public parks and recreation
facilities, quasi-public recreation facilities within residential
development, and private parks or recreation facilities such as
campgrounds or private golf courses.
Typical Uses:
▪ Campgrounds, trails, parks, baseball fields, soccer fields, BMX
tracks, RV parks, golf courses, country club facilities.
Minimum /Maximum
Density:
n/a
Floor Area Ratio:
n/a
Open Space
Purpose and Application:
This designation is intended to identify lands not suited for development
or to land most valuable in its undeveloped state. Factors limiting the
development of land would include such constraints as unstable soils,
high fire hazard, remote location, poor access, or susceptibility to
flooding. Valuable natural areas could include rare and endangered
species and habitat, wildlife corridors, riparian vegetation zones, areas
with creeks or water features, or designated scenic resources. The OS
classification is the equivalent of the County's Open Space classification.
Typical Uses:
• Agriculture, conservation and development of natural resources
• Mineral extraction
• Recreation
• Essential utility installations
Minimum /Maximum
Density:
n/a
Floor Area Ratio:
n/a
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Other
Agriculture
Purpose and Application:
This designation is intended to apply to lands which are suited for and
are used for production of crops, commercially cultivated lands under
agricultural preserve contracts, land having present or future potential for
agricultural production, and contiguous or intermixed smaller parcels on
which non-compatible uses could jeopardize the agricultural use of
agricultural lands. Lands within the AG classification with agricultural
commodities, excluding cannabis, are protected from encroachment of
incompatible uses by the "Right to Farm" provisions of the Agriculture
Element. Agriculture lands are intended to include both the growing,
raising, and harvesting of agricultural produce, fruit, or livestock.
Typical Uses:
▪ Single-family dwellings
▪ Farm labor housing
▪ Crop production, grazing, livestock raising facilities, dairies
▪ Packing houses, feed/grain storage
▪ Natural open space areas
▪ Agriculturally related industries, wineries, food processing
Minimum Density:
n/a
Maximum Density:
1 du/40 ac
Floor Area Ratio:
n/a
Land Use Designation Density Range
(units/acre) Floor Area Ratio Compatible Zoning
Districts
HR Hillside Residential 1 du/ac N/A Low Density
Residential-Hillside
Overlay (R1-H)
RR Rural Residential 2 du/ac N/A Low Density
Residential (R1)
LDR Low Density Residential 15 du/ac N/A Low Density
Residential (R1)
MDR Medium Density Residential 15 - 28 du/ac N/A Medium Density
Residential (R2)
HDR High Density Residential 28 - 40 du/ac N/A High Density
Residential (R3)
DC Downtown Core 28 - 40 du/ac 2.5 All Downtown Zoning
Code districts
MUBST Mixed Use: Brush Street
SFD: 5 - 9 du/ac
MFR: 9 - 20 du/ac 0.3-1.0
All existing and future
zoning districts that
meet the intent of the
MUBST
AIP-PD
Mixed Use: AIP-PD N/A 1.0 All AIP-PD zoning
districts, as well as
Commercial,
Manufacturing, and
Industrial zoning
districts that meet the
intent of the AIP-PD
NC Neighborhood Commercial 8 - 15 du/ac 1.0 Neighborhood
Commercial (CN)
CC Community Commercial 15 - 28 du/ac 1.5 Community
Commercial (C1);
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Heavy Commercial
(C2)
HC Highway Commercial 28 - 40 du/ac
1.0
Community
Commercial (C1);
Heavy Commercial
(C2)
I Industrial Live Work: 20 du/ac
1.0
Industrial;
Manufacturing;
Agricultural
Combining
P Public
N/A 1.0
Public Facilities;
Agricultural
Combining; Open
Space
REC Recreational
N/A N/A
Public Facilities;
Agricultural
Combining; Open
Space
OS Open Space
N/A N/A
Public Facilities;
Agricultural
Combining; Open
Space
AG Agriculture
1 du/40 ac N/A
Public Facilities;
Agricultural
Combining; Open
Space
For parcels that fall within a designated Airport Compatibility Zone, refer to Chapter 3 of the UKIALUCP
which lists restrictions for each land use within each Compatibility Zone related to height, density (both
residential and non-residential), land use, noise, and open land.
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Goals and Policies
Residential
To provide a variety of housing types that offer choices for Ukiah residents and
create complete, livable neighborhoods. (Source: New Goal)
Existing Neighborhoods
The City shall maintain and enhance the quality of existing residential neighborhoods, ensuring
adequate public facilities such as parks, streets, water supply, and drainage. (Source: New Policy)
Connectivity
The City shall encourage new residential development to incorporate design features that promote
walking and connectivity between blocks. (New Policy)
Neighborhood Infill
The City shall encourage objectively designed infill developments that enhance neighborhood quality
and respond to community input in the planning and design of infill projects or non-residential,
neighborhood-serving uses. (Source: New Policy)
High-Density Residential Uses
The City shall encourage new high-density residential development to locate in areas close to
services and transit. (Source: New Policy)
Existing Neighborhoods
The City shall encourage all new multi-family residential development to comply with objective design
and development standards. (Source: New Policy)
Mixed-Use
To encourage mixed-use development projects that create vibrant, walkable
districts. (New Goal)
Downtown Mixed-Use
The City shall encourage mixed-use development to locate within the Downtown. Such developments
include housing, retail commercial, offices, open space, and other compatible uses. This development
pattern should create vibrant, walkable areas, rather than non-pedestrian friendly strip retail
developments along downtown corridors. (Source: New Policy)
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Compatibility with Adjacent Uses
The City shall require new mixed-use development to be compatible with adjacent land uses,
particularly residential uses, through site and architectural design techniques that establish
transitions between uses and minimize negative impacts. (Source: New Policy)
Mixed-Use Design
The City shall require new mixed-use development to limit the number of access driveways, minimize
building setbacks, and provide public ground floor spaces adjacent to sidewalks. (Source: New Policy)
Pedestrian Orientation
The City shall require new mixed-use and commercial developments with street or bike route frontage
to include amenities that connect and create a comfortable environment for walking, sitting, and
socializing. (Source: New Policy)
Live/Work
The City shall encourage mixed-uses in appropriate non-residential or existing mixed-use areas,
facilitate the adaptive reuse of otherwise obsolete structures, and promote the growth of the arts and
small business ventures in the community by allowing combined workspace and living quarters in
appropriate buildings in commercial or industrial zoning districts. (Source: New Policy)
Downtown
To improve and enhance the appearance and vibrancy of Downtown Ukiah to
create a high-quality place for residents, businesses, and visitors. (Source:
Existing GP Goal CD-9, modified)
Downtown Activities and Functions
The City shall maintain the Downtown as a center for shopping and commerce, social and cultural
activities, and government and civic functions. (Source: New Policy)
New Downtown Development
The City shall ensure new development in the Downtown is compatible with existing uses and
enhances the character of the area. (Source: Existing Policies CD-9.2 and CD-9.3, modified)
Downtown Arts Entertainment
The City shall encourage private-sector investment in Downtown to transform it into a safe, vibrant,
and prosperous arts and entertainment district that offers enhanced shopping, dining, recreational,
and cultural experiences and events for residents, families, and visitors. (Source: New Policy)
Downtown Pedestrian Improvements
The City shall work with public agencies and private entities to create a safe, convenient, and
pleasant pedestrian environment that supports the continued revitalization of the Downtown area.
Improvements could include pedestrian-oriented amenities such as lighting, wider sidewalks, clearly
marked pedestrian crossings, benches, landscaping, signage, sidewalk seating areas, and public art.
(Source: New Policy)
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Downtown Parking
The City shall prepare and implement a Downtown parking plan that provides enough parking
downtown to support area businesses while maintaining a pedestrian-friendly environment. (Source:
New Policy)
Commercial
To encourage the growth and development of retail, office, service, and
entertainment uses in Ukiah to provide jobs, support City services, and make
Ukiah an attractive place to live. (New Goal)
High-Quality Building Design
The City shall encourage distinctive and high-quality commercial building design and site planning
that respects the character of Ukiah. (Source: New Policy)
Commercial Center Design
The City shall require new commercial centers to incorporate standards of site design, construction,
buffering, and screening that when located adjacent to residential neighborhoods. (Source: New
Policy)
Clustering Commercial Uses
The City shall encourage new commercial uses to group into clustered areas or centers containing
professional offices, retail sales and services. New commercial clusters shall be located at the
intersections of major thoroughfares and exclude “strip” commercial. (Source: New Policy)
Commercial Property Landscaping
The City shall require that landscaping on commercial properties be well maintained and encourage
those commercial properties currently without landscaping to provide landscaping. (Source: Existing
Program CD-17.2a, modified)
Pedestrian Access to Commercial Uses
The City shall support convenient and direct pedestrian access to commercial uses that are located
adjacent to residential areas. (Source: New Policy)
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Industrial
To encourage, facilitate, and support the development of new employment and
industrial uses and retention of existing industry to ensure compatibility with
existing surrounding uses and planned uses. (Source: New Goal)
Industrial Park Development
The City shall encourage the development of well-designed industrial park areas to attract new light
industrial development to Ukiah. (Source: New Policy)
Industrial Design standards
The City shall ensure that new industrial developments contribute to the overall attractiveness of the
community through appropriate site design, architectural design, and landscaping. (Source: New
Policy)
Screening Industrial Areas
The City shall require the screening of loading areas and open storage areas so that they are not
visible from major roads. (Source: New Policy)
Hillside Areas
To preserve the natural character of hillside development areas. (Source: New
Goal)
Natural Features
The City shall require development to preserve outstanding natural physical features, such as the
highest crest of a hill, natural rock outcroppings, major tree belts, and water features. (Source: New
Policy)
Hillside Development
The City shall require new development in hillside areas to minimize grading to retain a natural
hillside setting. The City shall encourage clustered dwelling units in hillside areas and roadways to be
designed to preserve the ecological and scenic character of the hillsides. (Source: New Policy)
Open Space Access
The City shall encourage new hillside developments to provide public access (as appropriate) to
adjacent greenways, open space corridors, trails, and parks if development is proposed adjacent to
such facilities. (Source: New Policy)
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Over the course of this General Plan, the City will continue to develop and grow to meet the needs of current and
future residents, businesses, and visitors. The General Plan is intended to ensure an orderly, contiguous pattern of
development that prioritizes infill development, phases new development, encourages compactness and efficiency,
preserves surrounding open space and agricultural resources, and avoids land use incompatibilities. The Plan is
also designed to promote sustainable development and local growth patterns that enhance Ukiah’s overall quality of
life. Through this General Plan the City prioritizes land development that meets the needs of the current population
without compromising the ability of future generations to meet their own needs. New development should minimize
resource consumption, reduce dependency on the automobile, preserve sensitive environmental resources, reduce
maintenance and utility expenses, and promote physical, mental, and social well-being.
Future Annexations
Annexation efforts for the City of Ukiah have been discussed over the last three decades and addressed in multiple
planning documents produced over the past 35 years, including the 1984 Ukiah General Plan, the 1995 Ukiah General
Plan, the 2009-14, 2014-19, and 2019-27 Ukiah Housing Elements, Mendocino County’s 2019-2027 Housing Element,
and the 2011 Ukiah Valley Area Plan. Themes within these documents related to annexation include supporting
future housing needs through annexation efforts that lead to the orderly expansion of growth to avoid sprawl;
collaboration between the cities within the county on regional housing by supporting annexation applications to the
Mendocino LAFCo from cities for annexations of contiguous lands; and the need for preservation of open space and
agricultural lands.
Consistent with direction received from the City Council, the adopted Annexation policy, and relevant City and
County planning documents, the City of Ukiah intends to pursue annexation of approximately 910 acres of land,
currently located in the County of Mendocino’s jurisdictional boundaries, into the City limits. The 910 acres
proposed for annexation are categorized as the following Annexation Areas: City-Owned Properties; the Brush
Street/Masonite Annexation Area; and the Western Hills Annexation Area. All of the land the City is pursing for
annexation is located within the City’s current SOI, and with the exception of the Western Hills annexation, a portion
of the landfill site along Vichy Road, and the open space area west of the terminus of Standley Street. However, all
of the land the City is pursuing for annexation is located within the City’s proposed SOI. The Annexation Areas being
pursued by the City are summarized below and shown on Figure 2-2.
Annexation requests and jurisdictional changes must be reviewed and approved first by City Council, then by the
Mendocino County Local Agency Formation Commission (LAFCo). In December 2021, the City submitted annexation
pre-applications to LAFCo for annexation of the City Owned Properties and the Northern Annexation Area. The City
anticipates submitting pre-applications and full applications to LAFCo for all areas within the Proposed SOI shown
within Figure 2-2 over the next one to three years.
• A: City-Owned Properties. Includes 16 City-owned properties, totaling approximately 437 acres, that the
City of Ukiah has acquired 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. City-owned lands proposed for annexation include:
the landfill site on Vichy Springs Road; properties within the Ukiah Municipal Airport area along South State
Street; properties within the vicinity of the City’s wastewater treatment plant along Norgard Lane, Taylor
Drive and Plant Road; property adjacent to the City’s solid waste transfer station; and open space areas
west of the terminus of Standley Street.
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The majority of these properties include City operations such as the wastewater treatment plant, recycled
water system, and a portion of the Ukiah Municipal Airport. Others are currently undeveloped and preserved
as open space or agriculture. Once annexed, the City-Owned Property Annexation Areas would continue to
be used for agriculture, open space, or municipal uses. As such, these lands are proposed to be designated
as Public and Open Space, and the buildout analysis did not assume any new development (aside from
potential new or expansion of public facilities) on these sites for the next 20 years.
• B: Brush Street/Masonite Area Properties Annexation Area. The City proposes to annex 63 properties
totaling approximately 473 acres north of the City limits, within areas locally known as the “Masonite” and
“Brush Street Triangle” areas along Kunzler Ranch Road, Ford Road, Masonite Road, Brush Street, Brunner
Street, and Orchard Avenue. Development in this area includes some commercial, industrial, and
manufacturing uses (both existing and decommissioned), as well as areas containing vacant and
agricultural land. For the Brush Street Triangle, development assumptions were analyzed by using the
current Ukiah Valley Area Plan Mixed-Use: Brush Street Triangle designation. For the Masonite area, the
existing Industrial designation was used. For the remaining area south of the Masonite site and north of
Ford Road that is currently vacant and/or developed with agriculture uses, the Agriculture designation will
remain.
