HomeMy WebLinkAbout2026-06-10 PC PacketPage 1 of 2
Planning Commission
Regular Meeting
AGENDA
(to be held both at the physical and virtual locations below)
Civic Center Council Chamber ♦ 300 Seminary Avenue ♦ Ukiah, CA 95482
To participate or view the virtual meeting, go to the following link: https://us06web.zoom.us/j/83128884939
Or you can call in using your telephone only:
• Call (toll free) 1-888-788-0099
• Enter the Access Code: 831 2888 4939
• To Raise Hand enter *9
• To Speak after being recognized: enter *6 to unmute yourself
Alternatively, you may view the meeting (without participating) by clicking on the name of the meeting at
www.cityofukiah.com/meetings.
June 10, 2026 - 5:15 PM
1. ROLL CALL
2. PLEDGE OF ALLEGIANCE
3. AB 2449 NOTIFICATIONS AND CONSIDERATIONS
4. APPROVAL OF MINUTES
4.a. Approval of the Minutes of May 27, 2026, a Regular Meeting.
Recommended Action: Approve the Minutes of May 27, 2026, a Regular Meeting.
Attachments:
1. 2026-05-27 PC Draft Minutes
5. 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].
6. 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
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.
7. VERIFICATION OF NOTICE
Page 1 of 83
Page 2 of 2
8. PLANNING COMMISSIONER'S REPORT
9. DIRECTOR'S REPORT
9.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 - 06-01-26
10. 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.
11. UNFINISHED BUSINESS
12. NEW BUSINESS
12.a. Review and Consider Adoption of a Resolution Providing a Recommendation to the Ukiah City
Council on an Ordinance that Facilitates a Comprehensive Land Use Amendment and
Rezoning of Parcels Within and Adjacent to the City of Ukiah's Downtown Zoning Code
Boundary; and Creates a Recreational Zoning District compatible with the City's Existing
Recreation (REC) Land Use Designation.
Recommended Action:
Adopt a resolution providing a recommendation to the Ukiah City Council on an ordinance that
facilitates a comprehensive land use amendment and rezoning of parcels within and adjacent to
the city of Ukiah's Downtown Zoning Code boundary; and creates a recreational zoning district
compatible with the city's existing recreation (REC) land use designation.
Attachments:
1. Ordinance #1239 (2012)
2. Existing Downtown Zoning Code - Maps & Parcel List
3. ALUC_2026-0001 Resolution (Signed)
4. Draft Findings of Consistency
5. Draft Resolution
13. ADJOURNMENT
Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific accommodations or interpreter services
are needed for you to attend. The City complies with ADA requirements and will attempt to reasonably accommodate individuals with
disabilities upon request. Materials related to an item on this Agenda submitted to the Planning Commission after distribution of the agenda
packet are available at the Civic Center 300 Seminary Ave. Ukiah, CA 95482; and online at: www.cityofukiah/meetings/ at the end of the next
business day.
I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda was posted on the bulletin board at
the main entrance of the City of Ukiah City Hall, located at 300 Seminary Avenue, Ukiah, California, not less than 72 hours prior to the meeting
set forth on this agenda.
Kristine Lawler, City Clerk
Dated: 6/5/26
Page 2 of 83
Agenda Item 5a.
Page 1 of 2
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
May 27, 2026
5:15 p.m.
1. ROLL CALL
The City of Ukiah Planning Commission held a Regular Meeting on May 27, 2026. The meeting was
legally noticed on May 20, 2026. The meeting was held in person and at the following virtual link:
https://us06web.zoom.us/j/83128884939. Vice Chair Johnson called the meeting to order at 5:16 p.m.
Roll call was taken with the following Commissioners Present: Mark Hilliker, Jacob Brown, Devery
Montaňo, and Rick Johnson. Commissioners Absent by Prearrangement: Alex de Grassi. Staff
Present: Craig Schlatter, Community Development Director; Kristine Lawler, City Clerk; and Kim
Saylor, Assistant Clerk.
VICE CHAIR JOHNSON PRESIDING.
2. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Commissioner Brown.
3. AB 2449 NOTIFICATIONS AND CONSIDERATIONS
No notifications or considerations received.
4. APPROVAL OF MINUTES
a. Approval of the Minutes of May 13, 2026, a Regular Meeting.
Motion/Second: Montaňo /Brown, to approve the minutes of the May 13, 2026, a Regular Meeting, as
submitted. Motion carried by the following Roll Call votes: AYES: Hilliker, Brown, Montaňo, and
Johnson. NOES: None. ABSENT: de Grassi. ABSTAIN: None.
5. APPEAL PROCESS
Vice Chair Johnson stated the appeals deadline date is June 8, 2026, before 5:00 p.m.
6. COMMENTS FROM THE AUDIENCE ON NON-AGENDA ITEMS
No public comments were received.
7. VERIFICATION OF NOTICE
The clerk noted that the agenda was properly noticed.
8. PLANNING COMMISSIONERS' REPORTS
Presenter: Vice Chair Johnson
9. DIRECTOR’S REPORT
a. Receive Community Development Director’s Report.
Presenters: Craig Schlatter, Community Development Director; Kristine Lawler, City Clerk; and Jesse
Davis, Chief Planning Manager.
Page 3 of 83
Minutes of the Ukiah Planning Commission May 27, 2026, Continued:
Page 2 of 2
Reports were received.
b. Receive a Report on Current Efforts and Strategic Direction of the City of Ukiah's Geographic
Information System (GIS) Services.
Presenter: Jesse Davis, Chief Planning Manager.
A PowerPoint Presentation was given.
No public comment was received.
Report was received.
10. CONSENT CALENDAR
No consent calendar items were placed on the agenda.
11. UNFINISHED BUSINESS
No unfinished business items were placed on the agenda.
12. NEW BUSINESS
a. Review and Consider Adoption of a Resolution Providing a Recommendation to the Ukiah
City Council on an Ordinance that Facilitates a Comprehensive Land Use Amendment and
Rezoning of Parcels Within and Adjacent to the City of Ukiah's Downtown Zoning Code
Boundary. [CONTINUE TO JUNE 10, 2026].
Presenters: Craig Schlatter, Community Development Director and Jesse Davis, Chief Planning
Manager.
No public comment was received.
Motion/Second: Hilliker/Brown to continue this item to a date certain of June 10, 2026, the next regular
meeting of the Planning Commission. Motion carried by the following Roll Call votes: AYES: Hilliker,
Brown, Montaňo, and Johnson. NOES: None. ABSENT: de Grassi. ABSTAIN: None.
b. Review and Discuss Planning Commission Rules of Conduct, and Provide Direction on
Possible Amendments.
Presenters: Craig Schlatter, Community Development Director.
No public comment was received.
Direction was given to Staff.
13. ADJOURNMENT
There being no further business, the meeting adjourned at 7:50 p.m.
____________________________
Kristine Lawler, City Clerk
Page 4 of 83
Page 1 of 1
Agenda Item No: 9.a.
MEETING DATE/TIME: 6/10/2026
ITEM NO: 2026-999
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 - 06-01-26
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:
June 2026 Planning Division Projects Report (Attachment 1)
• This is a monthly report produced on the first of each month. The June 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
Recommended Action: Receive Community Development Director's Report and discuss questions with
Staff.
Page 5 of 83
Permit #Site Address Date
Submitted Summary of Project Status
PA24-000020/21 534 E Perkins St 12/23/2024
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.
PA26-000005 760 Apple Ave 3/20/2026
Minor Use Permit/Site Development Permit for construction of a ±410 square-
foot conference room north of the existing contractor's shop on APN 003-050-
66 to provide additional office space for the staff and owners.
Approved by Design Review Board (DRB) April 29, 2026;
Public Hearing Zoning Administrator Scheduled for June 3,
2026
PA26-000011 214 & 228 E Perkins St 4/10/2026
Proposed two story building and associated site work . The building is to be
utilized as comprehensive substance abuse disorder treatment center
comprised of a doctor's offices, dental offices, exam rooms, group and
individual counseling rooms, administrative support rooms and community
wellness rooms for the Pinoleville Pomo Nation.
Application Review, post Pre-Application PC review on May
13, 2026
PA26-000013 680 S State St 4/27/2026
Minor Use Permit to convert the existing ±17,479 square foot retail structure
into a bowling/entertainment facility. From 2008 - 2025, the structure and parcel
were utilized by Rite-Aid Pharmacy. Since closure of the pharmacy in June
2025, the property has remained vacant.
Public Hearing Zoning AdministratorScheduled for June 3,
2026
PA26-000016 1102 W Clay St 5/18/2026
Lot Line Adjustment (LLA) involves two (2) parcels. he adjustment is minor and
is intended to align the property line with an existing fence, transferring
approximately 115 square feet from Parcel 2 to Parcel 1
Public Agency Review, Comments Requested by June 3, 2026
PA26-000017 290 Seminary Ave 5/26/2026 Temporary Outdoor Community Activation Space in Downtown Ukiah Application Review, Minor Revisions and Updates to
application requested by Staff.
City of Ukiah
Submitted Planning Applications
6/1/2026
ATTACHMENT 1
Page 6 of 83
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.
Resolution No. AC 2026-0001 approved by the
Mendocino Airport Land Use Commission
(ALUC) on April 16, 2026. Planning
Commission public hearing scheduled for June
10, 2026.
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.
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 MOB 5.2 – Support for
Charging Stations 12/31/2025 Support installation of electric vehicle charging stations.
In progress. Electric Utility Department and
Community Development staff coordinated to
install 18 public chargers across three
locations, including the Library, Anton Stadium,
and Ukiah Skate Park. Building permits are
being finalized for submittal.
City of Ukiah
2040 General Plan Implementation - Status of Projects
In-Process or Completed
6/1/2026
Page 7 of 83
General Plan
Element
Implementation
Program Date Due Description Status / Comments
Mobility 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 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 is scheduled to meet on June 11,
2026, and determine if an application for
review should be submitted to the Mendocino
Airport Land Use Committee.
Mobility
A – Street Design / D –
VMT Performance
Measures
5/20/2026
Promote multimodal transportation through flexible parking regulations
and implement VMT reduction measures. The Ordinance expands
standards for bicycle storage, updated parking lot layout and
infrastructure, as well updates off-street parking standards for
commerical businesses.
Resolution No. PC 2026-05, approved by the
Planning Commission on April 22, 2026. City
Council adopted Urgency Ordinance #1268 on
5/20/26.
Land Use E – Zoning Code
Amendments 3/18/2026 Update zoning districts and maps for consistency with the 2040 Land
Use Diagram.
Zoning, General Plan Land Use, and
Downtown Zoning Code map updates
approved by City Council on March 18,
2026.More information at
https://cityofukiah.com/community-
development/planning-services/
Land Use D – City Gateway
Design Standards 4/1/2026 Prepare gateway design standards addressing landscaping, signage,
building form, and historic themes.
Resolution No. 2026-15 adopted by City
Council on 4/1/26. More information at
https://cityofukiah.com/gateway-standards/
Page 8 of 83
Permit #Site Address Approved Date Summary of Project Comments
PA25-
000001 615 Talmage Ave.3/11/26
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.
Approved by Planning Commission on 3/11/26
PA26-
000001 228 E Perkins St.4/1/26
Historic Demolition application pursuant to Ukiah City Code 3016. Vacant
commercial structure formerly operating as the "Perkins St. Grill" and the
"Lido" restaurant.
Approved by City Council on 4/01/26.
PA26-
000012 1009 W. Perkins St.4/20/26
Three parcel Minor Subdivision.The northern portion of the property fronts
W. Perkins Street and currently contains an existing single-family dwelling.
The southern portion of the property fronts W. Church Street and includes
a second single-family dwelling on its eastern side, alongside a vacant,
grassy field on its western side.
Approved by City Engineer on 5/27/26.
City of Ukiah
Recently Approved Projects
6/1/2026
Page 9 of 83
Page 1 of 5
Agenda Item No: 12.a.
MEETING DATE/TIME: 6/10/2026
ITEM NO: 2026-1000
AGENDA SUMMARY REPORT
SUBJECT: Review and Consider Adoption of a Resolution Providing a Recommendation to the Ukiah City
Council on an Ordinance that Facilitates a Comprehensive Land Use Amendment and Rezoning of Parcels
Within and Adjacent to the City of Ukiah's Downtown Zoning Code Boundary; and Creates a Recreational
Zoning District compatible with the City's Existing Recreation (REC) Land Use Designation.
DEPARTMENT: Community
Development PREPARED BY:
Jesse Davis, Chief Planning Manager, Darcy
Vaughn, Assistant City Attorney, Katherine
Schaefers, Planning Manager
PRESENTER: Jesse Davis, AICP, Chief Planning Manager;
Katherine Schaefers, Planning Manager
ATTACHMENTS:
1. Ordinance #1239 (2012)
2. Existing Downtown Zoning Code - Maps & Parcel List
3. ALUC_2026-0001 Resolution (Signed)
4. Draft Findings of Consistency
5. Draft Resolution
Summary: The Planning Commission will consider adoption of a resolution providing a recommendation to the
Ukiah City Council on an Ordinance that facilitates a comprehensive land use amendment and rezoning of parcels
within and adjacent to the City of Ukiah's Downtown Zoning Code Boundary, as well as the establishes a
Recreational Zoning District compatible with the City's existing Recreation (REC) Land Use Designation.
Background: In 2006, the City Council appropriated funding and directed Staff to prepare a form-based
zoning code for the Downtown area and the East Perkins Street corridor. In 2007, the City of Ukiah completed
a visioning process for these areas following a five-day public design charrette. This process formally initiated
development of the Downtown Zoning Code (DZC). The charrette gathered community input to guide future
development and redevelopment across both areas. Beginning in late 2009, the Planning Commission refined
this early work through a series of public workshops and progressed it through an initial environmental review
process.
Approximately two years later, the Planning Commission completed its initial draft of the DZC on January 12,
2011, and issued an informal recommendation that the City Council progress adoption. A joint City Council
and Planning Commission workshop followed on April 27, 2011. The Commission emphasized three priorities.
It called for flexibility through an "Exception" process, greater regulatory clarity through site-specific design
standards, and improved usability through tables, illustrative examples, and defined land uses. The
Commission also directed the recently formed Design Review Board to assist in codifying the associated
Design Guidelines. The multi-year effort concluded on October 3, 2012, with the adoption of Ordinance 1139
(Attachment 1), which applied the DZC across both the Perkins Street corridor and the Downtown. A list of the
parcels presently identified in the DZC is included and visualized in Attachment 2.
State Redevelopment Funding: Although not directly tied to the DZC itself, much of the early planning for
these areas assumed the potential use of State redevelopment funds to help deliver public improvements and
support pre-development. When redevelopment agencies were dissolved in 2012, the tools that California
Page 10 of 83
Page 2 of 5
cities had historically relied on for site assembly, infrastructure upgrades, and gap financing were no longer
available. The loss of redevelopment funding was significant for Ukiah. Costs that had been expected to be
shared for new economic development projects were shifted almost entirely to private interests. This outcome
altered the feasibility assumptions and expectations established in earlier planning efforts. For the DZC
specifically, many of the identified street extensions and public improvements became more costly for any
developer pursuing private development.
Development After DZC Adoption: Since the adoption of the DZC in 2012, only one new stand-alone
structure has been constructed under its regulations- the Chipotle quick service restaurant located at 536 East
Perkins Street. Adaptive reuse activity has likewise been limited. Notable examples include TCW's adaptive
reuse of the warehouse structure at 401 South State Street, which replaced the former Hospice Thrift Shop,
and Redwood Credit Union's reuse of the former Savings Bank of Mendocino County Pear Tree branch at 414
East Perkins Street, and El Molcajete Mexican Restaurant, which replaced Romi's BBQ at 225 East Perkins
Street. Based on the original approval documents, development over the past 14 years has not occurred at a
scale or intensity consistent with the expectations established in the DZC's environmental review.
The DZC has been effective, however, in guiding and informing notable public improvements. These include
Streetscape Phase 1 and Phase 2, the Urban Core Rehabilitation and Transportation Project, new Courthouse
infrastructure, utility undergrounding, and the coordinated selection and planting of street trees. The code has
not, however, produced the anticipated level of private development or adaptive reuse of existing structures.
Complimentary plans, however, such as the Perkins Street Gateway Master Plan (2015), did create pathways to
realize the DZC's envisioned development pattern.
Existing Challenges with the DZC: Multiple code sections that were intended to create usability and
predictability within the DZC have instead produced confusion and procedural delay. Parcels within the DZC
area vary widely in width, depth, frontage, and access, but the code itself features strict lot coverage, frontage
and development requirements. Many of the standard tables and diagrams do not align with on-the-ground
parcel conditions or existing structures available for resuse. This misalignment forces applicants into
exceptions or project-specific interpretation almost immediately. Given the number of irregular parcels,
additional land use restrictions, and varied development patterns, it is unclear whether any project could
proceed without a minor or major exception and multiple public hearings within the DZC. The layering of
development standards, visual requirements, footnotes, and form-based terminology has created a regulatory
environment that applicants, hearing bodies, and Staff find difficult to navigate.
In summary, Staff advised the Downtown Zoning Code Ad Hoc Committee, which was formed to address
downtown revitalization, that several factors have contributed to the limited effectiveness of the DZC,
including:
• The absence of consistent design standards across the district, together with limited visual guidance
for existing structures.
• A persistent need for frequent exceptions and discretionary review.
• The misapplication of form-based standards along an auto-oriented corridor that lacks corresponding
infrastructure and subdivision policies.
• A dual regulatory burden, in which form-based regulations for irregular parcels are combined with
conditional use permits, producing entitlements that are difficult to process without numerous
exceptions.
• The loss of redevelopment funding, which shifted the tools for site assembly, infrastructure upgrades,
and gap financing to private entities.
As part of the adopted 2040 General Plan, Policy LU-3 directs the City to focus on improving the appearance
and overall vibrancy of Downtown Ukiah. The policy is supported by a set of action items and implementation
programs, such as Implementation Program E, which is specific to the Downtown Zoning Code, that are
intended to create a high-quality environment for residents, businesses, and visitors. The work of the
Page 11 of 83
Page 3 of 5
Downtown Zoning Code Ad Hoc Committee aligns with this policy and advances implementation of the 2040
General Plan.
Recent History (2025 -2026): Throughout 2025, Staff worked with the Ad Hoc Committee to review the
effectiveness of the DZC and to determine an appropriate reform sequence. The first recommended step is to
complete the proposed rezoning. The rezoning would align zoning districts with parcel scale, existing
conditions, and development patterns. It would also resolve the longstanding mismatch between the form-
based DZC and the more auto-oriented parcels along Perkins Street. Many parcels identified for rezoning
would return to the designations they held prior to the DZC's initial adoption, or that reflect their projected use
like the Great Redwood Trail. The second recommended phase involves reworking the DZC itself. This effort
should proceed in parallel with Housing Element updates and historic preservation reform inventories.
