1) Licensed attorney or CPA who is qualified by experience or training to conduct the arbitrations authorized by this chapter.
2) Membership in the American Arbitration Association with expertise in rental dispute arbitration; or
3) Service as a judge in a state or federal court.
C) "Capital improvement" means those improvements which directly and primarily benefit and serve the existing mobilehome owners by materially adding to the value of the park or adapting it to new uses, and which are required to be amortized over the useful life of the improvements pursuant to the provisions of the Internal Revenue Code. "Capital improvement costs" means all costs reasonably and necessarily related to the planning, engineering and construction of capital improvements and shall include debt service costs, if any, incurred as a direct result of the capital improvement. Capital improvement does not include ordinary maintenance or repairs or Capital replacements.
D) "Capital replacement" means a capital expenditure as defined by the Internal Revenue Code which replaces, upgrades or repairs an existing improvement, such as, but not limited to, an on-site water or electrical distribution or sewage collection system, a street, a parking area, or common facility, such as a laundry, community kitchen or meeting room. If the expenditure qualifies for treatment as a capital expenditure which must be depreciated under the Internal Revenue Code, it is a capital replacement. If it can be fully deducted in one year as a business expense, it does not qualify as a capital replacement.
E) "City" means the City of Ukiah, California.
F) "Clerk" means Clerk of the Ukiah Mobilehome Rent Stabilization Program, who shall be an employee or independent contractor designated by the City Manager as the Clerk and assigned the Clerk's duties as prescribed by this chapter or as needed for the proper implementation of this chapter.
G) "Consumer Price Index" or "CPI" means the Consumer Price Index for all urban consumers in the San Francisco/ SanOakland/Jose area published by the United States Bureau of Labor Statistics.
H) "Department" means the Department of Community Development of the City of Ukiah.
1) " MRL" means the California Mobilehome Residency Law.
J) "Mobilehome" means
1) a structure designed for human habitation and for being moved on a street or highway under permit pursuant to Section 35790 of the Vehicle Code, including a manufactured home, as defined in Section 18007 of the Health and Safety Code, and a mobilehome, as defined in Section 18008 of the Health and Safety Code, but, except as provided in subdivision (2), does not include a recreational vehicle, as defined in Section 799.29 of the Civil Code and Section 18010 of the Health and Safety Code or a commercial coach as defined in Section 18001.8of the Health and Safety Code.
2) "Mobilehome," for purposes of this chapter, also includes trailers and other recreational vehicles of all types defined in Section 18010 of the Health and Safety Code, other than motor homes, truck campers, and camping trailers, which are used for human habitation, if the occupancy criteria of either paragraph (i) or (ii), as follows, are met:
i) The trailer or other recreational vehicle occupies a mobilehome site in the park, on November 15, 1992, under a rental agreement with a term of one month or longer, and the trailer or other recreational vehicle occupied a mobilehome site in the park prior to January 1, 1991. ii) The trailer or other recreational vehicle occupies a mobilehome site in the park for nine or more continuous months commencing on or after November 15, 1992.
Mobilehome" does not include a trailer or other recreational vehicle located in a recreational vehicle park subject to Chapter 2.6 (commencing with Section 799.20) of the Civil Code.
K) "Mobilehome park" or "park" means any area of land within the City of Ukiah where two or more mobilehome spaces are rented, or held out for rent, to accommodate mobilehomes used for human habitation.
L) "Mobilehome space" means the site within a mobilehome park intended, designed or used for the location or accommodation of a mobilehome and any accessory structures or appurtenances attached thereto or used in conjunction therewith.
M) "Mobilehome owner" means a person who is the owner of a mobilehome and legally occupies the mobilehome within a mobilehome park. Unless otherwise indicated, mobilehome owner includes tenants.
N) "Owner" means the owner or operator of a mobilehome park or an agent or representative authorized to act on said owner's or operator's behalf in connection with the maintenance or operation of such park. 4
O) "Party" as used in this chapter refers to any affected mobilehome owner and/or owner involved in proceedings under this chapter.
P) "Prospective mobilehome owner" means a person who is in the process of negotiating a tenancy in a mobilehome park.
Q) "Rent" means the consideration paid for the use or occupancy of a mobilehome space.
R) "Rent stabilization administration fee" means the fee established from time to time by resolution of the City Council in accordance with the provisions of the chapter.
S) "Rent increase" means any increase in base rent charged by an owner to a mobilehome owner or offered to a prospective mobilehome owner.
T) "Tenant" means the person or persons who have signed a lease of a mobilehome park space as the lessee of the space.
2702: BASE RENT.
Except as provided in this chapter, an owner shall not demand, accept or retain rent for a mobilehome space exceeding the base rent which shall be the rent in effect for that space on the date this section becomes effective (the Effective Date"). If a previously rented mobilehome space was not rented on the Effective Date, the base rent shall not exceed the rent in effect during the last month the space was rented prior to that date, except as provided in this chapter.
For a mobilehome space first rented after the Effective Date, the owner shall establish the base rent. For parks annexed into the City after the Effective Date, the base rent shall be the rent charged on the effective date of a park's annexation into the City.
2703: CONSUMER PRICE INDEX, UTILITIES AND OTHER PASS
THROUGHS.
A) Consumer Price Index. An owner, once in any 12-month period, may impose a rent increase for a mobilehome space by 100 percent of the percentage increase, if any, in the Consumer Price Index (CPI) during the most recent 12-month period ending in October; provided, however, the rental increase shall not exceed five percent of the previous rent charged for the space.
If an owner has obtained a rent increase under subsection 2704(B), the owner may calculate the rent increase allowed by this subsection based upon the approved comparable rent as allowed in subsection 2704(8) instead of upon the actual rent in effect at the time of the increase.
B) If the change in the CPI exceeds five percent for two consecutive years, the Clerk shall review the maximum rent increase and recommend an ordinance amendment if appropriate.
C) Government Mandated Expense Pass Through. An owner may pass through to affected mobilehome owners any new or increase in government mandated capital expenditures and operating expenses including taxes (other than the two percent annual increase authorized by California Constitution Article XIIIA, section 2(b)) and assessments, fees and mandated expenses due to code changes subject to the following procedure:
1) Upon a petition signed by one adult mobilehome owner for each of 50 percent of the spaces subject to rent control in a mobilehome park or 50 spaces, whichever is less, and filed with the Clerk within 30 days of the date the owner gives notice of a government mandated expense pass through to every affected mobilehome owner, the Arbitrator, in accordance with the meet and confer and arbitration procedures provided in this chapter, may disallow or decrease the proposed pass through based upon substantial evidence in the record that the pass through is not legally proper, or is excessive, or that during the pass through period the owner is including an unreasonably high financing cost and/or return on the expense being passed through.
D) Utilities. If not billed by the utility directly to the mobilehome owner, an owner may separately pass through to a mobilehome owner charges for all utilities, including, but not limited to, sewer, water, garbage, cable TV., gas and electricity, and any increases in such charges, subject to compliance with Sections 3960-3963. Notwithstanding any provision to the contrary in this section, the owner shall not pass through any charge or expense for gas or electric service to the extent prohibited by section 739.5 of the California Public Utilities Code.
E) Capital Improvement Pass Through. An owner may charge to the affected mobilehome owner as additional rent the pro rata share of new service and capital improvement costs including reasonable financing costs if, prior to initiating the service or incurring the capital improvement cost, the owner has:
1) Consulted with the mobilehome owners prior to initiating construction of the improvements or initiating the new service regarding the nature and purpose of the improvements or services and the estimated cost of the improvements or services;
2) Obtained the prior written consent of at least one adult mobilehome owner in each of a majority of the mobilehome spaces which are occupied by the mobilehome owner to the proposed service or capital improvement. Each space shall have only one vote.
6
F) Capital Replacement Pass Through. Notwithstanding the provision of subsection E of this section, an owner may charge to the mobilehome owner as additional rent the pro rata share of capital replacement costs including reasonable financing costs, if not otherwise prohibited by law, subject to the following procedure:
1) The owner may seek advance approval for the proposed pass through, before undertaking the capital project, by following the procedures set forth in Sections 2709 to 2711. If the increase is approved by the Arbitrator, it shall not be effective until the next regularly scheduled annual rent increase date, provided that the 90-day notice is issued, the expense is actually incurred and that proper verification is submitted. This verification shall include, at a minimum, proof of actual costs and payment to vendors or contractors. In the event that the actual cost of the capital expense is less than the approved amount, the increase shall be adjusted to reflect this decreased amount;
2) The owner shall give notice of the proposed pass through to each affected mobilehome owner no later than 12 months after completion of the capital replacement work;
3) Upon a petition signed by one adult mobilehome owner of each of 50 percent of the spaces subject to rent control in a park or 50 spaces subject to rent control, whichever is less, and filed with the Clerk within 30 days of the date the owner gives notice of the pass through to every affected mobilehome owner, the Arbitrator, in accordance with the arbitration procedure provided in this chapter, may disallow or decrease the pass through for capital replacements based upon substantial evidence in the record that the capital replacement was not necessary, or that the cost of the capital replacement was excessive, or that during the pass through period, the owner is including an unreasonably high financing cost and/or return on the expense being passed through. The owner shall have the burden of proving the necessity for and reasonable cost of the capital replacements. In determining whether the owner has met its burden of proving the necessity for and reasonable cost of the capital replacement, the Arbitrator may consider, among other factors, the reasonableness of the owner's history of maintenance of the property or improvement to be replaced. The Arbitrator'sreview will include, but not necessarily be limited to, the records reflecting past maintenance work and the cost.
G) All charges passed through by the owner to the mobilehome owners pursuant to subsection C and D of this section and additional rent charged pursuant to subsections E and F of this section must be separate from the base rent and listed separately. All billings used to calculate a pass through or additional rent to mobilehome owners must be disclosed within a reasonable time upon request by a mobilehome owner.
7
H) Notice. A written notice of each rent increase or new or increased capital improvement or capital replacement pass through charge made under the provisions of this section shall be filed by the owner with the Clerk, and provided to each affected mobilehome owner, at least 90 days before the rent increase goes into effect or as required by the MRL. The notice shall identify the park and shall specify the dollar amount of the increase, the percentage of the increase, an itemization of all new or increased pass throughs and additional rent charges, the specific space affected, the date the increase will go into effect, how each increase was calculated, and the date the rent on each affected space was last increased. The notice shall also advise each affected mobilehome owner of any right to petition for review of a proposed rent increase and that a petition form may be requested from the Clerk.
1) Whenever a time period is prescribed for filing an application or petition, the application or petition shall be deemed filed when it is first filed with the Clerk, even if the Clerk determines that the application or petition is not complete, provided that the Clerk determines that application or petition is complete, as a result of additional submissions by the applicant or petitioner, within thirty days of the initial filing.
2704: IN-PLACE TRANSFER RENT INCREASES-ESTABLISHMENT OF NEW BASE RENT.
A) Whenever either of the following events occurs, an owner shall be permitted to charge a new base rent for the mobilehome space as provided in this section:
1) The termination of the tenancy of the affected mobilehome owner in accordance with the MRL (California Civil Code sections 798.55 through 798.60, as amended, excepting section 798.59); or
2) The voluntary permanent removal of a mobilehome by a mobilehome owner. A removal of the mobilehome from the space for the purpose of performing rehabilitation or capital improvements to the space or for the purpose of upgrading the mobilehome shall not constitute a voluntary removal of the mobilehome.
B) Upon the sale of a mobilehome in-place, an owner may implement an increase of the base rent for that space in an amount equal to 10% of the rent for that space then in effect.
C) Except as provided in subsections (A) and (B), an owner may not condition an in-place transfer of a mobilehome or condition assignment of an existing lease to a prospective mobilehome owner, upon agreement to an increased rent in anticipation of the in-place transfer. This subsection shall not apply to specific conditions included in a lease exempt from rent control which
allows an owner to condition assignment in a manner prohibited by this section.
For purposes of this subsection, "a lease exempt from rent control" means a lease meeting, in all respects, the criteria of Civil Code section 798. b), 17(as such criteria are presently enacted or may hereafter be amended. 2705: FAIR RETURN RENT INCREASES.
If an owner presents evidence to the Arbitrator, including any financial records requested by the Arbitrator, which proves that the owner is denied a fair return by the rent control provisions of this chapter, the Arbitrator may authorize an increase in rents as deemed appropriate by the Arbitrator to provide a fair return to the owner. The Arbitrator shall use the method set forth in subsection 2711(C) to determine the fair return.
2706: RENT FREEZE OR RENT ROLLBACK.
A) Upon the petition signed by one adult mobilehome owner of 50 percent of the spaces subject to rent control in a park or 50 spaces subject to rent control, whichever is less, the Arbitrator may prohibit future rent increases for spaces governed by this chapter, upon its determination that maintenance by the owner has been substantially reduced and is insufficient to adequately maintain the park in a habitable condition. The determination shall be based upon substantial evidence in the record. The prohibition may be continued until the Arbitrator determines that maintenance by the owner has been restored to a reasonable level.
B) Upon petition by one or more affected mobilehome owners, an Arbitrator may prohibit future rent increases, or order a rollback of the existing rent as to those petitioners, upon its determination that after the Effective Date, an owner instituted a rent increase inconsistent with the criteria established by this chapter.
The determination shall be based upon substantial evidence in the record. The prohibition may be continued until the Arbitrator determines that the rent has become consistent with this chapter.
2707: TIME OF ALLOWED RENT INCREASE/ADJUSTMENT.
A) Once within a 12-month period, the owner may implement a CPI rent adjustment (subsection 2703(A)), if any, or a fair return increase (Section 2703), but not both.
B) A capital replacement pass through under subsection 2703(F) may only be implemented on the effective date of the CPI or fair return rent adjustment.
C) The following increases or adjustments may be implemented at any time during the year:
9
1) Government mandated expense pass through (subsection 2703(C)); 2) Utility pass throughs (subsection 2703(D));
3) Capital improvements (subsection 2703(E));
4) In-place transfer rent increases (Section 2704).
Any increases subject to arbitration shall be implemented after the final ruling of the Arbitrator.
D) Rent freeze and rent rollbacks shall be implemented at the time they are ordered (Section 2706).
2708: ARBITRATION.
A) Matters Subject to Arbitration.
1) An owner shall file with the Clerk:
a) An application seeking to increase space rents beyond 100 percent of the CPI to provide a fair return to the owner as allowed by Section 2705. 2) Affected mobilehome owners may file with the Clerk:
a) A petition objecting to a government mandated expense pass through as allowed by subsection 2703(C);
b) A petition objecting to a capital replacement pass through as allowed by subsection 2703(F);
c) A petition for rent freeze as allowed by subsection 2706(A); d) A petition for rent rollback as allowed by subsection 2706(B).
B) These petitions and applications shall be decided by the Arbitrator.
C) Cost of Arbitration. The cost of arbitration shall be paid by the Clerk out of revenue from the rent stabilization administration fee. The Arbitrator may reimburse the City by assessing the cost of the arbitration to either party if the Arbitrator determines that the position taken by the party is frivolous. 2709: PROCEDURES FOR FAIR RETURN NOTICE AND APPLICATION AND PETITION FORMS.
10
A) Notice. At least 10 days prior to submission of a fair return application or a petition to the Clerk, the applicant or petitioner shall mail or deliver a notice and a copy of the application or petition to the owner and each affected mobilehome owner in the park. The notice shall be on a form specified by the Clerk. The at the park's office and shall be posted on the City'swebsite. One copy of the supporting documents shall be provided by the applicant or petitioner at no cost to the other party. All fair return notices shall include the following information:
1) The amount of the rent increase both in dollars and as a percentage of the existing rent, how it was calculated, an itemization of all pass throughs and additional rent charges, information that explains and supports the level of increase proposed including, at a minimum, a summary of the owner's net operating income for the base year and the preceding 24 months and other relevant information that supports the level of rent increase desired, the effective date of the increase and that copies of the supporting documents shall be provided by the owner at no cost to the mobilehome owners' representative and be available to the mobilehome owners at the park's office for inspection and on the City's website;
2) The name, address and telephone number of the Clerk or designee, a statement to inform the mobilehome owners to contact the Clerk or designee for an explanation of the provisions of this chapter, and that a roster of affected mobilehome owners can be requested from the Clerk; and
3) A copy of the official petition form which is to be used for the process established by this chapter.
B) Application/Petition Forms. The application or petition shall be filed with the Clerk on the form prescribed by the Clerk and must be accompanied by all supporting material necessary to support the request. The application and petition shall contain the following declaration: "I declare under penalty of perjury that the foregoing is true and correct." The application shall be dated and subscribed by the applicant(s) and shall state the place of execution. 1) Within five working days of receipt, the Clerk shall complete a preliminary review of the application or petition. Applications or petitions which are incomplete will not be considered properly filed.