• C: Western Hills Annexation Area. Annexation Area C comprises a total of ±750 acres concentrated in the
hills west of Ukiah. Approximately 707 acres is being pursued as part of the Western Hills Open Land
Acquisition and Limited Development Agreement, approved by City Council on September 15, 2021. ±640 of
those acres are identified for open space conservation and pre-zoned as Public Facilities, while ±54 acres
would allow for residential development (through creation of seven “Development Parcels”), beginning at
the terminus of Redwood Avenue. Parcels eligible for residential uses feature a Single-Family Residential -
Hillside Overlay (R1-H) allowing for a maximum of 14 units total (seven-single family homes and seven
accessory dwelling units) upon annexation. Additionally, 14 acres of privately owned property was included
in the Western Hills Open Land Acquisition and Limited Development Agreement for access to the Project
parcels. These parcels currently provide access to the Project and are proposed for annexation. Although
these parcels are pre-zoned R1-H for consistency with surrounding zoning and land uses, they are not
included in the Development Agreement and no development is presently proposed or expected. However,
they could conceivably be developed with two residential units at some point in the future, bringing the total
potential buildout of Annexation Area C to 16 total units. No new parcels are proposed or created as a result
of this annexation request.
Finally, ±44 acres were included to address stated LAFCo policies, known mapping errors, and to avoid the
formation of an unincorporated island. The median size of these privately owned parcels is .94 acres, as the
majority are unincorporated remnants of lots already developed within the City along Lookout Drive. Given
limited access and significant topographical constraints, development of these fragments and island
parcels is unlikely, and there is no expectation that they can be feasibly developed. As these additional
parcels are privately owned, the application of a PF zoning designation is inappropriate. For consistency, a
Single-Family Residential - Hillside Overlay was applied to these fragment and island parcels
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Goals and Policies
To ensure the orderly and timely growth and expansion of the City. (Source: New
Goal)
Development Pattern
The City shall ensure an orderly, contiguous development pattern that prioritizes infill development,
phases new development, encourages compactness and efficiency, preserves surrounding open
space and agricultural resources, and avoids land use incompatibilities. (Source: New Policy)
Annexations
The City shall property owners and applications that seek to annex adjoining unincorporated land
within the City’s Sphere of Influence where the City determines it to be in residents’ interests to do so,
to promote orderly development, to implement General Plan goals, and if the annexation would
improve the fiscal health of the City, provide a more efficient delivery of City services to the area,
and/or create a more logical City boundary. The City shall consider annexation of lands outside of the
SOI but within the Planning Area if the City and all local agencies with relevant jurisdiction, arrive at
an agreement ensuring adequately compensated for the costs it will incur due to development in its
Planning Area. (Source: New Policy; City Staff; City Council Annexation Policies)
Annexation Considerations
The City shall consider the following factors when reviewing annexation proposals:
a. Availability of public services and facilities;
b. Proximity to existing urban development;
c. Existing agricultural uses;
d. Fiscal impacts on City finances;
e. Potential economic benefits;
f. Regional housing needs; and
g. Public health and safety.
(Source: New Policy)
Required Public Facilities and Services
The City will support annexation of land for new development only if public services and facilities
meeting City standards are available or plans are in place demonstrating their availability in the near
future. (Source: New Policy)
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Agriculture and Annexation
The City shall discourage urban development of unincorporated land in the City’s Sphere of Influence
until such lands are annexed by the City. The City shall support County land use regulations that
require minimum lot sizes to protect the viability of local agriculture and to prevent the development
of incompatible or undesirable land use patterns prior to eventual annexation and urbanization.
(Source: New Policy)
Fair Share Housing Needs Reduction
The City shall amend the Housing Element as a condition of annexation of residential lands from the
County, to increase the City's housing fair share by the number of needed housing units the County is
surrendering. (Source: Existing Program LU-4.1a, modified)
County Housing Needs
The City shall give consideration to the County's regional "fair share" housing needs when reviewing
applications for new development within the City’s Planning Area. (Source: Existing Program LU-4.1b,
modified)
Legal Non-conforming Uses
The City shall allow the continued use of legally existing non-conforming land uses in conformance
with approved permits. (Source: Existing Policy LU-1.1, modified)
The City has a direct role in managing future growth and development patterns by regulating the direction, rate,
density, intensity, and arrangement of land uses. A community that is well-planned with a clear sense of place, a
vibrant downtown, open spaces, and attractive neighborhoods enhances city image. Compact development also
reduces the cost of providing infrastructure and public services compared to areas that are spread out. The City’s
dedication to growth management advances quality of life from a fiscal, environmental, and social perspective.
Goals and Policies
To promote growth and development practices that improve quality of life,
protect open space, natural and historical resources, and reduce resource
consumption. (Source: New Goal)
Contiguous Development
The City shall strongly discourage new development that is not contiguous with existing urban
development. (Source: New Policy)
Protection of Agricultural Areas
The City shall support the long-term economic viability of agriculture and agrotourism and encourage
landowners with land in agricultural production to undertake succession planning or agricultural
preservation, as appropriate. (Source: New Policy)
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Infill Development
The City shall encourage population and employment growth toward infill development sites within
the city. (Source: New Policy)
Reuse of Underutilized Property
The City shall encourage property owners to revitalize or redevelop abandoned, obsolete, or
underutilized properties to accommodate growth. (Source: New Policy)
Historic Preservation
The City shall strive to preserve residential and commercial structures of historic value to the
community. (Source: New Policy)
Historic Resource Maintenance
The City shall encourage property owners to maintain these structures in accordance with local, state
and federal standards. (Source: New Policy)
Meeting the Housing Needs of Ukiah
While housing and residential neighborhoods form the fabric that makes the City a cohesive community, finding a
place to call home in Ukiah can sometimes be challenging. The City is not affordable for some prospective
residents, and the range of housing types and sizes to accommodate varied households is limited. The domination
of single-family neighborhoods and the trend towards building single-family homes geared toward higher-income
earners has further contributed to the housing issues in the City.
These housing issues are not unique to Ukiah and are seen throughout many communities in California. The State
of California has been working with communities to help meet the number and affordability of housing units needed
in the State. As part of the Housing Element process, the State dictates the number of units, at a variety of income
levels, for which each region must plan. For Ukiah, this covers the sixth cycle housing element which covers an
eight-year cycle (2019-2027).
To address the diversity of housing needed in Ukiah and meet the requirements of State law, the City will look
beyond the current process used to plan for housing. The Ukiah planning process has predominantly focused on
detached single-family homes, leaving many priced out of the local housing market. To meet the diverse needs of
the community, Ukiah, like other communities nationwide, intends to strive for communities that are a
heterogeneous mix of housing types and price points. This housing, which lies between the low end of Medium
Density Residential (MDR - 1-14 units/acre) and the high end of High Density Residential (HDR- 1-28 units/acre) is
often referred to as “Missing Middle” housing and can include a mix of housing types including duplexes, triplexes,
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fourplexes, cottage courts/clusters, and townhomes (illustrated below). Through design, these units are expected
to be compatible in form and appearance with detached single-family homes.
As part of the 2040 General Plan, a goal, policies, and implementation programs are included to support the
development of Missing Middle Housing within existing Ukiah neighborhoods. The image below illustrates this
concept using a variety of Missing Middle Housing types. In the graphic below, the two blocks were laid out to be
identical relative to lot lines and existing structures, with the dwelling units shaded in white being existing dwelling
units in a variety of sizes, but all being single-family detached homes. The portion of the graphic on the bottom
(labeled “With Missing Middle Housing”) shows that same block with future development. The white shaded
structures are those current units remaining and the gold shaded structures are new Missing Middle Housing types.
Some are in addition to existing structures (“A” and “F”), one is a replacement structure on an existing lot (“C”), and
two show the consolidation of two lots to create one larger lot (“B” and “D”).
This illustration is designed to show potential ideas for how to incorporate a range of housing types and sizes into
an existing neighborhood. In addition to different types, the Missing Middle Housing concepts would also support
the production of a variety of unit sizes in the 500 to 1,000 square-foot range.
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Goals and Policies
To provide opportunities for housing that can accommodate the needs,
preferences, and financial capabilities of current and future residents in terms of
different housing types, tenures, density, sizes, and costs. (Source: New Goal)
Mixed Residential Neighborhoods
The City shall encourage creation of mixed residential neighborhoods through new and innovative
housing types that meet the changing needs of Ukiah households and expand housing choices in all
neighborhoods. These housing types include, but are not limited to, single dwelling units, multi-family
dwelling units, accessory dwelling units, small and micro units, use of pre-fabricated homes, and
clustered housing/cottage housing. (Source: New Policy)
Housing Types and Designs
The City shall support housing types and designs that increase density while remaining consistent
with the building scale and character present in existing neighborhoods. This includes multi-family
units or clustered residential buildings that provide relatively smaller, less expensive units within
existing neighborhoods. (Source: New Policy)
Adaptation of Existing Residential Units
The City shall encourage the adaptation of existing residential units to support multi-family use.
(Source: New Policy)
Senate Bill 9 and Development Implications
To continue to stimulate housing, specifically Missing Middle Housing ,and remove barriers by local
government for expedited housing production, the State enacted Senate Bill 9 (SB 9). SB 9 creates a ministerial
approval process for lot splits and duplex construction on parcels zoned for single-family uses, if the project
meets specified requirements. Duplex construction or lot splits cannot demolish deed-restricted affordable
housing or housing occupied by tenants in the past three years or occur in an historic district. Local
governments may impose objective standards, unless they preclude the construction of two units or a lot split.
Local agencies may require up to one parking space per unit, unless the parcel is within a half mile of a major
transit stop or high-quality transit corridor (similar to ADU requirements).
Housing created pursuant to these provisions cannot be rented for terms shorter than 30 days (no vacation
rentals). Applicants for lot splits must sign an affidavit declaring their intent to occupy one of the lots for at
least three years, unless the applicant is a community land trust or nonprofit. Local agencies may deny an
application for a duplex or lot split if it makes written findings of an adverse impact on public health, safety, or
the physical environment. Local governments must identify units constructed pursuant to these provisions in
their housing element Annual Progress Report.
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Development in Ukiah is focused to achieve more specific outcomes by designating three special planning areas:
the Downtown Zoning Code, the Ukiah Valley Area Plan, and the Ukiah Municipal Airport Land Use Compatibility
Plan). These special planning areas have more detailed development standards while remaining consistent with the
overall direction of the General Plan.
Downtown Zoning Code
In 2012 the City adopted the Downtown Zoning Code (DZC) to encourage the development of a healthy, safe,
diverse, compact, and walkable urban community. The DZC created three downtown-specific zoning districts, shown
on Figure 2-3:
• General Urban (GU) zone allows for mixed-use and urban residential uses in a wide range of building types,
from single use and single-family to a mix of uses and multifamily. GU zone allows for residential densities
between 10 and 28 du/ac.
• Urban Center (UC) zone allows for higher-density residential and mixed-use buildings that may
accommodate retail, office, services, local and regional civic uses, and residential uses. This zone has a
tight network of streets with wide sidewalks, regularly spaced street tree planting, and buildings set close to
lot frontages. The UC zones allows for residential densities between 15 and 28 du/ac.
• Downtown Core (DC) zone allows the highest density and intensity of development by allowing a wide
variety of commercial and residential uses located in mixed-use buildings. This zone has small, walkable
blocks with regularly spaced street trees and buildings set at the frontage line. The DC zone allows for
residential densities between 15 and 28 du/ac.
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Ukiah Valley Area Plan
The Ukiah Valley Area Plan (UVAP), adopted by Mendocino County in 2011, includes land use and planning goals
and policies for the unincorporated areas of the Ukiah Valley. Although the document does not cover the City of
Ukiah, it does establish land use designations and development standards within the City of Ukiah Planning
Area/Sphere of Influence. The UVAP planning area is depicted on Figure 2-4.
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Airport Related Plans
Ukiah Municipal Airport Master Plan
The Ukiah Municipal Airport Master Plan (Airport Master Plan), adopted by the City in 1996, serves as a framework
within which individual airport projects can be implemented. The Airport Master Plan summarizes airport inventory,
role and activity, and financial plan, and establish standards for airfield design and building area development. In
January 2016, the Federal Aviation Administration (FAA) approved Ukiah Municipal Airport’s Airport Layout Plan,
illustrating proposed alterations to the airfield system.
Ukiah Municipal Airport Land Use Compatibility Plan
Adopted in 2021 by the Mendocino County Airport Land Use Commission (ALUC) and City of Ukiah, the Ukiah
Municipal Airport Land Use Compatibility Plan (UKIALUCP) replaces the compatibility plan for Ukiah Municipal
Airport adopted by the ALUC in 1996 as part of the countywide Mendocino County Airport Comprehensive Land Use
Plan (MCACLUP). Whereas the UKI Master Plan applies to the airport proper, the UKIALUCP applies to development
within the Area of Influence of the airport. The UKIALUCP is wholly self-contained and does not rely upon any
policies or other content contained in the MCALUCP. The MCALUCP remains in effect for other airports in
Mendocino County.
The Mendocino County Airport Land Use Commission (ALUC) is the principal body for oversight of the UKIALUCP.
The basic function of the UKIALUCP is to promote compatibility between the airport and surrounding land uses. As
adopted by the ALUC, the plan serves as a tool for use by the ALUC in fulfilling its duty to review certain airport and
adjacent land use proposals. Additionally, the plan sets compatibility criteria applicable to local agencies in their
preparation or amendment of land use plans and ordinances and to landowners in their design of new development.
The operation of the Ukiah Municipal Airport affects development in a significant portion of the city through the
enforcement of the six Airport Land Use Compatibility Zones (see Figure 2-5), with the addition of an overlay zone to
two of the zones, which functionally creates restrictions on development within the vicinity of the airport based on
proximity to the airport and flight path. Specifically, Chapter 3 of the UKIALUCP lists restrictions for each land use
within each Compatibility Zone related to height, density (both residential and non-residential), land use, noise, and
open land (see UKIALUCP Table 3A for a summary of restrictions and development standards). These standards are
intended to promote compatibility between the Ukiah Municipal Airport and surrounding land uses and were applied
to each of the land use designations on the General Plan Land Use Diagram (see Figure 2-1).