Coordinating these processes would support the development of downtown-specific regulations that
emphasize adaptive reuse, infill, and flexibility for existing structures. Deferring the regulatory revisions would
also give the City an opportunity to incorporate or draft separate specific plans for the former County
Courthouse site and major rehabilitation efforts such as the Palace Hotel.
On February 25, 2026, the Planning Commission reviewed initial considerations regarding the Project Area.
The Project Area includes the historic Downtown Core, the East Perkins Street corridor, and the former rail
corridor, now the Great Redwood Trail. The Commission provided preliminary direction to consider
alternatives, seek further input, and advance the Project through airport land use review.
On March 18, 2026, the City submitted an application to the Mendocino County Airport Land Use Commission
("ALUC") for a consistency determination. This submission was required under Section 1.4.1(a) of the Ukiah
Municipal Airport Land Use Compatibility Plan ("UKIALUCP") because the Project includes a General Plan
amendment and rezoning affecting lands within the Ukiah Municipal Airport Influence Area. On April 16, 2026,
the ALUC conducted a duly noticed public hearing and adopted Resolution No. 2026-0001, finding the Project
consistent with the UKIALUCP pursuant to Policy 2.2.6(a) (Attachment 3). Staff requested that the ALUC
consider the Rezone as reviewed by the Planning Commission on February 25, 2026, recognizing that any
alternatives identified through the public process could be considered as the Project advances.
Discussion: As evolved since 2025, the following amendments to the General Plan Land Use Map and to
Division 9, Chapter 2 of the Ukiah City Code are hereinafter referred to as the 'Project':
• Rezone parcels currently designated Urban Center (UC) and General Urban (GU) to Community
Commercial (C-1), to address the misalignment of DZC form-based standards on larger lots along the
East Perkins Street corridor and surrounding downtown blocks;
• Rezone portions of the Urban Center (UC) district to Public Facilities (PF), consistent with civic uses
that are planned or under construction, including the Mendocino County Superior Courthouse and
related facility parking;
• Rezone portions of the Urban Center (UC) district, together with a Heavy Commercial (C-2) parcel, to
Recreation (REC), consistent with the Recreational (REC) General Plan designation, including the
Great Redwood Trail alignment and the existing Ukiah Rail Depot structure;
• Rezone two parcels on Mason Street from Urban Center (UC) to Heavy Commercial (C-2), reflecting
the existing mix of warehouse and commercial uses on those parcels; and
• Refine the DZC boundaries to focus form-based code application on the Downtown Core. The
Downtown Core land use is expanded to the west and south where it aligns with the traditional block
grid. Parcels along the Oak Street and Seminary Avenue corridors are adjusted to General Urban (GU)
to better reflect existing development patterns and cross-street boundaries, excepting APN 002-176-
07.
Removing the Great Redwood Trail and Ukiah Rail Depot parcels from the DZC requires the concurrent
creation of a zoning district suited to those lands. A new Article 11.6 establishes the Recreation (REC) Zoning
Page 12 of 83
Page 4 of 5
District to provide, protect, and manage public and private recreation lands and to implement the General
Plan's Recreational (REC) land use designation and Policy PFS-12.1 (Park Network).
Staff reviewed and considered alternatives to the Project. In addition to a 'no project' option, the CEQA
Findings of Consistency (Attachment 4) analyze both the Project and an alternative project model, measured
against the Ukiah 2040 General Plan EIR and the 2012 DZC Mitigated Negative Declaration. The alternative
project model, hereafter referred to as the 'Alternative', would retain DZC designations on the parcels between
Main Street and the Great Redwood Trail, including those along Mason Street.
As evaluated however, Main Street forms a natural separation between the Downtown Core and the Perkins
Street corridor. Few structures front the western side of Main Street and most businesses, primary entries, and
uses are accessed via State Street. The resulting frontage consists mainly of parking lots, and service and
loading areas supporting the State Street buildings to the west. Main Street functions as the service edge of
the Downtown Core rather than as an active downtown street, serving as a reason to further separate the two
areas. Unless subdivided, the parcels along the western side of Main Street are unlikely to be further
developed and are projected to continue serving the existing structures fronting the State Street corridor.
Both the Project and the Alternative remain within the scope of impacts previously analyzed. Neither exceeds
previously studied density thresholds and neither introduces new land uses that were not previously analyzed.
Since the proposed ordinance is programmatic, neither adds new physical development. Site conditions and
applicable regulations remain unchanged. Accordingly, neither the Project nor the Alternative would result in
new or peculiar environmental effects, given the overlap between the existing Downtown Zoning Code and the
C-1 zoning district, but the changes would update procedures and zoning standards.
Staff has prepared draft Findings of Consistency, included in Attachment 4, demonstrating that the proposed
amendments are consistent with the goals, policies, and implementation programs of the City's 2040 General
Plan. Importantly, the Project does not create new land uses within the project area; rather, in many instances,
it reinstates previously existing development standards. The amendments modernize and refine standards
already contemplated by the General Plan rather than introduce new or more intensive land uses, and Staff
will continue to facilitate site-specific CEQA and project-level review as individual development applications
are received.
The Planning Commission resolution (Attachment 5) recommends that the City Council adopt an ordinance
approving a General Plan amendment, a comprehensive rezoning of parcels within and adjacent to the
Downtown Zoning Code (DZC) boundary, and the establishment of a new Recreation (REC) Zoning District as
Article 11.6 of Division 9, Chapter 2 of the Ukiah City Code. The resolution finds the Project consistent with the
Ukiah 2040 General Plan and the Ukiah Municipal Airport Land Use Compatibility Plan, as determined by the
Airport Land Use Commission in Resolution No. AC 2026-0001, and eligible for streamlined CEQA review
under CEQA Guidelines Section 15183, tiered off the 2040 General Plan EIR (SCH No. 2022050556). As
conveyed in Attachment 5, the draft ordinance makes targeted amendments to the existing DZC, such as
recognizing updates of completed projects and consistency edits with the changes in geography. In addition to
the findings and recommendation, the resolution package includes the identified parcel list, the draft City
Council ordinance, and the associated project area maps.
Recommended Action:
Adopt a resolution providing a recommendation to the Ukiah City Council on an ordinance that facilitates a
comprehensive land use amendment and rezoning of parcels within and adjacent to the city of Ukiah's
Downtown Zoning Code boundary; and creates a recreational zoning district compatible with the city's existing
recreation (REC) land use designation.
Page 13 of 83
Page 5 of 5
Page 14 of 83
ORDINANCE NO. 1139
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH
AMENDING DIVISION 9 (PLANNING AND DEVELOPMENT,
CHAPTER 2 (ZONING) OF THE UKIAH CITY CODE BY ADDING
ARTICLE 18 ENTITLED DOWNTOWN ZONING CODE
The City Council hereby ordains as follows.
SECTION ONE-FINDINGS AND DECLARATIONS
The City Council hereby finds and declares as follows.
1. In 2006, the City Council budgeted the appropriate funds and directed staff to prepare a
form based zoning code for the Downtown and East Perkins Street areas.
2. In 2007, the City conducted a five-day public workshop charrette to solicit ideas from the
public and to develop a vision for the future development and redevelopment of the
Downtown and East Perkins Street areas.
3. The Planning Commission reviewed the draft form based Downtown Zoning Code
through a series of public workshops from the end of 2009 through early 2011. In April
of 2011, the City Planning Commission and City Council conducted a joint public
workshop to review and discuss the draft form based Downtown Zoning Code. The City
Council conducted a series of public workshops from May, 2011 through September,
2011 to review and discuss the Code.
4. In September, 2011, the City Council preliminarily approved the draft Zoning Code for
the Downtown and East Perkins Street corridor, and directed staff to 1) prepare the
required environmental document to comply with the California Environmental Quality
Act; and 2) refer the draft document to the Mendocino County Airport Land Use
Commission for a consistency review with the County Airports Comprehensive Land Use
Plan.
5. On March 22, 2012, the Mendocino County Airport Land Use Commission reviewed the
draft Downtown Zoning Code and found it consistent with the Mendocino County
Comprehensive Land Use Plan provided 1) a note was added to Table 4 indicating that
lot sizes are subject to airport zone restrictions; and 2) a note was added to Table 6
indicating that any buildings in the B2 airport compatibility zone proposed for more than
two stories would be subject to review and approval by the Mendocino County Airport
Land Use Commission. The notes have been added.
6. On June 4, 2012, City Staff completed an Initial Study of potential environmental impacts
resulting from implementation of the draft Downtown Zoning Code and concluded that a
Mitigated Negative Declaration was appropriate for the project. The document was sent
to the State Clearinghouse for State Agency review and comment, and it was publicly
noticed review and comment. At the close of the review and comment period, two
written comments were received -1) State Public Utilities Commission, who did not
question the appropriateness of the Mitigated Negative Declaration or suggest language
modifications or additional environmental review work; and 2) State Department of
Transportation, who similarly did not question the appropriateness of the Mitigated
1
ATTACHMENT 1
Page 15 of 83
Negative Declaration or suggest language modifications or additional environmental
review work. Responses to comments were provided to both State Agencies.
7. On August 8, 2012, the City Planning Commission conducted a public hearing to
consider making formal recommendations to the City Council concerning the Mitigated
Negative Declaration and ordinance amending the City Code to add the Downtown and
East Perkins Street Corridor Zoning code standards.
8. On August 8, 2012, the City Planning Commission voted 2-1 to recommend City Council
approval of the Mitigated Negative Declaration and adoption of the Code.
9. On September 5, 2012, the City Council conducted a public hearing and voted 3/0 to
adopt the Mitigated Negative Declaration based on the findings listed in the Staff Report,
and to introduce the ordinance by title only.
SECTION TWO
Article 18 entitled "DOWNTOWN ZONING CODE," is hereby added to Division 9 (Planning and
Development), Chapter 2 (Zoning) of the Ukiah City Code pursuant to the attached Exhibit A.
SECTION FOUR
1. SEVERABILITY. If any provision of this ordinance or the application thereof to any
person or circumstance is held invalid, the remainder of the ordinance and the application of
such provision to other persons or circumstances shall not be affected thereby, The City
Council hereby declares that it would have adopted this Ordinance and any section, subsection,
sentence, clause or phrase thereof irrespective of the fact that any one or more sections,
subsections, sentences, clauses or phrases be declared unconstitutional or otherwise invalid.
2. EFFECTIVE DATE. This Ordinance shall be published as required by law in a newspaper of
general circulation in the City of Ukiah, and shall become effective thirty (30) days after its
adoption.
Introduced by title only on September 5, 2012, by the following roll call vote:
AYES: Councilmember Thomas, Rodin, and Mayor Landis
NOES: None
ABSENT: Councilmembers Baldwin, and Crane
ABSTAIN: None
Adopted on October 3, 2012 by the following roll call vote:
AYES: Councilmember Thomas, Rodin, and Mayor Landis
NOES: None
ABSENT: Councilmember Baldwin, and Crane
ABSTAIN: None
2
Page 16 of 83
THIS MAP AND DATA ARE PROVIDED WITHOUT WARRANTY OF ANY KIND.
DO NOT USE TO DETERMINE LEGAL PROPERTY BOUNDARIES.
:
EAST
P
E
R
K
I
N
S
S
T
R
E
E
T
NO
R
TH
O
R
C
H
A
R
D
AVE
NU
E
WEST
S
M
I
T
H
S
T
R
E
E
T
N
O
R
T
H
P
I
N
E
S
T
R
E
E
T
WEST
S
T
A
N
D
L
E
Y
S
T
R
E
E
T
N
O
R
T
H
B
U
S
H
S
T
R
E
E
T
SO
U
T
H
O
R
C
H
A
R
D
A
V
E
N
U
E
S
O
U
T
H
O
A
K
S
T
R
E
E
T
N
O
R
T
H
O
A
K
S
T
R
E
E
T
WEST
P
E
R
K
I
N
S
S
T
R
E
E
T
L
E
S
L
I
E
S
T
R
E
E
T
S
O
U
T
H
S
C
H
O
O
L
S
T
R
E
E
T
WEST
C
H
U
R
C
H
S
T
R
E
E
T
WEST
S
T
E
P
H
E
N
S
O
N
S
T
R
E
E
T
S
O
U
T
H
S
T
A
T
E
S
T
R
E
E
T
PO
M
ER
O
Y
AV
E
N
U
E
NO
R
T
H
S
T
A
T
E
S
T
R
E
E
T
N
O
R
T
H
M
A
I
N
S
T
R
E
E
T
N
O
R
T
H
S
C
H
O
O
L
S
T
R
E
E
T
MA
S
O
N
S
T
R
E
E
T
S
O
U
T
H
B
U
S
H
S
T
R
E
E
T
S
O
U
T
H
P
I
N
E
S
T
R
E
E
T
S
O
U
T
H
M
A
I
N
S
T
R
E
E
T
WEST
C
L
A
Y
S
T
R
E
E
T
W
A
R
R
E
N
D
R
I
V
E
PEACH STREET
HENRY STREET
MORRIS
S
T
R
E
E
T
EAST ST A N D L EY STR EET
EAST
C
H
U
R
C
H
S
T
R
E
E
T
EAST SMITH S
T
R
E
E
T
EA S T
C
L
A
Y
STREET
S
T
E
L
L
ADRIVE
SEMINARY AVENUE
SEMINA
R
Y
AVENUE
KINGS COURT
PLUM DRIVE
H
O
S
P
I
T
A
L
D
R
I
V
E
Legend
Roads
Existing DZC Boundary
C1 - Community
Commercial
C2 - Heavy Commercial
DC - Downtown Core
GU - General Urban
UC - Urban Center
0 600
Feet
Bureau of Land Management, Esri, HERE, Garmin, USGS, NGA, EPA, USDA, NPS, Bureau of Land Management,
Esri, HERE, Garmin, INCREMENT P, USGS, EPA, USDA
Existing Downtown Zoning Code ATTACHMENT 2
Page 17 of 83
GibsonCreek
P E R K I N S S T R E E T
O
A
K
S
T
R
E
E
T
M
A
I
N
S
T
R
E
E
T
S
T
A
T
E
S
T
R
E
E
T
C L A Y S T R E E T
S
C
H
O
O
L
S
T
R
E
E
T
ORCHARD
AVENUE
S M I T H S T R E E T
L
E
S
L
I
E
S
T
R
E
E
T
S T A N D L E Y S T R E E T
R
A
M
P
C H U R C H S T R E E T
W
A
R
R
E
N
D
R
I
V
E
MASON
STREET
PEACH S TREET
H
O
S
P
I
T
A
L
D
R
I
V
E
PLU M D R I VE
H E N R Y S T R E E T
P
I
N
E
S
T
R
E
E
T
N O N A ME
S T E LLA D R I V E
K I N G S C O U R T
S E M I N A R Y A V E N U E