2) No further action shall take place on applications or petitions which are not properly filed, and the Clerk may decline to accept such application and/or return them to the petitioner immediately after the preliminary review with a notice of the defects.
11
3) When the Clerk determines that the application or petition is complete, the Clerk shall send a written notice of confirmation of receipt of a completed application or petition to the parties.
4) In capital replacement proceedings and in government mandated capital expenditure and operating expense proceedings, affected mobilehome owners shall have 30 calendar days after receipt of the confirmation of the completed application to file with the Clerk a petition objecting to the rent increase signed by one adult tenant in at least 50 percent of the mobilehome spaces subject to rent control.
C) Insufficient Objection-Capital Replacement or Government-Mandated Pass Through Proceeding-Clerk Action. If less than the required number of affected mobilehome owners object to a proposed capital replacement or government-mandated pass through, or if objection is withdrawn, including any amendments, before or after the meet and confer process, the Clerk shall approve the requested pass through.
2710: PROCEDURE FOR MEET AND CONFER.
Within 10 working days of the date of the Clerk's notice of a completed application or petition and prior to assignment of an Arbitrator, affected mobilehome owners and owners shall meet and confer with each other's representatives. The time, place and date of the meeting shall be agreed to by the parties or, if the parties cannot agree, determined by the Clerk. Written notice of the scheduled meeting shall be given by the applicant or petitioner. At the meeting, representatives of the parties shall exchange documentary evidence that the parties, in good faith then know, will be used to support their respective positions in an arbitration and discuss the issues in dispute. In the case of an owner, all financial data upon which any proposed increase is claimed shall be supplied to affected mobilehome owner representatives at the time of the meet and confer meeting. The parties may request that the Clerk provide a mediator, at no cost to the parties, to assist with the meet and confer process. The Arbitrator may deny an application based on the applicant'sfailure to participate in good faith in the meet and confer process.
2711: PROCEDURES FOR ARBITRATION.
A) The Clerk shall give written notice to the applicant or petitioners and mobilehome owner representative that the application/petition has been referred to arbitration.
1) An Arbitrator shall be appointed in the following manner:
a) The Clerk shall maintain a list of qualified arbitrators. 12
b) Assignment of Arbitrator and Hearing Date. The Clerk shall choose three possible Arbitrators and present them to the residents' representative and the owner. Within five days each party may challenge one candidate. The one remaining shall be the selected Arbitrator. If both parties challenge the same candidate, the Clerk shall choose between the two remaining candidates. The Clerk shall set a date for the arbitration hearing no sooner than 30 or no later than 40 days after the Arbitrator is assigned. The owner and affected mobilehome owners shall be notified immediately in writing by the Clerk of the date, time and place of the hearing and this notice shall be served either in person or by ordinary mail. The parties may agree, in writing, to extend these times. The Arbitrator may extend the date for the arbitration hearing upon a showing of good cause.
2) The Arbitrator shall conduct a hearing with the parties and/or their representatives. During this hearing process, the concerns of each party shall be discussed and the Arbitrator shall indicate the amount and nature of information needed from any party in order to reach a determination. In fair return proceedings in Section 2705, this shall include four years of the income and expense portion of the general ledgers for the park. All information submitted shall be in writing and shall be certified in the same manner as set forth in subsection 2709( TheB).applicant or petitioner shall have the burden of proof unless other sections of this chapter specify otherwise. Each party shall comply with the Arbitrator'srequest for information within seven days of the request.
Additional information provided to the Arbitrator shall be immediately available to the owner or affected mobilehome owner representative which will have seven days to give written comment to the Arbitrator. The Arbitrator may proceed under this part regardless of whether any party defaults in providing any of the requested information.
B) Arbitration Determination.
1) Within 21 days of the hearing, but no later than 90 days from the date of the owner'srent increase notice, the Arbitrator shall deliver his or her decision on the application or petition and a bill for services to the Clerk. 2) The rent increase in a fair return proceeding shall not exceed the increase requested in the application.
3) The Clerk shall provide the result of the Arbitrator'sdecision to the affected parties.
4) The Arbitrator'sdecisions are final and not appealable to the City Council.
C) Method to Determine a Fair Return.
13
1) The base year for the purpose of this section shall be the last full fiscal year prior to the park becoming subject to this chapter. The Arbitrator may establish an alternative base year if the owner is unable to produce records of the last full fiscal year prior to the park becoming subject to rent control. 2) It shall be presumed that the net operating income produced by the property during the base year provided a fair return. An owner shall be entitled to rents to earn a just and reasonable return and to maintain and increase their base year net operating income in accordance with subsection (C)(4) of this section. This method is called maintenance of net operating income (MNOI) and shall be included in all applications.
3) The applicant or the affected mobilehome owners may present evidence to rebut the presumption of fair and reasonable return based upon the base year net operating income. To make such a determination and in order to adjust to the base year net operating income, the Arbitrator must make the following finding:
a) The owner'soperating and maintenance expenses in the base year were unusually high or low in comparison to other years. In such instances, adjustments may be made in calculating such expenses so that the base year operating expenses reflect average expenses for the property over a reasonable period of time. In considering whether the base year net operating income yielded more or less than a fair net operating income, the Arbitrator shall consider the following factors:
i) Substantial repairs were made due to damage caused by uninsured disaster or vandalism;
ii) Maintenance and repairs were below accepted standards so as to cause significant deterioration of housing services;
iii) Other expenses were unreasonably high or low notwithstanding prudent business practice; and
iv) The rent in the base year was disproportionately low due to the fact that it was not established in an arms-length transaction or other peculiar circumstances.
4) Fair Net Operating Income. The Arbitrator shall submit a determination based on rental income which will provide the owner a net operating income which shall be increased by 100 percent of the percentage increase in the CPI over the base year's CPI index. The base year CPI shall be the CPI for the first day of June. For purposes of this section, the current CPI shall be the CPI last reported as of the date of the completed application.
14
5) Net operating income of a mobilehome park means the gross income of the park less the operating expenses of the park.
6) Gross income means the sum of the following:
a) Gross space rents computed as gross space rental income at 100 percent occupancy (but excluding rent attributed to a space occupied by a park employee who receives the space rent free as part of the employee's compensation); plus
b) Other income generated as a result of the operation of the park, including, but not limited to, fees for services actually rendered; plus c) All other pass through revenue received from mobilehome owners except capital pass throughs and gas and electric; minus
d) Uncollected space rents due to vacancy and bad debts to the extent that the same are beyond the owner'scontrol. There is a rebuttable presumption that uncollected space rents in excess of the average of the current and past three years uncollected rents (each year's rent shall be adjusted by the change in the CPI between that year and the final year of the four-year period) are excessive and shall not be deducted from gross income.
7) Operating expenses means:
a) Real property taxes and assessment;
b) Advertising costs;
c) Management and administrative expenses including the compensation of administrative personnel;
d) Repair and maintenance expenses for the grounds and common facilities including, but not limited to, landscaping, cleaning and repair of equipment and facilities;
e) In addition to the management expenses listed above, where the owner performs onsite managerial or maintenance services which are uncompensated, the owner may include the reasonable value of such services. Owner-performed labor shall be limited to five percent of gross income unless the Arbitrator finds that such a limitation would be substantially unfair in a given case. No credit for such services shall be authorized unless an owner documents the hours utilized in performing such services and the nature of the services provided; f) Operating supplies such as janitorial supplies, gardening supplies, stationery and so forth;
15
g) Insurance premiums related to operation of the park prorated over the life of the policy;
h) Payroll taxes, business, utility, license and permit fees; i) Dues;
j) Consultant services for park operation and maintenance; k) All operating expenses must be reasonable and necessary. Whenever a particular expense exceeds the normal industry or other comparable standard, the owner shall bear the burden of proving the reasonableness of the expense.
To the extent that an Arbitrator finds any expense to be unreasonable, the Arbitrator shall adjust the expense to reflect the normal industry or other comparable standard;
1) There is a rebuttable presumption that expenditures in the current year are unreasonable to the extent that they substantially exceed the average of the current and past three years (each year's expenses shall be adjusted by the change in the CPI between that year and the final year of the four-year period); m) Operating expenses shall not include the following:
i) Mortgage debt service expenses;
ii) Land-lease expenses;
iii) Depreciation;
iv) Income taxes;
v) Electric and gas expenses included in Section 739.5 of the California Public Utility Codes;
vi) The cost of government mandated expenses (subsection 2703(C)), capital improvements (subsection 2703(D)), or capital replacements (subsection 6- 040(66. F)).
8) Notwithstanding any other provisions of the ordinance codified in this chapter, the Arbitrator is authorized to approve any rent increase that is constitutionally required by law to yield a fair return.
E) Subpoenas. The parties may obtain the issuance and service of a subpoena for the attendance of witnesses or the production of other evidence at the arbitration hearing. Subpoenas shall be issued and attested by the Clerk. 16
Issuance of the subpoena must be obtained upon the filing with the Clerk of the City of an affidavit or declaration, under oath, setting forth the name and address of the proposed witness; specifying the exact things to be produced and the relevancy to the issues involved; and stating that the witness as the desired things in his/her possession or under his/her control.
Service of the subpoena on a witness to attend arbitration must be at least five working days before the hearing. Service of a subpoena duces tecum must be at least 21 days before the hearing. Any party served with a subpoena duces tecum must produce copies of the requested items to the subpoenaing party no later than 10 days before the hearing.
A subpoena need not be issued when the affidavit or declaration is defective in any particular. No arbitration hearing may be continued due to the failure to file a timely request, or to timely serve a subpoena. Any person who refuses, without lawful excuse, to attend the arbitration or to produce relevant evidence as required by a subpoena served upon that person shall be guilty of a misdemeanor.
No subpoena shall issue until after the parties have met and conferred as required in Section 2710.
F) Increases for Capital Expense. Increases attributed to a capital expense, as approved by the Arbitrator to provide a park with a fair return, shall not be included in base rent. These increases must be separately itemized on the monthly rent invoice and terminate at the end of the approved amortized period.
Advance approval and effective date of the increase shall be as allowed in subsection 2703( 1). F(
G) Rent Increase Effective Date. Rent increases approved by the Arbitrator, as determined necessary to provide an owner with a fair return, shall be allowed upon the effective date given by the applicant in the notice to the affected mobilehome owners, required in section 798.30 of the California Civil Code. 2712: REFUSAL OF MOBILEHOME OWNER TO PAY ILLEGAL RENT.
An affected mobilehome owner may refuse to pay any rent in excess of the maximum rent permitted by this chapter. The fact that such unpaid rent is in excess of the maximum rent shall be a defense in any action brought to recover possession of a mobilehome space for nonpayment of rent or to collect the illegal rent.
2713: DISCLOSURES.
An owner shall disclose to each prospective tenant the current and proposed base rent for the mobilehome space and the rental agreement options required 17
by this section and Section 2714, provide each prospective tenant with a copy of this chapter, and disclose to the prospective tenant that if the prospective tenant signs a lease with a term of more than one year, that lease will be exempt from rent control. The owner shall give the required disclosure and provide a copy of this chapter to the prospective tenant at the time that the owner, or owner's representative, receives the prospective tenant'sapplication for tenancy. The required disclosures shall be made in a form approved by the Clerk, and the owner shall obtain a signature of the prospective tenant on the disclosure form acknowledging receipt of the disclosures. An owner must retain the signed disclosure form throughout the entire tenancy of the tenant. This signed form shall be made available to the Clerk upon reasonable written notice. 2714: PROSPECTIVE MOBILEHOME OWNER-TENANCY 12 MONTHS OR LESS.
All prospective tenants shall be offered the option of a tenancy of 12 months or less upon terms consistent with the provisions of the ordinance codified in this chapter. This section shall not apply to prevent a mutually agreed upon assignment between an owner and an existing mobilehome owner of an existing lease, provided any such assignment does not violate subsection 2704(C). 2715: RENT STABILIZATION ADMINISTRATION FEES.
All or any portion of the costs to administer this chapter may be collected by the imposition of an annual rent stabilization administration fee established by resolution of the City Council. The fee shall be chargeable against the total number of mobilehome spaces in the City subject to rent control determined on a date certain each year to be established by the City Council. The owner who pays these fees may pass through to the mobilehome owners, subject to rent control on the date established by the City Council, 50 percent of the fees assessed against a mobilehome space. The fee shall be due on a date established by the City Council but may be paid in quarterly installments by the owners. Owners of parks annexed to the City after the Effective Date, shall be charged the fee established by resolution beginning on the effective date of the annexation.
2716: AMENDMENT.
Any amendment to this chapter shall require a prior public hearing before the City Council with notice thereof published in a newspaper of general circulation in the City at least 10 days prior to the hearing.
2717: VIOLATION.
18
Every person who violates any provision of this chapter is guilty of a misdemeanor. This section shall not apply to the Arbitrator or officers or employees of the City.
SECTION TWO
1. COMPLIANCE WITH CEQA. The City Council finds that this ordinance is not subject to the California Environmental Quality Act ("CEQA") pursuant to Sections 15060( 2) ( c(the activity will not result in a direct or reasonably foreseeable indirect physical change in the environment), 15061( 3) ( b(there is no possibility the activity in question may have a significant effect on the environment.)
2. 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.
3. 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.
4. MANDATORY REVIEW. The City Council shall review this ordinance at the next regular City Council meeting occurring after the first anniversary of the Effective Date of this ordinance. The review shall consider whether the ordinance should be amended or repealed based on the City's experience of the implementation of the ordinance over that one year period.
Introduced by title only on October 6, 2010, by the following roll call vote:
AYES: Councilmembers Landis, Rodin, Baldwin, and Mayor Thomas NOES: Councilmember Crane
ABSENT: None
ABSTAIN: None
Adopted on October 20, 2010, by the following roll call vote:
AYES: Councilmembers Landis, Rodin, Baldwin, and Mayor Thomas NOES: Councilmember Crane
ABSENT: None
ABSTAIN: None
s/ Benj Thomas, Mayor
ATTEST:
s/JoAnne M. Currie, City Clerk
19
Re-adopted on January 5, 2011, by the following roll call vote:
AYES: Councilmembers Landis, Thomas, Baldwin, and Mayor Rodin NOES: Councilmember Crane
ABSENT: None
ABSTAIN: one
Mari Rodin, Mayor
ATTEST:
foAnne Currie, City Clerk
20
RESOLUTION NO. 2026- 18
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING EXHIBIT A TO RESOLUTION 2024- 22 ADOPTING RENT STABILIZATION FEES FOR ARBITRATION AND
ADMINISTRATIVE COSTS TO CITY OF UKIAH MOBILEHOME PARKS
WHEREAS:
1, Ukiah City Code (" UCC") Section 2715, provides that " all or any portion of the costs to administer this chapter[ Division 2, Chapter 8 of the UCC (" Chapter 8")] may be collected by the imposition of an annual rent stabilization administration fee established by resolution of the City Council'; and
2. Costs to administer the program have been assessed and are shown in Exhibit A; and
3. With the elimination of redevelopment agencies by the State of California, all of the cost to administer Chapter 8 is borne by the City' s General Fund; and
4. Under UCC Section 2708.C, the cost of arbitrations must be paid from the rent stabilization administration fee. Exhibit A states a reasonable estimate for the annual cost to administer Chapter 8, including potential arbitrations; and
5. There are 382 mobilehome park spaces subject to rent control in the City of Ukiah, with the final annual per space cost being determined each year based on occupied non- longterm leased spaces; and
6. Under UCC Section 2715, the owner who pays these fees may pass through to the tenant of the space 50 percent of the fees assessed for the space; and
7. Under UCC 2715, the resolution establishing the fee must specify the date by which the fee is due, but the fee may be paid by the park owners in quarterly installments; and
8. There are six City of Ukiah mobilehome parks that are subject to the Rent Stabilization Ordinance, including Circle Trailer Court ( 60 units), Manor Home Mobile Estates ( 137 units), Shady Grove Mobile Home Park ( 4 units subject to rent control), Modern Mobile Home Park( 26 units), Harold' s Square Mobile Home Park( 59 units), and Rancho Del Ray Mobile Home Park ( 96 units).
NOW, THEREFORE, BE IT RESOLVED that:
1. The City Council of the City of Ukiah approves an annual administration fee an amount equally divided between billable spaces subject to rent control to be paid by the City' s six mobilehome parks.
2. The fee is due on July 30 of each year, but may be paid in quarterly installments on July 30, October 30, January 30, and April 30.
