HomeMy WebLinkAbout2026-01-28 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 or view the virtual meeting, go to the following link: https://us06web.zoom.us/j/83128884939
Or you can call in using your telephone only:
• Call (toll free) 1-888-788-0099
• Enter the Access Code: 831 2888 4939
• To Raise Hand enter *9
• To Speak after being recognized: enter *6 to unmute yourself
Alternatively, you may view the meeting (without participating) by clicking on the name of the meeting at
www.cityofukiah.com/meetings.
January 28, 2026 - 5:15 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 December 10, 2025, a Regular Meeting.
Recommended Action: Approve the Minutes of the December 10, 2025, a Regular Meeting.
Attachments:
1. 2025-12-10 PC Draft 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
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
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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. Receive Community Development Director's Report.
Recommended Action: Receive Community Development Director's January 2026 Report and
discuss questions with Staff.
Attachments:
1. Planning Division Projects Report (January 2026))
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
14. NEW BUSINESS
14.a. Recommendation to the City Council to Adopt Updates to the City of Ukiah Zoning, General
Plan Land Use, and Downtown Zoning Code Maps.
Recommended Action:
Adopt updates to the City of Ukiah’s official Zoning Map, General Plan Land Use Map, and
Downtown Zoning Code Map to reflect previously approved annexations, rezones, General Plan
amendments, subdivisions, and related legislative actions.
Attachments:
1. City of Ukiah Existing Maps (Zoning, General Plan, DZC)
2. Previously Approved Projects
3. City of Ukiah Proposed Maps - Draft (Zoning, General Plan, DZC)
14.b. Recommendation to the City Council to Adopt Policies Establishing the Location and
Associated Standards for City Gateways Consistent with 2040 General Plan Policy LU-11.2 and
Related Implementation Measures.
Recommended Action: Adopt a resolution recommending that the City Council adopt policies
establishing the location and associated standards for City gateways, consistent with General
Plan Policy LU-11.2 and related implementation measures.
Attachments:
1. Ukiah Valley Growth Management Plan (1995 General Plan) - Gateway Excepts
2. 2012 Ukiah Valley Area Plan - Gateway Excerpts
3. 2015 Perkins Street Gateway Master Plan
4. 2040 Ukiah General Plan (2022) - Gateway Excerpts
5. Draft Resolution - Exhibit A (2026 Gateway Standards and Location Reference)
15. ADJOURNMENT
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Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific accommodations or interpreter services
are needed 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: 1/1/23/26
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Agenda Item 5a.
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CITY OF UKIAH
PLANNING COMMISSION MINUTES
REGULAR
Civic Center Council Chamber ♦ 300 Seminary Avenue ♦ Ukiah, CA 95482
Virtual Meeting Link: https://us06web.zoom.us/j/83128884939
December 10, 2025
5:15 p.m.
1. CALL TO ORDER
The City of Ukiah Planning Commission held a Regular Meeting on December 10, 2025. The meeting
was legally noticed on December 4, 2025. The meeting was held in person and at the following virtual
link: https://us06web.zoom.us/j/83128884939. Chair de Grassi called the meeting to order at 5:20 p.m.
CHAIR de GRASSI PRESIDING.
2. ROLL CALL
Roll call was taken with the following Commissioners Present: Devery Montaňo, Rick Johnson, and
Alex de Grassi. Commissioners Absent by Prearrangement: Jacob Brown and Mark Hilliker. Staff
Present: Craig Schlatter, Community Development Director; Jesse Davis, Chief Planning Manager;
Katherine Schaefers; and Kristine Lawler, City Clerk.
3. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Commissioner Montaňo.
4. AB 2449 NOTIFICATIONS AND CONSIDERATIONS
No notifications or considerations received.
5. APPROVAL OF MINUTES
a. Approval of the Minutes of November 12, 2025, a Regular Meeting.
Motion/Second: Johnson/Montaňo to approve the minutes of the November 12, 2025, a Regular
Meeting, as submitted. Motion carried by the following Roll Call votes: AYES: Montaňo, Johnson, and
de Grassi. NOES: None. ABSENT: Brown and Hilliker. ABSTAIN: None.
6. APPEAL PROCESS
Chair de Grassi stated the appeals deadline date is December 22, 2025, before 5:00 p.m.
7. COMMENTS FROM THE AUDIENCE ON NON-AGENDA ITEMS
Public Comment: Rod Granger – resurfacing and redesign of roads; Pinky Kushner – School
Street walk through and meeting concerning the ‘redo’.
8. SITE VISIT VERIFICATION
All Commissioners present confirmed their visit to the site.
9. VERIFICATION OF NOTICE
The Clerk noted that the agenda was properly noticed.
10. PLANNING COMMISSIONERS' REPORTS
No reports were received.
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Minutes of the Ukiah Planning Commission December 10, 2025, Continued:
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11. DIRECTOR’S REPORT
a. Receive Community Development Director’s Report.
Presenter: Craig Schlatter, Community Development Director.
No public comment was received.
The December 2025 report was received.
12. CONSENT CALENDAR
No items on the Consent Calendar.
13. UNFINISHED BUSINESS
No items on Unfinished Business.
14. NEW BUSINESS
a. Consideration of a Major Site Development Permit, Major Use Permit, and Lot Merger for
Conversion of an Existing Building into an ‘Urgent Care and Administration Office’ at 1240
Airport Park Boulevard (APNs 180-080-74 & 180-080-75). File No. 25-0011; Permit No. PA25-
000019.
Presenters: Katherine Schaefers, Planning Manager and Craig Schlatter, Community Development
Director.
PUBLIC HEARING OPENED AT 6:12 P.M.
Applicant Comment: Kile Campbell, HY Architects Project Architect/Manager and Rod Granger,
MCHC Chief Executive Officer.
PUBLIC HEARING CLOSED AT 6:28 P.M.
Motion/Second: Montaňo/Johnson to approve the Major Site Development Permit, Major Use Permit,
and Lot Merger for a Conversion of an Existing Building into an ‘Urgent Care and Administration Office’
at 1240 Airport Park Boulevard (APNs 180-080-74 & 180-080-75). File No. 25-0011; Permit No. PA25-
000019, based on the Findings in Attachment 1, and subject to the Conditions of Approval in
Attachment 2. Motion carried by the following Roll Call votes: AYES: Montaňo, Johnson, and de
Grassi. NOES: None. ABSENT: Brown and Hilliker. ABSTAIN: None.
b. Update to the Planning Commission on the Recommendations from the Downtown Zoning
Code Ad Hoc Committee for Revisions to the Downtown Zoning Code in Accordance with
Ukiah 2040 General Plan Policy LU-3.
Presenters: Jesse Davis, AICP, Chief Planning Manager and Craig Schlatter, AICP, Community
Development Director.
Public Comment: Pinky Kushner.
Update was received.
15. ADJOURNMENT
There being no further business, the meeting adjourned at 7:37 p.m.
____________________________
Kristine Lawler, CMC
City Clerk
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Agenda Item No: 11.a.
MEETING DATE/TIME: 1/28/2026
ITEM NO: 2025-1428
AGENDA SUMMARY REPORT
SUBJECT: Receive Community Development Director's Report.
DEPARTMENT: Community
Development PREPARED BY: Craig Schlatter, Community Development Director
PRESENTER: Craig Schlatter, AICP
ATTACHMENTS:
1. Planning Division Projects Report (January 2026))
Summary: Planning Commission will receive the Community Development Director's Report and discuss
questions with Staff.
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:
• January 2026 Planning Division Projects Report (Attachment 1)
o This is a monthly report produced on the first of each month. The January 2026 report and
previous monthly reports are located on the Planning Division Services web-page, under
"Current Planning Reports":
o https://cityofukiah.com/community-development/planning-services
• Any updates since the previous Director's report at the Planning Commission's meeting on December
10, 2025, will be provided verbally during the meeting.
Recommended Action: Receive Community Development Director's January 2026 Report and discuss
questions with Staff.
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Permit #Site Address Date
Submitted Summary of Project Status
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.
Incomplete/awaiting applicant response - Limited Updates
Since 02/01/25.
PA25-000021 101 and 105 S Main St.11/7/25
Historic Demolition Permit for two structures over 50 years old (APN 002-231-
01). The request focuses on revising mitigation measures in a CEQA
Addendum to the 2022 City Council–approved Initial Study and demolition
permit, reflecting a new applicant and updated project timing.
Demolition Review Committee (DRC) recommended to City
Council (CC) on 11/20/25, that the Draft Addendum (with
modifications to the proposed CUL-2 and CUL-3) successfully
mitigates the significant environmental impact of the
demolition. CC meeting tentatively scheduled for 1/21/26.
City of Ukiah
Submitted Planning Applications
1/1/2026
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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.
Completed. On 10/22/25, the Planning
Commission (PC) recommended the
Ordinance to the City Council (CC). CC
Adopted on 11/5/25.
Land Use E - Zoning Code
Amendments 12/31/2025 The City shall amend the Zoning Code to address the following topics:
Downtown Zoning Code and Design Guidelines.
In progress. Downtown Zoning Code City
Council Ad Hoc Committee met in
August 2025 and October 2025. PC
workshop completed on 12/10/25.
Land Use E - Zoning Code
Amendments 12/31/2025 Zoning Districts and map consistency with the 2040 Land Use Diagram.
In progress. Working towards creating
official zoning maps by updating parcel
boundaries within City limits, integrating
past lot line adjustments, compiling and
rectifying past zoning inconsistencies,
capturing past annexation boundaries,
and Ukiah Municipal Airport Compatibility
Plan (UKIALUCP) infill policy
identification. PC workshop scheduled
for 01/14/26.
City of Ukiah
2040 General Plan Implementation - Status of Projects In-Process or Completed within the Last 60 Days
1/1/2026
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General Plan
Element
Implementation
Program Date Due Description Status / Comments
Land Use D - City Gateway
Design Standards 12/31/2025
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.
In progress. PC Workshop scheduled for
01/28/26.
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.
In progress. Economic Development
Strategy currently deferred until the
City's reorganization application is
further progressed.
Mobility Element L - Airport Parcels 12/31/2025
The City shall prepare a study to identify parcels on which new
development could benefit the airport and support annexation of those
parcels. (Policy MOB-6.3) Infill Policy for Compatibility Zones: The City
shall work collaboratively with the County to develop an In-fill Policy
within the Municipal Airport Compatibility Zones.
In progress. Airport Infill Policy Ad Hoc
appointed by City Council in November
2025 and met once in December 2025.
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.
In progress but will be deferred until after
the historic preservation ordinance is
developed and adopted.
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.
In progress. Staff and Historical Society
of Mendocino County staff currently
drafting an ordinance based on
community and Ad Hoc input.
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Permit #Site Address Approved Date Summary of Project Comments
17-3069 1294 N. State St. 11/12/25
Resubmitted Site Development Permit to allow for construction two retail
suites (including one drive-through), within the Community Commercial (C-
1) zoning district at the "Old Tackroom" location. Original submittal
9/13/17; initial DRB evaluation on January 25, 2018; Resubmittal 8/29/25.
Approved by the Planning
Commission on 11/12/25.
LLA25-
000006
670 and 680 N. State
St.11/3/25
Commercial Lot Line Adjustment for two (2) parcels. No new development
is proposed or associated with this request. Following the adjustment,
Parcel 1 will increase in size by approximately 0.58 acres (25,264.8 sf),
and Parcel 2 will decrease by the same amount.
Approved by the City Engineer on
11/19/25.
PA25-
000019 1240 Airport Park Blvd.12/10/95
Major Site Development Permit and Lot Merger of APNs (180-080-74; 180-
080-75) converting a ±7,129-square-foot structure into an ‘Urgent Care
and Administrative Office’ within the AIP-PD Mixed-Use Airport Industrial
Park Planned Development.
Approved by the Planning
Commission on 12/10/25.
File No. 25-
001630 817 Waugh Ln.11/21/25
Historic Demolition Permit request for a residential structure (APN 003-574-
07). The proposal also includes demolition of a barn, garages, shed, and
vineyard, none of which rise to the level of historical or architectural
significance that would warrant review under the City’s historic demolition
procedures.
Determined exempt from historical
review pursuant to Ukiah City Code
(UCC) 3016(B) by the Community
Development Department (CDD)
Director on 12/22/25.
City of Ukiah
Recently (Within Previous 60 Days) Approved Projects
1/1/2026
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Agenda Item No: 14.a.
MEETING DATE/TIME: 1/28/2026
ITEM NO: 2025-1427
AGENDA SUMMARY REPORT
SUBJECT: Recommendation to the City Council to Adopt Updates to the City of Ukiah Zoning, General Plan
Land Use, and Downtown Zoning Code Maps.
DEPARTMENT: Community
Development PREPARED BY: Jesse Davis, Chief Planning Manager
PRESENTER: Jesse Davis, AICP; Mariam Garcia, GIS Analyst
ATTACHMENTS:
1. City of Ukiah Existing Maps (Zoning, General Plan, DZC)
2. Previously Approved Projects
3. City of Ukiah Proposed Maps - Draft (Zoning, General Plan, DZC)
4. 14a Presentation Given at Meeting
Summary: The Planning Commission will review proposed updates to the City of Ukiah’s official Zoning Map,
General Plan Land Use Map, and Downtown Zoning Code Map and possibly make a recommendation to the
City Council regarding adoption. The updates align all three maps with previously approved annexations,
rezones, and General Plan amendments and standardize mapping format and presentation.
Background:
As required by Implementation Program E of the City of Ukiah’s 2040 General Plan, Staff has undertaken a
comprehensive, citywide update of the City's official land use maps to ensure consistency among the zoning
map, the General Plan Land Use Map, and the Downtown Zoning Code map. This effort applies a
standardized cartographic style and incorporates previously approved actions that are not currently reflected
across all three maps. Attachment 1 includes the existing versions of each map.