R A M P
NO NA ME
0 250 500125Feet ³Zoning Districts
UC
DC
GU
Special Designations
Public Parking Existing
Civic Existing
Civic Preferred
Parking Structure Preferred
Public Facilities
Hydrology
100 Year Flood
Gibson Creek
DOWNTOWN ZONING CODE ZONING MAP
Map Updated - May, 2012
DZC Boundary
Figure 1: Downtown Zoning Code Zoning Map
Page 18 of 83
GibsonCreek
P E R K I N S S T R E E T
O
A
K
S
T
R
E
E
T
M
A
I
N
S
T
R
E
E
T
S
T
A
T
E
S
T
R
E
E
T
C L A Y S T R E E T
S
C
H
O
O
L
S
T
R
E
E
T
ORCHARD
AVENUE
S M I T H S T R E E T
L
E
S
L
I
E
S
T
R
E
E
T
S T A N D L E Y S T R E E T
R
A
M
P
C H U R C H S T R E E T
W
A
R
R
E
N
D
R
I
V
E
MASON
STREET
PEACH S TREET
H
O
S
P
I
T
A
L
D
R
I
V
E
PLU M D R IVE
H E N R Y S T R E E T
P
I
N
E
S
T
R
E
E
T
N O N A ME
S T E LLA D R I V E
K I N G S C O U R T
S E M I N A R Y A V E N U E
R A M P
NO NA ME
0 250 500125Feet ³Zoning Districts
UC
DC
GU
Special Designations
Public Parking Existing
Civic Existing
Civic Preferred
Parking Structure Preferred
Public Facilities
Hydrology
100 Year Flood
Gibson Creek
DOWNTOWN ZONING CODE ZONING MAP
Map Updated - May, 2012
DZC Boundary
Figure 8: Circulation Map
Clay Street Extension
H
o
s
p
i
t
a
l
D
r
i
v
e
E
x
t
e
n
s
i
o
n
R
a
i
l
r
o
a
d
R
i
g
h
t
o
f
W
a
y
Downtown Streetscape Improvement Plan adopted July 1, 2009
Requried Street Extension
Required Pedestrian/Bike Path
Modication to Existing Street
Page 19 of 83
GibsonCreek
P E R K I NS S T R E E T
O
A
K
S
T
R
E
E
T
M
A
I
N
S
T
R
E
E
T
S
T
A
T
E
S
T
R
E
E
T
C L A Y S T R E E T
S
C
H
O
O
L
S
T
R
E
E
T
ORCHARD
AV
ENUE
S M I T H S T R E E T
L
E
S
L
I
E
S
T
R
E
E
T
S T A N DL E Y S T R E E T
R
A
M
P
C H U R C H S TR E E T
W
A
R
R
E
N
D
R
I
V
E
MASON
STR
EET
PEACH S TREET
H
O
S
P
I
T
A
L
D
R
I
V
E
PLU M D R I VE
H E N R Y S TR E E T
P
I
N
E
S
T
R
E
E
T
N O N A ME
S T E LLA D R I V E
K I N G S C O UR T
S E M I N A R Y A V E N U E
R A M P
NO NAME
0 250 500125Feet ³Zoning Districts
UC
DC
GU
Special Designations
Public Parking Existing
Civic Existing
Civic Preferred
Parking Structure Preferred
Public Facilities
Hydrology
100 Year Flood
Gibson Creek
DOWNTOWN ZONING CODE ZONING MAP
Map Updated - May, 2012
DZC Boundary
Figure 9: Special Designations
V
V
T
T
V
T Required Terminated Vista
Recommended Turret Location
Required Storefront Frontage Type
Recommended Storerfont Frontage Type
Page 20 of 83
APN SITUS_ADD OWNER ADDRESS CITY STATE ZIP LAND VALUE ASSESSMENT IMPROVEMENT VALUE Zone_Class GP_2040 Acreage Airport Compatibility Zone
00226909 415 S STATE ST MCKENNEY ENTERPRISES LLC 415 S STATE ST UKIAH CA 95482 160963 128768 C1 - Community Commercial CC 0.046 4
00219344 NONE NORTH COAST RAILROAD AUTHO 419 TALMAGE RD STE M UKIAH CA 95482 0 0 C2 - Heavy Commercial DC 2.559 6
00222501 100 N STATE ST COUNTY OF MENDOCINO UNKNOWN ADDRESS 0 0 0 DC - Downtown Core DC 0.846 4
00222709 NONE JOHNSON MELISSA 937 SCHOOL WAY REDWOOD VALLEY CA 95470 75108 0 DC - Downtown Core DC 0.085 4
00222707 221 N STATE ST I O O F LODGE NO 174 122 RACE ST SAN JOSE CA 95126 49968 90715 DC - Downtown Core DC 0.122 4
00222904 113 S STATE ST HOOVER CHARLES AND JUNE FANG PO BOX 204 CLOVERDALE CA 95425 62883 248803 DC - Downtown Core DC 0.042 4
00222614 102 S STATE ST SOUSA PAUL 23701 EASTSIDE RD WILLITS CA 95490 318362 1002841 DC - Downtown Core DC 0.138 4
00222905 115 S STATE ST HARRINGTON BRIDGET O 131 CALVERT CT UKIAH CA 95482 188877 364104 DC - Downtown Core DC 0.276 4
00222907 111 S STATE ST SANCHEZ JOSE MARIN TTEE /3200 ROAD I REDWOOD VALLEY CA 95470 167875 105537 DC - Downtown Core DC 0.055 4
00222403 120 W STANDLEY ST SCHAT ZACHARY Y AND MELISSA 202 W PERKINS ST STE C UKIAH CA 95482 136703 421052 DC - Downtown Core DC 0.091 4
00222405 116 W STANDLEY ST HUGHEY BRIAN 602 A N STATE ST UKIAH CA 95482 116727 101755 DC - Downtown Core DC 0.037 4
00222714 115 E SMITH ST COUMMUNITY FOUNDATION FO MENDOCINO COUNTY 204 S OAK ST UKIAH CA 95482 38089 67758 DC - Downtown Core DC 0.131 4
00222710 NONE EDGELINE INVESTMENTS LLC 520 FRANZ VALLEY RD CALISTOGA CA 94515 54323 0 DC - Downtown Core DC 0.095 4
00222608 116 S STATE ST TRIPPEER GARY PO BOX 1234 PALM DESERT CA 92261 265302 384687 DC - Downtown Core DC 0.086 4
00222607 199 S SCHOOL ST LINCOLN AND NORTH LLC 5059 DEERWOOD DR SANTA ROSA CA 95403 171240 839146 DC - Downtown Core DC 0.088 4
00222613 109 W PERKINS ST PORZIO TTEE FRANK 1220 SEQUOIA PLAZA UKIAH CA 95482 25383 27510 DC - Downtown Core DC 0.037 4
00222603 113 W PERKINS ST SCHAT ZACHARY Y AND MELISSA PO BOX 708 REDWOOD VALLEY CA 95470 49169 162908 DC - Downtown Core DC 0.043 4
00222602 113 W PERKINS ST SCHAT ZACHARY Y AND MELISSA PO BOX 708 REDWOOD VALLEY CA 95470 62562 44443 DC - Downtown Core DC 0.062 4
00222713 295 N STATE ST THURSTON TTEE DENNIS 2900 N STATE ST UKIAH CA 95482 81542 76212 DC - Downtown Core DC 0.218 4
00222409 252 N STATE ST CANOVA JOSEPH ANTHONY AND RI PO BOX 1756 UKIAH CA 95482 68267 91023 DC - Downtown Core DC 0.041 4
00222413 272 N STATE ST TWIN INVESTMENTS LLC 494 KENWOOD DR UKIAH CA 95482 218727 0 DC - Downtown Core DC 0.466 4
00222805 101 N STATE ST NORTH STATE PARTNERS LLC 500 BICENTENNIAL WAY #310 SANTA ROSA CA 95403 277377 394547 DC - Downtown Core DC 0.267 4
00222802 111 N STATE ST SCHAPMIRE JR TTEE TODD A 1124 KIDD RD WINDSOR CA 95492 84771 146601 DC - Downtown Core DC 0.069 4
00222806 125 N STATE ST 101 SO MAIN STREET LLC 1124 KIDD RD WINDSOR CA 95492 62424 5202 DC - Downtown Core DC 0.084 4
00222909 107 S STATE ST COUNTY OF MENDOCINO 841 LOW GAP RD UKIAH CA 95482 0 0 DC - Downtown Core DC 0.513 4
00222708 201 N STATE ST ALLEN TTEE KENNETH D 405 IMPERIAL DR CLOVERDALE CA 95425 208080 416160 DC - Downtown Core DC 0.051 4
00222801 125 N STATE ST 101 SO MAIN STREET LLC 1124 KIDD RD WINDSOR CA 95492 152955 151987 DC - Downtown Core DC 0.363 4
00222415 108 W STANDLEY ST SCHAT ZACHARY Y AND MELISSA 202 W PERKINS ST UNIT C UKIAH CA 95482 149477 611302 DC - Downtown Core DC 0.066 4
00222402 130 W STANDLEY ST WILLIAMS BRUCE E 18250 FOX GLEN RIVERVIEW MI 48193 50747 170171 DC - Downtown Core DC 0.068 4
00222416 100 W STANDLEY ST RUFF STANDLEY STREET LLC PO BOX 708 HOPLAND CA 95449 34838 435422 DC - Downtown Core DC 0.016 4
00222408 106 W STANDLEY ST MCCOWEN JOHN 617 W CLAY ST UKIAH CA 95482 42206 25318 DC - Downtown Core DC 0.021 4
00222705 255 N STATE ST CUEVAS RUBEN GUERERRO PO BOX 5053 SANTA ROSA CA 95402 109363 153109 DC - Downtown Core DC 0.112 4
00222406 110 W STANDLEY ST POWIS TTEE ERIN 390 W STANDLEY ST STE 1 UKIAH CA 95482 119087 157975 DC - Downtown Core DC 0.056 4
00222417 200 N STATE ST AZIMUS PROPERTY HOLDINGS LLC 951 BOONVILE RD UKIAH CA 95482 200000 340000 DC - Downtown Core DC 0.039 4
00222606 165 S SCHOOL ST COUNTY OF MENDOCINO 260 FIFTH ST SAN FRANCISCO CA 94103 0 0 DC - Downtown Core DC 0.328 4
00222411 NONE HUGHEY BRIAN 602 A N STATE ST UKIAH CA 95482 0 0 DC - Downtown Core DC 0.001 4
00222711 247 N STATE ST CUEVAS RUBEN GUERRERO PO BOX 5053 SANTA ROSA CA 95402 111550 16731 DC - Downtown Core DC 0.046 4
00222601 105 S SCHOOL ST SUN VALLEY INVESTMENTS LLC 101 N STATE ST STE A UKIAH CA 95482 170672 711141 DC - Downtown Core DC 0.1 4
00222712 239 N STATE ST EDGELINE INVESTMENTS LLC 520 FRANZ VALLEY RD CALISTOGA CA 94515 108649 138832 DC - Downtown Core DC 0.047 4
00224101 401 E PERKINS ST WILSON CINDY L 60 RANCHO GRANDE DR UKIAH CA 95482 92205 135634 GU - General Urban DC 0.089 6
00224107 495 E PERKINS ST WHITMIRE FRED H TTEE 197 WARREN DR UKIAH CA 95482 18070 240359 GU - General Urban DC 0.341 6
00224103 407 E PERKINS ST WAIDELICH NOBLE AND NANCY 4501 E HWY 20 UKIAH CA 95482 93813 92876 GU - General Urban DC 0.49 6
00228205 140 LESLIE ST GARCIA JAVIER 3437 SOL LN UKIAH CA 95482 84503 0 GU - General Urban DC 0.189 6
00228204 138 LESLIE ST FOSTER JOHN R AND MYRNA E TT 136 NELSON RANCH RD UKIAH CA 95482 84503 14470 GU - General Urban DC 0.194 6
00228203 134 LESLIE ST GADEA V H MARTIN SR AND LIND 575 SPANISH CANYON DR UKIAH CA 95482 259643 122984 GU - General Urban DC 0.26 6
00224102 403 E PERKINS ST WILSON CINDY L 60 RANCHO GRANDE DR UKIAH CA 95482 107577 159281 GU - General Urban DC 0.273 6
00228202 NONE BARTOLOMEI SUCCTTEE RORY C 2300 MCCLURE SUBDIVISION RD UKIAH CA 95482 13698 911 GU - General Urban DC 0.132 6
00226904 412 S MAIN ST MCKENNEY JAMES G 412 S MAIN ST UKIAH CA 95482 231787 77257 GU - General Urban DC 0.245 4
00226908 405 S STATE ST MCKENNEY ENTERPRISES LLC 415 S STATE ST UKIAH CA 95482 321932 186720 GU - General Urban DC 0.298 4
00226108 290 S SCHOOL ST M P MOUNTANOS INC 605 N STATE ST UKIAH CA 95482 150108 187635 GU - General Urban DC 0.075 4
00226105 NONE UKIAH CITY OF 203 S SCHOOL ST UKIAH CA 95482 0 0 GU - General Urban DC 0.108 6
00223211 NONE CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.189 6
00223210 NONE CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.188 6
00219122 301 N MAIN ST GITLIN ROBERT AND KARLA 13400 TOMKI RD REDWOOD VALLEY CA 95470 263983 412076 GU - General Urban DC 0.255 4
00219201 289 N MAIN ST CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.258 4
00219214 280 E STANDLEY ST UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.577 6
00219123 262 E SMITH ST GITLIN ROBERT S AND KARLA S 7221 EVAN AVE SEBASTOPOL CA 95472 231990 241652 GU - General Urban DC 0.627 4
00223205 122 LESLIE ST BARTOLOMEI SUCCTTEE RORY C 2300 MCCLURE SUBDIVISION RD UKIAH CA 95482 17452 26178 GU - General Urban DC 0.405 6
00218304 294 W SMITH ST SAVINGS BANK OF MENDOCINO PO BOX 3600 UKIAH CA 95482 278152 494492 GU - General Urban DC 0.216 6
00223204 124 LESLIE ST GOLDEN GATE PETROLEUM CO 1340 ARNOLD DR STE 231 MARTINEZ CA 94553 48137 6196 GU - General Urban DC 0.139 6
00219211 NONE UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.584 4
00222305 NONE POMA DAVID 1/3 204 N BUSH ST UKIAH CA 95482 6602 0 GU - General Urban DC 0.038 6
00222304 107 S OAK ST ORTEGA CARLOS AND MARIA DELR PO BOX 157 UKIAH CA 95482 162479 324960 GU - General Urban DC 0.156 6
00223207 120 LESLIE ST COOK NANETTE SANCHEZ- SUCC 2796 NISENAN VALLEY DR LINCOLN CA 95648 31362 88453 GU - General Urban DC 0.177 6
00223209 NONE CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.258 6
Page 21 of 83
APN SITUS_ADD OWNER ADDRESS CITY STATE ZIP LAND VALUE ASSESSMENT IMPROVEMENT VALUE Zone_Class GP_2040 Acreage Airport Compatibility Zone
00218302 359 N OAK ST LIGGETT NANCY K 965 DOMINCAN WAY UKIAH CA 95482 130050 348534 GU - General Urban DC 0.141 6
00226603 406 S STATE ST ECO INN LLC 406 S STATE ST UKIAH CA 95482 344690 1212810 GU - General Urban DC 0.519 4
00226304 290 SEMINARY AVE JOHNSON JOHN RALPH TTEE / 4190 HWY 20 UKIAH CA 95482 278877 418317 GU - General Urban DC 0.472 6
00226307 NONE PALMA DAVID 487 N STATE ST UKIAH CA 95482 111550 0 GU - General Urban DC 0.1 6
00226107 260 S SCHOOL ST NIX JAMES R AND ANNE M TTEES 280 S SCHOOL ST UKIAH CA 95482 203283 389916 GU - General Urban DC 0.159 4
00226104 209 S OAK ST UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.117 6
00222211 216 W PERKINS ST SCHELLER TTEE EDNA 1025 SIMMONS LN NOVATO CA 94945 222742 937472 GU - General Urban DC 0.076 6
00226308 205 W CLAY ST PALMA DAVID 487 N STATE ST UKIAH CA 95482 111550 167325 GU - General Urban DC 0.099 6
00218301 387 N OAK ST RIDDELL MICHAEL W AND JUANIT PO BOX 4 CALPELLA CA 95418 64379 122223 GU - General Urban DC 0.118 6
00226109 200 S SCHOOL ST CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.474 6
00222212 212 W PERKINS ST HENNESSEY TTEE BRIAN A 1689 MCMAHON LN LAKEPORT CA 95456 75047 234380 GU - General Urban DC 0.148 6
00222111 200 N SCHOOL ST SAVINGS BANK OF MENDOCINO PO BOX 3600 UKIAH CA 95482 343259 9061544 GU - General Urban DC 0.888 6
00222308 215 W PERKINS ST ABELL MASONIC TEMPLE ASSOC PO BOX 1636 UKIAH CA 95482 84688 74110 GU - General Urban DC 0.278 6
00222202 209 W STANDLEY ST HODGES SCOTT R 1/2 207 W STANDLEY ST UKIAH CA 95482 231787 212475 GU - General Urban DC 0.113 6
00222201 215 W STANDLEY ST BARNES JACOB ANTHONY 1080 HELEN AVE UKIAH CA 95482 108203 138871 GU - General Urban DC 0.135 6
00223206 325 E PERKINS ST REDWOOD EMPIRE BANCORP PO BOX 1200 SUISUN CITY CA 94585 217040 521876 GU - General Urban DC 0.288 6
00223116 375 S MAIN ST HOSKINS TTEE ROY H Jr 1299 DESPINA DR UKIAH CA 95482 42491 137612 GU - General Urban DC 0.476 4
00228221 309 E PERKINS ST STATE OF CALIFORNIA 455 GOLDEN GATE AVE 8TH FLOOR SAN FRANCISCO CA 94102 0 0 GU - General Urban DC 1.446 6
00228220 200 E CLAY ST NORTH COAST RAILROAD AUTHO 419 TALMAGE RD STE M UKIAH CA 95482 0 0 GU - General Urban DC 1.864 6
00226805 315 S STATE ST MENDOZA STEVEN 315 S STATE ST UKIAH CA 95482 119466 59728 UC - Urban Center DC 0.277 4
00226905 401 S STATE ST NELSON HENRY K AND MARGARET 95566 AMELIA NATIONAL PKWY FERNANDINA BEACH FL 32034 241338 234544 UC - Urban Center DC 0.333 4
00226504 320 S STATE ST SANDERS CARL L AND BEVERLY M 640 DORA AVE UKIAH CA 95482 156019 242703 UC - Urban Center DC 0.15 4
00220032 NONE PEAR TREE REH LLC 2727 LBJ FREEWAY STE 806 DALLAS TX 75234 12368 0 UC - Urban Center DC 0.041 6
00220034 NONE PEAR TREE REH LLC 2727 LBJ FREEWAY STE 806 DALLAS TX 75234 26691 0 UC - Urban Center DC 0.106 6
00226806 NONE HOSKINS TTEE ROY H Jr 1299 DESPINA DR UKIAH CA 95482 59154 6780 UC - Urban Center DC 0.255 4
00219353 NONE VALENTIC TTEE JOHN P 1541 MEADOW DR UKIAH CA 95482 150357 296203 UC - Urban Center DC 0.337 6
00224205 543 E PERKINS ST WESTERN SEQUOIA HOLDINGS L PO BOX 9863 FOUNTAIN VALLEY CA 92728 108160 84122 UC - Urban Center DC 0.142 6
00224204 529 E PERKINS ST WEI TTEE SABRINA YUXIN 537 JEAN MARIE DR SANTA ROSA CA 95403 116732 254689 UC - Urban Center DC 0.143 6
00220040 115 N ORCHARD AVE MCDONALDS CORPORATION ONE MCDONALDS PLAZA OAK BROOK IL 60523 664966 1517548 UC - Urban Center DC 0.807 6
00224202 505 E PERKINS ST WHITMIRE FRED H TTEE 197 WARREN DR UKIAH CA 95482 46579 74110 UC - Urban Center DC 0.175 6
00220036 410 E PERKINS ST ZACHARIAH JERUSHA 9051 EAST RD REDWOOD VALLEY CA 95470 257484 0 UC - Urban Center DC 0.7 6
00220035 402 E PERKINS ST NGUYEN KEVIN TTEE / 2001 VICHY SPRINGS RD UKIAH CA 95482 227562 597354 UC - Urban Center DC 0.69 6
00224206 557 E PERKINS ST WESTERN SEQUOIA HOLDINGS L PO BOX 9863 FOUNTAIN VALLEY CA 92728 126758 132794 UC - Urban Center DC 0.142 6
00224207 571 E PERKINS ST WESTERN SEQUOIA HOLDINGS L PO BOX 9863 FOUNTAIN VALLEY CA 92728 132794 120724 UC - Urban Center DC 0.244 6
00224203 515 E PERKINS ST MORONEY TTEE STACEY A PO BOX 63 REDWOOD VALLEY CA 95470 185711 175099 UC - Urban Center DC 0.144 6
00224701 605 E PERKINS ST REDWOOD OIL COMPANY INC 50 PROFESSIONAL CNTR STE 100 ROHNERT PARK CA 94928 683285 1477697 UC - Urban Center DC 0.691 6
00220038 596 E PERKINS ST BEST WESTSIDE PROPERTIES LLC 2424 RIDGE RD ROCKWALL TX 75087 364140 1779084 UC - Urban Center DC 0.446 6