3. The City Council shall review the administration costs, including the cost of any arbitrations, on an annual basis, during budget preparation as part of the annual fee review
ATTACHMENT 2
in May and June, and make any adjustments so that the fee does not exceed the cost to administer Chapter 8.
4. This resolution supersedes resolution 2024- 22.
PASSED AND ADOPTED at a regular meeting of the City Council held on May 7, 2025, by the following roll call vote:
AYES. Councilmembers Rodin, Criss, Orozco, and Mayor Crane.
NOES: None.
ABSTAIN: None.
ABSENT: Vice Mayor Sher.
Q—
Douglas F Crane, M yor
ATTEST:
4tAw 4A44'
Kristine Lawler, City Clerk
EXHIBIT A
Estimated Administrative Costs:
TOTAL -$ 2,085 ( Using the-higher rate of the two invoicing rates below) MHP= Mobile Home Park
Estimated Attorney Fees for Various Matters Pertaining to Mobilehome Parks: $ 1, 600 Note: only the actual expenses would be billed to the account) Estimated Arbitration Costs:
TOTAL-$ 15, 950
The Northern California rates charged for arbitrations conduct by ADR Service, Inc., an alternate dispute resolution service that has rates in the middle between JAMS at the high end and lone arbitrators at the low end.
An arbitration through ADR includes a $ 950 administrative fee, plus the hourly or daily rate charged by the arbitrator and the fees charged by ADR. ADR arbitrators are retired judges or attorneys. The hourly rates vary from $ 500 at the low end to$ 2, 000 at the high end. The average hourly rate is$ 1, 250.
Assuming an arbitration hearing takes one 8- hour day and the arbitrator takes 4 hours to prepare a written decision, 12 hours @ $ 1, 250 =$ 15, 000 + $ 950 ( admin fee; assuming only two parties) for a total of$ 15, 950.
Educational Outreach Costs: $ 571
Draft Letter to Residents
Print, fold, label, and stuff envelopes
Postage to send educational outreach letters
1 If MHP owners are invoiced: $ 1, 514
lIncludes:
Review CPI and write annual letter to MHP owners regarding the CPI.
Review MHP rent increase letters per Ordinance 1126, Section 2703( H) Staff Report to Council
Send Letters to MHP owners requesting number of billable spaces Prep invoices
Receive and process payments
Total divided by 382* spaces= $ 3. 96 per space.
If MHP owners are not invoiced: $ 549
Includes:
Review CPI and write annual letter to MHP owners regarding the CPI.
Review MHP rent increase letters per Ordinance 1126, Section 2703( H) Staff Report to Council
Send post- Council decision to waive fee letters to MHP owners Total divided by 382* spaces= $ 1. 12 per space ( rounded).
Note— This is the number of spaces calculated in Ordinance 1126, however, the actual number of billable spaces is determined each year depending on the number of occupied spaces by non- long- term leases.
TOTAL REASONABLE ESTIMATE FOR THE ANNUAL COST TO ADMINISTER CHAPTER 8, INCLUDING POTENTIAL ARBITRATIONS IS $ 19, 636.
300 Seminary Avenue • Ukiah • CA • 95482-5400
Phone: (707)463-6200 · Fax: (707)463-6204 ·www.cityofukiah.com January 6, 2026
Dear Mobilehome Park Owner:
In regards to the rent stabilization process in the City of Ukiah, this is an annual courtesy letter to announce the CPI rate established for the year.
For your reference, Ukiah City Code (“UCC”) Section reads as follows:
§2703: CONSUMER PRICE INDEX, UTILITIES AND OTHER PASS THROUGHS. (A) Consumer Price Index. An owner, once in any 12-month period, may impose a rent increase for a mobilehome space by 100 percent of the percentage increase, if any, in the Consumer Price Index (CPI) during the most recent 12-month period ending in October; provided, however, the rental increase shall not exceed five percent of the previous rent charged for the space. If an owner has obtained a rent increase under subsection 2704(B), the owner may calculate the rent increase allowed by this subsection based upon the approved comparable rent as allowed in subsection 2704(B) instead of upon the actual rent in effect at the time of the increase.
Unfortunately, the Bureau of Labor Statistics CPI index for October 2025 was never posted. The City Attorney’s office says that one option would be to use the August CPI Index percentage of 2.5%, and then an additional adjustment can be made (either up or down) when the annual increase for October 2025 is posted.
The Bureau of Labor Statistics consumer price index for all urban consumers in the San Francisco-OaklandHayward area is attached for your reference.
As a reminder, UCC §2703.H requires a park owner to give notice of a rent increase based on the CPI as follows:
Notice: A written notice of each rent increase or new or increased capital improvement or capital replacement pass-through charge made under the provisions of this section shall be filed by the owner with the clerk, and provided to each affected mobilehome owner, at least ninety (90) days before the rent increase goes into effect or as required by the MRL. The notice shall identify the park and shall specify the dollar amount of the increase, the percentage of the increase, an itemization of all new or increased pass-throughs and additional rent charges, the specific space affected, the date the increase will go into effect, how each increase was calculated, and the date the rent on each affected space was last increased. The notice shall also advise each affected mobilehome owner of any right to petition for review of a proposed rent increase and that a petition form may be requested from the clerk.
Sincerely,
Kristine Lawler, City Clerk
Ukiah Mobilehome Rent Stabilization Program
Attachment
ATTACHMENT 3
https://www.bls.gov/regions/west/news-release/consumerpriceindex_sanfrancisco.htm
RESOLUTION NO. 2025-2026-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING EXHIBIT A TO RESOLUTION 20242025-22 18 ADOPTING RENT STABILIZATION FEES FOR ARBITRATION
AND ADMINISTRATIVE COSTS TO CITY OF UKIAH MOBILEHOME PARKS WHEREAS:
1. Ukiah City Code (“UCC”) Section 2715, provides that “all or any portion of the costs to administer this chapter [Division 2, Chapter 8 of the UCC (“Chapter 8”)] may be collected by the imposition of an annual rent stabilization administration fee established by resolution of the City Council”; and
2. Costs to administer the program have been assessed and are shown in Exhibit A; and
3. With the elimination of redevelopment agencies by the State of California, all of the cost to administer Chapter 8 is borne by the City’s General Fund; and
4. Under UCC Section 2708.C, the cost of arbitrations must be paid from the rent stabilization administration fee. Exhibit A states a reasonable estimate for the annual cost to administer Chapter 8, including potential arbitrations; and
5. There are 382 mobilehome park spaces subject to rent control in the City of Ukiah, with the final annual per space cost being determined each year based on occupied non-longterm leased spaces; and
6. Under UCC Section 2715, the owner who pays these fees may pass through to the tenant of the space 50 percent of the fees assessed for the space; and
7. Under UCC 2715, the resolution establishing the fee must specify the date by which the fee is due, but the fee may be paid by the park owners in quarterly installments; and
8. There are six City of Ukiah mobilehome parks that are subject to the Rent Stabilization Ordinance, including Circle Trailer Court (60 units), Manor Home Mobile Estates (137 units), Shady Grove Mobile Home Park (4 units subject to rent control), Modern Mobile Home Park (26 units), Harold’s Square Mobile Home Park (59 units), and Rancho Del Ray Mobile Home Park (96 units).
NOW, THEREFORE, BE IT RESOLVED that:
1. The City Council of the City of Ukiah approves an annual administration fee an amount equally divided between billable spaces subject to rent control to be paid by the City’s six mobilehome parks.
2. The fee is due on July 30 of each year, but may be paid in quarterly installments on July 30, October 30, January 30, and April 30.
3. The City Council shall review the administration costs, including the cost of any arbitrations, on an annual basis, during budget preparation as part of the annual fee review ATTACHMENT 4 - redline
in May and June, and make any adjustments so that the fee does not exceed the cost to administer Chapter 8.
4. This resolution supersedes resolution 20242025-2218.
PASSED AND ADOPTED at a regular meeting of the City Council held on May 6, 2026, by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
______________________________
Susan Sher, Mayor
ATTEST:
_________________________________
Araceli Sandoval, Deputy City Clerk
EXHIBIT A
ESTIMATED COSTS TO ADMINISTER CHAPTER 8
MOBILEHOME RENT STABILIZATION PROGRAM
Estimated Administrative Costs:
TOTAL - $2,085 (Using the higher rate of the two invoicing rates below) MHP = Mobile Home Park
Estimated Attorney Fees for Various Matters Pertaining to Mobilehome Parks: $1,600 (Note: only the actual expenses would be billed to the account) Estimated Arbitration Costs: $16,425
TOTAL - $15,950
The Northern California rates charged for arbitrations conduct by ADR Service, Inc., an alternate dispute resolution service that has rates in the middle between JAMS at the high end and lone arbitrators at the low end.
An arbitration through ADR includes a $450 initial filing fee; a $950 975 administrative fee, plus the hourly or daily rate charged by the arbitrator and the fees charged by ADR. ADR arbitrators are retired judges or attorneys. The hourly rates vary from $500 at the low end to $2,000 at the high end. The average hourly rate is $1,250.
Assuming an arbitration hearing takes one 8-hour day and the arbitrator takes 4 hours to prepare a written decision, 12 hours @ $1,250 = $15,000 + $450 + $950 975 (admin fee; assuming only two parties) for a total of $15,95016,425.
Educational Outreach Costs: $571 567
Draft Letter to Residents
Print, fold, label, and stuff envelopes
Postage to send educational outreach letters
Maintain website throughout year
Administrative Costs to Administer Chapter 8:
If MHP owners are invoiced: $1,5141,200
Includes:
Review CPI and write annual letter to MHP owners regarding the CPI. Review MHP rent increase letters per Ordinance 1126, Section 2703(H) Staff Report to Council
Send Letters to MHP owners requesting number of billable spaces Prep invoices
Receive and process payments
Total divided by 382* spaces = $3.96 3.14 per space.
If MHP owners are not invoiced: $549 435
Includes:
Review CPI and write annual letter to MHP owners regarding the CPI. Review MHP rent increase letters per Ordinance 1126, Section 2703(H) Staff Report to Council
Send post-Council decision to waive fee letters to MHP owners Total divided by 382* spaces = $1.12 1.14 per space (rounded). *Note – This is the number of spaces calculated in Ordinance 1126, however, the actual number of billable spaces is determined each year depending on the number of occupied spaces by non-long-term leases.
TOTAL REASONABLE ESTIMATE FOR THE ANNUAL COST TO ADMINISTER CHAPTER 8, INCLUDING POTENTIAL ARBITRATIONS IS $19,63519,792.
RESOLUTION NO. 2026-
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING EXHIBIT A TO RESOLUTION 2025-18 ADOPTING RENT STABILIZATION FEES FOR ARBITRATION AND
ADMINISTRATIVE COSTS TO CITY OF UKIAH MOBILEHOME PARKS
WHEREAS:
1. Ukiah City Code (“UCC”) Section 2715, provides that “all or any portion of the costs to administer this chapter [Division 2, Chapter 8 of the UCC (“Chapter 8”)] may be collected by the imposition of an annual rent stabilization administration fee established by resolution of the City Council”; and
2. Costs to administer the program have been assessed and are shown in Exhibit A; and
3. With the elimination of redevelopment agencies by the State of California, all of the cost to administer Chapter 8 is borne by the City’s General Fund; and
4. Under UCC Section 2708.C, the cost of arbitrations must be paid from the rent stabilization administration fee. Exhibit A states a reasonable estimate for the annual cost to administer Chapter 8, including potential arbitrations; and
5. There are 382 mobilehome park spaces subject to rent control in the City of Ukiah, with the final annual per space cost being determined each year based on occupied non-longterm leased spaces; and
6. Under UCC Section 2715, the owner who pays these fees may pass through to the tenant of the space 50 percent of the fees assessed for the space; and
7. Under UCC 2715, the resolution establishing the fee must specify the date by which the fee is due, but the fee may be paid by the park owners in quarterly installments; and
8. There are six City of Ukiah mobilehome parks that are subject to the Rent Stabilization Ordinance, including Circle Trailer Court (60 units), Manor Home Mobile Estates (137 units), Shady Grove Mobile Home Park (4 units subject to rent control), Modern Mobile Home Park (26 units), Harold’s Square Mobile Home Park (59 units), and Rancho Del Ray Mobile Home Park (96 units).
NOW, THEREFORE, BE IT RESOLVED that:
1. The City Council of the City of Ukiah approves an annual administration fee an amount equally divided between billable spaces subject to rent control to be paid by the City’s six mobilehome parks.
2. The fee is due on July 30 of each year, but may be paid in quarterly installments on July 30, October 30, January 30, and April 30.
3. The City Council shall review the administration costs, including the cost of any arbitrations, on an annual basis, during budget preparation as part of the annual fee review ATTACHMENT 4 - clean
in May and June, and make any adjustments so that the fee does not exceed the cost to administer Chapter 8.
4. This resolution supersedes resolution 2025-18.
PASSED AND ADOPTED at a regular meeting of the City Council held on May 6, 2026, by the following roll call vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
______________________________
Susan Sher, Mayor
ATTEST:
_________________________________
Araceli Sandoval, Deputy City Clerk
EXHIBIT A
ESTIMATED COSTS TO ADMINISTER CHAPTER 8
MOBILEHOME RENT STABILIZATION PROGRAM
MHP = Mobile Home Park
Estimated Attorney Fees: $1,600
(Note: only the actual expenses would be billed to the account) Estimated Arbitration Costs: $16,425
The Northern California rates charged for arbitrations conduct by ADR Service, Inc., an alternate dispute resolution service that has rates in the middle between JAMS at the high end and lone arbitrators at the low end.
An arbitration through ADR includes a $450 initial filing fee; a $975 administrative fee, plus the hourly or daily rate charged by the arbitrator and the fees charged by ADR. ADR arbitrators are retired judges or attorneys. The hourly rates vary from $500 at the low end to $2,000 at the high end. The average hourly rate is $1,250.
Assuming an arbitration hearing takes one 8-hour day and the arbitrator takes 4 hours to prepare a written decision, 12 hours @ $1,250 = $15,000 + $450 + $975 (admin fee; assuming only two parties) for a total of $16,425 Educational Outreach Costs: $ 567
Draft Letter to Residents
Print, fold, label, and stuff envelopes
Postage to send educational outreach letters
Maintain website throughout year
Administrative Costs to Administer Chapter 8:
If MHP owners are invoiced: $1,200
Includes:
Review CPI and write annual letter to MHP owners regarding the CPI. Review MHP rent increase letters per Ordinance 1126, Section 2703(H) Staff Report to Council
Send Letters to MHP owners requesting number of billable spaces Prep invoices
Receive and process payments
Total divided by 382* spaces = $3.14 per space.
If MHP owners are not invoiced: $ 435
Includes:
Review CPI and write annual letter to MHP owners regarding the CPI. Review MHP rent increase letters per Ordinance 1126, Section 2703(H) Staff Report to Council
Send post-Council decision to waive fee letters to MHP owners Total divided by 382* spaces = $1.14 per space (rounded).
*Note – This is the number of spaces calculated in Ordinance 1126, however, the actual number of billable spaces is determined each year depending on the number of occupied spaces by non-long-term leases.
TOTAL REASONABLE ESTIMATE FOR THE ANNUAL COST TO ADMINISTER CHAPTER 8, INCLUDING POTENTIAL ARBITRATIONS IS $19,792.
Agenda Item No: 12.a.
MEETING DATE/TIME: 5/20/2026
ITEM NO: 2026-736
AGENDA SUMMARY REPORT
SUBJECT: Possible Adoption of an Urgency Ordinance Adopting Modifications to Ukiah City Code by Amending Chapter 2, Article 17, to Update Off-Street Parking Regulations.
DEPARTMENT: Community
Development PREPARED BY:
Jesse Davis, Chief Planning Manager, Katherine
Schaefers, Planning Manager, Darcy Vaughn,
Assistant City Attorney
PRESENTER: Jesse Davis, Chief Planning Manager
ATTACHMENTS:
1. UKGP Mobility Element
2. Ukiah City Code, Chapter 2, Article 17 - Off Street Parking (Existing Regulations)
3. PC Reso 2026-05 - Off-Street Parking Regulations w Exhibit A
4. Draft Urgency Ordinance
5. Presentation Given
Summary: Council will consider adopting an Urgency Ordinance amending Ukiah City Code Chapter 2, Article 17, to update the City's off-street parking regulations, consistent with the Ukiah 2040 General Plan Mobility Element and the recommendation of the Planning Commission.
Background: On December 7, 2022, the City of Ukiah adopted the 2040 General Plan, which includes a Mobility Element (Attachment 1) establishing a policy framework that directs the City to promote balanced, multi-modal transportation options, improve overall circulation, and reduce automobile dependency.