This update advances implementation of the Land Use Element of the 2040 General Plan, particularly Goal
LU-16, which directs the City to maintain an effective and accurate Land Use Map, and Implementation
Program E, which directs zoning districts and map consistency with the 2040 Land Use Diagram, as well as
the following associated policies:
• Policy LU-16.1 (Land Use Map): The City shall maintain and implement a Land Use Map that identifies
allowed land uses by location and the corresponding density or intensity of development.
• Policy LU-16.2 (Land Use Designations): The City shall apply land use designations to specific parcels
as shown on the General Plan Land Use Map, regardless of whether parcels meet other General Plan
criteria.
• Policy LU-16.3 (Zoning Designations): The City shall ensure zoning designations are consistent with
and implement the General Plan Land Use Map.
As an initial step, Staff identified three key maps for coordinated review (Attachment 1):
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• Official Zoning Map, last comprehensively updated in 2017
• General Plan Land Use Map, adopted by City Council in 2022 (Resolution No. 2022-79)
• Downtown Zoning Code Map, adopted in 2012 (Ordinance No. 1139)
Each map was adopted at a different time and reflects varying cartographic standards, levels of detail, and
spatial scales. While the City’s parcel framework has remained generally consistent, localized changes have
occurred over time due to lot line adjustments, subdivisions, annexations, and legislative actions. These
changes have not been uniformly reflected across all three maps, resulting in visual inconsistencies and
discrepancies between adopted policy and mapped conditions.
Since adoption of these maps, numerous General Plan amendments, rezones, annexations, and subdivisions
have been approved but have not been consistently incorporated into the City’s official mapping. These
previously approved actions, which are identified in Attachment 2, affect land use designations and zoning
allowances and are now being formally visualized across all maps.
Updating the City’s official maps at this time provides an opportunity to correct and improve legibility,
standardize mapping conventions, and ensure that the zoning, General Plan, and downtown maps function
together as a coordinated and reliable land use reference set. The update also supports an accurate depiction
of regulatory overlays and constraints, including Airport Compatibility Zones for the Ukiah Municipal Airport
(UKI). Additionally, as the City prepares for the 7th Housing Element cycle, maintaining current and consistent
land use maps is critical to accurately evaluating residential land inventory and meeting review requirements
of the California Department of Housing and Community Development.
Discussion:
Attachment 2 compiles a comprehensive record of annexations, subdivisions, rezones, and General Plan
amendments approved between 2016 and the present that are now being formally reflected on the City’s
official zoning and General Plan maps. These actions were previously approved and officially finalized.
Attachment 2 does not include lot line adjustments, certificates of compliance, or parcel mergers processed
since 2016 by the City Engineer, nor does it include parcel recognitions completed by the Mendocino County
Assessor. With the exception of remaining parcel alignment in the Western Hills annexation area to implement
the approved Development Agreement, the proposed maps rely on the current parcel boundaries maintained
by the Assessor.
As shown in Attachment 3, the proposed maps incorporate and visually align all applicable parcel adjustments,
subdivisions, rezones, General Plan amendments, regulatory updates, and annexations approved from 2016
to the present. Collectively, these updates ensure consistency between adopted land use decisions and the
City’s official mapping. They also establish a standardized mapping format, including consistent layout, scale,
symbology, color palette, and use of the Community Development Department logo. Attachment 3 is intended
to serve as the standard template for future map updates. To further improve clarity and accuracy, Staff
revised map layers associated with the Homeless Shelter Overlay, floodplains, and Airport Compatibility
Zones. Generalized symbols were also added to identify major public and civic uses, such as the airport,
schools, and parks, improving overall legibility for both staff and the public.
Attachment 3 also includes an updated visualization of the Downtown Zoning Code (DZC), which was
previously reviewed by the Planning Commission during a workshop on December 10, 2025. While broader
policy updates to the DZC will be considered through a separate process, these revisions correct and clarify
how the DZC overlay is applied and displayed. As previously discussed, certain parcels are excluded from the
DZC due to documented mapping errors or ownership constraints, including 415 S. State Street and the
former North Coast Rail Authority right-of-way (APN 002-193-44). These corrections are reflected in the
updated map.
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In addition, Staff transitioned the City’s land use mapping to the standardized Land-Based Classification
Standards (LBCS) framework. This update applies consistent, standardized color coding for top-level land use
categories across all maps and GIS layers. Each category is assigned a single color, improving readability and
consistency across City documents. For example, residential land uses are now uniformly represented in
yellow, consistent with common municipal mapping conventions in most U.S. cities.
Finally, staff removed the identifiers previously assigned to residential Planned Developments from the zoning
map, along with the associated reference table. As the City continues to update its GIS resources, the
individual Planned Development records will remain available for reference and will include direct links to their
establishing ordinances. In general, nearly all residential Planned Developments are built out and have
historically generated limited permit activity beyond routine repair and rehabilitation.
In contrast, for the Airport Industrial Park – Planned Development, Staff retained and further refined the
associated zoning designations. These distinctions were visualized to provide a clearer and more effective
reference to the types of land use activities and regulatory actions typically associated with those
designations. Unlike residential Planned Developments, the Airport Industrial Park includes a number of
undeveloped manufacturing parcels, and staff regularly receives inquiries regarding development
opportunities, including allowed uses, permitted uses, and applicable development standards.
Staff recommends that the Planning Commission forward a recommendation to the City Council to adopt the
updated Zoning Map, General Plan Land Use Map, and Downtown Zoning Code Map as the City’s official
maps. Adoption will ensure consistency with previously approved actions and provide a clear, standardized
land use reference for future planning and development decisions.
Recommended Action:
Adopt updates to the City of Ukiah’s official Zoning Map, General Plan Land Use Map, and Downtown Zoning
Code Map to reflect previously approved annexations, rezones, General Plan amendments, subdivisions, and
related legislative actions.
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AVENUE
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FAUL L AVENUE
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SHERRY DRIVE
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CANYON DRIVE
1
2
3
5
6
7
89
10
11
12
13
15
14
16
17
18
19
20
21
22
23
24
25
CITY OF UKIAH ZONING MAP
Zones
GU
DC
UC
CN
C1
C2
PF
PD-Residential
PD-Commercial
M
R1
R1H
R2
R3
Homeless Shelter Boundary
Downtown Zoning Code
Planned Development
Airport Compatibility Zone
Ukiah City Limit
Ord. No. 1158, adopted June 17, 2015Ord. No. 1160, adopted September 16, 2015Ord. No. 1161, adopted September 16, 2015Ord. No. 1175, adopted February 15, 2017
ZONING ORDINANCE AMENDMENTS(to City Zoning Map after 2013)
Map ID PD NameLas Casas EstatesUnit 1, Phase ALas Cases EstatesUnit 1, Phase B3 Sierra Sunset, Unit 14 Sierra Sunset, Unit 25 Sierra Sunset, Unit 36 Sierra Sunset Village7 Sierra SunsetVineyard View EstatesUnit 4, Phase 1Vineyard View EstatesUnit 4, Phase 210 Orchard Village11 Ukiah Green12 Ukiah Green South13 Cleveland Lane14 Marlene Estates15 Brookside Estates950 Marlene Street(Carlile)17 Myszka18 Creekside CourtOrrs Creek Neighborhood125-137 Ford Street20 Cottage Lane21 South Main Street22 Myron Street23 Airport Industrial Park24 PEP Housing
19
Planned Developments (PDs)
1
2
8
9
16
ATTACHMENT 1
Page 14 of 99
LOW GA
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NORTH
STATESTREET
L
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L
AV
ENUE
SA
N
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C
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WEST CLAY STRE
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T
OA KKNOLLROAD
EAST GOBBI STREET
PLANT ROAD
SOUTH
STATE
STREET
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BRUSH STREET
PARDUCCIROAD
OLD
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IVER
ROAD
CARRI
GAN
LANE
EMPIRE DRIVE
SH 222
MASONITE INDUSTRIAL ROAD
WASHINGTON AVENUE
W A L N U T A V E N U E
KUNZL E R RANCH R O A D
R I DGEROAD
CLARA AVENUE
DEE R WOOD D R I V E
MA
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TEDFORD AVENUE
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TMAPLEAVENUE
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ME N DOC I N O DRI V E
TOKAY AVENUE
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WABASH AVENUE
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M A L A G A D R I V E
LAW S AVENUE
F ER N C A N YO NDRIVE
BISBYA V E N U E
WEST PERKINS ST
R
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CALV ERT D R I V E
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WEST SMITH STRE
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WEST STEPHENSO
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COCHRANE AVENU
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EASTCHURCH
STREET
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GROVE AVENUE
JONES STR
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E
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FIR C R E S T D R I V E
L
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L
A
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HENSLEY CREEK ROAD
A P POLINARIS D RIV E
R
I
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R
S
T
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T
T
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H
UACAN ROAD
MC CLURE SUBDIVISION
B L U E
B O N N E T L A NE
DONN E R LANE
EL DORAD O R O A D
F R E I T A S A V E N U E W
A
U
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L
A
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A
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COMMERCE DRIVE
A
I
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P
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D
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A
YOTRIBERANCH R OA
D
DORA AVENUE
FOSTER LANE
FRACCHI
A
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D
WILDW O O D RO A D
T W ININ G RO AD
FAW
N
WOOD DRIV E
C H A T E A U P LACE
CAROUSELLANE
L
OR
RAI
N
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S
T
REET
S T I P P L A N E
A
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B
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HASTINGS AVENUE
GOBALET LANE
E L R O B L E RO AD
W
OO
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L
A
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D
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IVE
SPA NI S H C A N YON
D R I V E
K I N G RIDGE
R
O
A
D
T I NDALL RANCH ROAD
PARK C R E E K L A N E
CRESTVIEW DR I V E
0 0.5 10.25 Miles
This map is a guide. Every reasonable effort has been made to ensure the accuracy of the map and data provided.Parcel lines are not intended to represent surveyed data.
UKIAH GENERAL PLAN - 2040 Land Use Diagram
Railroad Tracks
Annexation Areas
Ukiah City Limit
Proposed Planning Area
Hillside Residential
Rural Residential
Low Density Residential
Medium Density Residential
High Density Residential
Downtown Core
Mixed Use: Brush Street
Mixed Use: AIP-PD
Neighborhood Commercial
Community Commercial
Highway Commercial
Industrial
Public
Recreational
Open Space
Agriculture
Document Path: S:\Public Works\Stricklin, Andrew\GIS Maps\GIS\Projects\Planning\General Plan 2040.mxdDate Saved: 11/22/2022 3:46:57 PM
Kristine LawlerCity Clerk Date
ATTEST:
Mari RodinMayor Date
CITY OF UKIAH LAND USE MAP
This is to certify that this is the official Land Use Map of the
City of Ukiah adopted in part by the ordinances listed below.