00224217 585 E PERKINS ST TESORO SIERRA PROPERTIES L PO BOX 592809 SAN ANTONIO TX 78259 432072 308670 UC - Urban Center DC 0.329 6
00226602 105 W CLAY ST PERSKY JAMES 105 W CLAY ST UKIAH CA 95482 172186 266116 UC - Urban Center DC 0.198 4
00226807 301 S STATE ST COMMUNITY CARE MANAGEMENT 301 SOUTH STATE ST UKIAH CA 95482 181201 933918 UC - Urban Center DC 0.296 4
00226902 403 S STATE ST LU FENG YU 403 S STATE ST UKIAH CA 95482 107220 106148 UC - Urban Center DC 0.08 4
00226509 300 S STATE ST CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.637 4
00226601 401 S SCHOOL ST WU MEI HSIU HSU 390 W STANDLEY ST UKIAH CA 95482 97705 25059 UC - Urban Center DC 0.159 4
00219225 245 E STANDLEY ST ROHRER TIMOTHY P 14 WILDWOOD PLACE PLEASANT HILL CA 94523 127500 10200 UC - Urban Center DC 0.279 6
00219224 214 E PERKINS ST ROHRER TIMOTHY P 14 WILDWOOD PLACE PLEASANT HILL CA 94523 331500 448800 UC - Urban Center DC 0.533 4
00219218 105 N MAIN ST UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.402 4
00218426 NONE LEVY TTEE THELMA J 502 WALNUT AVE UKIAH CA 95482 67029 0 UC - Urban Center DC 0.325 Other Airport Environs
00226510 369 S SCHOOL ST CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.16 4
00222210 102 N SCHOOL ST SCHAT ZACHARY Y AND MELISSA PO BOX 708 REDWOOD VALLEY CA 95470 131722 253585 UC - Urban Center DC 0.032 4
00219345 404 E PERKINS ST UKIAH ADVENTIST HOSPITAL 275 HOSPITAL DR UKIAH CA 95482 616344 1251631 UC - Urban Center DC 1.027 6
00219315 400 E PERKINS ST UKIAH ADVENTIST HOSPITAL 275 HOSPITAL DR UKIAH CA 95482 341697 5886 UC - Urban Center DC 0.755 6
00218614 NONE CAMINITI WENDY J TTEE / 4190 HWY 20 UKIAH CA 95482 96497 25730 UC - Urban Center DC 0.135 4
00226401 203 S SCHOOL ST VEGA MARIA D / 4428 FIRST AVE UKIAH CA 95482 97373 221282 UC - Urban Center DC 0.077 4
00219354 135 HOSPITAL DR AVISTA ENTERPRISES LLC 135 HOSPITAL DR UKIAH CA 95482 167325 557758 UC - Urban Center DC 0.215 6
00219312 185 MASON ST HILL DONALD PHILLIPS Jr 25690 PHILO GREENWOOD RD ELK CA 95432 150223 264397 UC - Urban Center DC 0.121 6
00219352 NONE WALGREEN CO PO BOX 1159 DEERFIELD IL 60015 211872 0 UC - Urban Center DC 0.232 6
00219317 169 MASON ST MENDO REALTY INVESTMENT LL PO BOX 1389 UKIAH CA 95482 485975 1486869 UC - Urban Center DC 0.977 6
00219355 320 E PERKINS ST CHO PETER Y 531 TEHUACAN RD UKIAH CA 95482 227221 563307 UC - Urban Center DC 0.274 6
00219314 326 E PERKINS ST UKIAH ADVENTIST HOSPITAL PO BOX 619135 ROSEVILLE CA 95661 94258 0 UC - Urban Center DC 0.201 6
00219202 NONE UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.131 4
00219203 NONE CITY OF UKIAH 300 SEMINARY AVE 0 0 0 UC - Urban Center DC 0.213 4
00226704 207 S STATE ST PHILLIPS PATRICE E 502 N PINE ST UKIAH CA 95482 167325 390430 UC - Urban Center DC 0.088 4
00222306 110 S SCHOOL ST SMITH RAYMOND D 29 ORINDA WAY STE 773 ORINDA CA 94563 167325 557758 UC - Urban Center DC 0.111 4
00226507 108 W CLAY ST COALE ANSLEY J JR 108 W CLAY ST UKIAH CA 95482 122984 314302 UC - Urban Center DC 0.046 4
00226709 203 S STATE ST SMITH RAYMOND D 29 ORINDA WAY STE 773 ORINDA CA 94563 111550 217524 UC - Urban Center DC 0.066 4
Page 22 of 83
APN SITUS_ADD OWNER ADDRESS CITY STATE ZIP LAND VALUE ASSESSMENT IMPROVEMENT VALUE Zone_Class GP_2040 Acreage Airport Compatibility Zone
00226702 205 S STATE ST MENDOCINO BALLET 205 SOUTH STATE ST UKIAH CA 95482 86463 225901 UC - Urban Center DC 0.105 4
00226706 295 S STATE ST VASILOPOULOS IOANNIS THEOD 2353 BRISBANE ST WEST SACRAMENTO CA 95691 66580 174217 UC - Urban Center DC 0.134 4
00218616 387 N STATE ST CAMINITI WENDY J TTEE / 4190 HWY 20 UKIAH CA 95482 144745 303968 UC - Urban Center DC 0.21 4
00226402 111 W CHURCH ST SAKANE YOSHIKI AND NAOKO 111 W CHURCH ST UKIAH CA 95482 180862 275505 UC - Urban Center DC 0.102 4
00218306 469 N SCHOOL ST SAVINGS BANK OF MENDOCINO PO BOX 3600 UKIAH CA 95482 85819 6784 UC - Urban Center DC 0.118 4
00222307 198 South School ST POMA DAVID 1/3 204 N BUSH ST UKIAH CA 95482 66580 71113 UC - Urban Center DC 0.127 4
00226710 201 S STATE ST SMITH RAYMOND D 29 ORINDA WAY STE 773 ORINDA CA 94563 111550 217524 UC - Urban Center DC 0.06 4
00219321 308 E PERKINS ST WALGREEN CO PO BOX 1159 DEERFIELD IL 60015 1634269 2292086 UC - Urban Center DC 1.262 6
00226403 200 S STATE ST TAGZ PROPERTIES LLC PO BOX 1373 UKIAH CA 95482 227563 868161 UC - Urban Center DC 0.122 4
00218513 344 N STATE ST SUNROOM LLC 53 LIBERTY ST SAN FRANCISCO CA 94110 79404 170673 UC - Urban Center DC 0.113 4
00219222 228 E PERKINS ST EDWARDS WILLIAM PO BOX 149 UKIAH CA 95482 109363 218727 UC - Urban Center DC 0.177 6
00219217 228 E PERKINS ST EDWARDS WILLIAM PO BOX 149 UKIAH CA 95482 82021 191386 UC - Urban Center DC 0.114 4
00226708 185 E CHURCH ST LIDEN THOMAS M TTEE 1050 N OAK ST UKIAH CA 95482 86665 78002 UC - Urban Center DC 0.065 4
00226707 145 E CHURCH ST BARBA GILBERTO / 4428 FIRST AVE UKIAH CA 95482 136703 229664 UC - Urban Center DC 0.141 4
00218510 177 W SMITH ST WIPF ERNEST M AND EILEEN M T PO BOX 234 UKIAH CA 95482 91040 141834 UC - Urban Center DC 0.468 4
00226204 351 S OAK ST CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.081 6
00226205 NONE CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.386 6
00218512 328 N STATE ST SUNROOM LLC 53 LIBERTY ST SAN FRANCISCO CA 94110 30086 85335 UC - Urban Center DC 0.044 4
00218305 479 N SCHOOL ST SAVINGS BANK OF MENDOCINO PO BOX 3600 UKIAH CA 95482 71708 19385 UC - Urban Center DC 0.096 4
00218507 304 N STATE ST CHRISTIANSEN C ROSS 5575 LAKE RIDGE DRIVE UKIAH CA 95482 159305 628736 UC - Urban Center DC 0.111 4
00226203 207 W STEPHENSON ST PIDGEON POINT LLC 22 BATTERY ST SAN FRANCISCO CA 94111 171666 348534 UC - Urban Center DC 0.131 4
00226208 NONE UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.162 6
00226408 208 S STATE ST CARDENAS JUAN ALBERTOSANDOVAL 5350 AGNES LN UKIAH CA 95482 98648 139266 UC - Urban Center DC 0.081 4
00218430 NONE LEVY TTEE THELMA J 502 WALNUT AVE UKIAH CA 95482 33503 0 UC - Urban Center DC 0.194 Other Airport Environs
00218417 411 N SCHOOL ST UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.101 Other Airport Environs
00226207 308 S SCHOOL ST CARTER DAVID A TTEE / 509 JONES ST UKIAH CA 95482 108203 180360 UC - Urban Center DC 0.177 6
00218502 NONE SUNROOM LLC 53 LIBERTY ST SAN FRANCISCO CA 94110 159295 0 UC - Urban Center DC 0.096 4
00218612 367 N STATE ST CAMINITI WENDY J TTEE / 4190 HWY 20 UKIAH CA 95482 155468 721055 UC - Urban Center DC 0.212 4
00218418 406 N STATE ST HEWETT DONALD KEITH 406 N STATE ST UKIAH CA 95482 246766 132871 UC - Urban Center DC 0.292 Other Airport Environs
00218511 362 N STATE ST SUNROOM LLC 53 LIBERTY ST SAN FRANCISCO CA 94110 66862 164983 UC - Urban Center DC 0.095 4
00226407 208 S SCHOOL ST CEJA CELSO 896 N STATE ST UKIAH CA 95482 135450 98508 UC - Urban Center DC 0.13 4
00226405 210 S STATE ST LEE JACQUELINE M TTEE 438 N PINE ST UKIAH CA 95482 67796 135602 UC - Urban Center DC 0.058 4
00218419 405 N SCHOOL ST HEWETT DONALD KEITH 406 N STATE ST UKIAH CA 95482 167325 39041 UC - Urban Center DC 0.139 Other Airport Environs
00222303 102 S SCHOOL ST ABELL MASONIC TEMPLE ASSOC PO BOX 1636 UKIAH CA 95482 97168 374528 UC - Urban Center DC 0.172 4
00226303 404 S SCHOOL ST CAVALIN GREGORY G AND LISA L 404 S SCHOOL ST UKIAH CA 95482 153688 148253 UC - Urban Center DC 0.172 4
00218303 310 N SCHOOL ST THAYER NICHOLAS FORBES 310 N SCHOOL ST UKIAH CA 95482 188273 191279 UC - Urban Center DC 0.228 4
00218613 307 N STATE ST NEW STATE HOTEL OF UKIAH PO BOX 221755 SACRAMENTO CA 95822 65644 237902 UC - Urban Center DC 0.328 4
00226406 290 S STATE ST SELIM FRANCINE CRANE TTEE 500 S SPRING ST UKIAH CA 95482 173948 399483 UC - Urban Center DC 0.344 4
00222209 106 N SCHOOL STCHRISTOPHER I AND MICHAELYN P COOPER REVOCABLE TRUST DA PO BOX 419 UKIAH CA 95482 136703 273408 UC - Urban Center DC 0.054 4
00218410 441 N SCHOOL ST LEVY TTEE THELMA J 502 WALNUT AVE UKIAH CA 95482 26537 0 UC - Urban Center DC 0.14 Other Airport Environs
00218415 NONE UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.252 Other Airport Environs
00222208 108 N SCHOOL ST MASON TTEE SUSAN L 585 OAK KNOLL RD UKIAH CA 95482 88935 170672 UC - Urban Center DC 0.039 4
00222203 114 N SCHOOL ST CHEUNG CHUNPO AND ESTHER C Y 2045 BURKE RD UKIAH CA 95482 328423 727696 UC - Urban Center DC 0.267 4
00223109 203 S MAIN ST LS HEALTH PROPERTIES LLC 3101 S STATE ST UKIAH CA 95482 523967 1004413 UC - Urban Center DC 1.271 4
00223129 247 E PERKINS ST GONG KENNETH 1/2 66 HUNTINGTON DR SAN FRANCISCO CA 94132 163307 199122 UC - Urban Center DC 0.57 6
00223128 245 E PERKINS ST MAYFIELD TTEE JAMES 1501 RECREATION RD UKIAH CA 95482 130281 374588 UC - Urban Center DC 0.412 6
00223121 225 E PERKINS ST CONTRETAS MARIBEL SAHAGUN 719 MYRON PLACE UKIAH CA 95482 326400 285600 UC - Urban Center DC 0.511 4
00223101 101 S MAIN ST REDWOOD CREDIT UNION 3033 CLEVELAND AVE SANTA ROSA CA 95403 357000 357000 UC - Urban Center DC 0.454 4
00223102 119 S MAIN ST LELAND LOWELL AND PAMELA TTE 801 RIVERSIDE DR UKIAH CA 95482 193468 442080 UC - Urban Center DC 0.27 4
00223130 245 E PERKINS ST MAYFIELD JAMES M AND BARBARA 1501 RECREATION RD UKIAH CA 95482 89561 42301 UC - Urban Center DC 0.448 6
00223124 276 E CLAY ST MAYFIELD TTEE JAMES 1501 RECREATION RD UKIAH CA 95482 357972 138159 UC - Urban Center DC 1.219 6
00223127 213 S MAIN ST CINCO ESTRELLAS LLC 213 S MAIN ST UKIAH CA 95482 341347 527950 UC - Urban Center DC 0.499 4
00223123 235 E PERKINS ST MAYFIELD JAMES M AND BARBARA 1501 RECREATION RD UKIAH CA 95482 585112 823677 UC - Urban Center DC 1.888 6
00226713 218 S MAIN ST SUNBEAM AARON 124 FORD ST UKIAH CA 95482 66925 128283 UC - Urban Center DC 0.102 4
00223215 309 E PERKINS ST NORTH COAST RAILROAD AUTHO 419 TALMAGE RD STE M UKIAH CA 95482 0 0 UC - Urban Center DC 3.921 6
00226714 218 S MAIN ST 295 GROUP LLC 17613 W EAGLE DR GOODYEAR AZ 85338 72508 0 UC - Urban Center DC 0.145 4
00223214 309 E PERKINS ST STATE OF CALIFORNIA 455 GOLDEN GATE AVE 8TH FLOOR SAN FRANCISCO CA 94102 0 0 UC - Urban Center DC 2.629 6
00223131 307 S MAIN ST MAYFIELD TTEE JAMES 1501 RECREATION RD UKIAH CA 95482 296599 154316 UC - Urban Center DC 0.911 4
00223132 East CLAY ST MAYFIELD TTEE JAMES 1501 RECREATION RD UKIAH CA 95482 150836 8575 UC - Urban Center DC 0.604 4
00220029 534 E PERKINS ST PEAR TREE REH LLC 2727 LBJ FREEWAY STE 806 DALLAS TX 75234 2971096 12913837 UC - Urban Center DC 0.86 6
00220044 534 E PERKINS ST PEAR TREE REH LLC 2727 LBJ FREEWAY STE 806 DALLAS TX 75234 2971096 12913837 UC - Urban Center DC 10.086 6
00220044 534 E PERKINS ST PEAR TREE REH LLC 2727 LBJ FREEWAY STE 806 DALLAS TX 75234 2971096 12913837 UC - Urban Center DC 10.086 6
Page 23 of 83
Resolution Number AC 2026-0001
County of Mendocino
Ukiah, California
APRIL 16, 2026
ALUC_2026-0001 -CITY OF UKIAH
RESOLUTION OF THE MENDOCINO COUNTY AIRPORT LAND USE
COMMISSION, COUNTY OF MENDOCINO, STATE OF CALIFORNIA,
FINDING THAT THE ORDINANCE AMENDMENTS PROPOSED BY
THE CITY OF UKIAH -COMMUNITY DEVELOPMENT DEPARTMENT
ARE CONSISTENT WITH THE UKIAH MUNICIPAL AIRPORT LAND
USE COMPATIBILITY PLAN.
WHEREAS, on October 20, 2022, the Mendocino County Airport Land Use Commission adopted
Resolution No. 22-0006 finding the City of Ukiah's General Plan compatible with the UKIALUCP; and
WHEREAS, on March 18, 2026, the City of Ukiah (the "City")., submitted an application for
consistency determination with the Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP) for
the proposed rezone and amendment of various land use designations to address misalignment of the
Downtown Zoning Code (DZC) form-based codes on larger lots, to be consistent with uses that are
planned, under construction, or existing, and to refine the DZC boundaries to focus form-based code
application on the Downtown Core.
WHEREAS, California Public Utilities Code Section 21674 provides Airport Land Use
Commissions the powers and duties to assist local agencies in ensuring compatible land uses in the
vicinity of all new airports and in the vicinity of existing airports to the extent that the land in the vicinity of
those airports is not already devoted to incompatible land uses; and
WHEREAS, UKIALUCP Policy 1.4.1 requires mandatory review by the Mendocino County Airport
Land Use Commission for zoning ordinances that both affect property within the airport influence area
and may involve the type of airport impact concerns listed in Policy 1.3.1 (b ); and
WHEREAS, in accordance with applicable provisions of law, the Mendocino County Airport Land
Use Commission held a public hearing on April 16, 2026, at which time the Mendocino County Airport
Land Use Commission heard and received all relevant testimony and evidence presented orally or in
writing regarding the consistency determination for the Project. All interested persons were given an
opportunity to hear and be heard regarding the Project; and
NOW, THEREFORE, BE IT RESOLVED, that the Mendocino County Land Use Commission
makes the following findings based upon the evidence in the record:
1. That the foregoing recitals are true and correct and incorporated herein by this reference.
2. The Project does not propose any activities that would create compatibility concerns with
respect to (1) noise, (2) safety, (3) airspace protection, or (4) overflight as described in Policy
1.3.1(b).
3. Pursuant to UKIALUCP Policy 3.1.2, no direct conflicts exist between the Project and the
requirements of the UKIALUCP and provisions are included both in existing City regulations
and under the Project that ensure long-term compliance with the compatibility criteria.
ATTACHMENT 3
Page 24 of 83
4. Pursuant to UKIALUCP Policy 3.1.3 , the City has established a review process for
development within the Airport Influence Area that will be utilized for development proposed
under the Project
5. Pursuant to UKIALUCP Policy 3.1.4 , the compatibility of uses in the Airport Influence Area
are preserved to the maximum extent feasible. Land use convers ions are not proposed under
the Project and the existing review process in the City for development within the Airport
Influence Area will ensure consistency with the compatibility criteria of the UKIALUCP for any
future development proposed under the Project
BE IT FURTHER RESOLVED , that the Mendocino County Airport Land Use Commission ,
pursuant to UKIALUCP Policy 2.2.6(a), determines the Project is consistent with the UKIALUCP .
BE IT FURTHER RESOLVED that the Mendocino County Airport Land Use Commission action
shall be final and immediately effective upon date of adopt ion .
I hereby certify that according to the Provisions of Government Code Section 25103 delivery of this
document has been made.