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Ukiah 2040 General Plan Land Use Element
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Goals and Policies
To assure coordination and consistency with special planning areas. (Source:
New Goal)
Downtown Zoning Code
The City shall update the Downtown Zoning Code to assure consistency with the General Plan goals,
policies, and land use designations. (Source: New Policy)
Ukiah Valley Community
The City shall recognize that the Ukiah Valley is one community and foster collaborative decision-
making between the City, county, and other public agencies. (Source: UVAP Goal LU-7, modified)
Ukiah Valley Area Plan
The City shall coordinate with Mendocino County to assure consistency with the Ukiah Valley Area
Plan goals and policies. (Source: New Policy)
Ukiah Airport Master Plan
The City shall periodically update the Ukiah Airport Master Plan to reflect changing airport needs,
aircraft type and use, and new noise and safety standards. (Source: New Policy)
Ukiah Municipal Airport Land Use Compatibility Plan
The City shall require new development within each airport zone that conforms to the height, use and
intensity specified in the land use compatibility table of the Ukiah Municipal Airport Land Use
Compatibility Plan (UKIALUCP). (Source: UVAP Policy LU 2.1b, modified)
Mendocino County Airport Land Use Commission
As required within the UKIALUCP, the City shall refer new development projects in the Ukiah Airport
area of influence to the Mendocino ALUC for review and comment. (Source: New Policy)
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Community design influences the way people experience a place and remember it. The prominence of a city largely
depends on how it is perceived by the residents and by visitors. Community design plays an important role in
creating a distinctive identity of the community and influencing the quality of life of the residents. While community
design relates predominantly to the aesthetic quality of the urban form, it can also have a significant impact on land
use, economic development, community health, safety, vitality, public services, and circulation.
Goals and Policies
To ensure high-quality site planning, landscaping, and architectural design for all
new construction, renovation, or remodeling. (Source: New Goal)
Commercial Character
The City shall update and maintain objective commercial design standards for all commercial land
use designations, to enhance community character and encourage economic development. (Source:
Existing Policy CD-1.1)
Gateways
The City shall establish key gateways to Ukiah through landscape design, appropriately-scaled
signage, and building form, and historic themes to create a unique sense of place. (New Policy)
Neighborhood Character
The City shall ensure that Zoning Code standards and design guidelines are reflective of
neighborhood character and land use intensity, complement views from US 101. (Source: Existing
Programs CD-1.1a, -3.1a, and 5.3a, modified)
Public Buildings and Spaces
The City shall ensure that all new public buildings and places are consistent with City design review
guidelines and standards, designed to be attractive, safe, and serve the neighborhood needs, and
conform to standards similar to those applied to private development. (Source: Existing Programs CD-
16.1a, -16.1b, 16.2a, and 16.2b, modified)
Public Street Furniture
The Public Works Department shall establish public design standards for street furniture and
landscaping that enhance the streetscape and general fabric of the City. (Source: Existing Program
CD-12.1a)
Public Art
The City shall encourage the installation of public art and identify permanent funding mechanisms to
support new installations and maintenance. (New Policy)
Sign Regulations
The City shall update the Zoning Code sign provisions to incorporate a consistent program for new
signs to simplify the signage process.
(Source: Existing Program CD-13.1c, modified)
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Tree Preservation
The City shall encourage the preservation of trees on public and private property. Priority should be
given to the preservation of trees considered significant due to their size, history, unusual species, or
unique quality. (Source: Existing Program CD-4.3b, modified)
Historic Preservation and Restoration
The City shall encourage restorative maintenance to deteriorated buildings, particularly in Downtown,
and restrict the demolition of historically and/or architecturally significant buildings to accommodate
new development. The City shall encourage adaptive re-use of historic structures to maintain their
historic character while supporting economic development. (Source: New Policy)
Water Efficient Landscaping
The City shall ensure that Zoning Code landscape standards and design guidelines reflect the most
current water efficient landscape standards that include native, adaptive, and drought resistant
vegetation, as well as provisions for street canopies and streetscape enhancement. (Source: Existing
Programs CD-4.2a and -4.3a)
Environmental justice is the fair treatment of people of all races, cultures, and incomes with respect to the
development, adoption, implementation, and enforcement of environmental laws, regulations, and policies. Today,
and throughout much of California and United States history, communities with lower incomes, lower levels of
education, and higher proportions of minority residents often bear a disproportionately large burden of exposure to
environmental hazards. These environmental inequities are largely a result of land use policy and zoning regulations
(e.g., residential uses located adjacent to industrial uses) that have led some communities to experience higher
levels of exposure to air and water pollution. Environmental justice laws seek to address these inequities. California
Senate Bill 1000, enacted in 2016, requires general plans adopted after January 2018 to include an environmental
justice element, or related goals, policies, and objectives, integrated in other elements. Environmental justice
objectives and policies should seek to reduce the unique or compounded health risks in disadvantaged communities
through strategies such as reducing pollution exposure, improving air quality, and promoting public facilities, food
access, safe and sanitary homes, and physical activity; promote civil engagement in the public decision-making
process; and prioritize improvements and programs that address the needs of disadvantaged communities.
For additional analysis on identified disadvantaged unincorporated communities (DUCs) please refer to
the SB 244 Analysis provided in Appendix C.
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Ukiah 2040 General Plan Land Use Element
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Goals and Policies
To ensure that land use decisions do not adversely impact disadvantaged
individuals and groups differently than the population as a whole. (Source: New
Goal)
Fair Treatment and Meaningful Involvement
The City shall provide for the fair treatment and meaningful involvement in respect to the
development and review of land use decision and policies for all people regardless of income, race,
color, or national origin. (Source: New Policy)
Disproportionate Land Use Impacts
The City shall evaluate and avoid, reduce, or mitigate disproportionate adverse health and safety
impacts of land use decisions on identified disadvantaged communities. (Source: New Policy)
Coordination on Siting of Utilities
The City shall coordinate with utility providers in the siting, site layout, and design of gas and electric
facilities, including changes to existing facilities, to minimize environmental, and safety impacts on
disadvantaged communities. (Source: New Policy)
To ensure that all community members have equal access to healthy foods,
education, green spaces, and medical services. (Source: New Goal)
Access to Community Resources
The City shall identify and address gaps in access to residential, commercial, recreation, natural open
spaces, and public resources, and ensure these community resources are accessible to all, regardless
of income, race, color, or national origin. (Source: New Policy)
Equitable Capital Improvements
The City shall promote equitable investment in capital improvements City-wide. (Source: New Policy)
[FB, SO]
Public Assistance Collaboration
The City shall support non-profit organizations and public agencies which provide assistance to the
homeless and access to healthcare, rental assistance and food assistance, and other poverty
alleviating programs and services. (Source: New Policy)
To develop, implement, and enforce policies to ensure access to safe and
sanitary housing throughout the community. (Source: New Goal)
Code Enforcement
The City shall prioritize code enforcement for rental housing in disadvantaged communities to assure
safe, sanitary housing. (Source: New Policy)
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Clean and Safe Drinking Water
The City shall ensure access to clean and safe drinking water for all community members. (Source:
New Policy)
To promote meaningful dialogue and collaboration between members of
disadvantaged communities and decision-makers to advance social and
economic equity. (Source: New Goal)
Community Input
The City shall continue to facilitate opportunities for disadvantaged community residents and
stakeholders to provide meaningful and effective input on proposed planning activities early on and
continuously throughout the public review process. (Source: New Policy)
Communication Channels
The City shall continue to improve communication channels and methods for meaningful dialogue
between community members and decision-makers. The City shall also continue to share public
information across a variety of media, technological, and traditional platforms, and languages based
upon the demographics of the community. (Source: New Policy)
Public Engagement
The City shall hold special meetings, workshops, and other public engagement opportunities at times
and locations that make it convenient for disadvantaged community members to attend, particularly
stakeholders who are the most likely to be directly affected by the outcome. (Source: New Policy)
Translation Services
The City will continue to evaluate the need for the provision of translation services, to the extent
feasible, in conveying important information to the community. (Source: New Policy)
The Ukiah General Plan is designed to be a living document that reflects the City’s needs and desires, which will
evolve over time. The effectiveness of the General Plan ultimately depends on how the City implements and
maintains the General Plan over its lifetime. This section is designed to ensure that the City provides for regular
review and updating of this General Plan to ensure that it reflects the community’s needs and aspirations, as well as
consistency with changes in State law.
Goals and Policies
Promote the effective use and implementation of the General Plan Land Use
Map. (Source: New Goal)
Land Use Map
The City shall maintain and implement a Land Use Map describing the types of allowed land uses by
geographic location and the density of allowed uses within each designation. (Source: New Policy)
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Land Use Designations
The City shall apply the land use designation specific parcels of land as designated on the General
Land Use Map (Figure 2-1), even if a parcel does not meet other criteria specified in the General Plan.
(Source: New Policy)
Zoning Designations
The City shall ensure that zoning designations are consistent with the General Land Use Map (Figure
2-1). (Source: New Policy)
Five-year General Plan Review
The City shall conduct a technical review of the General Plan every five years and revise and update
as necessary to assure compliance with State law and responsiveness to current City needs. (Source:
New Policy)
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Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
2
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
a
l
On
g
o
i
n
g
Downtown Pedestrian Improvements
The City shall, in collaboration with
interested public agencies and downtown
businesses, prepare a study of potential
sidewalk and streetscape improvements,
including lighting, wider sidewalks, clearly
marked pedestrian crossings, benches,
landscaping, signage, sidewalk seating
areas, and public art, to create a safe,
convenient, and pleasant pedestrian
environment Downtown.
(Source: Existing Program CD-9.3a,
modified)
LU – 3.4 Public Works
◼
Downtown Parking Plan
The City shall prepare and implement a
Downtown parking plan that provides
enough parking downtown to support area
businesses while maintaining a
pedestrian-friendly environment. The City
will collaborate with other public agencies,
Downtown businesses, and the Chamber
of Commerce to identify parking
deficiencies, consider alternatives, and
prepare a comprehensive parking strategy.
(Source: New Implementation Program)
LU – 3.5 Public Works
Community
Development
◼
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Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
2
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
a
l
On
g
o
i
n
g
Housing Element Amendments to Address
Annexation-related RHNA Changes
The City shall amend the Housing Element
in conjunction upon the annexation of any
County land designated for residential
uses and identified in the Mendocino
County Housing Element as satisfying a
portion of the County’s RHNA. The City
Housing element amendment will increase
the City’s RHNA by a commensurate
amount. The City shall coordinate any
proposed amendment in advance with the
Mendocino Council of Governments and
the California Department of Housing and
Community Development to assure the
amendment is acceptable to both
agencies.
(Source: New Implementation Program)
LU – 7.6 Community
Development
◼
City Gateway Design Standards
The City shall prepare gateway design
standards for all City gateways, The
standards will address landscape design
and materials, signage, building form, and
historic themes that create a unique sense
of place.
(Source: New Implementation Policy)
LU – 11.2 Community
Development
Public Works ◼
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Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
2
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
a
l
On
g
o
i
n
g
Zoning Code Amendments
The City shall amend the Zoning Code to
address the following topics:
• Downtown Zoning Code and Design
Guidelines;
• Commercial Design standards that
address neighborhood character and
compatibility, including materials,
siting, scale, and landscaping;
• Sign regulations;
• Water efficient landscape standards;
• Historic Structure Preservation; and
• Zoning districts and map consistency
with the 2040 Land Use Diagram.
(Source: Existing Program CD-4.1a,
4.2a, modified and expanded)
LU – 10.1
LU – 11.1
LU – 11.7
LU – 11.10
Community
Development
◼
Ukiah Municipal Airport Land Use
Compatibility Plan
The City shall review every five years and
update as necessary the Ukiah Municipal
Airport Land Use Compatibility Plan. The
review and potential update shall consider
changing airport facility and aviation
needs, new aircraft types, and new noise
and safety standards.
(Source: New Implementation Program)
LU – 10.4
LU – 10.5
LU – 10.6
Airport
◼ ◼ ◼
Design Standards
The City shall update the Commercial
Design Guidelines to establish design
standards for street furniture and
streetscape landscaping.
(Source: Existing Program CD-4.3a)
LU – 11.1
LU – 11.4
LU – 11.5
Community
Development
◼
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Five Year General Plan Review
The City shall conduct a technical review
of the General Plan every five years and
revise and update as necessary to assure
compliance with State law and
responsiveness to current City needs.
(Source: New Implementation Program)
LU – 16.4 Community
Development
◼ ◼
Annexation Guide. The City shall develop,
maintain, and make publicly-available a
City of Ukiah Annexation Guide that
includes an annexation applicant’s
responsibilities, the requirements for
environmental review, requirements for
development plans, and fees associated
with applications for annexation. (Source:
New Implementation Program; City Council
Annexation Policies)
LU-7.2 Community
Development
◼
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Environment and Sustainability
Element 6
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Page 6-2 Ukiah 2040 General Plan | December 2022
Environment and Sustainability Element
The Environment and Sustainability Element evaluates environmental, biological, and agricultural resources, air
quality, open space, and climate change and sustainability in Ukiah. It establishes policies and actions to protect
and manage these resources including an emphasis on climate adaptation and sustainability, to protect the
community.
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Open space, or any parcel or area of land or water that is essentially unimproved and devoted to an open-space use,
is abundant in the greater Ukiah Valley region, and the city of Ukiah has additional opportunities for local acquisition
and management of open spaces as shown in Figure 6-1. Ukiah has a number of local parks and recreation facilities
totaling 260 acres, as well as an 80-acre open-space park called Low Gap Park, managed by Mendocino County. Low
Gap Park has an existing network of trails, which extend from Low Gap Park through the hills west of the city. The
greater Planning Area for Ukiah includes a number of County and Federal parks including Mill Creek Park (400-
acres), and two Federal open space recreation areas: Lake Mendocino Recreation Area (5,110-acres) and Cow
Mountain Recreation Area (60,000-acres). Adjacent to Ukiah City Limits, the Russian River provides recreational
opportunities for Ukiah residents including swimming, fishing, inner-tubing, and picnicking. There are four access
points to the river from the city: the City’s Softball Complex, Vichy Spring-Perkins Road crossing, Riverside Park, and
Talmage Road crossing.
Goals and Policies
Preserve open space land for the commercial agricultural and productive uses,
the protection and use of natural resources, the enjoyment of scenic beauty and
recreation, protection of tribal resources, and the protection from natural
hazards.
Landscaping Compatibility
The City shall require landscaping in new development to be compatible with preservation and
restoration goals of open space management and native vegetation.
Open Space Management
The City shall manage and maintain City-owned open spaces to preserve the integrity of these public
spaces.
Open Space and Renewable Energy Production
The City shall seek, where feasible, to develop renewable energy production within City-owned open
space.
To maintain and enhance the urban forest to create a sense of urban space and
cohesiveness with the surrounding natural environment.
Tree Preservation
The City shall update and maintain City tree inventories to support landmark trees preservation and
urban biodiversity, including trees designated for streets and parking lots, and city facilities. The City
shall also prepare an Urban Forest Master Plan, review it’s Tree Management Guidelines and study
the feasibility of preparing a Tree Protection Ordinance.
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Protect Healthy Trees
The City shall review new construction and landscaping site plans to ensure that healthy trees are not
removed unnecessarily.
Accommodation of Trees along Roadways
The City shall ensure future roadway plans accommodate existing and new trees without
compromising sidewalk accessibility.
Tree Trimming for Fire Prevention
The City shall encourage private tree trimming as a fire hazard mitigation.