December 29, 2022
December 29, 2022
Page 15 of 99
GibsonCreek
P E R K I N S S T R E E T
O
A
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M
A
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S
T
R
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E
T
C L A Y S T R E E T
S
C
H
O
O
L
S
T
R
E
E
T
ORCHARD
AVENUE
S M I T H S T R E E T
L
E
S
L
I
E
S
T
R
E
E
T
S T A N D L E Y S T R E E T
R
A
M
P
C H U R C H S T R E E T
W
A
R
R
E
N
D
R
I
V
E
MASON
STREET
PEACH S TREET
H
O
S
P
I
T
A
L
D
R
I
V
E
PLU M D R I VE
H E N R Y S T R E E T
P
I
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S
T
R
E
E
T
N O N A ME
S T E LLA D R I V E
K I N G S C O U R T
S E M I N A R Y A V E N U E
R A M P
NO NA ME
0 250 500125Feet ³Zoning Districts
UC
DC
GU
Special Designations
Public Parking Existing
Civic Existing
Civic Preferred
Parking Structure Preferred
Public Facilities
Hydrology
100 Year Flood
Gibson Creek
DOWNTOWN ZONING CODE ZONING MAP
Map Updated - May, 2012
DZC Boundary
Figure 1: Downtown Zoning Code Zoning Map
Page 16 of 99
APN Number Situs Approved Land
Use Approved Zoning City Action File No./Date Comment Year
15624002 NONE P PF Annexation - City Owned File No. A-2021-01 (2023)Open Space Conservation 2023
15624013 1970 W STANDLEY AVE P PF Annexation - City Owned File No. A-2021-01 (2023)Open Space Conservation 2023
17813001 3100 VICHY SPRINGS RD P PF Annexation - City Owned File No. A-2021-01 (2023)Previous Landfill 2023
18408040 381 NORGARD LN P PF Annexation - City Owned File No. A-2021-01 (2023)Recycled Water Distribution 2023
18408041 341 NORGARD LN P PFA Annexation - City Owned File No. A-2021-01 (2023)Recycled Water Distribution 2023
18408042 341 NORGARD LN P PFA Annexation - City Owned File No. A-2021-01 (2023)Recycled Water Distribution 2023
18408043 NONE P PFA Annexation - City Owned File No. A-2021-01 (2023)TRA Split - Creates Multiple APNs 2023
18408044 NONE P PFA Annexation - City Owned File No. A-2021-01 (2023)TRA Split - Creates Multiple APNs 2023
18409001 NONE P PFA Annexation - City Owned File No. A-2021-01 (2023)Recycled Water Distribution 2023
18409006 217 NORGARD LN P PFA Annexation - City Owned File No. A-2021-01 (2023)Recycled Water Distribution 2023
18409007 NONE P PF Annexation - City Owned File No. A-2021-01 (2023)Recycled Water Distribution 2023
18410004 NONE P PF Annexation - City Owned File No. A-2021-01 (2023)Recycled Water Distribution 2023
18410005 300 PLANT RD P PF Annexation - City Owned File No. A-2021-01 (2023)North Wastewater Pond 2023
18414013 3151 TAYLOR DR P PF Annexation - City Owned File No. A-2021-01 (2023)Solid Waste Transfer Station 2023
18415001 3495 TAYLOR DR P PF Annexation - City Owned File No. A-2021-01 (2023)South Wastewater Pond 2023
00333068 1601 S STATE ST P PF Annexation - City Owned File No. A-2021-01 (2023)Airport Use 2023
00333069 1601 S STATE ST P PF Annexation - City Owned File No. A-2021-01 (2023)Airport Use 2023
00333070 1601 S STATE ST P PF Annexation - City Owned File No. A-2021-01 (2023)Airport Use 2023
00104081 (Private)335 JANIX DR HR R1H Annexation - Western Hills File No. A-2022-02 (2024)William Edwards 2024
00104101 (Private)TBD HR R1H Annexation - Western Hills File No. A-2022-02 (2024)Marlene Werra TTEE 2024
00104102 (Private)500 LOOKOUT DR HR R1H Annexation - Western Hills File No. A-2022-02 (2024)Grayden Huff 2024
00104103 (Private)4 LOOKOUT DR HR R1H Annexation - Western Hills File No. A-2022-02 (2024)Amanda Reiman 2024
00104104 (Private)3 LOOKOUT DR HR R1H Annexation - Western Hills File No. A-2022-02 (2024)Amanda Reiman 2024
00104105 (Private)2 LOOKOUT DR HR R1H Annexation - Western Hills File No. A-2022-02 (2024)Marlene Werra TTEE 2024
00104106 (Private)415 HILLVIEW AVE HR R1H Annexation - Western Hills File No. A-2022-02 (2024)Marlene Werra TTEE 2024
00142040 (Private)145 MENDOCINO PLACE HR R1H Annexation - Western Hills File No. A-2022-02 (2024)Robert R Beltrami 2024
00311090 (Private)620 REDWOOD AVE HR R1H Annexation - Western Hills File No. A-2022-02 (2024)Adonis & Sarah Noguera 2024
00319009 (Private)620 REDWOOD AVE HR R1H Annexation - Western Hills File No. A-2022-02 (2024)Adonis & Sarah Noguera 2024
Development Agreement - Parcel A 1500 REDWOOD AVENUE HR R1H Annexation - Western Hills File No. A-2022-02 (2024)D&J Investments, LLC 2024
Development Agreement - Parcel B 1554 REDWOOD AVENUE HR R1H Annexation - Western Hills File No. A-2022-02 (2024)D&J Investments, LLC 2024
Development Agreement - Parcel C 1616 REDWOOD AVENUE HR R1H Annexation - Western Hills File No. A-2022-02 (2024)D&J Investments, LLC 2024
Development Agreement - Parcel D TBD HR R1H Annexation - Western Hills File No. A-2022-02 (2024)D&J Investments, LLC 2024
Development Agreement - Parcel E TBD HR R1H Annexation - Western Hills File No. A-2022-02 (2024)D&J Investments, LLC 2024
Development Agreement - Parcel F TBD HR R1H Annexation - Western Hills File No. A-2022-02 (2024)D&J Investments, LLC 2024
Development Agreement - Parcel G TBD HR R1H Annexation - Western Hills File No. A-2022-02 (2024)D&J Investments, LLC 2024
Development Agreement - Parcel H TBD HR R1H Annexation - Western Hills File No. A-2022-02 (2024)D&J Investments, LLC 2024
Development Agreement - Parcel I TBD HR R1H Annexation - Western Hills File No. A-2022-02 (2024)D&J Investments, LLC 2024
Development Agreement - Parcel J TBD P PF Annexation - Western Hills File No. A-2022-02 (2024)City of Ukiah (Open Space); Portion LDR; R1 2024
Development Agreement - Parcel K TBD HR R1H Annexation - Western Hills File No. A-2022-02 (2024)D&J Investments, LLC 2024
00208039 195 LOW GAP RD CC C1 GPA & Rezone File No. 24-9265; Ord. 1245 (2024)General Plan Amendment/Rezone (R1-C1)2024
00318101 701 SO ORCHARD AVE HC C1 GPA & Rezone File No.: 22-6938 (2022)General Plan Amendment/Rezone (PF-C1)2024
00130616 250 W GOBBI ST UNIT 1 MDR PD-R Rezone/Subdivision File No. 19-4625; Ord. 1196 (2019)Gobbi Commons 2024
00130617 250 W GOBBI ST UNIT 2 MDR PD-R Rezone/Subdivision File No. 19-4625; Ord. 1196 (2019)Gobbi Commons 2024
00130618 250 W GOBBI ST UNIT 3 MDR PD-R Rezone/Subdivision File No. 19-4625; Ord. 1196 (2019)Gobbi Commons 2024
00130619 250 W GOBBI ST UNIT 4 MDR PD-R Rezone/Subdivision File No. 19-4625; Ord. 1196 (2019)Gobbi Commons 2024
00130620 250 W GOBBI ST UNIT 5 MDR PD-R Rezone/Subdivision File No. 19-4625; Ord. 1196 (2019)Gobbi Commons 2024
00130621 250 W GOBBI ST UNIT 6 MDR PD-R Rezone/Subdivision File No. 19-4625; Ord. 1196 (2019)Gobbi Commons 2024
00130622 250 W GOBBI ST UNIT 7 MDR PD-R Rezone/Subdivision File No. 19-4625; Ord. 1196 (2019)Gobbi Commons 2024
00130623 250 W GOBBI ST UNIT 8 MDR PD-R Rezone/Subdivision File No. 19-4625; Ord. 1196 (2019)Gobbi Commons 2024
00130624 250 W GOBBI MDR PD-R Rezone/Subdivision File No. 19-4625; Ord. 1196 (2019)Gobbi Commons 2024
ATTACHMENT 2Previously Approved Projects
Page 17 of 99
00310024 979 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310025 978 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310026 977 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310027 976 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310028 974 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310029 974 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310030 973 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310031 972 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310032 971 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310033 970 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310034 969 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310035 968 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310036 967 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310037 966 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310038 965 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310039 964 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310040 963 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310041 962 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310042 961 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310043 960 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310051 960 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
00310052 931 MARLENE ST MDR R2 Rezone/Subdivision File No. 24-9277 Ord. 1248 (2024)Marlene Street Rezone; Subdvision 2024
18003039 775 E GOBBI ST HC C2 Subdivision File No. MS_16-1651 (2016)Properidade LLC, Minor Sub - 2 Parcels 2016
18003040 775 E GOBBI ST HC C2 Subdivision File No. MS_16-1651 (2016)Properidade LLC, Minor Sub - 2 Parcels 2016
00214640 589 N SCHOOL ST LDR R1 Subdivision File No. MS_19-4992 (2019)School Street - Minor Subdivision; Apeal (J. Brown)2019
00214641 NONE LDR R1 Subdivision File No. MS_19-4992 (2019)School Street - Minor Subdivision; Apeal (J. Brown)2019
00214642 NONE LDR R1 Subdivision File No. MS_19-4992 (2019)School Street - Minor Subdivision; Apeal (J. Brown)2019
00106051 921 LIVE OAK AVE LDR R1 Subdivsion File No. MS_21-6617 (2022)SB9 (Dayton - 2 Parcels)2022
00106052 820 JACKSON AVE LDR R1 Subdivsion File No. MS_21-6617 (2022)SB9 (Dayton - 2 Parcels)2022
00120339 1310 W CLAY ST LDR R1 Subdivsion File No. MS_24-9268 (2024)Merino, Minor Sub - 2 Parcels 2024
00120340 NONE LDR R1 Subdivsion File No. MS_24-9268 (2024)Merino, Minor Sub - 2 Parcels 2024
18007003 1270 AIRPORT PARK BLVD AIP-PD PD-IAC Rezone File No. 20-5874; Ord. 1213 (2021)AIP-PD (Fowler; AIP-PD -PO > AIP-PD-IAC)2021
18008089 1230 AIRPORT PARK BLVD AIP-PD PD-LMMU Subdivsion File No. 16-2134 (2016)Akerstrom, Panda, Minor-Sub - 2 Parcels 2016
18008088 1230 AIRPORT PARK BLVD AIP-PD PD-LMMU Subdivsion File No. 16-2134 (2016)Akerstrom, Panda, Minor-Sub - 2 Parcels 2016
Page 18 of 99
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High Density Residential
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Neighborhood
Commercial (CN)
Community Commercial
(C1)
Heavy Commercial (C2)
Downtown Core (DC)
Urban Center (UC)
General Urban (GU)
Manufacturing (M)
Public Facility (PF)
Public Facilities
Agricultural Combining
(PFA)
ROW - Right of Way
PDHC - Planned
Development Highway
Commercial
PDI - Planned
Development Industrial
PDIAC - Planned
Development Industrial
Auto Commercial
PDLMMU - Planned
Development Light
Manufacturing Mixed
Use
PDOS - Planned
Development Open
Space
PDPO - Planned
Development
Professional Office
Planned Development
Residential (PDR)
PDRC - Planned
Development Retail
Commercial
City of Ukiah City Limits
Downtown Zoning Code
Mendocino County
Assessor Parcels
Airport Compatibility
Zones
CITY OF UKIAH ZONING MAP
DO NOT USE TO DETERMINE LEGAL BOUNDARIES. NO WARRANTY, EXPRESSED OR IMPLIED, IS MADE REGARDING ACCURACY,
ADEQUACY, COMPLETENESS, LEGALITY, RELIABILITY, OR USEFULNESS OF THIS INFORMATION.
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Legend
Public Facility (PF)Public Facilities Agricultural
Combining (PFA)ROW - Right of Way PDI - Planned Development
Industrial City of Ukiah City Limits
Mendocino County Assessor
Parcels
CITY OF UKIAH CITY ZONING MAP
DO NOT USE TO DETERMINE LEGAL BOUNDARIES. NO WARRANTY, EXPRESSED OR IMPLIED, IS MADE REGARDING ACCURACY, ADEQUACY,
COMPLETENESS, LEGALITY, RELIABILITY, OR USEFULNESS OF THIS INFORMATION.
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City of Ukiah City Limits
Downtown Zoning Code
Hillside Residential
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Downtown Core
Mixed Use: Brush Street
Neighborhood
Commercial
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Highway Commercial
Industrial
Public
Recreational
Open Space
Agriculture
AIP-PD
Mendocino County
Assessor Parcels
Airport Compatibility
Zones
Annexation Area
CITY OF UKIAH 2040 GENERAL PLAN MAP
DO NOT USE TO DETERMINE LEGAL BOUNDARIES. NO WARRANTY, EXPRESSED OR IMPLIED, IS MADE REGARDING ACCURACY,
ADEQUACY, COMPLETENESS, LEGALITY, RELIABILITY, OR USEFULNESS OF THIS INFORMATION.
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Legend
City of Ukiah City Limits Public Mendocino County Assessor
Parcels
Airport Compatibility Zones
CITY OF UKIAH CITY 2040 GENERAL PLAN MAP
DO NOT USE TO DETERMINE LEGAL BOUNDARIES. NO WARRANTY, EXPRESSED OR IMPLIED, IS MADE REGARDING ACCURACY, ADEQUACY,
COMPLETENESS, LEGALITY, RELIABILITY, OR USEFULNESS OF THIS INFORMATION.
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DO NOT USE TO DETERMINE LEGAL BOUNDARIES. NO WARRANTY, EXPRESSED OR IMPLIED, IS MADE REGARDING ACCURACY, ADEQUACY,
COMPLETENESS, LEGALITY, RELIABILITY, OR USEFULNESS OF THIS INFORMATION.
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OFFICIAL LAND USE MAP UPDATES
PLANNING COMMISSION REVIEW 1/28/26
ZONING • GENERAL PLAN • DOWNTOWN ZONING CODE
1
Page 24 of 99
WHY WE’RE HERE
2
(2012)
(2017)
(2022)
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UKIAH 2040
GENERAL PLAN
The City shall amend the Zoning Code to create map
and zoning district consistency with the 2040 Land
Use Diagram
-Implementation Program E
LU-16 Promote the effective use and
implementation of the General Plan Land Use
Map
LU-16.1 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.
LU-16.2 The City shall apply the land use designation specific
parcels of land as designated on the General Land Use Map,
even if a parcel does not meet other criteria specified in the
General Plan.
LU-16.3 The City shall ensure that zoning designations are
consistent with the General Land Use Map
Page 26 of 99
Annexations
Subdivisions
Rezones
Lot Line Adjustments
UPDATED MAPS INCLUDE…
Previously Approved
Does Not Include
X New Land Use Changes
4
Homeless Shelter Overlay
Floodplains
Airport Compatibility Zones
Symbol lexicon
Airport, schools, parks
LBCS framework (colors)
Planned Development
Identifiers removed
Exception of Airport
Industrial Park
Updates/Revisions
Page 27 of 99
PROPOSED
EXISTING
GENERAL PLAN
Page 28 of 99
PROPOSED
EXISTING
ZONING
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DOWNTOWN ZONING CODE
Existing Proposed
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RECOMMENDATION
Staff recommends that the Planning Commission forward a
recommendation to the City Council to adopt updates to the City
of Ukiah’s official Zoning Map, General Plan Land Use Map, and
Downtown Zoning Code Map to reflect previously approved
annexations, rezones, General Plan amendments, subdivisions, and
related legislative actions.