ATTEST: ADRIENNE THOMPSON
Administrative Services Manager II
BY: JULIA KROG
Director of Planning & Building Services
Page 25 of 83
Draft Findings of Consistency:
Downtown Zoning Code (DZC) Amendments, Creation
of the Recreation (REC) Zoning District, and General
Plan Amendments
CEQA Section 15183
June 10, 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 4
Page 26 of 83
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 5
1. Project Purpose 5
2. Environmental Setting and Project Location 5
IV. EVALUATION OF ENVIRONMENTAL EFFECTS 9
1. Density 10
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 16
5. New Information 16
V. ALTERNATIVES 16
VI. DETERMINATION 18
Page 27 of 83
2
I. PROJECT INFORMATION
Project Title: Downtown Zoning Code (DZC) Amendments, Creation of the Recreation (REC)
Zoning District, and General Plan Amendments
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
Airport.
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);
• Heavy Commercial (C-2): Applied to specific parcels currently zoned Urban Center;
• Public Facilities (PF): Applied to specific parcels currently zoned General Urban and
Urban Center.
• Public Facilities (PF) (Map Label "REC/PF"): Establish a new city-wide Recreation (REC)
Zoning District to implement the 'Recreational' (REC) General Plan land use designation.
Rezone specific parcels (APNs 00219344 and 00223215) along the Great Redwood Trail
and Ukiah Rail Depot to this new REC district and permanently remove them from the
DZC boundaries.
• Downtown Zoning Code Expansion: The General Urban (GU) classification would be
expanded to include parcels along Oak/Seminary.
Page 28 of 83
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 CEQA Guidelines Section 15183 is the appropriate streamlining
mechanism for environmental review of the Project. The purpose of Section 15183 is to streamline
review for projects that are consistent with the development density and policy framework
previously analyzed in a certified Environmental Impact Report (EIR), thereby reducing the need
for repetitive environmental analysis. By utilizing the streamlining provisions of CEQA Guidelines
Section 15183, the City relies on the comprehensive analysis, mitigation measures, and
development assumptions already certified in the Ukiah 2040 General Plan EIR. This allows the
Page 29 of 83
4
environmental review to focus strictly on whether the rezoning action presents 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. Accordingly, preparation of a
traditional Negative Declaration or Mitigated Negative Declaration would not appropriately reflect
the significant and unavoidable impacts previously identified and acknowledged in the certified
General Plan EIR.
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, streamlined environmental review pursuant
to CEQA Guidelines Section 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 (DZC) [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.
Page 30 of 83
5
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
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 Recreation (REC) 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 (REC) 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 the City’s Objective Design and Development Standards
(ODDS) in the C-1 district, and accurately categorize public and recreational lands.
The Project also establishes the Recreation (REC) Zoning District to implement the “Recreational”
land use designation of the Ukiah 2040 General Plan. The REC District was modeled after the
recently adopted Open-Space (O-S) Zoning District contained in Division 9, Chapter 2 of the
Ukiah City Code and establishes a combination of allowed uses, discretionary Use Permit review,
operational standards, and “Determination of Appropriate Use” procedures for recreational lands
and trail-oriented public facilities. The district is intended to provide a flexible regulatory framework
for public parks, trails, recreational amenities, and civic recreational infrastructure while ensuring
compatibility with adjacent residential neighborhoods, sensitive environmental resources, and the
Ukiah Municipal Airport Compatibility Zones.
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). 93 of those parcels are proposed for a change in zoning (See Attachment
Page 31 of 83
6
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.
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.
Page 32 of 83
7
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.
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.
Page 33 of 83
8
Table 1: Zoning Realignments
Existing Zoning
(GP Designation)
Proposed
Zoning Count Rationale
UC (DC)
UC (CC)
GU (DC)
C-1 65
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)
REC 2 parcels Reflects the specific civic use of the
Courthouse and Depot.
CN (NC)
C-1 (CC)
GU 24
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 ODDS.
C-2 N/A (Mixed Use
Allowed)
Residential uses are permitted in C-2 when complying with
ODDS, allowing for high-density infill (typically 28–40
du/ac) consistent with the Highway Commercial GP
designation.
Page 34 of 83
9
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
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.
Page 35 of 83
10
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
(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 65 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 to Public Facilities (PF) and removing the
Great Redwood Trail and Depot parcels from the DZC and zoning them REC completely removes
their mixed-use residential density calculations, ensuring the buildout intensity remains well below
the maximums analyzed in the 2040 General Plan EIR. 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.
Page 36 of 83
11
This confirms that the transition of these parcels to non-residential zoning results in a
development intensity well within the envelope analyzed in the 2022 Courthouse EIR Addendum.
Where the Project intensifies zoning, specifically by expanding the General Urban (GU) form-
based code to approximately 24 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
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: The parcels proposed for REC 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. Applying the new REC zone to the Depot site maintains the baseline mitigations
established in the 2011 IS/MND for the Depot site acquisition and the 2012 Courthouse EIR.
Discussion: The rezoning of C-2 and Urban Center parcels to Recreation (REC) 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. The creation of the REC zoning district directly implements
General Plan Policy PFS-12.2 to expand and formally regulate recreational amenities.
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
Page 37 of 83
12
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 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
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
Page 38 of 83
13
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)
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
Page 39 of 83
14
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.
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
Page 40 of 83
15
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
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 Recreation (REC) 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.
Page 41 of 83
16
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
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. ALTERNATIVES
The following alternatives are not analyzed pursuant to CEQA Guidelines Section 15126.6, as
this document is not an EIR. Instead, they are evaluated solely to confirm that each potential
Page 42 of 83
17
policy outcome remains within the scope of impacts previously analyzed in the Ukiah 2040
General Plan EIR and related environmental documents, consistent with CEQA Guidelines
Section 15183.
Alternative 1: No Project
Under this alternative, no amendments to the Downtown Zoning Code (DZC) or General Plan
would occur. Existing zoning designations, including the application of DZC (General Urban,
Urban Center, and Downtown Core) regulations along the Perkins Street corridor and adjacent
areas, would remain in effect.
This alternative would maintain the existing regulatory framework and development assumptions
analyzed in the 2012 DZC Mitigated Negative Declaration and the Ukiah 2040 General Plan EIR.
Alternative 2: Proposed DZC
This alternative modifies the rezoning footprint of the Project by retaining Downtown Zoning Code
(DZC) regulations on parcels located west of the Northwestern Pacific railroad tracks, while
implementing the proposed rezoning east of the tracks. Specifically:
• All parcels along Perkins Street west of the railroad tracks would remain subject to DZC
zoning (Urban Center and General Urban). These areas include parcels developed with
both traditional downtown building forms (e.g., structures located at or near the street
frontage) and parcels with existing development patterns that include deeper setbacks
and on-site parking configurations. Retaining DZC zoning in these areas would continue
to apply form-based development standards, including frontage, siting, and streetscape
requirements consistent with the existing regulatory framework analyzed in the 2012 DZC
MND.
• Parcels located east of the railroad tracks, including the East Perkins Street corridor and
the rail corridor/Depot area, would be rezoned as proposed under the Project to
Community Commercial (C-1), Public Facilities (PF), and Recreation (REC), consistent
with the Ukiah 2040 General Plan land use designations and existing development
patterns.
This alternative does not introduce new or peculiar environmental effects. Retention of DZC
zoning on western parcels maintains the previously analyzed regulatory baseline, while the
rezoning of eastern parcels remains consistent with the density and land use assumptions
evaluated in the Ukiah 2040 General Plan EIR and prior environmental documents. These
relationships are reflected in the comparative zoning framework described in Tables 1 through 3
above.
Finding: The alternatives described above remain within the scope of environmental impacts
previously analyzed in the Ukiah 2040 General Plan EIR and related environmental documents.
Discussion: Both alternatives maintain the development density, land use patterns, and
regulatory conditions evaluated in prior environmental review. The No Project Alternative retains
the existing DZC regulatory framework. Alternative 2 retains DZC zoning on western parcels and
applies the proposed rezoning to eastern parcels As demonstrated in Table 1 (Zoning
Page 43 of 83
18
Realignments), Table 2 (Density Standards), and Table 3 (Land Use Allowances), the applicable
zoning districts under both alternatives do not exceed previously analyzed density thresholds or
introduce land uses beyond those evaluated in the Ukiah 2040 General Plan EIR and the 2012
DZC MND.
Neither alternative introduces new physical development beyond that previously analyzed. Site
conditions and applicable regulations remain unchanged. Accordingly, neither alternative results
in new or peculiar environmental effects.
VI. 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.
Page 44 of 83
Page 1 of 39
ATTACHMENT 5
RESOLUTION No. 2026-___
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF UKIAH
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A
GENERAL PLAN AMENDMENT, COMPREHENSIVE REZONING OF PARCELS WITHIN AND
ADJACENT TO THE DOWNTOWN ZONING CODE (DZC) BOUNDARY AND ESTABLISHING
ARTICLE 11.6 OF DIVISION 9, CHAPTER 2 OF THE UKIAH CITY CODE TO CREATE AND
REGULATE THE RECREATION (REC) ZONING DISTRICT.
WHEREAS, on June 4, 2012, City staff completed an Initial Study of potential environmental
impacts resulting from implementation of a draft Downtown Zoning Code and concluded that a
Mitigated Negative Declaration was appropriate for the project after commencing public outreach
in 2006; and
WHEREAS, on August 8, 2012, the Planning Commission conducted a public hearing to consider
formal recommendations to the City Council concerning the Mitigated Negative Declaration and
an ordinance amending the City Code to add the Downtown and East Perkins Street Corridor
Zoning Code standards; and
WHEREAS, on August 8, 2012, the Planning Commission voted 2-1 to recommend that the City
Council approve the Mitigated Negative Declaration and adopt the Code; and
WHEREAS, on September 5, 2012, the City Council conducted a public hearing and voted 3-0 to
adopt the Mitigated Negative Declaration and to introduce an ordinance amending Division 9
(Planning and Development), Chapter 2 (Zoning) of the Ukiah City Code by adding Article 18,
entitled Downtown Zoning Code. The City Council subsequently adopted the ordinance as
Ordinance No. 1139 on October 3, 2012; and
WHEREAS, the State of California dissolved redevelopment agencies in February 2012, it
established successor agencies to unwind Redevelopment Authorities, which removed a key
funding source for public improvements and site assembly within the Downtown Core and East
Perkins Street corridor. The dissolution shifted the cost of those improvements onto private
development; and
WHEREAS, many of the street extensions, street design treatments, and infrastructure concepts
contemplated under the Downtown Zoning Code became infeasible following the removal of these
financial tools and planning mechanisms; and
WHEREAS, expectations established through the early charrette process and environmental
review were no longer realistic in the absence of redevelopment funding. A greater share of public
improvements fell to private projects to deliver; and
WHEREAS, the City experienced limited new commercial development and private business
interest within the Downtown Zoning Code area following adoption. Since 2012, only one primary
commercial structure has been constructed in the Downtown Zoning Code area, and multiple
adaptive reuse projects that did not substantially alter existing structures or uses were
nonetheless required to undergo discretionary review due to their nonconforming status; and
Page 45 of 83
Page 2 of 39
WHEREAS, on December 7, 2022, the Ukiah City Council adopted the Ukiah 2040 General Plan
("General Plan"), including the Land Use Element and accompanying Land Use Map, which
establishes the City's long-range vision for land use, growth, and development; and
WHEREAS, the Project includes amendments to the Ukiah 2040 General Plan Land Use Map to
ensure consistency between General Plan land use designations and the proposed zoning
classifications within and adjacent to the Downtown Zoning Code boundary; and
WHEREAS, the proposed project ("Project") involves a comprehensive General Plan amendment
and rezoning of parcels within and adjacent to the existing DZC boundary, with the goal of aligning
zoning regulations with existing land uses, lot dimensions, the General Plan, and the most
appropriate development framework based on parcel size, frontage, recent use, and adjacent
street network; and
WHEREAS, the Project proposes the following amendments to the General Plan Land Use Map
and to Division 9, Chapter 2 of the Ukiah City Code, as identified in Exhibit A and Exhibit B:
Rezone parcels currently designated Urban Center (UC) and General Urban (GU) to
Community Commercial (C-1), to address the misalignment of DZC form-based standards
on larger lots along the East Perkins Street corridor and surrounding downtown blocks;
Rezone portions of the Urban Center (UC) district to Public Facilities (PF), consistent with
civic uses that are planned or under construction, including the Mendocino County Superior
Courthouse and related facility parking;
Rezone portions of the Urban Center (UC) district, together with a Heavy Commercial (C-
2) parcel, to Recreation (REC), consistent with the Recreational (REC) General Plan
designation, including the Great Redwood Trail alignment and the existing Ukiah Rail Depot
structure;
Rezone two parcels on Mason Street from Urban Center (UC) to Heavy Commercial (C-2),
reflecting the existing mix of warehouse and commercial uses on those parcels; and
Refine the DZC boundaries to focus form-based code application on the Downtown Core.
The Downtown Core land use is expanded to the west and south where it aligns with the
traditional block grid, and parcels along the Oak Street and Seminary Avenue corridors are
adjusted to General Urban (GU) to better reflect existing development patterns and cross-
street boundaries; and
WHEREAS, the primary purpose of the Project is to implement the 2040 General Plan policies
and goals related to the DZC across two phases. Phase 1 resolves the mismatch between the
form-based standards of the DZC and existing development patterns along the East Perkins
Street corridor and the Downtown. It accurately categorizes public and recreational lands. It also
restores the majority of parcels along the Perkins Street corridor to commercial zoning
designations consistent with their pre-DZC status. Phase 2 will focus on updating the DZC to
improve adaptive reuse incentives, further encourage infill and mixed-use development, create
flexibility for modifying existing buildings, and implement clear, usable design standards; and
WHEREAS, on February 25, 2026, the Planning Commission reviewed initial considerations
regarding the Project Area, which includes the historic Downtown Core, the East Perkins Street
corridor, and the former rail corridor (now the Great Redwood Trail), and provided preliminary
Page 46 of 83
Page 3 of 39
direction to consider alternatives, seek further input, and advance the Project through airport land
use review; and
WHEREAS, on March 18, 2026, the City submitted an application to the Mendocino County
Airport Land Use Commission ("ALUC") for a consistency determination, as required under
Section 1.4.1(a) of the Ukiah Municipal Airport Land Use Compatibility Plan ("UKIALUCP"),
because the Project includes a General Plan amendment and rezoning affecting lands within the
Ukiah Municipal Airport Influence Area; and
WHEREAS, on April 16, 2026, the ALUC conducted a duly noticed public hearing and adopted
Resolution No. 2026-0001, finding the Project consistent with the UKIALUCP pursuant to Policy
2.2.6(a); and
WHEREAS, the Project is a programmatic action. The Project does not approve any specific
structures, generate traffic to or from the airport, introduce wildlife attractants, or alter airspace.
Any future discretionary development on the affected parcels will be evaluated on a project-by-
project basis for compliance with applicable noise, height, density, and land use compatibility
standards, including FAA aeronautical study and No Hazard to Air Navigation determinations
where applicable; and
WHEREAS, pursuant to California Government Code Section 65090 and Ukiah City Code Section
9265, the City provided notice of a public hearing before the Planning Commission by publication
in a newspaper of general circulation not less than twenty days prior to the hearing, by mailing to
owners of property within 300 feet of the Project area where applicable, and by posting at City
Hall and on the City's website not less than ten days prior to the hearing; and
WHEREAS, the Planning Commission held a duly noticed public hearing on June 10, 2026, at
which time the Planning Commission received and considered the staff report and all
attachments, the ALUC consistency determination, written and oral testimony from members of
the public, and the recommendation of staff; and
WHEREAS, pursuant to California Government Code Section 65860, the proposed rezoning is
consistent with the General Plan. The new zoning designations align with the corresponding
General Plan land use designations already used by the City, and adoption of the Project resolves
the remaining inconsistencies between current zoning and General Plan land use; and
WHEREAS, pursuant to California Government Code Section 65855, the Planning Commission
has reviewed the proposed zoning ordinance amendment and now renders its report and
recommendation to the City Council; and
WHEREAS, the Planning Commission finds that the Project is in the public interest. The Project
advances the City's land use, mobility, housing, and economic development objectives. The
Project accurately reflects existing and planned conditions on the ground, provides a clearer and
more predictable regulatory framework for property owners and applicants along the East Perkins
Street corridor and within the Downtown Core, and is consistent with the General Plan and the
UKIALUCP.
WHEREAS, removing the Great Redwood Trail and Ukiah Rail Depot parcels from the Downtown
Zoning Code boundary necessitates the concurrent and immediate creation of the Recreation
(REC) Zoning District to ensure these parcels are not left without appropriate zoning, establishing
a regulatory structure that supports the City's recreational objectives; and
Page 47 of 83
Page 4 of 39
WHEREAS, the Planning Commission finds that establishing the REC Zoning District implements
and is consistent with the Ukiah 2040 General Plan, providing the regulatory mechanism to
implement Policy PFS-12.1 (Park Network) and supporting the Great Redwood Trail; and
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Ukiah,
based on the staff report, the ALUC consistency determination, the environmental analysis, the
public testimony received, and all written and oral materials presented at the public hearing,
hereby makes the following findings and recommendations:
1. The above Recitals are true and correct and are incorporated herein by this reference as
findings of the Planning Commission.
2. General Plan Consistency. The Project is consistent with the Ukiah 2040 General Plan,
including but not limited to the following Land Use Element and Economic Development
Element goals and policies:
a. Land Use Goal LU-3 (Downtown), which seeks to improve and enhance the appearance
and vibrancy of Downtown Ukiah and to create a high-quality place for residents,
businesses, and visitors. The Project advances this Goal by aligning zoning designations
with existing land uses, parcel configurations, and the established street grid. The result
is a more cohesive and legible land use pattern across the Downtown and along the East
Perkins Street corridor.
b. Land Use Policy LU-2.1 (Mixed-Use Downtown). The Project focuses the form-based
standards of the DZC on the historic Downtown Core, where those standards are most
effective. The Project removes parcels along the East Perkins Street corridor from the
DZC so that commercial uses on those parcels may develop under standards better suited
to their auto-oriented configuration and frontage.
c. Land Use Goal LU-4 (Commercial Uses), which encourages the growth and development
of retail, office, service, and entertainment uses in Ukiah to provide jobs, support City
services, and make Ukiah an attractive place to live. The Project advances this Goal by
restoring commercial zoning designations along the East Perkins Street corridor and by
establishing development standards calibrated to existing commercial parcel
configurations.
d. Goal ENV-1 and the Recreational (REC) Land Use Designation. The Recreation (REC)
Zoning District implements the Recreational (REC) land use designation and establishes
a regulatory framework to identify and protect lands with generally unrestricted access for
public parks, quasi-public recreation facilities, trails, and private parks or recreation
facilities.
e. Public Facilities, Services, and Infrastructure Goal PFS-12, including Policies PFS-12.1
and PFS-12.7. The Recreation (REC) Zoning District provides a regulatory mechanism to
implement a connected park system and the Great Redwood Trail by identifying and
managing lands along the railroad corridor, including the trail alignment and the Ukiah Rail
Depot, for trail corridors and active recreation.
f. Economic Development Goal ED-5, including Policies ED-2.1, ED-5.1, and ED-5.3. The
Project promotes the local economy and diversifies tourist attractions by applying the
Page 48 of 83
Page 5 of 39
Public Facilities (PF) zoning designation to the Mendocino County Superior Courthouse
site to accommodate the new civic facility, its associated public parking, and pedestrian
connections to the downtown core, maintaining existing outdoor recreation opportunities,
and supporting the expansion of the regional trail network.