For goals and policies relating to parks and recreation uses and designated facilities, please refer to
Section 5.7 (Parks and Recreation Facilities) in the Public Facilities, Services, and Infrastructure Element.
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The City of Ukiah values preserving its historic and archaeological character. The area has a rich history, from the
first seasonal Native American inhabitants to the landmark ranches and buildings of the modern era. The Planning
Area includes the City of 10,000 Buddhas two miles east of Ukiah; the Vichy Springs Resort, a California Historical
Landmark; and the former Finnish colony in Calpella. The city of Ukiah itself has the Palace Hotel, built in 1891, and
completed Historical and Architectural Surveys in 1985 and 1999, identifying a number of local historic and
architectural resources.
Goals and Policies
To preserve and protect historic and archaeological resources in Ukiah.
Historic Designations
The City shall support the listing of eligible properties, sites, and structures as potential historic
designations and their inclusion in the California Register of Historical Resources and National
Register of Historic Places.
Archaeological Resource Impact Mitigation
The City shall ensure appropriate and feasible mitigation for new development that has the potential
to impact sites likely to contain archaeological, paleontological, cultural, or tribal resources.
Protect Archaeological Resources
The City shall require any construction, grading, or other site altering activities cease if cultural,
archaeological, paleontological, or cultural resources are discovered during until a qualified
professional has completed an evaluation of the site.
Tribal Consultation
The City shall proactively engage local Native American tribes in the planning process, particularly
when matters related to Native American culture, heritage, resources, or artifacts may be affected.
Educational Outreach
The City shall coordinate with the museum to provide education to the public on how to protect sites
and structures.
City-owned Historic Sites and Structures
The City shall maintain, preserve, and improve City-owned historic structures and sites in an
architecturally and environmentally sensitive manner.
Adaptive Reuse
The City shall encourage appropriate adaptive reuse of historic resources.
Ukiah is home to multiple species of native oak trees and other sensitive plant species and habitats. The community
strives to conserve the iconic natural resources that are part of the area’s identity. The City maintains protections of
select species in its Protected Trees code: black oak, blue oak, coast live oak, , interior live oak, oracle oak, Oregon
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oak, valley oak, white oak, native California oak, California buckeye, California bay, and California/coast redwood.
Riparian habitats are located along the Russian River and provide habitat for a variety of species including,
blackberry, wild rose, wild grape, and coyote bush.
The City has programs in place to aid in protecting and enhancing its natural resources, including a Public Spaces
Commission that has been created to foster a culture of informed community participation in the planning and
implementation of the wise use of public spaces.
The City of Ukiah sources its water primarily from the Russian River and three active groundwater wells.
Groundwater recharge is important for ensuring a sustainable water supply for the city and protecting these
resources from pollutants. The City has a recycled water system that serves agricultural and landscape irrigation,
industrial processes.
Goals and Policies
To conserve and protect the city’s natural woodlands and water resources for
future generations.
Habitat Preservation
The City shall require new development to preserve and enhance natural areas that serve, or may
potentially serve, as habitat for special-status species. Where preservation is not feasible, the City
shall require appropriate mitigation.
Trail Connectivity
The City shall identify appropriate areas for trails along the ridge line that can be connected to trails
in the valley.
Interconnected Greenways
The City shall encourage new development to incorporate and facilitate interconnected greenways
that support wildlife conservation and recreational purposes.
River and Creek Preservation
The City shall work cooperatively with the County and private landowners to develop pedestrian
access along creeks flowing through the City where safe and feasible to do so and where it will not
cause adverse impacts.
Recycled Water
The City shall support efforts to increase recycle water use.
Groundwater Protection
The City shall require, for new development that could result in a significant reduction in groundwater
recharge area or water quantity, an analysis, prepared by a licensed hydrologist, of the project
impacts on groundwater recharge and quality.
Water Capturing Permits
The City shall encourage and support residents to have an on-site water capturing system for
landscaping and household use.
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Mitigate Water Resource Pollutants
The City shall protect water quality from adverse impacts of urban and agricultural runoff.
Biological Resource Assessment
The City shall require that new development proposed in or adjacent to ecologically sensitive areas,
to complete a site-specific biological resource assessment prepared by a qualified biologist that
establishes the existing resources present.
There are several threatened and endangered species within the greater Ukiah Planning Area including the northern
spotted owl, foothill yellow-legged frog, red-bellied newt, chinook salmon, and steelhead trout. The local wildlife and
biological resources are critical to the proper functioning of the local ecosystems and the City is committed to
protecting and restoring sensitive biological processes and ensuring the overall health of the wildlife community.
Goals and Policies
To ensure the health and viability of the Russian River fisheries and tributaries.
Local Collaboratives
The City shall participate in local collaborative efforts to restore and preserve the health of the
Russian River as a habitat for riparian species.
Community Education
The City shall work with schools’ education providers, and non-profit community groups, to organize
educational trips, cleanup days, and similar activities that promote involvement with and knowledge
of the Russian River habitat.
Russian River Riparian Area
The City shall support the County in maintaining the Russian River as a natural riparian corridor.
To preserve and restore creeks, streams, riparian areas, and wetlands.
Restoration Master Plans
The City shall establish a Creek and Stream Restoration Master Plan for each creek flowing through
the City limits.
Contamination and Sedimentation Prevention
The City shall require new development to use site preparation, grading, and construction techniques
that prevent contamination and sedimentation of creeks and streams.
Waterway Restoration
The City shall encourage and provide resources to landowners in the city to remove invasive species,
plant native plant species, and prevent pollution from entering local creeks and waterways.
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Waterway Channelization
The City shall actively support the use of natural waterways within the city by avoiding any new
waterway channelization within the city and collaborating with local and regional agencies to restore
channelized waterways where feasible.
Creek Protection
The City shall require new development located adjacent to stream corridors to include appropriate
measures for creek bank stabilization, erosion and sedimentation prevention, and natural creek
channel and riparian vegetation preservation.
Erosion Control Plans
The City shall require new development that requires significant grading near creeks, streams,
wetlands, and riparian areas to prepare erosion control plans that address grading practices that
prevent soil erosion, loss of topsoil, and drainageway scour, consistent with biological and aesthetic
values.
Public Open Space
The City shall work with Mendocino County and the Public Spaces Commission to identify and select
appropriate locations along creek channels, hillsides, and ridgelines that would be appropriate for
future acquisition and development as trails, pocket parks, wildlife preserves, or other public open
space.
Research and Educational Access
The City shall work with public and private landowners adjacent to creeks to allow public access to
creeks, streams, waterways, and riparian areas for educational and research programs.
The city of Ukiah has generally good air quality when compared with the rest of the state. Air quality monitoring of
ozone and particulate matter from 2015 and 2017 reports indicated that Ukiah did not exceed California air quality
standards for more than eight days in a year. The only major source of air pollution is from transportation
emissions, most notably from diesel particulate matter, with Highway 101 as the primary source. Air pollution from
wildfires has also grown in intensity and frequency across the State over the last decade. Such impacts from the
wildfires smoke continue to impact and threaten our vulnerable populations resulting in school closings and
business shutdowns. It is expected that Ukiah as well as other vulnerable communities to wildfires will experience
these worsening events for the foreseeable future.
Goals and Policies
To improve air quality to the benefit of public health, welfare, and reduce air
quality impacts with adverse effects on residents’ health and wellbeing.
Transit Oriented Development
The City shall encourage concentration of new development near areas served by transit access and
reduce single-occupancy vehicle dependency.
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Active Transportation
The City shall prioritize pedestrian and bicycle access, infrastructure, and education to encourage
increased use of alternative modes of transportation as a means to reduce direct and indirect air
contaminant emissions.
Implement Clean Air Plan
The City shall cooperate with Mendocino County Air Quality Management District (MCAQMD) to
implement the Clean Air Plan required by the Clean Air Act, reduce non-attainment pollutants,
including PM10, PM2.5, and ozone, and enforce air quality standards as required by State and Federal
statutes.
Public Outreach
The City shall cooperate with the MCAQMD and Mendocino County Public Health to create public
awareness and education programs about air quality issues and safety measures during hazardous
air events.
Construction and Operations
The City shall require that development projects incorporate feasible measures that reduce
construction and operational emissions for reactive organic gases, nitrogen oxides, and particulate
matter (PM10 and PM2.5).
Wood Burning Fireplace Replacement
The City shall promote the replacement of non-EPA certified fireplaces and woodstoves and
encourage city residents to participate in MCAQMD and NSCAPCD programs, such as the Wood Stove
Rebate Program.
City Vehicle and Equipment Fleet
The City shall continue to purchase low-emission vehicles and use clean alternative fuels as part of
their fleet. When possible, the City will replace gas and hybrid vehicles with electric vehicles.
Residential EV Charging Stations
The City shall encourage new development to install EV charging stations in homes to increase the
potential for the public to use zero-emission vehicles, lessening the impacts to air quality through
pollution.
Public EV Charging Stations
The City shall install public charging stations in its commercial areas to provide additional charging
options for city visitors.
There are several State laws that work to address the climate crisis in California. In 2016, the State achieved its goal
from the target set under Assembly Bill 32 (AB 32), which required California to reduce emissions to 1990 levels by
2020. Senate Bill 32 (SB 32) is the next legislative milestone, requiring a reduction in emissions of 40 percent below
1990 levels by 2030. Through Senate Bill 100 (SB 100) the State has also set an ambitious target of eliminating 100
percent of emissions from energy production by 2045. Lastly, Executive Order B-55-18 aims to reduce the entire
state’s emissions to net zero by 2045.
To work toward achieving these goals, the City of Ukiah prepared a Draft Climate Action Plan in 2014 which was not
formally adopted. The Draft Climate Action Plan outlines the pathway to reducing emissions and meeting the targets
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6. Environment and Sustainability Element
Policy Document | December 2022 Page 6-11
set by the State and City. Ukiah aims to build on this strategy to significantly reduce emissions in compliance with
state standards and develop ambitious strategies to achieving carbon neutrality. It is important to note that the
City’s Electric Utility Department has its own goals for carbon reduction, based on State’s requirements, specifically
tied to city-owned/operated facilities and the city fleet.
Goals and Policies
To achieve carbon neutrality by or before the year 2045.
Carbon Neutrality Resolution
The City shall adopt a Carbon Neutrality Resolution that provides a foundation for all subsequent
climate actions.
Micro-grid and Small Battery Storage
The City shall encourage the development of small-scale battery storage and micro grid capacity for
storing renewable power for nighttime energy use.
Municipal Building Electrification Plan
The City shall adopt an electrification plan for all municipal buildings to convert them to all electric
using energy from carbon-free and renewable sources by 2035.
Municipal Preference of Emissions-Reduced Equipment
The City shall contract only with providers who use electric-powered equipment where available and
feasible for City construction projects or contract services.
Energy Conservation and Renewable Energy
The City shall promote energy conservation in municipal facilities by seeking opportunities to install
energy efficient fixtures and appliances, solar panels, solar battery storage, and other retrofits to new
and existing structures.
To become a zero-waste community through responsible procurement, waste
diversion, and innovative strategies.
Zero Waste
The City shall promote innovative activities that reduce waste and increase waste diversion, including
sourcing products with reusable, recyclable, or compostable packaging; establishing food diversion
programs; gasification, and promoting and educating on waste diversion and its importance.
Household Waste Programs
The City shall provide convenient, easy-to-use bulky item and household hazardous waste programs
that facilitate the reuse and recycling of materials.
Page 96 of 146
Ukiah 2040 General Plan Environment and Sustainability Element
Page 6-12 Ukiah 2040 General Plan | December 2022
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
2
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
a
l
On
g
o
i
n
g
Hillside Ordinance
The City shall update its Hillside Ordinance
periodically to provides regulations and
provisions that balance hillside
development and preservation. At a
minimum the Hillside Ordinance shall:
• Protect of natural terrain and
hillside areas on the west side of
Ukiah;
• Promote habitat connectivity and
scenic viewsheds;
• Include development standards for
grading, road and trail
improvements, density, structure
design and placement, clustering,
erosion and sediment control,
habitat preservation; and
• Promote wildfire safety standards
and site development regulations.
ENV – 1.1
ENV – 1.2
ENV – 6.7
Community
Development
◼ ◼
Landscaping Standards
The City shall update the Zoning Code to
include landscaping standards to require
drought-resistant and native plants.
ENV – 1.1
Community
Development
◼
Open Space Management
Revise the Zoning Code to include
standards for maintaining open space and
green areas within new developments.
ENV – 1.2
Community
Development
◼
Updated Undeveloped Land Inventory
The City shall annually update the
undeveloped lands inventory.
ENV – 1.2 Community
Development
◼
Page 97 of 146
6. Environment and Sustainability Element
Policy Document | December 2022 Page 6-13
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
2
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
a
l
On
g
o
i
n
g
Prepare an Urban Forest Master Plan
The City shall prepare an Urban Forest
Master Plan that includes the types of trees
appropriate for Ukiah and locations where
the city would receive the greatest benefits
of new trees. This plan should include trees
within commercial and residential areas, as
well as those at city parks and facilities.
This plan shall be updated every five years.
ENV – 2.1 Community
Development
Public Works
Community
Services
◼
Tree Protection Ordinance
The City shall review it’s Tree Management
Guidelines and study the feasibility of
preparing a Tree Protection Ordinance.
ENV – 2.1
ENV – 2.2
Community
Development
◼
Historic Structure Preservation Policy and
Architectural Inventory
The City shall update the Historic Structure
Preservation policy and architectural
resource inventory in collaboration with the
Mendocino County Historical Society to
focus on preservation of identified historic
and architectural resources, while also
streamlining development/demolition of
older, non-resource structures.
ENV – 3.1 Community
Development
◼
Cultural and Historic Registry
The City shall update the list of cultural and
historic resources worthy of nomination to
state or national preservation lists.
ENV – 3.1 Community
Development ◼
Page 98 of 146
Ukiah 2040 General Plan Environment and Sustainability Element
Page 6-14 Ukiah 2040 General Plan | December 2022
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
2
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
a
l
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g
Historic Preservation Ordinance
The City shall adopt a Historic
Archaeological Preservation Ordinance to
review permanent changes to the exterior or
setting of designated historic or impacts to
Archaeological resources. Among other
topics, the Ordinance should address the
following: archaeological resource impact
avoidance, new development in historically-
sensitive neighborhood, compatibility of
energy conservation retrofitting, design
review standards for new structures
replacing demolished historic structures,
and requirements for preservation of
records and artifacts from demolished
historic structures.
ENV – 3.1
ENV – 3.5
ENV – 3.6
ENV – 3.7
Community
Development
◼
Water Conservation Guidelines
The City shall prepare guidelines for
drought period water conservation
strategies for residential zones.