In 2026, consistent with this mandate, the Community Development and Public Works Departments evaluated the City's existing off-street parking regulations, codified in UCC Chapter 2, Article 17 (Attachment 2), and determined that the current minimum parking ratios no longer reflect contemporary demand patterns or land use conditions. The existing standards contribute to a systematic oversupply of parking, resulting in underutilized paved areas, increased stormwater runoff, higher land costs, and unnecessary infrastructure burdens on new development. Additionally, vacant and underutilized parking lots have increasingly become attractive nuisances, resulting in observed increases in trespass, illegal assemblages, non-permitted sales, and accumulation of trash and debris.
Many of Ukiah's existing minimum parking ratios mirror standards adopted decades ago by suburban jurisdictions throughout California and the broader United States. These ratios were developed under an automobile-oriented planning paradigm that treated abundant, free parking as a primary land use objective, generally calibrating supply to peak demand on the busiest day of the year. The result, in Ukiah and in peer communities, is a regulatory framework that prioritizes parking availability over competing objectives such as housing production, infill development, multi-modal access, and efficient use of land.
To address these deficiencies, Staff has prepared a draft urgency Ordinance that would align Ukiah's off-street parking regulations with the adopted goals and policies of the 2040 General Plan Mobility Element. The proposed amendments address several identified regulatory gaps, including:
1. Updated Bicycle Parking Standards consistent with Policy MOB-1.10, which directs the City to ensure that new commercial and residential development provides adequate bicycle parking as part of a broader effort to reduce automobile reliance.
2. Reduced parking minimums responsive to Policy MOB-2.2 (Transportation Demand Management), which provides that the City shall support programs to reduce vehicle trips through measures including, but not limited to, reduced parking requirements intended to increase transit use, carpooling, bicycling, and walking.
While the current proposal does not constitute a comprehensive Transportation Demand Management (TDM) program, updating parking minimums to reflect current demand is a targeted initial measure that reinforces the relationship between land use and transportation infrastructure, promotes more efficient use of off-street parking areas, and supports alternative modes such as bicycling.
On April 22, 2026, the Planning Commission reviewed the proposed amendments and adopted Resolution No.
PC-2026-04 (Attachment 3), unanimously recommending City Council approval. During the hearing, commissioners raised questions regarding micromobility accommodations, on-street parking management, and potential downtown impacts based on existing travel and commute patterns. Those issues were noted for separate consideration at a later date as implementation proceeds.
Discussion: Since the Planning Commission hearing, Staff has made corrections to the draft Ordinance to address typographical errors, omissions, and other non-substantive changes identified during review, and to ensure consistency across zoning designations. For example, the bicycle parking language in the C-N, C-1, and C-2 commercial zones has been replaced with a short reference to §9199(B) and 9208. Multifamily parking dimensions have been removed from the residential zoning articles and replaced with crossreferences to §9197 (standard dimensions) and §9192 (compact space allowance). The "30% compact" rule is deleted in those articles so it can be consistent with the 40% allowance proposed within the off-street parking regulations. These edits are housekeeping consolidations and do not alter the policy intent of the Ordinance.
Staff also recommends adoption as an urgency ordinance under Government Code § 36937(b). Properties with excess parking capacity, or "overparked" properties, have generated an observed increase in trespass, illegal assemblages, non-permitted sales, pedestrian and traffic safety concerns, and accumulation of trash and debris, all of which disturb the public peace. Without timely regulatory tools to enable adaptive reuse, these properties face prolonged vacancy and progressive blight, which compound those impacts. The Ordinance streamlines parking requirements, reduces the incidence of overparked properties, and shortens the time by which such properties can be returned to productive use. Immediate effectiveness is necessary to protect the public peace, health, and safety and to begin mitigating these conditions without delay.
The proposed Ordinance (Attachment 4) amends Ukiah City Code (UCC) Chapter 2, Article 17 across five subject areas: parking space dimensions, surfacing and lighting, parking ratios, bicycle parking, and administrative flexibility.
Parking Space Dimensions: Minimum parking stall dimensions would become more flexible to encourage more efficient use of parking areas. The share of a parking lot that may be designated for compact spaces would also increase from 30% to 40%. A new dimensional table and parking diagram, adapted from the City of Santa Rosa, would be added to provide guidance on a broader range of configurations, including angled, parallel, and alternative stall layouts.
Surfacing and Lighting: The updated code would expressly authorize the use of permeable paving materials, including permeable asphalt, permeable concrete, and interlocking pavers, where site conditions permit and subject to City Engineer approval. Parking lot lighting standards would be strengthened to require downcast, fully shielded fixtures directed away from the public right-of-way and adjacent residential properties to prevent light trespass and nuisance impacts. The current code requires only that lighting be directed internally to the site.
Parking Ratio Update: The current code contains an extensive, use-specific schedule of parking ratios that is administratively cumbersome to apply and has not kept pace with the evolution of contemporary land uses.
The proposed amendments replace that schedule with a streamlined set of consolidated use categories, deferring applicable standards to the underlying zoning district requirements and the site development permit review process. The amendments also resolve a longstanding inconsistency in which residential parking standards adopted as part of the City's prior housing reform measures were not integrated into the off-street parking regulations. This consolidated approach is consistent with Policy MOB-2.2 (Transportation Demand Management), which directs the City to support programs that reduce vehicle trips, including reduced parking requirements intended to promote transit use, carpooling, bicycling, and walking.
Bicycle Parking: A new code section (§9200), adapted from the City of San Jose, establishes design and siting standards for bicycle parking, covering rack anchoring, spacing, maneuvering clearance, proximity to building entrances, and signage. For commercial developments where the use is determined at the time of permit, a minimum of 10% of required automobile parking spaces must be provided as bicycle spaces. Bicycle parking spaces would count toward the required automobile parking total, allowing them to reduce the number of vehicle spaces otherwise required. The existing substitution allowance would also expand from a maximum of two to three vehicle spaces per parcel.
Administrative Flexibility: Current code requires a formal Variance, a quasi-judicial process involving findings of special circumstances, to reduce parking minimums, which can be costly and difficult for new development requests to demonstrate. Proximity to transit or bicycle infrastructure, site-specific development considerations, and shared parking arrangements would serve as straightforward justifications for reduced parking ratios, making the process faster, less expensive, and more predictable for property owners and developers.
The proposed amendments streamline this process by allowing the Zoning Administrator or Planning Commission to approve parking reductions through an existing discretionary permit, eliminating the need for a Variance. For minor adjustments on non-discretionary permits, such as a Zoning Clearance, the Community Development Director may approve an increase or decrease in parking spaces where the proposed use is expected to generate a parking demand that differs from the standards in §UCC 9198, and the approved Page 3 of 3 number of spaces is sufficient for the safe, convenient, and efficient operation of the use.
Reductions to minimum automobile parking requirements do not eliminate or reduce requirements for electric vehicle supply equipment (EVSE) or ADA-accessible parking spaces, which remain independently mandated under state and federal law. The proposed Ordinance is consistent with this principle and is not intended to relieve any project from compliance with applicable EVSE or accessibility standards.
As reviewed, Staff recommends adoption of an Urgency Ordinance amending Ukiah City Code Chapter 2, Article 17, to update the City's off-street parking regulations.
Recommended Action: Adopt an Urgency Ordinance amending Ukiah City Code Chapter 2, Article 17, to update the City's off-street parking regulations.
BUDGET AMENDMENT REQUIRED: N/A
CURRENT BUDGET AMOUNT: N/A
PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: N/A
REVENUE: No GRANT: No
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: Darcy Vaughn, Assistant City Attorney STRATEGIC PLAN (SP): SP 4A - Identify and remove barriers to economic development while leveraging economic opportunities.
GENERAL PLAN ELEMENTS (GP): GP-A3 - Mobility Element
4 Mobility Element
ATTACHMENT 1
Ukiah 2040 General Plan Mobility Element
Mobility Element
The Mobility Element describes the planned citywide transportation network. A key goal of the General Plan is the provision of a well-connected network of “complete streets” that provide multi-modal mobility, access to land uses, and support Ukiah’s health, economic and sustainability goals. The Mobility Element describes and illustrates the circulation system and provides guidelines to support and complement existing and planned development. The goals of the Mobility Element include ensuring that transportation and land use decisions are coordinated, promoting the safe and efficient transport of goods, efficient use of existing facilities, and protecting environmental quality.
Section Title Page
4.1 Statutory Requirements .............................................................................................................................. 4-3
4.2 Transportation Setting................................................................................................................................ 4-5
4.3 Planned Transportation Network................................................................................................................. 4-7
4.4 Complete Streets ..................................................................................................................................... 4-17
4.5 Vehicle Miles Traveled.............................................................................................................................. 4-18
4.6 Transportation Safety and Planning........................................................................................................... 4-19
4.7 Transportation and Mobility Needs............................................................................................................ 4-20
4.8 Parking.................................................................................................................................................... 4-21
4.9 Aviation ................................................................................................................................................... 4-21
4.10 Implementation Programs ........................................................................................................................ 4-22
4. Mobility Element
Policy Document | December 2022 Page 4-3
The Mobility Element addresses the street and transportation network with an emphasis on the movement of people and
goods. The transportation system serves all members of the community. It is an integral part of the social fabric linking friends to friends, people to jobs, homes to shopping,
businesses to supplies, and families to entertainment. The ability to get from one place to the next is a major ingredient of the quality of life in the Ukiah area.
California Planning Requirements
Required General Plan Element. California law mandates the development of a required element (often referred to as a “Circulation Element” or “Transportation Element”) that contains the “general location and extent of existing and proposed major thoroughfares, transportation routes, and other local public utilities and facilities, all correlated with the land use element” of the General Plan per Government Code Section 65302 (b).
Capital Improvement Programs. California Government Code Section 65401 specifies public works projects must be in conformity with the General Plan. In practice, this will require that the City, during adoption of the Five-Year Capital Improvement Program (CIP), make findings that the proposed City of Ukiah Five-Year CIP is in conformance with the General Plan, including the Mobility Element.
Complete Streets Act. The Mobility Element is consistent with the California Complete Streets Act (AB 1358) adopted in 2008, which requires that cities and counties incorporate “Complete Street” policies when updating their General Plan Circulation Element. Complete streets make travel safe for all users, including bicyclists, pedestrians, motorists, transit vehicles, and people of all ages and abilities. While every street does not need to provide dedicated space to all users, the street network must accommodate the needs of all users.
Economically, complete streets can help revitalize communities, and can give people the option to lower transportation costs by using transit, walking, or bicycling rather than driving to reach their destinations. The California Department of Transportation (Caltrans) is actively engaged in implementing its complete streets policy in all planning, programming, design, construction, operations, and maintenance activities for the State Highway System.
Provision of safe mobility for all users contributes to the Caltrans’s vision: "improving mobility across California".
The successful long-term implementation of this vision is intended to result in more options for people to go from Complete Streets
The term “complete streets” refers to a
balanced, multimodal transportation
network that meets the needs of all users of
streets - including pedestrians, bicyclists,
children, seniors, persons with disabilities,
motorists, movers of commercial goods, and
public transit. A “complete street” is one that
provides safe and convenient travel in a
manner that is suitable to the local context.
Ukiah 2040 General Plan Mobility Element
one place to another, less traffic congestion and greenhouse gas emissions, more walkable communities (with healthier, more active people), and fewer barriers for older adults, children, and people with disabilities.
Vehicle Miles Traveled. The Mobility Element contains policies and performance measures consistent with Senate Bill (SB) 743 that was passed by the California Legislature in 2013 and led to changes to the California Environmental Quality Act (CEQA) regarding the analysis of transportation impacts. Transportation impact analysis under CEQA is no longer based on level of service (LOS), which focused on motor vehicle delay. The new CEQA standards require that transportation impacts associated with development be assessed primarily based on the effects on VMT. While LOS is no longer relevant for CEQA purposes, LOS-based performance goals remain relevant for non-CEQA planning purposes and as a tool for the City to ensure its roadway system meets the expectations of the community.
Context Sensitive Street Design. Caltrans promotes “context sensitive solutions” as an approach to plan, design, construct, maintain, and operate its transportation system. These solutions use innovative and inclusive approaches that integrate and balance community, aesthetic, historic, and environmental values with transportation safety, maintenance, and performance goals. Context sensitive solutions also meet transportation goals in harmony with community goals and natural environments. They require careful, imaginative, and early planning, and continuous community involvement.
4. Mobility Element
Policy Document | December 2022 Page 4-5
This section summarizes existing characteristics of Ukiah’s transportation system. This information provides the
background for the goals, policies, and implementation
programs that reflect the community’s vision for the future of Ukiah. The transportation system enables the movement of people and goods from one place to another, and, in doing so, affects community character, natural and built environment, and economic development patterns. Additionally, the community development pattern helps shape the transportation system.
Transportation Network
Streets and Highways. The circulation network serving the city of Ukiah includes a network of city and county-maintained streets and state highways. There are roughly 54.68 miles of roadways owned and maintained by the City of Ukiah. The state highways in Ukiah consist of U.S. Highway 101.
The connections between these roadway systems play an
integral role in connecting the city of Ukiah to unincorporated areas of the Ukiah Valley, some of which use City services and exist as part of the Ukiah community, the greater Mendocino County region and additional regional destinations outside of Ukiah and Mendocino County. For example, State Routes 20 and 253 are located outside of the city limits but provide residents with east and west access to Mendocino County, Lake County, and connections to other major north-south highways such as State Route 1 and Interstate 5 which traverse most of the state.
The cost of road improvements that serve both specific projects as well as general traffic needs is one of the most expensive components of development. As the Valley grew, there was a tendency to reduce or even avoid road improvement requirements on new subdivisions and other projects because of the cost burden. In a growing California rural community, this is not unusual. Some neighborhoods have connecting streets in a less than congruous pattern, resulting in through traffic being forced into residential areas.
Bicycling and Walking Facilities. Ukiah has an extensive sidewalk network, specifically through the downtown and surrounding areas, which provide an environment that encourages walking. Dedicated bicycle facilities in Ukiah include 1.85 miles of shared-use paths and 7.97 miles of on-street bicycle lanes. However, major areas of the city have no designated bicycle facilities, and barriers to walking trips exist, including wide crossing distances, a lack of adequate pedestrian facilities on intermittent sections of State Street, and various gaps in sidewalks throughout the City.
Public Transit Service. Public Transportation in Ukiah is provided by the Mendocino Transit Authority (MTA). MTA jurisdiction is sanctioned by a 1976 Join Powers Authority (JPA) agreement between the County of Mendocino and its four incorporated cities: Fort Bragg, Point Arena, Willits, and Ukiah. MTA’s service area covers 2,800 square miles and provides local fixed-route and dial-a-ride services as well as long distance and commute-oriented programs.
MTA primarily operates different fixed routes connecting the Mendocino Coast, as well as inland valleys, towns, and communities to the county’s seat in Ukiah. Routes 65 and 95 are the two largest routes serving the MTA service
Ukiah 2040 General Plan Mobility Element
area, with the routes connecting to the coast that operate every day of the year, including most holidays, providing continuous service for both inland valley and coastal residents.
Aviation Facilities. Ukiah Municipal Airport, a public use, General Aviation (GA) facility, serves the Ukiah Valley region. The City has owned and operated the airport since the 1930s. In 1942, the airport was established as an auxiliary military landing strip. The airport runway was lengthened to 4,423 feet in 1954. In 1968, the runway was relocated 585 feet south at its current location.
The Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP) was adopted by the Mendocino County Airport Land Use Commission on May 20, 2021. On July 7, 2021, the Ukiah City Council adopted Ordinance 1215, requiring all future land use plans, zoning, and districting plans to comply with the UKIALUCP, including the 2040 Ukiah General Plan. The UKIALUCP includes protection for a future 5,000-foot runway to accommodate operations by CALFIRE Lockheed C-130 fire attack aircraft and was based on a 20-year forecast of 30,916 annual operations, representative of the airport’s current condition and potential growth.
Travel Patterns
Journey to Work Data. According to longitudinal employer household dynamics (LEHD) data, 51 percent of workers
employed in Ukiah live outside of the city, 28 percent live in the city and are employed outside of the city, and 21 percent both live and work in the city,
Rates of Walking and Bicycling. Historically, rates of walking and biking have fluctuated over time in Ukiah. Walking as a means of transportation was highest in 2009 based on U.S.
Census Bureau American Community Survey 2009-2917 data, preceding a fluctuation, then a positive trend from 2014 to 2017. Similarly, biking as a means of transportation has also fluctuated, but has been decreasing following a peak in 2014.