8
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9
ADDITIONAL
CORRECTION
APN 184-100-04
General Plan and Zoning
Designation approved by LAFCo
September 11, 2023:
•General Plan = Public (P)
•Zoning = Public
Facilities/Agriculture Combining
(PFA)
!Zoning Map not reflective of
Agriculture Combining
Page 32 of 99
WESTERN HILLS
Current General Plan 2025 Lot Line Adjustments, resulting parcel boundaries
10
Page 33 of 99
Page 1 of 4
Agenda Item No: 14.b.
MEETING DATE/TIME: 1/28/2026
ITEM NO: 2026-73
AGENDA SUMMARY REPORT
SUBJECT: Recommendation to the City Council to Adopt Policies Establishing the Location and Associated
Standards for City Gateways Consistent with 2040 General Plan Policy LU-11.2 and Related Implementation
Measures.
DEPARTMENT: Community
Development PREPARED BY: Jesse Davis, Chief Planning Manager
PRESENTER: Jesse Davis, AICP
ATTACHMENTS:
1. Ukiah Valley Growth Management Plan (1995 General Plan) - Gateway Excepts
2. 2012 Ukiah Valley Area Plan - Gateway Excerpts
3. 2015 Perkins Street Gateway Master Plan
4. 2040 Ukiah General Plan (2022) - Gateway Excerpts
5. Draft Resolution - Exhibit A (2026 Gateway Standards and Location Reference)
6. 14b Presentation Given at Meeting
Summary: Planning Commission will review and consider adoption of a resolution recommending that the City
Council adopt policies establishing the location and development standards for City gateways, consistent with
General Plan Policy LU-11.2 and related implementation measures.
Background:
The Ukiah community has long recognized gateways as elements that contribute to community identity and
first impressions. The concept of gateway signage in the Ukiah Valley can be traced to the early 20th century,
particularly the 1930s, when communities along the U.S. 101 corridor north of San Francisco promoted
themselves competitively as the “Gateway to the Redwoods.” This branding effort was intended to attract
automobile-based tourism and positioned Ukiah, as well as other similar communities, as entry points to
natural, recreational destinations.
By the mid-1990s, the City formalized the Ukiah community's approach to gateways through the adoption of
the 1995 Ukiah Valley Growth Management Plan (the City's General Plan, Attachment 1), which established a
more structured and policy-driven approach to the topic. The 1995 General Plan identified two distinct gateway
types. The first level consisted of regional entry points into the Ukiah Valley, generally associated with major
highway approaches. The second level focused on primary corridors leading into and through the city,
recognizing that gateways function not only as points of entry but also as extended corridor experiences.
These second-level gateways included nearly all major city streets, including North State Street, South State
Street, Perkins Street, Gobbi Street, Talmage Road, and Low Gap Road.
The 1995Ukiah Valley Growth Management Plan emphasized preservation of the Ukiah Valley’s rural and
bucolic visual character, as well as the role of corridor design in shaping perceptions of the community. As
conveyed, gateway areas were identified as locations where development patterns, landscaping, signage, and
roadway design should be coordinated to reinforce a cohesive visual identity. To advance these objectives,
the 1995 Ukiah Valley Growth Management Plan included Implementation Measure CD-7.I(a), which called for
the use of redevelopment authority and other property improvement incentives to encourage reinvestment and
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Page 2 of 4
aesthetic enhancement within gateway areas. Although redevelopment agencies have since been dissolved
under California law, this measure reflects the City’s broader policy to use available public tools to support
gateway improvements.
Relevant excerpts from the 1995 Ukiah Valley Growth Management Plan addressing gateway policies and
implementation measures are provided in Attachment 1.
In 2012, Mendocino County adopted the Ukiah Valley Area Plan (UVAP). While the UVAP is a County
planning document and does not establish City policy, it is derived from the City's 1995 Growth Management
Plan, and provides useful context regarding the evolution of gateways. The UVAP built upon themes
established in the City’s 1995 Ukiah Valley Growth Management Plan and discussed gateways both as scenic
entry points into the Ukiah Valley and as urban corridors leading into Ukiah. The document reflects a
continued shift toward understanding gateways as continuous experiences shaped by streetscape design,
land use patterns, and visual continuity, rather than as isolated points of arrival. Although some
implementation mechanisms referenced in the UVAP, such as redevelopment, are no longer available, the
document illustrates the ongoing challenge of defining gateway locations and associated planning regulations.
Relevant excerpts from the UVAP are included as Attachment 2.
Following adoption of the City's Downtown Zoning Code in 2012, the City advanced many gateway-related
design principles through public infrastructure investments rather than regulatory changes to private property.
During this period, several corridor studies or plans were prepared that addressed gateway concepts but were
not fully implemented. Notably, the 2015 Perkins Street Gateway Master Plan (Attachment 3) proposed a
range of design strategies intended to reinforce Perkins Street as a major entry corridor. While the Master
Plan itself was not realized, many of its concepts are reflected in subsequent City public works projects.
In later years, the City implemented the State Street Streetscape Project (Phase 1 and Phase 2), as well as
the Urban Core Rehabilitation Project, along key corridors including Perkins Street, Gobbi Street, and Main
Street. These projects introduced coordinated public realm improvements such as widened sidewalks,
landscaped medians, street trees, pedestrian-scale lighting, street furniture, and roadway design treatments.
Collectively, these investments enhanced walkability, pedestrian safety, and visual cohesion, reinforcing
corridor identity and functioning as gateway improvements without imposing new development standards on
adjacent private parcels.
Most recently, in May 2023, the City supported installation of two rust-colored, U-shaped gateway signs that
replaced the previous “Welcome to Ukiah” signage. One sign is located at the northern entrance to the city on
private property, and the second is located near the southern entrance at Rivino Vineyards, both in
unincorporated Mendocino County. Funding for the project was originally reserved annually by Visit Ukiah and
was transferred intact when Visit Ukiah merged with the Ukiah Chamber of Commerce and the Ukiah Main
Street Program to form the Greater Ukiah Business and Tourism Alliance. Although these signs are located
outside City jurisdiction, they correspond to the first-level regional entry points into the Ukiah Valley identified
in the 1995 General Plan and reflect continued recognition of gateways as a regional consideration.
Discussion:
On December 7, 2022, the City Council adopted a resolution adopting the 2040 General Plan (Resolution No.
2022-79). The City of Ukiah’s 2040 General Plan Land Use Element establishes a clear policy framework for
the identification and treatment of gateways. Policy LU-11.2 directs the City to “establish key gateways
through landscape design, appropriately scaled signage, building form, and historic themes to create a unique
sense of place." Excerpts from the 2040 General Plan addressing gateways are included as Attachment 4.
This policy is supported by Implementation Program D: City Gateway Design Standards, which calls for
preparation of gateway design standards addressing landscape design and materials, signage, building form,
and historic themes for all City gateways.
Staff propose to implement these policies by building upon previously adopted Department of Public Works
plans, recently constructed public improvements, and existing design standards that already embody needed
Page 35 of 99
Page 3 of 4
principles to address LU-11.2 and inform future public investments. Over the past decade, the City has
implemented a series of Public Works projects, including the State Street Streetscape Phase 1 and Phase 2
and related corridor rehabilitation efforts. These plans established consistent standards for street trees,
landscaping, sidewalks, medians, and street furniture near downtown, which can also be used to inform the
City's land use policies related to gateways.
With respect to previous planning efforts related to first-level gateways, the City recently supported installation
of new highway gateway signage along U.S. 101. Although these signs are located outside City jurisdiction,
they address the regional entry points into the Ukiah Valley identified in both the 1995 Ukiah Valley Growth
Management Plan and the Ukiah Valley Area Plan, and replace previous gateway signage that had become
dated and less-effective. To ensure effective branding, the proposed resolution (Attachment 5) recommends
that the Community Development Director prioritize the consideration and removal of older publicly sponsored
gateway signage or recommend improvements to the City Council.
For second-level gateways and to address the 2040 General Plan Land Use policy, Staff recommend
recognizing east-west corridors including Talmage Road, Gobbi Street, and Perkins Street, including key
intersections at Orchard Avenue and Airport Park Boulevard, as corridors within which gateway features
should be located (Attachment 5). These recommend features and standards are pulled from recent planning
and public works efforts. Talmage Road, Gobbi Street, and Perkins Street were selected by Planning Division
Staff as they function as primary entry points into the long-standing City street grid, with Gobbi and Perkins
recently the focus of public investment. Staff-identified gateway locations within these corridors that are
conceptual in nature, as final placement, design, and extent of gateway features would be subject to site
conditions, funding, project cost, infrastructure constraints, safety considerations, and coordination with future
capital improvement projects. To provide guidance and reference for future monument placement, Planning
Division Staff recommend utilizing excerpts from the Perkins Street Master Plan, which are included as Exhibit
A within the draft resolution (Attachment 5).
Under this approach, new development regulations or private parcel requirements are not recommended.
However, the draft resolution (Attachment 5) states that future public or private projects located in the
immediate vicinity of identified gateway locations should avoid features that interfere with, obscure, or visually
compete with established gateway signage and design elements. These recommendations would be applied
to permits seeking discretionary permits, such as Site Development or Use permits.
Adoption of the Planning Commission resolution would formally recommend that the City Council recognize
the existing first-level and the proposed second-level gateway locations, affirm the use of existing public works
standards and previously adopted planning documents to achieve General Plan objectives, and direct future
gateway-related improvements to be consistent with the adopted resolution.
The draft Planning Commission resolution is included as Attachment 5 and incorporates example gateway
monument concepts and objective design considerations within Exhibit A, drawn from previously approved
plans and documents. Staff recommends the Planning Commission review and consider adoption of a
resolution recommending that the City Council adopt policies establishing the location and development
standards for City gateways, consistent with General Plan Policy LU-11.2 and related implementation
measures.
Recommended Action: Adopt a resolution recommending that the City Council adopt policies establishing
the location and associated standards for City gateways, consistent with General Plan Policy LU-11.2 and
related implementation measures.
Page 36 of 99
Page 4 of 4
Page 37 of 99
City of Ukiah • Mendocino County Ukiah Valley General Plan and Growth Management Program
Vl.2. Community Design ♦ Page 5
2.02.02 General Plan goals, policies, and implementing programs
Goal CD-5: Preserve and enhance the scenic setting of the Ukiah valley.
Policy CD-5.1: Maintain areas without urban scale development that provide visual separation
between the Valley's communities.
Implementation Measure CD-5.J(a): Consider the visual effects of density when assigning
land use density and building intensity in areas between communities. [Timeframe
for completion: Ongoing planning period ♦ Measure applies to: City and County ♦ Agen-
cy/Department responsible: City Planning Department and County Department of Planning
and Building]
Policy CD-5.2: Preserve native riparian vegetation on both the Russian River and along tributary
·creeks in the Ukiah Valley.
Implementation Measure CD-5.2(a): Implement provisions of the Open Space Element related
to riparian habitat in the Design Review Guidelines. [Tlmeframe for completion:
Ongoing planning period ♦ Measure applies to: City and County ♦ Agency/Department re-
sponsible: City Planning Department and County Department of Planning and Building]
Policy CD-5.3: Encourage an attractive US 101 viewshed.
Implementation Measure CD-5.3(a): Ensure that design standards in the Land Development
Code incorporate provisions to be responsive to enhancing or complementing views
from US 101 through the use of landscaping or other site design characteristics.
(Timeframe for completion: Ongoing planning period ♦ Measure applies to: City and County
♦ Agency/Department responsible: City Planning Department and County Department of
Planning and Building] G oal CD-6: Ensure community separation and identification.
Policy CD-6.1: Enhance, protect and preserve viewscapes and visually important community
separators.
Implementation Measure CD-6. 1 (a): Provide guidelines and design recommendations for
property owners which assist in their pre-planning for development when their
properties are located in highly visible areas. [Timeframe for completion: Ongoing
planning period ♦ Measure applies to: City and County ♦ Agency/Department responsible:
City Planning Department and County Department of Planning and Building]
2.03 The "Gateways"
2.03.01 Summary of major findings
A "gateway" is a term used to describe the "first impression" that a resident or visitor has of the
Ukiah Valley. For the General Plan, there are two levels of gateways. The first level is the
. gateways into the Valley-US 101, Highways 20 and 253, and Eastside Road. In general, most
participants in the visioning process find that the entry points to the Valley present an attractive panorama
of orchards, vineyards, and trees. The natural appearance of the Valley is well-recognized as attractive
and beautiful.
Adopted by the City Council: December 6, 1895
ATTACHMENT 1
Page 38 of 99
Ukiah Valley General Plan and Growth Management Program City of Ukiah• Mendocino County, California
Vl.2. Community Design ♦ Page 6
These beautiful gateway views of the Valley can become cluttered with large scale buildings of
"utilitarian., design and a proliferation of signs and billboards. Thus the beauty which could otherwise be
both an attraction to visitors and source of pride for~==============--~
residents would be Jost. • .._.>,.,,,v,-.:.~• ,'/: \.',, •.•• ,:,:•·.,.' .•. : .. ,.,., \, • .-••• :.-···· ....
The second gateway level is the entrance into
the City itself. There are six main gateways to the
City and its environs: North State Street, South State
Street, Perkins Street, Gobbi Street, Talmage Road,
and Low Gap Road. The City gateways are Jess of
a panorama, in that one sees a more narrow scope of
view -the streetscape and immediately-visible
buildings or Jots. Much of the discussion about
"how Ukiah looks" when one enters the City is ... :;_;_;'._.
based on the impressions of the area's heaviest
~1~:z~~~~~;§~~~~; •=~~~c•:%Cik ,~
treecover, the area close to the railroad opens to llliiiii---------------iiliiiiilll
"satellite" or "strip-style" commercial development.