ENV – 4.5
ENV – 4.6
ENV – 4.7
Community
Development
Public Works
◼
Page 99 of 146
6.Environment and Sustainability Element
Policy Document | December 2022 Page 6-15
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s) 20
2
2
– 20
2
5
20
2
6
– 20
3
0
20
3
1
– 20
4
0
An
n
u
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l
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Creek and Stream Protection Zone
Establishment for New Development
The City shall establish creek and stream
protection zones for waterways that extend
a minimum of 30 feet (measured from the
top of a bank and a strip of land extending
laterally outward from the top of each
bank), with wider buffers where significant
habitat areas or high potential wetlands
exist. The City shall prohibit development
within a creek and stream protection zones,
except as part of greenway enhancement,
including habitat conservation, bike and
walking paths, wildlife habitat, and native
plant landscaping). City approval is required
for the following activities within the creek
and stream protection zones.
1.Construction, alteration, or removal
of any structure;
2.Excavation, filling, or grading;
3.Removal or planting of vegetation
(except for removal of invasive
plant species); or
4.Alteration of any embankment.
ENV – 6.1
ENV – 6.3
ENV – 6.6
Community
Development
Public Works
◼
Erosion Prevention Program
The City shall revise the Zoning Code to
include design standards for new
development that require riparian habitat
integration into project design as a means
of avoiding potential impacts of river
sedimentation and lessening the effects of
erosion.
ENV – 6.1
ENV – 6.2
ENV – 6.4
ENV – 6.5
ENV – 6.6
Community
Development
◼
Adopt a Municipal Climate Action Plan
(CAP)
The City shall adopt a municipal Climate
Action Plan to achieve carbon neutrality for
all municipal operations and meet State and
City GHG emission reduction goals.
ENV – 8
ENV – 8.1
ENV – 8.3
ENV – 9.1
PFS – 3 (and
supporting
policies)
Community
Development
◼
Page 100 of 146
Ukiah 2040 General Plan Environment and Sustainability Element
Page 6-16 Ukiah 2040 General Plan | December 2022
This page is intentionally left blank.
Page 101 of 146
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ATTACHMENT C
Page 103 of 146
CASE: ANX 2021-0001
OWNER: Various
APN : Various
AP LCT: City of Ukiah
AG ENT: City of Ukiah
ADDRESS: Western Hills
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Page 104 of 146
CASE: ANX 2021-0001
OWNER: Various
APN : Various
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AG ENT: City of Ukiah
ADDRESS: Western Hills
c:::::J Western Hills Annexation Area 0 0.15
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Page 105 of 146
CASE: ANX 2021-0001
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Page 106 of 146
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Page 107 of 146
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PA RC E L S B Y C H RO N O L O G Y
City Limits
Project Chronology
2021 (Original Western Hills Annexation)
2022 (Clean-Up/Correction)
2023 (Purchase Agreement)
Page 108 of 146
CASE : ANX 2021-0001
OWNER: Various
APN : Various
AP LCT: City of Ukiah
AGENT: City of Ukiah
AD D RESS : Western Hills
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Page 109 of 146
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APN : Various
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AG ENT: City of Ukiah
ADDRESS : Western Hills
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Page 110 of 146
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CASE : ANX 2021-0001
OWNER: Various
APN : Various
AP LCT: City of Ukiah
AGENT: City of Ukiah
ADDRESS : Western Hills
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Page 111 of 146
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OWNER: Various
APN : Various
AP LCT: City of Ukiah
AG ENT: City of Ukiah
ADDRESS: Western Hills
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Page 112 of 146
CASE: ANX 2021-0001
OWNER: Various
APN : Various
AP LCT: City of Ukiah
AG ENT: City of Ukiah
ADDRESS: Western Hills
c::J Western Hills Annexation Area 0 1,600Feet ~
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Page 113 of 146
/
------
CASE: ANX 2021-0001
OWNER: Various
APN : Various
AP LCT: City of Ukiah
AG ENT: City of Ukiah
ADDRESS: Western Hills
, .... ._
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CARI WETLANDS
Page 114 of 146
City of Ukiah
300 Seminary Drive
Ukiah, CA 95482
January 2024
Western Hills Watershed Protec�on Area
Management Plan
Western Hills
Watershed Protec�on
Area Management
Adopted February 7, 2024
Page 115 of 146
Western Hills Watershed Protec�on Area Management Plan 1
Project Loca�on
The Western Hills Watershed Protec�on Area (WHWPA) is located in eastern Mendocino County in the
foothills rising from the Ukiah Valley in the Northern Coast Mountain Range. The WHWPA currently
includes 4 non-con�guous areas totaling approximately 750 acres. The largest sec�on is centered on the
ridge climbing to the west of Redwood Avenue and ranges between a tenth of a mile to 1.3 miles wide
and spans 2.2 miles from east to west for a total of ~ 600 acres. Addi�onal non-con�guous proper�es
include the City owned por�on of Low Gap Park (~105 acres), a parcel at the headwaters of Gibson Creek
(~35 acres), and an approximate 13-acre parcel near the corner of Helen Avenue and Doolin Creek Road.
Public access trail easements connect the Doolin Creek Property to the largest property on the Redwood
Ave Ridge.
For the purposes of this plan the “western hills” extends from highway 253 at the south, to Masonite
Road on the North, and from the valley floor to the ridge above Robinson Creek on the south and Orr
Creek’s headwaters to the north (Atachment 1). If and when the City obtains addi�onal proper�es
within the described western hills boundary, they will be added to this plan as an amendment.
The WHWPA extends from the valley floor at 760 feet to its highest point at Lookout Peak at 2,726 feet in
eleva�on. Addi�onal proper�es may be added as opportuni�es for acquisi�on arise. A map of the
current protected area is available as Atachment 2.
Overall, the WHWPA is steep with slopes ranging from 30-70 percent. The vegeta�on is overgrown in
some loca�ons and wildfire has been suppressed for decades. Looking to the west from the highest
ridge, views of Pine Mountain and the headwaters of Robinson Creek can be seen. Looking to the east
provides views of Lake Mendocino, the Ukiah Valley, and the mountain tops of Sanhedrin, Hull, Snow,
Red, and Konoc� Mountains. Two forks of Doolin Creek flow east out of the central and southern parts of
the WHWPA. The headwaters of Gibson Creek lie in the northwesternmost corner of the WHWPA and an
unnamed creek in the northeastern parcel of the WHWPA flows east toward Hillcrest Avenue.
WHWPA Management Plan
This Management Plan defines the priori�es and goals for the WHWPA to ensure con�nuity in
management decision making. Once approved by the Ukiah City Council, the overarching goals of
property ownership should rarely if ever change. This plan is further intended to guide staff in day-to-
day ac�vi�es and to provide criteria for the opera�ons, maintenance, and management of the Preserve.
In keeping with the primary goals of protec�ng the WHWPA’s scenic resources and biodiversity, soil and
aqua�c resources, and ecological func�ons, most of the management ac�ons should either directly or
indirectly implement the natural resources goals.
The Management Plan was designed to protect the conserva�on values of the WHWPA while providing
the opportunity for the future development of recrea�onal, educa�onal, and u�lity support
Page 116 of 146
Western Hills Watershed Protec�on Area Management Plan 2
opportuni�es that are compa�ble with protec�on of natural resources. This document is intended to
provide guidance for balancing mul�ple goals.
The ac�ons and policies of the Management Plan are organized into three categories with
mul�ple topic areas within each: Resource Preserva�on, Fire Risk Abatement, and Public Uses and
Access.
Page 117 of 146
Western Hills Watershed Protec�on Area Management Plan 3
Purpose and Vision of City of Ukiah Open Space Designated Properties
The City of Ukiah is commited to protec�ng the purity and integrity of the Ukiah Valley Aquifer that
supplies water to residents and the flora and fauna of the Ukiah Valley, as well as to the Russian River.
Protec�ng the watershed created by the western hills from development was a primary purpose for the
City’s acquisi�on of the WHWPA. The City will con�nue to work with land owners and land trusts to
expand the footprint of the WHWPA through acquisi�ons and conserva�on easements in the Western
Hills as roughly iden�fied in Atachment 1. Addi�onal but secondary reasons, or goals for the acquisi�on
included habitat and viewshed protec�on, u�lity support, and public access. All plans and ac�vi�es
should balance these secondary goals while assuring the ascendency of watershed protec�on.
Vision Statement
Crea�ng an Open Space Preserve, Balancing Resource Management, Fire Risk Abatement, and Public
Engagement
Our vision for the WHWPA is to establish an Open Space Preserve that harmoniously integrates
resource management, fire risk abatement, and public access for healthy outdoor recrea�on. We aspire
to protect na�ve plants and wildlife communi�es, prevent erosion, and maintain water quality.
Simultaneously, we aim to engage the public in ci�zen science, educa�on, and passive recrea�on while
ensuring the protec�on of historical resources and providing essen�al infrastructure for the benefit of
our community.
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Western Hills Watershed Protec�on Area Management Plan 4
Resource Preservation
Objective 1 Establish a Management Culture of Continual Improvement and Increased Resource
Knowledge and Understanding.
Objective 2 Locate WHWPA Facilities to Avoid Rare Plants, Sensitive Natural Communities, and
Habitat for Wildlife
Objective 3 Control Erosion, Protect Water Quality, and Maintain Facilities
Objective 4 Control Dust during Construction and other Management Activities
Objective 5 Revegetation after Soil Disturbance
Objective 6 Best Management Practices for Hazardous Materials Handling and Pollution
Objective 7 Prevent the Spread of Invasive Species
Objective 8 Prevent Spread of Sudden Oak Death and Other Plant Pathogens
Objective 9 Best Management Practices for Use of Pesticides and Herbicides
Objective 10 Seek Opportunities to Expand the Footprint of Protected Watershed
Fire Risk Abatement
Objective 11 Reduce Fire Risk to the WHWPA through Fire Abatement and Vegetation Management
Activities
Objective 12 Protect Habitat during Fire Abatement and Vegetation Management Activities
Public Uses and Access
Objective 13 Provide Safe Public Access for Citizen Science / Education, Volunteer Management,
and Recreation
Objective 14 Monitor for, and Protect if Found, Historic or Archeological Resources
Objective 15 Provide Water Storage, Power Generation, and Communication Infrastructure
Objective 16 Provide and Protect Access to Native American Culture Bearers to Nurture Areas for
Harvest and Traditional Uses
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Western Hills Watershed Protec�on Area Management Plan 5
General Program Objec�ves, and Resource Conserva�on Objec�ves
The following Project Objec�ves and Management Tasks are intended to guide the management of the
WHWPA and to protect and enhance na�ve habitats and protect sensi�ve bio�c resources (such as
riparian zones and creeks, sensi�ve natural communi�es1 and habitat for na�ve wildlife and plan
species); protect cultural resources; and poten�ally expand access to the Protec�on Area. This plan
assures ac�vi�es on the property will minimize impacts to less than significant levels. A Mi�ga�on
Monitoring and Repor�ng Plan shall be produced and implemented in coordina�on with facility
development.
Project Objec�ves
Resource Preservation
Objective 1 Establish a Management Culture of Continual Improvement and Increased Resource
Knowledge and Understanding.
• Seek opportuni�es to fund and carry out property surveys to beter understand and map the
WHWPA.
• To the greatest extent possible begin with high level, broad scale surveys to be used to iden�fy
areas of concern, such as areas with rare plants or sensi�ve natural communi�es, and then
focus subsequent surveys on areas of heightened concern.
• To the greatest extent possible collect and collate studies into a single searchable source.
• Seek opportuni�es to collaborate with partner agencies to further the knowledge and
understanding of the project.
• Seek formal and informal opportuni�es for staff educa�on.
Objective 2 – Locate WHWPA Facilities to Avoid Rare Plants, Sensitive natural communities and
Habitat for Wildlife
The City shall use the following design standards to minimize impacts on na�ve vegeta�on and wildlife
communi�es:
• To the greatest degree possibly site roads, trails, and other park infrastructure out of sensi�ve
habitat areas.
• Maintain buffers between new trails or park infrastructure and drainages.
• Limit removal of exis�ng na�ve vegeta�on during site development.
• Design trails to avoid mature trees and plan revegeta�on as needed to maintain na�ve canopy
cover and understory species.
• Limit the use of fences. When fencing is essen�al, use wildlife-friendly fencing.
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Western Hills Watershed Protec�on Area Management Plan 6
Management Task 2A: Avoid Loss of Special-Status species and their
Habitats
The City shall ensure that the following protec�on objec�ves for special-status plants and species of
local concern and their habitat are implemented during management ac�vi�es in the WHWPA.
• Main�ain a list of special status plants to be updated at least every three years to monitor for
newly listed species
• Avoid removal and minimize trimming of Raiche’s Manzanita (Arctostaphylos stanfordiana spp.
raichei) and Redwood Lilly (Lilium rubescens) during vegeta�on management ac�vi�es. Train
crews to recognize this species prior to each vegeta�on clearing effort, and have a trained
supervisor oversee all work in areas where this plant occurs.
• Ensure that Red bellied newts (Taricha rivularis) are protected during vegeta�on management
ac�vi�es. Train crews to recognize this species prior to each vegeta�on clearing effort, and have a
trained supervisor oversee all work in areas where this plant occurs.
• Prior to any park development in areas beyond exis�ng trails and roads, the City shall conduct a
botanical survey to document if special-status species are present. Surveys shall be conducted at the
appropriate �me for plant iden�fica�on and shall be conducted by a botanist experienced with
Mendocino County plant species and natural communi�es. If special-status plants or their habitat are
not iden�fied during ini�al site surveys, no further mi�ga�on is necessary under this objec�ve.
• If any special-status plant species or sensi�ve natural communi�es are found in areas proposed for
park development, project plans shall be adjusted to avoid impact to the species. The City shall consult
with a qualified botanist to determine appropriate setback distances and protec�on objec�ves.
• If special-status plant species or sensi�ve natural communi�es cannot be avoided, project-specific
protec�on objec�ves (e.g., transplant, seed collec�on, propaga�on) shall be developed and
implemented.
• Any herbicide applica�on to treat non-na�ve plants must ensure that no na�ve plants are
affected. A thorough review of invasive plant management best prac�ces should be undertaken and
consulta�on with the California Invasive Plant Council2 should be considered prior to applica�on.
