HomeMy WebLinkAbout2026-02-25 PC PacketPage 1 of 3
Planning Commission
Regular Meeting
AGENDA
(to be held both at the physical and virtual locations below)
Civic Center 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) 1-669-444-9171
• 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.
February 25, 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 February 11, 2026, a Regular Meeting.
Recommended Action: Approve the Minutes for the February 11, 2026, Regular Meeting.
Attachments:
1. 2026-02-11 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 Report and discuss
questions with Staff.
Attachments:
1. Planning-Division-Projects-Report-02-01-26
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. Review and Provide Input on a Proposed General Plan Amendment and Rezone to Modify
Downtown Zoning Code Boundaries Consistent with Ukiah 2040 General Plan Land Use
Element Implementation Program E and Policy LU-10.1 (Downtown Zoning Code).
Recommended Action: Review and provide preliminary input on a proposed General Plan
Amendment and Rezone to modify Downtown Zoning Code boundaries.
Attachments:
1. DZC Final ISMND
2. Existing DZC Map & Parcels
3. Proposed DZC Map
4. Table of Rezoned Parcels
5. Existing DZC Airport Zone Map
6. DZC Draft Findings of Consistency
14.b. Receive Presentation on the 2025 Annual Progress Reports to the Department of Housing and
Community Development and the Governor's Office of Land Use and Climate Innovation; and
Discuss Questions with Staff.
Recommended Action: Receive presentation on the 2025 annual progress reports to the
Department of Housing and Community Development and the Governor's Office of Land Use and
Climate Innovation, and discuss any questions with Staff.
Attachments:
1. Housing Element APR
2. General Plan APR
15. ADJOURNMENT
Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific accommodations or interpreter services
are needed for you to attend. The City complies with ADA requirements and will attempt to reasonably accommodate individuals with
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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: 2/18/26
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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
February 11, 2026
5:15 p.m.
1. CALL TO ORDER
The City of Ukiah Planning Commission held a Regular Meeting on February 11, 2026. The meeting
was legally noticed on February 5, 2026. 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 5:17 p.m.
CHAIR de GRASSI PRESIDING.
2. ROLL CALL
Roll call was taken with the following Commissioners Present: Jacob Brown, Devery Montaňo, Rick
Johnson, Mark Hilliker (arriving at 5:22 p.m.), and Alex de Grassi. Staff Present: Craig Schlatter,
Community Development Director; Jesse Davis, Chief Planning Manager; Mariam Garcia, GIS Analyst;
and Kristine Lawler, City Clerk.
3. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Commissioner Johnson.
4. AB 2449 NOTIFICATIONS AND CONSIDERATIONS
No notifications or considerations received.
5. APPROVAL OF MINUTES
a. Approval of the Minutes of October 22, 2025, a Regular Meeting.
Motion/Second: Brown/ Montaňo to approve the minutes of the January 28, 2026, a Regular Meeting,
as submitted. Motion carried by the following Roll Call votes: AYES: Brown, Montaňo, and de Grassi.
NOES: None. ABSENT: Hilliker. ABSTAIN: Johnson.
6. APPEAL PROCESS
Chair de Grassi stated the appeals deadline date is February 23, 2026, before 5:00 p.m.
7. COMMENTS FROM THE AUDIENCE ON NON-AGENDA ITEMS
Clerk noted that no public was present online or in the Chamber.
8. SITE VISIT VERIFICATION
No site visit was necessary.
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 February 11, 2026, Continued:
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11. DIRECTOR’S REPORT
a. Receive Community Development Director’s Report.
Presenters: Craig Schlatter, Community Development Director; Blake Adams, Chief Resilience Officer;
and Aaron Yang, Urban Forest Manager.
Vice Chair Hilliker arrived at 5:22 p.m.
No public comment was received.
Reports were received.
12. CONSENT CALENDAR
No items on the Consent Calendar.
13. UNFINISHED BUSINESS
a. Discussion and Possible Nomination and Appointment of a Chair and Vice Chair of the Ukiah
Planning Commission for the 2026 Calendar Year; and Planning Commission Seating
Reorganization.
Presenter: Craig Schlatter, Community Development Director.
No public comment was received.
Motion/Second: Brown/Hilliker to nominate and appoint de Grassi as Chair and Hilliker as Vice Chair
of the City of Ukiah Planning Commission for the 2026 calendar year. Motion carried by the following
Roll Call votes: AYES: Brown, Montaňo, Johnson, Hilliker, and de Grassi. NOES: None. ABSENT:
None. ABSTAIN: None.
14. NEW BUSINESS
No items on New Business.
15. ADJOURNMENT
There being no further business, the meeting adjourned at 6:04 p.m.
____________________________
Kristine Lawler, CMC
City Clerk
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Agenda Item No: 11.a.
MEETING DATE/TIME: 2/25/2026
ITEM NO: 2026-224
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-02-01-26
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:
• February 2026 Planning Division Projects Report (Attachment 1)
o This is a monthly report produced on the first of each month. The February 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 February
11, 2026, will be provided verbally during the meeting.
Recommended Action: Receive Community Development Director's 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.
Inactive. No Applicant communication since February, 2025.
PPA25-000001 615 Talmage Ave.1/15/26
Modification to the 2007 Use Permit (File No. 07-33) for the existing gas station
and convenience store to allow for the retail sale of distilled spirits in addition to
currently permitted beer and wine sales. No exterior construction, site
modifications, or further operational changes are proposed as part of this
request.
Under Agency Review.
PA26-000001 228 E Perkins St.1/23/26 Notification of incoming Historic Demolition application pursuant to Ukiah City
Code 3016 received. Additional project details forthcoming upon initial review.Application submitted, awaiting payment.
City of Ukiah
Submitted Planning Applications
2/1/2026
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ATTACHMENT 1
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General Plan
Element
Implementation
Program Date Due Description Status / Comments
Land Use E – Zoning Code
Amendments 12/31/2025 Amend the Zoning Code to address Downtown Zoning Code and Design
Guidelines.
In progress. Downtown Zoning Code (DZC)
City Council Ad Hoc Committee met in August
and October 2025. Planning Commission held
an initial review of the Ad Hoc Committee
recommendations on 12/10/25. Planning
Commission workshop on DZC rezones
scheduled for 2/25/26.
Land Use E – Zoning Code
Amendments 12/31/2025 Update zoning districts and maps for consistency with the 2040 Land
Use Diagram.
In progress. Planning Commission reviewed
proposed zoning and map consistency updates
on 1/28/26. City Council review and potential
adoption of updated Zoning, General Plan Land
Use, and Downtown Zoning Code maps
scheduled for 3/4/26.
Land Use D – City Gateway
Design Standards 12/31/2025 Prepare gateway design standards addressing landscaping, signage,
building form, and historic themes.
In progress. Planning Commission adopted a
resolution recommending gateway locations
and design standards. Draft City Council
resolution scheduled for review on 3/4/26.
Economic
Development
A – Economic
Development Strategy 12/31/2025 Prepare, adopt, and regularly update an Economic Development
Strategy.
In progress. Preparation of the Economic
Development Strategy is deferred pending
further progress on the City’s reorganization
and annexation applications.
Environment &
Sustainability
H – Cultural and Historic
Registry 12/31/2025 Update the list of cultural and historic resources eligible for state or
national designation.
In progress. Updates are deferred until
completion and adoption of the Historic
Preservation Ordinance.
City of Ukiah
2040 General Plan Implementation - Status of Projects In-Process or Completed within the Last 60 Days
2/1/2026
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General Plan
Element
Implementation
Program Date Due Description Status / Comments
Environment &
Sustainability
I – Historic Preservation
Ordinance 12/31/2030 Adopt a Historic and Archaeological Preservation Ordinance.
In progress. City staff, in coordination with the
Historical Society of Mendocino County, are
drafting the ordinance based on community
and Ad Hoc Committee input.
Mobility Element
A – Street Design / D –
VMT Performance
Measures
12/31/2025 Promote multimodal transportation through flexible parking regulations
and implement VMT reduction measures.
In progress. In January 2026, staff initiated an
ordinance amendment, including coordination
with the City Attorney and the Climate
Adaptation and Resilience Division, to expand
bicycle storage and parking infrastructure and
advance off-street parking reforms aimed at
reducing duplicative vehicle parking
requirements.
Mobility Element MOB 5.2 – Support for
Charging Stations 12/31/2025 Support installation of electric vehicle charging stations.
In progress. Beginning in 2024, Electric Utility
Department and Community Development staff
coordinated on an effort to install 18 public
chargers across three locations. Final locations
and initial designs were submitted for review in
January 2026. Locations include the Library,
Anton Stadium, and Ukiah Skate Park.
Mobility Element G – Transit Center 12/31/2030 Coordinate with MTA and partners to seek funding and conduct
feasibility work for a downtown transit center.
In progress. In January 2026, in coordination
with CDD Staff, language was added to the
draft Mendocino County RTP identifying a
vacant Courthouse Boulevard site as a
potential downtown transit center location by
MTA and MCOG staff.
Mobility Element L – Airport Parcels /
MOB-6.3 12/31/2025 Prepare a study identifying airport-supportive development parcels and
develop an infill policy for Airport Compatibility Zones.
In progress. Airport Infill Policy Ad Hoc
Committee appointed by City Council in
November 2025 and met in December 2025.
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Permit #Site Address Approved Date Summary of Project Comments
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.
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.
Approved by the City Council on
1/21/26.
City of Ukiah
Recently (Within Previous 60 Days) Approved Projects
2/1/2026
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Agenda Item No: 14.a.
MEETING DATE/TIME: 2/25/2026
ITEM NO: 2026-197
AGENDA SUMMARY REPORT
SUBJECT: Review and Provide Input on a Proposed General Plan Amendment and Rezone to Modify
Downtown Zoning Code Boundaries Consistent with Ukiah 2040 General Plan Land Use Element
Implementation Program E and Policy LU-10.1 (Downtown Zoning Code).
DEPARTMENT: Community
Development PREPARED BY:
Jesse Davis, Chief Planning Manager, Craig
Schlatter, Community Development Director,
Katherine Schaefers, Planning Manager
PRESENTER: Jesse Davis, AICP; Craig Schlatter, AICP;
Katherine Schaefers
ATTACHMENTS:
1. DZC Final ISMND
2. Existing DZC Map & Parcels
3. Proposed DZC Map
4. Table of Rezoned Parcels
5. Existing DZC Airport Zone Map
6. DZC Draft Findings of Consistency
Summary: The Planning Commission will review and possibly provide input on a proposed General Plan
Amendment and Rezone to modify Downtown Zoning Code boundaries consistent with Ukiah 2040 General
Plan Land Use Element Implementation Program E and Policy LU-10.1 (Downtown Zoning Code).
Background:
Community Development Department Staff is proposing a General Plan Amendment and Rezone pursuant to
Land Use Implementation Program E (Zoning Code Amendments) of the Ukiah 2040 General Plan. The
proposed actions are intended to carry out General Plan policy LU-10.1 (Downtown Zoning Code consistency
with the General Plan), and Goal LU-11 (Ensuring high-quality site planning). Over more than a decade of
administering the Downtown Zoning Code (DZC), Staff has found that the current DZC boundaries and
standards do not match existing parcel layouts, development patterns, or infrastructure conditions, and do not
reflect recent public investments by State agencies. This has limited the effectiveness of the DZC as a
regulatory tool. Additionally, comments about the inefficacy of the DZC have been expressed in past public
hearings and community engagement events.
The Downtown Zoning Code is a form-based zoning framework adopted in 2012 following years of community
visioning, public workshops, as well as Planning Commission and City Council review (See Attachment 1,
DZC Final ISMND). It applies to most of downtown Ukiah and much of the East Perkins Street corridor. It was
intended to promote walkability, mixed-use development, and coordinate urban design on private parcels.
The original DZC assumed new street connections and infrastructure that were never constructed after
redevelopment agencies were dissolved. As a result, parts of the corridor have been regulated under a zoning
framework that does not reflect existing conditions. In practice, many DZC projects require exceptions,
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discretionary review, or alternative compliance to move forward. This adds time and uncertainty for applicants
and indicates that the current DZC is not functioning as intended, nor is it fully implementing the General Plan.
Discussion: The Project (proposed General Plan Amendment and rezone of the DZC boundaries) area
encompasses approximately 65 acres comprising 216 parcels within the central portion of the City of Ukiah
(see Attachment 2, Existing DZC Maps & Parcels, and Attachment 3, Proposed DZC Map). 96 of those
parcels are proposed for a change in zoning (see Attachment 4, Table of Rezoned Parcels). The area includes
the historic Downtown Core, the East Perkins Street corridor, and the former rail corridor (now the Great
Redwood Trail). As far as overall shape, the proposed rezone would remove the East Perkins Street corridor
from the DZC, while the district's current boundary to the south and east would be expanded along Oak Street
and Seminary Avenue. In Staff's opinion, the revised boundary better reflects the parts of downtown that
function as a traditional, mixed-use area. More specifically, the Project proposes to:
• Rezone most of the parcels currently designated General Urban (GU) back to the pre-DZC zoning
designation of Community Commercial (C-1). This seeks to address the misapplication of form-based
codes on auto-oriented lots (e.g., the commercial parcels along the East Perkins Street corridor), but
also to Public Facilities (PF) where civic uses exist or are planned (e.g., the New Ukiah Courthouse
infrastructure and related public grounds)
• Rezone portions of the Urban Center (UC) district to Public Facilities (PF), hereinafter identified as
"REC/PF", to be consistent with the "Recreational" (REC) General Plan designation. This specifically
affects the Great Redwood Trail alignment and Depot assets to reflect their open space function.
• Rezone portions of the Urban Center (UC) district to Heavy Commercial (C-2). This would reflect
existing intensive commercial/industrial uses located east of Main Street that do not match the
pedestrian-oriented Urban Center vision.
• Rezone one parcel from Heavy Commercial (C-2) to Recreation/Public Facility (REC/PF) to ensure the
zoning designation matches the public use of the Great Redwood Trail infrastructure.
The Perkins Street corridor in particular differs substantially from the traditional downtown core of Ukiah. It was
developed with larger parcels, deeper setbacks, and auto-oriented circulation patterns, with many properties
transitioning from agricultural to commercial uses following construction of US 101, most notably the Pear
Tree Center in 1977. Along Perkins Street, parcels tend to be larger, irregularly shaped, and oriented toward
auto-dependent uses. Applying uniform form-based standards without the corresponding street network,
strong existing design examples, or effective site layout has constrained development opportunities here and
resulted in only one new commercial structure.
The DZC currently applies a design-based approach across areas with very different parcel structures,
frontage conditions, and development histories. Boundary adjustments allow the City to concentrate form-
based controls in locations where they are most effective, such as State Street and adjacent corridors that
share a traditional block pattern, like Seminary Avenue. Expanding the DZC into areas such as Oak Street and
Seminary Avenue, while removing misaligned parcels along Perkins Street, reflects the DZC Ad Hoc
Committee’s recommendation to evaluate each area on its own terms. It also allows for the DZC to stretch
across streets in the downtown, and allow for more effective project coordination. This approach supports
General Plan Policy LU-3 by strengthening downtown character where it exists and removing unnecessary
constraints where it does not.
Downtown Zoning Code Ad Hoc Committee
To arrive at the recommendations presented within this item, Staff met with a City Council-appointed Ad Hoc
Committee to gather input and feedback on proposed options. The Ad Hoc Committee was appointed by the
Council in 2024. After meeting with the Ad Hoc for approximately one year, and prior to developing the final
recommendations presented within this item, the Ad Hoc requested a member of the Planning Commission
attend Ad Hoc Committee meetings. The Commission appointed Mark Hilliker.
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2040 Ukiah General Plan Consistency
Staff experience over the past decade has demonstrated that the most effective way to address regulatory
challenges is first to align geographic areas into appropriate zoning classifications that reflect existing land use
patterns, and parcel configurations. Without this foundational alignment, adjustments to development
standards alone are unlikely to resolve implementation barriers.
Accordingly, the proposed amendments focus on realigning the boundaries of the Downtown Zoning Code to
better correspond with the General Plan land use map and policy framework. By placing areas into zoning
“buckets” that are more consistent with their context and intended function, the City can then apply
development standards that are internally consistent and better suited to on-the-ground conditions. Through
this approach, the project carries out General Plan implementation Program E of the Land Use Element,
strengthening consistency between the General Plan and the Zoning Code as described in Goal LU-10 and
Policy LU 10.1. It also advances Implementation Program E by updating the zoning framework to reduce the
need for exceptions, improve regulatory clarity, and provide a more predictable project review
process. Rezoning Perkins Street into a more adaptable commercial district restores previous zoning districts,
reduces reliance on exceptions, and provides a clearer path for reinvestment, parcel consolidation, and incremental
improvement, even though it does not functionally allow for substantially different or more intensive uses.
Airport Compatibility
The project site is located approximately one mile north of the Ukiah Municipal Airport. The project area falls
within the Airport Influence Area (AIA) as defined by the 2021 UKIALUCP. Specifically, portions of the project
area are located within Compatibility Zone 4 (Outer Approach/Departure Zone), Compatibility Zone 6 (Traffic
Pattern Zone), and the Other Airport Environs (OAE) zone (See Attachment 5 DZC Existing Airport Zone
Map). While Zone 6 generally imposes no limit on residential density, Zone 4 includes a specific "Urban
Overlay Zone" designation for portions of the project area in Zone 4 that permits residential densities up to 35
dwelling units per acre to reflect existing urban patterns (UKIALUCP Table 3A). Because the proposed
Ordinance generally caps density at or below the 28 du/ac threshold analyzed in the 2012 MND, which is
within the 35 du/ac limit, the Project does not introduce new density-related impacts or conflict with airport
safety standards. In addition, the proposed rezoning to PF and REC/PF establishes land uses (parks, civic
buildings) that are compatible with the UKIALUCP, provided they do not result in high-intensity assemblages
prohibited in inner zones. UKIALUCP Policy 3.2.3(c) and Table 3A list "Outdoor Group Recreation" and "Public
Safety Facilities" as conditionally compatible. The proposed C-2 zoning is also compatible with Zones 4 and 6,
subject to intensity limits.
California Environmental Quality Act (CEQA)
CEQA review for the Project is intended to rely on the Ukiah 2040 General Plan EIR and the 2012 Downtown
Zoning Code (DZC) Mitigated Negative Declaration (MND). As conveyed in the attached CEQA Findings of
Significance (Attachment 6), there are no project-specific effects which are peculiar to the project or its site,
and which the Ukiah 2040 EIR failed to analyze as significant effects. The Project involves administrative
changes to zoning maps and text within an already urbanized area, reflecting existing uses and intended civic
functions of the Ukiah 2040 General Plan. The Project realigns zoning boundaries to match the distinct
"Character Areas" envisioned in the Ukiah 2040 General Plan. A comparative analysis demonstrates that the
proposed zoning changes result in a net reduction or maintenance of development intensity compared to the
theoretical buildout analyzed in the Ukiah 2040 General Plan EIR and the 2012 Downtown Zoning Code (DZC)
MND. The majority of the Project involves realigning approximately 72 parcels currently designated Downtown
Core (DC) and Community Commercial (CC) in the General Plan to standard Community Commercial (C-1),
Heavy Commercial (C-2), or Public Facilities (PF) zoning. The General Plan EIR analyzed the Downtown Core
designation with a maximum density of 40 dwelling units per acre (du/ac) and the Community Commercial
designation with a maximum of 28 du/ac. By rezoning 70 of these parcels to C-1, which is generally capped at
28 du/ac, the Project significantly reduces the potential residential buildout and associated traffic generation
compared to the maximum intensity certified in the General Plan EIR.
Staff recommends the Commission review and provide input on the proposed General Plan Amendment and
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Rezone to modify Downtown Zoning Code Boundaries and ensure consistency with Ukiah 2040 General Plan
Land Use Element Implementation Program E and Policy LU-10.1 (Downtown Zoning Code).
Recommended Action: Review and provide preliminary input on a proposed General Plan Amendment and
Rezone to modify Downtown Zoning Code boundaries.
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INITIAL ENVIRONMENTAL STUDY
MITIGATED NEGATIVE DECLARATION
UKIAH DOWNTOWN ZONING CODE
1
California Environmental Quality Act
INITIAL ENVIRONMENTAL STUDY
AND
MITIGATED NEGATIVE DECLARATION
Downtown Zoning Code
Department of
Planning and Community Development
June, 2012
ATTACHMENT 1
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INITIAL ENVIRONMENTAL STUDY
MITIGATED NEGATIVE DECLARATION
UKIAH DOWNTOWN ZONING CODE
2
TABLE OF CONTENTS
Introduction…………………………………………………………………….………………….3
Background
Information…………………………………………………………………………...……………3
Project Description………………………………………………………………………………..6
Project Objectives…………………………………………………………………………………8
Environmental Setting……………………………………………………………………………..9
Summary of Potential Impacts……………………………………………………………………9
Mitigation Measure
Table………………………………………………………………………………………………..11
Checklist and Environmental Analysis…………………………………………………………..12
Aesthetics
Agricultural resources
Air Quality
Biological Resources
Cultural Resources
Geology and Soils
Hazards and Hazardous Materials
Hydrology and Water Quality
Land Use Planning
Mineral Resources
Noise
Population and Housing
Public Services
Transportation and Traffic
Climate Change/Greenhouse Gas Emissions
Mitigation Monitoring
And Reporting………………………………………………………………………………………70
Mandatory Findings
of Significance………………………………………………………………………………………73
Determination ………………………………………………………………………………………75
References Cited …………………………………………………………………………………..76
Mitigated Negative
Declaration…………………………………………………………………………………………..77
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INITIAL ENVIRONMENTAL STUDY
MITIGATED NEGATIVE DECLARATION
UKIAH DOWNTOWN ZONING CODE
3
1. INTRODUCTION
After a well-attended five-day community visioning workshop process, City staff has been
developing a new set of zoning regulations for Downtown Ukiah and the Perkins Street corridor.
The new zoning regulations will provide opportunity for well-planned compact pedestrian
oriented development, mixed land uses, a variety of housing types, and a re-creation of the best
of Ukiah’s form and architecture.
The Planning Commission and City Council each conducted a series of separate public
workshops over a period of nearly two years to discuss and develop the proposed Downtown
zoning code.
This Initial Environmental Study examines the potential environmental effects of the proposed
new Downtown Zoning Code for the City of Ukiah. This initial Study was prepared for the City of
Ukiah as the lead agency for this project. The proposed project is described in detail below, as
are the project objectives and the environmental setting of the project area.
A number of recently prepared environmental documents were used to gather information for
this Initial Environmental Study (References Cited, page 58). Most notably, Staff examined and
used information from the FEIR for the New Ukiah Courthouse (SCH #2011042089), prepared
by RBF Consulting for the Judicial Council of California – Administrative Office of the Courts.
The findings contained within this Initial Environmental Study will be used in support of the
preparation of a Mitigated Negative Declaration for the project.
2. BACKGROUND INFORMATION
Project Name: City of Ukiah Downtown Zoning Code
Project Location: The project area is generally bounded by Oak Street on the west, Henry
Street and Norton Street on the north, Seminary Avenue and Cleveland
Lane on the south, and Leslie Street on the east. The area also includes
the parcels fronting on East Perkins Street from Oak Street to Highway
101 (See map on page 7)
Project Applicant: The City of Ukiah is the project proponent.
300 Seminary Avenue
Ukiah, CA 95482
Project Planner: Kim Jordan, Senior Planner (707) 463-6207 / kjordan@cityofukiah.com
Initial Study
Preparation: Staff – Department of Planning and Community Development
Date of initial Study
Completion: June 4, 2012
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30-day Public
Review and Comment
Period: June 10, 2012 through July 10, 2012
Purpose of Initial
Study: This Initial Environmental Study has been prepared in conformance with
the California Environmental Quality Act of 1970 (CEQA) and the State
CEQA Guidelines to evaluate the environmental effects of implementation
of the proposed project. The purpose of the Study is not to recommend
approval or denial of a project, but to provide decision-makers, public
agencies, and the general public with objective information regarding the
range of the potential environmental effects that could result from
implementation of the proposed new Downtown Zoning Code. The
environmental review process is specifically designed to objectively
evaluate and disclose potentially significant direct, indirect, and
cumulative impacts of a proposed project; to identify alternatives that
could reduce or eliminate a project's significant effects while continuing to
achieve the major objectives of the project; and to identify potentially
feasible mitigation measures that reduce or avoid the significant effects of
a project.
Initial Study and
Mitigated Negative
Declaration
Process: This draft Initial Environmental Study and Mitigated Negative Declaration
are being circulated for public review and comment for a period of 30
days. During this period, the general public, organizations, and agencies
can submit comments to the lead agency on the draft Initial
Environmental Study and Negative Declaration accuracy and
completeness.
Because Gibson Creek is regulated to some degree by the State
Department of Fish and Game and the Regional Water Quality Control
Board, and it flows through the project site, the Initial Environmental
Study and proposed Negative Declaration were sent to the State Clearing
house for distribution to State Agencies and a 30-day review and
comment period.
Upon completion of the public review period, comments on the draft Initial
Environmental Study and Mitigated Negative Declaration will be reviewed
and responses to those comments will be prepared. Before the City can
consider approval of the proposed project, it must first find that the
Negative Declaration is complete, accurate and adequate, and in
compliance with CEQA. The City Council must make this finding using its
independent judgment.
Upon publication of this Initial Environmental Study and Mitigated
Negative Declaration, the City of Ukiah provided public notice of the
document’s availability for public review and invited comment from the
general public, agencies, organizations, and other interested parties.
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Copies of the Initial Environmental Study and Mitigated Negative
Declaration can be found at the following locations:
City of Ukiah
Planning and Community Development Department
300 Seminary Avenue
Ukiah, CA 95482
Website: www.cityofukiah.com
The public review and comment period is 30 days from June 10 2012
through July 10, 2012. All written public comments on the draft Mitigated
Negative Declaration must be received no later than 5:00 p.m. on July 10,
2012. All written comments or questions regarding the draft Mitigated
Negative Declaration should be addressed to:
Charley Stump, Director
Planning and Community Development
300 Seminary Avenue
Ukiah, CA 95482
cstump@cityofukiah.com
Lead Agency: Lead Agency: In conformance with Sections 15050 and 15367 of the
State CEQA Guidelines, the City of Ukiah is the “lead agency” for the
proposed project, defined as the “public agency which has the principal
responsibility for carrying out or disapproving a project.” The City of
Ukiah, as lead agency, is responsible for scoping the analysis, preparing
the Initial Environmental Study and Mitigated Negative Declaration, and
responding to comments received on the draft Mitigated Negative
Declaration.
Responsible Agency: Responsible agencies are state and local public
agencies other than the lead agency that have authority to carry out or
approve a project or that are required to approve a portion of the project
for which a lead agency is preparing or has prepared an Initial
Environmental Study/Mitigated Negative Declaration. For the Downtown
Zoning Code project, there are no Responsible Agencies.
Trustee Agencies: Trustee agencies under CEQA are public agencies
with legal jurisdiction over natural resources that are held in trust for the
people of California and that would could potentially be affected by a
project, whether or not the agencies have authority to approve or
implement the project. For the Downtown Zoning Code project, the State
Department of Fish and Game and the State Regional Water Quality
Control Board are Trustee Agencies.
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3. PROJECT DESCRIPTION
The proposed Ukiah Downtown Zoning Code is a land development regulatory tool (Zoning) that
places primary emphasis on the urban form, the relationship of buildings to each other, to the
street, and to open spaces - rather than a code that is based primarily on land use. The Form
Based Code:
Places less emphasis on the use of land as opposed to the form and location of the build
environment.
Recognizes uses may change but the building remains.
Encourages mixed use and a mix of housing types.
Relies on design concepts and patterns intended to preserve the best of the downtown,
creating more livable environments and spaces.
Achieves compatibility of uses through design and orientation, instead of strict land use
separation.
Gives more attention to the streetscape and the design of the public realm.
Is based on a design focused public participation process.
The basic principle is that design is emphasized more than use. It includes simple and clear
graphic prescriptions for building height, how a building is placed on site, and how building
elements are used to manage development. The form-based approach of the proposed code
regulates new infill development in the existing downtown core and Perkins Street corridor with
respect to the existing character/context, and prevents new out-of-scale development. The code
supports mixed uses with a range of housing types and commercial land uses with a focus on
form, size, and placement of buildings, landscaping and parking, and less on land use and
density. The proposed maximum residential density of 28 units per acre is unchanged from the
existing code density standards.
The proposed code includes sections addressing building and site uses, land use standards,
site planning and development standards, architectural standards, historic building standards,
parking requirements, tree preservation and planting requirements, and circulation standards.
The Downtown Zoning Code area is divided into three separate zoning districts: General Urban
(GU); Urban Center (UC); and Downtown Core (DC). Separate allowed and permitted land
uses and development standards are proposed for each district.
The proposed code has been designed to provide the following:
Clear standards for development and uses that implement the vision and purpose of the
Code. The requirements are written in a clear and easy to understand manner in order
to provide clarity and remove subjectivity and ambiguity. Uses and terms are defined
and have been expanded. The intent is to provide certainty for property owners,
developers, decision makers, the community, and staff.
A process that allows a deviation from a standard to be requested by an applicant. This
process requires a discretionary application and includes public notice and public
hearing.
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A reduced review process for projects that are consistent with the requirements of the
DZC since these projects provide certainty as to their outcome and would be consistent
with purpose of the DZC.
A zoning code that is easy to use and understand with requirements provided primarily
in table form; defined terms and uses; and references to other relevant sections of the
DZC or Ukiah City Code.
Design guidelines, including for signs that would guide development and fulfill the
community vision that evolved from the design charrette.
Downtown Zoning Code Area Map
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4. PROJECT OBJECTIVES
1. To create an urban environment that implements and fulfills the goals, objectives and
strategies of the Ukiah General Plan by encouraging the development of a healthy,
safe, diverse, compact and walkable urban community.
2. To implement the vision for the study area created by the community during an
intense and open community design charette process in 2007. That vision is one of
environmentally sustainable and economically vital public spaces and buildings with
a renewed civic square, attractive civic buildings and spaces, a healthy creek
corridor, gateways that reflect Ukiah’s sense of place, a mix of building types and
affordability, new development that supports and enhances the train depot and rail
corridor, interconnected and pedestrian-oriented public streets, specific locations for
potential anchor buildings (such as large-scale retail, employment centers and
parking structures), and pedestrian-friendly buildings and streetscapes.
3. To manage the scale and general character of new development to emulate the best
elements of Ukiah’s heritage, such as shady downtown streets, diverse architecture,
mixed-use shop-front buildings in the Downtown, and the architecture of historic civic
buildings.
4. To ensure that public and private spaces are connected and compatible. Buildings
that line public spaces relate to the natural surroundings and character of the local
built environment, and connect to one another at the pedestrian scale. Public spaces
are more than streets and paths for people traveling on foot, on bicycles and in cars.
They are the community gathering places. The character of these public spaces is
defined by their design and detail, and by the way that private buildings connect to
public spaces.
5. To coordinate the design of public and private elements in a comprehensive and
systematic approach. The Downtown Zoning District provides this system, focusing
on the pedestrian experience as well as on the efficient movement of pedestrians,
bicycles, and automobiles.
6. To facilitate the coexistence of a wide range of residential, commercial and similar
uses in close proximity within a lively downtown urban environment.
7. To preserve and enhance the historic Downtown.
8. To support local businesses and create a vibrant commercial downtown where
buildings meet the street and activate a wide range of pedestrian-friendly uses.
9. To promote and encourage a sustainable community through the reuse and
improvement of existing buildings, infill development, green building and smart
growth practices, and resource conservation (such as the enhancement of the
Gibson Creek corridor, tree planting, and tree preservation).
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5. ENVIRONMENTAL SETTING
According to the State CEQA Guidelines, an Initial Study must include a description of the
existing physical environmental conditions in the vicinity of the project to provide the “baseline
condition” against which project-related impacts are compared. The baseline condition for the
proposed project is the physical condition that existed when the City Council completed its
workshop review process of the draft Downtown Zoning Code in 2011.