3. ZONING CONSISTENCY WITH GENERAL PLAN (GOV. CODE § 65860). The proposed
zoning designations are consistent with the corresponding General Plan land use
designations as follows: parcels designated Community Commercial (CC) are rezoned to
Community Commercial (C-1); parcels designated Downtown Core (DC) retain or are
incorporated into the Downtown Zoning Code (DZC) districts; parcels designated Public (P)
are rezoned to Public Facilities (PF); parcels designated Recreational (REC) are rezoned to
the Recreation (REC) Zoning District created by this Ordinance; and select parcels are
rezoned to Heavy Commercial (C-2) consistent with their existing development patterns and
applicable General Plan land use designations. Adoption of the Project establishes
consistency between General Plan designations and zoning classifications throughout the
Project Area.
4. AIRPORT LAND USE COMPATIBILITY. The Project is consistent with the Ukiah Municipal
Airport Land Use Compatibility Plan, as determined by the Mendocino County Airport Land
Use Commission in Resolution No. AC 2026-0001, adopted April 16, 2026. As reviewed by
the Mendocino ALUC, the Project relates:
a. Noise: The Project area lies outside the 60 to 65 dB CNEL noise contours identified in
UKIALUCP Exhibit 4-3, and no additional noise studies or mitigation are triggered by the
rezoning at the programmatic level.
b. Height and Airspace: The C-1 and C-2 districts allow a maximum height of 50 feet, an
increase from the existing DZC maximums of 28 feet (GU) and 42 feet (UC). Future
development on rezoned parcels within FAA-defined airspace surfaces will be required to
obtain FAA aeronautical study review and a No Hazard to Air Navigation determination
prior to project approval, consistent with the City's established practice.
c. Land Use Compatibility: The reclassification of parcels to PF and REC reflects low-
intensity public and recreational uses that are compatible with airport operations. The two
Mason Street parcels rezoned to C-2 reflect existing warehouse and commercial uses,
which are generally airport-compatible and do not present noise sensitivity or density
concerns.
d. Land Use Intensity and Density: The majority of parcels affected by the Project will see a
reduction in maximum allowed residential density, transitioning from the Downtown Core
(28 to 40 du/ac) to Community Commercial (15 to 28 du/ac) or to PF and REC
designations that restrict residential uses. Three parcels within Compatibility Zone 4 (APN
002-272-16, APN 002-272-15, and APN 002-272-02) would be amended to designations
allowing higher residential density relative to their current designation, but are currently
developed with commercial and mixed-use structures and are not projected to redevelop
at intensities exceeding applicable UKIALUCP thresholds.
e. All future development will be evaluated under the density allowances of the UKIALUCP
on a project-by-project basis.
Page 49 of 83
Page 6 of 39
5. CEQA COMPLIANCE. The Planning Commission finds that the Project has been reviewed in
accordance with CEQA and the State CEQA Guidelines, and that:
a. The Project qualifies for streamlined environmental review pursuant to CEQA Guidelines
Section 15183 and Public Resources Code Section 21083.3. The Project is consistent
with the development density established by the Ukiah 2040 General Plan, for which the
City certified an Environmental Impact Report (State Clearinghouse No. 2022050556). No
project-specific significant effects peculiar to the Project or its location have been identified
that were not analyzed in the certified EIR.
b. All future discretionary development on parcels affected by the Project will be subject to
site-specific CEQA review at the time of permit application, consistent with the City's
existing development review procedures.
6. PUBLIC HEALTH, SAFETY, AND WELFARE. The Project is necessary for the public health,
safety, and welfare in that it: (a) aligns the City's zoning regulations with existing development
patterns and with the General Plan; (b) clarifies development standards for property owners,
applicants, and decision-makers; and (c) supports planned public investments, including the
Mendocino County Superior Courthouse and the Great Redwood Trail.
7. PUBLIC NOTICE AND HEARING. All notices and hearings required by California Government
Code Section 65090 and Ukiah City Code Section 9265 have been given and held in the time
and manner required by law.
8. RECOMMENDATION TO CITY COUNCIL. Pursuant to California Government Code Sections
65855 and 65857, the Planning Commission hereby recommends that the City Council:
a. Find that the Project is consistent with the Ukiah 2040 General Plan and the Ukiah
Municipal Airport Land Use Compatibility Plan;
b. Find that the Project has been reviewed in accordance with CEQA pursuant to CEQA
Guidelines Section 15183 and Public Resources Code Section 21083.3, and, to the extent
applicable, CEQA Guidelines Section 15061(b)(3);
c. Introduce and subsequently adopt an ordinance amending the Ukiah 2040 General Plan
Land Use Map and Ukiah City Code Division 9, Chapter 2 to apply the comprehensive
rezone and DZC boundary refinement shown on the maps and parcel list attached to the
staff report; and add Article 11.6 to Division 9, Chapter 2 of the Ukiah City Code to
establish and regulate the Recreation (REC) Zoning District; and
9. SEVERABILITY. If any provision of this Resolution or its application to any person or
circumstance is held invalid by a court of competent jurisdiction, that invalidity shall not affect
other provisions or applications that can be given effect without the invalid provision, and to
that end the provisions of this Resolution are severable.
10. EFFECTIVE DATE. This Resolution shall take effect immediately upon its adoption.
Page 50 of 83
Page 7 of 39
PASSED AND ADOPTED this 10 day of June 2026, by the Planning Commission of the City of
Ukiah by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
____________________
Craig Schlatter, AICP, Community Development Director
___________________
Alex De Grassi, Chair, Planning Commission
ATTEST:
__________________
Kristine Lawler, CMC
City Clerk
EXHIBITS
Exhibit A – Draft Ordinance
Exhibit B – Project Area Maps (Current and Proposed Zoning, Alternative Boundary)
Exhibit C – Identified Parcel List
Page 51 of 83
Page 8 of 39
EXHIBIT A
Page 52 of 83
Page 9 of 39
ORDINANCE NO.
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING THE UKIAH 2040
GENERAL PLAN LAND USE MAP AND DIVISION 9, CHAPTER 2, ARTICLE 18 OF THE
UKIAH CITY CODE TO IMPLEMENT DOWNTOWN ZONING CODE (DZC) BOUNDARY
MODIFICATIONS, REZONE SPECIFIC PARCELS CONSISTENT WITH THE UKIAH 2040
GENERAL PLAN, AND ADDING ARTICLE 11.6 ESTABLISHING AND REGULATING THE
RECREATION (REC) ZONING DISTRICT.
The City Council of the City of Ukiah hereby ordains as follows:
SECTION ONE. FINDINGS
1. The City Council of the City of Ukiah finds that the General Plan Amendment, Downtown
Zoning Code (DZC) boundary modifications, comprehensive rezoning of specific parcels, and
the establishment of the Recreation (REC) Zoning District (collectively, "the Project")
implement and are consistent with the Ukiah 2040 General Plan, including but not limited to
the following goals and policies:
• Land Use Goal LU-3, Policy LU-2.1, and Goal LU-4: The Project advances these goals by
aligning zoning designations with existing land uses, restoring commercial zoning
designations (C-1) along the East Perkins Street corridor, and refining the Downtown
Zoning Code (DZC) boundary to focus form-based standards on the historic Downtown
Core where those standards are most appropriate and effective.
• Goal ENV-1 and Recreational Land Use Designation: The REC Zoning District implements
the Recreational (REC) land use designation and establishes a regulatory framework to
identify and protect lands with generally unrestricted access for public parks, quasi-public
recreation facilities, trails, and private parks or recreation facilities.
• Public Facilities Goal PFS-12 (Policies PFS-12.1 and 12.7): The REC Zoning District
provides a regulatory mechanism to implement a connected park system and the Great
Redwood Trail by identifying and managing lands along the railroad tracks, including the
trail alignment and the Ukiah Rail Depot, for trail corridors and active recreation.
• Economic Development Goal ED-5 (Policies ED-2.1, ED-5.1, and ED-5.3): The Project
promotes the local economy and diversifies tourist attractions by applying the Public
Facilities (PF) zoning designation to the Mendocino County Superior Courthouse site to
accommodate the new civic facility, its associated public parking, and pedestrian
connections to the downtown core, maintaining existing outdoor recreation opportunities,
and supporting the expansion of the regional trail network.
2. The City Council finds that the proposed zoning designations are consistent with the
corresponding General Plan land use designations as follows: parcels designated
Community Commercial (CC) are rezoned to Community Commercial (C-1); parcels
designated Downtown Core (DC) retain or are incorporated into the Downtown Zoning Code
(DZC) districts; parcels designated Public (P) are rezoned to Public Facilities (PF); parcels
designated Recreational (REC) are rezoned to the Recreation (REC) Zoning District created
by this Ordinance; and select parcels are rezoned to Heavy Commercial (C-2) consistent
with their existing development patterns and applicable General Plan land use designations.
Page 53 of 83
Page 10 of 39
Adoption of the Project establishes consistency between General Plan designations and
zoning classifications throughout the Project Area.
3. The City Council finds that the Project is consistent with the Mendocino County Airport Land
Use Compatibility Plan (UKIALUCP). The reclassification of parcels to PF and REC reflects
low-intensity public and recreational uses and restricts residential development, thereby
complying with UKIALUCP density and safety criteria for Airport Influence Zones 4 and 6,
fulfilling General Plan Policy LU-10.6. Furthermore, the majority of parcels affected by the
DZC boundary modifications will see a reduction in maximum allowed residential density or
maintain intensities that do not exceed applicable UKIALUCP thresholds.
4. The City Council finds that the Project promotes the public health, safety, and welfare by
protecting recreational areas, supporting public and trail-oriented amenities, aligning the
City’s zoning regulations with existing development patterns and General Plan designations,
clarifying development standards for property owners and applicants, facilitating context-
appropriate infill development, and supporting planned public investments.
5. The City Council finds that the Project has been reviewed in accordance with the California
Environmental Quality Act (CEQA) and the State CEQA Guidelines. The Project qualifies for
streamlined environmental review pursuant to CEQA Guidelines Section 15183 and Public
Resources Code Section 21083.3 because it is consistent with the development density, land
use designations, and policy framework established by the Ukiah 2040 General Plan, for
which the City previously certified an Environmental Impact Report (State Clearinghouse No.
2022050556). No project-specific significant effects peculiar to the Project or its location have
been identified that were not previously analyzed in the certified EIR.
SECTION TWO.
A new Article 11.6, entitled “REGULATIONS IN RECREATION (REC) DISTRICT” is hereby
added to Division 9, Chapter 2 of the Ukiah City Code and shall read as follows:
§ 9149.1 PURPOSE AND INTENT
The purpose of the Recreation (REC) Zoning District is to provide, protect, and manage lands for
public and private recreational facilities. This designation is intended to identify lands with
generally unrestricted access for active and passive recreation, including parks, trails, sports
fields, and associated amenities. The REC District is consistent with the Recreational (REC) Land
Use Designation in the Ukiah 2040 General Plan.
§ 9149.2 DEFINITIONS
For purposes of this Article, the words and phrases set out herein shall have the following
meanings within the Recreation Zoning District:
ACTIVE SPORTS FACILITIES: Structured open spaces or facilities designed for organized
athletic or recreational activities, including sports fields, courts, BMX tracks, swimming facilities,
and similar uses.
BOARDWALKS AND ELEVATED WALKWAYS: Structures designed to provide pedestrian or
bicycle access over environmentally sensitive areas while minimizing disturbance to natural
features and hydrology.
Page 54 of 83
Page 11 of 39
CULTURAL, HISTORICAL, OR ARCHAEOLOGICAL INTERPRETIVE FACILITIES: Facilities,
exhibits, signage, or installations intended to interpret or communicate the cultural, historical, or
archaeological significance of a site or feature.
TRAILHEAD: A designated public access point to a trail system that may include parking, signage,
restrooms, bicycle facilities, equestrian facilities, or similar amenities supporting trail use.
TRAIL, MULTI-USE: A public or private trail intended to accommodate multiple nonmotorized
recreational users, including pedestrians, bicyclists, and equestrians where appropriate.
§ 9149.3 ALLOWED USES
The following uses are allowed by right in the REC District:
Boardwalks and elevated walkways
Community gardens
Interpretive signage and educational kiosks
Passive recreation
Public parks and playgrounds
Trails (Bicycle/Shared-Use, Equestrian, Multi-Use, Public, and Nature/Footpaths)
§ 9149.4 PERMITTED USES
Active sports facilities (e.g., baseball fields, soccer fields, BMX tracks, and public pools)
Campground – Open-Space
Commercial/private recreation (e.g., RV parks, golf courses, and country club facilities)
Cultural, historical, or archaeological interpretive facilities
Environmental education centers
Park and recreation services
Parking lot(s) serving trailheads or recreation areas
Recreational/civic structures (e.g., indoor recreation centers, restrooms, concession stands,
and the Ukiah Rail Depot structure)
Special events or temporary uses consistent with the recreation purpose and intent set forth
in Section 9149.4 above
Trailheads
§ 9149.5 HEIGHT LIMITS
A. Primary structures: Maximum height of 25 feet.
B. Accessory structures: Maximum height of 15 feet or height of main building, whichever is
less.
C. Improvements:
1. Non-obtrusive towers and equipment used exclusively for wildfire detection, emergency
communications, or similar public safety purposes may exceed 25 feet. Any such increase
above 25 feet would be subject to discretionary review, and must be the minimum increase
necessary for operational effectiveness and designed to reduce visual and environmental
impact.
Page 55 of 83
Page 12 of 39
2. Fences or walls: Maximum height of 7 feet, unless consistent with an approved
conservation, fuel management, or habitat restoration plan, or approved by Use Permit.
§ 9149.6 SITE AREA
There is no minimum site area for uses in the REC District; however, development intensity must
conform to the recreation purpose and intent set forth in Section 9149.4 above
.
§ 9149.7 SETBACKS
Yard setbacks apply to all new structures, additions, grading, and site improvements, including
fences, walls, pavement, and other hardscape features, as set forth below.
A. Environmental. A minimum 100-foot setback is required from the edge of sensitive
environmental resources, including creeks and rivers (measured from the top of bank),
wetlands (from the delineated wetland boundary), and mapped sensitive habitat areas.
B. Visual. To minimize visual impacts, development within or near setback areas shall be sited
and designed to maintain natural sightlines and reduce visual prominence through building
placement, height and massing control, material selection, and landscape screening, with
particular attention to ridgelines.
C. Slope. For sloped terrain, additional setbacks from the top of slope and toe of slope are
required to avoid excessive grading. Slope percentage shall be measured as average grade
over a horizontal distance of at least 25 feet, based on existing (pre-project) topography.
1. On slopes 15% to less than 30%, principal structures and foundations shall be set back a
minimum of 10 feet from the top of ridge and 10 feet from the toe of slope.
2. On slopes 30% or greater, new structures and grading to create building pads are
prohibited unless the review authority finds that no practicable alternative exists and that
a geotechnical report demonstrates stability without increasing erosion risk; where
allowed, the minimum top- and toe-of-slope setbacks shall be 30 feet.
D. Yard Setbacks: Any adjacent lot that shares a side or rear lot line with land zoned O-S shall
provide a transition yard measured from that line as follows for the following uses:
1. Single Family Residential: Rear 25 feet, side 12 feet;
2. Multifamily: Rear 30 feet, side 15 feet;
3. Non-Residential: Rear 35 feet, side 15 feet.
E. Exception. As part of the applicable Use Permit process, the Zoning Administrator or the
Planning Commission may allow encroachments into required setbacks when no practicable
alternative exists and the proposed design minimizes both physical and visual disturbance.
Findings shall be supported by site- specific analysis, including (as applicable) a geotechnical
report, erosion and sediment control plan, and visual analysis.
§ 9149.8 PARKING
A. For all trailheads and recreation areas the parking requirements shall be one space per ten
(10) average daily visitors. The required number of parking spaces may be adjusted by the
Page 56 of 83
Page 13 of 39
Community Development Director through a Determination of Appropriate Use, based on
anticipated patterns of use, including but not limited to similar regional facilities; bicycle or
pedestrian access requirements; equestrian facilities; educational or group programming;
seasonal or event-based usage; proximity to public transit or urbanized areas.
B. Parking surfaces shall be permeable and screened with vegetation, where feasible.
C. No overnight public parking is allowed unless allowed by an issued Special Event or Use
Permit.
D. Other Uses: All other uses are subject to the provisions contained in Article 17 of this Chapter.
§ 9149.9 ADDITIONAL REQUIREMENTS
A. Resource Protection: Grading or vegetation removal shall only be permitted with approval
from the Community Development Director or Public Works Director on an emergency basis
when not part of an approved conservation, fuel management or habitat restoration plan.
B. Lighting: Artificial lighting in the Recreation District shall be minimized to the extent feasible
and designed to reduce glare, skyglow, and light trespass onto adjacent properties, public
rights-of-way, and sensitive environmental areas. Light fixtures shall utilize shielding and
downward directionality. Lighting should generally be consistent with the International Dark-
Sky Association's (IDA) guidelines for outdoor lighting to minimize light pollution. Exceptions
for the illumination of active outdoor sports facilities, trails, or public safety functions are
allowed, provided the lighting is designed to minimize off-site light spillover and glare.
C. Fencing: For Allowed uses, the use of fencing in the Recreation Zoning District is generally
discouraged. Any fencing installed must be wildlife-friendly or implemented to maintain public
safety. Fences are prohibited if they would impede wildlife movement within a designated
wildlife or habitat corridor, as determined by the City based on substantial evidence.