Management Task 2B: Protect Birds During Construction and Other Management Activities
The City shall ensure that the following protec�on objec�ves for birds are implemented for
construc�on, ground disturbing, and/or vegeta�on management ac�vi�es:
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Western Hills Watershed Protec�on Area Management Plan 7
• Work outside of the cri�cal breeding bird period (February 15 through August 31) including
construc�on projects and during ongoing land management (e.g., vegeta�on trimming and removal,
etc.). If ac�vi�es must occur during this breeding period, work areas shall be surveyed by a qualified
biologist prior to commencing. Surveys shall be required for all human-related ground disturbance
ac�vi�es in natural habitats and for vegeta�on trimming and removal. The surveys shall be
conducted within one week prior to ini�a�on of vegeta�on clearing, tree removal and trimming, or
other construc�on ac�vi�es. If the biologist finds no ac�ve nes�ng or breeding ac�vity, work can
proceed without restric�ons. If ac�ve raptor or owl nests are iden�fied within 100 feet of the
construc�on area or ac�ve nests of other special-status birds (e.g., passerines, woodpeckers,
hummingbirds, etc.) are iden�fied within 50 feet of the construc�on area, a biologist shall determine
whether or not construc�on ac�vi�es may impact the ac�ve nest or disrupt reproduc�ve behavior. If
it is determined that construc�on would not affect an ac�ve nest or disrupt breeding behavior,
construc�on can proceed without restric�ons. The determina�on of disrup�on shall be based on the
species’ sensi�vity to disturbance, which can vary among species; the level of noise or construc�on
disturbance; and the line of sight between the nest and the disturbance. If the biologist determines
ac�vi�es would be detrimental, the nes�ng area and 250-foot buffer for larger nes�ng birds (e.g.,
owls, raptors, herons, egrets) and 50-foot buffer for small nes�ng songbirds shall be adhered to un�l
the nest has been vacated.
• If the work area is le� unatended for more than one week following the ini�al surveys,
addi�onal surveys shall be completed. Ongoing construc�on monitoring shall occur to ensure no
nes�ng ac�vity is disturbed. If state and/or federally listed birds are found breeding within the
area, ac�vi�es shall be halted, and consulta�on with the CDFW and USFWS shall occur to
determine if any addi�onal protec�on objec�ves are needed.
• For fire risk abatement fuel management, nes�ng bird surveys shall be required for all fire risk
abatement vegeta�on management in late winter through spring. All burn piles shall be burned
outside of the bird nes�ng season (February 15 through August 31). If ac�vi�es must occur
during this period, burn ac�vi�es shall be reviewed and approved by a qualified biologist before
commencing.
Objective 3 - Control Erosion, Protect Water Quality, and Maintain Facilities
The City shall maintain roads, trails, and any other approved infrastructure to ensure long term viability
and u�lity of the infrastructure while ensuring erosion control, sediment deten�on. Site maintenance
ac�vi�es shall occur in accordance with the Handbook for Forest, Ranch, & Rural Roads (2015) and the
following objec�ves:
• Protect disturbed areas against erosion. When a road project involves grading or work within or
adjacent to a stream, a spill preven�on and clean-up plan, Stormwater Pollu�on Preven�on Plan (if
disturbance is greater than one acre), or similar document (Erosion Control Plan) shall be prepared and
implemented during construc�on ac�vi�es to protect water quality. The plan would address polluted
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Western Hills Watershed Protec�on Area Management Plan 8
runoff and spill preven�on policies, BMPs that are required to be available on site in case of rain or a
spill (e.g., straw bales, silt fencing, erosion control blankets, spill response kit), clean-up and repor�ng
procedures, and loca�ons of refueling and minor maintenance areas.
• Dispose of all debris, sediment, rubbish, vegeta�on, or other construc�on-related materials in a
loca�on approved by the City. No materials, including petroleum products, chemicals, silt, fine soils, or
substances deleterious to the func�on of a watercourse, water quality, or biological resources, would be
allowed to pass into, or be placed where it can pass into stream channels.
• Cover stockpiled soils when rain is expected while materials are temporarily stockpiled. Cover
stockpiles with plas�c that is secured in place to ensure the piles are protected from rain and wind. Silt
fencing or watles would be installed on contour around all stockpile loca�ons.
• Follow Ukiah Valley Trail Group’s Trail Maintenance and Design Guidelines for all trail construc�on
and maintenance. (Atachment 3)
• Minimize the amount of soil disturbance and avoid trail alignments in seeps or wet areas.
• Install temporary erosion control measures such as watles before construc�on begins and remove
once the site has been stabilized with na�ve vegeta�on or other method.
• Maintain vegetated filter strips at the base of slopes and along trails to allow surface water to slow
down and for sediment to be retained.
Management Task 3A -Maintain roads and facilities to minimize sedimentation and maintenance
costs.
• Perform an annual survey of road condi�ons a�er the end of winter rains.
• Note and document maintenance needs that will be required prior to the next rainy season.
• All road work shall be completed in accordance with the Handbook for Forest, Ranch, &
Rural Roads (see Reference List).
Project Objective 4 - Control Dust during Construction and other Management Activities
The City shall implement the following dust control objec�ves in areas where soil or vegeta�on has
been disturbed and during construc�on ac�vi�es:
• Cover open-bodied trucks when used for transpor�ng materials likely to give rise to airborne dust.
• Use water or chemicals to control dust during construc�on opera�ons or clearing of land.
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Western Hills Watershed Protec�on Area Management Plan 9
• Apply water or suitable chemicals on materials stockpiles and other surfaces that can give rise to
airborne dusts.
• Limit vehicle speeds on dirt roads to not more than 12 miles per hour.
Objective 5 – Revegetation after Soil Disturbance
The City shall implement the following objec�ves in areas where soil or vegeta�on has been disturbed
by management ac�vi�es:
• Implement soil protec�on objec�ves, including seeding or plan�ng, promptly with appropriate
na�ve species and covering with weed-free straw mulch, and/or installing biodegradable erosion control
fabric on slopes.
• Use seed or container stock of local origin for plan�ngs. Seed or propagules for revegeta�on
would be collected from the property itself if a viable source is present. Where this is not possible,
propagules shall be from within the Russian River watershed with excep�ons being made only a�er
review by a qualified staff member or consultant. Within these geographic parameters, collec�ons shall
be made with the goal of capturing natural gene�c varia�on (e.g., collect from a range of eleva�ons and
from plants exhibi�ng varied phenology).
• Include na�ve plant species with high value to local wildlife and/or buterflies and other
pollinators in plan�ng paletes as appropriate to the site. Ideally, the area should be surveyed in
advance to iden�fy and mimic the species naturally occurring on the site.
• For management ac�ons that have removed na�ve vegeta�on, evaluate post-construc�on
revegeta�on success on individual site condi�ons based generally on the following: 1) establishment of
na�ve trees and shrubs at a ra�o of 2:1 living a�er five years (or the ra�o mandated by regulatory
permits), 2) establishment of herbaceous cover equal to that of adjacent undisturbed ground within
three years, and 3) no increase in invasive species popula�ons (or no greater cover of invasive species
than that of adjacent undisturbed ground).
• Enhance na�ve buterfly habitat by incorpora�ng larval host plants and nectar plants into
restora�on paletes as appropriate.
• Include a mixture of plant types (i.e., shrubs, vines, perennials, and herbaceous species as well as
trees) in plan�ng paletes to maintain or improve the structural diversity of habitats.
• Use limited organic, weed-free amendments if required to help establish restora�on vegeta�on
for soils that have been disturbed and require addi�onal organic mater or nutrients to support na�ve
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Western Hills Watershed Protec�on Area Management Plan 10
plants. Organic fer�lizers shall only be used above the normal high-water mark of any adjacent
waterways. No chemical fer�lizers shall be used.
Objective 6 - Best Management Practices for Hazardous Materials Handling and Pollution
Prevention
The City shall employ Best Management Prac�ces for staging, maintenance, fueling, and spill
containment of poten�ally hazardous materials used on the property. The City shall ensure that all
equipment used onsite is inspected for leaks. Vehicles shall be parked and fueled in a designated staging
a minimum of 50' away from creeks, drainages, and other water sources including wetlands and seasonal
wetlands.
All equipment shall be properly cleaned before entering the Preserve, and spill preven�on kits shall be
available onsite.
Objective 7- Prevent the Spread of Invasive Species
The City shall prevent the spread of invasive weeds and other species to the extent feasible.
Invasive Plants
Weed control methods shall include, but would not be limited to:
• Clean plant material and soil from the �res and undercarriage of vehicles and equipment (e.g.
mowers) that have traveled through weed-infested areas before they leave those areas.
• Cleaning may be done with a hose if water is available and/or with a scrub brush or s�ff broom.
• Train staff and WHWPA volunteers to recognize invasive species and report new infesta�ons
promptly to Director of Community Services or designee.
• If resources are available, educate residents immediately adjacent to the WHWPA about
invasive species and encourage use of locally na�ve plant species in landscaping..
Invasive Animals
• Monitor for the invasion of pigs, feral cats, turkeys and other non-na�ve animals with the
assistance of trail cams and quarterly site tours.
• Intervene early and aggressively to exclude invasive animals from the property.
• Develop a plan for trapping and depreda�on to be available and ready for implementa�on
should invasive animals be discovered.
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Western Hills Watershed Protec�on Area Management Plan 11
Objective 8 – Prevent Spread of Sudden Oak Death and Other Plant Pathogens
The City shall be responsible for protec�ng against the spread of Sudden Oak Death (SOD) and other
plant pathogens through implementa�on of the following requirements:
• Survey the property for, and map loca�ons, where SOD is present.
• Before purchasing any nursery stock for restora�on plan�ngs, confirm that the nursery
follows current Best Management Prac�ces for preven�ng the spread of SOD (consult the
California Oak Mortality Task Force for current standards).
• Inspect all plant materials for symptoms of SOD before bringing onto the property.x
• Train management staff on host species, symptoms, and disease transmission pathways for
Phytophthora ramorum and other Phytophthora species, and on Best Management Prac�ces to
prevent the spread of SOD, including:
o Clean equipment a�er working in forest and woodland habitats, including chainsaws,
boots, and truck �res (spray with a 10% bleach solu�on or other disinfectant, then
rinse).
o Work in forest and woodlands in the dry season instead of the wet season when spores
are being produced and infec�ons are star�ng. Avoid or minimize pruning oak, tanoak,
and bays in wet weather.
o Leave poten�ally infected downed trees on site instead of transpor�ng the material to
an uninfected area. Where infec�on is already known to be present, leaving P. ramorum
infected or killed trees on site has not been shown to increase the risk of infec�on to
adjacent trees. Allow removal from the property only if fire risk is high or for aesthe�c
or safety. If infected material is removed from the site, dispose of at an approved and
permited facility within the quaran�ne zone encompassing the 14-county infected
quaran�ne zone.
• If necessary to improve safety or reduce fire hazards, infected trees can be cut, branches
chipped, and wood split. Do not leave cut wood and chips in an area where they might be
transported to an uninfected loca�on.
• Educate WHWPA users about objec�ves to prevent the spread of SOD. Provide signage at major
trailheads explaining that SOD occurs on the property, showing typical symptoms and explaining
that it can be spread by WHWPA visitors, especially in wet winters, during rainy and windy
weather. This may be based on exis�ng public educa�onal materials such as those developed by
the California Oak Mortality Task Force. Request that WHWPA visitors:
o Stay on established trails and respect trail closures.
o Avoid entering areas that appear to be diseased, especially in wet, muddy condi�ons. If
avoidance is not possible, follow the sanita�on prac�ces described below.
o Avoid transpor�ng SOD on shoes, vehicles, or other transport. A�er traveling through an
infected area, clean up and disinfect. For instance, hikers should remove mud from shoes
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Western Hills Watershed Protec�on Area Management Plan 12
using an old screwdriver, s�ff brush, and/or towel. Further disinfect shoes by washing with
soap and water or spraying with a 10% bleach solu�on.
Objective 9 – Best Management Practices for Use of Pesticides and Herbicides
The City shall minimize the use of pes�cides and herbicides to the extent feasible as directed by the City
of Ukiah’s Integrated Pest Management Plan. The City shall ensure that any use of pes�cides is done
according to manufacturers’ recommenda�ons and only as part of the City’s Integrated Pest
Management Plan to protect natural resources and conserva�on values.
Use pes�cides with cau�on to prevent contaminated runoff. A surfactant-free formula�on shall be used
any �me pes�cides or herbicides are used within a riparian area. Herbicide applica�on shall be done
under the guidance of a cer�fied pest control applicator and according to the manufacturer’s
instruc�ons.
Objective 10 Seek Opportunities to Expand the Footprint of Protected Watershed
The City shall collaborate with private property owners, land trusts, and other interested par�es to
expand the total acres of protected watershed within the Western Hills.
Fire Risk Abatement
Objective 11 – Reduce Fire Risk to the WHWPA through Fire Abatement and Vegetation Management
Activities
The City shall collaborate with the Ukiah Valley Fire Protec�on District, Mendocino County Fire Safe
Council, and CalFire to undertake fire reduc�on and mi�ga�on programs. The following harm reduc�on
programs and efforts shall be pursued:
• Convene regular mee�ngs to ensure collabora�on and communica�on between the partner
agencies.
• Develop a priority list of fire mi�ga�on measures to be implemented as funding is available.
• Maintain a log of fuel load management and fire mi�ga�on project comple�on.
• To achieve the fire hazard reduc�on goals, the City shall develop a Fire Risk Abatement Plan. The
work plan shall include a descrip�on of the current and target condi�ons of the treatment area,
map and photos of the treatment area; iden�fy immediate and long-term goals, �meline for
implementa�on, access points, disposal methods, and target species. Fire Risk Abatement Plans
may cover a period of 1 to 5 years. The Fire Risk Abatement Plan shall follow the natural
resource and fire management recommenda�ons set forth in the WHWPA Management Plan.
Once the plans are developed, implementa�on will proceed as described in the plan.
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Western Hills Watershed Protec�on Area Management Plan 13
Maintenance and Management Task 11A - Reduce Fire Risk on the WHWPA During Maintenance or
Patrol Activities
The City shall implement the following measures to reduce fire risk on the WHWPA during
maintenance ac�vi�es:
• Prohibit vegeta�on management for ongoing WHWPA maintenance or fire risk abatement
during red flag days according to the Na�onal Weather Service.
• Require all equipment and vehicles used on the WHWPA to be equipped with spark arrestors or
other means of controlling backfiring.
• Limit use of power tools for maintenance or other ac�vi�es during periods of high and very high
fire danger.
• Limit driving onto the Preserve during periods of high and very high fire danger.
• Prohibit parking or driving over flammable material such as grasses and dry brush.
• Maintain clear, unobstructed access along the fire and emergency access road by trimming back
encroaching vegeta�on and promptly responding to and removing any trail obstruc�on
• Ensure that fire department staff or other en��es overseeing fuel load management ac�vi�es
par�cipate in the annual staff mee�ng and communica�on protocol.