The corridor of commercial development along State Street is a strong, visually dominant element
in both Ukiah and other parts of the Ukiah valley. For visitors and residents alike, generally both the
initial and most frequent impressions of Ukiah are made while traveling along this thoroughfare. To a
lesser extent this is also true of Perkins Street, Gobbi Street, and Talmage Road. Outside the City's
immediate downtown area, much of State Street is dominated by a typical strip development type of
streetscape. While street trees have been installed along some property frontages, the trees species used
for the most pan lack the ultimate growth size needed to provide a more significant visual presence in
softening or unifying the streetscape.
2.03.02 General Plan goals, policies, and implementing programs
Goal CD-7: Improve the appearance of area gateways.
Policy CD-7.1: &tablish public policy to enhance and improve the appearance of area gateways.
Implementation Measure CD-7.l(a): Utilize redevelopment powers and other property im-
provement incentives to encourage property owners to rebuild, restore, or generally
enhance the appearance of gateway areas. [Timeframe for completion: Ongoing planning
period ♦ Measure applies to: City and County ♦ Agency/Department responsible: City
Planning Department and County Department of Planning and Building]
Jmplemenulti.on Measure CD-7.J (b): Utilize volunteer efforts and make available public rights-
of-way for planting trees and flowers to improve the gateway streetscape. [Time-
frame for completion: Ongoing planning period ♦ Measure applies to: City and County ♦
Agency/Department responsible: City Planning Department and County Department of
Planning and Building]
Adopted t,y the City CoLl!lcil: December 6, 1995
Page 39 of 99
[ 4-4 ] U K I A H V A L L E Y A R E A P L A N
Section 4 Community Design
pleasant contrast to the developed areas of the Ukiah Valley and
contribute to its rural and picturesque character. The Russian
River, with its riparian groves of trees, also provides a major visual
element as it flows through the Valley. Examples of important
riparian habitats within the UVAP planning area include the River
Park area located at the east end of Gobbi Street, the vicinity of
the Perkins Street crossing of the river, and the river area lying
south of Lake Mendocino Drive. Creeks flowing to the Russian
River also provide riparian corridors. Scattered throughout
the Valley are remnants of the valley oak forests that originally
covered much of this area. These remaining groves provide a
significant silhouette and add to the visual character and heritage
of the Ukiah Valley. Many outstanding large trees of all species
should be conserved or protected through creative site design. In
the northeastern portion of the Planning Area, Lake Mendocino
provides an expansive vista of open water nestled between
the hills. Community design can play a role in maintaining the
panoramic views and attractive first impressions.
Community Separation
Although design guidelines are intended to provide a
comprehensive and cohesive aspect associated with the visual
environment, they can also be utilized to reinforce the uniqueness
of the existing communities within the UVAP planning area.
This can be accomplished by tailoring certain elements of the
guidelines to reinforce unique aspects of communities such as
Talmage, Calpella, and The Forks. Design guidelines can also
help in maintaining green/open space between communities in
order to emphasize community distinctiveness.
Creating a Sense of Place
In addition to maintaining visual separation between communities,
measures that create a sense of place are equally important. By
incorporating features such as green space, landscaping, street
trees and furniture, public art, pedestrian oriented development,
cohesive architectural elements and other visual aspects that
reflect the vision of the people, a community with a stronger sense
of place can be created. By requiring and encouraging such
design elements in new development, the County can help to
preserve and enhance community character well into the future.
Scenic Corridors and Gateways
A Scenic corridor is a route with a high visual attractiveness that
should be protected and enhanced. A gateway is a term used to
describe an entry point to a community or area.
ATTACHMENT 2
Page 40 of 99
A U G U S T 2 0 1 1 [ 4-5 ]
Section 4 Community Design
U.S. 101 is an important scenic corridor that provides travelers
and residents visual access to the beauty of the Valley. Prior
efforts to enhance the corridor’s appearance included the
Chamber of Commerce’s U.S. 101 beautification program that
resulted in the planting of trees in an area between Burke Hill
Drive and Lake Mendocino Drive. Organized efforts such as
Caltrans’ Adopt-a-Highway program provides litter cleanup by
local groups, improving the overall aesthetic beauty of the Valley.
Improvement of the appearance along the U.S. 101 corridor
enhance the impressions on the users of that highway.
Gateways are important because they provide a resident or
visitor’s “first impression” of the Valley and its various community
areas. The major Valley gateways include U.S. 101, State
Routes 20 and 253, and Eastside Road. Within the Valley,
entrances to the various community areas such as the City of
Ukiah, Talmage, and Calpella are also considered gateways.
Several of the Valley’s gateways present a panorama of
orchards, vineyards, trees, mountain sides, and various levels
of development. It is important to protect and enhance gateway
views which can become cluttered with too many structures and
a proliferation of signs and billboards. The community wishes to
preserve and enhance the beauty that is an attraction to visitors
and source of pride for residents.
The gateways into the City of Ukiah and the immediate
surrounding vicinity include North and South State Street,
Perkins Street, Gobbi Street, Talmage Road and Low Gap
Road. These gateways focus attention on the streetscape and
development immediately visible in the area. The relatively
intense and disorganized commercial development at many
of these gateways could negatively influence the perception
of the area for first time visitors and everyday residents alike.
Indeed much of State Street outside of downtown Ukiah is
dominated by commercial strip development. While street
trees have been installed along some property frontages, the
tree species generally lack the ultimate growth size needed to
provide a significant visual presence by softening or unifying the
streetscape.
Both Talmage and Calpella are distinct communities which have
gateways that provide visitors with an overall impression of each
community’s unique characteristics. Talmage contains unique
features such as the entrance to the City of Ten Thousand
Buddhas which is visible as one approaches from the south on
Eastside Road. Calpella includes features such as Russian River
views, open space and agricultural lands immediately adjacent to
the built environment, and an eclectic style of buildings in close
Page 41 of 99
[ 4-6 ] U K I A H V A L L E Y A R E A P L A N
Section 4 Community Design
proximity to one another which is part of the current community
character.
Changes in what both the County and City require of future
development projects as well as collaborative efforts by both
jurisdiction will go a long way in improving the Valley’s scenic
corridors and gateways.
Design Guidelines
The UVAP Community Design policies are intended to be the
foundation from which formal Community Design Guidelines shall
be established. These guidelines, which will be developed from
community input and may be implemented via a separate Design
Guidelines document or Land Use Codes, will form the framework
for design-related evaluation of proposed developments.
Design Guidelines could include some or all of the following design-
related aspects and would be developed with substantial public
input:
• Architectural features
• Encouraged/Discouraged design elements
• Setbacks, height limits, building envelopes
• Parking requirements and visual treatments
• Public and Private area landscaping
• Sign requirements and limitations
• Relationship to neighboring structures
• Street, curb and sidewalk standards
Additional aspects could be added as needed with the entire set of
Guidelines refined over time. The design review guidelines will be
used for evaluating the suitability and appropriateness of individual
projects. A project that is consistent with the design guidelines
(once adopted) is likely to be well received and could therefore
move more quickly through the permitting process. To prevent
unnecessary delay of development projects, the guidelines should
be clear enough for architects, agents and planners to design a
project that is consistent with the intent of the Design Guidelines or
Land Use Code.
Design guidelines for the UVAP and the City of Ukiah should be
consistent in City-County transition areas, the Valley’s “gateways,”
and along the State Street, U.S. 101 and railroad corridors. A
comprehensive approach to design standards and guidelines will
Page 42 of 99
A U G U S T 2 0 1 1 [ 4-7 ]
Section 4 Community Design
help to improve overall visual appearance, unify streetscapes,
emphasize valued community themes, provide a “sense of
place”, and enhance the cohesiveness of the “Valley” as a
community.
Special Design Issues
Below are some special issues to be considered in the
development of design guidelines. As development occurs,
design and visual appearance issues facing a community tend
to increase. The visual appearance of signs, sound walls,
above ground utilities, public places, parking lots, and the effects
of artificial light, are issues of particular importance. It is the
County’s intention that these issues will be addressed in the
future set of design guidelines or additions to the land use code.
These issues are not intended to be all inclusive, other design
issues and programs would be addressed as deemed necessary
as part of the preparation of the design guidelines.
Sound Walls: As an area develops or as traffic increases,
vehicle noise can become a source of annoyance and potentially
a health hazard in residential areas adjoining major street and
highway corridors. A common solution is to construct noise
barriers between the residences and the road generating the
noise. Technically, noise barrier sound walls must be of adequate
height to block the line-of-sound between the noise-generating
vehicles and the noise receivers. Noise barriers may take a
variety of forms, most notably sound walls, or fences if properly
designed. Poorly designed, they can overwhelm the scale of the
community, block views and create a substantial visual dead
space that decreases the walkability. This plan recommends
avoiding these structures wherever possible and mitigating the
noise impacts though other mitigation if feasible.
Utilities: A common method of improving the design and
appearance of an area is to place utilities— electrical power,
telecommunications and cable television—underground.
Utility facilities which must be placed aboveground, such as
communication and electrical towers, should be subject to special
design standards, such as shared use to avoid unnecessary
duplication of facilities.
Public Places: Public buildings, parks and other facilities
are often visually prominent. However, quite often, local
governments economize on facility appearance. The County
and City can develop standards of design that sets an example
for quality in appearance, through the appropriate use of signs,
graphics, color and trim. Because public buildings often dominate
or set the tone for the area in which they are located, they should
at minimum adhere to the same quality design guidelines as
private development.
Page 43 of 99
[ 4-10 ] U K I A H V A L L E Y A R E A P L A N
Section 4 Community Design
CD1.2a: Site Planning
Promote and encourage the use of creative site planning
techniques such as clustered development and planned
development to facilitate the objective of providing a mix and
range of housing types.
CD1.2b: Attractive Street Frontages
During project review, promote improvements that offer
attractive, accessible, and pedestrian-friendly street frontages
that contribute to the character of the Valley.
CD1.2c: Segmented Buildings
Ensure that building forms are well articulated. Avoid large,
unsegmented shapes in building design such as blank walls or
an unbroken series of garage doors on street frontages.
CD1.2d: Parking Lots
Require shade trees in large parking lots and planter separation
between parking and property lines. Where possible, achieve
substantial mature-tree canopy coverage of the paved areas of
new parking lots.
Encourage development of surface parking behind the structures
they serve rather than between the building and the street.
CD1.2e: Unique Design Elements
Ensure that building designs include varied building façades,
rooflines, and building heights to create interesting and
differentiated building forms and shapes.
CD1.2f: Public Facilities
New public uses shall be subject to design guidelines that
address building form and incorporate relevant standards applied
to private development.
Seek the cooperation of government agencies and special
districts in complying with the design guidelines for new buildings
and facilities.
CD1.2g: Design Guideline Outreach
Assist the public in understanding and complying with the design
guidelines through informational materials and pre-application
conferences.
GOAL CD2: Protect and enhance the natural beauty
and scenic viewsheds of the Ukiah Valley.
Policy CD2.1: Enhance the visual appearance of the City-
County transition areas, the Valley’s gateways, State Street,
and U.S. Highway 101 within the Valley.
CD2.1a: Building Distribution
Limit building intensity between Valley communities to provide a
visual separation.
CD2.1b: Gateway Enhancement
Use the redevelopment powers or property incentives to
encourage property owners to rebuild, restore, or enhance the
appearance of the gateways.
Page 44 of 99
A U G U S T 2 0 1 1 [ 4-11 ]
Section 4 Community Design
Make public rights-of-ways available for the planting of trees and
flowers to improve gateway streetscapes.
CD2.1c: Noise Barriers
Avoid the use of sound walls or other noise barriers for noise
mitigation whenever feasible; if unavoidable, require design
review for aesthetics, function and sound-reducing capabilities.
CD2.1d: Sign Guidelines
Develop sign guidelines that incorporate a program for sign size,
height, location and design to enhance visual appearance, unify
the streetscape, and reduce visual clutter.
Policy CD2.2: Reduce excessive artificial light to maintain
the quality of life throughout the Ukiah Valley.
CD2.2a: Lighting Guidelines
Adopt and enforce design guidelines that include standards
to reduce excessive artificial light such as reduced wattage,
downward shielding and limited hours.
Coordinate with the Ukiah Dark Sky Initiative to identify
recommendations for lighting standards that reduce artificial light
while maintaining adequate visibility for safety and security.
CD2.2b: Interim Design Guidelines
Until the design guidelines and landscape guidelines are
adopted, the County will conduct design review of proposed
discretionary projects. Outdoor lighting for new projects will not
be allowed to cause light trespass and will limit light pollution to
the degree feasible. The County will use as interim guidelines
the Simple Guidelines for Outdoor Lighting Regulations
developed by the International Dark-Sky Association.
Policy CD2.3: Encourage and design the placement of
utilities in a manner which improves visual appearances.
CD2.3a: Underground Utilities
Locate utilities underground where feasible and safe. Support
utility provider cooperation in sharing costs and responsibilities
for locating utilities underground.
CD2.3b: Utility Screening
Require that utilities, communications towers, and devices
that must be sited above ground be designed and located to
minimize visual impact and clutter, using techniques such as
screening and shared use of facilities.