D. Parking Lot & Recreation Area Landscaping: Landscape plantings in the Recreation District
must be native and drought-tolerant species. Parking and recreation surfacing shall be
permeable except where infeasible for compliance with the Americans with Disabilities Act or
to provide emergency access.
E. Requirements for Special Events: Events in the Recreation District must be consistent with
the purpose of the zoning district set forth in this Article and shall not significantly degrade
natural resources or impair public enjoyment of the area. All events require prior approval
through a Use Permit.
§ 9149.10 DETERMINATION OF APPROPRIATE USE
Whenever a use is not listed in this Article as a used allowed by right or a use subject to a Use
Permit in the REC Zoning District, the Community Development Director shall determine whether
the use is appropriate for the Zoning District, either as of right or subject to a Use Permit. In
making this determination, the Community Development Director shall find as follows:
A. That the use would not be incompatible with other existing or allowed uses in the REC Zoning
District.
Page 57 of 83
Page 14 of 39
B. That the use would not be detrimental to the continuing preservation of resources or access
to the area in which the use would be located.
C. That the use involves a similar scale and impact to uses that are designated allowed uses in
this Article.
D. That the use is consistent with the purpose and intent of the Recreation Zoning District,
including the protection of natural resources, scenic values, and the long-term preservation of
open space for public or ecological benefit.
E. In the case of determining that a use not listed in this Article as an allowed or permitted use
could be established with the securing of a Use Permit, the Community Development Director
shall find that the proposed use is similar in nature and intensity to the uses listed as permitted
uses. All determinations of the Community Development Director regarding whether a use
can be allowed or permitted in the Recreation Zoning District shall be final unless a written
appeal to the City Council, stating the reasons for the appeal, and the appeal fee, if any,
established from time to time by City Council resolution, is filed with the City Clerk within ten
(10) days of the date the decision was made. Appeals may be filed by an applicant or any
interested party. The City Council shall conduct a duly noticed public hearing on the appeal in
accordance with the applicable procedures as set forth in this Chapter. At the close of the
public hearing, the City Council may affirm, reverse, revise or modify the appealed decision
of the Community Development Director. All City Council decisions on appeals of the
Director’s actions are final for the City.
SECTION THREE.
Article 18 of Division 9, Chapter 2 of the Ukiah City Code, entitled “DOWNTOWN ZONING
CODE” is hereby amended to read as follows (unchanged text is omitted and is shown by
“* * *”):
* * *
§ 9222.1 APPLICABILITY
The regulations in section 9222 of this code, including the Zoning Map, apply to all proposed
development within the boundaries of this code shown on the Zoning Map. No grading or building
permit shall be issued and no discretionary entitlement shall be approved unless the proposed
construction and land uses comply with this article.
* * *
B. Special Designations: The Zoning Map (Figure 1), Circulation Map (Figure 8), and Special
Designations Map (Figure 9) establish the following designations. The symbol for each
designation is identified on the specific map.
1. Civic Space: Civic spaces are outdoor areas dedicated for public use. Civic spaces are
defined by the relationship among certain physical elements, such as their intended use,
size, landscaping, and buildings along the frontage line. Several types of civic spaces are
described in Table 2: Civic Spaces, and shown in Figure 1 (Zoning Map). This code
includes both existing civic spaces and the potential for the creation of new civic spaces
as described below:
Page 58 of 83
Page 15 of 39
* * *
b. Preferred (CP): Preferred civic spaces within the district are shown on the Zoning Map. The
allowed uses of the parcels with the CP designation are determined by the zoning of the property
(GU, UC, DC). The purpose of the CP designation is to identify the preferred location of new civic
space within the boundaries of this code and to provide specific recommendations for the
following preferred civic spaces.[RESERVED]
(1) Depot Area: This preferred civic space provides access to the historic depot and the rail trail
corridor. The area currently includes a plaza along the Perkins Street frontage. The parcels in this
area are undeveloped and large enough to accommodate large civic uses and spaces. Any future
development shall maintain access to the rail trail corridor and depot. Future development should
utilize architecture that is compatible with the historic depot, provide adequate pedestrian
connections to the rail trail and depot, and expand the current plaza area.
(2) Gibson Creek Corridor: New civic spaces and the enhancement of existing spaces
encompassing Gibson Creek, including currently covered segments, are recommended elements
of this code. Use and development of parcels that abut Gibson Creek within the boundaries of
this code are determined by the zoning of the parcel as shown on the Zoning Map. Any future
development shall consider daylighting, re-establishing and providing public access to the creek
corridor, or granting to the City a sixty-foot (60') right-of-way for the future daylighting, restoration
and operation of a publicly accessible creek corridor in a location approximately as shown on the
Circulation Map.
(3) West of Leslie Street to Railroad Right-of-Way (Railroad Depot Property): The area bounded
by Leslie Street, Perkins Street and the railroad tracks includes several larger undeveloped
parcels which provide an opportunity for a large civic facility in the form of a single or multiple civic
buildings. Any such development should include civic space as described in Table 2 and as
allowed in Table 3. The continuation of Hospital Drive into the site provides an opportunity for a
terminated vista as shown on the Special Designations Map (Figure 9). The allowed uses and
development standards are determined by the zoning of the property.
* * *
§ 9229.1 REQUIRED RIPARIAN TREES[RESERVED]
Table 26: Required Riparian Trees, identifies the tree species required to be planted in riparian
areas. There is no alternate tree list for riparian areas. In order to plant a tree species that is not
included in Table 26, Planning Commission approval of a major exception is required.
A. Exception Review and Considerations: The request for an exception shall be reviewed by the
Planning Department, Public Works Department, and the Electric Utility Department. The
exception application shall include the following information in addition to the information
required by Table 29.
1. Why species from the required tree list cannot be planted;
2. Why the alternative species proposed is a preferred and appropriate substitute; and
3. Other information as determined by the decision making body or reviewing departments.
Page 59 of 83
Page 16 of 39
Table 26: Required Riparian Trees
Common
Name
Scientific
Name
Average
Height
(feet)
Average
Spread
(feet)
Evergreen
or
Deciduous
Drought
Tolerance
Native
(Yes/No)
Canopy
Type
Location
Requirement
Modification
to Standard
Arroyo Willow
Salix
lasiolepis
25 ft. 25 ft. Deciduous No Yes Round Gibson
Creek
Major
Exception
Big Leaf
Maple
Acer
macrophyllum
50 ft. 40 ft. Deciduous Moderate
with deep
soil
Yes Spreading Gibson
Creek
Major
Exception
Buckeye
Aescukus
californica
25 ft. 25 ft. Deciduous Yes Yes Round Gibson
Creek
Major
Exception
California Bay
Umbellularia,
californica
30 ft. 30 ft. Evergreen Yes Yes Round Gibson
Creek
Major
Exception
California
Black Walnut
Julgans
californica
hindsii
60 ft. 40 ft. Deciduous Yes Yes Spreading Gibson
Creek
Major
Exception
Red Willow
Salix
laevigata
30 ft. 25 ft. Deciduous No Yes Round Gibson
Creek
Major
Exception
Valley Oak
Quercus
lobata
70 ft. 70 ft. Deciduous Yes Yes Spreading Gibson
Creek
Major
Exception
White Alder
Alnus
rhombifoloia
50 ft. 40 ft. Deciduous No Yes Fastigiate Gibson
Creek
Major
Exception
* * *
§ 9229.6 USE OF ALTERNATE TREE SPECIES
Tables 22 and 25 provide alternative tree species for planting as street trees and parking lot trees.
Use of a species from these tables requires written approval from the decision making body for
the project (e.g., Planning Director, Zoning Administrator, Planning Commission) as determined
by section 9231 of this code, Administration and Procedures. Trees from the Alternate Tree Table
may be considered for planting when locational constraints or other project-specific issues make
a tree from the Required Tree Table unsuitable for planting. The species included in Tables 21
and 24 were selected based on their ability to tolerate various site constraints, such as limited
overhead or root space.
Page 60 of 83
Page 17 of 39
* * *
Table 20: Landmark Trees on Private Property (1)
COMMON NAME
SCIENTIFIC NAME LOCATION
NUMBER
OF
TREES
MODIFICATION
TO STANDARD
(2)
Valley Oak
Quercus lobata
225 East Perkins Street 6 Major Exception
Coast Redwood
Sequoia sempervirens
410 East Perkins Street 4 Major Exception
Coast Redwood
Sequoia sempervirens
Perkins Street at Pear Tree
Center
11 Major Exception
Lebanon Cedar
Cedrus libani
Perkins Street at Pear Tree
Center
2 Major Exception
Dawn Redwood
Metasequoia glyptosroboides
North School Street at West
Standley
2 Major Exception
Cork Oak
Quercus suber
107 Oak Street at the
Saturday Afternoon Club
1 Major Exception
Coast Redwood
Sequoia sempervirens
107 Oak Street at the
Saturday Afternoon Club
2 Major Exception
Coast Redwood
Sequoia sempervirens
108 Oak Street 1 Major Exception
Coast Redwood
Sequoia sempervirens
265 Clay Street 2 Major Exception
Coast Redwood
Sequoia sempervirens
220 Mason Street 1 Major Exception
Valley Oak
Quercus lobata
320 Main Street 1 Major Exception
Valley Oak
Quercus lobata
324 Main Street 2 Major Exception
Coast Redwood
Sequoia sempervirens
216 West Henry Street at
Foundation for Medical Care
6 Major Exception
Coast Redwood
Sequoia sempervirens
400 Block North School
Street – east side in parking
lot
1 Major Exception
Canyon Live Oak
Quercus chrysolepis
400 Block North School
Street – east side in parking
lot
1 Major Exception
Valley Oak
Quercus lobata
400 Block North School
Street – east side in parking
lot
2 Major Exception
Page 61 of 83
Page 18 of 39
Table 20: Landmark Trees on Private Property (1)
COMMON NAME
SCIENTIFIC NAME LOCATION
NUMBER
OF
TREES
MODIFICATION
TO STANDARD
(2)
Interior Live Oak
Quercus wislizanli
400 Block North School
Street – east side in parking
lot
2 Major Exception
Coast Redwood
Sequoia sempervirens
100 Block of Norton Street 1 Major Exception
Oak
Quercus
North State Street in front of
the courthouse
1 Major Exception
Southern Magnolia
Magnolia grandiflora
North State Street in front of
the courthouse
2 Major Exception
Tulip Magnolia
Magnolia soulangiana
North State Street southeast
corner in front of the
courthouse
2 Major Exception
Dawn Redwood
Metasequoia glyptosroboides
Corner of Standley and
School Streets in front of the
courthouse
2 Major Exception
Willows (numerous varieties Salix),
cottonwoods, black walnut, live oak,
valley oak
Gibson Creek corridor from
Perkins Street to Leslie
Street
– Major Exception
1. See also Table 19: Protected Trees.
2. See section 9231 of this code, Administration and Procedures.
§ 9229.7 REQUIRED STREET TREES
Table 21: Required Street Trees for Primary Streets, identifies the tree species that are required
to be planted on specific primary streets. Considerations for selection of the species to be planted
include site constraints, such as root confinement, overhead wires, canopies, and other street
trees in the area. The intent is to create a unifying theme consistent with the street tree design
principles included in section 9229.5 of this code by limiting the number of tree species, thereby
creating a distinct identity for each primary street included in Table 21. As noted in Table 21, for
most streets there is one tree identified to be used at intersections and opportunities to select
from several species for planting within the block.
Page 62 of 83
Page 19 of 39
Table 21: Required Street Trees for Primary Streets
Common
Name
Scientific
Name
Averag
e
Height
(feet)
Averag
e
Spread
(feet)
Evergree
n or
Deciduou
s
Drought
Tolerant
Native
(Yes/No
)
Canopy
Type
Suitable For
Location
Requirements
/
Characteristic
s
Modificatio
n to
Standard
Roots
and
Confine
d
Spaces
Overhea
d Wires
Canopy
and
Confine
d
Spaces
Main Street
Chinese
Pistache
Pistacia
Chinesis
40 ft. 40 ft. Deciduous Yes No Round Moderat
e
No No Supplement
existing only at
intersection of
Perkins Street
and State
Street
Minor
Exception
(1)(2)
Holly Oak
Quercus
ilex
35 ft. 35 ft. Evergreen Yes No Round Moderat
e
Yes Moderat
e
Use at all
intersections
Minor
Exception
(1)(2)
Red Oak
Quercus
rubra
70 ft. 50 ft. Deciduous Yes No Spreadin
g
No No No Slow growth,
attractive
shade tree
Minor
Exception
(1)(2)
Valley Oak
Quercus
lobata
70 ft. 50 ft. Deciduous Moderat
e with
deep soil
Yes Round No No No At library
parking lot and,
pocket park
and Gibson
Creek
Minor
Exception
(1)(2)
Perkins Street Entry Gateway – From Orchard Main Street to School Street
Black Oak
Quercus
kelloggii
50 ft. 40 ft. Deciduous Yes Yes Round Moderat
e
No No Predominant
street tree for
Perkins Street.
Minor
Exception
(1)(2)
Page 63 of 83
Page 20 of 39
Table 21: Required Street Trees for Primary Streets
Common
Name
Scientific
Name
Averag
e
Height
(feet)
Averag
e
Spread
(feet)
Evergree
n or
Deciduou
s
Drought
Tolerant
Native
(Yes/No
)
Canopy
Type
Suitable For
Location
Requirements
/
Characteristic
s
Modificatio
n to
Standard
Roots
and
Confine
d
Spaces
Overhea
d Wires
Canopy
and
Confine
d
Spaces
Native oak
species
Holly Oak
Quercus
ilex
35 ft. 35 ft. Evergreen Yes No Round Moderat
e
Yes Moderat
e
Moderate
growth rate, to
complement
existing
Minor
Exception
(1)(2)
Dwarf
Southern
Magnolia
Magnolia
grandiflora
‘Little
Gem’
25 ft. 15 ft. Evergreen Moderat
e
No Fastigiat
e
Yes Yes Yes At intersection
of Perkins
Street and
State Street
Minor
Exception
(1)(2)
School Street
Chinese
Pistache
Pistacia
Chinesis
40 ft. 40 ft. Deciduous Yes No Round Moderat
e
No No The only
species to be
used on
School Street
Minor
Exception
(1)(2)
State Street
Interior
Live Oak
Quercus
wislizanii
35 ft. 40 ft. Evergreen Yes Yes Round Yes No No Use at
intersections
when adequate
space at bulb
outs
Minor
Exception
(1)(2)
Page 64 of 83
Page 21 of 39
Table 21: Required Street Trees for Primary Streets
Common
Name
Scientific
Name
Averag
e
Height
(feet)
Averag
e
Spread
(feet)
Evergree
n or
Deciduou
s
Drought
Tolerant
Native
(Yes/No
)
Canopy
Type
Suitable For
Location
Requirements
/
Characteristic
s
Modificatio
n to
Standard
Roots
and
Confine
d
Spaces
Overhea
d Wires
Canopy
and
Confine
d
Spaces
London
Sycamore
Plantanus
acerfolia
‘Bloodgoo
d’
60 ft. 40 ft. Deciduous Yes No Broadly
Pyramida
l
Moderat
e
No No Predominant
street tree for
State Street.
Well suited to
local conditions
Minor
Exception
(1)(2)
1. Zoning Administrator approval of a minor exception is required to use a tree species from Table 22: Alternate Street Trees for
Primary Streets.
2. Planning Commission approval of a major exception is required to use a tree species that is not from Table 22: Alternate Street
Trees for Primary Streets.
§ 9229.8 ALTERNATE STREET TREES FOR PRIMARY STREETS
Table 22 identifies the tree species that may be used as a substitute for the species required by Table 21. For most streets included
in Table 22 there is one tree identified to be used at intersections and opportunities to select from several species for planting within
the block. Use of a tree from Table 22 requires Zoning Administrator approval of a minor exception. In order to plant a tree species
that is not included in Table 21 or Table 22, Planning Commission approval of a major exception is required.
* * *
Page 65 of 83
Page 22 of 39
Table 22: Alternate Street Trees for Primary Streets
Common
Name
Scientific
Name
Avera
ge
Height
(feet)
Avera
ge
Sprea
d
(feet)
Evergre
en or
Deciduo
us
Droug
ht
Tolera
nt
Native
(Yes/N
o)
Canopy
Type
Suitable For
Locational
Requirements/Character
istics
Modificati
on to
Standard
Roots
and
Confin
ed
Spaces
Overhe
ad
Wires
Canop
y and
Confin
ed
Spaces
Main Street
Fastigiate
English
Oak
Quercus
robur
‘Fastigiata’
45 ft. 15 ft. Deciduou
s
Modera
te
No Fastigia
te
Yes No Yes Fast upright growth for
limited canopy locations
Major
Exception
European
Hornbeam
Carpinus
betulus
‘Fastigiata’
50 ft. 30 ft. Deciduou
s
Modera
te
No Oval Yes No Yes Fast growth. Needs water
when young
Major
Exception
Fruitless
Olive
Olea
europea
‘Swan Hill’
25 ft. 20 ft. Evergree
n
Yes No Round Yes Yes Yes Use at intersections Major
Exception
Perkins Street Entry Gateway – From Orchard Main Street to School Street
London
Plane
Plantanus
acerfolia
60 ft. 40 ft. Deciduou
s
Yes No Broadly
pyramid
al
Modera
te
No No Well suited to urban site
conditions, better choice
for water retentive soils
Major
Exception
Page 66 of 83
Page 23 of 39
Table 22: Alternate Street Trees for Primary Streets
Common
Name
Scientific
Name
Avera
ge
Height
(feet)
Avera
ge
Sprea
d
(feet)
Evergre
en or
Deciduo
us
Droug
ht
Tolera
nt
Native
(Yes/N
o)
Canopy
Type
Suitable For
Locational
Requirements/Character
istics
Modificati
on to
Standard
Roots
and
Confin
ed
Spaces
Overhe
ad
Wires
Canop
y and
Confin
ed
Spaces
‘Bloodgood
’
Redbud
Cercis
reniformis
‘Oklahoma’
20 ft. 20 ft. Deciduou
s
Yes No Vase Yes Yes Yes Suitable under utility lines,
spring blooms
Major
Exception
Washingto
n
Hawthorne
Crataegus
phaenopyr
um
25 ft. 20 ft. Deciduou
s
Modera
te
No Vase Yes Yes Yes Suitable under utility lines,
spring blooms/fall color
Major
Exception
State Street
Flowering
Pear
Pyrus
calleryana
‘Aristocrat’
40 ft. 30 ft. Deciduou
s
Modera
te
No Pyramid
al
Yes No Yes Alternate to Platanus in
restrictive locations
Major
Exception
Grecian
Laurel
Laurus
nobilis
30 ft. 25 ft. Evergree
n
Yes No Pyramid
al
Yes Yes Yes Use at intersections for
limited canopy locations
Major
Exception
School Street – There Are No Alternate Street Trees for School Street
Page 67 of 83
Page 24 of 39
§ 9229.9 REQUIRED STREET TREES FOR NONPRIMARY STREETS
Table 23 identifies the required tree species for all streets not included in Table 21. There are no alternate trees for nonprimary streets
due to the wide variety of species included in Table 23. Requests to use a species not included in Table 23 require Planning
Commission approval of a major exception. The exception application shall include the items required by subsections 9229.8A1 through
9229.8A4 of this code and Table 29.