• All vehicles driven onto the WHWPA shall be equipped with a fire ex�nguisher, chain saw and
associated safety equipment, standard fire-figh�ng equipment (e.g., shovel, McLeod, fire
ex�nguisher), and a first-aid kit.
Objective 12 – Protect Habitat during Fire Abatement and Vegetation Management Activities
The City shall fully maintain habitat quality and complexity during fire abatement and vegeta�on
management ac�vi�es consistent with protec�ng public safety. The following habitat protec�on
objec�ves shall be implemented:
• Develop and maintain a trail and road system to increase emergency access routes and serve as
small fire breaks. WHWPA areas along the emergency access routes shall be maintained for
emergency vehicle travel while retaining as much vegeta�on as possible. Established and
maintained corridors reduce the chance of emergency road building.
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Western Hills Watershed Protec�on Area Management Plan 14
• Roads and trails provide a good access area for shaded fuel breaks and should be considered as
priority areas for fuel load management.
• Once established, trails should be evaluated and recommenda�ons for trail clearing widths
should be established on a case-by-case basis.
• Prior to vegeta�on management ac�vi�es, establish permanent photo points to illustrate
before- and a�er-treatment condi�ons. Provide typical views of treatment loca�ons for five
years a�er treatment. Use photos to review changes in habitat condi�ons. Photos shall be taken
at the same month each year – for example, in May or June when new leaves are present on
plants. If undesirable changes, such as decreased plant density or non-na�ve plant invasion are
noted, the City shall review prac�ces and revise as needed to protect natural resources.
• Conduct biological trainings and surveys prior to vegeta�on management ac�vi�es.
• Engage personnel familiar with na�ve plant iden�fica�on and wildlife requirements to guide
vegeta�on management and fuel reduc�on work on the ground.
• Allow maintenance vehicle access only on the fire and emergency access road and exis�ng trails.
• Maintain habitat complexity, especially along drainages and riparian corridors outside the
emergency access corridor. This will require maintaining a balance between providing diverse,
mul�story forest and woodlands for wildlife u�liza�on and plant community diversity and the
need for fire risk abatement and emergency services access.
• If vegeta�on management is needed along drainages for public safety, ensure that the special
ecological values of the habitat are maintained. Work only on sites that are accessible without
driving off-road or off-trail, dispose of cut vegeta�on without blocking drainages, minimize
ground disturbance, and maintain duff and na�ve canopy.
• Limit ground disturbance during all vegeta�on management ac�vi�es. Where bare ground is
exposed as a result of work, promptly treat to prevent erosion, establish na�ve plant species
including ground cover, grasses, and shrubs, as appropriate, and limit coloniza�on by invasive
plant species; Seeding recommenda�ons should be developed and added to this plan as an
Appendix.
• Unless there is a threat to public safety or increased fire risk, retain decaying and dying trees,
limbs, snags, and debris piles for wildlife habitat. Snags should be le� standing at not less than
six per acre. If a downed trees crosses over a trail, cut and move to the side.
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Western Hills Watershed Protec�on Area Management Plan 15
• In areas of tree die-off, trees can be felled and limbed. A minimum of six snags per acre should
be retained for habitat preserva�on.
• Engage a professional botanist or vegeta�on ecologist to review fire hazard reduc�on prac�ces
every five years to ensure that vegeta�on removal is not nega�vely affec�ng na�ve plant
community species composi�on or health, or wildlife communi�es.
Public Uses and Access
Objective 13 – Provide Safe Public Access for Citizen Science / Education, Volunteer Management
Assistance, and Recreation
The City shall develop and implement plans to allow public access to the WHWPA. Public access may be
permited to allow for Ci�zen Science and Educa�on, Volunteer Ac�vi�es, and / or Recrea�on. The
following public access objec�ves shall be implemented:
• Develop and implement policies and procedures for public access to pursue research, ci�zen
science, and / or educa�on to be added as an appendix to this document.
• Develop and implement policies and procedures for volunteer assistance in the management of
the WHWPA to be added as an appendix to this document.
• Develop and implement policies and procedures for public recrea�onal access to the WHWPA.
• Coordinate with Human Resources to limit liability.
• The use of motor vehicles by the public will be restricted to the greatest degree possible. Motor
vehicle use for the sole purpose of recrea�on shall be prohibited.
Objective 13A – Provide Safe Public Trails for Passive Recreation
The City of Ukiah shall construct and maintain trails for public access for passive (non-motorized)
recrea�on. The minimal environmental impact of trails is self-mi�gated by the trail’s environmental
educa�on and health benefits. Trails shall not exceed 5 miles per 100 acres to maintain this balance and
distribute any impacts of construc�on and use.
• Trails shall be built to conform with current best prac�ces of sustainable trail design.
• Equal emphasis shall be provided in the development of both mountain biking and hiking trails.
• Hiking only, biking only, and shared use trails should be considered.
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Western Hills Watershed Protec�on Area Management Plan 16
• Trails shall not be open to equestrians un�l adequate parking is secured, and a plan for the
addi�onal maintenance necessitated by equestrian use is in place.
Objective 14 – Monitor for, and Protect if Found, Historic or Archeological Resources
The City shall remain vigilant for the discovery of previously unknown Historic or Archeological
Resources. In pursuit of this objec�ve the City shall;
• Seek funding for and obtain an Archaeological survey of the WHWPA.
Management Task 14A; Identify and Avoid or Minimize Impacts on Historic Resources
Should subsurface historic materials be encountered during construc�on, the City shall ensure that trail
maintenance, or resource management ac�vi�es, the piece of equipment or crew member that
encountered the materials shall stop and the find shall be inspected by a qualified
historian/archaeologist. Project personnel shall not collect historic materials. If the
historian/archaeologist determines that the find qualifies as a unique historic resource for the purposes
of CEQA (Guidelines Sec�on 15064.5(c)), all work shall be stopped in the immediate vicinity to allow the
archaeologist to evaluate the find and recommend appropriate treatment. Such treatment and
resolu�on shall include either modifying the project to allow the materials to be le� in place or
undertaking data recovery of the materials in accordance with standard archaeological methods. The
preferred treatment shall be protec�on and preserva�on. If the resource is determined to qualify as
historic under CEQA Guidelines Sec�on 15064.5(a), and the management ac�on would impair the
resource, such impacts on the resource shall be avoided. Management ac�vi�es shall be implemented
to avoid impairment of the historic resources. Objec�ves to protect historic resources may include, for
example, temporary protec�ve barriers or construc�on worker training.
Management Task 14B: Identify and Avoid or Minimize Impacts on Archaeological Resources
The City of Ukiah shall ensure that if previously unknown archaeological materials are encountered
during construc�on, trail maintenance, or resource management ac�vi�es, the piece of equipment or
crew member that encountered the materials shall stop, and the find shall be inspected by a qualified
archaeologist. Project personnel shall not collect archaeological materials. If the archaeologist
determines that the find poten�ally qualifies as a unique archaeological resource for the purposes of
CEQA (Guidelines Sec�on 15064.5(c)), all work shall be stopped in the immediate vicinity to allow the
archaeologist to evaluate the find and recommend appropriate treatment. Such treatment and
resolu�on shall include either project modifica�on to allow the materials to be le� in place or
undertaking data recovery of the materials in accordance with standard archaeological methods. The
preferred treatment shall be protec�on and preserva�on.
Management Task 14C: Procedures for Encountering Human Remains
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Western Hills Watershed Protec�on Area Management Plan 17
If human remains are encountered, project personnel shall stop all work in the immediate vicinity. The
Mendocino County Coroner and a qualified archaeologist shall be no�fied immediately so that an
evalua�on can be performed. If the coroner determines the remains are Na�ve American and
prehistoric, Na�ve American Heritage Commission (NAHC) shall be contacted so that a “Most Likely
Descendant” can be designated, the appropriate Tribal representa�ve can be contacted, and further
recommenda�ons regarding treatment of the remains can be provided. The City of Ukiah shall ensure
that if human remains or funerary objects are discovered during soil-disturbing ac�vi�es, the City shall
ensure that all work stops in the vicinity and that the Mendocino County Coroner is no�fied. A qualified
archaeologist shall evaluate the remains. If human remains are of Na�ve American origin, the Coroner
shall no�fy the Na�ve American Heritage Commission (NAHC) within 24 hours of iden�fica�on, pursuant
to California Public Resources Code Sec�on 5097.98. NAHC would appoint a Most Likely Descendant
(MLD). A qualified archaeologist, the City of Ukiah, and the MLD shall make all reasonable efforts to
develop an agreement for the treatment, with appropriate dignity, of any human remains and
associated or unassociated funerary objects (CEQA Guidelines Sec�on 15064.5[d]). The agreement shall
take into considera�on the appropriate excava�on, removal, recorda�on, analysis, custodianship, and
final disposi�on of the human remains and associated or unassociated funerary objects. The PRC allows
48 hours to reach agreement on these maters. If the MLD and the other par�es cannot not agree on
the reburial method, the City shall follow California Public Resources Code Sec�on 5097.98(b), which
states that “the landowner or his or her authorized representa�ve shall reinter the human remains and
items associated with Na�ve American burials with appropriate dignity on the property in a loca�on not
subject to further subsurface disturbance.”
Management Task 14D: Avoid or Document Paleontological Resources
The City of Ukiah shall ensure that if a paleontological resource is discovered during construc�on,
trail maintenance, or resource management ac�vi�es, all ground-disturbing ac�vi�es within 50 feet of
the find shall be temporarily halted. Ac�vi�es may be diverted to areas beyond 50 feet from the
discovery. The City shall no�fy a qualified paleontologist who will document the discovery, evaluate the
poten�al resource and assess the nature and significance of the find. Based on scien�fic value or
uniqueness, the paleontologist may record the find and allow work to con�nue or recommend salvage
and recovery of the material. The paleontologist shall make recommenda�ons for any necessary
treatment that is consistent with currently accepted scien�fic prac�ces.
Management Task 14E; Consult with Native American Tribes if Previously Undiscovered Artifacts are
Discovered
In the event any Na�ve American archaeological ar�facts are discovered during implementa�on of
management ac�vi�es, the City shall contact and consult with local tribes who have a tradi�onal and
cultural affilia�on with the Project area. If the tribe(s) considers the resource to be a tribal resource, the
City shall consult with the tribe to develop appropriate mi�ga�on objec�ves in accordance with Public
Resources Code 21080.3.2.
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Western Hills Watershed Protec�on Area Management Plan 18
Objective 15 Provide Water Storage, Power Generation, and Communication Infrastructure
The City of Ukiah’s Water and U�li�es Departments contributed to funding for the WHWPA acquisi�on
with the understanding that water storage and power genera�on were poten�al uses of the property.
While watershed protec�on is the primary goal of the property, the placement of water tanks and
limited power genera�on infrastructure should be considered when feasible with mi�ga�ons for the use
as determined by CEQA reviews such as Mi�gated Nega�ve Declara�on or Environmental Impact
Report.
Objective 16 Provide and Protect Access to Native American Culture Bearers to Nurture Areas for
Harvest and Traditional Uses
The City shall develop and implement plans and policies to allow safe and secure access to Na�ve
American culture bearers who wish to nurture areas for harvest, harvest for personal and family use,
and for the pursuit of other tradi�onal uses.
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Western Hills Watershed Protec�on Area Management Plan 19
References
1. htps://wildlife.ca.gov/Data/VegCAMP/Natural-Communi�es
2. htps://www.cal-ipc.org/resources/library/publica�ons/
3. Weaver W., Weppner E., Hagans, D; Handbook for Forest, Ranch, & Rural Roads (2015).
Mendocino County Resource Conserva�on District
4. Ukiah Valley Trail Group’s Trail Maintenance and Design Guidelines (2015).
5. Bride, Anna; Davis, Neil Western Hills Watershed Protection Area Baseline Documentation
Report (2023). City of Ukiah
6. Storer, A., et.al., Diagnosis and Monitoring of Sudden Oak Death. (2002) University of CA Pest
Alert #6
7. Sawyer, J. et. al., A Manual of California Vegetation, 2nd Ed. (2009)
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Western Hills Watershed Protec�on Area Management Plan 20
Attachment 1 – Western Hills of Ukiah
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Western Hills Watershed Protec�on Area Management Plan 21
Attachment 2 – Western Hills Watershed Protection Area Map (1/9/2024)
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Western Hills Watershed Protec�on Area Management Plan 22
Attachment 3
Ukiah Valley Trail Group
Philosophy and Design and Maintenance Standards
Trail Philosophy: Central to the Ukiah Valley Trail Group’s approach to trails is the recogni�on
that our world is one of finite resources and, since demand for these resources is increasing steadily;
insigh�ul management is of utmost concern. The Inland Mendocino County Trail system must be
designed to u�lize resources in ways that benefit all non-motorized users. This entails providing
adequate accommoda�on and accessibility, rather than focusing on individual user groups. The
increased sharing of resources some�mes creates fric�on between the diverse user groups vying for
more trail space. This Trail Plan acknowledges that a certain amount of fric�on is inevitable and
therefore focuses on planned communica�on to minimize the differences and op�mize the benefits
derived from these precious resources.
Plans for op�mal use of trail resources must be in concert with the objec�ve of natural and cultural
resource protec�on. Any decisions on resource use affect not only local residents and visitors, but our
natural and cultural habitat as well. If we make responsible decisions concerning preserva�on of our
resources, we will succeed in our custodial du�es to the environment while at the same �me providing
enjoyment for current and future genera�ons. Through well designed, constructed and maintained trails
we will accomplish op�mal public access while accommoda�ng resource conserva�on.
Providing the public with increased access to trail and greenways is not enough; we must also strive to
promote the abundant benefits that derive from them. Trail benefits include recrea�on, transporta�on,
energy conserva�on, environment and habitat protec�on, fire suppression, improved physical and
mental health, and local economic benefits. Informing the public of the significant benefits expands
public awareness of the advantages that trails and greenways offer to the individual and the community.
Gaining public support thereby encourages policy makers to support trails and greenways and to
increase funding to beter manage the trail system.
Improving rela�onships and interac�on between government en��es and the private sector will be
necessary for the effec�ve development of a well planned and managed trail and green-way system.
Open communica�on between all levels of government and interested par�es enhances the finding of
common objec�ves by making individuals and groups part of the solu�on. Linking communi�es and trail
advocates in trail planning minimizes land use conflicts and allows for op�mal resource use. Joint
planning emphasizes the development of interconnected trails in natural se�ngs and a united effort
creates a stronger voice for advancing trail proposals.
Goals: The goals for the Lake Mendocino Trail Plan should include 1) generalized goals for the
development of a quality local trail system, 2) specific goals for the Lake Mendocino trail system, 3) goals
for how the Lake Mendocino trail system will link, and be a part of, the greater Ukiah Valley Trail System
and 4) goals for using trail improvements and quiet-use recrea�on ethics as a tool for ecosystem
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Western Hills Watershed Protec�on Area Management Plan 23
restora�on and preserva�on.