Page 45 of 99
PERKINS STREET GATEWAY MASTERPLAN
JULY, 2015
ATTACHMENT 3
Page 46 of 99
CITY OF UKIAH2
PERKINS STREET GATEWAY
ACKNOWLEDGEMENTS
CITY COUNCIL
DOUGLAS F. CRANE - MAYOR
STEVE SCALMANINI - VICE-MAYOR
JIM O. BROWN
KEVIN DOBLE
MAUREEN MULHEREN
PLANNING COMMISSION
LAURA CHRISTENSEN
CHRISTOPHER WATT
MARK HILLIKER
MICHAEL L. WHETZEL
CITY STAFF
TIM ERIKSEN - DIRECTOR OF PUBLIC WORKS / CITY ENGINEER
RICK SEANOR - DEPUTY DIRECTOR OF PUBLIC WORKS
CHARLEY STUMP - DIRECTOR OF PLANNING & COMMUNITY DEVELOPMENT
PROJECT FUNDED BY:
MENDOCINO COUNCIL OF GOVERNMENTS - OVERALL WORK PROGRAM
PHIL DOW - EXECUTIVE DIRECTOR
LORETTA ELLARD - DEPUTY PLANNER
PREPARED BY:
GATES + ASSOCIATES
Page 47 of 99
CITY OF UKIAH 3
PERKINS STREET GATEWAY
TABLE OF CONTENTS
1. OVERVIEW ........................................................5
2. PROJECT SETTING .............................................6
3. EXISTING CONDITIONS .....................................8
4. GOALS + OBJECTIVES ......................................10
5. COMMUNITY INPUT ........................................12
6. VISION ..........................................................14
7. IMPLEMENTATION STRATEGIES .........................19
8. PHASING STRATEGY .........................................20
9. FUNDING SOURCES .........................................20
10. COST .............................................................22
11. ELEMENTS ......................................................23
12. APPENDIX 1 ....................................................27
Page 48 of 99
CITY OF UKIAH4
PERKINS STREET GATEWAY
Page 49 of 99
CITY OF UKIAH 5
PERKINS STREET GATEWAY
1. OVERVIEW
The City of Ukiah, situated along Highway 101, is
the largest city in Mendocino County as well as the
County seat. In addition to its civic significance,
Ukiah’s character and charm are built upon a long
agrarian tradition of pear orchards and rolling
vineyards as well as a vibrant arts community. This
character should be reflected along the city’s major
thoroughfare of Perkins Street. As an entrance into
the community, it needs to adequately reflect Ukiah’s
rich heritage.
The Perkins Street Gateway Master Plan aims to
strengthen its link to downtown Ukiah from High-
way 101 by creating a more welcoming and acces-
sible community gateway that is a reflection of
the city’s character. This includes accommodating
multiple modes of transportation including vehicles,
pedestrians, and bicyclists, as well as enhancing safe-
ty and aesthetic design. The study looks at both cur-
rent and future adjacent land uses to build a healthy
relationship between all modes of transportation
and economic health for the community. Ukiah is a
wonderful place to live and visit, and this should be
reflected in its gateway streetscapes.
Source: Google Maps Location Map
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Page 50 of 99
CITY OF UKIAH6
PERKINS STREET GATEWAY
2. PROJECT SETTING
The 2010 census lists Ukiah as a thriving city of
16,075, covering an approximate area of 5 square
miles. Perkins and Gobbi Streets are the two major
thoroughfares into the City, bringing vehicular traffic
from Highway 101 into downtown Ukiah.
Future development of the courthouse along Per-
kins Street will further enhance the street’s dominant
role as a gateway into Ukiah and to the Mendocino
County Seat.
Main Street and State Street run perpendicular to
Perkins. It is a primary street providing access to
the cultural, civic, and business heart of the city of
Downtown Ukiah with its civic center, art galleries, a
farmer’s market, and local shops.
Ukiah also hosts Class II bicycle lanes which run
along State, Orchard Avenue and Gobbi Street.
Phase 1 of the NWP Rail Trail from Clara Avenue
to Gobbie Street will be completed in Summer 2015.
Perkins Street intersects the trail and will further
enhance the bikability and walkablility of Ukiah.
Bike Lane Classification
Class I (NWP Rail Trail Phase 1) - Includes bike
paths and multi-use trails that are seperated from
roadways. They are often shared with pedestrians,
and bicyclist must yield to pedestrians. These are
paved facilities that are typically 12 feet wide
Class II (Existing Gobbi Street bike lane) - Includes
bike lanes on roadways and are designated for
bike use by way of striping, signage and pavement
legends. Street parking may or may not be allowed
along the roadways in which bike lanes are situated.
These lanes are typically are 5’ in width.
Class III - Includes roadway travel lanes designated
by signage for shared bicycle use.
Class I bike path - NWP Rail Trail Phase 1
Class II bike path
Class III bike path - Existing Condition at Gobbi Street
Page 51 of 99
CITY OF UKIAH 7
PERKINS STREET GATEWAY
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1
0
1
UKIAH VALLEY
MEDCIAL CENTER
FUTURE
COURT-
HOUSE
D
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CIVIC
CENTER
GRACE HUDSON
MUSEUM-SUN
HOUSE
Class I bike path - NWP Rail Trail Phase 1
Class II bike path
Class III bike path - Existing Condition at Gobbi Street
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• Utilities and utility poles impeding
pedestrian circulation (undergrounding
between State and Pomeroy under
construction, completion 2015)
• Lack of trees or planting to soften the street
• Lack of visibility to retail shops
• Long, straight roadway encourages
speeding
3. EXISTING CONDITIONS
In accessing existing conditions, the following issues
were noted:
• Auto dominated thoroughfare
• Gaps in sidewalks prohibit pedestrian
movement
• Limited pedestrian crossing opportunities
• Limited right-of-way width
• Lack of pedestrian scaling
• Lack of pedestrian scale lighting
As one of the primary vehicular entries to the heart
of downtown Ukiah, Perkins Street has a special
role in bringing people into the center of the city,
as well as providing critical access to the county’s
largest medical campus. It is comprised of 4 lanes
of traffic—2 lanes in each direction—and straddled
by institutional and commercial properties between
Highway 101 and State Street (the exception being
the area between Orchard & Leslie St, which is com-
prised of residential properties). The distance to city
center from Highway 101 is just over half a mile.
Vehicle dominated street Parking extends over sidewalk Existing improvement could be refreshed Historic character should be emphasized
Page 53 of 99
CITY OF UKIAH 9
PERKINS STREET GATEWAY
0 40 80 160
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UKIAH VALLEY
MEDICAL CENTER
FUTURE COURTHOUSE SITE
THE TRAVEL
CENTERS
SHELL GAS
STATION
CHEVRON
GAS STATION
MCDONALDS
PEAR TREE CENTERSAVINGS
BANK
WALGREENS
RAINBOW
AGRICULTURAL
SERVICES
ROMI’S BREW
& BBQDRAGON’S
LAIR
CURREY’S
FURNITURE
PERKINS STREET
LOUNGE
RAILROAD
CENTER
Perkins Street Existing Conditions
0 160’ 320’
Page 54 of 99
CITY OF UKIAH10
PERKINS STREET GATEWAY
4. GOALS + OBJECTIVES
The goal of the project is to develop a welcoming
gateway that identifies the Highway 101 edge to
Ukiah and encourages vehicular, pedestrian, and
bicycle movement into downtown in a safe manner
and within an inviting streetscape. The project will
celebrate and highlight the unique character of the
community while providing traffic calming, increas-
ing safety for cyclists and pedestrians, improving
the overall health of the community, and enhancing
the visual appeal of the streetscape. The streetscape
improvements will create an environment where
people want to spend time, thus promoting econom-
ic development in a variety of ways.
A. Create a Destination/Branding
1. Entry Statements - Demarcation at Orchard
Avenue defines the entrance into Ukiah. Mono-
liths and/or overhead arches can be used to
enhance the sense place as residents and visitors
enter into and exit the downtown core.
2. Elements Palette - Design streetscapes with a
iconic vocabulary of furnishings that are pe-
destrian friendly in scale and amenities. Devel-
opment along store frontages should establish
a human, touchable scale that encourages the
pedestrian to feel comfortable enough to walk
around and linger. This includes widening side-
walks and providing opportunities for benches
and seating areas to activate the sidewalk spaces
and unify the streetscape experience.
3. Green Streets - Adding trees and planting along
Perkins Street will help to define the City Core.
Greenery creates a readable landscape which
welcomes and slows down visitors, encouraging
them to enjoy Ukiah
Page 55 of 99
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PERKINS STREET GATEWAY
1. Pedestrian Enhancements - The large residential
community within 2 miles of the project area
presents a unique opportunity to get people out
of their cars. Walkable destinations to the store,
to the library, or to a restaurant help residents
get to know and interact with their neighbors,
business owners and their city. Following Com-
plete Streets guidelines, such as implementing
bulb outs and safe crossings, encourages this
pedestrian behavior which also helps to sup-
port the economic vitality of downtown Ukiah.
Widening sidewalks and reducing the lanes to
one lane in each direction in the downtown core
will increase safety. This will facilitate pedestrian
crossing by allowing individuals to establish their
presence within a crossing area before vehicles
begin to turn.
2. Bicycle Enhancements - While Perkins Street
will never be considered a bike thoroughfare,
it should support bike crossings such as at the
NWP Rail, by having a visible and safe design to
facilitate bike movement across the busy street.
B. COMPLETE STREET - SHARED USE OF COORIDORS BY MULTIPLE TRANSPORTATION MODES.
Page 56 of 99
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PERKINS STREET GATEWAY
5. COMMUNITY INPUT
A. Community Outreach
On September 27, 2014, Gates and Associates
staffed a booth at the Ukiah Farmers Market to
talk with the community about the proposed im-
provements along Perkins and Gobbi Streets. In a
booth setting, Farmers Market attendees could see
proposed changes, ask questions, and provide input
on the plan and sections provided. Concerns and
preferences were documented and implemented for
the public workshop presentation.
Dot preference boards with comments
Farmers Market booth with displays
Between 75 - 100 people stopped by to talk about
the proposed improvements.
Some general comments:
1. Many expressed that they hoped the improve-
ments would not worsen the traffic in the area.
2. Include wayfinding and signage for pedestrians
and bicyclists to point out overpasses that are
bike-friendly
3. Liked medians in the street with trees
4. Interested in Gateway with arch over Perkins.
But, wondered about City restrictions on the
height for this archway. Would need to clear
truck heights.
Page 57 of 99
CITY OF UKIAH 13
PERKINS STREET GATEWAY
B. Public Workshop
On October 28, 2014, a public workshop was held
at City Hall. Mailed flyers and postings invited
residents, business owners and interested parties to
attend and provide input on the proposed changes.
A short presentation was followed by a question and
answer period to encourage input on the revised
plan and sections. Approximately 30 individuals,
comprised of residents, business owners and public
staff participated in the workshop.
Public workshop discussion
Attendees reviewing boards and adding comments
A recap of comments from the workshop:
Components
1. No center paving pattern at pedestrian crossing
intersections.
2. Large piano striping preferred over pavers or
asphalt stamping.
3. Utilize traffic-rated striping paint that is not slip-
pery to pedestrians.
4. Prefer contemporary LED lighting.
5. Follow dark sky requirements.
6. Need pedestrian-operated crossing signal for trail
crossing.
7. Use native plants / low-water plants in medians.
8. Ukiah as the County seat should be reflected in
civic monumentation.
Perkins
1. Need to include future courthouse and new road
alignment in proposed design.
2. Shift gateway element to area near future Court-
house.
3. Add banister to light poles between gateway and
State Street.
4. Look at opportunities to reduce motorists
speeds turning right on to Main Street.
5. Smaller monument at median nose after Or-
chard/No monument at northeast and southeast
corners at Perkins and Orchard.
6. Verify tree selection with City street tree list.
7. Address drainage issues near Warren
Page 58 of 99
CITY OF UKIAH14
PERKINS STREET GATEWAY
6. VISION
A. Circulation
1. Vehicular - Perkins Street would be reduced from
a 4 lane thoroughfare to a 3 lane thoroughfare
with the third lane becoming alternating turn
lanes to facilitate traffic movement with strate-
gically placed planted medians. This will clarify
movement pattern and enhance street calming.
2. Pedestrian - Sidewalk enhancements include bulb
outs with enhanced sidewalk treatments at Or-
chard and State Streets to facilitate a comfortable
pedestrian crossing of Perkins Street.
B. Enhanced Landscaping
Planted medians, and dedicated planting along the
full south edge of Perkins Street, including street
trees, will enhance the streetscape character of Per-
kins Street and help link the entrance to Downtown.
C. Streetscape Improvements
1. Streetscape - Existing overhead utility lines are
to be underground, leaving the sidewalk clear of
obstructions. A new pedestrian crossing would
be installed (Summer 2015) at the trail/railway
crossing to faciliate pedestrian and bike move-
ment across Perkins Street and further support
the multi-use trail system running along the train
track in the City of Ukiah.
2. Gateway Element - Installed at Orchard Avenue,
just off Highway 101, the gateway defines the
City’s entrance, and reinforcing the sense of place
for the City of Ukiah.
3. Promote access into Ukiah Valley Medical Cen-
ter by opening up a lighted 4 way intersection at
Leslie Street.