The environmental setting of the Downtown and Perkins Street corridor area affected by the
proposed code is characterized by dense urban development. The Perkins Street corridor is the
primary vehicular access from State Highway 101 to the historic Downtown, and carries the
heaviest number of vehicles during peak traffic hours. The majority of the area is built out, but is
ripe for redevelopment because many of the buildings are old and reaching their practical
usefulness. Additionally, there are a number of vacant parcels in the boundaries of the code
area, most notable the property referred to as the Railroad Depot parcels. This approximate 10
acre property is prime for redevelopment (old railroad yard) and represents a significant
opportunity site for future urban development.
Gibson creek also flows through portion of the area from the northwest to the southeast. This
stream supports animal populations in its riparian bands, as well as aquatic life, including
migrating salmon and steelhead fish.
6. SUMMARY OF POTENTIAL IMPACTS
The environmental factors checked below would be potentially affected by this project, as
indicated by the checklist and corresponding discussion on the following pages.
Aesthetics Global Climate Change Air Quality
Biological Resources Cultural Resources Geology / Soils
Hazards & Hazardous Materials Hydrology / Water Quality Land Use / Planning
Mineral Resources Noise Population / Housing
Public Services Recreation Transportation /
Traffic
Utilities / Service Systems Mandatory Findings of Significance
This Initial Environmental Study concludes that the adoption and implementation of the new
Downtown Zoning Code would have potentially significant adverse impacts on air quality,
cultural resources, biological resources, and traffic. However, reasonable and feasible mitigated
measures have been identified to avoid or reduce these impacts to levels of insignificance. The
project, as mitigated would not have significant adverse impacts on the environment for the
following reasons:
1. No increase in potential density or intensity of land uses from what is currently allowed
or permitted would result.
2. It requires wider sidewalks, bicycle paths/routes, street trees, and other features to
promote walking, bicycling, and the use of other alternative modes of transportation.
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3. It allows for the mixing of land uses to promote walking, bicycling, and the use of other
alternative modes of transportation.
4. It requires the preservation and enhancement of Gibson Creek and its riparian corridor.
5. It requires the preservation of landmark trees and includes standards to preserve and
enhance the historic downtown.
6. It requires all newly proposed development to be consistent with the requirements of the
Airport Master Plan and Mendocino County Airports Land Use Plan.
7. No mineral resources or agricultural lands are located within or in close proximity to the
project area, therefore none would be adversely impacted by implementation of the new
Downtown Code.
8. There are adequate public services to serve future development in the project area
without a need for additional staff or infrastructure.
9. It promotes and encourages a sustainable community through the reuse and
improvement of existing buildings, infill development, green building and smart growth
practices, and resource conservation (such as the enhancement of the Gibson Creek
corridor, tree planting, and tree preservation).
10. Review of recent environmental data prepared as part of the New Ukiah Courthouse
project (EIR) and Railroad Depot Site Land Acquisition and Soil Remediation project
(Mitigated Negative Declaration) provided up to date information on the environmental
setting, potential impacts from future development/redevelopment, and assisted in the
conclusions reached in this document.
11. The project would clearly provide benefits to the environment. The proposed Code
includes requirements for the preservation and restoration of Gibson Creek and its
riparian corridor; the preservation of landmark trees; the preservation and enhancement
of the historic fabric of the downtown; the requirement for wider sidewalks, bicycle
paths/routes, and street trees – all intended to enhance pedestrian and bicycle use and
discourage automobile use, thereby reducing air pollution and greenhouse gas
emissions.
12. Any future development would be subject to the requirements of the California
Environmental Quality Act, and an Initial Environmental Study would be required to
determine if future development would expose people to hazardous substances. At this
time, it is premature and would be speculative and unreasonable to assume what size,
scale, and intensity of development would possible be proposed in the future.
13. Mitigation measures are included that require the preservation and enhancement of
Gibson Creek and its riparian corridor, the imposition of standard air quality (PM-10)
measures for future development, the imposition of standard cultural resource protection
measures, and financial contribution for traffic improvements if the City adopts a traffic
impact fee program for the project area.
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Accordingly, it has been determined that the project would not have a significant adverse impact
on the environment and a Mitigated Negative Declaration is appropriate for the project.
7. TABLE OF MITIGATION MEASURES
Impact Mitigation Measure
Air Quality: Short-term production of particulate matter
(PM-10) resulting from future construction activities
1. Prior to any future site disturbance, grading or
excavation of soil, the project proponents shall
submit an application to the Mendocino County
Air Quality Management District to determine if
a permit is required.
2. The project contractors/applicants for future
projects involving grading and the disturbance
of soil shall prepare dust control plans. The
project contractors shall be responsible for
ensuring that all adequate dust control
measures are implemented in a timely manor
during all phases of the project. The dust
control plans shall include, at minimum, the
following measures:
a. Water shall be applied by means of
truck(s), hoses, and/or sprinklers as
needed prior to any land clearing or earth
movement to minimize dust emissions.
b. All material excavated, stockpiles, or
graded shall be sufficiently watered to
prevent fugitive dust from leaving the site or
causing a public nuisance. Watering
should occur at least twice daily, however
frequency of watering shall be based on the
type of operation, soil, and wind exposure.
c. All on-site vehicle speed shall be limited to
15 miles per hour (mph) on unpaved roads.
d. All land clearing, grading, earth moving,
and/or excavation activities shall be
suspended as necessary, based on site
conditions, to prevent excessive windblown
dust when winds are expected to exceed
20 mph.
e. All inactive portions of the disturbed site,
including soil stockpiles, shall be covered or
routinely watered to control dust emissions.
f. Paved areas adjacent to the site shall be
routinely swept or washed as required to
remove excess accumulations of silt and/or
mud, which may have resulted from grading
and excavation at the project site.
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Biological Resources: Potential impacts to the Gibson
Creek riparian corridor resulting from future construction
activities
3. Future development projects in the planning
area shall maintain a 50-foot building setback
from the edge of the Gibson Creek riparian
corridor, unless a shorter distance is supported
by the State Department of Fish and Game.
4. Future construction activities shall not cut,
disturb, or remove native riparian plants or trees
along the Gibson Creek riparian corridor, unless
supported by the State Department of Fish and
Game.
Cultural Resources: Disturbance of pre-historic or
historic resources during future construction activities
5. If, during site grubbing, grading, soil excavation
or any aspect of future project development
project, any pre-historic, historic, or significant
cultural resources are discovered, all work shall
be halted and the contractor/project proponent
shall immediately contact the City of Ukiah
Director of Planning and Community
Development. The City shall engage the
services of a qualified professional
archaeologist at the expense of the project
proponents, to perform a site reconnaissance
and to develop a precise mitigation program, if
necessary.
Traffic: The US 101/Perkins Street interchange –
currently operating at an unacceptable LOS
6. Once a funding mechanism is identified and
implemented for improvements to the US-
101/Perkins Street interchange, future
development projects shall contribute their fair
share payments toward the signalization and
roadway improvements.
Checklist and Environmental Analysis
I. AESTHETICS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect on a scenic
vista?
b) Substantially damage scenic resources, including,
but not limited to, trees, rock outcroppings, and
historic buildings within a state scenic highway?
c) Substantially degrade the existing visual character
or quality of the site and its surroundings?
d) Create a new source of substantial light or glare
which would adversely affect day or nighttime
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I. AESTHETICS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
views in the area?
Setting: The City is situated within the Ukiah Valley and includes background views to wooded
or chaparral covered mountains. The project site is located in the immediate downtown area of
Ukiah. The downtown area includes historic buildings and tree-lined streets. Downtown Ukiah
also includes streets dominated by small scale commercial buildings with a pedestrian
orientation. According to the city’s General Plan, “gateway” is a term used to describe the “first
impression” that a resident or visitor has of the Ukiah Valley. Per the City’s General Plan, East
Perkins Street is one of six main gateways identified as a “second gateway level”, which is the
entrance into the city itself.
The Downtown Code area has a City of Ukiah General Plan land use designation of C
(Commercial), and a zoning designation of C1 (Community Commercial), C2 (Heavy
Commercial), and CN (Neighborhood Commercial). The general character of the surrounding
area consists of a mix of land uses including commercial, heavy commercial, low to high density
residential, professional offices, medical, and public.
Potential Impacts: Although future development or redevelopment in the project area would
be visible, it would not interfere with a designated public scenic vista or view by diminishing the
extent to which it is visible from the public right-of-way or by interfering with public access to a
vantage point currently available to the public from which it may be appreciated. This conclusion
is based on the fact that the architectural standards and design guidelines contained in the
Code and developed with substantial citizen involvement would not permit large unpleasing
structures that would block views of the western hills or other prominent view sheds. Therefore,
the project would not adversely impact designated scenic vistas. Building heights are limited to
two-stories throughout a major portion of the project area due to airport regulations.
Additionally, the proposed new Downtown Zoning Code includes architectural design standards,
building siting, building height, landscaping, light/glare standards, and building form standards
that have undergone a lengthy and detailed public involvement process. These standards have
been found to be consistent with the goals and policies of the Ukiah General Plan, and with the
community’s vision for the aesthetics for the Downtown and Perkins Street corridor. The project
will result in beneficial impacts to the aesthetics and scenic quality of the area.
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Existing East Perkins Street Corridor
East Perkins Street Corridor after Implementation of the Code
Beneficial Aesthetic Impacts
It is concluded that the proposed project would not have significant adverse impacts on the
aesthetics or scenic qualities of the project site or surrounding area.
Mitigation Measures: None Needed.
Impact Significance After Mitigation: N/A
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2. AGRICULTURE AND FORESTRY
RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Convert Prime Farmland, Unique Farmland, or
Farmland of Statewide Importance (Farmland), as
shown on the maps prepared pursuant to the
Farmland Mapping and Monitoring Program of the
California Resources Agency, to non-agricultural
use?
b) Conflict with existing zoning for agricultural use, or
a Williamson Act contract?
c) Conflict with existing zoning for agricultural use, or
a Williamson Act contract?
d) Result in the loss of forestry land or conversion of
forestry land to non-forest use?
e) involve other changes in the existing environment
which, due to their location or nature, could result
in conversion of farmland to non-agricultural use,
or conversion of forest land to non-forest use?
Setting: The project area is characterized by dense urban development. While orchards and
vineyards are located to the northeast and southeast across Highway 101, none exist within or
in close proximity to the project area.
Potential Impacts: Because no agricultural or forestry resources exist on or near the project
site, none would be affected if the existing dense urban environment were to be redevelopment
under the provisions of the proposed new downtown zoning code.
Mitigation Measures: None required.
Impact Significance After Mitigation: N/A
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3. AIR QUALITY
Where available, the significance criteria established by the applicable air quality management or air
pollution control district may be relied upon to make the following determinations.
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Conflict with or obstruct implementation of the
applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation?
c) Result in a cumulatively considerable net
increase of any criteria pollutant for which the
project region is non-attainment under an
applicable federal or state ambient air quality
standard (including releasing emissions which
exceed quantitative thresholds for ozone
precursors)?
d) Expose sensitive receptors to substantial
pollutant concentrations?
e) Create objectionable odors affecting a
substantial number of people?
Setting: The potential project area evaluated in this draft Initial Environmental Study is located
in the City of Ukiah, within Mendocino County, California, which is within the North Coast Air
Basin (NCAB). The NCAB also includes Del Norte, Humboldt, Trinity, Mendocino counties and a
part of the northern Sonoma County. The ambient concentrations of air pollutant emissions are
determined by the amount of emissions released by the sources of air pollutants and the
atmosphere’s ability to transport and dilute such emissions. Natural factors that affect transport
and dilution include terrain, wind, atmospheric stability, and sunlight. Therefore, existing air
quality conditions in the area are determined by such natural factors as topography,
meteorology, and climate, in addition to the amount of emissions released by existing air
pollutant sources, as discussed separately below.
Topography
The Ukiah Valley is located in the south-central portion of Mendocino County. The Valley lies
within the coastal mountain range, approximately 30 miles east of the Pacific Ocean, at about
630 feet in elevation. The Valley lies at about 39 degrees north latitude and 123 degrees west
longitude. The Valley runs north-south for about 9 miles, with a maximum width of about 3
miles. The Russian River enters the Valley at the north end, and runs south along the Valley
floor.
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Climate
The climate of the Mendocino County is considered Mediterranean and is transitional between
that of the coast and that of the interior of California. The climate is characterized by warm dry
summers and cool damp winters. During summer, high temperatures of 90 to 100 degrees
Fahrenheit (F) are common, while nighttime temperatures range in the 50s and 60s. High
temperatures in the 50s and 60s are common during wintertime. Freezing or near-freezing
temperatures are common on clear late fall and winter nights. Rainfall occurs mostly during the
winter, with an average of 38 inches. December and January are typically the wettest months
with an average of seven to eight inches falling during each of these months. Winds are
primarily from the northwest direction, especially during the summer. Winds can flow from the
south under certain synoptic weather conditions, such as when Pacific low pressure systems
affect Northern California, and during the warm weather spells where low-level cooler marine air
penetrates in the area through the Russian River Valley. For the most part, winds are light in the
Ukiah Valley, which calm wind conditions present up to 50 percent of the time. Most calm wind
conditions occur during late fall or early winter.
Meteorology
The Ukiah Valley frequently experiences temperature inversions where warm air aloft traps cold
air near the surface. Two types of temperature inversions affect the region: elevated inversions
caused by subsidence (sinking air caused by strong high pressure systems) and/or marine air
penetration and ground-based inversions where nighttime cold air sinks into the Valley below
from surrounding ridges. Inversions limit vertical mixing creating a very stable layer of air near
the earth’s surface. During late fall and winter, the ground-based inversions are usually present
on clear cold nights. In the morning, these ground-based inversions may be weakened and
eventually eliminated by solar heating; however, extreme inversions may last several days or
weeks. These stagnant periods allow locally produced air emissions to occasionally build up to
unhealthy levels.
Existing Air Quality:
Criteria Air Pollutants
Air pollution is a general term that refers to one or more chemical substances that degrade the
quality of the atmosphere. Individual air pollutants may adversely affect human or animal health,
reduce visibility, damage property, and reduce the productivity or vigor of crops and natural
vegetation. Seven air pollutants have been identified by the United States Environmental
Protection Agency (EPA) as being of concern nationwide: CO; O3; NO2; PM10; PM2.5; sulfur
dioxide (SO2); and lead (Pb). These pollutants are collectively referred to as criteria pollutants.
The sources of these pollutants, their effects on human health and the nation’s welfare, and
their final deposition in the atmosphere vary considerably.
Most criteria pollutants are directly emitted. O3, however, is a secondary pollutant that is formed
in the atmosphere by chemical reactions between NOX and VOCs, most commonly referred to
as reactive organic gases (ROG). According to the most recent emissions inventory data for
Mendocino County, mobile sources are the largest contributors of both ROG and NOX.
Criteria air pollutants are classified in each air basin, county, or in some cases, within a specific
urbanized area. The classification is determined by comparing actual monitoring data with state
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and federal standards. If a pollutant concentration is lower than the standard, the area is
classified as attainment for that pollutant. If an area exceeds the standard, the area is classified
as nonattainment for that pollutant. If there is not enough data available to determine whether
the standard has been exceeded in an area, the area is designated unclassified.
Carbon Monoxide
Carbon monoxide (CO) is a product of incomplete combustion, principally from automobiles and
other mobile sources of pollution. CO emissions from wood-burning stoves and fireplaces can
be measurable contributors. The major immediate health effect of CO is that it competes with
oxygen in the blood stream and can cause death by asphyxiation. However, concentrations of
CO in urban environments are usually only a fraction of those levels where asphyxiation can
occur. Peak CO levels occur typically during winter months, due to a combination of stagnant
weather conditions and higher emission rates, such as ground-level radiation inversions.
Mendocino County is in attainment of the federal CO standard.
Ozone
Ozone (O3) is the principal component of smog, and is formed in the atmosphere through a
series of reactions involving ROG and NOX in the presence of sunlight. ROG and NOX are
called precursors of O3. NOX includes various combinations of nitrogen and oxygen, including
NO, NO2, etc. O3 is a principal cause of lung and eye irritation in the urban environment.
Significant O3 concentrations are normally produced only in the summer, when atmospheric
inversions are greatest and temperatures are high. ROG and NOX emissions are critical in O3
formation. Control strategies for O3 have focused on reducing emissions from vehicles,
industrial processes using solvents and coatings, and consumer products.
Emissions of the ozone precursors ROG and NOX have decreased over the past several years
because of more stringent motor vehicle standards and cleaner burning fuels. During the last 20
years the maximum amount of ROG and NOX over an 8-hour period decreased by 17 percent.
The NCAB did not participate in the Early Action Compact (EAC) and is no longer subject to the
1-hour ozone standard, and is therefore subject to the new 8- hour ozone standard. Mendocino
County is currently in attainment of the federal 8-hour ozone standard.
Nitrogen Dioxide
Nitrogen dioxide (NO2) is a brownish, highly reactive gas that is present in all urban
environments. The major human-made sources of NO2 are combustion devices, such as
boilers, gas turbines, and mobile and stationary reciprocating internal combustion engines.
Combustion devices emit primarily nitric oxide (NO), which reacts through oxidation in the
atmosphere to form NO2. The combined emissions of NO and NO2 are referred to as NOX and
are reported as equivalent NO2. Because NO2 is formed and depleted by reactions associated
with photochemical smog (ozone), the NO2 concentration in a particular geographical area may
not be representative of the local sources of NOX emissions (EPA, 2011). There are currently
no attainment designations for the federal nitrogen dioxide standard.
Respirable Particulate Matter (PM10)
PM includes both liquid and solid particles of a wide range of sizes and composition. While
some PM10 comes from automobile exhaust, the principal source in Mendocino County is dust
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from construction, and from the action of vehicle wheels on paved and unpaved roads. In other
areas, agriculture, wind-blown sand, and fireplaces can be important sources. PM10 can cause
increased respiratory disease, lung damage, and premature death. Control of PM10 is through
the control of dust at construction-sites, the cleaning of paved roads, and the wetting or paving
of frequently used unpaved roads. Mendocino County is in attainment of the federal PM10
standards.
Fine Particulate Matter
Fine particulate matter (PM2.5) includes a subgroup of smaller particles that have an
aerodynamic diameter of 2.5 micrometers or less. PM2.5 emissions have remained relatively
steady over the last 20 years and are projected to increase slightly through 2020. Emissions of
PM2.5 are generally dominated by the same sources as emissions of PM10 (ARB, 2009).
Mendocino County is in attainment of the federal PM2.5 standards.
Sulfur Dioxide
Sulfur dioxide (SO2) is produced when sulfur-containing fuel is burned. Health and welfare
impacts attributed to SO2 are due to the highly irritant effects of sulfate aerosols, such as
sulfuric acid, which is produced from SO2.
Natural gas contains trace amounts of sulfur, while fuel oils contain larger amounts. SO2 can
increase the occurrence of lung disease and cause breathing problems for asthmatics. It reacts
in the atmosphere to form acid rain, which is destructive to lakes, streams, vegetation, and
crops, as well as to buildings, materials, and works of art. All areas in the state are considered
either attainment or unclassified for sulfur dioxide. Mendocino County is in attainment of the
federal SO2 standard.
Lead (Pb)
Lead is a stable compound, which persists and accumulates both in the environment and in
animals. The lead used in gasoline anti-knock additives represented a major source of lead
emissions to the atmosphere. However, lead emissions have significantly decreased due to the
near elimination of the use of leaded gasoline.
Monitoring Station Data and Attainment Area Designations Concentrations of emissions from
criteria air pollutants are used to indicate the quality of the ambient air. The air quality within
Mendocino County is generally good. The MCAQMD is designated at attainment for all state
and federal ambient air quality standards with the exception of the state standard for PM10.
Sampling for PM10 is conducted every six days. In 1999, there were two exceedances of the
PM10 standard in Ukiah. These exceedances were thought to be caused by severe smoke
inundations due to wildfires north and east of Mendocino County.
The MCAQMD maintains a network of five air quality monitoring stations within its jurisdiction.
The two nearest air monitoring stations to the potential project sites are maintained in the city of
Ukiah at 306 East Gobbi Street and the county library (105 N. Main Street). These air
monitoring stations monitor ozone (O3), nitrogen oxides (NOX), carbon monoxide (CO),
particulate matter less than 10 microns (PM10), and particulate matter less than 2.5 microns
(PM2.5). The Table below summarizes the air quality data from 2008-2010:
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Source: Draft EIR - New Ukiah Courthouse, October, 2012
Toxic Air Contaminants
In addition to the criteria air pollutants, another group of airborne substances called TACs are
known to be highly hazardous to health, even in small quantities. TACs are airborne substances
capable of causing short-term (acute) and/or long-term (chronic or carcinogenic) adverse
human health effects (injury or illness). TACs are classified as non-criteria pollutants, because
no air quality standards have been established for them. The effects of these substances are
very diverse and their health impacts tend to be local rather than regional.
TACs can be emitted from a variety of common sources, including gasoline stations,
automobiles, dry cleaners, industrial operations, and painting operations. Natural source
emissions include windblown dust and wildfires. Farms, construction-sites, and residential areas
can also contribute to toxic air emissions. The State ARB has also identified diesel particulate
matter (DPM) as a TAC. The ARB has determined that any source that poses a risk to the
general population that is equal to or greater than 10 people out of 1 million contracting cancer
as excessive. When estimating this risk, it is assumed that an individual is exposed to the
maximum concentration of any given TAC continuously for 70 years. The ARB has conducted
studies to determine the total cancer inhalation risk to individuals due to outdoor toxic pollutant
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levels. According to the map prepared by ARB showing the estimated inhalation cancer risk for
TACs in the State of California (State), the proposed project site is located in an area with an
existing estimated risk that is less than 50 cancer cases per one million people. This represents
the lifetime risk that between 0 and 50 people in one million may contract cancer from inhalation
of toxic compounds at current (2010) ambient concentrations. While TACs are produced by
many different sources, the largest contributor to inhalation cancer risk in California is DPM.
Emission Sources and Concentrations
MCAQMD has identified several types of emission sources, which need to be considered when
evaluating the impacts of a project under CEQA. For many development projects, motor vehicle
trips are the principal source of air pollution; projects in this category, such as shopping centers,
office buildings, arenas, and residential developments, are often referred to as indirect sources.
Such sources do not directly emit significant amounts of air pollutants from on-site activities but
cause emissions from motor vehicles traveling to and from the development over its planning
lifetime. Most development projects also generate what are known as area source emissions.
Area source emissions are relatively small quantities of air pollutants when considered
individually, but cumulatively may represent significant emissions. Water heaters, fireplaces,
lawn maintenance equipment, and application of paints and lacquers are examples of area
source emissions.
Certain projects may directly generate stationary or point source emissions from operations.
Examples of facilities with point sources include manufacturing plants, quarries, and print shops.
Project-related demolition and construction emission impacts are also a significant contributor to
regional air pollution. On- and off-road construction vehicles, along with on-site portable
equipment (such as generators and air compressors) generate exhaust emissions. Construction
vehicles and equipment operation can also cause unacceptable levels of entrained dust (PM10).
Even though they are temporary, in some cases construction emissions may be quantitatively
greater on a daily basis than emissions from the operation of the development once it is built.
Sensitive Receptors
The location of a development project is a major factor in determining whether it will result in
localized air quality impacts. The potential for adverse air quality impacts increases as the
distance between the source of emissions and members of the public decreases. Impacts on
sensitive receptors are of particular concern. Sensitive receptors are facilities that house or
attract children, the elderly, and people with illnesses, or others who are especially sensitive to
the effects of air pollutants. Hospitals, schools, convalescent facilities, and residential areas are
examples of sensitive receptors. Residential uses are considered sensitive because people in
residential areas are often at home for extended periods of time, so they can be exposed to
pollutants for extended periods. Recreational areas are considered moderately sensitive to poor
air quality because vigorous exercise associated with recreation places a high demand on the
human respiratory function.
The project area contains dense urban uses (e.g., office, retail, commercial, and residential
uses). Existing noise and vibration-sensitive land uses in the project vicinity primarily include
offsite low-density residences, the Ukiah Valley Medical Center, and the Hudson-Carpenter
Park. Air quality problems arise when sources of air pollutants and sensitive receptors are
located near one another.
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The ARB notes that a sensitive receptor in close proximity to a congested intersection or
roadway with high levels of emissions from motor vehicles, with high concentrations of CO, fine
PM, or TACs, is a common concern. A sensitive receptor close to a source of high levels of
nuisance dust emissions is also a concern.
Potential Impacts: Major objectives of the proposed Downtown Zoning Code include
encouraging the development of a healthy, safe, diverse, compact and walkable urban
community, mixed land uses, improved pedestrian facilities, additional bike lanes/routes, and
other measures that will reduce the dependency on the automobile. These measures will
reduce the local production of criteria air pollutants that would result from implementation of the
current code which does not discourage use of the automobile.
The proposed new Code does not increase the density or intensity of the land uses contained in
the current regulations – it focuses on site planning and building form and architecture.
Therefore there would not be an increase in air pollutants from construction activities or due to
an increase in residential densities and automobile use from what is currently permitted and
designated in the Ukiah General Plan.
However, the production of non-attainment PM-10 resulting from short-term construction
activities is regarded as a potentially significant impact. While large scale grading operations
are subject to the review authority of the Mendocino County Air Quality Management District,
who would impose routine mitigation/conditions to reduce the production of PM-10, smaller
construction projects may not be. These smaller projects would contribute to an already
significant (non-attainment) adverse condition, and therefore mitigation is warranted.
Additionally, any specific future development would be subject to the requirements of the
California Environmental Quality Act, and an Initial Environmental Study would be required to
determine if future development would result in contributions to CO, O3, NO2, sulfur dioxide
(SO2); and lead (Pb). At this time, it is premature and would be speculative and unreasonable
to assume what type, size, scale, and intensity of development would be proposed in the future,
and whether or not criteria air pollutants would be produced.
Mitigation Measures: The following mitigation measures are recommended to reduce the
production of particulate matter resulting from short-term construction activities:
1. Prior to any future site disturbance, grading or excavation of soil, the project proponents
shall submit an application to the Mendocino County Air Quality Management District to
determine if a permit is required.
2. The project contractors/applicants for future projects that involve grading and the
disturbance of soil shall prepare dust control plans. The project contractors shall be
responsible for ensuring that all adequate dust control measures are implemented in a
timely manor during all phases of the project. The dust control plans shall include, at
minimum, the following measures:
g. Water shall be applied by means of truck(s), hoses, and/or sprinklers as needed prior
to any land clearing or earth movement to minimize dust emissions.
h. All material excavated, stockpiles, or graded shall be sufficiently watered to prevent
fugitive dust from leaving the site or causing a public nuisance. Watering should
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occur at least twice daily, however frequency of watering shall be based on the type
of operation, soil, and wind exposure.
i. All on-site vehicle speed shall be limited to 15 miles per hour (mph) on unpaved
roads.
j. All land clearing, grading, earth moving, and/or excavation activities shall be
suspended as necessary, based on site conditions, to prevent excessive windblown
dust when winds are expected to exceed 20 mph.
k. All inactive portions of the disturbed site, including soil stockpiles, shall be covered or
routinely watered to control dust emissions.
l. Paved areas adjacent to the site shall be routinely swept or washed as required to
remove excess accumulations of silt and/or mud, which may have resulted from
grading and excavation at the project site.
Impact Significance After Mitigation: N/A
(Sources of Information for this Section: Final EIR – New Ukiah Courthouse Project, judicial Council of
California, Administrative Office of the Courts, April, 2012) and Initial Environmental Study/Mitigated
Negative Declaration: Railroad Depot Site Land Acquisition and Sale/Soil Contamination Remediation ,
City of Ukiah Department of Planning and Community Development, July, 2011.
4. BIOLOGICAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Have a substantial adverse effect, either directly or
through habitat modifications, on any spec ies
identified as a candidate, sensitive, or special status
species in local or regional plans, policies, or
regulations, or by the California Department of Fish
and Game or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies, or
regulations or by the California Department of Fish
and Game or US Fish and Wildlife Service?
c) Have a substantial adverse effect on federally
protected wetlands as defined by Section 404 of the
Clean Water Act (including, but not limited to,
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption, or other
means?
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4. BIOLOGICAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife species
or with established native resident or migratory
wildlife corridors, or impede the use of native wildlife
nursery sites?
e) Conflict with any local policies or ordinances
protecting biological resources, such as a tree
preservation policy or ordinance?
f) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Community
Conservation Plan, or other approved local,
regional, or state habitat conservation plan?
Regional Setting: Ukiah is located within the Russian River Valley in southern Mendocino
County, California, north of the greater San Francisco Bay Area and west of the Central Valley.
The Russian River Valley lies within the northern portion of the Coast Ranges province of
California. The northern Coast Ranges trend northwestward, parallel to the m ajor structural
features of the region. The mountain range that lies west of the Russian River Valley and
extends to the coast is commonly called the Mendocino Range and ranges in elevation between
1,400 and 3,000 feet. The highlands located east of the Russian River in the vicinity of Ukiah
are known as the Mayacamas Mountains and range in elevation between 3,000 and 4,000 feet
above mean sea level (amsl).
The Ukiah Valley is a subarea of the Russian River Valley. The Ukiah Valley is approximately
22 miles long, averages approximately three miles wide, and occupies an area approximately
65 square miles in size. The altitude of the valley floor ranges from approximately 500 feet at
the southern end to approximately 700 feet in the northern end. The valley floor at Ukiah is
approximately 600 feet above sea level.
The City of Ukiah is located along the Highway 101 corridor, approximately five miles south of
California Highway 20. The city lies along the flatter portions of the valley floor, with the
mountains adjacent to the west and east generally defining the Valley within the corridor. To the
north are the communities of the Forks andCalpella; to the east are Vichy Springs and Regina
Heights; to the southeast is Talmage and to the south is El Roble; and, to the west and
northwest are Old Bailey Place and Orrs Springs, respectively. The Montgomery Woods State
Reserve is located to the northwest of the city, and Lake Mendocino is located approximately
two miles to the northeast.
The City of Ukiah offers a Mediterranean climate with an average annual rainfall of
approximately 35 inches. The average high temperature is 73.5 degrees Fahrenheit (°F), and
the average low temperature is 44.6 °F.
Local Setting: The project area is located in an older, urbanized area of the city that has been
developed with a variety of different land uses. The immediate downtown Ukiah area supports
commercial, residential, civic, and recreational uses, along with visible infrastructure features
such as roadways, utilities, and street trees.
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Gibson Creek flows through a portion of the site from the northwest to the southeast. Gibson
Creek begins in the mountain ranges west of the city of Ukiah and flows through the city into the
Russian River. As the city has developed over time, different strategies and techniques have
been employed to control the Creek. In some areas, the Creek has been allowed to follow its
natural route, while in other areas the Creek is contained by culverts, retaining walls, and
earthen berms. The Creek has further been straightened and rerouted to accommodate
agricultural uses and urban development. As a result, the current condition of the Creek varies
along its length.
An Upper Stretch of Gibson Creek
The valley foothill riparian type habitat along Gibson Creek is utilized by a variety of wildlife.
Numerous bird species, raccoons, and ringtails utilize streamside vegetation as nesting habitat.
Riparian habitats act as dispersal corridors for amphibians, turtles, and some mammals.
Riparian vegetation provides shade for streams, thereby lowering water temperatures and
benefiting salmonids which prefer streams with cool, well-oxygenated water. Streamside
vegetation also introduces coarse woody debris into streams, which provides shelter for fish and
amphibians. Additionally, leaves and branches are broken down by many invertebrate species
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and are subsequently consumed by fish or amphibians. This habitat holds a very high value for
fish and wildlife species.
Historically, it is assumed that the on-site stream banks would have historically supported a
moderately developed riparian community, similar to that visible along undisturbed stream
segments both upstream and downstream of the project area. Generally, riparian vegetation
along the project area segment has been degraded over the years as the City urbanized.