Goods Movement. Goods movement in the City of Ukiah was examined through the lens of Caltrans Truck Annual Average Daily Traffic (AADT) data. U.S. 101 exists as a Terminal Access (STAA). Between 1990 and 2010, heavy truck AADT
has varied between 1,375 and 1,696, followed by a decline in 2011. Between 2001 and 2014, AADT varied, followed by an increase from 2015 to 2017. While heavy truck AADT has increased over this period, the percentage of trucks with 3+ axels have been the lowest between 2015 and 2017, compared to previous years. Two axel trucks comprised the majority, or 72 percent, of heavy truck AADT in 2017. Three-axel, four-axel, and five-axel trucks comprise 6 percent, 2 percent and 20 percent, respectively, of total heavy truck AADT in 2017. Increases in online shopping have resulted in more significant impacts to local roads.
4. Mobility Element
Policy Document | December 2022 Page 4-7
This section describes the planned street and transportation network. The Mobility Element is intended to provide long-term transportation solutions while maintaining the city's friendly, small-scale character.
Guiding Principles
The planned transportation network will provide an efficient transportation system that includes a citywide network of Complete Streets. Multi-modal approaches to increasing
travel options are emphasized in Ukiah as part of the planning process prior to undertaking expensive and urban- appearing street improvements. Ukiah recognizes that simply
accommodating cars first and looking for alternatives
afterwards shortchanges opportunities for alternate
transportation and a more spontaneous, diverse, and lively community. Air quality, land use, and circulation are closely interrelated. A commitment to providing Complete Streets is a key to effective transportation planning and will maximize the effectiveness of the existing street network. One means of increasing the capacity of the existing system is to consider all forms of transportation when making planning decisions.
In addition, planning that respects the small-town quality of life in Ukiah will retain the intimacy of streets that attract pedestrian usage. Historically, priority has gone to automobile-centric needs over multi-modal usage in transportation development, representing a focus on Level of Service (LOS) efficiency rather than comprehensive mobility planning. Prioritizing multi-modal travel goals in order to achieve a balance between the various options to vehicular access during the planning process ensures that getting from home to work, shop, or play is convenient and easy without the automatic need for a car.
Emphasis on Sustainable Mobility
Planning that respects the small-town
quality of life in Ukiah will retain the
intimacy of streets that attract pedestrian
usage. Maintaining a balance between the
various travel mode options during the
planning process ensures that getting from
home to work, shop, or play is convenient and
easy without requiring use of a motor
vehicle.
Ukiah 2040 General Plan Mobility Element
Street Network Plan
This section of the Mobility Element describes Ukiah’s street network plan including existing streets, planned future improvements and street design guidelines.
Functional Street Classifications
Streets are classified based on purpose, locational context and design into several classifications, as described below.
Freeways
A freeway is a limited-access State highway with multiple lanes in each direction separated by a barrier or median.
Intersections are grade-separated.
• Highway 101 is an important north-south freeway that links different areas within the City of Ukiah and connects the community with other parts of northern California. The freeway has four lanes through Ukiah and controlled access, which is limited to interchanges with arterial streets.
Arterial Streets
Arterials provide the principal network for citywide travel by all modes of travel, including walking, bicycling, motor vehicle and transit, and serve as regional connections. Many commercial land uses in Ukiah are accessed directly via arterial streets. Arterial streets in Ukiah generally have one or two vehicle travel lanes per direction and sidewalks on both sides. Bicycle facilities on arterial streets should consist of dedicated bicycle lanes or separated bikeway facilities, wherever feasible. On-street parking may be provided on arterial streets in the downtown area and where desirable given adjacent land use patterns.
Arterial streets may be further subdivided into to reflect specific land use and neighborhood context:
• Arterial Boulevards serve as high visibility access and mobility routes, provide direct multi-modal access to
many of Ukiah’s key commercial sites, and serve transit service. Enhanced streetscape treatments are
recommended on arterial boulevards. State Street is an
arterial boulevard.
Complete Street Assets
Grid Street Network and Small Blocks. Much
of Ukiah is developed with a grid street
pattern and relatively small blocks that allow
for short trips between destinations, ideal for
encouraging bicycling and walking.
4. Mobility Element
Policy Document | December 2022 Page 4-9
Collector Streets
Collector streets provide connections between neighborhoods and activity centers, and convenient access to land uses, via all modes of travel including walking, bicycling, vehicle and transit.
Collectors also provide connections between arterial and local streets.
Collector streets in Ukiah’s Central Business District emphasize pedestrian- oriented commercial and mixed land uses. Collector streets in Ukiah have one vehicle travel lane per direction with sidewalks on both sides. Turn lanes for vehicles may be included when appropriate for safety and traffic lane, but generally should not be used in areas adjoined by single-family residences. Bicycle lanes should be provided wherever feasible on collector street segments. On-street vehicle parking is generally permitted on most collector streets and encouraged adjacent to commercial and mixed-use sites.
Major Collectors. A major collector in Ukiah is defined as a street that is used in a manner similar to an arterial, providing access to more intense land uses than a minor collector, and connecting with arterial streets. Wider sidewalks are
recommended on major collectors.
Minor Collectors. A minor collector in Ukiah is defined as a street that is designed to connect residential areas and local streets with the central business district and other key land uses, as well as with major collectors and/or arterials.
Local Streets
Local streets provide direct access to abutting properties by all modes of travel. Local streets are designed for trips within neighborhoods, and to connect to collectors and arterial streets. Local streets provide access to neighborhood land uses for motorists, bicyclists, and pedestrians, typically with no more than one travel lane per direction, on-street parking, and sidewalks on both sides. Bicycle facilities on local streets generally consist of shared travel lanes between motorists and bicyclists.
Figure 4-1 shows the citywide Street Network & Functional Classifications including planned facilities.
Ukiah 2040 General Plan Mobility Element
4. Mobility Element
Policy Document | December 2022 Page 4-11
While the Mobility Element strives for a network of complete streets that accommodates walking, bicycling, transit and automobile use: modal priorities vary between classifications. For example, typical arterial streets tend to be designed to minimize automobile delay. Table 4-1 provides recommended modal priorities by street classification.
Arterial boulevards aim to balance travel by each of the key modes, while collector streets would prioritize pedestrian and/or bicycle travel.
Classification Mode Priority Description and Guidelines Example Arterial Boulevard Bicycle: 1
Pedestrian: 1
Transit: 1
Automobile: 1
Major thoroughfare with transit service and mixed
commercial and retail frontages. Provides regional access to adjacent land uses and safe crossings for all travel modes along a regional transportation corridor. Provides
enhancements for walking, bicycling and transit, including bulb-outs to reduce pedestrian crossing distances and wide sidewalks. On-street motor vehicle parking may be permitted where feasible to enhance access to adjacent uses. Class II bicycle lanes or Class IV separated bikeways should be
provided wherever feasible on arterial segments.
State Street
Arterial (excluding
arterial
boulevards)
Bicycle: 2
Pedestrian: 2
Transit: 1
Automobile: 1
Provides access and safe crossings for all travel modes along a corridor providing regional transportation access regional transportation corridor such as access to Highway 101 while also providing wide sidewalks for pedestrians. Class II bicycle lanes or Class IV separated bikeways should be provided wherever feasible on arterial segments.
Gobbi Street
Major Collector Bicycle: 2
Pedestrian: 1
Transit: 2
Automobile: 2
Major collector streets connect arterial and local streets while also providing direct access to adjacent land uses. Provides access to all travel modes in support
of typical commercial land uses. Within the downtown area, service to pedestrian- oriented retail is of prime importance.
On-street vehicle parking is typically permitted, especially in the downtown area. Class II bicycle lanes should be provided wherever feasible on collector segments.
West Perkins
Street
Minor Collector
Bicycle: 1
Pedestrian: 1
Transit: 3
Automobile: 2
Minor collectors connect residential areas to commercial uses. Prioritize walking and bicycling while accommodating automobiles. On-street motor vehicle parking may be
permitted. Class II bicycle lanes should be provided wherever feasible on collector segments.
West Perkins
Street, West
Standley
Street
Downtown Streetscape Improvement Project.
Phase 1 of the Downtown Streetscape Improvement Project was completed by the City’s Department of Public Works and its contractors in August 2021. Phase I included a “road diet” and streetscape improvements in
Ukiah 2040 General Plan Mobility Element
Downtown Ukiah. The intent of the project is to transform Downtown Ukiah into a more pedestrian-oriented environment and an active location for business, recreation, and shopping while also enhancing the Downtown area for all users, including motorists, pedestrians, and bicyclists. The project includes a road diet between Henry Street and Mill Street, and it transformed the previously existing four-lane cross section into a three-lane cross section with one travel lane in each direction and a two way left-turn lane in the center, with on-street parking. In addition to the road diet, signal modifications were made at each of the three signalized intersections (Standley Street, Perkins Street, and Mill Street) to provide vehicle detection, improve coordination, and re-orient the signal equipment to support the road diet alignment. Streetscape improvements on State Street, Perkins Street, and Standley Street included sidewalk widening, curb ramps and bulb outs, streetlights, street furniture, and tree planting. Phase 2 is currently being designed for portions of South State Steet (Mill Street to Gobbi Street and Henry Street to Norton Street).
Bikeway Network
Active transportation methods that focus on bicycling and walking should be prioritized to enhance the community, for health or safety reasons, for convenience or necessity, for social reasons, or for just plain fun. An appealing, safe, system of connected bicycles and pedestrian’s facilities are to be enhanced and further developed during the life of the General Plan in order to reduce the negative impacts associated with transportation such as the use of non-- renewable resources, creation of stormwater and air pollution, and traffic congestion. The attractiveness, safety, and directness of network will encourage people to leave their cars at home and use alternate transportation.
A key goal of the Mobility Element is to enhance bicycle travel throughout Ukiah by completing a citywide network of bikeways consistent with the City of Ukiah’s adopted Bicycle & Pedestrian Master Plan. In addition, one of the underlying goals of “complete streets” is that all modes of travel, including bicycles, should be adequately accommodated on most city streets, not just streets that are designated as bikeways. Therefore, the provision of bicycle accommodations may occur throughout the city’s transportation network (not limited to designated bikeways), consistent with the recommendations for each functional street classification described within the Mobility Element.
Types of Bikeways
Designated bikeways are routes where an additional level of bicycle accommodation is to be provided. There are four classifications of designated bikeway facilities in California, as defined by the Caltrans:
• Multi-Use Paths (Class I Bikeways). A path
physically separated from vehicle traffic by an open
space or barrier, and either: within a highway rightof-way or within an independent right-of-way used by bicyclists, pedestrians, joggers, skater, and other
non-motorized travelers. Because the availability of
uninterrupted rights-of-way is limited, this type of
facility may be difficult to locate and more
expensive to build relative to other types of bicycle
and pedestrian facilities, but less expensive
compared to building new roadways.
• Bicycle Lanes (Class II Bikeways). A portion of a
roadway that has been set aside by striping and
pavement markings for the preferential or exclusive use of bicyclists. Bicycle lanes are intended to promote
4. Mobility Element
Policy Document | December 2022 Page 4-13
an orderly flow of bicycle and vehicle traffic. This type of bikeway is established by using the appropriate striping, legends, and signs.
• Bicycle Routes (Class III Bikeways). Class III bicycle routes are facilities where bicyclists share travel lanes with vehicle traffic. Bike routes must be of benefit to the bicyclist and offer a higher degree of service than adjacent streets. They provide for specific bicycle demand and may be used to connect discontinuous segments of bicycle lane streets. They are often located on local residential streets. • Bicycle Boulevard. In addition, many cities have installed an enhanced type of Class III Bicycle Route, referred to as a “Bicycle Boulevard.” Bicycle Boulevards are generally installed on relatively low-volume streets and often include elements to facilitate bicycle travel, such as reorienting stop signs to reduce delays to cyclists, and/or discouraging use by motorists making through trips, such as through inclusion of traffic calming measures.
• Separated Bikeway (Class IV Bikeways). A Class
IV Bikeway is for the exclusive use of bicycles and
includes a separation between the bikeway and
adjacent vehicle traffic. The physical separation
may include flexible posts, grade separation,
inflexible physical barriers or on-street parking.
Separated bikeways generally operate in the same
direction as vehicle traffic on the same side of the
roadway. However, two-way separation bikeways
can also be used, usually in lower speed
environments.
Planned Bikeways
Figure 4-2 shows the planned Bikeway Network, as defined by the City of Ukiah Bicycle and Pedestrian Master Plan (UBPMP), by class of existing and proposed bikeway facility.
Ukiah 2040 General Plan Mobility Element
Source: Ukiah Bicycle & Pedestrian Master Plan, August 2015.
4. Mobility Element
Policy Document | December 2022 Page 4-15
Bicycle Parking
In addition, the UBPMP also notes that bicycle parking is an essential element of any bikeway network. The UBPMP recommends the City develop language and rates of required bicycle parking for inclusion in the City’s Zoning Code.
The recommended rates may be based on the Association of Pedestrian and Bicycle Professional’s (APBP) “Bicycle Parking Guidelines” and best practices. Identifying bicycle parking requirements would ensure the type and rate of required bicycle parking meets the City’s needs and to provide developers a clear understanding of requirements at project initiation. Bicycle parking can be categorized into short-term and long-term parking. Bicycle racks are the preferred device for short- term bike parking. These racks serve people who leave their bicycles for relatively short periods of time, typically for shopping or errands, eating or recreation. Bicycle racks provide a high level of convenience and moderate level of security. Long-term bike parking includes bike lockers and bike stations and serve people who intend to leave their bicycles for longer periods of time and are typically found at transit stations, multifamily residential buildings and commercial buildings. These facilities provide a high level of security but are less convenient than bicycle racks.
Pedestrian Corridor Network
The UBPMP identifies a Pedestrian Corridor Network that upon completion would provide a connected network of streets intended to improve pedestrian connections to neighborhood destinations, transit and recreational opportunities and serve high volumes of existing or expected pedestrian activity. The network includes corridors that serve the following land uses:
• Retail shopping areas
• Transit
• Schools
• Parks and community centers
• Higher density residential development
• Libraries
• Community centers
• Senior centers or senior living facilities
• Large employment centers
Figure 4-3 shows improvement locations for the Pedestrian Corridor Network as identified in the UBPMP.
Recommendations include sidewalk widening in select locations and closure of priority sidewalk gaps. The City of Ukiah prioritizes pedestrian travel on this network and consider implementation of pedestrian improvements with roadway and planning projects along these corridors.
Ukiah 2040 General Plan Mobility Element
Source: Ukiah Bicycle & Pedestrian Master Plan, August 2015
4. Mobility Element
Policy Document | December 2022 Page 4-17
Goal and Policies
To provide a citywide network of complete streets that meet the needs of all users, including pedestrians, bicyclists, motorists, transit, movers of commercial goods, children, seniors, and persons with disabilities.
MOB-1.1 Complete Streets
The City shall design streets holistically, using a complete streets approach, which considers pedestrians, bicyclists, motorists, transit users, and other modes together to adequately serve future land uses.
MOB-1.2 Multi-modal Access
The City shall require that all new development and redevelopment projects include provisions for multi-modal access provisions such as pedestrian and bicycle facilities, and vehicle and transit where relevant.
MOB-1.3 Reallocate Space for Complete Streets.
The City shall reallocate roadway space to allow complete streets improvements on streets with excess traffic capacity.
MOB-1.4 Block Length
The City shall limit block lengths to 600 feet wherever feasible to enhance multi-modal circulation and connectivity.
MOB-1.5 Balance Transportation Spending
The City will provide funding for transportation improvements for each of the key travel modes to support the long-term viability and safety of each mode, as well as required maintenance.
MOB-1.6 Roundabouts
The City shall consider the installation of roundabouts to enhance safety at intersections, and as a key component of Ukiah’s sustainability strategy.
MOB-1.7 Land Use and Street Classification Compatibility The City shall ensure that General Plan land use density and intensity standards are compatible with the classification of streets from which the land uses are accessed.
MOB-1.8 New Development and Complete Streets
The City shall require all new development to provide adequate access for pedestrians, bicyclists, motorists, transit users, and persons with disabilities, as well as facilities necessary to support the City’s goal of maintaining a complete street network.
MOB-1.9 Bikeway Network
The City shall strive to complete the citywide bicycle network to create a full network of bicycle facilities throughout Ukiah, including bicycle lanes on all arterial and collector street segments where feasible.
Ukiah 2040 General Plan Mobility Element
MOB-1.10 Bicycle Parking Standards
The City shall maintain efficient and updated parking standards for bicycle parking to ensure development provides adequate bicycle parking, while reducing reliance on automobiles.
MOB-1.11 Pedestrian Barriers & Utility Relocation
The City shall support elimination of barriers to pedestrian travel on sidewalks and walking paths including requiring the relocation or undergrounding of utilities where appropriate.