HIGHWAY 10
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Perkins Railroad Enlargement
GATEWAY
GATEWAY
HIGHWAY 10
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Perkins and Orchard Enlargement
Page 59 of 99
CITY OF UKIAH 15
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*
*
0 40 80 160
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UKIAH
VALLEY
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LIBRARY CURRY’S
FURNITURE
PERKIN’S
STREET
LOUNGE
RAILROAD
CENTER
DRAGON’S
LAIR
ROMI’S
BREW & BBQ RAINBOW
AGRICULTURAL
SERVICES
WALGREEN’S
SAVINGS
BANK
PEAR TREE CENTER
THE TRAVEL
CENTERS
SHELL GAS
STATION
CHEVRON
GAS STATION
MCDONALDS
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0 2’4’8’PERKINS STREETSCAPE PROPOSED
*
SIDEWALK ADDITION
LANDSCAPE PLANTING
MEDIAN PLANTING
ENHANCED CROSSWALK
LEGEND
BULBOUT
TREES
ENTRY ELEMENT/GATEWAY
RAILROAD
PEDESTRIAN/BIKE PATH
FUTURE COURTHOUSE SITE
Perkins Street Conceptual Plan
0 160’ 320’
Page 60 of 99
CITY OF UKIAH16
PERKINS STREET GATEWAY
Perkins Streetscape Photosimulation
Current View
PERKINS STREET - GATEWAY (PERKINS STREET AT ORCHARD AVENUE
Add bulb outs with planting, zebra crosswalk, provide intersection colored enhancement cou-pled with Gateway at Orchard and Perkins announce the City entrance into Ukiah.
Page 61 of 99
CITY OF UKIAH 17
PERKINS STREET GATEWAY
Perkins Streetscape Photosimulation 2
Current View
A three lane thoroughfare with center medians at key location in turn lane help to calm the vehicular traffic down and enhance the streetscape with street trees and planting.
Page 62 of 99
CITY OF UKIAH18
PERKINS STREET GATEWAY
Gobbi Simulation 1
Current View
Colored bike lanes and planted medians work together to help calm traffic and indicate to moterist teh shared nature of the raodway. Crossings at the railway line support the NWP Rail Class I bike trail running along the train tracks.
Page 63 of 99
CITY OF UKIAH 19
PERKINS STREET GATEWAY
7. IMPLEMENTATION STRATEGIES
Implementation strategies should follow the guide-
lines outlined in the Ukiah Downtown Streetscape
Plan Final Report -- July 1, 2009.
The next steps of action are provided in de-scending order of importance. However, some steps will need to be executed simultaneously and are described as such.
Step 1: Approval of the Perkins Gateway Streetscape Master Plan
The first step in implementing the Plan is for the City Council to approve the Master Plan. Once approved, the City and agencies will have a guiding document to begin applying for fund-ing and grants to help implement the Plan.
Step 2: Develop a Funding Strategy
The City should target appropriate funding streams for capital improvements and mainte-nance of streetscape improvements. Earmark-ing funds today will establish a base of matching funds for grants in the near future.
Step 3: Apply for Grants to Fund the Streets-cape Improvement Plan
The City should be prepared to apply for grants to fund the preparation of design development and construction documents for the Streetscape Improvement Plan. This includes the prepara-tion of engineered road and streetscape im-provement drawings and specification in order to construct the new improvements (including road reconfigurations, landscaping, and street lights and gateway element). A phased approach is recommended that allows for staggered fund-ing cycles and coordination with other public improvements projects such as new Courthouse.
Step 4: Prepare the Streetscape Improvement Plans
Upon obtaining grant funding, proceed with hiring an engineering and landscape architecture firm, and commence with producing engineered construction drawings and specifications for the Improvement Plans. As Design Plans are developed they should be reviewed by appro-priate Stakeholders Meeting, Traffic Engineer-ing Committee, Paths, Open Space and Creek Commissions, as well as the Planning Commis-sion. The city may also wish to solicit input and garner support from the Walk and Bike Medoci-no Coalition
Traffic Engineering Committee, Paths, Open Space and Creek Commissions, as well as the Planning Commission should be brought in early in the process to provide input and garner support for the project. City supported Walk & Bike Mendocino Coalition would also provide input.
Step 5: Environmental Review and Permitting
Any publicly-funded project is required by law to comply with the terms of the California Environmental Quality Act (CEQA), before construction can begin. The City should begin applying for permits and undergoing envi-ronmental review during the design and engi-neering phase as soon as a definite scope of improvements has been determined. This will allow a resiliency in both processes: the review will consider all of the potential impacts, and improvement designs will be revised based on Initial Study review. Costs associated with en-vironmental review vary based on the scope of work and permits required. Step 6: Adjacent Property Owner Outreach
Work with adjacent property owners to develop Construction Phasing plan to provide property access and minimize delays during construction.
Step 7: Establish a Maintenance Plan
Before construction for the streetscape begins, the City should establish a plan for the main-tenance of the public improvements. It should include landscaping, lighting, and maintenance. The City will need to examine the alternative methods available and decide on the most af-fordable and feasible approach.
Step 8: Streetscape Construction and Phasing
Once construction documents are completed and approved and construction funding is in place the construction documents will be put out to bid and installation of public improve-ments can begin. Part of this process will require a construction manager to oversee the phasing of installations and coordinate the im-provements with utility agencies.
Page 64 of 99
CITY OF UKIAH20
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9. FUNDING SOURCES
A. FEDERAL AND STATE FUNDING
California Active Transportation Program
On September 26, 2013, Governor Brown signed
legislation creating the Active Transportation Pro-
gram (ATP) in the Department of Transportation
(Senate Bill 99, Chapter 359 and Assembly Bill 101,
Chapter 354). The ATP consolidates existing federal
and state transportation programs, including the
Transportation Alternatives Program (TAP), Bicy-
cle Transportation Account (BTA), and State Safe
Routes to School (SR2S), into a single program with
a focus to make California a national leader in active
transportation. The ATP administered by the Divi-
sion of Local Assistance, Office of Active Transpor-
tation and Special Programs.
The purpose of ATP is to encourage increased use
of active modes of transportation by achieving the
following goals:
• Increase the proportion of trips accom-
plished by biking and walking,
• Increase safety and mobility for non-motor-
ized users,
• Advance the active transportation efforts of
regional agencies to achieve greenhouse gas (GHG)
reduction goals,
• Enhance public health,
• Ensure that disadvantaged communities
fully share in the benefits of the program, and
• Provide a broad spectrum of projects to
benefit many types of active transportation users.
See graphic ATP Purpose and Goals - for additonal
information, page 22.
8. PHASING STRATEGY
A. STREETSCAPE PHASING
Both Perkins Street and Gobbi Street act as major
ingresses into the City. At best, construction along
Perkins should not coincide with work to be per-
formed on Gobbi. While inconvenient to have one
of the two thoroughfares closed, the other ingress
would still provide access from Highway 101 into
the City center and visa versa during the other’s
construction phase.
In addition, each length of Perkins Street and Gob-
bi Street examined in this Visioning Plan, roughly
.6 miles are short in terms of constructablility and
should be done as a single phase to utilize funding
for project effectively. In fact, if the proposed
changes could be extended further down Perkins
Street and Gobbi Street to Oak Street or even Dora
Street, this would efficiently create a uniform look
from Highway 101 to the residential zones for the
City further enhancing the visual cohesion that
supports the identity of the City of Ukiah while
utilizing funding in an efficient way.
Cycle 1 grants were awarded in 2014. Cycle 2 has
just opened, and applications are expected to be due
6/1/15. Minimum project requests under the ATP
program are generally $250,000.
Most elements of the Perkins-Gobbi Plan are eligi-
ble for funding under ATP, however, the program
specifically excludes or limits a few of the plan’s
elements, such as a gateway monument, or median
landscape which is not a part of a pedestrian refuge
island.
Contacts for the ATP program are:
Teresa McWilliam, Program Manager - (916) 653-
0328 / teresa.mcwilliam@dot.ca.gov
Ted Davini, Program Manager - (916) 653-4335 /
Ted.davini@dot.ca.gov
Kevin Atkinson, Safe Routes to Schools Program
Manager - (916) 653-6920 / kevin.atkinson@dot.
ca.gov
Green Trees for the Golden State
Under the auspices of the California Department
of Forestry and Fire Protection, the Green Trees for
the Golden State program funds urban tree plant-
ing projects and tree establishment care during the
grant period. Preference will be given to the planting
of trees to optimize the multiple benefits of urban
forests in environmental justice communities with
special attention given to greenhouse gas (GHG)
sequestration and avoided GHG emissions. Grants
range from $150,000 to $750,000, and require a 25%
Page 65 of 99
CITY OF UKIAH 21
PERKINS STREET GATEWAY
match. The last cycle closed in November 2014, but
it is anticipated that funding will continue next year.
B. LOCAL FUNDING
Property and Business Improvement District
(PBID)
Property and Business Improvement Districts
(PBIDs), established in 1994, are also known as
business improvement district, community benefit
district, downtown improvement district. This type
of district may be used for capital improvements
include: parking, benches, trash cans, lighting, deco-
rations, parks, fountains, landscaping, street modifi-
cations, security facilities, rehabilitation of existing
structures. Funding may be from special assessment
on real property, a business, or both. Only com-
mercial, not residential, properties may be assessed.
Formation requires minimum 50 % owners/busi-
nesses paying assessments to sign petition to initiate,
and less than 50% protest ballots for the levy of the
special assessment. The initial district life limited to
5 years. Thereafter the district can renewed for up to
10 years maximum, and requires renewal at the end
of each extension period.
Landscaping and Lighting Maintenance Assess-
ment Districts (LLMAD)
An LLMAD is a type of special benefit assessment.
The Landscaping and Lighting Act of 1972 (and
amended in 1984) provides for local governments
(cities, counties and certain special districts) to raise
funds for developing, maintaining and servicing
public landscaping and lighting. Public landscaping
and lighting can include property acquisition and
improvement, landscaping, street lighting, sidewalks,
curbs and gutters. The revenue to pay for these facil-
ities comes from special assessments levied against
the benefited properties.
The establishment of the assessment is subject
to the requirements of Proposition 218, and the
assessment is collected as a separate item on the
annual property tax bill. Proposition 218 establishes
a strict requirement for formal landowner approval
before such assessments can be put in place. Each
landowner would vote in proportion to the amount
of any assessment that would be levied on his or
her property. The assessment must be approved by a
simple majority of the weighted ballots cast. Under
Proposition 218, public properties are treated the
same as private properties in a benefit assessment.
Community Facilities District (CFD)
The Mello-Roos Community Facilities Act permits
the City to establish a Community Facilities District
(CFD) to finance new facilities and/or to pay for
operations and maintenance through the levying of
a special tax. The Act requires a two-thirds vote for
approving the special tax. CFD funds may be used
for capital improvements as well as maintenance.
Bonds may be sold to capitalize the revenues from
the CDF special tax.
Mitigations and Exactions
Private development requiring approval by the City
may be held responsible for mitigating its impacts
on the community. Such mitigation measures are
typically imposed as conditions of approval. These
conditions reflect on and off site measures that
must be completed in order to be able to develop,
and may include such items as curb and gutter im-
provements, sidewalk widening, or other streetscape
improvements.
In addition to conditions of approval, mitigation
measures may be imposed by development agree-
ments between the City and the private developer.
Mitigations can include providing adequate pedestri-
an access, setbacks, parking requirements,
lighting, signage, sidewalks, landscaping and other
such streetscape improvements.
C. PARTNERSHIPS AND PRIVATE FUNDING
Foundation Grants
Various foundations support projects that encourage
alternative modes of transportation and support sus-
tainable and walkable communities. Organizations
such as PeopleforBikes and foundations such as the
Robert Wood Johnson Foundation have funded local
projects that improve pedestrian and bicycle access
for communities.
Sponsorship
Another method of securing private funding is
through corporate or individual sponsorship. A
program of attractive plaques for naming streets-
cape elements such as benches, pavers, tree grates
or lights can provide an infusion of funds and of
community pride. Local civic organizations may also
be interested in participating.
Page 66 of 99
CITY OF UKIAH22
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10. COST
The construction cost estimate shown in Appendix
1 covers streetscape improvements including street
work, such as curb and gutter, striping and ramps
and landscape work, including trees, landscaping,
irrigation and gateway installations.
Construction cost should also include 30% soft costs
for permits, design and administration.
2380. There is hereby established the Active Transportation Program in the department for the
purpose of encouraging increased use of active modes of transportation, such as biking and walking.
It is the intent of the Legislature that the program achieve all of the following goals: (a) - (f )
* “Plans” are not specifically listed as one of the project types.
(f) Provide a broad spectrum of projects to benefit many types of
active transportation users.
As defined by the State Legislature and SB99
increased use of active modes of transportation
(e) Ensure that
disadvantaged
communities
fully share in
the benefits of
the program.
(c) Advance the active
transportation efforts
of regional agencies
to achieve greenhouse
gas reduction goals as
established pursuant to
Senate Bill 375
(Chapter 728, Statutes
of 2008) and Senate
Bill 391 (Chapter 585,
Statutes of 2009).
(d) Enhance public
health, including
reduction of
childhood obesity
through the use of
programs
including, but not
limited to, projects
eligible for Safe
Routes to School
Program funding.
(b) Increase
safety and
mobility for
nonmotorized
users.
(a) Increase the
proportion of
trips
accomplished by
biking and
walking.
Traffic Control
devices:
- New Ped Signals,
RRFBs, Protected LT
movements, Road
Diets, etc.
Infrastructure Projects Non-Infrastructure Projects
SRTS; that
improve safety
of children
Plans *
ATP
Bike
Ped
Rec Trails/Trailheads, Park
linkages to corridors, & rails-
to-trails
SRTS Projects:
in accordance
with Section
1404 of Public
Law 109-59.
March, 2015
SRTS
Bike Carrying;
In connection
with Transit
Secure Bike
Parking
Bikeways & Walkways:
- New
- Improved
- Hazard elimination
- Maintenance
Safe Routes
to Transit
Educational
Programs
& other NI
that demonstrate
effectiveness in
increasing active
transportation
Page 67 of 99
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Entry Signage Concept 1
Entry Signage Concept 2
11. ELEMENTS - GATEWAY SIGNAGE
Page 68 of 99
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11. ELEMENTS - GATEWAY SIGNAGE
ENTRY SIGNAGE CONCEPT 3
ENTRY SIGNAGE CONCEPT 4
Page 69 of 99
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11. ELEMENTS - LIGHTING OPTIONS
Lighting shall be a combination of pedestrian and street scale lighting along Perkin and Gobbi. Pedestrian lighting should be 12 to 14 in height and work combination with the exisitng street lighting poles. Lighting shall meet min-imum footcandle requirements for safe vehicular and pedestrian traffic.