However, riparian vegetation was planted along the banks of the railroad depot site segment of
Gibson Creek by the Mendocino Fisheries Program in 2003. As a result, willows and other
native plant species are visibly established along the banks, along with Himalayan blackberry
and grasses. A variety of migratory bird species utilize this riparian vegetation as nesting
habitat.
Potential Impacts on Riparian Habitat or Other Sensitive Biological Natural Community:
The Downtown Zoning Code area is located in the immediate downtown area of Ukiah. Gibson
Creek flows through a portion of the area, which is largely developed and supports mostly non-
native vegetation; however, the area does support some Valley Foothill Riparian Forest which is
considered to have a high habitat value for fish and wildlife species. The banks along the
railroad depot site segment of Gibson Creek in the project area historically would have
supported a moderately developed riparian community. Riparian vegetation along a portion of
this segment was recently replanted and established willows and other native species are
visible along the banks, which may provide nesting habitat for a variety of migratory bird
species. No special-status plant species were identified in the Final EIR for the Courthouse
relocation project.
Implementation of the new zoning standards would result in the same potential density and
intensity as the current zoning regulations. However, the proposed regulations would result in
development sited and laid-out in a different way than the current regulations require. While the
project area is highly urbanized and the proposed new Code envisions the revitalization of the
creek through most of its course through the planning area, if future development is not sited
with adequate setbacks from the riparian corridor of Gibson Creek, adverse impacts could result
to biological communities. Additionally, while future development in the study area would be
subject to environmental review and CEQA compliance to determine, based on the type, size
and intensity of individual projects whether or not they would have a significant adverse impact
on biological resources, guiding general mitigation measures are warranted.
Mitigation Measures:
3. Future development projects in the planning area shall maintain a 50-foot building
setback from the edge of the Gibson Creek riparian corridor, unless a shorter distance is
supported by the State Department of Fish and Game.
4. Future construction activities shall not cut, disturb, or remove native riparian plants or
trees along the Gibson Creek riparian corridor unless supported by the State
Department of Fish and Game.
Impact Significance After Mitigation: N/A
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5. CULTURAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Cause a substantial adverse change in the
significance of a historical resource as defined in
15064.5?
b) Cause a substantial adverse change in the
significance of an archaeological resource pursuant
to 15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique geologic
feature?
d) Disturb any human remains, including those
interred outside of formal cemeteries?
Prehistoric Setting: Archaeologically, the Ukiah Valley lies within the Russian River Valley
sub-region of the North Coast Ranges. The City of Ukiah and the surrounding area have had a
long cultural history and are known to have been occupied by Native American groups for
thousands of years prior to settlement by non-Native peoples. Recent work in Northern
California at Clear Lake near Borax Lake indicates that the region was initially colonized at the
end of the Pleistocene and associated with the “Western Clovis Tradition,” dating around 13,500
years ago. Obsidian data in that area indicates use may have begun as early as 16,000-20,000
years ago, although such findings have not been absolutely confirmed. The Russian River
Valley is thought to have been first occupied sometime during the Paleo Indian period (10,000 –
6,000 B.C.) by speakers of the Yukian languages. Cultural constituents of the Yukian habitation
include widestem points and share common elements with Borax Lake Pattern assemblages.
Hokan speakers are believed to have come into the Clear Lake area, radiating out to the
surrounding Russian River Valley, by the Middle Archaic (circa 3,000 B.C.). Cultural
constituents of Hokan occupation are characterized by Mendocino Aspect assemblages marked
by milling slabs and hand stones, as well as by nonfluted, concave base, and lanceolate
projectile points, although it is suggested that the Mendocino Aspect is a localized manif estation
of the Borax Lake Pattern.
Ethnographic Context: At the time of European-American contact, the project area was
occupied by both the Northern and Central Pomo, both considered to be speakers of the Hokan
language family. The Northern and Central Pomo were the groups that occupied the Ukiah
Valley at the time of European-American contact, Ukiah being an Anglicized version of the
Pomo word .”Yokaya,” meaning ”south valley.”
Many families would aggregate into small groups variously referred to as tribes, villages, village-
communities, or tribelets. Each group was autonomous and owned a tract of land that was
recognized by neighboring communities. The extent and nature of these land claims was based
on both the surrounding terrain and ecology, determined by the need to assure access to an
adequate food supply for each group. The differences in carrying capacity of different
environments and regions led to differential spacing between villages. The Northern Pomo
inhabited the California coast from the Navarro River north to Fort Bragg and inland in an
irregular pattern from Horse Mountain, south to the northwestern shore of Clear Lake, and east
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into the Ukiah Valley. The Central Pomo inhabited the California coast from the Navarro River
south to the Gualala River and inland to the Russian River and Ukiah Valley. Central Pomo has
generally been subdivided into three dialects: Boya—being a primarily coastal dialect, and
Yokaya and Shanel - being interior dialects. Both the Northern and Central Pomo had a
seasonal pattern of exploiting coastal and estuary resources during the summer months,
subsisting primarily on shellfish, surf fish, and sea vegetables, some of which were preserved
for winter consumption. During the fall and winter months they would move inland and rely on
faunal resources such as deer and elk. Primary interior floral resources were acorns, buckeye,
and other nuts as well as various berries, seeds, and roots.
Historic Setting: Rancho Yokaya was one of several Spanish land grants. It was 35,541 acres
and extended through the Ukiah Valley, being approximately one mile east/west and 18 miles
north/south. The Yokaya land grant was made to Cayetano Juárez in 1845 by the then
California governor, Pio Pio. Juárez filed his petition as claimant to the grant in 1852, after the
land had been accessioned into the United States. His petition was rejected in 1854 and then
appealed to the District Court of the United States. Settlers began arriving in the area in the
1850s in spite of the pending appeal. The grant was finally patented to Juárez by the United
States Land Commission in 1866.
In 1850, by an act of the California Legislature, present-day Mendocino County became part of
Sonoma County. Ukiah was founded in 1856 by Samuel Lowry. He was Ukiah’s first settler and
built a log cabin at the southwest corner of E. Perkins Street and N. Main Street. Lowry sold the
cabin to A. T. Perkins in 1857. Perkins moved his family to the Ukiah homestead from
Wheatland, California. Perkins soon established a store, and a settlement began to grow. The
state legislature formed Mendocino County in 1859 and Ukiah was chosen for the county seat at
that time. Ukiah has remained the county seat of Mendocino County ever since.
In 1860, for a cost of $9,000, the first courthouse was constructed in Ukiah at 100 North State
Street where the current courthouse annex still stands. That year also witnessed the
establishment of Ukiah’s first newspaper, the Mendocino Herald. One of the earliest known
roads in Mendocino County was constructed in order to promote efficient travel between Ukiah
and the San Francisco Bay Area. A stage line between Petaluma and San Francisco was in
operation by 1863. By 1880, this trip could be made in a single day. The road followed the
present route of California State Highway 101. The Gschwend Toll Road from Boonville to
Ukiah was established in 1868. In 1869, the road was extended west from Boonville to Point
Arena, thereby connecting Ukiah and Anderson Valley to
the Mendocino coast. A stage began running tri-weekly between Lakeport and Ukiah in the
1870s. H. W. Knowles, followed by James H. Burke, planted the first hops in Mendocino County
in 1859. By the 1880s, hops were an important contribution to the local economy. In 1940,
Mendocino County produced 18 percent (1.6 million pounds) of California’s total hop production.
In 1950, Mendocino County’s 1,200 acres of hops produced almost one million dollars in
revenue. By the 1960s, the bottom had fallen out of the market and agricultural production then
shifted to grapes, pears, and prunes.
The Cloverdale and Ukiah Railroad was incorporated in 1886 to extend the San Francisco and
Northern Pacific Railroad north to Ukiah. Service to Ukiah commenced in 1889. The completion
of rail service to Ukiah caused land prices to soar. The price of a city lot rose from $30 to $150.
Drug stores, saloons, doctor’s and law offices, and livery and feed stables were established
around the courthouse to support the burgeoning population, which reached 2,000 soon after
the completion of the railroad. The San Francisco and Northern Pacific Railroad merged with
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the Northwestern Pacific Railroad in 1907. The Ukiah Depot was designed by Southern Pacific,
but built by the Northwestern Pacific Railroad in 1929. Redwood lumbering became an
important economic activity in Mendocino County in the 1940s. The Lumber Rush of 1949 saw
Ukiah’s population grow to 6,000.
The Historic Ukiah Train Depot
Architectural and Historical Inventory/Survey Report Update, 1999: The City of Ukiah updated
its Architectural and Historic Resources Inventory Report in 1999. There are a number of
identified significant historic buildings in the Downtown Zoning Code area.
Potential Impacts: It is not anticipated that the proposed new zoning regulations would cause
a substantial adverse change in archaeological or historical resources in the project area
because the code requires the scale and general character of future development be based on
the best elements of City's heritage, such as shady downtown streets, diverse architecture,
mixed-use shopfront buildings, and the architecture of historic buildings.
Additionally, the Code contains historical building standards intended to ensure that any
buildings over 50-years old that are proposed for modification will retain their historic charm and
elegance.
Additionally, the current City Code requirements for demolishing a historic building (over 50
years old) would remain unchanged and would apply to any such proposal in the project area.
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The project area contains no known paleontological or cultural resource sites. No human
remains are likely to be encountered, as the project area has not been known to be used as a
burial ground. This conclusion is based on the Figure V.3-DD contained in the Ukiah General
Plan, which does not show the project area to be an area of high sensitivity for
archaeological/cultural resources. Furthermore, the majority of the project area has been
previously disturbed and no known cultural resources have been discovered. However, Gibson
Creek does flow through a portion of the site and numerous archaeological surveys in the Ukiah
Valley have discovered prehistoric artifacts along areas adjacent to creeks. Accordingly, a
guiding mitigation measure for future development to protect prehistoric or historic resources in
the event of a discovery is appropriate.
5. If, during site grubbing, grading, soil excavation or any aspect of future project
development project, any pre-historic, historic, or significant cultural resources are
discovered, all work shall be halted and the contractor/project proponent shall
immediately contact the City of Ukiah Director of Planning and Community Development.
The City shall engage the services of a qualified professional archaeologist at the
expense of the project proponents, to perform a site reconnaissance and to develop a
precise mitigation program, if necessary.
Mitigation Measures: None Required
Impact Significance After Mitigation: N/A
(Primary Source of Information for this Section: Final EIR – New Ukiah Courthouse Project, judicial
Council of California, Administrative Office of the Courts, April, 2012).
6. GEOLOGY AND SOILS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Expose people or structures to potential substantial
adverse effects, including the risk of loss, injury, or
death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo
Earthquake Fault Zoning Map issued by the
State Geologist for the area or based on other
substantial evidence of a known fault? Refer to
Division of Mines and Geology Special
Publication 42.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including
liquefaction?
iv) Landslides?
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6. GEOLOGY AND SOILS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
b) Result in substantial soil erosion or the loss of
topsoil?
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project, and potentially result in on- or
off-site landslide, lateral spreading, subsidence,
liquefaction or collapse?
d) Be located on expansive soil, as defined in Table
18-1-B of the Uniform Building Code (1994),
creating substantial risks to life or property?
e) Have soils incapable of adequately supporting the
use of septic tanks or alternative wastewater
disposal systems where sewers are not available
for the disposal of wastewater?
Setting: The City of Ukiah is located within the Russian River Valley, which is within the
northern portion of the Coast Ranges of California, which trend to the northwest. The mountain
range that lies west of the Russian River Valley and extends to the Pacific Coast is commonly
called the Mendocino Range.
The Ukiah Valley is a subarea of the Russian River Valley. The Ukiah Valley is approximately
22 miles long, averages 3 miles wide, and occupies an area approximately 65 square miles.
The altitude of the valley floor ranges from approximately 500 feet at the southern end to
approximately 700 feet in the northern end. The valley floor at the City of Ukiah is
approximately 600 feet above sea level.
The primary soil stratigraphy in the Downtown Zoning Code area consists of various fill
materials, silt, clay, sand, and silt/sand mixtures. Groundwater is typically encountered in two
distinct zones, the upper silty sand (approximately 2 to 7 feet) and the lower silt/sand mixture
(29 to 30 feet). Groundwater in these zones appear to be under confined conditions due to the
overlying low-permeability clay units. Satic water levels in the upper zone generally range from
approximately 5 to 13 feet; however, at the central ,portion of the site static water can be as high
as 0.1 feet. Static water levels in the lower zone generally range from 21 to 30 feet. Due to the
confining conditions of the subsurface lithology, it has been estimated that static ground water
levels are likely to have significant seasonal variations.
Potential Impacts: The adoption of new zoning regulations would not, in and of themselves,
cause impacts on the geology and soil conditions in the area. Additionally, the new zoning
regulations would not permit or allow a denser or more intense development that the current
regulations allow – they would merely require new development to be sited and designed
differently. Development has occurred in the project area without noticeable geology/soils
impacts. The new Code would not alter hos development occurs in terms of addressing
geology and soils. The California Building Code requires soils/geotechnical reports for
construction projects.
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Future development projects will require Geotechnical and Soils Reports that will include
recommendations based on the individual proposed projects and the soils and geologic
conditions on each site. These recommendations will be imposed on future development
projects during standard environmental review procedures and through the Building Permit
review process.
Accordingly, Staff is able to conclude that the proposed project would not result in significant
adverse impacts on the geology and soils in the area.
Mitigation Measures: None required.
Impact Significance After Mitigation: N/A
(Primary Source of Information for this Section: Final EIR – New Ukiah Courthouse Project, judicial
Council of California, Administrative Office of the Courts, April, 2012).
HAZARDS & HAZARDOUS MATERIALS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Create a significant hazard to the public or the
environment through the routine transport, use, or
disposal of hazardous materials?
b) Create a significant hazard to the public or the
environment through reasonably foreseeable upset
and accident conditions involving the release of
hazardous materials into the environment?
c) Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substances, or waste
within one-quarter mile of an existing or proposed
school?
d) Be located on a site which is included on a list of
hazardous materials sites compiled pursuant to
Government Code Section 65962.5 and, as a
result, would it create a significant hazard to the
public or the environment?
e) For a project located within an airport land use plan
or, where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project result in a safety hazard for
people residing or working in the project area?
f) For a project within the vicinity of a private airstrip,
would the project result in a safety hazard for
people residing or working in the project area?
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HAZARDS & HAZARDOUS MATERIALS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
g) Impair implementation of or physically interfere with
an adopted emergency response plan or
emergency evacuation plan?
h) Expose people or structures to a significant risk of
loss, injury or death involving wildland fires,
including where wildlands are adjacent to
urbanized areas or where residences are
intermixed with wildlands?
Setting: Ukiah is generally regarded as a healthy City with relatively clean air and water. While
there are some known toxic “spots” resulting from the past storage of hazardous materials
underground, the City is not regarded as having a highly contaminated environment.
Under Title 22 of the California Code of Regulations (CCR), a hazardous material is defined as
a substance or combination of substances that may cause or significantly contribute to an
increase in mortality or an increase in serious, irreversible, or incapacitating illness, or may pose
a substantial present or potential hazard to human health or environment when improperly
treated, stored, transported, disposed of, or otherwise managed (CCR, Title 22, Chapter 11,
Article 2, Section 66261.10). Hazardous wastes are hazardous substances that no longer have
practical use, such as materials that have been discarded, discharged, spilled, or contaminated
or are being stored until they can be properly disposed. According to Title 22 of the CCR,
hazardous materials and hazardous wastes are classified according to four properties: toxic,
ignitable, corrosive, and reactive (CCR, Title 22, Chapter 11, Article 3), which are further defined
below.
Toxic substances may cause short-term or long-lasting health effects, ranging from
temporary effects to permanent disability or death. Toxic substances can cause eye or
skin irritation, disorientation, headache, nausea, allergic reactions, acute poisoning,
chronic illness, and other adverse health effects, depending on the level of exposure.
Carcinogens (substances known to cause cancer) are a special class of toxic
substances. Examples of toxic substances include most heavy metals, pesticides, and
benzene (a carcinogenic component of gasoline).
Ignitable substances, such as gasoline, hexane, and natural gas, are hazardous
because of their flammable properties.
Corrosive substances, such as sulfuric acid (battery acid) and lye, can damage other
materials or cause severe burns upon contact.
Reactive substances, such as explosives, pressurized canisters, and pure sodium metal
(which reacts violently when exposed to water), may cause explosions or generate
gases or fumes.
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Soil that is excavated from a site containing hazardous materials is a hazardous waste if
it exceeds specific CCR Title 22 criteria. Remediation (cleanup) of hazardous wastes
found at a project site is generally required if those materials are excavated. Cleanup
requirements are determined on a case-by-case basis by the agency with lead
jurisdiction over the project.
Hazardous Land Use Conditions in the Project Area
Airport: According to the Ukiah Regional Airport Master Plan and Mendocino County Airports
Comprehensive Land Use Plan (MCCLUP), the site is located within the B2 Infill Compatibility
Zone, as the Ukiah Municipal Airport is located less than two miles south of the site. According
to the 2002 California Airport Land Use Planning Handbook, a portion of the project area lies
within Handbook Safety Compatibility Zone 4, the Outer Approach/Departure Zone and Zone 6,
the Traffic Pattern Zone. Zone 4 compatibility guidelines recommend that non-residential uses
having higher usage intensities (such as major shopping centers, meeting halls, and buildings
with more than three above-ground habitable floors) should be avoided. The Handbook defines
the term “Avoid” as “use generally should not be permitted unless no feasible alternative is
available.” Zone 6 is identified as having a “generally low likelihood of accident occurrence” and
includes “all other portions of regular traffic patterns and pattern entry routes.” Residential and
most non-residential uses are allowed; however, the Handbook recommends that such uses as
day care centers, schools, and nursing homes be avoided.
Railroad Depot Site: The railroad depot property subject property has known contamination
from historic railroad and industrial activities. Site investigation performed by potential buyers
Weston Solutions, Inc., a company specializing in brownfield clean-up and development,
indicated that results of soil sampling, groundwater sampling and soil-vapor sampling indicate
the primary impacts at the site above potential levels of concern are limited to petroleum
hydrocarbons (diesel and motor oil) and/or PAHs (primarily benzopyrene) in shallow soil
(Remedial Action Plan, Weston Solutions, Inc. May, 2011). The Remedial Action Plan for the
site indicated that since the impact from these compounds is limited to a fairly small volume in
shallow soil, excavation and disposal of soil at an appropriate off-site facility is the most effective
means of remediation. The Plan identified 10 small separate areas for soil removal, and that an
approximate 650 to 1,150 cubic yards of soil would be removed from a total area of less than ½
acre.
The Remedial Action Plan includes an Implementation Work Plan for soil management, traffic
control, waste management and decontamination. The Remedial Action Plan has been
reviewed and approved by the North Coast Regional Water Quality Board.
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Railroad Depot Property Soil Remediation – Sampling Locations
Potential Impacts: The adoption of new zoning regulations would not, in and of itself, disturb
any site or disrupt any soil, and therefore would not directly expose people to hazardous
material. However, if contaminated sites are not cleaned-up prior to future development
activities, people occupying buildings could be exposed to hazardous vapors and soil material. It
is reasonable to assume that no development would occur prior to clean-up of the site because
the property is identified by the State Regional Water Quality Control Board as a site with
contamination issues (Site ID No. 1NMC397) and approval to development the site would be
predicated on successful remediation of the contamination and a declaration of site closure by
the Regional Board.
Additionally, any future development would be subject to the requirements of the California
Environmental Quality Act, and an Initial Environmental Study would be required to determine if
future development would expose people to hazardous substances. At this time, it is premature
and would be speculative and unreasonable to assume what size, scale, and intensity of
development would possible be proposed in the future.
The proposed Downtown Zoning Code includes provisions requiring future development to be
consistent with the standards for development in the Ukiah Airport Master Plan and Mendocino
County CLUP regulations, including appropriate land uses, building heights, number of building
stories, etc.
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Staff is able to conclude that the adoption of new zoning regulations would not create hazards
or produce hazardous substances, nor would it expose people to hazardous conditions. No
impacts.
Mitigation Measures: None Required
Impact Significance After Mitigation: N/A
(Primary Source of Information for this Section: Final EIR – New Ukiah Courthouse Project, Judicial
Council of California, Administrative Office of the Courts, April, 2012), Ukiah Regional Airport Master Plan,
Remedial Action Plan: Former Rail Yard, Ukiah, CA., Weston Solutions, June 2011 and Draft Technical
Memorandum of Floodplain Analysis and Recommendations – Railroad Depot Site, City of Ukiah, Weston
Solutions, April 25, 2011.
8. HYDROLOGY AND WATER QUALITY
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Violate any water quality standards or waste
discharge requirements?
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater
table level (e.g., the production rate of pre-existing
nearby wells would drop to a level which would
not support existing land uses or planned uses for
which permits have been granted)?
c) Substantially alter the existing drainage pattern of
the site or area, including through the alteration of
the course of a stream or river, in a manner which
would result in substantial erosion or siltation on-
or off-site?
d) Substantially alter the existing drainage pattern of
the site or area, including through the alteration of
the course of a stream or river, or substantially
increase the rate or amount of surface runoff in a
manner which would result in flooding on- or
off-site?
e) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted runoff?
f) Otherwise substantially degrade water quality?
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8. HYDROLOGY AND WATER QUALITY
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
g) Place housing within a 100-year flood hazard area
as mapped on a federal Flood Hazard Boundary
or Flood Insurance Rate Map or other flood
hazard delineation map? (Source: FEMA)
h) Place within a 100-year flood hazard area
structures which would impede or redirect flood
flows?
i) Expose people or structures to a significant risk of
loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or
dam?
j) Inundation by seiche, tsunami, or mudflow?
Regional Setting: The City of Ukiah is located within the Russian River Watershed. The
Russian River is approximately 110 miles long and originates in central Mendocino County,
approximately 15 miles north of the City of Ukiah in Redwood and Potter Valley. The east and
west forks combine to form the Russian River within the Ukiah Valley. Several streams are
tributary to the Russian River within the Ukiah Valley including: York, Hensley, Ackerman, Mill,
Howell, Morrison, Parsons, Robinson, Orrs, Howard, Gibson, and Doolin Creeks.
Russian River Mainstem: The mainstem of the Russian River generally flows to the southeast
to its confluence with Mark West Creek, at which point it turns sharply to the west and traverses
the Coast Range, ultimately emptying into the Pacific Ocean at Jenner. Within the Russian
River Watershed, the Coyote Dam and the Warm Springs Dam are major reservoirs and provide
flood protection, water supply and storage, and recreational opportunities.
Coyote Dam: Coyote Dam is located on the East Fork of the Russian River near Ukiah and
construction of the dam resulted in the creation of Lake Mendocino; the Warm Springs Dam is
located on Dry Creek west of Healdsburg, and resulted in creation of Lake Sonoma.
Following construction of the Coyote Dam on the east fork in 1959, the Russian River has
experienced substantial physical changes. Continued urbanization of the Russian River
floodplain may result in impacts to the free flow of flood waters, increase exposure of persons
and property to flooding, and cause deterioration or destruction of natural riparian habitats. As
the dam holds back both water and sediment, the river experiences erosion of its bed and banks
and subsequently incises (entrenches) into its floodplain, allowing the river to entrench over 18
feet in the Ukiah Valley in the past. Erosion of the banks of the Russian River and loss of
riparian trees typically result from these conditions, as well as the erosion of creeks tributary to
the river.
Land use patterns within the Ukiah Valley have also resulted in the conversion of streams and
creeks to channelized and tunneled drainage facilities. Such channelization has interfered with
natural drainage patterns, and has the potential to increase the occurrence of flooding due to an
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increase in impermeable surfaces within the Valley. Within the Russian River Basin,
approximately 93 percent of the average seasonal runoff occurs in a five-month period
beginning in December and ending in April. Surface runoff within the City’s basin is derived
almost entirely from rainfall, although snow does fall in the mountains of the eastern part of the
Eel watershed, located north of the Russian River. Annual rainfall in the City of Ukiah is
approximately 35 inches. Stream flow responds directly to the rainfall pattern; high flows will
drop quickly without sustaining rainfall. During the dry summer months, stream flow consists of
groundwater seepage, channel storage, or reservoir storage.
Project Setting: Three major creeks flow through the City of Ukiah on their way to the Russian
River. Gibson Creek traverses the northern portion of the project site and is a tributary to the
Russian River. Gibson Creek receives runoff from a watershed that is approximately 2.77 miles
in size. Elevations range from 2,722 feet above mean sea level (amsl) at its headwaters to
approximately 584 feet amsl at its discharge to the Russian River. Gibson Creek is under the
supervision of the U.S. Army Corps of Engineers and the State Department of Fish and Game
(CDFG).
The project area generally slopes from northwest to southeast. The northwest portion of the
area drains and enters the City’s existing storm drain system along Mason Street, prior to being
discharged into Gibson Creek. The storm drain system along Mason Street generally consists of
seven inlets varying in size. These inlets are connected via storm drain pipes that convey runoff
to Gibson Creek via gravity flow.
The project area presently supports surface parking and buildings. Pervious areas, such as
landscaping, are limited and generally occur in the form of street trees or small grassy areas.
Water Quality: The entire Russian River watershed is impaired for sediment and temperature.
Additionally, impairments for indicator bacteria (also known as pathogens) apply to several
portions of the mainstem Russian River and Santa Rosa Creek tributary. Big Sulphur Creek is
impaired for specific conductivity, and Pocket Canyon Creek is impaired for pH, both of which
are tributary to the Russian River. The Laguna de Santa Rosa is impaired for nitrogen,
phosphorus, dissolved oxygen, and mercury, in addition to the watershed-wide sediment and
temperature impairments.
Additionally, Lake Mendocino, Lake Pillsbury, and Lake Sonoma in the Russian River, as well
as Laguna de Santa Rosa, the largest tributary to the Russian River, have been listed under
Section 303(d) of the Clean Water Act for mercury pollution measured in fish tissue. Possible
mercury sources include inactive mining and processing sites for mercury and gold, soil erosion
due to human activities such as logging and road construction, and airborne sources from North
America and Asia. Mercury present in the bottoms of rivers and reservoirs and is transported by
erosion processes and can be converted into methylmercury. As methylmercury accumulates in
the food chain, it becomes concentrated, so that in larger predatory fish (e.g., trout and bass),
concentrations can exceed levels of concern for human consumption. Sediment loads within the
watershed can be attributed to historical activities, as well as recent human activities such as
road construction, agriculture, land development, and recreation. Temperature is also a
significant water quality concern in the Russian River watershed. Warming water temperatures
can be attributed to dams, water diversions, inadequate shading by limited riparian canopy,
and/or low instream flows.
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Based on routine and required water quality testing, the City's domestic water supply is not
contaminated and does not violate any water quality standard.
Flooding: The Ukiah Valley is subject to potential inundation if the Coyote Dam (located at the
base of Lake Mendocino) were to fail. The U.S. Army Corps of Engineers (USACE) resource
documents associated with Coyote Dam do not indicate the current level of risk associated with
a potential dam failure; however, it is anticipated that additional studies r egarding dam safety
will be conducted in the future as funding becomes available.
Flooding as a Result of the Failure of a Levee or Dam: According to the Draft Ukiah Valley Area
Plan (December, 2010) Health and Safety Section, hypothetically, in the event of a total dam
failure when Lake Mendocino is filled to capacity, water would flow north up the Russian River
channel to a point north of Highway 20. Between Highway 20 and Calpella, the topography of
the channel would keep the water confined between the bluffs and North State Street. The
greatest damage would likely occur south of Calpella. Inundation is predicted to occur along
most creek channels from the Russian River nearly to the base of the foothills on the west side
of the Valley. The main channel of flooding would likely follow Highway 101 or State Street,
whichever is further west. In the southern portions of the Ukiah Valley, the flood waters have a
large land area in which to fan out both east and west of the Russian River, although the
USACE projects that most segments of Highway 101 south of Talmage Road will be under
water. The project site is located north of Talmage Road.
Flood Zone Requirements: The Federal Emergency Management Agency (FEMA) publishes
Flood Insurance Rate Maps (FIRM) that delineate flood hazard zones for communities. The
FEMA FIRM map indicates that the project area has Zone A3, Zone A1, Zone A4, and Zone B
within its boundaries. Zones A1, A3, and A4 are defined as areas inundated by 100-year
flooding, for which no base flood elevations have been established. Zone B is defined as an
area inundated by 500-year flooding; an area inundated by 100-year flooding with average
depths of less than one foot or with drainage areas less than one square mile; or, an area
protected by levees from 100-year flooding. Portions of the project area are considered to be
within the 100-year flood area.
Potential Impacts:
Erosion: Erosion from the disturbed areas during future site preparation and development
activities, most notably grading, could cause adverse impacts to water quality if the exposed soil
is not properly stabilized and storm water carries silt into Gibson Creek and into the Russian
River.
However, Division 9, Chapter 6, Floodplain Management, and Chapter 7, Erosion and Sediment
Control, of the Ukiah City Code provide regulations pertaining to proposed development and the
potential for effects on existing hydrology or water quality within the City and/or region. As flood
hazards may result in the loss of life and property, health and safety hazards, disruption of land
uses, and increased public expenditure for flood protection and relief, the Ukiah City Code is
aimed at reducing the potential for flooding to occur and increasing protection from flood
damage. Section 9602 of the Ukiah City Code requires methods for reducing flood losses, and
associated erosion, within the City.
Division 9, Chapter 7, Erosion and Sediment Control, Sections 9700 to 9706, of the Ukiah City
Code provides requirements for reducing the potential for development to result in an increase
in erosion or contribution of sediment to onsite or offsite water bodies. Measures are identified
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to address the requirement to prepare an erosion and sediment control plan and to address
such issues as grading and storage methods, clearing and grading activities, and waterway
crossings.
These standards are mandatory, and as a result, all future development projects will provide
erosion control measures to preclude siltation of Gibson Creek and the Russian River.
Additionally, the North Coast Regional Water Quality Control Board (NCRWQCB) has primary
responsibility for protecting the surface and groundwater quality within the proposed project
area. The NCRWQCB’s efforts are generally focused on preventing either the introduction of
new pollutants or an increase in the discharge of existing pollutants into bodies of water that fall
under its jurisdiction. The NCRWQCB is concerned with all potential sources of contamination
that may reach subsurface water supplies through direct surface runoff or infiltration. Discharges
from the project area are subject to state water quality laws and regulations.
Therefore, erosion related impacts would be less than significant. No mitigation is required.
Water Quality: Construction of future projects on the limited vacant sites within the project area
could result in a net increase in impervious surfaces, which could potentially increase pollution
levels in stormwater and non-stormwater (e.g. landscape irrigation) runoff entering Gibson
Creek and ultimately the Russian River. Because the vacant sites are limited, this contribution
is expected to be limited.
The post-project runoffs would contain varying types and amounts of chemical constituents
typical of urban runoff, which would ultimately be conveyed to the Russian River during large
storm events. Pollutants likely to occur in stormwater from the potential project site include the
target pollutants such as pesticides and metals, among other urban pollutants.
The State Regional Water Quality Control Board requires Best Management Practices (BMPs)
to be implemented by developers, property owners, and public agencies engaged in new
development or redevelopment activities. The intent of incorporating BMPs is to prevent any net
detrimental change in runoff quantity or quality resulting from new development and
redevelopment. Runoff reduction control measures should be implemented according to the
New Development and Redevelopment Handbook (California Stormwater Quality Association,
2004), which provides general guidance for selecting and implementing BMPs to reduce
pollutants in runoff in newly developed areas and redeveloped areas to waters of the state. The
New Development and Redevelopment Handbook also provides guidance on developing
project-specific stormwater management plans including selection and implementation of BMPs
for a particular development or redevelopment project.
Additionally, consistent with requirements of the NCRWQCB, potential future projects would
implement the use of Low Impact Development (LID) measures to treat and retain stormwater
runoff on the potential project site. LID is a development site design strategy intended to
maintain or reproduce the pre-development hydrologic system through the use of design
techniques to create a functionally-equivalent hydrologic setting. LID strategies may include the
use of integrated stormwater retention and detention areas, reduction of impervious surfaces,
lengthening of flow paths and runoff time, or use of natural vegetation and soil to filter runoff,
among other methods.