Goals and Policies
To reduce vehicle miles traveled (VMT) to and from residences, jobs and commercial uses in Ukiah.
MOB-2.1 Vehicle Miles Traveled (VMT) Reduction
The City shall support development and transportation improvements that help reduce VMT below regional averages on a “residential per capita” and “per employee” basis.
MOB-2.2 Transportation Demand Management
The City shall support programs to reduce vehicle trips, including measures such as reduced parking requirements that aim to increase transit use, car-pooling, bicycling and walking.
MOB-2.3 Pedestrian Facilities
The City shall encourage new development and redevelopment that increases connectivity through direct and safe pedestrian connections to public amenities, neighborhoods, shopping and employment destinations throughout the City.
MOB-2.4 Transit Facility Design
The City shall require new development to include facilities designed to make public transportation convenient.
MOB-2.5 Transit Ridership
The City shall support funding and incentives to increase transit ridership opportunities.
MOB-2.6 Downtown Transit Center
The City shall support creation of a Transit Center.
4. Mobility Element
Policy Document | December 2022 Page 4-19
MOB-2.7 Bicycle Accessible Transit
The City shall encourage the MTA and other public transportation providers to make bus routes connecting Ukiah with other areas bicycle accessible.
Goals and Policies
To provide a safe transportation system that eliminates traffic-related fatalities and reduces non-fatal injury collisions.
MOB-3.1 Safety Improvements
The City shall provide safety improvements along high-injury and fatality streets and intersections.
MOB-3.2 Safe Routes to Schools
The City shall promote Safe Routes to Schools programs for all schools serving the City.
MOB-3.3 Safety and Traffic Calming
The City shall use traffic calming methods within residential and mixed-use areas, where necessary, to create a pedestrian-friendly circulation system.
MOB-3.4 Safety Considerations
The City shall ensure that planned non- transportation capital improvement projects, on or near a roadway, consider safety for all travel modes during construction and upon completion.
MOB-3.5 Community Engagement
The City shall engage the community in promoting safe walking and bicycling through education and outreach.
MOB-3.6 Emergency Access
The City shall work with the Ukiah Valley Fire Authority to address street design and the accessibility required for emergency vehicles.
MOB-3.7 Video Enforcement
The City shall consider the use of video surveillance for traffic enforcement.
MOB-3.8 Truck Traffic in Residential Areas.
The City shall discourage truck traffic on local residential streets to increase safety and reduce noise.
Ukiah 2040 General Plan Mobility Element
To maintain an ongoing periodic evaluation process to inventory transportation and mobility needs.
MOB-4.1 Multi-modal Transportation Studies
The City shall conduct multi-modal transportation studies in association with required updates to the Regional Transportation Plan to update the General Plan and appropriately update and amend the Mobility Element.
MOB-4.2 Transportation Performance Measures
The City shall evaluate transportation performance holistically, taking into consideration multi-modal system performance measures that emphasize the efficient movement of people.
MOB-4.3 Safety Monitoring
The City shall monitor high-priority corridors and intersections to better understand the potential for safety improvements.
MOB-4.4 Level of Service
The City shall use peak-hour traffic level of service (LOS) to consider whether a street or intersection has adequate remaining capacity to service the traffic generated by a proposed project, except that meeting traffic LOS goals should not occur in a manner that would limit travel by other modes or result in increased VMT.
MOB-4.5 Peak Hour Traffic LOS Goals
The City shall adopt the following intersection peak hour traffic Level of Service (LOS) goals to guide street network planning (but not to be used for assessing CEQA impacts):
a) At intersections with signals, roundabouts or four-way stop signs: operation at LOS D, except where pedestrian volumes are high in which case LOS E may be acceptable. b) At intersections with stop signs on side streets only: operation at LOS E, except where side streets have very low traffic volumes, in which case LOS F conditions may be acceptable.
MOB-4.6 Alternate Access Routes
The City shall explore the feasibility of establishing alternate north/south and east/west access routes.
MOB-4.7 Meet Future Travel Demand
The City shall extend existing streets or construct new streets as needed to meet existing and future travel demands.
4. Mobility Element
Policy Document | December 2022 Page 4-21
Goals and Policies
To promote a balance of multi-modal options, to be reflected in flexible parking regulations.
MOB-5.1 Incentives for Travel Alternatives
The City shall work with downtown businesses and employers reduce the need for and expenses of off-street parking by supporting and encouraging alternatives to single-occupant vehicles such as incentives and priority parking for carpools and vanpools, secure bicycle parking, and free bus passes.
MOB-5.2 Support for Charging Stations
The City shall support the provision of charging stations for electric vehicles, as well as other types of vehicles, as new technologies emerge.
Goals and Policies
To promote the Ukiah Municipal Airport for the Community's benefit and provide for the airport’s long-term viability, including ensuring future development considered by the 2040 Ukiah General Plan is consistent with the Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP).
MOB-6.1 Airport Promotion
The City shall ensure that the airport is a key part of the City's economic development strategy and promotional efforts.
MOB-6.2 Uniform Airport Area Development Regulations
The City shall coordinate with the County to develop a similar or duplicate implementing code for development in and around the airport.
MOB-6.3 Infill Policy for Compatibility Zones
The City shall work collaboratively with the County to develop an In-fill Policy within the Municipal Airport Compatibility Zones.
Ukiah 2040 General Plan Mobility Element
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
2022 – 20252026 – 20302031 – 2040AnnualOngoing
Street Design Standards
The City shall update street design
standards and street classifications every
five years to support provision of a
citywide network of complete streets,
based on the National Association of City
Transportation Officials (NACTO) Urban
Street Design Guide.
MOB – 1.1
MOB – 1.8
Public Works
◼ ◼ ◼
Transportation Impact Fees
The City shall reevaluate and update its
transportation impact fees every five years
to ensure fees are adequate and fairly
apportion to new development.
MOB – 1.5 Public Works
Community
Development
◼ ◼ ◼
Right-of-Way Needs
The City shall revise and update the
projected street right-of-way needs for
completion of the City’s future mobility
network to ensure provision of complete
streets and completion of the planned
citywide bicycle and pedestrian networks.
MOB – 1.1
MOB – 1.3
Public Works
Community
Development ◼
Vehicle Miles Traveled (VMT)
Performance Measures
The City shall adopt criteria for assessing
significant transportation impacts based
on vehicle miles traveled (VMT) consistent
with State CEQA Guidelines, incorporating
best practices including guidance provided
by the Governor’s Office of Planning &
Research (OPR).
MOB – 2.1
MOB – 2.2
Community
Development
Public Works
◼
VMT Modeling
The City shall develop a model for
assessing VMT for new development
consistent with new VMT performance
measures.
MOB – 2.1
MOB – 2.2
Community
Development
Public Works
◼
4. Mobility Element
Policy Document | December 2022 Page 4-23
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
2022 – 20252026 – 20302031 – 2040AnnualOngoing
TDM Program
The City shall, in coordination with
Caltrans and the Mendocino Transit
Authority, amend the Development Code to
include a menu of options to facilitate and
encourage alternate modes of travel and
transportation.
MOB – 2.2 Community
Development
Public Works ◼
Transit Center
The City shall, in coordination with MTA
and other agencies and organizations seek
funding for and conduct a feasibility study
to develop a downtown transit center,
located as close to retail and services as
feasible.
MOB – 2.7 Public Works
Community
Development ◼
Net Zero
The City shall develop and implement a
“net zero” strategy aimed at achieving zero
fatalities due to collisions on Ukiah’s
street network.
MOB – 3.1
MOB – 3.2
MOB – 3.3
MOB – 3.4
MOB – 4.3
Public Works
Community
Development
◼ ◼
Regional Transportation Plan Updates
The city shall conduct transportation
studies every five years in association with
required updates to the Regional
Transportation Plan. The transportation
studies shall, at a minimum, assess the
need to provide additional future mobility
facilities based on the long-term projected
traffic, transit, bicycle paths, and
pedestrian access needs.
MOB – 4.1
MOB – 4.2
Public Works
Community
Development
◼ ◼ ◼
Short-term Transportation Study
The City shall complete a transportation
study to make recommendations for the
purpose of increasing the provision of
multi-modal transportation facilities,
enhancing safety, lowering the rate of
collisions and reducing travel delays.
MOB – 4.1 Public Works
Community
Development ◼
Ukiah 2040 General Plan Mobility Element
Programs
Implements
Which
Policy(ies)
Responsible
Supporting
Department(s)
2022 – 20252026 – 20302031 – 2040AnnualOngoing
North/South and East/West Access
Routes
The City shall prepare a study to explore
the feasibility of establishing alternate
north/south and east/west access routes,
as well as the extension of existing streets
or construction new streets meet existing
and future travel demands.
MOB – 4.6
MOB – 4.7
Public Works
Community
Development
◼
Airport Parcels
The City shall prepare a study to identify
parcels on which new development could
benefit the airport and supports
annexation of those parcels.
MOB – 6.1
MOB – 6.2
MOB – 6.3
Community
Development
◼
!"#$%&%'!(
)
*&+%'!(&,#&+-.
/.-
)&*0'(1(2&*&1-
&+','%'-.
3 '4-
)&*0'(1#&+-.
5 ++-..!&*0'(1
&+','%'-.
6 $*)&+'(1
)&*0'(1*-&.
7 +*--('(1
)&*0'(1*-&.
8 '19%'(1
)&*0'(1*-&.
-.'1(%&(2&*2.
!*&*0'(1*-&.
: $";-*
)&*0'(1#&+-.-<$'*-2
=-"#%'!(.
*!"
))%*--%&*0'(1-<$'*-"-(%.
3 $";-*
)!("&,,>#-!&2'(1#&+-.-<$'*-2
3 $";-*
)?&,,>#-!&2'(1#&+-.-<$'*-2
3 3 $";-*
)/(.#-+')'-2!&2'(1#&+-.-<$'*-2
3 5 !+&%'!(
)!&2'(1
&+','%'-.@+*--('(1
3 6 '4-
)!&2'(1#&+-
3 7 $*)&+'(1
)!&2'(1#&+-.
3 8 /.-
)!&2'(1#&+-.
!*&*0'(1
3
))%*--%!&2'(1#&+-.
3 : '%--A-,!#"-(%-*"'%.
3 !(+!()!*"'(1/.-.
3
))'+-
3 -.'1(&%'!(
3 3
$(+%'!(
3 5 $%9!*'%>
3 6 -)-**&,!9-,&(('(1!""'..'!(
3 7 ##-&,. ATTACHMENT 2
!
"
# $
%
&
'
&#$
(# '
"
(
'#$ ()*
(
$
)!
('
&)
+
' ,-./0#
'!
#&
)
(
#1 +
' ,-./0
#
'"
# $
%
&
# '
&#$
(2,32456)7/
$-58/0
9
:
;:
:
<
'* #
# $
%
&
&
(
'#)"
.
(#
* #
' #)
'! $
%
&
#
&
1
('#! '
&
( $
#
='
&# (
!
& #
(
( $
#2<>1
('#>)
# (
)#
'
(' #$ (
'
# (
"
$
((
'
1
('#?($
#$
1 !*#(
4-@A
#(
2,32456)7/
$-58/B328 )
$-58 0
C
D
9
:
<
#
$
%
&#$
(#
'!
,5E0
=
!*
,-5E0
' &2< 1
(
'
('
(#
'!
'#
#1 ,4E0
1
2 F
*$
%
&
=
,-G0"
# $
%
&#$
(#)
*$(,6GH0(
$
(#$
(#
*!
'
=2<
#
(
$
($ %
&#$
(#
'!
& ,8E0
=
!*#
? ,-IE0
' &2<
1
(
'
(#
'!
'#
#1 ,4E0
1
2,32456)7/
$-58/0
J
9
:
K2 L
("
# $
%
&#$
(
&
#$
(
#
' #
'
$
('* $
#'
1=
*
# (=
#
&
#
$1
#
(
#
1
( '
(#
($
%
&#$
(2K'
# $
%
&
(
'#
'! #
&
=
(=
'
#
=
(
1#2<
$
%
&
!
"!
# $
%
%
%
&
'(
%
)!
%
* "!
%
%
*!
%
%
'*"!
+
%
* "!
( $
%
%
,
-
.
%
%
%
*/"!
%
%
'*"!
0
%
0 +
%
%
%
'*"!
%
%
* "!
%
1 $
%
%
* "!
2 .
%
%
"!
+
3
%
%
%
!
/ "!
%
4 56)
7*
'68*9 4
8
'68 !
:;< =>?@ABCDEFGAHB@IDEFB@J >
$
%
%
*
K
!
%
%
! "
#$% & '()* +,+- ./01)2,+- 1)* '
3
4
5"
4
6
6
7
4
4
6
6
6 6
6
4
8
9:"4
4
! "
#$% ; <,-=>,+- ./01)2,+- 1)* '
36
44
4
6
6
6
! "
#$% ? @*',-+ '>1+@1)@' /.)01)2,+- 1)* '
A
4
4
B 1C(@ */
DEF: !
5
G
6"
E E
95F: 5 !5
G
6"
5D95
5F: 5 D559 5
H
:: G
:G I
4
4
6
3
J
4 K
7
6
!"
!
!
!
#
!
!"
!
"
$
"
""#
"
%
!
!"
!
%
"%
"
#
%
&'(
)!*+
,+-', !
, -'
.!*
+. ,/
012 3456789:;<=9>?4@A<=B8A9 C5?98D
E
"
#
$
E
""
"F
$
"
%
%
#
$
"
"
!
F
$
G
H
I
J "
F
IE&+/
#
!
"
# $
%
#
$
&'
(
('
()
(* + '
"
#,
(
#,#
-
.
/$'
0
#,
$,
12 3,0
"
4,
4,
#4
($
,
567
'
)
(,
4 .
,
89#,
:
,
#&4
4 #
( $
(
,
(
,
(
( ,
,
,
$
#
,
#
( $
(,
,
;( ,#
,
# #
$ ,
,
,
,
$. $ ,##,
,
#,
$<
<
1
# ( #
4/
#
;,
4
#
/=#,!#!4!
> # $'
0:
)
(,
4 .
89#,
:
,
#&
# $
#
(4
# $
,!#', 6#
! $
#
,
# #
$ ,
,
# $
#,
,
,$.
,$ ,##,
,
<
<
,
,
#
. # $,
:
,'"?
,
# $,
#
@2
A
0:
)
(,
#,
.
#,
B
:
$ $
,
#4 /9
,
,
!
"
#
$
#
%
&
!#
'()*+
,
"
'-)*+
'&
+
.
.
')+
(%
!#
')* +
-
/
!0'(+
'-+
1
#
$
#
&
!#
'-+
)
!0'-+
')+
'(+
2
3
4
!
.
!0
'-+
5 !4'6+
7
4
'8
+!#
'()*+
!
"
#$
%
& '
(
!
)
"*'
(
+
!
,
-
,
.
&'
/
0
*'
(
!
" '
(
1 1
2
3
&4
!
)54
.
,
!
!
"
,
,
),(
,
"-
6
*
,7 86- 2
(
&'9
)
!
,
! )
,
+
7 2
(
.2
+
1 0:
;
(
)
*$$ +
1 -
(
)
;7
60 2
,
)<:,
=
:0
$ (
,
)
'9
)
(
>0!
$
1
&'
(
!
!
"
# $$%#&
$
% '
()
%
*+,
$ $
-
.
$$
/ &
- &
$
%
*&
0
$ "
'
1
$$$ .
2/'34 /'3
5$$ *+
*+
6'
'
'3
6
6
7
,
&
5$-
.+
.&'
#
7
8
&
$
% '
()
%
(9
$ # 9 #
-4
9
$
-
$
-&
-
$
%1 9
'&
'
$
%
)
%
$
$$$
0 0
8
*/
%# 4
&
1%9 $$$
*+
!"
#
$
%
!
&
'
(
&
$
& !
)* &+,
- %
.
&/
&/
,
&0 &
&/
1
%
2
!
3
+
4
%
5
%%
2
6 7
!
3
&8 &*
9
%
+ %
,: /
,
, %
!
&*,
&:
1
! );
*%
2
6 7
!
<
3
%
2
<6
7
3
! &2
!
=
/
&>
?
+
4-
+%
1
'
0+',
3
>
/
%
' &
7
&
2
,
-
!
!
! =
! "
#
$
! "
#
%
&!
"
#
"' $
'('
'
'
)"
'
'
*
+
''
'
,"
,
-
+
'
)! "
#
+
).
+/$0
1 2'*
-
3
* 4 *0
1
5
*.'
' $
$ $ '
$
''
'
,"
$ !"