The general goals that define a quality trail system include:
1-Adequate mileage
- Moderate strong bike or horse riders ride 15-20 miles in a day
- Endurance riders will ride 100 miles in a day
- There are approximately 24 miles of trail in the Ukiah Valley
Lake Mendocino currently has approximately 16 miles of trail and is near to maximum capacity. Small
increases are necessary but can be mi�gated with road closures and road to trail conversions. Employing
a “stacked loop” design can maximize the trail experience within the capacity.
2- Connec�vity
- A single recrea�on area is unlikely to meet all the community’s needs.
- Trails that connect the various areas are therefore necessary.
- Connec�vity allows trails to fulfill a transporta�on role.
- Lake Mendocino Trails do not currently connect with any other trail systems.
- Priority should be given to approving trails that link Lake Mendocino to outlying areas.
3- Variety of environments
- An example of each of the area's micro-ecosystems should be included, such as
Riparian, oak woodland, mixed hardwoods etc.
- Trails should include sunny areas, which will be more desirable in the winter, and shady areas for
summer use.
4- Variety of trail experiences
- Different trail users appreciate different trail characteris�cs.
- Equestrians generally prefer wider trails.
- Mountain bikers generally prefer lots of rolling ups and downs with lots of turns.
- Runners tend to prefer gentle grades.
- Advanced users desire more “technical” or challenging trail - narrower with a rougher,
more uneven tread.
A quality trail system will provide a variety of trail experiences. A small trail system should focus
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Western Hills Watershed Protec�on Area Management Plan 24
first on trails that meet the needs of the majority of users.
5- Easy Access/Op�ons
- Users need to be able to get from home to trail quickly and start their experience.
- The first trail from the trailhead should be an easy trail, wide and smooth - suitable for all users.
- As users delve further into the system, the trails should increase in difficulty.
- “Stacked loops” of trails allow users to return by a different route while providing a
variety of op�ons.
6- Signage / Mapping
- All trails should be named and signed.
- All trailheads should have an informa�on kiosk.
- Maps should be readily available for all trails.
7- Sustainability & Maintenance
- Trails need to be well maintained.
- Trails designed to sustainable standards require much less maintenance.
UVTG Design and Maintenance Standards
Defini�ons
Reroute – a trail maintenance project that starts and ends on a single exis�ng trail and abandons the trail
between those points will be termed a reroute.
Trail - A trail is specifically designed, designated, developed, and maintained as a recrea�onal corridor for
the exclusive use of non-motorized vehicles. It is typically not more than 4 feet wide, unpaved and
generally requires users to travel single file.
Use Trail - A Use Trail is a trail that has been created without a planning process and or approval by the
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Western Hills Watershed Protec�on Area Management Plan 25
repeated historic explora�on of users.
Mul�-Use Trail - A mul� use trail is a trail that is open to non-motorized users including hikers, runners,
equestrians, and bicyclists. All trails in the Lake Mendocino property will be mul� use unless compelling
reasons are presented to necessitate par�al closure. (Such as the Shakota trail which is currently closed
to equestrians.)
Road - Any transporta�on corridor designed for motor vehicle use and open to motor vehicle use.
Although roads may be necessary for maintenance, further road building should be avoided and road
closures should be pursued where possible. A road may be used for recrea�on but is not a trail.
Fire Break -Although trails act as small firebreaks and have been known to stop fires and can be used as
loca�ons to start backfires, a firebreak is not a trail.
Trail Maintenance and Repair 2 - Maintenance and repair of exis�ng trail is performed to return the trail
or trail segment to the standards or condi�ons to which it was originally designed and built, or to
improve it to comply with more current design standards to achieve sustainability. The act of
maintenance and repair includes but is not limited to:
- Removal of debris and vegetation from the trail corridor, clearing encroaching brush and
grasses, removing rock slides, etc.- Maintenance of trail tread such as filling ruts and
entrenchments; reshaping trail bed, repairing trail surface and washouts; installing rip rap;
constructing retaining wall or cribbing
- Erosion control and drainage, replacing or installing necessary drainage structures, water
bars, culverts; realigning sections of trail to deter erosion or avoid boggy/marshy areas.
- Repair or replacement of exis�ng trail structures.
- Upgrades and short reroutes to improve sustainability and decrease maintenance needs.
Trail tread and slope characteristics
1. Trail Width:
Trail beds shall be built and maintained with a goal of being three feet wide. Topographical, vegeta�on,
or resource constraints may require sec�ons that are less than three feet.
Ra�onale: Allows users to pass by each other safely.
2. Rolling “Contour” Trails:
Trails shall be built with the contour of the topography (plus or minus 10%) utilizing side-slopes
and avoiding flat areas as much as feasible.
Ra�onale: Building trail along fall lines or in flat areas creates erosion. “Contour” trails
allow water to sheet off the trail and flow downhill.
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Western Hills Watershed Protec�on Area Management Plan 26
Keeping trails on hillsides keeps them out of flater, weter areas. Trails built in
wet areas are not sustainable. Users tend to walk along edge of trails, crea�ng
trail widening. Wet areas are more prone to soil compac�on and displacement.
“Contour trails create changing view sheds that add to the enjoyment of the
trail.
3. Average trail grade less than or equal to 10%:
The average slope of the trail will be less than or equal to 10%, some slopes will be greater and
some less. Side slope, soil type and natural obstacles will determine the grades for each
individual section of trail. Sections that are over 10% should be short and followed by a
relatively flat section or grade reversal.
Ra�onale: Most soil types can withstand up to 10% grades.
Minimizes user-caused erosion.
Allows for possible reroutes at a steeper grade if there is a future problem such
as a slide.
Accommodates undula�ons/grade reversals.
Feels comfortable to most trail users.
Grade reversals a�er steep sec�ons allow the user t recover from the increased
effort.
4. Sustainable trail alignment - Trail grade does not exceed “half-rule”:
The grade of the trail should not be greater than half the grade of the sideslope that the trail traverses.
Ra�onale: Prevents erosion caused by water flowing down the trail rather than flowing
down the hillside.
Guides individual trail planning segments to fit the topography.
5. Maximum trail grades should be less than 15%:
Rationale: Although this rule might occasionally need to be broken, at least for short
segments of trail, our observation is that most of the existing trails at Lake Mendocino are
sustainable up to a grade of 15%. Higher grades, especially in areas exposed to weather, have
suffered more erosion and damage from users.
6. Incorpora�on of grade reversals:
Trails should incorporate frequent grade reversals every 10 to 50 feet, depending on soil type and
topography.
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Western Hills Watershed Protec�on Area Management Plan 27
Ra�onale: Grade reversals provide areas for water to drain off of trails. As trails age, the
shape of the trail bed tends to become concave, leading to the trapping of
water. Grade reversals divide the trail into short, individual watersheds.
7. Build in outslope:
Outer edges of trails shall be built and maintained so that they create an approximate 3-5% slope from
the inner edge of the trail.
Ra�onale: Allows water to sheet off of trail, decreasing erosion.
8. Build in backslope:
Depending on soil stability and composi�on, the area uphill of the trail shall be sloped extending upward
from the trail.
Ra�onale: Prevents a waterfall effect from water coming down the hill and dropping onto
the trail tread.
9. Water Crossings:
Water crossings should be avoided when possible. Trails shall be designed, built, and maintained
to minimize sedimentation in streams. Bridges shall be the ideal with puncheons, culverts or
“hardening” being considered should resource limitations, infrequent water flow, or low use
combine to make a bridge impractical. Prioritization of water crossings should be considered
with high use crossings receiving first resources.
Ra�onale: Minimize impacts to the stream channel and environment.
Create a safe and sustainable passages for trail users.
Work within limits of resource availability and predicted impacts.
Pruning
Pruning vegetation is an essential and regular part of trail maintenance, especially in brushy
chaparral areas. Multi-use trails should have 10' vertical and 8' horizontal clearance (though
there will be exceptions for the sake of protecting a tree or skirting around a large boulder).
Too often, trail pruning is accomplished in the most expeditious manner possible -- a branch
intrudes within the walking/riding space of the trail and is quickly lopped-off so that it doesn't
intrude and the debris is indescriminantly tossed aside. However, our goal in trail maintenance
is to maintain a trail in as natural appearance as possible. A quick pruning job deals only with
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Western Hills Watershed Protec�on Area Management Plan 28
the function of trail maintenance, not the aesthetics.
There are 6 elements of acceptable pruning in the State Park System. Each of these elements
makes pruning a more tedious maintenance task, but results with a trail that is compatible with
the natural environment.
Do not toss debris! Branches that are randomly discarded usually end up hanging in adjacent
shrubs or trees. These dead branches are both unsightly and create a fire hazard.
Place debris out of view. This element requires the extra effort of dragging branches under
and around shrubs.
Place the butt (cut) end away from the trail. This will help disguise the debris.
Each cut branch should be touching the ground to promote decomposition. This means that
brush piles are not appropriate.
Pruning should be done sensitively so that the trail appears natural and not as if a chain saw
just blasted through. Trail users should not be aware that any maintenance work has
recently been done. Prune to the collar of any branch stem for the health of the shrub and a more natural looking
result. At the base of any branch there is a wide section that contains a plant's natural
healing agents. Any pruning performed away from this collar will expose the plant to a
greater risk of infection. A cut at the collar will naturally heal. For large branches over 2"
in diameter, cut from the bottom, then cut down from the top. This prevents tearing of the
bark, reducing infection.
10. References:
The following references will be used as resources to establish best prac�ces and resolve
ques�ons not covered in the above. Addi�onal references will be added upon availability.
Weber, Peter(Ed). 2007 Managing Mountain Biking: IMBA’s Guide to Providing Great Riding Interna�onal
Mountain Biking Associa�on. Boulder CO ISBN978-9755023-1-X
Birkby, Robert. 2005 Lightly on the Land: The SCA Trail Building and Maintenance Manual. 2nd edition.
The Mountaineers Books. Seatle WA ISBN
Felton, Vernon. 2004 Trail Solutions; How to Build Sweet Single Track. Johnson Prin�ng, boulder CO ISBN
0-9755023-0-1
Parker, Troy Scot, 2004. Natural Surface Trails by Design. NatureShape, Boulder,CO. ISBN0-9755872-0-X
Steinholz, Robert & Vachowski, Brian. 2001. Wetland Trail Design and Construction. USDA Forest Service
Technology and Development Program Misoula, MT 8E82A3
Birchard, William & Proudman, Robert 2000 Appalachian Trail: Design, Construction, and Maintenance.
2nd Edition Appalachian Trail Conference Harper’s Ferry WV
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Western Hills Watershed Protec�on Area Management Plan 29
Demrow, Carl & Salisbury, David 1998. The Complete Guide to Trail Building and Maintenance, 3rd Edition.
Appalachian Mountain Club Books. Boston, MA ISBN1-878239-54-6
Page 144 of 146
From: John Rogers <johnrogers8200@gmail.com>
Sent: Tuesday, May 13, 2025 5:54 PM
To: Kristine Lawler <klawler@cityofukiah.com>
Subject: Planning Commission Meeting Item 13b
Dear Planning Commission Members,
We are writing in response to Item 13b, the discussion on the Open Space Zoning Designation. My wife and I live near the end of San Jacinta Drive adjacent to the properties that were recently annexed into the city. (I also serve as a co-chair of the Western Hills Firewise Community.) We are supportive of the Open Space Zoning District for the Western Hills, particularly for vegetative management to reduce the risk of wildfire that could threaten the city of Ukiah. We would like to see the 700+ acres that are owned by the city to be properly maintained to reduce fire risks while maintaining a proper ecological balance in the Western Hills. In other words, we do not want a “scorched earth” approach to vegetation management. Other potential Open Space uses or activities should be considered carefully in light of fire safety.
The recently modified CalFire Fire Hazard Severity Zone maps have placed most of the westside of Ukiah in Very High and High Fire Hazard Severity Zones. The fire hazard severity maps underscore the importance of properly maintaining the Western Hills due to the significant risk the hills pose to Ukiah residents.
Thank you for your consideration.
John and Delynne Rogers 345 San Jacinta Drive, Ukiah
Page 145 of 146
Page 1 of 1
Agenda Item No: 14.a.
MEETING DATE/TIME: 5/28/2025
ITEM NO: 2025-582
AGENDA SUMMARY REPORT
SUBJECT: Consider Providing Recommendations to the City Council Regarding the Potential City of Ukiah
2025 Reorganization Project, Including Proposed Prezoning of Specific Parcels Identified for Annexation
Within Unincorporated Mendocino County by the City of Ukiah; Adoption of a General Plan Amendment to
Incorporate the Ukiah Valley Area Plan (UVAP) as an ‘Area Plan’ of the City of Ukiah; Amendment of the City
of Ukiah 2040 Land Use Element to Ensure Consistency with Existing Mendocino County Land Use
Designations; and Adoption of an Ordinance Amending Existing City Zoning Regulations to Incorporate
Applicable Provisions of Title 20, Division I of the Mendocino County Zoning Code.
DEPARTMENT: Community
Development PREPARED BY: Craig Schlatter, Community Development Director,
Jesse Davis, Chief Planning Manager
PRESENTER: Craig Schlatter, AICP, Community Development
Director
ATTACHMENTS:
None
Summary: Planning Commission will consider continuing the public hearing to a time and date certain of June
11, 2025, at 6:00 p.m., or soon thereafter.
Background: Notice was given in the May 8, 2025, edition of the Ukiah Daily Journal of a public hearing to be
held at the Planning Commission's May 28, 2025, regular meeting for Planning Commission's consideration of
recommendations to the City Council regarding the Ukiah Valley Reorganization, including the prezoning of
certain parcels identified for annexation within unincorporated Mendocino County by the City of Ukiah;
adoption of a General Plan Amendment to incorporate the Ukiah Valley Area Plan (UVAP) as a Specific Plan
of the City of Ukiah and to amend the City of Ukiah 2040 Land Use Element for consistency with existing
Mendocino County land use designations; and adoption of an ordinance amending existing City zoning
regulations to incorporate applicable provisions of Title 20 - Zoning Ordinance, Division I - Mendocino County
Zoning Code.
Discussion: Staff recommends Planning Commission continue the public hearing on this item to a time and
date certain of Wednesday, June 11, 2025, at 6:00 p.m. or soon thereafter. Staff also notes that because of
this continuation recommendation, no discussion, analysis, or supporting materials have been provided at this
time. Such items would be provided for the June 11th continued public hearing.
Recommended Action: Continue public hearing to a time and date certain of Wednesday, June 11, 2025 at
6:00 p.m., or soon thereafter.
Page 146 of 146