Overall, future proposed projects must meet existing City and State requirements that include
implementation of BMPs (structural and non-structural) and LID measures that are best suited
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to maximize reduction of the pollutants of concern. These requirements are specifically
designed to protect water quality and downstream beneficial uses. Therefore, impacts on the
quality of runoff as a result of potential future projects would be less than signif icant. No
mitigation is required.
Flooding: Placement of a Structure within a 100-year Flood Hazard Area that Would Impede or
Redirect Flood Flows. The project area is partially located within the 100-year flood hazard zone
and therefore, future development has the potential to result in impacts with regard to flooding.
The FEMA FIRM map designates the project area as Zone A3, Zone A1, Zone A4, and Zone B
(FEMA, 2011). Zones A1, A3, and A4 are defined as areas inundated by 100-year flooding, for
which no base flood elevations have been established. Zone B is defined as an area inundated
by 500-year flooding; an area inundated by 100-year flooding with average depths of less than
one foot or with drainage areas less than one square mile; or, an area protected by levees from
100-year flooding.
Per FEMA flood insurance rate maps, approximately 4 acres of the project area is designated
Zone A, areas of 100-year flood; base flood elevations and flood hazard factors not determined.
An additional 3.2 acres± is designated Zone B, areas between limits of the 100-year flood and
500-year flood; or certain areas subject to 100-year flooding with average depths less than one
(1) foot or where the contributing drainage area is less than one square mile; or areas pr otected
by levees from the base flood. As a result, approximately six acres resides within the floodplain.
The Ukiah City Code Chapter 6: Floodplain Management, Article 5: Provisions for flood hazard
reduction with a section for Standards for Construction, includes the following excerpt: “…New
construction and substantial improvement of any structure shall have the lowest floor, including
basement, elevated to or above the base flood elevation.” This would indicate that building
within the floodplain is permitted; however, unadvised. Any development within the floodplain
would require mitigation to compensate for the loss of storage area and obstructions within the
floodplain flow path. For example, if a building is placed within the floodplain and subsequently
the storage volume is decreased in the floodplain, mitigation would be required. Such mitigation
could include additional storage volume being created or credits from a floodplain mitigation
bank being purchased. Not all floodplain mitigation occurs at a ratio of 1:1, meaning for every
one square foot of floodplain taken up 1 square foot is created to mitigate it. Once the impact to
floodplain storage is determined agencies can require higher levels of mitigation, such as 1:3 or
1:5 ratios.
Additionally, the Ukiah City Code Chapter 6: Floodplain Management, Article 5: Provisions for
Flood Hazard Reduction with Section 9669 Floodways, includes the follow excerpt: “Prohibit
encroachments, including fill, new construction, substantial improvements and other
development unless certification by a registered professional engineer or architect is provided
demonstrating that encroachments shall not result in any increase in flood levels during the
occurrence of the base flood discharge.” A full dynamic analysis of Gibson Creek would be
required to build within the floodplain and likely necessitate an application with the U.S. Army
Corps of Engineer, the State Water Resources Control Board, other state and county agencies,
and the City of Ukiah.
In addition to building structures, post-construction BMPs would need to be located outside of
the floodplain but below the grade of proposed imperious surfaces. To hydraulically maintain
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operations during 100-year storm recurrence interval, both stormwater quality and quantity
standards require freedom from the floodplain.
In addition, there are safety risks associated with developing in the floodplain, including but not
limited to accessing the affected site during flood events. An essential facility such as a publ ic
building may necessitate access during emergency situations. If access during the flood
conditions is required, then the access roads in addition to structures would be required to be
constructed above the flood elevation. Costs associated with development in the floodplain have
the potential to add significantly to the proposed project, due to excess waterproofing required
for such elements as the building foundation.
The floodplain zones surround Gibson Creek would therefore impact potential building structure
and postconstruction BMP locations and should be considered when selecting potential building
locations. A full dynamic analysis of Gibson Creek would be required to build within the
floodplain and would likely necessitate an application with the U.S. Army Corps of Engineers,
California State Department of Fish and Game, and the State Water Resources Control Board.
Through avoidance of the floodplain and/or compliance with applicable federal, state, and local
design requirements with regard to development within the floodplain, impacts resulting with the
proposed project would be reduced to less than significant.
Moreover, future development projects would be subject to separate environmental review and
compliance with the California Environmental Quality Act. Based on the size, scope, location,
and scale of future development projects, potential impacts would be determined and
appropriate mitigations measures prepared if necessary.
Mitigation Measures: No mitigation is required at this time.
Impact Significance After Mitigation: N/A
(Primary Source of Information for this Section: Final EIR – New Ukiah Courthouse Project, judicial
Council of California, Administrative Office of the Courts, April, 2012)
9. LAND USE AND PLANNING
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Physically divide an established community?
b) Conflict with any applicable land use plan, policy,
or regulation of an agency with jurisdiction over the
project (including, but not limited to the general
plan, specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoid ing or
mitigating an environmental effect?
c) Conflict with any applicable habitat conservation
plan or natural community conservation plan?
Discussion: The City of Ukiah is a compact urban environment, and functions as the County
seat for Mendocino County. Commercial, residential and industrial land uses are planned for
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specific areas of the City as set forth in the 1995 Ukiah General Plan (Housing Element updated
in 2011). Allowed/permitted land uses are defined via zoning districts as stipulated in the Ukiah
Municipal Code. The proposed project involves rezoning the Downtown area and Perkins
Street Corridor from the existing commercial districts to a new commercial zoning district.
Several General Plan goals, policies, and implementation programs are relevant to this
proposal:
The City’s General Plan includes goals, policies, and implementation strategies for each of the
thirteen elements of the General Plan. The City’s General Plan is aimed at providing long -term
guidance for development within the incorporated City of Ukiah and its Sphere of Influence. The
proposed new Downtown Zoning Code is consistent with the following General Plan goals,
policies, and implementation measures:
Goal GP-20: Maintain and enhance area natural resources balancing the use of the
resources, replenishment, and remaining supply.
o Policy GP-20.1: Create natural resource guidelines for use in future planning and
development decisions.
o Policy GP-20.2: Protect water supplies from adverse impacts.
o Policy GP-20.3: Maintain and enhance air quality.
Goal GP-21: Conserve open space, hillsides, stream courses, and indigenous flora and
fauna for the enjoyment of future generations.
Goal GP-22: Promote reclamation, additional storage, and conservation of water.
Goal GP-24: Conserve and enhance the natural beauty of Ukiah Valley.
Goal GP-25: Ensure aesthetic qualities in the design and construction of the community.
o Policy GP-25.2: In areas to be developed or redeveloped, ensure usable open
space and common spaces.
Goal GP-26: Require that landscaping be a significant component of development and
redevelopment.
Goal GP-27: Maintain scenic viewsheds of the Valley.
Goal GP-28: Make Ukiah a leader in the development of responsible, resource-
conserving ways of living and doing business, giving fullest consideration to the impacts
of our actions on future generations.
o Policy GP-28.2: Provide incentives, wherever possible, to environmentally
responsible activities, both business and personal.
o Policy GP-28.3: Model the sustainable use of resources. This shall include
investing in comprehensive conservation of energy, minimizing polluting
activities, and avoiding needless consumption and waste.
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o Policy GP-29.1: Minimize the use of fossil fuels to the greatest feasible extent in
all activities including investment in low and zero emission vehicles.
o Policy GP-29.2: Encourage the use of low and zero emission alternatives to fossil
fuels for all modes of transportation.
o Policy GP-29.3: Promote public transportation, services within walking distance
in neighborhoods, and any other feasible means of preventing needless vehicle
use and pollution.
Goal GP-31: Identify ways to replace wasteful practices that imprudently use resources.
o Policy GP-31.1: Establish programs to reduce motor vehicle dependency.
o Policy OC-1.3: Coordinate landscaping of public and private development with
preservation and restoration of open space and native vegetation.
o Implementation Measure OC-1.3(a): In the Land Development Code or design
standards,3
o incorporate requirements for enhancing native vegetation.
Goal OC-7: Ensure the health and viability of the Russian River and its tributaries.
o Implementation Measure OC-7.4(a): The revised Land Development Code shall
incorporate standards for retention or volume reduction of stormwater flows as a
means of reducing flood potential from surface runoff from large paved areas.
o Implementation Measure OC-7.5(b): Review project landscaping proposals,
working with proponents, to avoid removal or damage to riparian habitat and
develop programs to avoid or manage sedimentation and erosion of river
channels and tributaries.
Goal OC-9: Conserve and enhance channels for creeks and waters flowing through the
Planning Area.
o Policy OC-9.3: Creek restoration programs shall not interfere with the existing
and future floodwater capacity of creek channels.
o Implementation Measure OC-9.3(a): As part of stream restoration and
maintenance programs, the City and County shall ensure that floodwater carrying
capacity has not been significantly reduced or damaged.
o Implementation Measure OC-9.3(b): Whenever possible, riparian vegetation shall
be used for streambank protection in conjunction with natural material or
appropriate structural material to achieve a natural-looking appearance.
Goal OC-15: Protect surface and groundwater from adverse impacts from chemicals and
soil sediments found in urban and agricultural runoff.
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o Policy OC-15.1: Protect water quality from adverse impacts of urban and
agricultural runoff.
o Implementation Measure OC-16.1(a): Parking lot design shall be reviewed to
ensure that there are adequate containment features to separate contaminated
surface water from storm water run-off.
o Implementation Measure OC-16.1(b): Utilize appropriate technology to delay
storm surges from running off parking areas and potentially overburdening the
drainage system.
o Policy OC-16.2: Manage stormwater flows to reduce the hazard of flooding from
increased stormwater volumes.
o Implementation Measure OC-16.2(a): Review all proposed projects to ensure
that the calculated volume and locations of surface water discharges do not
exceed the capacity of area drainage systems. If the drainage system is
exceeded, improvements can be required through Appendix 70 of the Uniform
Building Code.
Goal GP-21: Conserve open space, hillsides, stream courses, and indigenous flora and
fauna for the enjoyment of future generations.
Goal OC-22: Conserve and replenish valley oaks in the Valley.
o Policy OC-22.1: Maintain, protect, and replant stands of Valley Oaks.
o Implementation Measure OC-22.1(a): When reviewing proposal for development,
require that all valley oaks on the project area be identified, and ensure that all
reasonable efforts have been
o undertaken to protect the trees.
Goal OC-23: Native plant landscaping shall be encouraged.
o Policy OC-23.1: Define standards that include native plant landscaping.
o Implementation Measure OC-23.1(a): Provide information about native plant
landscaping to
o developers.
o Implementation Measure OC-23.1(b): Develop landscaping standards which use
native plant
o landscaping for all new development and redevelopment projects.
Goal OC-25: Maintain and enhance the City’s canopy of shade trees.
o Policy OC-25.1: Protect existing healthy mature trees to maintain shade and area
attractiveness.
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o Implementation Measure OC-25.1(a): During the short-term planning period,
utilize the Land Development Code or enact an ordinance identifying important
shade tree areas and providing for their long-term management and health.
o Implementation Measure OC-30.2(b): During the short-term planning period,
promote the location of potential community garden sites.
Goal EG-1: Create land use patterns which facilitate the conservation of energy.
o Policy EG-1.1: Locate shopping, employment and recreation opportunities within
walking or bicycling distance of proposed and existing housing.
o Implementation Measure EG-1.1(a): The Land Development Code shall
incorporate standards and incentives for new development to provide safe and
reasonable access for pedestrians and bicyclists.
o Implementation Measure EG-1.1(b): The land Development Code shall allow for
mixed-use developments.
Goal CD-1: Establish a design review program appropriate for the Ukiah Valley.
o Policy CD-1.1: Encourage appropriate scale, materials, setbacks, and
landscaping to enhance the Valley’s beauty and historic fabric.
o Implementation Measure CD-1.1(a): Ensure that the design standards in the
Land Development Code include standards for material compatibility with the
visual fabric of the area in terms of material, siting, scale, and landscaping.
o Policy CD-1.2: Ensure consistent design guidelines throughout the Ukiah Valley.
o Implementation Measure CD-1.2(b): The City shall administer the Design Review
Guidelines through a Design Review Committee that passes advisory
recommendations during the Site Development Review process.
Goal CD-2: Seek out future designs to become “preservable” structures.
o Policy CD-2.1: Encourage developers to construct new buildings and settings of
such quality that Ukiah’s future citizens will wish to protect them.
o Implementation Measure CD-2.1(a): Utilize design standards in the Land
Development Code which help to create quality designs which future residents
will want to preserve.
o Policy CD-2.2: Ensure that developments relate harmoniously with each other
within districts.
o Implementation Measure CD-2.2(a): Include design standards that reflect the
land use intensity and the different design needs for separate areas within the
Valley.
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Goal CD-3: Provide an aesthetically pleasing urbanscape.
o Policy CD-3.1: Establish Design Review guidelines tailored to neighborhood
character and land uses.
o Implementation Measure CD-3.1(a): The design review guidelines in the Land
Development Code shall be reflective of neighborhood character and land use
intensity.
o Policy CD-4.2: Encourage planting of native trees and plants.
o Implementation Measure CD-4.2(a): Utilize design standards that encourage the
planting of native, adaptive, and drought resistant vegetation in all introduced and
approved landscaping plans.
o Policy CD-4.3: Require landscaping that will result in the creation of new street
canopies.
o Implementation Measure CD-4.3-(a): The landscape standards in the Land
Development Code shall include provisions for street canopies and streetscape
enhancement.
Goal CD-5: Preserve and enhance the scenic setting of the Ukiah Valley.
o Implementation Measure CD-5.1(a): Consider the visual effects of density when
assigning land use density and building intensity in areas between communities.
o Policy CD-5.2: Preserve native riparian vegetation on both the Russian River and
along tributary creeks in the Ukiah Valley.
o Implementation Measure CD-5.2(a): Implement provisions of the Open Space
Element related to riparian habitat in the Design Review Guidelines.
o Policy CD-5.3: Encourage an attractive viewshed.
o 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.
o Policy CD-8.1: Encourage the preservation of scenic views, vistas, and
streetscapes.
Goal CD-9: Improve and enhance the appearance of downtown Ukiah.
o Implementation Measure CD-9.1(c): Ensure that new and rebuilt downtown
properties maintain the character and sense of place for the downtown area.
o Policy CD-9.2: Ensure compatibility of new development in the downtown area.
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o Implementation Measure CD-9.2(a): Require that new building designs be
complementary to the overall character of the neighborhood in which a project is
located.
o Policy CD-9.3: Ensure Downtown design that will enhance the character of the
area.
Goal CD-12: Conserve the character and architecture of Ukiah and Valley
neighborhoods.
o Policy CD-12.1: Maintain and improve Ukiah’s streets, lighting, trees,
landscaping, and parks in a manner than enhances the City’s beauty and historic
fabric.
o Implementation Measure CD-12.1(a): Establish public design standards for street
furniture and landscaping that enhance the streetscape and general fabric of the
City.
Goal CD-16: Create attractive public places and buildings.
o Policy CD-16.1: Work to create public places within the City.
o Implementation Measure DC-16.1(a): Encourage creation of public places
designed to serve City and neighborhood needs.
o Implementation measure DC-16.1(b): Design public places to be safe and
attractive for passive use.
o Policy CD-16.2: Ensure attractive public buildings.
o Implementation Measure DC-16.2(a): New public buildings shall be subject to
design review standards.
o Implementation Measure DC-16.2(b): Design review applied to public
development shall be sympathetic to the location and use of the building as well
as the standards that would be applied to similar private development.
Goal CD-17: Require commercial and industrial parking lots to be designed and sited so
as to increase the attractiveness of the areas in which they are located.
o Policy CD-17.1: Site commercial and industrial parking lots to be designed
subservient to the structure it serves.
o Implementation Measure CD-17-1(a): When feasible, locate parking facilities to
the rear of main structures.
o Policy CD-17.2: Include parking lot design and landscaping standards within the
land development code.
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o Implementation Measure-17.2(a): Include within the land use development code
a design requirement that parking lots include landscaping to increase
attractiveness and to provide shade.
The reasons the proposed project is consistent with the above Goals, Policies and
Implementation Measures are summarized in the project objectives, which are reiterated below:
1. To create an urban environment that implements and fulfills the goals, objectives and
strategies of the Ukiah General Plan by encouraging the development of a healthy, safe,
diverse, compact and walkable urban community.
2. To implement the vision for the study area created by the community during an intense
and open community design charrette process in 2007. That vision is one of
environmentally sustainable and economically vital public spaces and buildings with a
renewed civic square, attractive civic buildings and spaces, a healthy creek corridor,
gateways that reflect Ukiah’s sense of place, a mix of building types and affordability,
new development that supports and enhances the train depot and rail corridor,
interconnected and pedestrian-oriented public streets, specific locations for potential
anchor buildings (such as large-scale retail, employment centers and parking
structures), and pedestrian-friendly buildings and streetscapes.
3. To manage the scale and general character of new development to emulate the best
elements of Ukiah’s heritage, such as shady downtown streets, diverse architecture,
mixed-use shop-front buildings in the Downtown, and the architecture of historic civic
buildings.
4. To ensure that public and private spaces are connected and compatible. Buildings that
line public spaces relate to the natural surroundings and character of the local built
environment, and connect to one another at the pedestrian scale. Public spaces are
more than streets and paths for people traveling on foot, on bicycles and in cars. They
are the community gathering places. The character of these public spaces is defined by
their design and detail, and by the way that private buildings connect to public spaces.
5. To coordinate the design of public and private elements in a comprehensive and
systematic approach. The Downtown Zoning District provides this system, focusing on
the pedestrian experience as well as on the efficient movement of pedestrians, bicycles,
and automobiles.
6. To facilitate the coexistence of a wide range of residential, commercial and similar uses
in close proximity within a lively downtown urban environment.
7. To preserve and enhance the historic Downtown.
8. To support local businesses and create a vibrant commercial downtown where buildings
meet the street and activate a wide range of pedestrian-friendly uses.
9. To promote and encourage a sustainable community through the reuse and
improvement of existing buildings, infill development, green building and smart growth
practices, and resource conservation (such as the enhancement of the Gibson Creek
corridor, tree planting, and tree preservation).
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Additionally, Chapter V.1, Infrastructure Elements – Airport, of the City’s General Plan
addresses operation of the Ukiah Municipal Airport. The Airport is owned and operated by the
city, and the city has committed to the ongoing, long-term operation of the Airport in its existing
location. As such, the City’s General Plan provides guidance, consistent with the city of Ukiah
Airport Master Plan, to ensure an ongoing balance of compatible land uses in areas surrounding
the Airport and to minimize potential conflicts with regard to public safety. The proposed new
Code requires future development to be consistent with the Ukiah Regional Airport Master Plan
and Mendocino County Comprehensive Land Use Plan.
The Ukiah City Code, Chapter 9, Building Heights Near Airport, addresses height restrictions of
development activities within proximity to the Ukiah Municipal Airport. Article 2, Section 3290(A),
Prohibition of Structures Creating Air Navigation Hazards, states that “No person, firm,
association, partnership, corporation, public entity subject to the jurisdiction of the city or other
organized group acting as unit shall erect, construct, maintain or cause to exist within the
corporate limits of the city of Ukiah any object, including a mobile object, structure or naturally
growing thing, such as a tree or shrub, that would constitute an obstruction to air navigation by
exceeding the heights or surfaces established in Title 14 of the Code of Federal Regulations
Section 77.23 as it now reads or may be amended hereafter or any successor regulation, unless
the Administrator of the Federal Aviation Administration (FAA) has issued a written order
determining that the object will not constitute a hazard to air navigation or the California
Department of Transportation (Caltrans) has issued a permit allowing the construction,
alteration or growth of the object.” Additionally, Section 3290(B) states that “The City of Ukiah
shall not issue any permit, including a Use Permit or Building Permit, authorizing the
construction, alteration, maintenance or repair of any object, structure or naturally growing thing
prohibited by subsection A of this Section, unless a copy of the order or permit described in
subsection A has been filed with the City official responsible for issuing said permit (Ord. 402,
§3, adopted 1948; amd. by Ord. 928, §1, adopted 1992).”
City of Ukiah Downtown Master Plan (Adopted 1992): The Downtown Master Plan provides
guidance for long-term development within the city’s downtown area. The Plan identifies design
and performance standards and provides measures aimed at guiding future land uses proposed
within the City’s urban core to ensure that development patterns remain consistent with and
maintain the existing character, and reinforce the city’s intended vision for the area.
The large portion of the project area lies within the boundaries of the Downtown Master Plan
Area. In support of the Master Plan, the City participates in the Main Street Program, a
nationally-certified program implemented by the National Trust for Historic Preservation. The
City officially became a Main Street City in 1987. The program is intended to preserve and
enhance the character of America’s downtowns and promote downtown areas as economic and
cultural centers of thriving communities. The program is implemented at the local level and
focuses on improving economic management, strengthening public participation, and making
downtown an enjoyable place to visit, as well as recruiting new businesses, rehabilitating
buildings, and expanding parking, while creating a “sense of place.” The proposed Downtown
Zoning Code is consistent with the vision, purpose and intent of the Downtown Master Plan.
Ukiah Municipal Airport Master Plan Report (Adopted July 1996): The Ukiah Municipal Airport is
located approximately one mile to the south of both potential project sites. According to the
Mendocino County Airports Comprehensive Land Use Plan, the project area is located within
both the C (Common Traffic Pattern) and the B2 Infill Compatibility Zone (Extended Approach-
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Departure Zone). The B2 Zone places certain additional restrictions on land uses and applies to
those locations where a moderate risk occurs, as aircraft are typically operating below 800 feet
above ground level (agl). Additionally, significant noise impacts may occur. Allowe d density for
uses other than residential is restricted 60 people per two acres. The C Zone is less restrictive
and allow a maximum of 150 people per acre. As indicated above, The proposed new Code
requires future development to be consistent with the Ukiah Regional Airport Master Plan and
Mendocino County Comprehensive Land Use Plan.
The Ukiah Municipal Airport Master Plan Report provides a comprehensive evaluation of the
status, anticipated future uses, and proposed future course of development at the Airport. The
Airport supports a variety of flight operations, although no scheduled air carriers operate out of
the Airport; however, private and charter aircraft, delivery (cargo) aircraft, and the California
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Department of Forestry and Fire Protection Attack Center utilize the Airport to provide
passenger and public safety protection services. The Mendocino County Sherriff and other law
enforcement agencies also maintain their air equipment at the Airport, and air ambulance
services frequently utilize the air field.
Mendocino County Airport Comprehensive Land Use Plan (adopted October 1993; Revised
2010): The Mendocino County Airport Land Use Commission is responsible for ensuring that
proposed development in the vicinity of county airports is consistent with airport activities. The
Mendocino County Airport Comprehensive Land Use Plan establishes criteria and policies that
the Land Use Commission uses in assessing the compatibility between the public-use airports
in the county and proposed land use development in areas surrounding the county’s airports.
The Plan establishes Compatibility Criteria and identifies a specific set of zones and associated
criteria for each of the potential impact types, which include noise, safety, airspace, and
overflight.
On March 22, 2012, the Mendocino County Airport Land Use Commission conducted a public
hearing, considered information prepared by its staff, and after considerable discussion,
determined that the proposed new Downtown Zoning Code was consistent with the Mendocino
County Airports Comprehensive Land Use Plan. The Commission made this determination with
the understanding that minor language would be added to tables indicating that future
development in the project area would be subject to the regulations contained in the City’s
Regional Airport Master Plan and County Airports Comprehensive Land Use Plan.
Potential Impacts: The project site is located within the immediate downtown area of Ukiah
where the majority of lands are presently developed. Additionally, it is located (or partially
located) within the City’s designated Downtown Revitalization District and Downtown Ukiah
Design District. The existing Commercial land use designation that applies to the area is
intended to allow for a variety of uses, including retail, service businesses, general commercial,
shopping centers, shopping malls, public facilities, places of public assembly, parking lots, and
residential uses. The proposed project would not change the General Plan Land Use
Designation. Therefore, the proposed Downtown Zoning Code would not enable land uses that
would be inconsistent with that intended for the area, or that might create a barrier between
uses within the existing neighborhood.
The project area is surrounded on all sides by ur ban development. Land uses immediately north
of the potential project site include a residential manufactured home community and land uses
south of the potential project site consist of a residential manufactured home community. Future
development in the project area would be constructed on lands that are currently developed
and/or highly disturbed, therefore, the proposed project would not change any lands from
undisturbed lands to a developed condition. Additionally, all development would occur within the
boundaries of the project area, and would not create a new division between any existing
residential use and the surrounding neighborhoods.
The proposed project would not significantly divide or disrupt the arrangement of land uses in
the surrounding area, nor would it displace any dwelling units or residents. In addition, the
proposed project would not conflict with or disrupt the daily operations of surrounding
commercial, residential, or public or governmental uses presently existing in the area.
Therefore, the proposed project would not result in a division of an established community, and
there would be no impacts.
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Staff is able to conclude that the proposed project is consistent with the goals, policies and
implementation measures contained in the Ukiah General Plan. For example, Goal CD-9:
“Improve and Enhance the Appearance of the Downtown” is precisely the aim of the proposed
project. Other goals and policies call for the conservation and enhancement of creeks and
landmark trees; the preservation and enhancement of the historic nature of the Downtown, and
locating parking lots behind buildings – all of which are accomplished by the proposed new
Code.
Future development will be required to be consistent with all applicable plans and policies.
Based on the discussion above, it has been concluded that the proposed new Downtown
Zoning Code is consistent with the provisions of the Ukiah Regional Airport Master Plan and the
Mendocino County Airports Comprehensive Land Use Plan.
In addition, any future proposed development would be subject to the requirements of the
California Environmental Quality Act, and an Initial Environmental Study would be required to
determine if future development would be inconsistent with the City’s Plans and policies. At this
time, it is premature and would be speculative and unreasonable to assume what size, scale,
and intensity of development would possible be proposed in the future. No impacts identified.
Mitigation Measures: None required.
Impact Significance after Mitigation: N/A
10. MINERAL RESOURCES
Would the project:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and
the residents of the state?
b) Result in the loss of availability of a locally
important mineral resource recovery site
delineated on a local general plan, specific plan or
other land use plan?
Setting: The planning area is densely urbanized and is devoid of mineral resources. There are
no mineral extraction operations in or near the project area, and the Ukiah General Plan does
not identify or delineate and mineral resource areas or recovery sites within the City of Ukiah.
Potential Impacts: Because there are no known mineral resources, extraction or recovery
sites on or near the project site, none would be impacted by the project.
Mitigation Measures: None required.
Impact Significance after Mitigation: N/A
(Primary Source of Information for this Section: Final EIR – New Ukiah Courthouse Project, judicial
Council of California, Administrative Office of the Courts, April, 2012)
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11. NOISE
Would the project result in:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Exposure of persons to or generation of noise
levels in excess of standards established in the
local general plan or noise ordinance, or
applicable standards of other agencies?
b) Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise
levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above levels
existing without the project?
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without the project?
e) For a project located within an airport land use
plan or, where such a plan has not been adopted,
within two miles of a public airport or public use
airport, would the project expose people residing
or working in the project area to excessive noise
levels?
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or
working in the project area to excessive noise
levels?
Setting: Noise-sensitive land uses are generally considered to include those uses where noise
exposure could result in health-related risks to individuals, as well as places where quiet is an
essential element of their intended purpose. Residential dwellings are of primary concern
because of the potential for increased and prolonged exposure of individuals to both interior and
exterior noise levels. Additional land uses such as medical facilities, parks, schools, historic
sites, cemeteries, and recreation areas are also generally considered sensitive to increases in
exterior noise levels. Places of worship and transit lodging, and other places where low interior
noise levels are essential are also considered noise-sensitive. Those noted above are also
considered vibration sensitive land uses in addition to commercial and industrial buildings where
vibration would interfere with operations within the building, including levels that may be well
below those associated with human annoyance.
The project area is comprised of dense urban uses (e.g., office, retail, commercial, and
residential uses). Existing noise and vibration sensitive land uses in the proposed project vicinity
primarily include offsite low-density residences, the Ukiah Valley Medical Center, and the
Hudson-Carpenter Park/Sun House Museum.
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Potential Impacts: Implementation of the proposed new zoning standards would not, in and of
themselves, result in increased noise levels from stationary-sources that exceed the applicable
standards at nearby sensitive receptors from the project area. The new zoning standards would
not allow or permit any new land uses that would be large generators of noise, and certainly
none that would exceed the noise standards contained in the Ukiah City Code. There would be
no impact.
In addition, any future proposed development would be subject to the requirements of the
California Environmental Quality Act, and an Initial Environmental Study would be required to
determine if future development would be inconsistent with the City’s Noise ordinance. At this
time, it is premature and would be speculative and unreasonable to assume what size, scale,
and intensity of development would possible be proposed in the future and what type or level of
noise would be created.
Mitigation Measures: None Needed.
Impact Significance After Mitigation: N/A
12. POPULATION AND HOUSING
Would the project:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and businesses) or indirectly (for example,
through extension of roads or other
infrastructure)?
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement
housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of replacement
housing elsewhere?
Setting: The 2010 Census indicates that the population of Ukiah is approximately 16,075
persons, with a slow and stable growth taking place over the past several years.
Potential Impacts: The proposed new Downtown Zoning Code would not allow or permit more
density in the project area than is current allowed or permitted. This is due in large part to the
density standards contained in the Airport Master Plan, which classify much of the area as the
Extended Approach and Departure Infill Area (B2). Additionally, no new infrastructure
extensions would result, and therefore, the project would not induce growth in the area, either
directly or indirectly.
The proposed Downtown Zoning Code project would not displace housing or people because it
retains existing housing opportunities and provides new opportunities for housing in and near
the downtown core area.
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Mitigation Measures: None required.
Impact Significance After Mitigation: N/A
13. PUBLIC SERVICES / UTILITIES
Would the project result in:
Potentially
Significant
Impact
Less Than
Significant
With Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
Substantial adverse physical impacts associated with
the provision of new or physically altered governmental
facilities, need for new or physically altered
governmental facilities, the construction of which could
cause significant environmental impacts, in order to
maintain acceptable service ratios, response times or
other performance objectives for any of the public
services:
a) Fire protection?
b) Police protection?
c) Schools?
d) Parks?
e) Other public facilities?
Setting: The project area is served by the utility providers within the City of Ukiah (City).
Publicly and privately owned local purveyors provide and maintain utilities associated with
water, wastewater, and solid waste, as described below. Public safety services (police, fire and
ambulance) are provided by both the City and supplemented by county and state resources
when needed. Other public services provided by the City include those for education and
parks/recreation. These service systems and public services are described below.
Water Supply: Within the Ukiah Valley, there are five major providers for water service. The City
of Ukiah is full-service and provides water service for customers within the City limits. Outside of
the City limits, water is provided to customers by three water districts and one pr ivately-owned
water company. Underflow from the Russian River serves as the primary source for all water
providers in the valley. Water from the River is primarily stored in Lake Mendocino to ensure a
reliable water supply. On an annual basis, the Mendocino County Russian River Flood Control
and Water Conservation Improvement District has the authority and water rights to purchase
21,000 acre-feet of water from the river for wholesale to the five major water providers. The City
maintains five active groundwater wells that meet the winter demand and supplement the
summer demand. In 2010, the city produced 962 million gallons or 2,952 acre-feet (AF), which
is equivalent to 2.6 million gallons per day (mgd) of water servicing a 2010 population of
approximately 16,075.
The most efficient, inexpensive and environmentally sensitive method of meeting anticipated
future demand increases is to expand existing water storage capacities and to develop
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mandatory and voluntary water conservation programs. In 2008, the City completed a major
new water storage project and now has sufficient water year-around storage. Conservation
through reduced-flow water fixtures, irrigation equipment, and other passive and active systems
will reduce water demand. Reducing demand for water frees up capacity for new uses.
Water Treatment: For water treatment purposes, the City operates its own water treatment
facility which is regulated by the State of California. The City’s water treatment plant was
constructed in 1992, and has the capacity to provide up to ten mgd. During the peak summer
months, demand increases to approximately six mgd, or 60 percent of the plant’s capacity.