#
+
$
6 7
8
6 6 7
'
' $
9
8
:
$
4
' +8
( 9"
'
;(/
" '
'
< '
'
< ''
'
'
#
'
+
'
''
'$#
#
'
'
$
#
1
#
'
=+$ ''
>/
0
+
'+
#
'
'
'+$ ''
;?,
@ &?>%>
&?> %?9&
@ &? %& !
@& ! >"
ABC DE FGHIJKLMNJFJMMLHND HGONPIKQNDRSINDFDKHL
!
" !
#
"
$
"!
$
"#
%
&
"
"
"
#
"
"'
"&
"
"
(
$( "
(#
"
) )*!
+
"
"!
"
"
#
", (
(
"
((-./#""
( &
"
-0/(
"!
""
#"!
"
"!
#
1 2+
3
" -
"
#
"/
(
-
4 /
$
" "!
"
(
$
"!
"&
(
"#"
"
(#
(
"!
"
#
-/
#
"
#
#
(
#
# " 5
(
"
"
"
,
03
"
!
"
(
-
4 /$
"
"(
6"!
" "
(
%
&
" !
"
# #
"
.70 .7
(
8
"!
"
# #
"
(
#
#"!
( "
"
(
"
"!
!
"
#!$
%" !
"
&'
()*+ ,-./0123,2,.4567805249:,;<84=0<1 >-:109
?
@
@
@
@
&A '
@
!A '
!
"
#!'
()*+B,-./0123.4567805249:,;<84=0<1 >-:109
@
@
$@
@
@
C
@
&A '
$@
&A '
!A '
$
!A '
!
"
#!'
()*+ ,-./0123-,<80=:3095249:,;<84=0<1 >-:109
D
C
@
@
!
"
#!'
()*+E52=46:2,235249:,;34=:560<F=10 ,:,;
!"#$%
&"'%
()*+,-./0123145.67-8490
:
;
;
&%
;;
%<
&=
>
?
!"#$%
&"'%
()*+@-AB249.67123145.67-8490-
;
;
;
>
;
!"#$%
&"'%
()*+CA-0123145.67-8490-21B84BD.67
E
;
>
F
!"#$%
&"'%
()*+G12 -HB0 H3145.67-8490-
I
>
>
;
;
;
J
F
K
>
!"#$%
&"'%
()*+L-.H050M0318N06H80BN.HPage 245 of 492
! "#$
%&'(
) *+,
-./,0.,
1/2,1304213 .5
1/
67
1812/ 0,218+
29
,+/3
0/8+0 0181.9+3/,
210+21082. +2081-+28+0/8+,
1/2,130
,8
9 812/:2 +
10/8+0 +
, 1,
3218
0
1 41 8/
3 + 1
+
8/20/8+0
.5
1/
67
48
0:2 1+0 821
+
2. 10/8+08
0
.21 + 21
+0/;/ 10.0/8+,
1/2,130+
,218 .92 +3/,
21082. +20
8+
. +2081-+28+0/8+,
1/2,130
,8
< *+1 8 .9213/0.
21.
/2,139
41 +/3+ +/2,13
:2 +
21
8+
8 0 /0 920+
,.20
21
= *+1 8 .9213/0.
/2,139
8+
13/0.+0
9 .
9 028 :1
/
:2
+
21
8+
0 /0 920+
,.20
21
> ?.+1 8 .9213/0.,
1/2,1308
.
812/ 02.02491+0
20+
,8102
1
1 0+
,+
. /01,2
8
18-2+ 3/,
210.+2081-+28+0,8
@ )1 8 .9213/2,13
9 3 0.2
4,021
+;/
A +
8
141.9+
1 0:1.2: 816B.+9
A:
,/+ .
9
0 +0
9,
1/0 1021,2.9
81.9
,+02 3/,
210.+2081-+28+0,8
:2 +
0/8+/2,130+
,0/C802
:,91 92 +,
1 238992021
8
18-2+
28,
7.+208
D 21
9
21
8
1
209
9
1 8 .9213/2,13
:2130/8
, 210
9
1:213+
0/8+-A0148 .21 816B.+
20:
,/21
+
20
, 210
921
2109
92:2 +
/0 920+
,.208/21
8+
0
!
"
#
$
% &'() '
!
"
#
*'
) '
!
+
+
#
,(*)-. )/
!
"
#
0.
(1)-
21('' '&
33 % '
!
"
#
4(2
(1%
!
"
#
DRAFT RESOLUTION NUMBER PC-2026-05
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF UKIAH RECOMMENDING THAT
THE CITY COUNCIL ADOPT AN ORDINANCE UPDATING THE CITY'S OFF-STREET PARKING REGULATIONS (UCC DIVISION 9, CHAPTER 2, ARTICLE 17) TO ALIGN WITH THE UKIAH 2040 GENERAL PLAN MOBILITY ELEMENT.
WHEREAS, on December 7, 2022, the Ukiah City Council adopted Resolution No. 2022-79, certifying the Environmental Impact Report (El R) for the Ukiah 2040 General Plan (State Clearinghouse No. 2022050556), including a Mitigation Monitoring and Reporting Program and Statement of Overriding Considerations; and WHEREAS, the City's existing off-street parking requirements establish activity-specific minimum parking ratios that no longer reflect modern travel patterns, land use practices, or contemporary planning standards.
Mandatory parking minimums can increase the cost of housing and commercial development, limit the number of available units, contribute to the oversupply of underutilized paved areas, and generate unnecessary greenhouse gas emissions through induced automobile dependency; and WHEREAS, excess parking supply and continued automobile dependency are inconsistent with the City's adopted Ukiah 2040 General Plan Mobility Goal MOB-2, which requires the City to reduce vehicle miles traveled (VMT) to and from residences, jobs, and commercial uses in Ukiah; and WHEREAS, the City's current parking regulations emphasize automobile accommodation without sufficient flexibility to support a balanced, multi-modal transportation network, inconsistent with Ukiah 2040 General Plan Mobility Goal MOB-5, which directs the City to promote a balance of multi-modal options through flexible and reduced parking regulations: and
WHEREAS, existing parking regulations and design standards do not fully address contemporary parking lot design practices that serve the City's environmental, design, and infrastructure goals, including: (a) downcast, shielded lighting to reduce glare and light pollution; (b) permeable paving materials to reduce stormwater runoff and heat island effects: (c) site configurations that allow for installation of solar canopies, electric vehicle (EV) charging infrastructure, shade structures, and additional landscaping; and WHEREAS, the City of Ukiah has prepared a draft ordinance amending Division 9, Chapter 2, Article 17 of the Ukiah City Code to update off-street parking and loading regulations, with the following objectives:
modernizing parking space and aisle dimensions; introducing flexible adjustment mechanisms to reduce or increase parking requirements without requiring a formal variance; establishing updated design standards for parking lot lighting, surfacing, and tayout; strengthening bicycle parking standards and incentives; and supporting the City's climate, housing, and mobility goals by reducing unnecessary and inconsistent parking standards across zoning districts; and
WHEREAS, the Planning Commission held a duly noticed public hearing on April 22, 2026, to review and discuss the intent, purpose, applicability, and drafted language of the proposed off-street parking reform. The Commission received public testimony and provided direction to staff to guide further ordinance development; and
WHEREAS, the proposed Ordinance has been reviewed for environmental compliance pursuant to the California Environmental Quality Act (CEQA). The Ordinance implements policies analyzed in the certified Ukiah 2040 General Plan EIR, and qualifies for streamlined environmental review, as it is consistent with the adopted General Plan and no significant environmental effects beyond those analyzed in the EIR are anticipated; and
WHEREAS, the Planning Commission finds that the proposed Ordinance is in the public interest, consistent with the Ukiah 2040 General Plan, advances the City's environmental, transportation, and land use
ATTACHMENT 3
objectives, and provides a clearer and more flexible regulatory framework for off-street parking in the City of Ukiah.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Ukiah, based upon the staff report, environmental review, public testimony, and all written and oral materials presented at the April 22, 2026, public hearing, hereby makes the following findings and recommendations:
1. The above recitals are true and correct and are incorporated herein by reference.
2. The proposed Ordinance is consistent with the Ukiah 2040 General Plan and implements the goals, objectives, and policies of the Mobility Element, particularly:
A Mobility Goal MOB-2: Reduce vehicle miles traveled (VMT) to and from residences, jobs, and commercial uses through land use, design, and transportation policies; and B. Mobility Goal MOB-5: Promote a balance of multi-modal transportation options through flexible, right-sized parking standards that expand mobility choices and support infill and mixed-use development; and
3. The proposed Ordinance qualifies for streamlined environmental review. The Ordinance is consistent with the land use and transportation policies of the adopted Ukiah 2040 General Plan and associated EIR certified on December 7, 2022. No additional significant environmental effects beyond those identified and analyzed in the certified General Plan EIR are anticipated from adoption of the Ordinance.
4. The Planning Commission recommends that the City Council introduce and adopt the Ordinance amending Division 9, Chapter 2, Article 17 of the Ukiah City Code, as shown in the attached Exhibit A BE IT FURTHER RESOLVED that the Planning Commission designates the City Clerk as the custodian of the documents and other materials constituting the record of proceedings upon which this Resolution is based. These materials are available for public inspection at the City of Ukiah Community Development Department, 300 Seminary Avenue, Ukiah, CA 95482.
PASSED AND ADOPTED at a regular meeting of the Planning Commission of the City of Ukiah on the 22nd day of April 2026, by the following vote:
AYES: Commissioners Hilliker, Brown, Montano, Johnson, and Chair de Grassi NOES: None
ABSTAIN: None
ABSENT: None
ATTEST:
Craig Schlatter, AICP
Community Development Director
!4,~htttWk,/\
Kristine Lawler, CMC
City Clerk
Atex de Grassi
Alex de Grassi (May 61 2026 15:10:16 PDT)
Alex De Grassi,
Chair, Planning Commission
Exhibit A: Ordinance of the City Council of the City of Ukiah Amending Article 17, Chapter 2, Division 9 (Enclosed Post-Adoption)
EXHIBIT A
ORDINANCE NO.
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING ARTICLE 17, CHAPTER 2, DIVISION 9 OF THE CITY CODE REGULATING OFF STREET PARKING AND LOADING IN THE CITY.
The City Council of the City of Ukiah hereby ordains as follows:
SECTION ONE. FINDINGS
A. The City's existing off-street parking requirements include activity-specific ratios that no longer reflect modern demand patterns or uses. These outdated standards result in the oversupply of parking, underutilized paved areas, and unnecessary costs for new development.
B. Excess parking supply and continued automobile dependency is inconsistent with the City's adopted 2040 Ukiah General Plan Mobility Goal MOB-2 to reduce vehicle miles traveled (VMT), demonstrating the need to update outdated and conflicting parking regulations.
C. The City's current parking regulations emphasize automobile accommodation without sufficient flexibility to support a balanced, multi-modal transportation system, which is inconsistent with the City's adopted 2040 General Plan Mobility Goal MOB-5, and demonstrates the need to expand regulatory mechanisms beyond the Minor or Major Variance process.
D. Existing regulations and standards do not fully address modern parking lot design practices, including downcast lighting to reduce glare, permeable paving to reduce runoff, and site configurations that allow installation of solar canopies, electric vehicle charging infrastructure, additional landscaping, and shade structures.
SECTION TWO. PURPOSE
The purpose of this Ordinance is to:
A. Promote effective vehicle circulation, reduce congestion, increase safety and aesthetics within the off-street parking and off-street loading areas.
B. Promote proper siting of the off-street vehicle parking or off-street loading areas to minimize potential adverse effects on adjacent land uses.
C. Encourage the use of alternative modes of transportation and reduce trips.
D. Ensure access and maneuverability for emergency vehicles.
E. Encourage bicycles as an alternative mode of transportation by providing adequate, convenient, and secure bicycle parking facilities.
F. Support the strong link between land use and transportation through promotion of infill development and mixed land uses that bring common destinations closer to people and make efficient use of infrastructure.
G. Improve air quality and public health outcomes and reduce Ukiah's contribution towards climate change-through encouragement of sustainable mobility options and reduction of Vehicle Miles Traveled (VMT) and associated greenhouse gas
emissions generated by driving.
SECTION THREE.
Section 9055.1 in Division 9, Chapter 2, Article 5.2 of the Ukiah City Code is hereby amended to read as follows (unchanged text is omitted and is shown by "* * *"):
§_9055.1 ___ DEVELOPMENT STANDARDS
......
0. Parking and Circulation:
......
.. .. ..
2. Required Parking:
a. Parking Standards: Multifamily dwelling parking standards shall be consistent with the parking regulations of their zoning designation. b. Parking Standards: Mixed-use parking standards shall be consistent with subsection 9198.A.3 of this code .
SECTION FOUR.
Division 9, Chapter 2, Article 17 of the Ukiah City Code is hereby amended to read as follows (unchanged text is omitted and is shown by "* * *"):
......
§ .. 9192 SIZE_ OF PARKING_ S_PACES ............... ____ ,_..,, __ , ... ____ .... ,_., .. ___ , .. , ___ .... _ __ , __ _ ___ _ __ .. __ _ , _ _____________ _ The minimum dimensions of Standard parking spaces shall be nine feet (9') in width by nineteen feet (19') in length. The vertical clearance shall be not less than seven feet (7') over the entire area.
In any parking area with more than ten (10) required off street parking spaces, forty percent (40%) compact spaces may be allowed. The dimensions of a compact parking space shall be eight feet (8') in width by sixteen feet (16') in length. The vertical clearance shall be not less than seven feet (?') over the entire area.
§ 9193,_ACCESS,_TO PARKING_ FACILITIES--.. ----- ···-- ···- ····- · .... - .... ,---· .. ,---........ -......... --...... --........... - ............. ..
A. Each required off street parking space or garage space for residential uses shall open directly upon an aisle or driveway of such width and design as to provide safe and efficient means of vehicular access to such parking space. AU off street parking facilities shall be designed in a manner which will least interfere with traffic movements. Tandem parking is not acceptable for
commercial uses of property.
* * *
§~194 SURFACING OF PARKING_ AREAS ................ -...... -..... __ ....... -.. ·-·-· ...... -....... - .... --... -... ---·---·-··- All open off street parking areas or residential driveways shall be surfaced with asphaltic concrete (2 inch asphalt 6 inch aggregate base), concrete or other surfacing so as to provide a durable, dust free, all weather surface which shall meet the requirement of all applicable laws and the approval of the Director of Public Works. Permeable paving materials, including permeable asphalt, permeable concrete, interlocking pavers, and similar low-impact surfacing materials, are encouraged for off-street parking areas, drive aisles, and walkways, where site conditions allow.
The use of permeable materials may be approved by the City Engineer or designee where such materials meet structural, drainage, and maintenance standards ***
_§_.~1~6 LIGHTING OE. PARKING ARE.~§ ....... -.......... -..... -.. - ............... .. ---·-·· ................ _ ........... __ ............. - ....... _ ...... - -·- Any lighting used to illuminate off street parking areas shall be downcast, shielded, and directed away from the public right-of-way and away from residential properties in such a way as not to create a nuisance. Outdoor lighting shall be regulated by the State of California Title 24 Energy Efficiency Standards outdoor lighting requirements. If a conflict between the requirements of this Division and the State of California Title 24 Energy Efficiency Standards arises, that which produces the least glare shall apply.
Minimum parking space dimensions shall be as follows, except as shown in Table 1-1, Figure 1-1.
1) Standard parking spaces shall have a minimum dimension of nine feet (9') in width by nineteen feet (19') in length.
2) Up to forty percent (40%) of the spaces in a parking lot may be compact spaces, with dimensions as shown in Table 1-1.
3) Parallel parking spaces shall be eight feet (8') by twenty-two feet (22'), except that spaces that are unencumbered at one end may be reduced to eight feet (8') by twenty feet (20').
4) The width of a parking space shall be increased by one foot ( 1 ') if either side of the space is adjacent to a wall, fence, support column or other structure, except where the obstruction is limited to the front or rear one-third of the parking space.
FIGURE 1-1
0 A
A
N
p OP
Parkl ng between wal Is or
r•qulr•d boundaries.
Overlaps permitted on
Interior rows.