Page 70 of 99
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11. ELEMENTS - PLANT PALETTE
Coleonema pulchellum ‘ Sunset Gold’
Sunset Gold Breath of Heaven
SHRUBS
Crataegus phaenopyrum Lagerstroemia indica
Lomandra longifoliaDietes irioides
Phormium tenas ‘Maori Queen’
Quercus virginiana
Teucrium fruticans ‘Azureum’
Washington Hawthorne Crape Myrtle
Breeze Mat RushFortnight Lily
New Zealand Flax
Southern Live Oaks
Bush Germander
TREES
Agave ‘Blue Glow’
Blue Glow Agave
Festuca ovina
Sheep’s Fescue
Planting palette should be drought tolerant, water conserving groundcovers, shrubs and trees that help to conserve water with a 3” layer of mulch. Plants plans
should be designed with mature size spacing to reduce unnecessary shearing and maintenance.
Page 71 of 99
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12. APPENDIX 1 - COST ESTIMATE
Page 1 of 1 2015-4-15 Perkins-Gobbi Streetscape.xls
Gates + Associates Opinion of Probable
Landscape Architecture Construction Costs
Perkins Street
Visioning Plan - Opinion of Probable Construction Cost JS
Apr-15
Item Quantity Units Unit Cost Item Cost Subtotal
A.Civil
1 Water Pollution Control 1 LS $8,000.00 $8,000
2 Traffic Control 1 LS $25,000.00 $25,000
3 Remove and Replace Curb and Gutter 1450 LF $50.00 $72,500
4 Install 4' Sidewalk 1535 SF $25.00 $38,375
5 Remove and Replace 4' Sidewalk/Driveway 4610 SF $35.00 $161,350
6 Island Curb (AC Cut and Curb Install)835 LF $50.00 $41,750
7 Install Bulb Out Curb and Gutter 310 LF $50.00 $15,500
8 Install Bulb Out Conc Sidewalk 800 SF $30.00 $24,000
9 Curb Ramp 3 EA $4,800.00 $14,400
10 Traffic Strips and Pavement Markings 1 LS $15,000.00 $15,000
11
Remove and Salvage Fire Hydrant and
Assembly 1 EA $900.00 $900
12 Fire Hydrant and Lateral Assembly 1 EA $7,500.00 $7,500
13 Trench Bracing and Shoring - Water 1 LS $1,500.00 $1,500
14 Drop Inlet Removal and Relocation 2 EA $4,000.00 $8,000
15 Storm Drain Installation 55 LF $100.00 $5,500
16 Trench Bracing and Shoring - Storm 1 LS $1,500.00 $1,500
$440,775
B.Landscape
1 General Landscaping 15010 SF $4.50 $67,545
2 Tree - 24" Box 41 EA $350.00 $14,350
3 Irrigation 15010 SF $3.00 $45,030
4 Irrigation Controller/Backflow 1 EA $5,000.00 $5,000
5 Gateway Element 2 EA $50,000.00 $100,000
$231,925
C.SUBTOTAL $672,700
D.Contingency
1 Construction Management @ 15%$100,905
2 Contingency @ 15%$100,905
E.Total of Construction $874,510
The above items, amounts, quantities, and related information are based on Gates' judgement at this level of document preparation & is
offered only as reference data. Gates has no control over construction quantities, costs, and related factors affecting costs, and advises
the client that significant variations may occur between this opinion of probable construction costs and actual construction prices. Costs
shown reflect todays dollars (2015) and no adjustments have been made for inflation/deflation in this estimate. Estimates do not include
the cost of irrigation water meter, soft costs or inflation.
Civil Subtotal
Landscape Subtotal
Page 72 of 99
2. Land Use Element
Policy Document | December 2022 Page 2-33
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)
ATTACHMENT 4
Page 73 of 99
Ukiah 2040 General Plan Land Use Element
Page 2-40 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
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 – 9.2 Community
Development
Public Works ◼
Page 74 of 99
Page 1 of 2
RESOLUTION NO. PC 2026-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF UKIAH
RECOMMENDING THAT THE CITY COUNCIL ADOPT GATEWAY LOCATIONS AND AFFIRM
THE DESIGN AND DEVELOPMENT STANDARDS CONSISTENT WITH GENERAL PLAN
POLICY LU-11.2
WHEREAS, the City of Ukiah 2040 General Plan established Policy LU-11.2 and Implementation
Program D, which direct the City to identify and enhance gateways through landscape design,
signage, building form, and historic themes; and
WHEREAS, prior City and County planning documents, including the Ukiah Valley Growth
Management Plan (1995 General Plan), and the subsequent Ukiah Valley Area Plan (UVAP) and
subsequent public infrastructure investments have established gateway-related design principles
through coordinated public improvements; and
WHEREAS, Planning Division staff have evaluated gateway concepts over time through
previously adopted plans, prior studies, and realized public improvements, and have determined
that many of the City’s previous gateway objectives have been advanced through previous
planning documents public investments, such as the Department of Public Works State Street
Streetscape Phases 1 & 2, as well as the Urban Core Rehabilitation Program; and
WHEREAS, the City’s recent streetscape and corridor improvement projects demonstrate that
gateway character can be effectively established through public infrastructure and design
consistency, without imposing new development regulations or additional requirements on private
parcels; and
WHEREAS, the identification of gateway locations is intended to distinguish specific points or
zones of arrival from broader corridor planning efforts, and to provide guidance for the placement
and design of gateway features identified in Exhibit A, rather than to regulate surrounding land
uses; and
WHEREAS, future public or private projects located in the immediate vicinity of identified
gateways should avoid features that would interfere with, obscure, or visually compete with
established or planned gateway signage and design elements; and
WHEREAS, the Planning Commission finds that recognizing first and second level gateway
locations and associated design considerations will provide clarity, improve coordination for future
public projects, and support implementation of General Plan Policy LU-11.2 and Implementation
Program D.
WHEREAS, the Planning Commission has reviewed suggested gateway locations identified in
Exhibit A, as well the objective gateway design considerations intended to distinguish gateways
from broader corridor planning efforts and to avoid imposing new requirements on private parcels
for future development as prioritized by the City of Ukiah.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Ukiah
hereby:
ATTACHMENT 5
Page 75 of 99
Page 2 of 2
1. Recommends that the City Council recognize existing first-level regional gateways and
proposed second-level City gateways as identified in Exhibit A to this Resolution with
final placement, design, and gateway features subject to site conditions, funding, project
cost, infrastructure constraints, safety considerations, and coordination with future
capital improvement projects; and
2. Recommends that the City Council affirm the use of existing Public Works standards,
adopted plans, and previously constructed public improvements to implement General
Plan Policy LU-11.2 and Implementation Program D as provided in Exhibit A to inform
the subsequent selection, construction, maintenance, upgrades and improvements to
the Perkins Street, Gobbi Street and Talmage Road corridors and gateways; and
3. Recommends that future public and private projects located in the immediate vicinity of
identified second level gateways avoid features that would interfere with, obscure, or
visually compete with established gateway signage and design elements.
4. Recommend that the Community Development Department review and consider the
status of older publicly sponsored gateway signage and recommend improvements to
ensure effective gateways are maintained.
5. Recommend that the City Council consider allocating funds to provide the second-level
gateways identified and referenced in Exhibit A.
PASSED AND ADOPTED by the Planning Commission of the City of Ukiah on the 28th day of
January, 2026, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
ATTEST:
Alex De Grassi, Chair
City of Ukiah Planning Commission
Kristine Lawler, CMC
City Clerk
Exhibit A: Ukiah Gateway Standards and Designated Location Reference
ATTACHMENT 5
Page 76 of 99
UKIAH GATEWAY STANDARDS AND DESIGNATED LOCATIONS REFERENCE LOCATIONS (FIRST LEVEL)
APN 184-210-03 Unincorporated Mendocino CountyAPN 169-211-07 Unincorporated Mendocino County
Exhibit A
Ren / Alexander Architect (City of Ukiah Gateway Signage)
Page 77 of 99
Gobbi Street
Perkins Street
Talmage Road
Talmage Road
UKIAH GATEWAY STANDARDS AND DESIGNATED LOCATIONS - REFERENCE LOCATIONS (SECOND LEVEL)
Page 78 of 99
Concept 01 Concept 03
Concept 02 Concept 04
UKIAH GATEWAY STANDARDS AND DESIGNATED LOCATIONS - REFERENCE GATEWAY CONCEPTS (SECOND LEVEL)
Perkins Street Gateway Master Plan (2015): Conceptual Streetscape and Gateway Improvements
Page 79 of 99
TREES— Downtown Core
TREES— South of Clay
UKIAH GATEWAY STANDARDS AND DESIGNATED LOCATIONS - REFERENCE TREE LISTS
Landscape Architecture Tree Lists, State Street Streetscape Phase 1 (2019)
Page 80 of 99
SHRUBS & GROUND COVER
UKIAH GATEWAY STANDARDS AND DESIGNATED LOCATIONS - REFERENCE LANDSCAPING
Landscape Landscape Architecture Softscape Elements, State Street Streetscape Phase 1 (2019)
Page 81 of 99
HARDSCAPE, FURNISHINGS, & LIGHTING
UKIAH GATEWAY STANDARDS AND DESIGNATED LOCATIONS - REFERENCE HARDSCAPE
Landscape Architecture Harscape Elements, State Street Streetscape Phase 1 (2019)
Page 82 of 99
City Gateways
IMPLEMENTING GENERAL PLAN POLICY LU-11.2
CITY OF UKIAH PLANNING COMMISSION 1/28/26
Signage + Image Credit: Ren/Alexander
Page 83 of 99
BACKGROUND
Page 84 of 99
Origins of the Ukiah Gateway
First impressions • Identity • Sense of place
Early 1900s
Historical Image
of Gobbi St.
looking East
Page 85 of 99
1995 Ukiah Valley
Growth
Management Plan
Two Gateway Types (Ukiah Valley Growth Management Plan)
1.Regional Entries
•Highway approaches
2.City Corridors
•North and South State Street
•Perkins
•Gobbi
•Talmage
•Low Gap
Implementation Measure CD-7.I(a)
•Redevelopment powers and other property improvement incentives for private homeowners
Page 86 of 99
2012 Ukiah Valley
Area Plan (UVAP)
Points of Entry Continuous Experiences
•Streetscape Design
•Land Use Patterns
•Visual Continuity
Page 87 of 99
2015-Present: Public Investment Era
2015 PERKINS ST. GATEWAY MASTER PLAN STATE STREET PROJECT + URBAN CORE REHAB
•Department of Public Works standards for:
•Medians and landscaping
•Sidewalk widening
•Curb ramps and bulb outs
•Streetlights
•Street furniture
•Tree planting
•Utility upgrades
•Pedestrian upgrades
•Create Destination/Branding
•Entry Statements (Monoliths/Arches)
•Elements Palette (Benches/Wider Sidewalks)
•Green Streets (Trees/Plantings)
•Shared Use of Corridors
•Pedestrian/Bicycle Enhancements
Page 88 of 99
2040 General Plan
Land Use Element Implementation Program D
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.
Policy LU-11.2 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.
Page 89 of 99
PROPOSED POLICIES
Page 90 of 99
First-Level
Gateways
o Ren/Alexander (2023)
o Currently funded by Greater
Ukiah Business and Tourism
Alliance
o Mendocino County
•Private property (101 N.)
•Rivino Vineyards (101 S.)
•Locations correspond to 1995
General Plan entry points
Page 91 of 99
Second-Level
Gateways
City Corridors
o Talmage
o Gobbi
o Perkins
Page 92 of 99
Gateway
Reference
PERKINS STREET
GATEWAY MASTER PLAN
(2015)
Page 93 of 99
Tree
Reference
STATE STREET
STREETSCAPE PHASE 1
(2019)
Page 94 of 99
Landscape
Reference
STATE STREET
STREETSCAPE PHASE 1
(2019)
Page 95 of 99
Hardscape
Reference
STATE STREET
STREETSCAPE PHASE 1
(2019)
Page 96 of 99
Proposed Gateway Policies
WOULD WOULD NOT
X Create new zoning categories or overlays
X Create new development regulations on
private property
Implement existing design standards
Recognize first and second-level gateway
locations
Guide future public improvements to
remain consistent with the General Plan
Page 97 of 99
Recommendation
Staff recommends the Planning Commission adopt a resolution
recommending that the City Council adopt policies establishing
the location and associated standards for City gateways,
consistent with General Plan Policy LU-11.2 and related
implementation measures.
Page 98 of 99
Recap: Existing Plans and Standards
Foundational Plans
1995 Ukiah Valley Growth Management Plan
2012 Ukiah Valley Area Plan
2040 General Plan (Land Use Implementation
Program D; Policy LU-11.2)
Corridor & Gateway Studies
2015 Perkins Street Gateway Master Plan
State Street Streetscape (Phases 1 & 2)
Urban Core Rehabilitation
Adopted Design & Public Works Standards
Street tree & landscaping palettes
Sidewalk, median, and curb standards
Pedestrian lighting & street furniture
Roadway cross-section templates
Recent Gateway Implementation
2023 Regional Gateway Signage (North &
South US-101)
Page 99 of 99