Modifications to the water treatment facility were completed in 2006, in order to improve
reliability and provide redundancy at the water treatment plant.
Water Distribution: The City owns and operates the water distribution system that supplies
potable water throughout the City. The City’s water distribution system consists of surface water
well pumping, percolating groundwater well pumping, water treatment plant high service
pumping station, storage reservoirs, and piping to and within the water distribution system.
The City of Ukiah maintains eight reservoirs with a combined storage capacity of 6.1 million
gallons (18.7 AF). These reservoirs allow for the short-term storage of treated water for use on
daily basis, as well as for emergency purposes, such as fire-fighting.
Wastewater: The City of Ukiah operates and maintains its own wastewater treatment plant
which provides service for the City of Ukiah and the Ukiah Valley Sanitation District. At peak wet
weather flow, the plant has a treatment capacity of 20 mgd and 2.8 mgd of dry weather flow.
Operation of the plant results in primary treatment which removes floating material, oils and
greases, sand and silt and organic solids heavy enough to settle in water. During secondary
treatment, suspended and dissolved organic material is biologically removed.
The wastewater treatment plant was recently improved via a $56.5M improvement project to
upgrade the facility and ensure reliable and continued compliance with permit requirements and
the plant’s capacity to meet future demands as the result of growth. Wastewater is collected by
gravity and force mains in a series of main, trunk, and interceptor sewers owned and operated
by the City. The City maintains the main lines, and it is the responsibility of the property owner
to maintain their sewer lateral. The project area is currently within areas served by the City
sewer system.
Solid Waste and Recycling Services: Solid waste collection and disposal service for residents
within the City limits is provided by the City’s franchise waste hauler, Ukiah Waste Solutions.
Household waste and yard waste are collected at the curb side. Additionally, curbside recycling
service is provided and includes pick-up of newspaper, cardboard, paperboard, tin cans,
aluminum cans, plastic containers bearing the triangle recycle symbol, glass, and office paper.
Solid Waste Systems operates the Ukiah Valley Transfer Station located at 3151 Taylor Drive in
Ukiah. Trash collected by the waste hauler is disposed of at the Transfer Station and then
hauled to a permitted sanitary landfill in nearby Lake County. The former Ukiah Landfill clos ed
in 2001. As no publicly-owned landfills exist in Mendocino County, the Lake County Landfill is
operated as a private landfill, and has the capacity to serve the City well into the future.
Fire Protection Service: The City of Ukiah Fire Department provides fire protection services for
land use within the city’s boundaries, including the project area. The City of Ukiah Fire
Department serves a population of approximately 16,075 residents within the city limits. The fire
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station is located at 300 Seminary Avenue, approximately 0.30 mile to the southwest of the
project area.
Currently, the Ukiah Fire Department employs 15 paid firefighters and 20 volunteer firefighters.
The paid personnel are both firefighters and paramedics. The Department also maintains an on-
going training program that addresses all services provided. All participating individuals receive
training in such programs as CPR, emergency medical certification, hazardous materials
response, self-contained breathing apparatus, and infection disease control, among others
services.
The Ukiah Fire Department currently receives an average of 2,000 calls for service per year.
Although these calls primarily include request for emergency medical service, calls for
assistance with fire protection, hazardous materials, utility control, rescue service, mutual and
automatic aid to other agencies, and storm-related situations, are received, among a variety of
other requests.
The City of Ukiah is rated by the Insurance Services Office (ISO), which maintains a rating or
classification scale for fire insurance risk purposes. Fire Protection Ratings range from Class 10
(least desirable) to Class 1 (best). The City of Ukiah is rated as Class 3, thereby providing a
high level of fire safety for the community.
Additionally, the California Department of Forestry and Fire Protection (CAL FIRE) provides fire
protection services for the area from its station located at 2690 North State Street within the city
of Ukiah. CAL FIRE provides wildfire protection to undeveloped forested areas surrounding the
city of Ukiah and beyond. CAL FIRE is largely concerned with the prevention and control of
wildland fires and deterring the spread of fire into developed areas. Although CAL FIRE does
not normally respond to structure fires, it provides protection to structures threatened by forest
fire.
The Ukiah Valley Fire District (UVFD) also provides fire protection services for the Ukiah area.
The station is located at 1500 South State Street approximately 1.5 miles south of the project
area. The department is comprised of seven career firefighters, 19 volunteer firefighters, and
two administrative employees.
Law Enforcement: The City of Ukiah Police Department is located at 300 Seminary Way in
Ukiah and currently employs 26 sworn Law Enforcement Officers, with 11 civilian positions. The
police department provides public safety and emergency protection services within the city
limits. The Mendocino County Sheriff’s Department (Sheriff’s Department) and the California
Highway Patrol (CHP) also provide protection services within the community when needed.
The Mendocino County Sheriff’s Department is located at 589 Low Gap Road in Ukiah,
approximately 0.9 mile northeast of the project area. The department currently provides law
enforcement services and in-custody transport services for the existing Courthouse in Ukiah.
School Facilities: The Ukiah Unified School District provides school service within the proposed
project area. The Ukiah Unified School District serves a population of approximately 5,800
students, pre-school through adult age. The District is comprised of eight neighborhood
elementary schools, two middle schools, and a comprehensive high school.
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Park and Recreation Services: The Ukiah area supports a range of public parks and
recreational facilities. Regional recreational parks include Lake Mendocino and Cow Mountain.
Mill Creek Park and Low Gap Park are operated under the jurisdiction of the county. The
Mendocino Community College offers public recreational facilities such as an all-weather track,
volleyball courts, tennis courts, and playground equipment, among other facilities. The Russian
River and the Twelfth District Fairgrounds also offer recreational opportunities within the
regional Area.
The City of Ukiah Community Services (Parks and Recreation) Department maintains a variety
of neighborhood and community parks, the Grace Hudson Museum, the Civic Center, and
various athletic fields. Additionally, the City maintains a system of trails and bikeways along City
streets and within some recreational areas, as intended by the City of Ukiah Bicycle and
Pedestrian Master Plan. The closest park to the proposed project area is the Hudson-Carpenter
Park, located approximately 0.10 mile west of the Railroad Depot property. The park is located
adjacent to the Grace Hudson Museum which is operated by the City‘s Community Services
Department and offers a variety of cultural and educational opportunities pertaining to the
history of the area.
To ensure that adequate parks and recreational facilities are provided for its residents over the
long-term, the City requires the dedication of park land or payment of fees in lieu of dedication
for new subdivision developments. Such fees may vary and are determined at the time when
development is proposed.
Electric Utility: The Ukiah Electric Utility Department is Mendocino County’s only municipal-
owned electric utility, supplying electricity to more than 16,000 residents and 2,000 businesses.
The utility serves 6,100 residential customers and 2,100 commercial customers. The utility’s
annual energy sales exceed $15,000,000 with a peak demand of nearly 36 megawatts (MW),
recorded in July 2006.
Like the airport, the electric utility is considered an enterprise activity where electric services are
funded by charges for electricity. In FY 2011-12 Ukiah Electric anticipates a net income of $2.3
million over expenses of $12.9 million.
The Electric Utility Department oversees the procurement of wholesale power and energy sales;
maintains and operates the electric distribution system; and provides advanced engineering and
planning for improvements, replacement, and expansion of the distribution system. In addition,
the Department provides engineering services to new commercial and residential development
projects. The Department also maintains Ukiah’s traffic signals, the City’s streetlights and
provides engineering support to other City Departments.
Potential Impacts: The project will not result in impacts to municipal services and is not
anticipated to impact area schools, nor will it place a demand on the City’s parks or other public
facilities or police and fire protection services. Additionally, it is concluded that t he proposed
project will not result in the need for new or expanded electrical generation sources or expanded
water and sewer systems. These conclusions are based on the fact the proposed new
Downtown Zoning Code would not increase the existing planned population densities in the
project area or allow types and intensities of land uses different than what is currently allowed
and planned for in the adopted General Plan. Additionally, City Staff has indicated that the
electric utility, as well as the wastewater and water treatment plants have the capacity to
accommodate build-out of the City with the new Code for the Downtown.
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Mitigation Measures: None required.
Impact Significance After Mitigation: N/A
14. TRANSPORTATION/TRAFFIC
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Conflict with an applicable plan, ordinance, or
policy establishing measures of effectiveness for
the performance of the circulation system, taking
into account all modes of transportation including
mass transit and non-motorized travel and relevant
components of the circulation system, including but
not limited to intersections, streets, highways and
freeways, pedestrian and bicycle paths, and mass
transit?
b) Conflict with an applicable congestion management
program, including, but not limited to level of
service standards and travel demand measures, or
other standards established by the county
congestion management agency for designated
roads or highways?
c) Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
location that result in substantial safety risks?
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access?
f) Result in inadequate parking capacity?
g) Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus
turnouts, bicycle racks)?
Setting: The characteristics of the roadway system within and adjacent to the project area are
described below:
1. US 101 is a north-south state highway that traverses through the City of Ukiah. US 101
continues north towards the state of Oregon and south towards San Francisco. In the
immediate vicinity of the project area, US 101 is a four-lane freeway. The interchange at
Perkins Street provides direct access to the project area.
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2. Perkins Street is an east-west arterial street that provides direct access to the project
area. Four travel lanes are provided on Perkins Street between State Street and Orchard
Street, and this roadway is posted for 30 miles per hour (mph).
3. State Street is an arterial roadway, located along the western portion of the project area
parallel to US 101 and provides north-south access within city limits. State Street
contains four travel lanes. The posted speed limited on State Street is 30 mph.
4. Main Street is a two-lane north/south collector street that is situated east of State Street.
The posted speed limited on Main Street is 25 mph.
5. Mason Street is a two-lane local road that enters the project site from the north. The
posted speed limited on Main Street is 25 mph.
6. Standley Street and Smith Street are two streets that extend westward from Mason
Street through the project area.
7. Hospital Drive is a two-lane, north-south roadway that intersects Perkins Street to the
east and provides access to the Ukiah Valley Medical Center.
8. Clay Street is a collector street that runs from the western city limit and currently
terminates just west of the railroad tracks. The city’s General Plan identified the
extension of Clay Street through the Railroad Depot Site to connect to Peach Street.
Existing Roadway Operations: According to the Draft Environmental Impact Report for the New
Ukiah Courthouse project published in October of 2011, the existing roadway system can be
characterized as operating efficiently, with the exception of the US-101 on and off-ramp
intersections with Perkins Street. Motorists typically incur modest delays, do not experience
substantial vehicle queues, and benefit from the coordinated traffic signal system along primary
commute corridors. The side-street approach at both US-101 ramp intersections operate at an
unacceptable level during the a.m. peak-hour. The remaining study intersections currently
operate at LOS C or better, an acceptable LOS under City of Ukiah standards.
Existing A.M. peak hour intersection operations:
Intersection
Control
Delay (seconds)
LOS
US-101 NB ramps/Perkins
Street
Side Street Stop (Caltrans) 51.6 F
US-101 SB Ramps/Perkins
Street
Side Street Stop (Caltrans) 11.9 B (E -Side Street)
Orchard Ave/Perkins St Signal 21.1 C
Hospital Dr/Perkins St Signal 6.3 A
Mason St/Perkins St Side-Street Stop 0.6 A
Main St/Perkins St All-Way Stop 12.1 B
State St/Perkins St Signal 24.6 C
State St/Standley St Signal 27.6 C
Leslie St/Perkins St Side-Street Stop 2.7 A
Source: Draft EIR New Ukiah Courthouse, page 4.10.4, October, 2011
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Intersection level of service definitions:
Level of Service Signalized Avg Delay (seconds) Unsignalized Avg Delay (seconds)
A 0-10.0 0-10.0
B 10.1-20.0 10.1-15.0
C 20.1-35.0 15.1-25.0
D 35.1-55.0 25.1-35.0
E 55.1-80.0 35.1-50.0
F >80.0 >50.0
Source: Draft EIR New Ukiah Courthouse, page 4.10.4, October, 2011
Downtown Ukiah Parking Improvement Study
In 2007, the City commissioned a Downtown parking study to determine existing parking
conditions and identify potential engineering, management, and enforcement solutions to
enhance and improve downtown parking in the future. The Study found that the number of
parking spaces in the Downtown (4,451 public and private parking lots and on-street spaces)
was adequate to satisfy the 11:00 a.m. peak demand (646 spaces). However, the Study found
that the spaces were spread out, used inefficiently, and under managed. A number of
recommendations were advanced in the Study for improved efficiency and management, many
of which would only be necessary if future infill developm ent resulted in demand exceeding the
number of available spaces.
The proposed Downtown Zoning Code provides increased flexibility for future development
projects to satisfy parking requirements such as counting on-street parking and permitting off-
site parking in certain circumstances. Moreover, the Code seeks to reduce automobile use and
parking demand by requiring improved pedestrian facilities, mixed land uses, residential land
uses in the downtown core, etc.
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The State and Main Streets Streetscape Plan
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Potential Impacts:
The US-101 Ramp Intersections: At the US-101 Northbound Ramp/Perkins Street intersection,
the off-ramp is operating at LOS F under Existing Conditions. The addition of any new traffic
would exacerbate unacceptable operations. At the US-101 Southbound Ramp/Perkins Street
intersection, the addition new traffic would add delay to the side street approaches that are
already operating at unacceptable LOS E.
The Ukiah Ramps Improvement Project on US 101 Project Study Report (September 2008,
Caltrans) identified traffic signals and signal interconnect at the US 101/Perkins Street ramp
intersections as potential improvements. The signals at the ramp intersections were also
identified as short range projects in the Mendocino County Regional Transportation Plan
(December 2010). The addition of traffic signals at both US-101 ramp intersections with Perkins
Street would provide acceptable LOS for future projects.
The City, County, MCOG, and Caltrans have been meeting regularly and are seeking funding
for these improvements. The City has included it as the highest priority in its 2012 Capital
Improvement Plan, and as of April, 2012, MCOG and Caltrans indicated to the City that a highly
probable source of funding was the State funded HSIP program (Hazards Safety Improvement
Plan). Applications are currently being prepared to fully fund the improvements.
If the City, County and Caltrans do not secure funding and construct the US 101 ramp
improvements, a funding mechanism, such as a traffic impact fee pursuant to AB1600, would
need to be adopted. Future development projects would be required to pay their fair shares to
help fund the improvements. The City and County adopted AB 1600 Studies and are positioned
to pursue the adoption of new traffic impact fees.
Other Roadway and Intersections: The Draft EIR for the New Ukiah Courthouse (page 4.10.34)
indicated that under cumulative 2030 conditions, all other intersection will operate at acceptable
levels.
Parking: As indicated above, the 2007 Downtown Parking Study determined that there were
enough private, public and on-street parking spaces to accommodate peak demand, as well as
future development. The proposed Downtown Zoning Code provides increased flexibility for
future development projects to satisfy parking requirements such as counting on-street parking
and permitting off-site parking in certain circumstances. Moreover, the Code seeks to reduce
automobile use and parking demand by requiring improved pedestrian facilities, mixed land
uses, residential land uses in the downtown core, etc.
Mitigation Measure:
6. Once a funding mechanism is identified and implemented for improvements to the US-
101/Perkins Street interchange, future development projects shall contribute their fair
share payments toward the signalization and roadway improvements.
Impact Significance After Mitigation: N/A
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15. UTILITIES AND SERVICE SYSTEMS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
b) Require or result in the construction of new water
or wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
d) Have sufficient water supplies available to serve
the project from existing entitlements and
resources, or are new or expanded entitlements
needed?
e) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project's projected demand in addition to the
provider's existing commitments?
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste
disposal needs?
g) Comply with federal, state, and local statutes a nd
regulations related to solid waste?
Setting: (See discussion in Section 13 above – Public Services/Utilities)
Mitigation Measures: None Needed
Impact Significance After Mitigation: N/A
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16. GLOBAL CLIMATE CHANGE / GHG
Would the project:
Potentially
Significant
Impact
Less Than
Significant
With Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a significant
impact on the environment?
b) Conflict with an applicable plan, policy or regulation
adopted for the purpose of reducing the emissions
of greenhouse gases?
Setting: Certain gases in the earth’s atmosphere, classified as Greenhouse Gas Emissions
(GHGs), play a critical role in determining the earth’s surface temperature. Solar radiation enters
the earth’s atmosphere from space. A portion of the radiation is absorbed by the earth’s surface,
and a smaller portion of this radiation is reflected back toward space. This absorbed radiation is
then emitted from the earth as low-frequency infrared radiation. The frequencies at which bodies
emit radiation are proportional to temperature. The earth has a much lower temperature than
the sun; therefore, the earth emits lower frequency radiation. Most solar radiation passes
through GHGs; however, infrared radiation is absorbed by these gases. As a result, radiation
that otherwise would have escaped back into space is instead “trapped,” resulting in a warming
of the atmosphere. This phenomenon, known as the greenhouse effect, is responsible for
maintaining a habitable climate on Earth. Without the greenhouse effect, Earth would not be
able to support life as we know it. Prominent GHGs contributing to the greenhouse effect
include:
1) Carbon Dioxide (CO2) is an odorless, colorless gas that is emitted by mobile and stationary
sources as a result of incomplete combustion of hydrocarbons or other carbon-based fuels.
CO2 is the most widely emitted GHG; fossil fuel combustion in stationary and mobile sources is
the primary source of anthropogenic (human-made) emissions. Due to the emergence of
industrial facilities and mobile sources in the past 250 years, the concentration of carbon dioxide
in the atmosphere has increased significantly
2) Methane (CH4) emissions come from biogenic sources, incomplete combustion in forest
fires, landfills, manure management, and leaks in natural gas pipelines. In the United States, the
top three sources of CH4 are landfills, natural gas systems, and enteric fermentation. CH4 is the
primary component of natural gas, which is used for space and water heating, steam
production, and power generation; 3) Nitrous oxide (N2O) production sources include natural
and human-related sources. Primary human-related sources include agricultural soil
management, animal manure management, sewage treatment, mobile and stationary
combustion of fossil fuel, adipic acid production, and nitric acid production.
3) Hydrofluorocarbons (HFCs) are typically used as refrigerants for both stationary refrigeration
and mobile air conditioning. The use of HFCs for cooling and foam blowing is growing, as the
continued phase out of chlorofluorocarbons (CFCs) and hydrochlorofluorocarbons (HCFCs)
gains momentum.
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4) Perfluorocarbons (PFCs) are compounds consisting of carbon and fluorine. They are
primarily created as a by-product of aluminum production and semi-conductor manufacturing.
PFCs are potent GHGs with a GWP several thousand times that of CO2, depending on the
specific PFC. Another area of concern regarding PFCs is their long atmospheric lifetime (up to
50,000 years) range from 5,700 to 11,900.
5) Sulfur hexafluoride (SF6) is a colorless, odorless, nontoxic, nonflammable gas. It is most
commonly used as an electrical insulator in high voltage equipment that transmits and
distributes electricity. SF6 is the most potent GHG that has been evaluated by the
Intergovernmental Panel on Climate Change (IPCC) with a GWP of 23,900; however, its global
warming contribution is not as high as the GWP indicates due to its low mixing ratio compared
to CO2 (4 parts per trillion (ppt) in 1990 versus 365 parts per million (ppm)). Human-caused
emissions of these GHGs in excess of natural ambient concentrations are responsible for
intensifying the greenhouse effect and have led to a trend of unnatural warming of the earth’s
climate, known as global climate change or global warming. It is extremely unlikely that global
climate change of the past 50 years can be explained without including the contribution from
human activities.
Climate change is a global problem. GHGs are global pollutants, unlike criteria air pollutants and
toxic air contaminants, which are pollutants of regional and local concern. Whereas pollutants
with localized air quality effects have relatively short atmospheric lifetimes (about 1 day), GHGs
have long atmospheric lifetimes (1 year to several thousand years). GHGs persist in the
atmosphere for long enough time periods to be dispersed around the globe. Although the exact
lifetime of any particular GHG molecule is dependent on multiple variables and cannot be
pinpointed, it is understood that more CO2 is emitted into the atmosphere than is sequestered
by ocean uptake, vegetation, and other forms of sequestration. Of the total annual human-
caused CO2 emissions, approximately 54 percent is sequestered through ocean uptake, uptake
by northern hemisphere forest regrowth, and other terrestrial sinks within a year, whereas the
remaining 46 percent of human-caused CO2 emissions remains stored in the atmosphere.
Global Warming Potential (GWP) - Water vapor is also a GHG, and is naturally occurring and
unregulated. The most abundant GHGs are water vapor and CO2. Many other trace gases have
greater ability to absorb and re-radiate long wave radiation; however, these gases are not as
plentiful. For this reason, and to gauge the potency of GHGs, scientists have established a
GWP for each GHG based on its ability to absorb and re-radiate long wave radiation and uses
CO2 as the reference gas with a GWP of one.
Similarly, impacts of GHGs are borne globally, as opposed to localized air quality effects of
criteria air pollutants and toxic air contaminants. The quantity of GHGs that it takes to ultimately
result in climate change is not precisely known. The quantity is enormous, and no single project
alone would measurably contribute to a noticeable incremental change in the global average
temperature, or to global, local, or micro climate. From the standpoint of CEQA, GHG impacts
related to global climate change are inherently cumulative.
Attributing Climate Change Greenhouse Gas Emission Sources: Emissions of GHGs
contributing to global climate change are attributable in large part to human activities associated
with the transportation, industrial/manufacturing, utility, residential, commercial and agricultural
emissions sectors (California Air Resources Board (ARB), 2008). In California, the
transportation sector is the largest emitter of GHGs, followed by electricity generation (ARB,
2010). Emissions of CO2 are byproducts of fossil fuel combustion. CH4, a highly potent GHG,
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results from off-gassing is largely associated with agricultural practices and landfills. N2O is also
largely attributable to agricultural practices and soil management. CO2 sinks, or reservoirs,
include vegetation and the ocean, which absorb CO2 through sequestration and dissolution,
respectively, two of the most common processes of CO2 sequestration.
State Greenhouse Gas Emissions Inventory: According to different ranking systems, California
is the 12th to 16th largest emitter of CO2 in the world (California Energy Commission (CEC),
2006). California produced 484 million metric tons (MMT) of CO2 equivalent (CO2e) in 2004 at
its peak over the inventory period, and produced 478 MMT in 2008 (ARB, 2010). CO2e is a
measurement used to account for the fact that different GHGs have different potential to retain
infrared radiation in the atmosphere and contribute to the greenhouse effect. This potential,
known as the GWP of a GHG, is dependent on the lifetime, or persistence, of the gas molecu le
in the atmosphere. For example, as described in Appendix C, “Calculation References,” of the
General Reporting Protocol of the California Climate Action Registry (CCAR, 2009), one ton of
CH4 has the same contribution to the greenhouse effect as approxim ately 21 tons of CO2.
Therefore, CH4 is a much more potent GHG than CO2. Expressing emissions in CO2e takes
the contributions of all GHG emissions to the greenhouse effect and converts them to a single
unit equivalent to the effect that would occur if only CO2 were being emitted. Combustion of
fossil fuel in the transportation sector was the single largest source of California’s GHG
emissions in 2008, accounting for 37 percent of total GHG emissions in the state (ARB, 2010).
This sector was followed by the electric power sector (including both in-state and out-of-state
sources; 24 percent) and the industrial sector (19 percent).
Local Inventory: Both the City and the County of Mendocino are currently preparing
Greenhouse Gas Emission Inventories and Climate Action Plans. To date, these plans have
not been adopted and neither the City nor the County have GHG emission inventories.
Potential Impacts: California is the 12th to 16th largest producer of GHGs in the world,
producing 478 MMT in 2008. This is a fraction of the GHGs generated throughout the world, and
an individual project cannot generate enough GHG emissions on its own to significantly
influence global climate change. A project participates in this potential impact to the extent its
incremental contribution, combined with the cumulative contributions of all other sources of
GHGs, when taken together, is considerable in its contribution to global climate change impacts.
Although a numeric threshold is typically the best measure for determining significance in CEQA
analyses, no agency with jurisdiction over the proposed project, or the area in which the project
is located, has adopted a quantitative threshold. However, on June 3rd, 2010 the Mendocino
County Air Quality Management District (MCAQMD) Air Pollution Control Officer issued new
CEQA guidance for the MCAQMD which requested that planning agencies and consultants use
the Bay Area Air Quality Management District (BAAQMD) CEQA Thresholds adopted on May
28th, 2010 (updated May 2011) to evaluate new projects. The BAAQMD’s approach to
developing a threshold of significance for GHG emissions is to identify the emissions level for
which a project would not be expected to substantially conflict with existing California legislation
adopted to reduce statewide GHG emissions needed to move us towards climate stabilization. If
a project would generate GHG emissions above the threshold level, it would be considered to
contribute substantially to a cumulative impact, and would be considered significant.
The proposed new Downtown Zoning Code is intended to fulfill the goals, objectives and
strategies of the Ukiah General Plan by encouraging the development of a healthy, safe,
diverse, compact, forested and walkable urban community. An underlying goal of the new Code
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is to encourage bicycling, walking, and the use of other alternative transportation sources. It
also requires tree planting to create shaded public spaces and shaded buildings. In doing so,
the Code would reduce the amount of greenhouse gas emissions attributable to vehicle use that
would occur under the current code, and reduce energy consumption.
Additionally, the new Code allows and encourages a mixed of office, retail, commercial, and
residential uses, and the project area is in close proximity to other similar land uses. These
attributes would reduce overall emissions associated with build-out (redevelopment) of the
project area. In a 2009 Study entitled “The Factors of Urban Morphology in Greenhouse Gas
Emissions: A Research Overview” by Michael Mehaffy, Stuart Cowan, and Diana Urge-Vorsatz,
it was concluded that compact urban form development can produce less greenhouse gas
emissions and require less energy consumption:
“Moreover, we know that a compact urban form can mitigate heat island effects,
affecting cooling demands, and can correlate with more or less efficient building
morphologies. More difficult to assess, the form can affect the behavior and
consumption patterns of individual energy users, as they make decisions about a
range of possible activities that affect energy consumption and emissions.”
“The evidence indicates that that these factors, and possibly others, create major
variations in energy use per person, and major emissions and other contributions
to climate change. The variation is not marginal, but, taken as whole, a
significant percentage of all energy use: the evidence herein will suggest that it
is perhaps on the magnitude of one-third of all energy use.”
For these reasons, the proposed project would not result in a considerable contribution to
cumulative GHG emissions. These same factors suggest the proposed project would not result
in inefficient, wasteful or unnecessary consumption of energy, and per the criteria described in
Appendix F of the CEQA Guidelines.
The proposed project would not be anticipated to generate GHG emissions, directly or indirectly,
that would have a significant impact or cumulatively considerable contribution to climate change
due to the fact that the project area already is substantially built-out and redevelopment under
the new Code would result in an increase in bike lanes, wider sidewalks, increased tree
planting, energy efficient buildings, etc.
Finally, any future proposed development would be subject to the requirements of the California
Environmental Quality Act, and an Initial Environmental Study would be required to determine if
future development would generate and cumulatively contribute greenhouse gas emissions into
the local environment. At this time, it is premature and would be speculative and unreasonable
to assume what size, scale, and intensity of development would possible be proposed in the
future and if greenhouse gas emissions would be produced.
Mitigation Measures: None Needed.
Impact Significance After Mitigation: N/A
(Source of Information for this Section: Final EIR – New Ukiah Courthouse Project, judicial Council of
California, Administrative Office of the Courts, April, 2012)
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MITIGATION MONITORING AND REPORTING: AB 3180 requires all public agencies to adopt
a monitoring and reporting program whenever they adopt an EIR or "Mitigated Negative
Declaration.”
Impact Mitigation Measure Responsibility Timing Verification
Air Quality: Short-
term production of
particulate matter
(PM-10) resulting
from future
construction activities
1. Prior to any future site
disturbance, grading or
excavation of soil, the
project proponents shall
submit an application to
the Mendocino County
Air Quality Management
District to determine if a
permit is required.
2. The project
contractors/applicants
for future projects
involving grading and the
disturbance of soil shall
prepare a dust control
plans. The project
contractors shall be
responsible for ensuring
that all adequate dust
control measures are
implemented in a timely
manor during all phases
of the project. The dust
control plans shall
include, at minimum, the
following measures:
a. Water shall be
applied by means of
truck(s), hoses,
and/or sprinklers as
needed prior to any
land clearing or
earth movement to
minimize dust
emissions.
b. All material
excavated,
stockpiles, or graded
shall be sufficiently
watered to prevent
fugitive dust from
leaving the site or
causing a public
nuisance. Watering
should occur at least
twice daily, however
frequency of
watering shall be
based on the type of
operation, soil, and
wind exposure.
c. All on-site vehicle
The applicants
of future
projects are
responsible for
implementing
the mitigation
measures. City
Public Works
Staff are
responsible for
verifying
implementation.
During all
phases of
construction
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speed shall be
limited to 15 miles
per hour (mph) on
unpaved roads.
d. All land clearing,
grading, earth
moving, and/or
excavation activities
shall be suspended
as necessary, based
on site conditions, to
prevent excessive
windblown dust
when winds are
expected to exceed
20 mph.
e. All inactive portions
of the disturbed site,
including soil
stockpiles, shall be
covered or routinely
watered to control
dust emissions.
f. Paved areas
adjacent to the site
shall be routinely
swept or washed as
required to remove
excess
accumulations of silt
and/or mud, which
may have resulted
from grading and
excavation at the
project site.
Biological
Resources:
Potential impacts to
the Gibson Creek
riparian corridor
resulting from future
construction activities
3. Future development
projects in the planning
area shall maintain a 50-
foot building setback
from the edge of the
Gibson Creek riparian
corridor, unless a shorter
distance is supported by
the State Department of
Fish and Game.
4. Future construction
activities shall not cut,
disturb, or remove native
riparian plants or trees
along the Gibson Creek
riparian corridor unless
supported by the State
Department of Fish and
Game.
The applicants
of future
projects are
responsible for
implementing
the mitigation
measures. City
Public Works
and Planning
Staffs are
responsible for
verifying
implementation
During site plan
review and
during all
phases of
construction.
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Cultural Resources:
Disturbance of pre-
historic or historic
resources during
future construction
activities
5. If, during site grubbing,
grading, soil excavation
or any aspect of future
project development
project, any pre-historic,
historic, or significant
cultural resources are
discovered, all work shall
be halted and the
contractor/project
proponent shall
immediately contact the
City of Ukiah Director of
Planning and Community
Development. The City
shall engage the services
of a qualified professional
archaeologist at the
expense of the project
proponents, to perform a
site reconnaissance and
to develop a precise
mitigation program, if
necessary.
The applicants
of future
projects are
responsible for
implementing
the mitigation
measures. City
Planning Staffs
is responsible
for verifying
implementation
During all
phases of
construction
Traffic: The US
101/Perkins Street
interchange –
currently operating at
an unacceptable LOS
6. Once a funding
mechanism is identified
and implemented for
improvements to the US-
101/Perkins Street
interchange, future
development projects
shall contribute their fair
share payments toward
the signalization and
roadway improvements.
The applicants
of future
projects are
responsible for
implementing
the mitigation
measures. City
Public Works
Staffs is
responsible for
verifying
implementation
Prior to the
issuance of
building permits.
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MANDATORY FINDINGS OF SIGNIFICANCE
FINDINGS
Does the project:
Potentially
Significant
Impact
Less Than
Significant With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a) Have the potential to degrade the quality of the
environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels,
threaten to eliminate a plant or animal community,
reduce the number or restrict the range of a rare
or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
b) Have impacts that are individually limited, but
cumulatively considerable? ("Cumulatively
considerable" means that the incremental effects
of a project are considerable when viewed in
connection with the effects of past projects, the
effects of other current projects, and the effects of
probable future projects)?
c) Have environmental effects which will cause
substantial adverse effects on human beings,
either directly or indirectly?
Discussion: This Initial Environmental Study concludes that the adoption and implementation
of the new Downtown Zoning Code would not have potentially significant adverse impacts on
the environment for the following reasons:
1. The project area is substantially built-out and future redevelopment under the proposed
new Code will result in increased bike lanes, wider sidewalks, increased tree plantings,
revitalization of Gibson Creek, etc.