Table 23: Required Street Trees for Nonprimary Streets
Common
Name
Scientific
Name
Averag
e
Height
(feet)
Averag
e
Spread
(feet)
Evergree
n or
Deciduou
s
Drought
Tolerant
Native
(Yes/No
)
Canopy
Type
Suitable For
Locational
Requirements
/
Characteristic
s
Modificatio
n to
Standard
Roots
and
Confine
d
Spaces
Overhea
d Wires
Canopy
and
Confine
d
Spaces
Chinese
Pistache
Pistacia
Chinesis
40 ft. 40 ft. Deciduous Yes No Round Moderat
e
No No Supplement
existing only at
intersection of
Perkins Street
and State
Street
Major
Exception
Dwarf
Southern
Magnolia
Magnolia
grandifloria
‘Little Gem’
25 ft. 15 ft. Evergreen Moderat
e
No Fastigiat
e
Yes Yes Yes At intersection
of Perkins
Street and
State Street
Major
Exception
European
Hornbeam
Carpinus
betulus
‘Fastigiata’
50 ft. 30 ft. Deciduous Moderat
e
No Oval Yes No Yes Fast growth,
needs water
when young
Major
Exception
Page 68 of 83
Page 25 of 39
Table 23: Required Street Trees for Nonprimary Streets
Common
Name
Scientific
Name
Averag
e
Height
(feet)
Averag
e
Spread
(feet)
Evergree
n or
Deciduou
s
Drought
Tolerant
Native
(Yes/No
)
Canopy
Type
Suitable For
Locational
Requirements
/
Characteristic
s
Modificatio
n to
Standard
Roots
and
Confine
d
Spaces
Overhea
d Wires
Canopy
and
Confine
d
Spaces
Flowering
Pear
Pyrus
calleryana
‘Aristocrat’
40 ft. 30 ft. Deciduous Moderat
e
No Pyramida
l
Yes No Yes Alternate
to Plantanus in
restrictive
locations
Major
Exception
Fruitless
Olive
Olea
europea
‘Swan Hill’
25 ft. 20 ft. Evergreen Yes No Round Yes Yes Yes Use at
intersections
Major
Exception
Grecian
Laurel
Laurus
nobilis
30 ft. 25 ft. Evergreen Yes No Pyramida
l
Yes Yes Yes Use at
intersections
or limited
canopy
locations
Major
Exception
London
Plane
Plantanus
acerfolia
‘Bloodgood’
60 ft. 40 ft. Deciduous Yes No Broadly
pyramida
l
Moderat
e
No No Well suited to
urban site
conditions,
better choice
for water
retentive soils
Major
Exception
Oak, Black
Quercus
kelloggii
50 ft. 40 ft. Deciduous Yes Yes Round Moderat
e
No No Predominant
street tree for
Perkins Street.
Native oak
species
Major
Exception
Page 69 of 83
Page 26 of 39
Table 23: Required Street Trees for Nonprimary Streets
Common
Name
Scientific
Name
Averag
e
Height
(feet)
Averag
e
Spread
(feet)
Evergree
n or
Deciduou
s
Drought
Tolerant
Native
(Yes/No
)
Canopy
Type
Suitable For
Locational
Requirements
/
Characteristic
s
Modificatio
n to
Standard
Roots
and
Confine
d
Spaces
Overhea
d Wires
Canopy
and
Confine
d
Spaces
Oak, English
Fastigiate
Quercus
robur
‘Fastigiata’
45 ft. 15 ft. Deciduous Moderat
e
No Fastigiat
e
Yes No Yes Fast upright
growth for
limited canopy
locations
Major
Exception
Oak, Holly
Quercus ilex
35 ft. 35 ft. Evergreen Yes No Round Moderat
e
Yes Moderat
e
Use at all
intersections
Major
Exception
Oak, Interior
Live
Quercus
wislizanii
35 ft. 40 ft. Evergreen Yes Yes Round Yes No No Use at
intersections
when
adequate
space at bulb
outs
Major
Exception
Oak, Red
Quercus
rubra
70 ft. 50 ft. Deciduous Yes No Spreadin
g
No No No Slow growth,
attractive
shade tree
Major
Exception
Oak, Valley
Quercus
lobata
70 ft. 50 ft. Deciduous Moderat
e with
deep
soil
Yes Round No No No At library
parking lot
and, pocket
park and
Gibson Creek
Major
Exception
Redbud
Cercis
reniformis
‘Oklahoma’
20 ft. 20 ft. Deciduous Yes No Vase Yes Yes Yes Suitable under
utility lines,
spring blooms
Major
Exception
Page 70 of 83
Page 27 of 39
Table 23: Required Street Trees for Nonprimary Streets
Common
Name
Scientific
Name
Averag
e
Height
(feet)
Averag
e
Spread
(feet)
Evergree
n or
Deciduou
s
Drought
Tolerant
Native
(Yes/No
)
Canopy
Type
Suitable For
Locational
Requirements
/
Characteristic
s
Modificatio
n to
Standard
Roots
and
Confine
d
Spaces
Overhea
d Wires
Canopy
and
Confine
d
Spaces
Washington
Hawthorne
Crataegus
phaenopyru
m
25 ft. 20 ft. Deciduous Moderat
e
No Vase Yes Yes Yes Suitable under
utility lines,
spring
blooms/fall
color
Major
Exception
Page 71 of 83
Page 28 of 39
* * *
§ 9230.4 PRIMARY STREETS
All existing streets within the boundaries of this code are considered primary streets except the
following: Oak Street from Clay Street to Henry Street and Standley Street from Main Street to
Mason Street. Primary streets shall be held to the highest standards of this code in support of
pedestrian activities.
§ 9230.5 STREETS
* * *
C. Street Extensions: The purpose of the street extensions is to extend throughout the
boundaries of this code the grid pattern of smaller walkable blocks that currently exists in the
downtown, comply with block perimeter standards included in Table 4: Site Development
Standards, comply with the circulation and other requirements of this code, and to implement
the purpose of this code included in section 9220 of this code.
1. Required Street Extensions: This code includes the required extensions of existing streets
identified below. Compliance with block perimeter and other requirements of this code will
be determined through the development review process.
a. Clay Street: Clay Street extended across the railroad tracks to connect to Leslie Street.
The extension of Clay Street over the railroad tracks requires approval of the Public
Utilities Commission (PUC). If the PUC does not approve the crossing of the railroad
tracks, Clay Street would include two (2) separate segments: (1) Main Street to the
railroad right-of-way which is an existing street that would be improved to include wide
sidewalks, street trees, and bike lanes, and (2) an extension from the east side of the
railroad right-of-way to connect with Leslie Street and align with Peach Street to create
a four (4) way intersection.[RESERVED]
b. Hospital Drive: Hospital Drive extended to the extension of Clay Street. The location
and design of the extension of Hospital Drive shall take into consideration the
preservation and enhancement of Gibson Creek.
2. Recommended Street Extension: This code includes the following recommended
extensions of existing streets:
a. Church Street: Church Street extended from Main Street terminating at the railroad
right-of-way. This street extension is recommended if the parcels across which Church
Street would be extended are assembled and redeveloped. In order to comply with the
minimum block perimeter standards, some form of circulation improvement may be
required as part of a development proposal. Compliance with the block perimeter
requirement shall be determined as part of the project review process.
b. Stephenson Street: Stephenson Street extended from Main Street terminating at the
railroad right-of-way. This street extension is recommended if the parcels across which
Stephenson Street would be extended are assembled and redeveloped. In order to
comply with the minimum block perimeter standards, some form of circulation
improvement may be required as part of a development proposal. Compliance with
Page 72 of 83
Page 29 of 39
the block perimeter requirement shall be determined as part of the project review
process.
* * *
§ 9230.7 PEDESTRIAN/BIKE PATHS
Figure 8: Circulation Map, identifies the location of required and recommended pedestrian/bike
paths.
A. Required Paths:
1. Gibson Creek Corridor: The required bike/pedestrian path shall be constructed as a
Caltrans Class I path.[RESERVED]
2. Railroad Corridor: The required bike/pedestrian path shall be constructed as a Caltrans
Class I path.
3. Perkins Street at Pear Tree Center: One designated and dedicated pedestrian/bike path
extending from Perkins Street into the Pear Tree Shopping Center as shown on Figure 8.
The location shown in Figure 8 is approximate and every effort should be made to provide
this access as part of a development application in the general area shown on the
Circulation Map. The required path shall be constructed to the standards of a Caltrans
Class I path.
* * *
§ 9230.8 GIBSON CREEK[RESERVED]
Gibson Creek is located within the boundaries of this code and provides riparian and aquatic
habitat that supports a variety of insects, amphibians, fish, and animals and serves as a water
source and migration corridor for wildlife. New road or bridge construction should be designed to
balance vehicular, bike, and pedestrian circulation with the community’s desire to enhance and
preserve the creek and its riparian and aquatic habitat, and associated wildlife. New development
adjacent to the creek shall dedicate right-of-way or provide an access easement of sufficient width
to allow for adequate maintenance of the creek.
* * *
SECTION FOUR.
1. Publication: Within fifteen (15) days after its adoption, this Ordinance shall be published once
in a newspaper of general circulation in the City of Ukiah. In lieu of publishing the full text of
the Ordinance, the City may publish a summary of the Ordinance once 5 days prior to its
adoption and again within fifteen (15) days after its adoption.
2. Effective Date: The ordinance shall become effective thirty (30) days after its adoption.
3. Severability: If any section, subsection, subdivision, paragraph, sentence, clause or phrase of
this Ordinance, or its application to any person or circumstance, is for any reason held to be
invalid or unenforceable, such invalidity or unenforceability shall not affect the validity or
Page 73 of 83
Page 30 of 39
enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences,
clauses or phrases of this Ordinance, or its application to any other person or circumstance.
The City Council of the City of Ukiah hereby declares that it would have adopted each section,
subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact
that any one or more other sections, subsections, subdivisions, paragraphs, sentences,
clauses or phrases hereof be declared invalid or unenforceable.
Introduced by title only on , 2026, by the following roll call vote: AYES:
NOES:
ABSENT:
ABSTAIN:
Adopted on , 2026, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Susan Sher, Mayor
ATTEST:
Kristine Lawler, CMC/City Clerk
Page 74 of 83
Page 31 of 39
EXHIBIT B
Page 75 of 83
Page 32 of 39
Page 76 of 83
Page 33 of 39
Page 77 of 83
Page 34 of 39
Page 78 of 83
Page 35 of 39
EXHIBIT C
Page 79 of 83
Page 36 of 39
PROJECT PARCEL LIST
Changes by Parcel
ZONE CHANGE: Urban Center (UC) to Community Commercial (C-1)
GENERAL PLAN CHANGE: Downtown Core (DC) to Community Commercial (CC)
APN SITUS ADDRESS Ac. Existing
Zoning
Proposed
Zoning
Existing
GP 2040
Proposed
GP 2040
Airport
Compatibility Zone
00220032 NONE 0.04 UC C1 DC CC 6
00220034 NONE 0.1 UC C1 DC CC 6
00219353 NONE 0.34 UC C1 DC CC 6
00224205 543 E PERKINS ST 0.14 UC C1 DC CC 6
00224204 529 E PERKINS ST 0.14 UC C1 DC CC 6
00220040 115 N ORCHARD AVE 0.81 UC C1 DC CC 6
00224202 505 E PERKINS ST 0.17 UC C1 DC CC 6
00220036 410 E PERKINS ST 0.7 UC C1 DC CC 6
00220035 402 E PERKINS ST 0.69 UC C1 DC CC 6
00224206 557 E PERKINS ST 0.14 UC C1 DC CC 6
00224207 571 E PERKINS ST 0.24 UC C1 DC CC 6
00224203 515 E PERKINS ST 0.14 UC C1 DC CC 6
00224701 605 E PERKINS ST 0.69 UC C1 DC CC 6
00220038 596 E PERKINS ST 0.45 UC C1 DC CC 6
00224217 585 E PERKINS ST 0.33 UC C1 DC CC 6
00219345 404 E PERKINS ST 1.03 UC C1 DC CC 6
00219315 400 E PERKINS ST 0.75 UC C1 DC CC 6
00219354 135 HOSPITAL DR 0.22 UC C1 DC CC 6
00219352 NONE 0.23 UC C1 DC CC 6
00219355 320 E PERKINS ST 0.27 UC C1 DC CC 6
00219314 326 E PERKINS ST 0.2 UC C1 DC CC 6
00219321 308 E PERKINS ST 1.26 UC C1 DC CC 6
00220043 534 E PERKINS ST 0.86 UC C1 DC CC 6
00220044 534 E PERKINS ST 0.08 UC C1 CC CC 6
00220044 534 E PERKINS ST 0.1 UC C1 CC CC 6
00223215 309 E PERKINS ST 2.15 UC C1 DC CC 6
Page 80 of 83
Page 37 of 39
ZONE CHANGE: Urban Center (UC) to Heavy Commercial (C-2)
GENERAL PLAN CHANGE: Downtown Core (DC) to Community Commercial (CC)
APN SITUS ADDRESS Acreage Existing
Zoning
Proposed
Zoning
Existing
GP 2040
Proposed
GP 2040
Airport
Compatibility Zone
00219312 185 MASON ST 0.12 UC C2 DC CC 6
00219317 169 MASON ST 0.98 UC C2 DC CC 6
ZONE CHANGE: General Urban (GU) to Community Commercial (C-1)
GENERAL PLAN CHANGE: Downtown Core (DC) to Community Commercial (CC)
APN SITUS ADDRESS Acreage Existing
Zoning
Proposed
Zoning
Existing
GP 2040
Proposed
GP 2040
Airport
Compatibility Zone
00224101 401 E PERKINS ST 0.09 GU C1 DC CC 6
00224107 495 E PERKINS ST 0.34 GU C1 DC CC 6
00224103 407 E PERKINS ST 0.49 GU C1 DC CC 6
00228205 140 LESLIE ST 0.19 GU C1 DC CC 6
00228204 138 LESLIE ST 0.19 GU C1 DC CC 6
00228203 134 LESLIE ST 0.26 GU C1 DC CC 6
00224102 403 E PERKINS ST 0.27 GU C1 DC CC 6
00223211 NONE 0.19 GU C1 DC CC 6
00223210 NONE 0.19 GU C1 DC CC 6
00223205 122 LESLIE ST 0.4 GU C1 DC CC 6
00223204 124 LESLIE ST 0.14 GU C1 DC CC 6
00223207 120 LESLIE ST 0.18 GU C1 DC CC 6
00223209 NONE 0.26 GU C1 DC CC 6
00223206 325 E PERKINS ST 0.29 GU C1 DC CC 6
00228220 200 E CLAY ST 1.25 GU C1 DC CC 6
00228202 NONE 0.13 GU
East Clay
St.
Extension
onto
Peach St. DC 6
Page 81 of 83
Page 38 of 39
ZONE CHANGE: Heavy Commercial (C-2) & Urban Center (UC) to Recreation
(REC)
GENERAL PLAN CHANGE: Community Commercial and Downtown Core (CC &
DC) to Recreational (REC)
APN SITUS ADDRESS Acreage Existing
Zoning
Proposed
Zoning
Existing
GP 2040
Proposed
GP 2040
Airport
Compatibility Zone
00223215 309 E PERKINS ST 0.95 UC REC DC REC 6
00219344 NONE 1.33 C2 REC CC REC 6
ZONE CHANGE: General Urban (GU) & Urban Center (UC) to Public Facilities (PF)
GENERAL PLAN CHANGE: Downtown Core (DC) to Public (P)
APN SITUS ADDRESS Acreage Existing
Zoning
Proposed
Zoning
Existing
GP 2040
Proposed
GP 2040
Airport
Compatibility Zone
00228221 309 E PERKINS ST 1.44 GU PF DC P 6
00223214 309 E PERKINS ST 2.81 UC PF DC P 6
Page 82 of 83
Page 39 of 39
ZONE CHANGE: Neighborhood and Community Commercial (CN & C-1) to
General Urban (GU)
GENERAL PLAN CHANGE: Neighborhood Commercial and Community
Commercial (NC &CC) to Downtown Core (DC)
APN SITUS ADDRESS Acreage Existing
Zoning
Proposed
Zoning
Existing
GP
2040
Proposed
GP 2040
Airport
Compatibility Zone
00226909 415 S STATE ST 0.05 C1 GU CC DC 4
00225609 NONE 0.13 C1 GU CC DC 6
00221804 NONE 0.15 C1 GU CC DC 6
00221805 NONE 0.14 C1 GU CC DC 6
00221703 280 North OAK ST 0.18 C1 GU CC DC 6
00221907
306 W CHURCH
ST 0.24 C1 GU CC DC 6
00217607 300 W SMITH ST 0.61 CN GU NC DC 6
00225607 218 S OAK ST 0.13 C1 GU CC DC 6
00221706 224 N OAK ST 0.45 C1 GU CC DC 6
00221902 104 S OAK ST 0.31 C1 GU CC DC 6
00225605 206 S OAK ST 0.13 C1 GU CC DC 6
00225603 204 S OAK ST 0.17 C1 GU CC DC 6
00221806 NONE 0.18 C1 GU CC DC 6
00221803 NONE 0.11 C1 GU CC DC 6
00221802 NONE 0.13 C1 GU CC DC 6
00221807 NONE 0.12 C1 GU CC DC 6
00221808 NONE 0.12 C1 GU CC DC 6
00225705 NONE 0.1 C1 GU CC DC 6
00225704 NONE 0.38 C1 GU CC DC 6
00227202 502 S STATE ST 0.29 C1 GU CC DC 4
00227216
195 SEMINARY
AVE 0.07 C1 GU CC DC 4
00227103 510 S SCHOOL ST 0.32 C1 GU CC DC 6
00227101
293 SEMINARY
AVE 0.22 C1 GU CC DC 6
00227215
185 SEMINARY
AVE 0.23 C1 GU CC DC 4
Page 83 of 83