2. No increase in potential density or intensity of land uses from what is currently allowed
or permitted would result.
3. It requires wider sidewalks, bicycle paths/routes, street trees, and other features to
promote walking, bicycling, and the use of other alternative modes of transportation.
4. It allows for the mixing of land uses to promote walking, bicycling, and the use of other
alternative modes of transportation.
5. It requires the preservation and enhancement of Gibson Creek and its riparian corridor.
6. It requires the preservation of landmark trees and includes standards to preserve and
enhance the historic downtown.
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7. It requires all newly proposed development to be consistent with the requirements of the
Airport Master Plan and Mendocino County Airports Land Use Plan.
8. No mineral resources or agricultural lands are located within or in close proximity to the
project area.
9. There are adequate public services to serve future development in the project area.
10. It promotes and encourages a sustainable community through the reuse and
improvement of existing buildings, infill development, green building and smart growth
practices, and resource conservation (such as the enhancement of the Gibson Creek
corridor, tree planting, and tree preservation).
11. Reasonable and feasible mitigation measures have been identified to eliminate or
reduce potentially significant adverse impacts to levels of insignificance.
12. Any future development would be subject to the requirements of the California
Environmental Quality Act, and an Initial Environmental Study would be required to
determine if future development would expose people to hazardous substances. At this
time, it is premature and would be speculative and unreasonable to assume what size,
scale, and intensity of development would possible be proposed in the future.
13. Review of recent environmental data prepared as part of the New Ukiah Courthouse
project (EIR) and Railroad Depot Site Land Acquisition and Soil Remediation project
(Mitigated Negative Declaration) provided up to date information on the environmental
setting, potential impacts from future development/redevelopment, and assisted in the
conclusions reached in this document.
14. The project would clearly provide benefits to the environment. These include
requirements for the preservation and restoration of Gibson Creek and its riparian
corridor; the preservation of landmark trees; the preservation and enhancement of the
historic fabric of the downtown; the requirement for wider sidewalks, bicycle
paths/routes, and street trees – all design to enhance pedestrian and bicycle use and
discourage automobile use, thereby reducing air pollution and greenhouse gas
emissions.
Accordingly, it has been determined that a Mitigated Negative Declaration is appropriate for the
project.
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DETERMINATION:
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a
NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment there
will not be a significant effect in this case because revisions in the project have been made by or
agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a “potentially significant impact” or “po tentially
significant unless mitigated” impact on the environment, but at least one effect 1) has been
adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has
been addressed by mitigation measures based on the earlier analysis as described on attached
sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the env ironment,
because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or
NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or
mitigation measures that are imposed upon the proposed project, nothing further is required.
Signature:
Date:
Charley Stump, Director
Department of Planning & Community Development
City of Ukiah
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REFERENCES CITED
1. City of Ukiah General Plan, 1995, 2011 (Housing Element)
2. The Linkage Between Land Use, Transportation and Air Quality, State Air Resources Board, 1993.
3. The Land Use - Air Quality Linkage: How Land Use and Transportation Affect Air Quality, State Air
Resources Board, 1997.
4. A Source of Air Quality Conditions Including Emissions Inventory, Ozone Formation, PM10
Generation, and Mitigation Measures for Mendocino County, CA., Sonoma Technologies, Inc.,
November, 1998.
5. General Plan Revision and Growth Management Plan Technical Report: Natural Habitat Section,
Michael W. Skenfield, and October, 1991
6. Soil Survey of Mendocino County, Eastern Part, and Trinity County, Southwestern Part, California, U.S.
Department of Agriculture - Soil Conservation Service, January, 1991.
7. A History of the Salmonid Decline in the Russian River, Steiner Environmental Consulting, August, 1996
8. Gibson Creek Habitat Enhancement and Public Access Study, LSA Associates, September 2000.
9. Creek Maintenance Policies and Procedures, City of Ukiah, 2010
10. U.S.G.S. Topographical Map, Ukiah Quadrangle, 1958 (photo inspected 1975).
11. Ukiah Municipal Airport Master Plan Report, Shutt Moen Associates, July, 1996
12. City Air Photographs: 2000, and 2001
13. City of Ukiah Citywide Circulation Study: Final Draft, Omni-means Engineers and Planners, November,
2006.
14. Downtown Ukiah Parking Improvement Study, W -Trans, December 27, 2007
15. Hazardous Waste and Substance Sites List from California Department of Toxic Substances
16. Greenhouse Gas, Climate Change, and Energy, National Energy Information Center (NEIC) Energy
Information Administration.
17. Draft EIR – New Ukiah Courthouse Project, judicial Council of California, Administrative Office of the
Courts, October, 2011.
18. Final EIR – New Ukiah Courthouse Project, judicial Council of California, Administrative Office of the
Courts, April, 2012.
19. Initial Environmental Study/Mitigated Negative Declaration: Railroad Depot Site Land Acquisition and
Sale/Soil Contamination Remediation, City of Ukiah Department of Planning and Community
Development, July, 2011.
20. Ukiah Redevelopment Agency 5-year Implementation Plan 2007-2012
21. Mendocino County Economic and Demographic Profile, 2010
22. City of Ukiah Historical and Architectural Resources Inventory Report , 1984-85, 1999
23. Remedial Action Plan: Former Rail Yard, Ukiah, CA., Weston Solutions, June 2011
24. Draft Technical Memorandum of Floodplain Analysis and Recommendations – Railroad Depot Site, City
of Ukiah, Weston Solutions, April 25, 2011.
25. The Factors of Urban Morphology in Greenhouse Gas Emissions: A Research Overview by Michael
Mehaffy, Stuart Cowan, and Diana Urge-Vorsatz, 2009
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CEQA
MITIGATED NEGATIVE
DECLARATION
Downtown Zoning Code
PROJECT: Downtown Zoning Code DATE: May , 2012
PROJECT
PROPONENT: City of Ukiah, 300 Seminary Avenue, Ukiah
LOCATION: The project area is generally bounded by Oak Street on the west, Henry Street and Norton Street on the
north, Seminary Avenue and Cleveland Lane on the south, and Leslie Street on the east. The area also includes the parcels
fronting on East Perkins Street from Oak Street to Highway 101
PROJECT DESCRIPTION: The proposed Ukiah Downtown Zoning Code is a land development regulatory tool (Zoning)
that places primary emphasis on the urban form, the relationship of buildings to each other, to the street, and to open space s
- rather than a code that is based primarily on land use. The Form Based Code:
Places less emphasis on the use of land as opposed to the form and location of the build environment.
Recognizes uses may change but the building remains.
Encourages mixed use and a mix of housing types.
Relies on design concepts and patterns intended to preserve the best of the downtown, creating more livable
environments and spaces.
Achieves compatibility of uses through design and orientation, instead of strict land use separation.
Gives more attention to the streetscape and the design of the public realm.
Is based on a design focused public participation process.
The basic principle is that design is emphasized more than use. It includes simple and clear graphic prescriptions for buildi ng
height, how a building is placed on site, and how building elemen ts are used to manage development. The form -based
approach of the proposed code regulates new infill development in the existing downtown core and Perkins Street corridor
with respect to the existing character/context, and prevents new out-of-scale development. The code supports mixed uses
with a range of housing types and commercial land uses with a focus on form, size, and placement of buildings, landscaping
and parking, and less on land use and density.
The proposed code includes sections addressing bui lding and site uses, land use standards, site planning and development
standards, architectural standards, historic building standards, parking requirements, tree preservation and planting
requirements, and circulation standards.
ENVIRONMENTAL SETTING: The environmental setting of the Downtown and Perkins Street corridor area affected by
the proposed code is characterized by dense urban development. The Perkins Street corridor is the primary vehicular
access from State Highway 101 to the historic Downtown , and carries the heaviest number of vehicles during peak traffic
hours. The majority of the area is built out, but is ripe for redevelopment because many of the buildings are old and reachin g
their practical usefulness. Additionally, there are a number o f vacant parcels in the boundaries of the code area, most
notable the property referred to as the Railroad Depot parcels. This approximate 10 acre property is prime for
redevelopment and represents a significant opportunity site for future development.
Gibson creek also flows through portion of the area from the northwest to the southeast. This stream supports animal
populations in its riparian bands, as well as aquatic life, including migrating salmon and steelhead fish.
Planning and Community
Development
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FINDINGS SUPPORTING A MITIGATED NEGATIVE DECLARATION:
1. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as mitigated,
does not have the potential to degrade the quality of the local or regional environment;
2. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as mitigated, will
not result in short-term impacts that will create a disadvantage to long-term environmental goals;
3. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as mitigated, will
not result in impacts that are individually limited, but cumulatively considerable; and
4. Based upon the analysis, findings and conclusions contained in the Initial Environmental Study, the project, as mitigated, will
not result in environmental impacts that will cause substantial adverse effects on human beings, either directly or indirectly.
5. The Initial Environmental Study examined areas of potential impacts and based on the conclusions reached in the Initial
Environmental Study, it has been determined that the proposed project , as mitigated, would not in and of itself, have
significant adverse impacts on the environment for the following reasons:
a. No increase in potential density or intensity of land uses from what is currently allowed or permitted would result.
b. It requires wider sidewalks, bicycle paths/routes, street trees, and other features to promote walking, bicycling, and the us e of
other alternative modes of transportation.
c. It allows for the mixing of land uses to promote walking, bicycling, and the use of other alternative modes of transportation.
d. It requires the preservation and enhancement of Gibson Creek and its riparian corridor.
e. It requires the preservation of landmark trees and includes standards to preserve and enhance the historic downtown.
f. It requires all newly proposed development to be consistent with the requirements of the Airport Master Plan and Mendocino
County Airports Land Use Plan.
g. No mineral resources or agricultural lands are located within or in close proximity to the project area.
h. There are adequate public services to serve future development in the project area.
i. It promotes and encourages a sustainable community through the reus e and improvement of existing buildings, infill development,
green building and smart growth practices, and resource conservation (such as the enhancement of the Gibson Creek corridor,
tree planting, and tree preservation).
j. Any future development would be subject to the requirements of the California Environmental Quality Act, and an Initial
Environmental Study would be required to determine if future development would expose people to hazardous substances. At this
time, it is premature and would be speculative and unreasonable to assume what size, scale, and intensity of development would
possible be proposed in the future.
k. Reasonable and feasible mitigation measures have been identified that would eliminate or reduce significant impacts to levels of
insignificance.
STATEMENT OF DECLARATION: After appraisal of the possible impacts of this project, the City of Ukiah
has determined that the project, as mitigated, will not have a significant effect on the environment, and
further, that this Mitigated Negative Declaration constitutes compliance with the requirements for
environmental review and analysis required by the California Environmental Quality Act.
The Initial Environmental Study and all resources information used to perform the initial environmental analysis may
be reviewed at the City of Ukiah Department of Planning and Community Development, Ukiah Civic Center, 300
Seminary Avenue, Ukiah, California.
Charley Stump, Director Date
Planning and Community Development
City of Ukiah
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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.
C2
DC
GU
GU
GU
UC
UC
UC
UC
GU
C1
EAST
P
E
R
K
I
N
S
S
T
R
E
E
T
SOUTH MAIN STREETNORTH STATESTREETNORTHMAINSTREETNORTHSCHOOL STREETSOUTHSTATESTREETWEST
C
L
A
Y
S
T
R
E
E
T
E A ST STANDLEY
STRE ET
EA S T
C
L
AY STREET :
Legend
Zone Designation
Community Commercial
(C1)
Heavy Commercial (C2)
Downtown Core (DC)
Urban Center (UC)
General Urban (GU)
Roads
Existing DZC Boundary
Ukiah Assessor Parcels
0 1,000
Feet
Downtown Zoning Code
MAP UPDATED FEBRUARY 2026
ATTACHMENT 2
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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.
C1
C2
DC
GU
PF
REC/PF
UC
C1
C1
C1
C1
UC
UC
GU
GU
GU
EAST
P
E
R
K
I
N
S
S
T
R
E
E
T
SOUTH MAIN STREETNORTH STATESTREETNORTHMAINSTREETNORTHSCHOOL STREETSOUTHSTATESTREETWEST
C
L
A
Y
S
T
R
E
E
T
EA S T STAND LEY STREE T
EA S T
C
L
AY STREET :
Legend
Proposed DZC Zoning
C1 - Community
Commercial
C2 - Heavy Commercial
DC - Downtown Core
GU - General Urban
UC - Urban Center
PF - Public Facility
REC/PF - Recreation/
Public Facility
Roads
Proposed DZC
Boundary
Existing DZC Boundary
Ukiah Assessor Parcels
0 1,000
Feet
Proposed Downtown Zoning Code
MAP UPDATED FEBRUARY 2026
ATTACHMENT 3
Page 94 of 135
APN SITUS ADDRESS Acreage Existing Zoning Proposed Zoning GP 2040 Airport Zone
00220032 NONE 0.041 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00220034 NONE 0.106 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00219353 NONE 0.337 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00224205 543 E PERKINS ST 0.142 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00224204 529 E PERKINS ST 0.143 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00220040 115 N ORCHARD AVE 0.807 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00224202 505 E PERKINS ST 0.175 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00220036 410 E PERKINS ST 0.7 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00220035 402 E PERKINS ST 0.69 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00224206 557 E PERKINS ST 0.142 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00224207 571 E PERKINS ST 0.244 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00224203 515 E PERKINS ST 0.144 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00224701 605 E PERKINS ST 0.691 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00220038 596 E PERKINS ST 0.446 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00224217 585 E PERKINS ST 0.329 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00219225 245 E STANDLEY ST 0.279 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00219224 214 E PERKINS ST 0.533 UC ‐ Urban Center C1 ‐ Community Commercial DC 4
00219218 105 N MAIN ST 0.402 UC ‐ Urban Center C1 ‐ Community Commercial DC 4
00219345 404 E PERKINS ST 1.027 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00219315 400 E PERKINS ST 0.755 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00219354 135 HOSPITAL DR 0.215 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00219352 NONE 0.232 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00219355 320 E PERKINS ST 0.274 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00219314 326 E PERKINS ST 0.201 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00219202 NONE 0.131 UC ‐ Urban Center C1 ‐ Community Commercial DC 4
00219203 NONE 0.213 UC ‐ Urban Center C1 ‐ Community Commercial DC 4
00219321 308 E PERKINS ST 1.262 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00219222 228 E PERKINS ST 0.177 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00219217 228 E PERKINS ST 0.114 UC ‐ Urban Center C1 ‐ Community Commercial DC 4
00223109 203 S MAIN ST 1.271 UC ‐ Urban Center C1 ‐ Community Commercial DC 4
00223129 247 E PERKINS ST 0.57 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00223128 245 E PERKINS ST 0.412 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00223121 225 E PERKINS ST 0.511 UC ‐ Urban Center C1 ‐ Community Commercial DC 4
00223101 101 S MAIN ST 0.454 UC ‐ Urban Center C1 ‐ Community Commercial DC 4
00223102 119 S MAIN ST 0.27 UC ‐ Urban Center C1 ‐ Community Commercial DC 4
00223130 245 E PERKINS ST 0.448 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00223124 276 E CLAY ST 1.219 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00223127 213 S MAIN ST 0.499 UC ‐ Urban Center C1 ‐ Community Commercial DC 4
00223123 235 E PERKINS ST 1.888 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00223215 309 E PERKINS ST 3.921 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00223131 307 S MAIN ST 0.911 UC ‐ Urban Center C1 ‐ Community Commercial DC 4
00223132 East CLAY ST 0.604 UC ‐ Urban Center C1 ‐ Community Commercial DC 4
00220043 534 E PERKINS ST 0.86 UC ‐ Urban Center C1 ‐ Community Commercial DC 6
00220044 534 E PERKINS ST 10.086 UC ‐ Urban Center C1 ‐ Community Commercial CC 6
00220044 534 E PERKINS ST 10.086 UC ‐ Urban Center C1 ‐ Community Commercial CC 6
APN SITUS ADDRESS Acreage Existing Zoning Proposed Zoning GP 2040 Airport Zone
00219312 185 MASON ST 0.121 UC ‐ Urban Center C2 ‐ Heavy Commercial DC 6
00219317 169 MASON ST 0.977 UC ‐ Urban Center C2 ‐ Heavy Commercial DC 6
Downtown Zoning Code Amendments
Changes by Parcel
Urban Center (UC) to Community Commercial (C‐1)
Urban Center (UC) to Heavy Commercial (C‐2)
ATTACHMENT 4
Page 95 of 135
APN SITUS ADDRESS Acreage Existing Zoning Proposed Zoning GP 2040 Airport Zone
00224101 401 E PERKINS ST 0.089 GU ‐ General Urban C1 ‐ Community Commercial DC 6
00224107 495 E PERKINS ST 0.341 GU ‐ General Urban C1 ‐ Community Commercial DC 6
00224103 407 E PERKINS ST 0.49 GU ‐ General Urban C1 ‐ Community Commercial DC 6
00228205 140 LESLIE ST 0.189 GU ‐ General Urban C1 ‐ Community Commercial DC 6
00228204 138 LESLIE ST 0.194 GU ‐ General Urban C1 ‐ Community Commercial DC 6
00228203 134 LESLIE ST 0.26 GU ‐ General Urban C1 ‐ Community Commercial DC 6
00224102 403 E PERKINS ST 0.273 GU ‐ General Urban C1 ‐ Community Commercial DC 6
00228202 NONE 0.132 GU ‐ General Urban East Clay St. Extension onto Peach St. DC 6
00223211 NONE 0.189 GU ‐ General Urban C1 ‐ Community Commercial DC 6
00223210 NONE 0.188 GU ‐ General Urban C1 ‐ Community Commercial DC 6
00219122 301 N MAIN ST 0.255 GU ‐ General Urban C1 ‐ Community Commercial DC 4
00219201 289 N MAIN ST 0.258 GU ‐ General Urban C1 ‐ Community Commercial DC 4
00219214 280 E STANDLEY ST 0.577 GU ‐ General Urban C1 ‐ Community Commercial DC 6
00219123 262 E SMITH ST 0.627 GU ‐ General Urban C1 ‐ Community Commercial DC 4
00223205 122 LESLIE ST 0.405 GU ‐ General Urban C1 ‐ Community Commercial DC 6
00223204 124 LESLIE ST 0.139 GU ‐ General Urban C1 ‐ Community Commercial DC 6
00219211 NONE 0.584 GU ‐ General Urban C1 ‐ Community Commercial DC 4
00223207 120 LESLIE ST 0.177 GU ‐ General Urban C1 ‐ Community Commercial DC 6
00223209 NONE 0.258 GU ‐ General Urban C1 ‐ Community Commercial DC 6
00223206 325 E PERKINS ST 0.288 GU ‐ General Urban C1 ‐ Community Commercial DC 6
00223116 375 S MAIN ST 0.476 GU ‐ General Urban C1 ‐ Community Commercial DC 4
00228220 200 E CLAY ST 1.864 GU ‐ General Urban C1 ‐ Community Commercial DC 6
APN SITUS ADDRESS Acreage Existing Zoning Proposed Zoning GP 2040 Airport Zone
00219344 NONE 1.232 C2 ‐ Heavy Commercial REC/PF ‐ Recreation/Public Facilities CC 6
00223215 309 E PERKINS ST 0.95 UC ‐ Urban Center REC/PF ‐ Recreation/Public Facilities DC 6
APN SITUS ADDRESS Acreage Existing Zoning Proposed Zoning GP 2040 Airport Zone
00228221 309 E PERKINS ST 1.446 GU ‐ General Urban PF ‐ Public Facilities DC 6
00223214 309 E PERKINS ST 2.629 UC ‐ Urban Center PF ‐ Public Facilities DC 6
General Urban (GU) & Urban Center (UC) to Public Facilities (PF)
Heavy Commercial (C‐2) & Urban Center (UC) to Recreation/Public Facilities (REC‐PF)
General Urban (GU) to Community Commercial (C‐1)
Page 96 of 135
APN SITUS ADDRESS Acreage Existing Zoning Proposed Zoning GP‐2040 Airport Zone
00217607 300 W SMITH ST 0.61
CN ‐ Neighborhood
Commercial GU ‐ General Urban NC 6
00221706 224 N OAK ST 0.45 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00225704 NONE 0.38 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00221902 104 S OAK ST 0.31 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00221907 306 W CHURCH ST 0.24 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00221703 280 North OAK ST 0.18 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00221806 NONE 0.18 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00225603 204 S OAK ST 0.17 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00221804 NONE 0.15 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00221805 NONE 0.14 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00225609 NONE 0.13 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00225607 218 S OAK ST 0.13 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00225605 206 S OAK ST 0.13 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00221802 NONE 0.13 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00221807 NONE 0.12 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00221808 NONE 0.12 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00221803 NONE 0.11 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00225705 NONE 0.1 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00227103 510 S SCHOOL ST 0.32 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00227101 293 SEMINARY AVE 0.22 C1 ‐ Community Commercial GU ‐ General Urban CC 6
00227216 195 SEMINARY AVE 0.07 C1 ‐ Community Commercial GU ‐ General Urban CC 4
00227215 185 SEMINARY AVE 0.23 C1 ‐ Community Commercial GU ‐ General Urban CC 4
00227202 502 S STATE ST 0.29 C1 ‐ Community Commercial GU ‐ General Urban CC 4
Neighborhood and Community Commercial (CN & C‐1) to General Urban (GU)
Page 97 of 135
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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Bureau of Land Management, Esri, HERE, Garmin, INCREMENT P, USGS, METI/NASA, EPA, USDA
Downtown Zoning Airport Compatibility Map
Map Updated- January 2026
ATTACHMENT 5
Page 98 of 135
Draft Findings of Consistency:
Downtown Zoning Code (DZC) Amendments
CEQA Section 15183
February 25, 2026
SCH No: XXXXXXXXXX
Prepared by:
City of Ukiah
Community Development Department
Planning Division
300 Seminary Avenue, Ukiah, CA 95482
www.cityofukiah.com/community-development/planning-services/
ATTACHMENT 6
Page 99 of 135
1
Table of Contents
I. PROJECT INFORMATION 2
II. INTRODUCTION 3
1. Purpose of the CEQA Guidelines Section 15183 Findings of Consistency 3
2. Ukiah 2040 General Plan EIR 3
3. Rationale for Utilization of Section 15183 3
4. 2012 Downtown Zoning Code Mitigated Negative Declaration 4
III. PROJECT DESCRIPTION 4
1. Project Purpose 4
2. Environmental Setting and Project Location 5
IV. EVALUATION OF ENVIRONMENTAL EFFECTS 9
1. Density 9
2. Project-Specific Effects Peculiar to the Project or its Site 11
3. Significant Impacts Not Analyzed in the Prior EIR 14
4. Cumulative Impacts 15
5. New Information 16
V. DETERMINATION 16
Page 100 of 135
2
I. PROJECT INFORMATION
Project Title: Downtown Zoning Code (DZC) Boundary Modification
Lead Agency Address and Phone Number:
City of Ukiah
Community Development Department
300 Seminary Avenue
Ukiah, California 95482
CEQA Contact Person and Phone Number:
Katherine Schaefers, Planning Manager
City of Ukiah, Community Development Department
(707) 463-6203
KSchaefers@cityofukiah.com
Applicant: City of Ukiah
Property Owner: City of Ukiah
Project Location: Downtown Ukiah, specifically the Downtown Core, the East Perkins Street
Corridor, and adjacent parcels including portions of the Great Redwood Trail Corridor. The project
area is located within Airport Influence Area Compatibility Zones 4 (Outer Approach/Departure
Zone), and 6 (Traffic Pattern Zone), and Other Airport Environs (OAE) of the Ukiah Municipal
Ai t General Plan Designation: Downtown Core (DC), Community Commercial (CC), Public (P),
Recreation (REC) and Open Space (OS)
Zoning Designation:
Existing: Downtown Zoning Code (General Urban, Urban Center, Downtown Core); Heavy
Commercial (C-2).
Proposed:
• Community Commercial (C-1): Applied to the majority of the Perkins Street Corridor
(currently General Urban);
• Public Facilities (PF): Applied to specific parcels currently zoned General Urban and
Urban Center.
• Public Facilities (PF) (Map Label "REC/PF"): Applied to specific parcels currently zoned
Urban Center and Heavy Commercial (C-2) to implement the "Recreational" (REC)
General Plan land use designation. The proposed zoning map utilizes the composite label
"REC/PF" to distinguish these recreational assets (such as the Great Redwood Trail) from
other civic facilities. Until the Recreation zoning district is created, these parcels will be
regulated under the Public Facilities (PF) zoning district provisions of the Ukiah City Code;
• Heavy Commercial (C-2): Applied to specific parcels currently zoned Urban Center.
• Downtown Zoning Code Expansion: The General Urban (GU) classification would be
expanded to include parcels along Oak/Seminary.
Page 101 of 135
3
II. INTRODUCTION
1. Purpose of the CEQA Guidelines Section 15183 Findings of Consistency
California Public Resources Code section 21083.3 and California Environmental Quality Act
(CEQA) Guidelines Section 15183 provide an exemption from additional environmental review for
projects that are consistent with the development density established by existing zoning,
community plan or general plan policies for which an Environmental Impact Report (EIR) was
certified, except as might be necessary to examine whether there are project-specific significant
effects which are peculiar to the project or its site.
Section 15183 specifies that examination of environmental effects shall be limited to those effects
that:
(1) Are peculiar to the project or the parcel on which the project would be located, and were
not analyzed as significant effects in a prior EIR on the zoning action, general plan, or
community plan, with which the project is consistent,
(2) Are potentially significant off-site impacts and cumulative impacts which were not
discussed in the prior EIR prepared for the general plan, community plan or zoning action,
or
(3) Are previously identified significant effects which, as a result of substantial new information
which was not known at the time the EIR was certified, are determined to have a more
severe adverse impact than discussed in the prior EIR.
Section 15183(c) further specifies that if an impact is not peculiar to the parcel or to the proposed
project, has been addressed as a significant effect in the prior EIR, or can be substantially
mitigated by the imposition of uniformly applied development policies or standards, then an
additional EIR need not be prepared for that project solely on the basis of that impact.
2. Ukiah 2040 General Plan EIR
The Ukiah 2040 General Plan and its associated EIR (SCH# 2022050556) were certified in
December 2022. The General Plan designates land uses defining the type and amount of
development that can occur throughout the City through the planning horizon year of 2040. The
EIR comprehensively evaluated environmental impacts that would result from the General Plan’s
implementation, including information related to existing site conditions, analyses of the types and
magnitude of project-level and cumulative environmental impacts, and feasible mitigation
measures. The EIR explicitly states that future projects consistent with the General Plan may
qualify for streamlined environmental review under CEQA Guidelines Section 15183.
3. Rationale for Utilization of Section 15183
The City has determined that Section 15183 of the CEQA Guidelines is the appropriate
environmental compliance pathway for this Project. The legislative intent of Section 15183 is to
streamline the review of such projects and reduce the need to prepare repetitive environmental
studies. By utilizing this exemption, the City relies on the comprehensive analysis, mitigation
measures, and development assumptions already certified in the Ukiah 2040 General Plan EIR.
This allows the environmental review to focus strictly on whether the rezoning action presents
Page 102 of 135
4
peculiar effects that were not previously analyzed, rather than re-analyzing region-wide impacts
that were already adjudicated.
This streamlining mechanism is distinct from a Negative Declaration (ND) or Mitigated Negative
Declaration (MND), which could be a similar pathway a project like this might take. An ND or MND
is only appropriate when there is no substantial evidence that a project may have a significant
effect on the environment, or when revisions in the project plans would avoid the effects or mitigate
the effects to a point where clearly no significant effect on the environment would occur.
For example, the Ukiah 2040 General Plan EIR identified significant and unavoidable impacts
regarding Vehicle Miles Traveled (VMT) and Noise resulting from the City’s planned buildout. As
this Project implements that buildout by updating zoning densities and maps, it inherently
contributes to those previously identified significant effects. Consequently, the City cannot legally
adopt a standard Negative Declaration or MND claiming "no significant impact" without
contradicting the certified General Plan EIR and the Statement of Overriding Considerations
adopted by the City Council.
Section 15183 solves this conflict by explicitly stating that if an impact is not peculiar to the parcel
or has been addressed as a significant effect in the prior EIR, an additional EIR need not be
prepared for the project solely on the basis of that impact. This allows the City to implement the
General Plan without redundant environmental review for impacts that have already been
acknowledged and accepted.
As documented in Section IV below, this Project is consistent with the density established by the
Ukiah 2040 General Plan and does not present peculiar effects that were not analyzed in the 2040
General Plan EIR or the 2012 DZC MND. Therefore, the statutory exemption provided by Sectio
15183 applies, and further environmental review is restricted to the analysis contained herein.
4. 2012 Downtown Zoning Code Mitigated Negative Declaration
In September 2012, the City of Ukiah adopted a Mitigated Negative Declaration (MND) (SCH#
2012062026) for the adoption of the original Downtown Zoning Code [See Attachment 1 DZC
Final ISMND]. This prior environmental document analyzed the transition of the project area from
standard commercial zoning to form-based codes. It identified potentially significant impacts
regarding air quality (construction dust), biological resources (creek setbacks), cultural resources,
and traffic, all of which were mitigated to a less than significant level through adopted mitigation
measures. These measures have since been integrated into standard City operating procedures
and ordinances. This Findings of Consistency document draws upon the environmental setting
and analysis established in the 2012 MND to demonstrate that modifying the zoning boundaries
does not introduce new peculiarities or significant effects.
III. PROJECT DESCRIPTION
1. Project Purpose
The proposed Project involves amendments to the Downtown Zoning Code (DZC) text and a
comprehensive rezoning of specific parcels within the DZC boundary to align zoning regulations
Page 103 of 135
5
with existing land uses, the Ukiah 2040 General Plan, and the physical characteristics of the
parcels. Specifically, the Project proposes to:
• Rezone parcels currently designated General Urban (GU) mostly back to Community
Commercial (C-1), to address the misapplication of form-based codes on auto-oriented
lots (e.g., the commercial parcels along the East Perkins Street corridor), but also to Public
Facilities (PF) where civic uses exist or are planned (e.g., the New Ukiah Courthouse
infrastructure and related public grounds)
• Rezone portions of the Urban Center (UC) district to Public Facilities (PF), hereinafter
identified as "REC/PF", to be consistent with the "Recreational" (REC) General Plan
designation. This specifically affects the Great Redwood Trail alignment and Depot assets
to reflect their open space function.
• Rezone portions of the Urban Center (UC) district to Heavy Commercial (C-2) (reflecting
existing intensive commercial/industrial uses located east of Main Street that do not match
the pedestrian-oriented Urban Center vision).
• Rezone one parcel from Heavy Commercial (C-2) to Recreation/Public Facility (REC/PF)
to ensure the zoning designation matches the public use of the Great Redwood Trail
infrastructure.
• Refine the DZC boundaries to focus form-based coding on the Downtown Core areas
(specifically maintaining the code where it aligns with the traditional block structure of
State Street and expanding it to the Oak Street and Seminary Avenue corridors which
share similar pedestrian-oriented characteristics).
The purpose of this Project is to resolve the mismatch between the form-based standards of the
DZC and the existing development patterns on Perkins Street and the rail corridor, facilitate
mixed-use development through objective design standards in the C-1 district, and accurately
categorize public and recreational lands.
2. Environmental Setting and Project Location
The Project area encompasses approximately 65 acres comprising 216 parcels within the central
portion of the City of Ukiah (See Attachment 2, Existing DZC Maps & Parcels, and Attachment 3,
Proposed DZC Map). 96 of those parcels are proposed for a change in zoning (See Attachment
4, Table of Rezoned Parcels). The area includes the historic Downtown Core, the East Perkins
Street corridor, and the rail corridor:
• Perkins Street Corridor: Characterized by auto-oriented commercial uses and larger
irregular parcels.
• Airport Influence Area: The project site is located approximately one mile north of the Ukiah
Municipal Airport. The project area falls within the Airport Influence Area (AIA) as defined
by the 2021 UKIALUCP. Specifically, portions of the project area are located within
Compatibility Zone 4 (Outer Approach/Departure Zone), Compatibility Zone 6 (Traffic
Pattern Zone), and the Other Airport Environs (OAE) zone (See Attachment 5 DZC
Existing Airport Zone Map).
• Hydrology: Gibson Creek flows through a portion of the project area from the northwest to
the southeast.
Page 104 of 135
6
3. Background
Legislative History
In 2007, the City conducted a design charrette to develop a vision for the Downtown and Perkins
Street areas, which led to the adoption of the DZC in 2012. The original environmental review for
the DZC determined that the code would result in beneficial impacts to aesthetics and air quality
by encouraging compact, walkable development. However, the original DZC relied heavily on the
availability of redevelopment funds to finance the site assembly, infrastructure upgrades, and gap
financing necessary to transform irregular, auto-oriented parcels into the pedestrian-oriented
urban grid envisioned by the charette.
The dissolution of redevelopment agencies by the State of California in 2012 fundamentally
altered the implementation landscape. This legislative shift transferred the burden of public
infrastructure improvement, as is evidenced by the street extensions originally planned to break
up large blocks, almost entirely to private development. Consequently, the strict form-based
standards of the DZC, which required buildings to be pulled to the street and parking to be hidden,
became economically infeasible for many property owners along the Perkins Street corridor,
where parcels vary widely in width, depth, and frontage.
Ukiah 2040 General Plan
The Ukiah 2040 General Plan mandates the update of the DZC to ensure consistency with other
General Plan goals, policies and land use designations (Policy LU-10.1). Table 2-1 within the
General Plan’s Land Use Element explicitly differentiates the “walkable, infill-oriented
environment” envisioned for the Downtown Core from the “auto-oriented uses” and “large format
retail” designated for the Highway Commercial and Community Commercial corridors. This
distinction acknowledges that while the downtown core is suited for form-based codes, the auto-
oriented corridors require a regulatory approach that matches their physical reality and economic
function. Subsequent analysis by the DZC Ad Hoc Committee determined that form-based codes
were misapplied to auto-oriented corridors and public lands, leading to the specific realignments
proposed in this Project.
New Ukiah Courthouse EIR and Addendum (2012/2022)
In December 2022, the Judicial Council of California adopted an Addendum to the New Ukiah
Courthouse EIR (SCH #2011042089). This Addendum analyzed the specific environmental
impacts of developing the new courthouse on the parcels the City proposing to rezone to Public
Facilities (PF), (APNs associated with the “Railroad Depot site”). The Addendum concluded that
the finalized project design would result in reduced environmental impacts compared to the
original 2012 analysis. Specifically, the facility size was reduced from 114,000 square feet to
77,887 square feet, and the project site was configured to exclude the parcel containing the
historic Railroad Depot, thereby avoiding direct impacts to the historic resource. This
environmental document serves as a specific benchmark confirming that the transition of these
parcels to civic use does not present new or peculiar environmental effects.
Page 105 of 135
7
Prior to the Courthouse EIR, the City prepared an Initial Study and Mitigated Negative Declaration
for the Railroad Depot Site Land Acquisition and Soil Remediation (July 2011). This document
specifically analyzed the environmental effects of assembling the parcels now proposed for Public
Facilities (PF) zoning and remediating soil contamination associated with historic rail uses.
Additionally, the 2012 New Ukiah Courthouse EIR provided site-specific analysis regarding
hazardous materials, railroad safety and traffic interactions at the Perkins Street crossing. These
documents established a baseline of mitigation for the Depot site that remains applicable to the
proposed rezoning.
4. Comparative Zoning Analysis
To demonstrate that the Project is consistent with the Ukiah 2040 General Plan and remains within
the scope of the certified Environmental Impact Reports (EIRs), this section provides a
comparative analysis of the existing and proposed zoning standards.
• Table 1 (Zoning Realignments) details the specific parcel counts for both the “unwinding”
of the DZC along Perkins Street and the “expansion” of the DZC along Oak/Seminary. For
a comprehensive overview all changed parcels, please refer to Attachment 3 Proposed
DZC Zoning Map and Attachment 4 Table of Rezoned Parcels.
• Table 2 (Comparison of Density Standards) further illustrates the DZC reduction and
expansion:
1. DZC Reduction: Returning the Perkins Street corridor to Community Commercial
(C-1) maintains the historic density cap of 28 du/ac, ensuring no loss of housing
capacity.
2. DZC Expansion: Incorporating the Oak Street/Seminary Avenue parcels into the
General Urban (GU) zone effectively "upzones" or maintains density (increasing
from 15 du/ac to 28 du/ac for CN parcels), which implements the Downtown Core
General Plan designation for high-density infill.
• Table 3 (Changes to Land Use Allowances) highlights the regulatory trade-offs. For the
Perkins corridor, it restores auto-oriented uses (drive-throughs). For the Oak/Seminary
expansion area, it applies form-based protections that prohibit auto-intensive uses,
ensuring these streets transition to the walkable, pedestrian-oriented character envisioned
in the General Plan.
Table 1: Zoning Realignments
Existing Zoning
(GP Designation)
Proposed
Zoning Count Rationale
UC (DC)
UC (CC)
GU (DC)
C-1 69
parcels
Realigns form-based districts to standard
commercial zoning (C-1) better suited for auto-
oriented corridors.
UC (DC) C-2 2 parcels Acknowledges heavy commercial uses east of
Main Street.
GU (DC)
UC (DC)
PF 2 parcels Reflects the specific civic use of the
Courthouse and Depot.
Page 106 of 135
8
CN (NC)
C-1 (CC)
GU 23
parcels
Incorporates the Oak/Seminary corridors into
the DZC to enforce pedestrian-oriented design,
consistent with their "Downtown Core" GP
Designation.
Table 2: Comparison of Density Standards
Zoning
District
Residential Density
(Min/Max)
Rationale
CN
Existing
Zoning for
Expansion
Area
1-15 du/ac The current low density (max 15) conflicts with the General
Plan "Downtown Core" designation, which envisions
higher intensity infill.
GU
Proposed
Zoning for
Expansion
Area
10-28 du/ac The GU zone was intended for moderate density, but the
form-based requirements of the DZC often made
maximizing this density financially infeasible on irregular
lots.
UC
Existing
Zoning for
Perkins St
15-28 du/ac While allowing up to 28 du/ac, the UC zone often restricted
ground-floor residential, limiting actual achievable density.
C-1
Proposed
Zoning for
Perkins St
15-28 du/ac The C-1 District maintains the exact same maximum
density (28 du/ac) as the DZC districts, ensuring no loss in
theoretical capacity, while facilitating actual production
through Objective Design Standards.
C-2 N/A (Mixed Use
Allowed)
Residential uses are permitted in C-2 when complying with
Objective Design Standards, allowing for high-density infill
(typically 28–40 du/ac) consistent with the Highway
Commercial GP designation.
PF N/A Civic uses do not generate residential density; this zoning
reflects the existing built condition of the Courthouse and
Depot.
Table 3: Changes to Land Use Allowances
Land Use
Category Area of Change Effect of Zoning
Change Planning Rationale
Housing
Approvals
Perkins St
Corridor
(DZCC-1)
Discretionary
Ministerial
Shifting to C-1 allows housing by-right
(with ODDS), removing DZC process
barriers and facilitating housing
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9
production consistent with Housing
Element Implementation Program 2h.
Formula
Restaurants
Perkins St
Corridor
(DZCC-1)
Prohibited
Allowed
Removes the ban on chain restaurants,
acknowledging that Perkins Street
functions as a regional commercial
corridor rather than a boutique
downtown street.
Drive-
Through
Facilities
Perkins St
Corridor
(DZCC-1)
Prohibited
Allowed
Restores auto-oriented commercial
uses to the City's primary arterial where
they are economically viable and
compatible with the "Community
Commercial" designation,
acknowledging Perkins Street’s function
as a regional commercial corridor rather
than a boutique downtown street.
Auto-
Oriented
Uses
Oak/Seminary
Corridor
(C-1/CN
DZC)
Allowed
Restricted
Applying DZC standards prohibits new
drive-throughs and auto-intensive uses,
protecting the walkable grid adjacent to
the historic downtown.
Building
Form
Oak/Seminary
Corridor
(DZC
C-1/CN)
Standard
Form-Based
New development must now meet DZC
frontage and architectural standards
(e.g., buildings at the sidewalk edge),
enforcing the "Downtown Core" vision
for a pedestrian-oriented environment.
IV. EVALUATION OF ENVIRONMENTAL EFFECTS
The following evaluation determines whether the proposed Ordinance qualifies for streamlined
review pursuant to CEQA Guidelines Section 15183 by addressing the three mandatory findings
related to density, project-specific effects, and previously unanalyzed impacts.
1. Density
Finding: The proposed Ordinance is consistent with the development density established by the
Ukiah 2040 General Plan policies for which an EIR was certified.
Discussion: The Project realigns zoning boundaries to match the distinct "Character Areas"
envisioned in the Ukiah 2040 General Plan. A comparative analysis demonstrates that the
proposed zoning changes result in a maintenance of development intensity compared to the
theoretical buildout analyzed in the Ukiah 2040 General Plan EIR and the 2012 Downtown Zoning
Code (DZC) MND.
Crucially, the proposed rezoning of the Perkins Street corridor and commercial centers from DZC
districts (General Urban/Urban Center) to Community Commercial (C-1) does not reduce the
residential density potential envisioned under the original DZC initial buildout. The 2012 DZC
MND analyzed the project area with a maximum residential density of 28 dwelling units per acre
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10
(du/ac). The proposed C-1 zoning district also permits a maximum density of 28 du/ac, consistent
with the Community Commercial designation in the 2040 General Plan. Therefore, returning these
parcels to standard commercial zoning maintains the exact density envelope established and
expected during the adoption of the DZC in 2012.
While consistent with historic density expectations, the Project represents a reduction in intensity
compared to the theoretical maximums analyzed in the 2040 General Plan EIR. The General Plan
EIR analyzed the Downtown Core (DC) designation with a maximum density of 40 dwelling units
per acre (du/ac). By rezoning approximately 72 parcels currently designated DC or Community
Commercial to standard Community Commercial (C-1), which is capped at 28 du/ac, the Project
significantly reduces the potential theoretical residential buildout and associated traffic generation
compared to the maximum intensity certified in the 2040 General Plan EIR. This confirms the
Project does not exceed the density thresholds established in the certified environmental
documents.
In addition to maximums, the Project is consistent with the minimum density standards relied upon
in the General Plan EIR to meet the City's housing goals. The 2012 DZC established minimum
residential densities (10–15 du/ac) to prevent the underutilization of land. The proposed rezoning
to Community Commercial (C-1) maintains consistency with this intent. The Ukiah 2040 General
Plan Land Use Element defines the Community Commercial designation with a density range of
15–28 du/ac (Table 2-2). Therefore, future residential mixed-use development within the proposed
C-1 zones remains subject to the General Plan’s minimum density floor. This ensures that the
rezoning will not result in the underutilization of infill sites, maintaining the validity of the "compact
growth" and "infill" assumptions analyzed in the General Plan EIR.
Furthermore, the rezoning of the new Courthouse site and Great Redwood Trail parcels to Public
Facilities (PF) removes them from mixed-use residential density calculations entirely, reflecting
their specific government function. As confirmed by the 2022 Courthouse EIR Addendum, the
actual built intensity of the new Courthouse (77,887 gross square feet) is significantly lower than
the 114,000 square feet originally analyzed in the 2012 Courthouse EIR. This confirms that the
transition of these parcels to PF zoning results in a development intensity well within the envelope
analyzed in prior certified environmental documents.
Where the Project intensifies zoning, specifically by expanding the General Urban (GU) form-
based code to approximately 22 parcels along the Oak Street and Seminary Avenue corridors, it
remains strictly consistent with the General Plan. While some of these parcels are currently zoned
Neighborhood Commercial (CN) (typically 15 du/ac), the Ukiah 2040 General Plan designates
this area as Downtown Core, envisioning it as a high-density pedestrian transition zone. The 2012
DZC MND previously analyzed the environmental effects of the General Urban district (up to 28
du/ac) in this vicinity and determined that the downtown grid infrastructure is sufficient to support
this intensity. Therefore, applying the GU zone to these corridors implements the General Plan’s
infill strategy without exceeding the density thresholds already environmentally cleared.
Finally, the proposed density remains compatible with the Ukiah Municipal Airport Land Use
Compatibility Plan (UKIALUCP). The project area lies within Compatibility Zone 4 (Outer
Approach/Departure Zone) and Compatibility Zone 6 (Traffic Pattern Zone). While Zone 6
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11
generally imposes no limit on residential density, Zone 4 includes a specific "Urban Overlay Zone"
designation for the downtown area that permits residential densities up to 35 dwelling units per
acre to reflect existing urban patterns [UKIALUCP Table 3A]. Because the proposed Ordinance
generally caps density at or below the 28 du/ac threshold analyzed in the 2012 MND, which is
well within the 35 du/ac limit established by the Airport Land Use Commission, the Project does
not introduce new density-related impacts or conflict with airport safety standards.
2. Project-Specific Effects Peculiar to the Project or its Site
Finding: There are no project-specific effects which are peculiar to the project or its site, and
which the Ukiah 2040 EIR failed to analyze as significant effects.
Discussion: The Project involves administrative changes to zoning maps and text within an
already urbanized area, reflecting existing uses and intended civic functions of the Ukiah 2040
General Plan.
Aesthetics
The Oak and Seminary Avenue corridors contain structures with potential historic or architectural
value. Expanding the DZC to these areas introduces form-based codes that are specifically
designed to respect historic patterns, unlike standard commercial or residential zoning. The 2012
DZC MND analyzed the DZC’s Historic Building Standards (Ukiah City Code § 9227) and
concluded they would result in beneficial impacts by strictly regulating alterations to historic
structures. Applying these form-based design standards to Oak Street ensures that new infill
development will be compatible with the existing neighborhood character, thereby preventing
peculiar aesthetic impacts that might otherwise occur under standard zoning.
Airport Safety and Airspace
The project area is located within the Airport Influence Area (Zones 4, 6, and OAE). The proposed
rezoning to PF and REC/PF establishes land uses (parks, civic buildings) that are compatible with
the UKIALUCP, provided they do not result in high-intensity assemblages prohibited in inner
zones. UKIALUCP Policy 3.2.3(c) and Table 3A list "Outdoor Group Recreation" and "Public
Safety Facilities" as conditionally compatible. The proposed C-2 zoning is also compatible with
Zones 4 and 6, subject to intensity limits. The Project does not introduce "incompatible" uses as
defined by the UKIALUCP.
Biological Resources
The project area encompasses Gibson Creek, a sensitive riparian corridor that also presents flood
hazards. The proposed rezoning to Public Facilities (PF) and Community Commercial (C-1) does
not create peculiar environmental effects because the creek is protected by a robust framework
of existing mitigation measures and recently adopted City ordinances that address both biological
integrity and flood safety.
The 2012 DZC MND identified potential impacts to the creek from development and adopted
mitigation measures requiring a 50-foot building setback from the riparian corridor (unless a
shorter distance is supported by CDFW) and prohibiting native plant removal. These protections
are reinforced by Ukiah 2040 General Plan Policy ENV-6.5. Additionally, the 2011 IS/MND for the
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12
Depot site acquisition specifically evaluated excavation activities located 50–75 feet from the
creek and found impacts to be less than significant through the implementation of a Stormwater
Pollution Prevention Plan (SWPPP) to protect the riparian corridor from sedimentation.
Portions of the creek corridor are located within flood hazard areas (Zones A and B). However,
flood risks are not peculiar to this rezoning because they are uniformly regulated by the City’s
2025 Floodplain Management regulations (Ordinance 1259, adding Division 9, Chapter 6 to the
Ukiah City Code). This ordinance adopts the most recent Flood Insurance Rate Maps (FIRM) and
requires that any new development obtain a floodplain permit and elevate structures above the
base flood elevation. Furthermore, the 2022 Courthouse EIR Addendum confirmed that recent
infrastructure, such as the bridge crossing over Gibson Creek built subsequent to the 2012 EIR,
has accommodated site access without worsening flood conditions.
Because these specific site constraints are managed by the 2025 Floodplain Ordinance and the
biological mitigation measures established in the 2012 MND, the rezoning does not introduce
new, unmitigated peculiar effects related to the creek.
Cultural Resources
The project area includes the historic Ukiah Railroad Depot. While the 2012 MDN and the 2012
Courthouse EIR identified potential impacts to this resource, the 2022 Courthouse EIR Addendum
provides substantial evidence that the specific rezoning of the courthouse parcels to Public
Facilities (PF) will not adversely affect the depot. The Judicial Council acquired only the vacant
tracts adjacent to the depot and did not acquire the parcel containing the historic structure.
Consequently, the 2022 Addendum concluded that construction will have no direct impact on the
historic depot structure. Therefore, rezoning the courthouse site to PF does not create a peculiar
significant effect on historic resources.
Hazards and Hazardous Materials
The parcels proposed for Public Facilities (PF) zoning (the Depot site) are identified on the
Regional Water Quality Control Board’s hazardous materials list (Case #1NMC397) due to historic
railroad operations. The 2011 IS/MND and the 2012 Courthouse EIR (Impact 4.6-2) analyzed
these peculiar site conditions and determined that impacts would be less than significant through
compliance with the Remedial Action Plan approved by the North Coast Regional Water Quality
Control Board. Because the cleanup and construction activities are governed by these existing
regulatory frameworks and adopted mitigation measures, the rezoning does not create a new or
peculiar unmitigated hazard.
Housing
The most significant change in the proposed rezoning to Community Commercial (C-1) is the
facilitation of housing production through Objective Design and Development Standards (ODDS).
While the 2012 Downtown Zoning Code (DZC) Initial Study/Mitigated Negative Declaration
explicitly stated that the form-based regulations were designed to provide opportunity for well-
planned compact pedestrian-oriented development, mixed land uses, a variety of housing types,
it was largely unsuccessful; only one new standalone structure (The Chipotle at 536 E. Perkins)
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13
has been constructed under DZC regulations since 2012. The DZC’s complex regulations often
forced projects into discretionary "Exception" processes (Ukiah City Code § 9231.5), increasing
cost and uncertainty.
In contrast, the proposed C-1 zoning, in conjunction with Ukiah City Code Chapter 2, Article 5.2
(Objective Design and Development Standards for New Residential Construction), allows for
Multi-Family Dwellings to be "permitted by right" provided they comply with objective standards
(Ukiah City Code §9055; §9081, see also Table 3 above). This effectively creates a ministerial
approval pathway for housing on the Perkins Street corridor that did not exist under the DZC. This
regulatory shift implements the 2040 General Plan Housing Element by removing subjective
barriers and utilizing the C-1 zone to deliver the mixed-use density the DZC envisioned but failed
to produce.
Land Use
Rezoning portions of Urban Center to C-2 (Heavy Commercial) acknowledges existing auto-
repair, manufacturing, or heavy service uses. This corrects a peculiarity of the DZC which applied
urban form standards to functional industrial sites. Reverting to C-2 removes a conflict between
the regulatory vision and the physical reality of the site, eliminating peculiar variances that would
otherwise be required.
Transportation
The 2012 Courthouse EIR (Impact 4.10-3) analyzed potential safety hazards resulting from
increased traffic near the at-grade railroad crossing on East Perkins Street. The EIR adopted
mitigation requiring coordination with the California Public Utilities Commission, and the North
Coast Railroad Authority to ensure safety standards are met. The proposed rezoning to C-1 and
PF maintains the land use assumptions of that analysis. Therefore the specific safety hazard
regarding the rail crossing has already been analyzed and mitigated, and this Ordinance creates
no new peculiar safety effects.
Wildfire
The project area is located within the Local Responsibility Area (LRA). However, portions of the
City, specifically along the western boundary, are designated as Very High Fire Hazard Severity
Zones (VHFHSZ). To address this, the City adopted Ordinance 1256 (effective July 18, 2025) and
updated Ukiah City Code Section 5200 to formally designate these fire hazard severity zones.
Pursuant to Ukiah City Code Section 5200, the City has adopted the State Responsibility Area
(SRA) fire safe regulations for lands within the City limits located in High or VHFHSZs. This
ensures that any new development facilitated by the rezoning, particularly near the wildland-urban
interface, must comply with stringent standards for defensible space, ignition-resistant
construction, and emergency access (Public Resources Code 4290 and 4291). Therefore, the
zoning amendments do not introduce new wildfire risks that have not been addressed by the
City’s adoption of current fire maps and safety codes.
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14
3. Significant Impacts Not Analyzed in the Prior EIR
Finding: There are no project-specific impacts which the Ukiah 2040 EIR failed to analyze as
significant effects.
Discussion: The Ukiah 2040 General Plan EIR served as a Program EIR, comprehensively
analyzing the impacts of land use changes. The 2012 MND provided site-specific analysis for the
DZC area.
Air Quality
The 2012 MND identified short-term production of PM-10 (dust) as a potential impact of
redevelopment in the DZC area. It adopted mitigation measures requiring dust control plans
(watering, covering stockpiles, etc.). The 2040 General Plan EIR (Impact AQ-2) acknowledges
construction emissions but notes that BAAQMD Basic Construction Mitigation Measures are
required for future projects. Additionally, the 2022 Courthouse EIR Addendum confirms that the
Public Facilities (PF) site has been cleared of all structures, meaning no demolition is required for
the new courthouse construction, thereby reducing potential construction emissions and hazards
compared to the 2012 analysis.
Cultural Resources
The project area includes historic resources. The 2012 MND determined that the DZC would not
cause substantial adverse changes to historic resources because it included historic building
standards. The 2040 General Plan EIR (Impact CUL-1) acknowledges impacts to historic
resources as significant and unavoidable but provides mitigation through the Historic Resources
Study Program. The proposed Ordinance maintains historic review procedures found in Ukiah
City Code Section 3016. As noted above, the 2022 Addendum confirms that the specific rezoning
for the courthouse avoids the historic depot.
Land Use
The DZC previously prohibited "Restaurant – Formula Fast Food" and drive-through restaurants
within the Downtown Zoning districts to promote a pedestrian-oriented environment. However, as
shown in Table 3 above, these prohibitions created a conflict with the economic reality of the
Perkins Street arterial. The Project rezones these parcels to Community Commercial (C-1), which
lists drive-through facilities and formula restaurants as permitted or conditionally permitted uses.
This change eliminates the regulatory non-conformance of existing businesses and allows for the
modernization of commercial services that rely on auto-access. Because Perkins Street is already
a major arterial designed for vehicle traffic, re-introducing drive-through allowances aligns the
zoning with the street's function and the 2040 General Plan's acknowledgment that "auto-oriented
corridors require a regulatory approach that matches their physical reality". Potential traffic
impacts from specific drive-through proposals will be managed through the standard Site
Development Permit process.
Noise
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The General Plan EIR Impact NOI-3 analyzed airport noise impacts and determined that
continued regulation of airport noise consistent with state/federal regulations and the UKIALUCP
would minimize disturbance. The project area lies generally outside the 55 dB CNEL noise contour
for the airport.
Public Services
The rezoning of C-2 and Urban Center parcels to Public Facilities/Recreation (REC/PF) was
anticipated in the General Plan's analysis of public infrastructure needs (e.g., Great Redwood
Trail, Depot improvements). Impact PSR-3 in the 2040 EIR analyzed the impacts of new
recreational facilities and found them less than significant. This rezoning implements the General
Plan's direction to expand recreational amenities (Policy PFS-12.2).
Traffic
Previous environmental documents, including the 2012 DZC MND and the 2012 Courthouse EIR,
specifically identified that development in this area would exacerbate unacceptable operations at
the US-101 Northbound Ramp/Perkins Street intersection (Courthouse EIR Impact 4.10-2). To
address this, the 2012 Courthouse EIR adopted Mitigation Measure 4.10-2, requiring fair-share
contributions toward signalization and roadway improvements. The proposed rezoning of the
Perkins Street corridor to Community Commercial (C-1) and the courthouse site to Public
Facilities (PF) does not increase trip generation potential beyond the DZC (General Urban/Urban
Center) designations analyzed in 2012; in fact, designating land as Public Facilities (PF) or
Recreation (implemented via PF zoning) often results in lower peak-hour trip generation
compared to the commercial or mixed-use retail/residential buildout originally anticipated.
Additionally, the expansion of the DZC to Oak Street and Seminary Avenue reinforces the
pedestrian-oriented grid network analyzed in the 2012 MND, which determined that the DZC
promotes walking and bicycling by requiring pedestrian-friendly frontages, thereby reducing
vehicle dependency. The Ukiah 2040 General Plan EIR analysis of VMT (Impact TRA-2)
confirmed that a diversity of land uses (including civic, recreation, and pedestrian-oriented core)
supports VMT reduction. Consequently, the significant traffic impacts at the US-101 interchange
have already been disclosed and mitigation mechanisms identified, and the Project’s rezoning
and boundary refinements create no new peculiar traffic effects.
4. Cumulative Impacts
Finding: There are no potentially significant offsite and/or cumulative impacts that the Ukiah 2040
EIR failed to evaluate.
Discussion: The General Plan EIR analyzed cumulative impacts for all resource areas.
Traffic
The 2012 MND identified the US-101/Perkins Street ramp intersections as operating at
unacceptable levels and adopted a mitigation measure requiring future development to contribute
fair share payments toward signalization and improvements. The 2040 General Plan EIR also
analyzed VMT and traffic impacts. The rezoning to C-1 does not increase the trip generation
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16
potential beyond what was analyzed in the 2012 MND or the 2040 General Plan EIR, as density
caps remain consistent.
Airport Operations
The cumulative effect of development in the Airport Influence Area (AIA) was analyzed in the
UKIALUCP and the General Plan EIR. The proposed rezoning ensures that high-intensity
commercial uses are not forced into areas better suited for lower-intensity Public/Recreation uses,
thereby maintaining compatibility with airport operations in the long term.
5. New Information
Finding: There is no substantial new information that results in more severe environmental
impacts than anticipated by the Ukiah 2040 EIR.
Discussion: No substantial new information has emerged since the certification of the Ukiah
2040 General Plan EIR in December 2022 that results in more severe impacts. The 2022
Courthouse EIR Addendum provides new information confirming that impacts related to the
courthouse site (density, cultural resources, hazards) are less severe than previously analyzed.
The 2012 MND provides historical context for the DZC area, confirming that the high-density
mixed-use concept was environmentally cleared. The proposed downzoning of certain parcels to
Public Facilities or Recreation and the adjustment of others to C-1/C-2 are administrative
corrections to align with the 2040 General Plan Land Use Map.
V. DETERMINATION
In accordance with CEQA Guidelines Section 15183, the Downtown Zoning Code (DZC)
Amendments and Rezoning qualifies for an exemption because the following findings can be
made:
1. The project is consistent with the development density established by existing zoning,
community plan or general plan policies for which an EIR was certified.
2. There are no project-specific effects which are peculiar to the project or its site, and which
the Ukiah 2040 EIR failed to analyze as significant effects.
3. There are no project-specific impacts which the Ukiah 2040 EIR failed to analyze as
significant effects.
4. There are no potentially significant offsite and/or cumulative impacts that the Ukiah 2040
EIR failed to evaluate.
5. There is no substantial new information that results in more severe impacts than
anticipated by the Ukiah 2040 EIR.
Therefore, the City Council relies upon the EIR previously certified for the Ukiah 2040 General
Plan, and further CEQA review is limited pursuant to CEQA Guidelines Section 15183 and Public
Resources Code Section 21083.3.
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Page 1 of 4
Agenda Item No: 14.b.
MEETING DATE/TIME: 2/25/2026
ITEM NO: 2026-220
AGENDA SUMMARY REPORT
SUBJECT: Receive Presentation on the 2025 Annual Progress Reports to the Department of Housing and
Community Development and the Governor's Office of Land Use and Climate Innovation; and Discuss
Questions with Staff.
DEPARTMENT: Community
Development PREPARED BY: Katherine Schaefers, Planning Manager
PRESENTER: Katherine Schaefers, Planning Manager
ATTACHMENTS:
1. Housing Element APR
2. General Plan APR
Summary: The Planning Commission will receive a presentation on the 2025 progress reports to the
Department of Housing and Community Development and the Governor's Office of Land Use and Climate
Innovation and discuss questions with Staff.
Background: Government Code requires the City's Community Development Department to provide an
Annual Progress Report (APR) to the City Council, Governor's Office of Land Use and Climate Innovation
(LCI), and the California Department of Housing and Community Development (HCD) regarding the City's
progress in implementing its adopted housing element, as well as its general plan. Annual reports are due by
April 1st of the proceeding calendar year for which the reports are prepared (CY 2025 report due 4/1/2026).
Discussion: Below is a summary of the City's 2024 progress in implementing the 2019-2027 Housing
Element and 2040 General Plan. For details, please refer to the Housing Element APR in Attachment 1 and
General Plan APR in Attachment 2.
2025 HOUSING ELEMENT (HCD) APR
For the 2019-2027 Housing Element/6th Planning Cycle, Ukiah was assigned a Regional Housing Needs
Allocation (RHNA) of 239 residential units. The following table (Table 1) summarizes Ukiah’s progress in
meeting its RHNA housing targets. This information is also provided in Table A of the Housing Element APR.
From 2019 to 2025, the City made significant progress towards its RHNA goals across all income-level
categories through the permitting of Accessory Dwelling Units (ADUs), new single-family residential homes,
and large multi-family housing projects. Notably, the 'Very Low-Income' target of 86 units was met by the end
of 2023, primarily through the 72-unit Acorn Valley Plaza project at 197 & 199 East Gobbi Street. In 2024,
Ukiah also met its 'Above Moderate-Income' allocation with the 32-unit housing project at 191 Cooper Lane. In
2025, three ADUs were constructed, taking the remaining Moderate-Income number down to 11 units. This
past year also saw the construction of two single-family 'Above Moderate Income' units.
Income levels are defined by HCD as follows:
• Extremely Low-Income - less than 30% Area Median Income (AMI). HCD requires that at least half of
the units allocated for the Very Low-Income level be affordable to Extremely Low-Income households.
• Very Low-Income - less than 60% AMI.
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Page 2 of 4
• Low-Income - between 60% AMI and 80% AMI.
• Moderate-Income - between 80% AMI and 120% AMI.
• Above Moderate-Income - greater than 120% AMI.
Table 1 – RHNA Allocation and Progress
Income Level 2019-2027 RHNA Original
Allocation
Issued Units in
2025 RHNA Remaining
Very Low-Income 86 0 0
Low-Income 72 0 15
Moderate-Income 49 3 11
Above Moderate-Income 32 2 0
Total 239 5 26
In 2025, the City issued 5 building permits for new residential units (Table 2), and with past and projected
housing production, Ukiah is on track to meet its RHNA goals by 2027. The remaining RHNA targets for 'Low
Income' and 'Moderate Income' households, 15 units and 11 units, respectively, are expected to be met with
an upcoming housing project on Cooper Lane, as well as the continued development of ADUs and infill
housing over the next two years. Full details and a year-by-year breakdown of Ukiah's RHNA progress may be
found in Table B of the Housing Element Annual Progress Report.
Table 2 – 2025 Building Permits by Income
Income Level Number of Units
Moderate-Income 3
Garage conversion into ADU 1
Detached ADUs 2
Above Moderate-Income 2
Single-family residence 2
The City of Ukiah's Housing Element APR includes multiple tables that document housing production, program
implementation, and land use decisions. Below is a description of what each of these tables provides:
• Tables A, A2, and B: Provide information on housing production and progress toward the RHNA
allocation.
• Table C: Not applicable, as the City is on track to meet regional housing targets without needing to
rezone sites.
• Table D: Summarizes program implementation in the Housing Element.
• Tables E and F: Not applicable, as the City did not utilize commercial development bonuses or acquire
units for alternative sites.
• Table F2: Not applicable, as there were no conversions of above-moderate income units to lower
affordability levels.
• Table G: Shows the two locally owned sites sold by the City for housing development.
• Table H: Not applicable, as the City did not formally declare surplus land.
• Table I: HCD removed this table from the 2025 APR, and consolidated its data into Tables A and A2.
• Table J: Not applicable, as the City did not use a density bonus for student housing.
• Table K: Not applicable, as the City has no local tenant preference ordinance.
• Table L: Not applicable, as the City did not add any sites to a National, State, or Local register of
historic places in 2025.
• LEAP Reporting: Status: Complete. Local Early Action Planning (LEAP) funds are grants provided to
cities to improve processes and plans aimed at accelerating housing production. In 2024, the City
successfully utilized LEAP funds by updating lot adjustment policies, implementing the new LEAP-
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Page 3 of 4
funded electronic permit system (CitizenServe), and other projects, with final invoices submitted to
HCD for reimbursement by the 2024 deadline.
Since the adoption of the 6th Cycle Housing Element in October 2019, Staff have prioritized implementation of
programs contained in Section 7 of the Housing Element to advance its goals and policies. All Housing
Element Implementation Programs have been completed in prior years. This status is reported in Table D of
the Housing Element APR. Certain completed programs will continue as ongoing as Staff secures additional
funding.
2025 GENERAL PLAN (LCI) APR
The Ukiah 2040 General Plan provides a long-term framework for the City’s growth, and is organized into eight
elements: Land Use, Economic Development, Mobility, Public Facilities, Services and Infrastructure,
Environment and Sustainability, Safety, Agriculture, and Housing. Each element includes specific
implementation programs, with goals set for completion in the 2022-2025, 2026-2030, and 2031-2040
timeframes. Some programs are also designated as ongoing or annual tasks. Highlights of 2025 General Plan
Implementation Program progress include the following. Please see Attachment 2 for the full 2025 General
Plan Annual Progress Report (APR).
Land Use Element
Implementation Program E: Zoning Code Amendments (Open Space, Sign, Downtown Zoning Code, Map
Corrections)
Economic Development Element
Implementation Program A: Work continued on the Economic Development Strategy based on stakeholder
interviews.
Mobility Element
Implementation Program L: Airport Infill Policy Ad Hoc appointed to assist on parcel identification study in
November.
Public Facilities, Services, and Infrastructure Element
Implementation Program B: Parks Gap Analysis completed in March.
Environment & Sustainability Element
Implementation Program M: Climate Action Plan adopted in May.
Safety Element
Implementation Programs E and P: Adoption of FEMA flood Insurance Rate Maps and Fire Hazard Severity
Zones.
Agriculture Element
Implementation Program C: Align agricultural regulations with Mendocino County.
Staff recommends the Planning Commission receive a report on the 2025 Annual Progress Reports to HCD
and LCI and discuss any questions.
Recommended Action: Receive presentation on the 2025 annual progress reports to the Department of
Housing and Community Development and the Governor's Office of Land Use and Climate Innovation, and
discuss any questions with Staff.
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Page 4 of 4
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ATTACHMENT 1
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Table A – Housing Development Applications Submitted
Table A2 – Annual Building Activity Report Summary – New Construction, Entitled, Permits and Completed Units
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Table B – Regional Housing Needs Allocation Progress
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JurisdictionUkiahReporting Year2025(Jan. 1 - Dec. 31)1 2 345 6 7 8 9Name of ProgramObjectiveProjected Completion Date in Housing ElementApplicable CycleStatus of Program ImplementationProgram Implementation DetailsQuantified Outcomes: CategoryQuantified Outcomes: CountSupporting DocumentsH-1 - 1a: Implement a residential rehabilitation program.Encourage the rehabilitation of existing residential unit12/31/2025 6th Cycle Continuous The City of Ukiah applied for competitive funding through the "non-entitlement" allocation of the State Community Development Block Grant (CDBG) program to launch a Housing Rehabilitation program and was awarded a $500,000 grant by HCD in 2022. Applications for housing rehabilitation assistance were received from low-income homeowners in 2025 and are being processed for possible approval. The program seeks to correct health and safety hazards in deteriorated housing; and to extend the useful life of existing housing units. Loans and grants are available for owner-occupied homes or for units occupied by low-income tenants of owner-investors jurisdiction wide.The Emergency Repair Grant Program provides a grant of up to $7,500 for emergency home repairs to correct housing conditions posing an imminent threat to the health and safety of the owner occupant. Funds for this rehabilitation programOther1https://ukiahca.portal.civicclerk.com/event/2254/overviewANNUAL ELEMENT PROGRESS REPORTHousing Element ImplementationHousing Programs Progress Report Describe progress of all programs including local efforts to remove governmental constraints to the maintenance, improvement, and development of housing as identified in the housing element.Table DProgram Implementation Status pursuant to GC Section 65583Table D – Housing Element Implementation Page 123 of 135
H-1 - 1b: Continue the City’s Energy Efficiency Public Benefits Fund and renewable energy and energy efficiency rebate programs.Provide education and opportunities toincrease green building practices.12/31/2025 6th Cycle Continuous In 2024, similar to previous years, the City of Ukiah’s Electrical Utility Department offered a myriad of funding opportunities that encouraged the use of renewable energy and energy efficent products. Rebates and refunds remain available for appliances, products, home improvement (insulation, windows, solar attic fan, air sealing, duct sealing, air conditioner, heat pump, smart thermostat, etc.), and vehicles (including e-bikes).Other 1https://www.directefficiency.com/ukiah-electric-rebates/#ukiah-home-improvements H-1 - 1c: Support funding or other applications that would preserve/conserve existing mobile home parks.Preserve at-risk housing units. 12/31/2025 6th Cycle ContinuousA rent stabilization ordinance was adopted by the City Council in 2011. Staff has investigated the Mobile-home Park Rehabilitation and Residential Ownership Program (MPRROP) via HCD that would finance the preservation of affordable mobile-home parks by conversion to ownership or control by resident organizations, nonprofit housing sponsors, or local public entities, but no action has yet been taken. In 2025, the City of Ukiah Housing Rehabilitation Program, made available funds for repair and replacement to mobile home residents within City limits to encourage preservation of existing parks.Other 1https://cityofukiah.com/community‐developH-1 - 1d: Continue providing informational materials to the public through the Green Building Information Center and at the public counter.Provide education and opportunities to increase green building practices.12/31/2025 6th Cycle Continuous In 2025, staff updated and maintained the Green Building Resource Center in the Ukiah Civic Center. The Community Development Department also maintains resources on its website, including helpful links to enable the public to learn more about health and energy, water, and material conserving design and construction. Additionally, the City's Electric Utility Department provides information on these types of practices and programs.Other 1https://cityofukiah.com/community-development/building-services/Page 124 of 135
H-1 - 1e: Develop standards and design guidelines for residential development in the Medium Density Residential (R-2) and High Density Residential (R-3), Community Commercial (C-1) and Heavy Commercial (C-2) zoning districts.Streamline housing development. 9/1/2021 6th Cycle CompletedObjective Design and Development Standards adopted by the City Council (Ordinance No. 1216) on 9/1/2021. In 2023 and 2024, the City further refined these regulations per Ordinance No. 1234, Adopted 10/18/23; Ordinance No. 1244, Adopted 09/04/24; Ordinance No. 1249, Adopted 10/16/24. In 2025, the City utilized these standards in the ministerial processing of building permit submittals.Other 1https://www.codepublishing.com/CA/Ukiah/#!/Ukiah09/Ukiah0902-0502.html#art5H-1 - 1f: Develop an At-Risk Units ProgramPreserve at-risk housing units. 12/31/2020 6th Cycle Completed In 2020, Staff developed an At-Risk Program for the City of Ukiah, including informational hand-outs. Through the Planning Division webpage, these materials are available for review. The nature of conversion risk varies significantly among projects depending on the type of subsidy and related affordability controls. As all identified units are guaranteed to remain affordable for the remainder of this RHNA cycle, the City will continue to monitor their status. Should changes to status arise, however, Staff will implement efforts to preserve at risk units.Other 1https://cityofukiah.com/wp-content/uploads/2024/02/At-risk-Units-Program-Flier.pdfH-1 - 1g: Tenant Education and Assistance for Tenants of At-Risk Projects.Require property owners to give notice to tenants of their intent to opt out of low-income use restrictions. Provide tenants of at-risk units with education regarding tenant rights and conversion procedures.12/31/2025 6th Cycle Continuous Informational handouts were developed by City Staff to educate tenants of their rights and conversion procedures. However, no at risk projects have been identified by the City of Ukiah that would require action at this time.Other 1https://cityofukiah.com/community-development/housing-services/H-2 - 2a: Update the inventory of vacant and underutilized parcels.Ensure that adequate residentially designated land is available to accommodate the City’s share of the Regional Housing Need. 12/31/2025 6th Cycle ContinuousThis list is updated annually and is posted to the City of Ukiah's Planning Division web-page.Other 1https://cityofukiah.com/community-development/planning-services/Page 125 of 135
H-2 - 2b: Monitor the rate of conversion of primary residences to short-term rental units.Ensure that adequate residentially designated land is available to accommodate the City’s share of the Regional Housing Need and not converted to commercial uses. 12/31/2025 6th Cycle ContinuousMonitoring of short-term rentals is facilitated through the Plan Check/business license process. All Short-Term Rentals require a business license to operate within the City of Ukiah. If deemed necessary, Staff will review software programs to further assist with short term rental enforcement, but notes that a significant portion of operators do not facilitate whole-home rentals and that the number of short-term rentals does not appear significant based on active business license.Other 1https://www4.citizenserve.com/Portal/PortalControllerH-2 - 2c: Monitor the conversion of single family residential homes to commercial usesEnsure that adequate residentially designated land is available to accommodate the City’s share of the Regional Housing Need and not converted to commercial uses. 12/31/2025 6th Cycle ContinuousPresently, conversion of residential structures is monitored via the Plan-Check Process. In 2024, there were no conversions of residential homes to commercial uses. In 2025, there were no conversions of residential homes to commercial uses.Other 1https://www4.citizenserve.com/Portal/PortalControllerH-2 - 2d: Pursue additional funding sources to augment the Ukiah Housing Trust Fund, creating a permanent source of funding for affordable housing.Encourage the development of a variety of different types of housing. Facilitate the production of housing for all segments of the Ukiah population12/31/2025 6th Cycle ContinuousThe City of Ukiah was awarded a ProHousing Designation by HCD in 2023. As a result of this designation, the City was eligible and applied for/was awarded $455,000 in Prohousing Incentive Pilot (PIP) funds and $517,061 in PHLA funds to facilitate Affordable Housing production and/or rehabilitation in the City.Other 1https://cityofukiah.com/wp-content/uploads/2023/05/PR_Prohousing-Desgination.pdfH-2 - 2e: Continually engage with a variety of housing developers who specialize in providing housing to each economic segment of the community.Facilitate the production of housing for all segments of the Ukiah population12/31/2025 6th Cycle ContinuousCity Staff continue to actively participate in the Inland Mendocino County Housing Action Team, which includes developers of residential homes. In 2025, Staff regularly communicated with project developers from Mendocino County and Northern California to engender interest in locating projects within the City.Other 1https://cityofukiah.com/community-development/housing-services/H-2 - 2f: Amend the zoning code: Emergency Shelters, Transitional/Supportive Housing, Single Room Occupancy Housing and Manufactured/Factory Built HomesFacilitate the production of housing for all segments of the Ukiah population9/1/2021 6th Cycle CompletedZoning Ordinance amendments adopted by the City Council (Ordinance 1216) on 9/1/2021.Other 1https://cityofukiah.com/housing-related-zoning-code-updates/Page 126 of 135
H-2 - 2g: Facilitate the consolidation of smaller, multi-family parcels by providing technical assistance to property owners and developers in support of lot consolidation.Facilitate the production of housing for all segments of the Ukiah population. Preserve at-risk housing units.12/31/2025 6th Cycle ContinuousIn FY 2024, the City Council adopted an ordinance designed to improve the lot line adjustment process by streamlining review requirements and reducing unnecessary application requirements. In 2025, applicants utilized this streamlined approach for lot adjustments.Other 1https://ukiahca.portal.civicclerk.com/event/1885/overviewH-2 - 2h: Ensure capacity of adequate sites for meeting RHNA: (1) Update C1 and C2 Zones to allow by-right housing development, with objective design and development standards (2) Update the R-2 Zone to allow up to 15 dwelling units per acre instead of 14 dwelling units per acre (3) Update the C-N Zone to increase residential density and allow similar housing types as those allowed in R-2. (4) By-right housing program for select parcels.Facilitate the production of housing for all segments of the Ukiah population9/1/2021 6th Cycle CompletedZoning Ordinance amendments including by-right housing development with objective design and development standards, increasing residential density in the C-N zone, and by-right housing for select parcels, adopted by the City Council (Ordinance 1216) on 9/1/2021. The Council adopted a Resolution to amend the General Plan to match the increase in density in the C-N Zone on 8/18/2021.Other 1https://www.codepublishing.com/CA/Ukiah/#!/Ukiah09/Ukiah0902-0502.html#art5H-2 - 2i: Monitor residential capacity (no net loss). Proactively monitor the consumption of residential acreage to ensure an adequate inventory is maintained for the City’s RHNA obligations.Preserve at-risk housing units. 12/31/2025 6th Cycle ContinuousNo residential net loss was identified for the year 2025. The City has updated its vacant and underutilized inventory to ensure that there is adequate acreage to maintain the City’s RHNA obligations.Other 1https://cityofukiah.com/wp-content/uploads/2025/01/Vacant-and-Underutilized-Parcel-List_2025.pdfH-2 - 2j: First Time Homebuyer AssistanceExpand affordable housing opportunities for first time homebuyers.12/31/2025 6th Cycle ContinuousThe City of Ukiah’s first time homebuyer program is designed to provide assistance to eligible homebuyers in purchasing homes located within City limits. In 2021, first time homebuyer assistance was provided to two (2) households through a HOME award. In 2025, the City activiated a new CDBG FTHB Program, and made the first (1) loan for the purchase of a house in November 2025.Other 1https://cityofukiah.com/community-development/housing-services/Page 127 of 135
H-2 - 2k: Collaborate with local service providers on addressing homelessness. Continue participation in the Mendocino County Continuum of Care.Facilitate the production of housing for all segments of the Ukiah population, including those with special needs.12/31/2025 6th Cycle Continuous The City continues to participate in the Mendocino County's Continuum of Care via multiple Departments, including the Ukiah Police Department and the City Manager's Office. Additionally, the City's Community Development Department meets bi-annually with leadership of the Ukiah Police Department, Ukiah Valley Fire Authority, and Building Bridges Homeless Services Center.Other 1 https://mendocinococ.org/H2-2l: Review existing City processes for compliance with AB 2162.Revise zoning codes/processes to allow supportive housing by right in zones where multifamily and mixed uses are permitted, including nonresidential zones permitting multifamily uses.8/5/2020 6th Cycle CompletedTransitional housing, and supportive housing is allowed by-right in zones where multifamily and mixed uses are permitted. Ord. 1205 was adopted on August 5, 2020 addressing this goal and ensuring compliance with AB 2162. Other 1http://cou-laserfiche02/WebLink/DocView.aspx?id=73959&dbid=0&repo=UkiahH-2 - 2m: Housing Units Replacement ProgramEnsure that adequate residentially designated land is available to accommodate the City’s share of the Regional Housing Need. In order to mitigate the loss of affordable housing units, require new housing developments to replace all affordable housing units lost due to new development.12/31/2025 6th Cycle ContinuousDisplacement not identified in 2025, as all development was supplemental or occurred on vacant parcels.Other 1https://www4.citizenserve.com/Portal/PortalControllerH-2- 2n: Homeless Shelter Overlay District Evaluation. Evaluate the Homeless Shelter Overlay District to determine suitability for accommodating the identified number of homeless persons.Facilitate the production of housing for all segments of the Ukiah population, including those with special needs.12/31/2019 6th Cycle CompletedStaff previously presented analysis to the Planning Commission, and determined that the current approach to homeless shelter facilities was adequate to meet the needs of unhoused individuals.Other 1https://cityofukiah.com/wp-content/uploads/202Page 128 of 135
H-3 - 3a: Research, review and amend the development standards in the zoning code for opportunities to maximize housing development.Increasing maximum allowable height for new residential buildings; Increasing density; Reducing yard setbacks; Reducing minimum site area; Upzoning R-1 (Single-family Residential) and R-1-H (Single-family Residential- Hillside Combining) zoning districts to allow by-right and/or permit other residential building types and densities.9/1/2021 6th Cycle CompletedZoning Ordinance amendments including by-right housing development with objective design and development standards, increasing residential density in the C-N zone, and by-right housing for select parcels, adopted by the City Council (Ordinance 1216) on 9/1/2021. The Council adopted a Resolution to amend the General Plan to match the increase in density in the C-N Zone on 8/18/2021. In 2024, the City adopted the "Missing Middle" Ordinance No. 1249, on 10/16/24, modifying the R-1, R-2 and R-3 zones to incorporate changes consistent with Ukiah 2040 General Plan’s density-related analysis and housing goals, such as reduced setback, parking and lot-size requirements; allowing a greater variety of housing types, such as ‘Dwelling Groups’ In addition, the City adopted an "ADU" Ordinance No. 1244, on 09/4/24 to update the City’s approval process for Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling UnitsOther 1https://cityofukiah.com/2025‐update‐city‐of‐H-3 - 3b: Develop flexible parking policies for new residential development. The intent of this policy is to reduce parking requirements, especially in zoning districts that allow for lower-income housing developments.Remove governmental constraints to infill housing development.9/1/2021 6th Cycle CompletedZoning Ordinance amendments including flexible parking policies were adopted by the City Council (Ordinance 1216) on 9/1/2021. In 2023, the City further amended parking regulations in for projects using Objective Design & Development Standards by reducing multi-family requirements per Ordinance No. 1234; Adopted - 10/18/23Other 1https://cityofukiah.com/wp-content/uploads/2024/01/Objective-Design-Development-Checklist-10.15.23.pdfH-3 - 3c: Explore other policies and regulations that facilitate new infill housing development. Produce report with recommendations and present to Planning Commission and City Council.Encourage the use of density bonuses and provide other regulatory concessions to facilitate housing development.12/31/2025 6th Cycle ContinuousStaff continues to research policies and regulations that facilitate new infill housing development. Staff encourages the use of density bonuses and provides other regulatory concessions to facilitate housing development, when appropriate. Other 1https://cityofukiah.com/wp-content/uploads/2024/01/Objective-Design-Development-Checklist-10.15.23.pdfPage 129 of 135
H-3 - 3d: Facilitate improvements to permit processing to streamline housing development.Remove governmental constraints to infill housing development.12/31/2025 6th Cycle ContinuousStaff created a Housing Development Checklist (processing procedures brochure) for by-right housing development of duplexes, triplexes, 4-plexes and larger projects in 12/2021. These are currently available on the City website and via email upon request. It was also sent to known housing developers currently working with the City. In 2022, Danco Communities utilized these objective standards to facilitate development of Acorn Valley Plaza at 210 East Gobbi Street. Per Ordinance No. 1234 (Adopted - 10/18/23), Staff further removed governmental constraints to infill housing. Other 1https://cityofukiah.com/wp-content/uploads/2024/01/Objective-Design-Development-Checklist-10.15.23.pdfH-3 - 3e: Continue to apply the CEQA infill exemption to streamline environmental review.Improve building and planning permit processing for residential construction.12/31/2025 6th Cycle ContinuousStaff regularly applies and utilizes the CEQA infill exemption to streamline environmental review when appropriate.Other 1https://www.califaep.org/docs/CEQA_Handbook_2025combined.pdfH-3 - 3f: Review Site Development Permit and Use Permit Processes. Produce report for City Council analyzing processes and making recommendations for how to revise processes and/or Ukiah City Code such that project approval process is accelerated.Remove governmental constraints to infill housing development. Improve building and planning permit processing for residential construction.12/31/2025 6th Cycle ContinuousZoning Ordinance amendments, including by-right housing with objective design and development standards were adopted by the City Council on 9/1/2021 (Ordinance 1216) . These objective standards streamline both the Site Development Permit and Use Permit processes. In 2024, The Pinoleville Pomo Nation utilized these objective standards to facilitate A 32-Unit, multi-family housing development at 191 Cleveland Lane. Staff continually reviews and updates policy.Other 1https://cityofukiah.com/wp-content/uploads/2024/01/Objective-Design-Development-Checklist-10.15.23.pdfH4- 4a: Continue to collaborate with the Ukiah Police Department and property owners and managers to keep housing safe. Support the Crime Prevention through Environmental Design standards through continued referral of residential new construction projects to the Ukiah Police Department.Continue to implement effective crime prevention activities.12/31/2025 6th Cycle ContinuousThe Community Development Department continues to collaborate with the Ukiah Police Department (UPD), as the UPD reviews all housing project applications as part of the Department's referral process and regularly makes comments. Comments from UPD are derived from the UPD's Crime Prevention Through Environmental Design strategy.Other 1https://cityofukiah.com/upd/divisions/crime-prevention-flyers/crime-prevention-by-environmental-design/index.htmPage 130 of 135
H4- 4b: Continue to refer housing discrimination complaints to Legal Services of Northern California, State Fair Employment and Housing Commission, and the U.S. Department of Housing and Urban Development (HUD).Promote fair housing practices in the sale or rental of housing with regard to race, color, national origin, ancestry, religion, disability/ medical conditions, sex, age, marital status, familial status, source of income, sexual orientation/gender identify, or any other arbitrary factors.12/31/2025 6th Cycle ContinuousNo complaints received in 2025, but the City remains cognizant of this objective.Other 1 https://cityofukiah.com/diversity-and-equity/H4- 4c: Develop project referral procedural for referral of all proposed General Plan amendments to the appropriate military office for review and comment. Revise the planning permit application form to include this step of referral.Promote well-planned and designed housing opportunities and projects for all persons.10/18/2022 6th Cycle CompletedIn determining the impact of new growth on military readiness activities, information provided by military facilities shall be considered. The City shall address military impacts based on information from the military and other sources. All amendments to the Ukiah General Plan, and large development projects shall be sent to military referral entities. A request for review is sent to these contacts prior to determination of project’s completeness, so that any requests for additional information or conditions may be integrated into the project in a timely manner. In 2022, the City utilized this referral procedure to provide notice to appropriate military offices on October 18, 2022 for the City's 2040 General Plan.Other 1 https://ceqanet.lci.ca.gov/2022050556/2Page 131 of 135
H5-5a: Maintain a housing resources webpage.Assume a leadership role in the development of all types of housing in the community.12/31/2025 6th Cycle ContinuousThe Housing Services Division is responsible for administering the City’s federal, state, and local housing, and community development programs to improve and expand the City’s housing stock, especially for low- and moderate-income residents, seniors, and those with special needs. In 2022, the City created a Housing Services webpage. In 2025, the City featured a First Time Homebuyer Program, a Housing Rehabilitation Program, Ukiah Housing Trust Fund, and the Community Development Block Grant (CDBG) Program, and the HOME Investment Partnerships Program on the webpage, along with other housing resources available to residents and developers in Mendocino County and Ukiah. Other 1https://cityofukiah.com/community-development/housing-services/H5-5b: Complete the update of the 2020 Sphere of Influence, Municipal Service Review, and Ukiah 2040 General Plan. Include an annexation policy.Pursue annexation efforts that lead to an orderly expansion of growth, where services are adequate for future residential development.12/31/2025 6th Cycle ContinuousOn December 9, 2022, Mendocino County LAFCo adopted the City's Municipal Service Review and Sphere of Influence Update. On September 11, 2023, at their regular Commission Meeting, the City of Ukiah’s request to annex City-Owned parcels in unincorporated Mendocino County (A-2021-01) was approved.Other 1https://www.mendolafco.org/sphere-of-influence-updatesH5-5c: Work collaboratively with stakeholder jurisdictions for opportunities to lessen or remove development constraints and update the housing plan accordingly.Remove governmental constraints to infill housing development. Improve building and planning permit processing for residential construction.12/31/2025 6th Cycle ContinuousIn 2024, Staff worked collaboratively with the County, as well as other jurisdictions, on opportunities to lessen or remove development constraints. In particular, Staff focused on progressing a master tax share agreement to streamline future annexation efforts. Other 1https://cityofukiah.com/wp‐content/uploadsPage 132 of 135
300 Seminary Avenue • Ukiah • CA • 95482-5400
Phone: (707) 463-6200 · Fax: (707) 463 6204
www.cityofukiah.com
GOVERNOR’S OFFICE OF LAND USE AND CLIMATE INNOVATION (LCI)
2025 CITY OF UKIAH
GENERAL PLAN ANNUAL PROGRESS REPORT (APR) MEMORANDUM
Purpose of the APR: The Governor’s Office of Land Use and Climate Innovation (LCI) Annual Progress Report (APR)
provides local legislative bodies and the public with information on the implementation of the General Plan for
their city or county. These APRs also serve to update the public on progress toward achieving the City’s identified
goals.
City Council Review Date: March 4, 2025
2040 General Plan Adoption Date: On December 7, 2022, the City Council adopted a resolution approving the
2040 General Plan (Resolution No. 2022-79), along with a resolution certifying the Environmental Impact Report
(EIR), adopting the Findings of Fact and Statement of Overriding Considerations, and approving the Mitigation
Monitoring Reporting Program (Resolution No. 2022-78; State Clearinghouse No. 2022050556). In addition, the
City’s 6th Cycle Housing element was adopted by the Ukiah City Council on October 23, 2019, and subsequently
certified by the California Department of Housing and Community Development on December 5, 2019.
EXECUTIVE SUMMARY
The Ukiah 2040 General Plan serves as the City’s long-term blueprint for sustainable growth, balancing economic
prosperity, environmental stewardship, housing affordability, and mobility improvements. The 2025 APR reflects
Ukiah’s commitment to implementing this vision. This report outlines the progress made in each General Plan
element, highlighting implementation milestones, policy updates, and public engagement efforts that align with
the General Plan’s objectives. This report covers the reporting period of January 1, 2025, through December 31,
2025. Following review and acceptance by the City Council, this report will be submitted via the required online
forms to LCI and HCD.
GENERAL PLAN IMPLEMENTATION PROGRESS (2025)
The City of Ukiah 2040 General Plan was certified in December 2022. In 2025, the City made significant strides in
implementing the specific programs outlined in the Plan's elements.
A.Land Use Element
Open Space (O-S) Zoning District (Implementation Program E): The City successfully created an Open Space
(O-S) zoning designation to preserve areas of significant natural value. This action implements Policy LU-6.3 (Open
Space Access) by encouraging public access to greenways and hillsides, and Goal ENV-1 by preserving natural
resources and scenic landscapes. The City Council adopted Ordinance 1262 on November 5, 2025.
Sign Ordinance Update (Implementation Program E): A comprehensive update to the sign ordinance was
completed to streamline the application process and implement design standards consistent with Policy LU-11.7
(Sign Regulations) and Goal LU-11. The City Council adopted the updated ordinance (Ordinance 1255) on June 4,
2025.
ATTACHMENT 2
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300 Seminary Avenue • Ukiah • CA • 95482-5400
Phone: (707) 463-6200 · Fax: (707) 463 6204
www.cityofukiah.com
Downtown Zoning Code and Design Guidelines (Implementation Program E): Work continued on refining
the Downtown Zoning Code to balance revitalization with preservation, implementing Policy LU-10.1 (Downtown
Zoning Code). The City Council Ad Hoc Committee met in August and October 2025, and a Planning Commission
workshop was scheduled for December 10, 2025.
General Plan Map Corrections (Implementation Program E): On April 2, 2025, the City Council adopted
updates and corrections to the 2040 General Plan Land Use and Planning Area Maps to ensure consistency with
the intent of the adopted General Plan, implementing Policy LU-16.1 (Land Use Map) and Policy LU-16.3 (Zoning
Designations).
B. Economic Development Element
Economic Development Strategy (Implementation Program A): Work on the Economic Development Strategy
continued in 2025, utilizing data from stakeholder interviews conducted in late 2024. However, the final strategy
has been deferred until the City’s reorganization application is further progressed.
C. Mobility Element
Airport Infill Policy (Implementation Program L): Work commenced on a study to identify parcels for new
development compatible with the airport, implementing Policy LU-2.1 (Airport Compatibility). On November 19,
2025, the City Council appointed a new Airport Infill Policy Ad Hoc committee to assist with these efforts.
D. Public Facilities, Services, and Infrastructure Element
Sewer System Management Plan (Implementation Program A): The City Council approved the 2025 Sewer
System Management Plan (SSMP) Update in September 2025, ensuring the continued viability of the wastewater
collection system consistent with Policy LU-4.2 (Infrastructure Availability).
Parks Gap Analysis (Implementation Program B): The City completed a Parks Gap Analysis to identify areas
underserved by parks and recreational facilities. The City Council accepted the analysis as complete on March 19,
2025, in alignment with Policies PFS-12.1 (Connected Park Systems) and 12.3 (Equitable Access to Parks and
Recreation Facilities).
E. Environment & Sustainability Element
Climate Action Plan (CAP) (Implementation Program M): A major milestone was achieved with the adoption
of the Municipal Climate Action Plan (CAP) on May 21, 2025. The CAP outlines strategies to reduce greenhouse
gas emissions and achieve carbon neutrality by 2045, fulfilling General Plan Implementation M.
Urban Forest Master Plan (Implementation Program E): The City advanced its urban forestry goals by
approving a contract with the California Conservation Corps on October 15, 2025, to provide landscaping and tree
planting assistance on Phase 4 of the Great Redwood Trail. This implements Measure CS-1 and the urban forestry
goals of the General Plan.
F. Safety Element
Floodplain Development (Implementation Program E): The City adopted Ordinance 1259 on September 17,
2025, as an urgency ordinance updating floodplain management regulations and adopting FEMA Flood Insurance
Rate Maps (FIRM) to ensure continued eligibility in the National Flood Insurance Program.
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300 Seminary Avenue • Ukiah • CA • 95482-5400
Phone: (707) 463-6200 · Fax: (707) 463 6204
www.cityofukiah.com
Fire Hazard Zone Update (Implementation Program P): On July 18, 2025, Ordinance 1256 became effective,
adopting the 2025 California Fire Code and designating Fire Hazard Severity Zones within the City to ensure
development standards reflect current risk levels.
Fuel Break Assessment and Cooperative Pest Management (Implementation Programs T & U): In April
2025, the City and Ukiah Valley Fire Authority established a Fire/Fuels Crew Program, hiring an Interim
Superintendent to lead vegetation management and hazardous fuels reduction efforts, particularly in the western
hills.
G. Agriculture Element
Agricultural Standards Alignment (Implementation Program C): The City adopted an ordinance amendment
to align City agricultural regulations with Mendocino County standards. The City Council adopted Ordinance 1253
on March 5, 2025.
Reduce Regulation for Local Agriculture (Implementation Programs E & I): The City introduced the
Administrative Use Permit (AUP) process to streamline the review for low-impact uses such as community
gardens, apiaries, and outdoor sales. This was part of Ordinance 1257, adopted in October 2025, which
implements Program E (Small-scale agriculture) and Program I (Community Gardens).
H. Housing Element
Housing Production (RHNA): As of the start of the 2025 reporting period, the City had a remaining Regional
Housing Needs Allocation (RHNA) of 29 units (15 low-income and 14 moderate-income). As of December 31, 2025,
26 units remain (15 low-income and 11 moderate-income). Based on currently approved and anticipated projects,
including accessory dwelling units (ADUs), the City is on track to meet these targets by 2027.
ADU Ordinance Update: To ensure compliance with State ADU Law (Gov. Code § 66310 - 66342) and respond to
HCD findings, the City adopted Ordinance 1258 on September 3, 2025. This ordinance amended Division 9,
Chapter 2 of the City Code regarding accessory and junior accessory dwelling units.
MAJOR DEVELOPMENT APPLICATION
1240 Airport Park Blvd: A Major Site Development Permit to convert an existing structure into an Urgent Care
and Administration Office. Approved by the Planning Commission on December 10, 2025.
Katherine Schaefers, Planning Manager
Enclosed: City of Ukiah 2040 General Plan – Appendix A
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