TABLE 1-1-MINIMUM PARKING SPACE AND AISLE DIMENSIONS
Space Width Parking Angle L D A N
Standard Size Automobile Spaces-Minimum Length= 19 ft
9.0ft 30 ° 18.0 ft 17.5 ft 12ft(1) 29.5 ft
9.0ft 45 ° 12.7 ft 20 ft 12ft(1) 32 ft
9.0ft 60 ° 10.4 ft 21 ft 15ft(1) 36 ft
9.0ft 90 ° 9.0ft 19 ft 26 ft 45ft
9.5ft 90 ° 9.5ft 19 ft 25 ft 44ft
10.0 ft 90 ° 10.0 ft 19 ft 23 ft 42 ft
Compact Automobile Spaces-Minimum Length = 16 ft
9ft 30 ° 16 ft 15 ft 12ft(1) 27 ft
9ft 45° 11.7ft 17 ft 12ft(1) 29 ft
9ft 60 ° 9.5ft 18 ft 12ft(1) 30 ft
9ft goo 9ft 16 ft 23 ft 39 ft
Allowable -Automobile Spaces-Minimum Length= 18 ft
8.5ft 45° 11.8 ft 16 ft 12.5 ft (1) 28 ft
8.5ft 60° 9.7ft 16.5 ft 14 5.ft (1) 30.5 ft
8.5ft goo 8.5ft 18 ft 24.5 ft 42.5 ft
9ft 30° 18 ft 16.8 ft 11 ft (1) 27.8 ft
9ft 45° 12.7 ft 19 ft 16ft(1) 35 ft
9ft 60° 10.4 ft 20 ft 18 ft 38 ft
9ft goo 9.0ft 18 ft 26ft 44ft
Note:
(1) Only one-way aisles permitted.
p OP
47 ft 39.5ft
47 ft 45 ft
51.5 ft 52.5 ft
64 ft
63 ft
61 ft
42 ft
46 ft
48 ft
55 ft
44.5 ft
47.5 ft
60.5 ft
44.6 ft
54 ft
58 ft
62 ft
Where posts, columns, or obstruction, other than wheel stops, are located within parking areas, such posts, columns, or other obstruction shall not be permitted to be calculated within the required minimum parking dimensions set forth above. Further, such posts, columns, or obstructions shall not interfere with vehicular movement and parking or the opening of vehicular doors.
§ 91.98 .. NUMBER_ OF _PARKING_ SPACES_,,REQU,IRED ........... __ ., ... ____ ,.,., __ _ ,,, __ , _______________ , ___ , ...
The number of on-site parking spaces required for the uses set forth in this Section shall be as follows. The Planning Commission or Zoning Administrator may approve a request to reduce parking requirements, and not be subject to the Variance Procedures set forth in Section 9264 of this Code, where the project is supported by proximity to services, transit access, shared parking, or other resources as part of any Site Development or Use Permit review.
A. Residential Uses:
1. Special Needs Housing: In any district, the Director of Community Development may approve a reduction in parking requirements not exceeding thirty percent (30%) for housing projects with at least four (4) living units reserved for seniors, disabled persons, emergency shelters, transitional housing, single room occupancies, or other special needs housing with reduced parking demand based on factors such as age of occupants, disabilities, household size, or other factors that support a finding of reduced parking demand. An agreement acceptable to the City restricting the use consistent with the reduction in parking may be required to be recorded in the office of the county recorder.
For the purposes of this Subsection "senior" means a person sixty-two (62) years of age or older, or fifty-five (55) years of age in a senior citizen housing development as defined in Section 51.3 of the California Civil Code or as may be amended from time to time.
2. Affordable Housing Projects: In any district, the Director of Community Development may approve a reduction in parking requirements not exceeding twenty percent (20%) for housing projects with at least four (4) units affordable to persons of low, very low or extremely low income as defined by the California Health and Safety Code based on factors that support a finding of reduced parking demand. An agreement acceptable to the City ensuring the long-term affordability of the housing units shall be required and shall be recorded in the office of the county recorder. The term "long term" shall mean the typical time frame required for affordable housing projects associated with HOME grants and other affordable housing funding sources.
3. Residential Mixed-Use Projects: In any district, the sum of the separate parking requirements for each use in a mixed residential/commercial project may be reduced by not more than thirty five percent (35%) where day and nighttime uses offset parking demand based on documentation that supports a finding of reduced parking demand. An agreement acceptable to the City restricting the use consistent with the reduction in parking may be required to be recorded in the office of the County Recorder.
4. Other Residential Uses: Except as expressly modified by this Section, all other residential parking requirements shall comply with the standards set forth in Division 9, Chapter 2, Articles 3 through 7 and 12 of this Code.
B. Retail, Commercial And Service Uses:
1. Retail Stores, Professional Offices, And Business Offices: One parking space for each three hundred (300) square feet of gross leasable floor area. Similar uses having driveup windows or drive-through facilities shall have a stacking area for five (5) vehicles.
2. Personal Services And Personal Improvement Facilities: One parking space for each three hundred fifty (350) square feet of gross leasable floor area.
C. Places of Public Assembly:
1. Commercial Recreation And Public Assembly: One parking space for each four (4) person capacity.
2. Public Establishments, Bars, Restaurants, Taverns and Nightclubs: A minimum of four (4) parking spaces plus one parking space for each three (3) seats. Similar uses having drive-up windows or drive-through facilities shall have a stacking area for five (5) vehicles D. Manufacturing Plants, Warehousing And Kindred Uses:
1. Industrial Uses of All Types Except A Building Used Exclusively For Warehouse Purposes: One parking space for each employee on the maximum shift, plus required space for any office area, plus a minimum of two (2) spaces for customer parking plus one space for each vehicle operated from or on the site. In no case shall the number of on-site parking spaces be less than Subsection 02 of this Section.
2. Warehouse, Storage Buildings Including Ministorage: One parking space for each two thousand five hundred (2,500) square feet up to twenty-five thousand (25,000) square feet; one for each additional ten thousand (10,000) square feet or one parking space for each two (2) employees on the maximum shift, whichever amount is greater, plus four (4) spaces for customers and one space for each vehicle operated from, or on the site. There shall be provided a minimum of three (3) spaces.
3. Wholesale Establishment: One parking space for each four hundred (400) square feet of gross leasable space.
4. Mixed Uses: When two (2) or more uses under the same or different owners and/or managers are located in the same structure and/or in a common development, the sum of the separate requirements for each use shall be as set forth in this Section. In the event of multiple uses, the Commission may require areas of less intensive use to provide a higher parking requirement if it is determined that the health, safety, and general welfare
of the area requires the higher standard. No parking space, or portion thereof, shall serve as a required space for more than one use unless otherwise authorized by the Commission.
5. Other Uses: For uses not set forth in this Section, parking spaces shall be provided on the same basis as required for the most similar listed use. A land use not specified shall provide parking as determined by the Director. The Director shall use the requirements of§ 9198 for similar uses as a guide in determining the minimum number of parking spaces to be provided, and may require the applicant to fund a parking study to determine parking demand.
§ 9199 .. EXEMPTIONS FROM OFF STREET PARKING REQUIREMENTS __ · .. ·-···-···--.... _ ......... _ ...... _._ A. Existing Commercial Structures:
1. All existing commercial structures as of January 1, 1979, within the area defined as the City of Ukiah Parking District no. 1, shall be exempt from the required off street parking requirements prescribed in Section 9198 of this Article. This exemption applies to changes in the structure, a sale of the property or business or expansion into existing structure space. New commercial construction including demolition, reconstruction, structural additions and existing or new residential uses within said district are not exempt.
The exemption provided in this Section does not require variance approval by the Planning Commission or the City Council.
B. Bicycle Parking Facility Exemption:
1. A parking space exemption may be granted to projects involving new construction at a rate of one vehicle space for every five (5) bicycle spaces provided. This exemption shall not exceed three (3) vehicle parking spaces per parcel. A bicycle parking space is a designated area with a facility designed for the parking and securing of bicycles.
2. Safe bicycle parking facilities shall be provided in all commercial developments, where it is determined that the use would attract bicyclists. The number of bicycle parking spaces required shall be not less than ten percent (10%) of the number of required off-street automobile parking spaces. Bicycle parking spaces required and provided under this Subsection shall count toward required off-street automobile parking and may be used to reduce the total number of vehicle parking spaces otherwise required.
3. Required bicycle parking shall be located conveniently near building entrances and designed to provide safe, secure, and weather-protected bicycle storage where feasible.
Further standards are provided in Ukiah City Code § 9208 Bicycle Parking - Design Standards.
C. Adjustments to Parking requirements may be reduced through the following processes:
1. Where an applicant requests or where the Community Development Director determines that, due to special circumstances, any particular use requires a parking capacity which deviates from the standards specified in §UCC 9198, parking requirements may be reduced through the following processes:
a. Minor adjustment: Allows for parking modification up to 25 percent for projects that do not require discretionary review. The Community Development Director may approve an increase or decrease in parking spaces after first making the following findings:
(1) Due to special circumstances associated with the operation of the use at its location, the proposed use will generate a parking demand different from the standards specified in §UCC 9198
(2) The number of parking spaces approved will be sufficient for its safe, convenient, and efficient operation of the use.
b. Discretionary approval. If the project already requires Discretionary Review, this exception may be used to reduce the amount of parking spaces by any amount. The Zoning Administrator or Planning Commission may, as a condition of project approval, approve any increase or decrease in parking spaces after first making the following findings:
(1) Due to special circumstances associated with the operation of the use at its location, the proposed use will generate a parking demand different from the standards specified in §UCC 9198;
(2) The number of parking spaces approved will be sufficient for its safe, convenient, and efficient operation of the use.
C. In Lieu Fees:
1. Owners of property (a single parcel or combination of contiguous parcels) smaller than seven thousand (7,000) square feet in area may pay an in-lieu parking fee rather than providing all the required on-site parking spaces. The increased developable portion of the parcel that would have been used for vehicle parking spaces, shall not be solely used for structure(s) or building expansion.
2. Owners who propose to construct, demolish, reconstruct or make structural additions to a commercial structure on a parcel of land consisting of less than seven thousand (7,000) square feet may elect to pay a fee in lieu of providing on-site parking spaces as provided in Section 9198 of this Article. The actual amount of the fee per parking space shall be established pursuant to Sections 9542 and 9544 of this Division.
3. All in lieu fees for parking purposes shall be used by the City for the construction or improvement of automobile or bicycle parking facilities or alternative transportation facilities at an appropriate time which serves the employees and customers of the
commercial area within Parking District no. 1.
4. Prior to the issuance of a building permit, the property owner shall pay the required in lieu fee to the City.
§9208 __ BICYCLE PARKING __ DESIGN STANDARDS. ····--····-···-····-·--·-···- ····-··'"-··••mmu•• - -- _ For the purpose of this Section, "bicycle parking facilities" shall refer to both long-term/Class II and short-term/Class I bicycle parking facilities as visualized in §9055.1 Development Standards.
A. All bicycle parking spaces provided shall be on a hard and stable surface.
B. All bicycle parking facilities shall be securely anchored to the surface so they cannot be easily removed and shall be of sufficient strength to resist vandalism and theft.
C. All bicycle parking facilities shall support bicycles by at least two contact points on the bicycle to prevent the bicycle from falling over and to prevent damage to wheels, frame, or other components.
D. All bicycle parking facilities within vehicle parking areas shall be separated by a curb or other physical barrier to protect bicycles from damage by automobiles and other moving vehicles.
E. Short-term bicycle parking facilities are subject to and shall meet all the following requirements:
1. The facilities shall be located at least three feet (3') away from any wall, fence, or other structure.
2. When multiple short-term bicycle parking facilities are installed together in sequence, they shall be installed at least three feet (3') apart and located in a configuration that provides space for parked bicycles to be aligned parallel to each other.
3. The facilities shall be installed in a clear space at least two feet (2') in width by six feet (6') in length to allow sufficient space between parked bicycles.
4. Permanently anchored bicycle racks shall be installed to allow the frame and one or both wheels of the bicycle to be securely locked to the rack.
5. The facilities shall meet the minimum dimensions for bicycle parking spaces of two feet (2') wide, six feet (6') long and four feet (4') tall.
6. There must be at least five feet (5') of clear space to access all bicycle parking
spaces and allow room for bicycle maneuvering. Where short-term bicycle parking is adjacent to a sidewalk, the maneuvering area may extend into the right-of-way.
F. The following information must be submitted with applications for an applicable building permit for new square footage or development permit:
1. Location, access route, and number of both short-term and long-term bicycle parking spaces;
2. The model or design of the bicycle parking facilities to be installed;
3. Dimensions of all aisles and maneuvering areas; and
4. Information adequate to illustrate the racks and spaces that satisfy the minimum horizontal requirement, and the racks and spaces that accommodate a larger bicycle footprint.
G. Short-term bicycle parking facilities that consist of permanently anchored bicycle racks shall be located in a convenient, highly visible and well lighted area within twenty feet of a building entrance and within view of pedestrian traffic.
H. Short-term bicycle parking facilities that consist of: covered, lockable enclosures with permanently anchored racks for bicycles; or lockable bicycle rooms with permanently anchored racks; or lockable, permanently anchored bicycle lockers shall be located in a convenient, highly visible and well-lighted area within one hundred feet of a common publicly accessible building entrance and within view of pedestrian traffic.
I. Long-term bicycle parking facilities for tenant and occupant use shall be conveniently accessible by pedestrians from the street and located within one hundred feet of building entrances accessible by tenants and occupants.
J. If bicycle parking is not visible from the main building entrances, a sign must be permanently posted at the main entrances, including public and employee entrances, indicating the location of the bicycle parking.
SECTION FIVE.
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: lf 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 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
AYES:
NOES:
ABSENT:
ABSTAIN:
, 2026, by the following roll call vote:
Adopted on
AYES:
, 2026, by the following roll call vote:
NOES:
ABSENT:
ABSTAIN:
Susan Sher, Mayor
ATTEST:
Kristine Lawler, CMC/City Clerk
ATTACHMENT 4
ORDINANCE NO.X
URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING ARTICLE 17, CHAPTER 2, DIVISION 9 OF THE CITY CODE REGULATING OFF STREET PARKING AND LOADING IN THE CITY.
The City Council of the City of Ukiah hereby ordains as follows:
SECTION ONE. FINDINGS
A. The City’s existing off-street parking requirements include activity-specific ratios that no longer reflect modern demand patterns or uses. These outdated standards result in the oversupply of parking, underutilized paved areas, and unnecessary costs for new development.
B. Excess parking supply and continued automobile dependency is inconsistent with the City’s adopted 2040 Ukiah General Plan Mobility Goal MOB-2 to reduce vehicle miles traveled (VMT), demonstrating the need to update outdated and conflicting parking regulations.
C. The City’s current parking regulations emphasize automobile accommodation without sufficient flexibility to support a balanced, multi-modal transportation system, which is inconsistent with the City’s adopted 2040 General Plan Mobility Goal MOB-5, and demonstrates the need to expand regulatory mechanisms beyond the Minor or Major Variance process.
D. Existing regulations and standards do not fully address modern parking lot design practices, including downcast lighting to reduce glare, permeable paving to reduce runoff, and site configurations that allow installation of solar canopies, electric vehicle charging infrastructure, additional landscaping, and shade structures.
SECTION TWO. PURPOSE
The purpose of this Ordinance is to:
A. Promote effective vehicle circulation, reduce congestion, increase safety and aesthetics within the off-street parking and off-street loading areas.
B. Promote proper siting of the off-street vehicle parking or off-street loading areas to minimize potential adverse effects on adjacent land uses.
C. Encourage the use of alternative modes of transportation and reduce trips.
D. Ensure access and maneuverability for emergency vehicles.
E. Encourage bicycles as an alternative mode of transportation by providing adequate, convenient, and secure bicycle parking facilities.
F. Support the strong link between land use and transportation through promotion of infill development and mixed land uses that bring common destinations closer to people and make efficient use of infrastructure.
G. Improve air quality and public health outcomes and reduce Ukiah’s contribution towards climate change-through encouragement of sustainable mobility options and reduction of Vehicle Miles Traveled (VMT) and associated greenhouse gas
ATTACHMENT 4
emissions generated by driving.
SECTION THREE.
Section 9036 in Division 9, Chapter 2, Article 4 of the Ukiah City Code is hereby amended to read as follows (unchanged text is omitted and is shown by “* * *”):
§ 9036 REQUIRED PARKING
* * *
B. Each required off-street parking space or garage space for multiple-family residential uses shall comply with the dimensional standards set forth in Section 9197 of this Code. In parking areas with ten (10) or more required spaces, the allowance for compact spaces shall be subject to the provisions of Section 9192 of this Code. * * *
SECTION FOUR.
Section 9051 in Division 9, Chapter 2, Article 5 of the Ukiah City Code is hereby amended to read as follows (unchanged text is omitted and is shown by “* * *”):
§ 9051 REQUIRED PARKING
* * *
B. Each required off-street parking space or garage space for multiple-family residential uses shall comply with the dimensional standards set forth in Section 9197 of this Code. In parking areas with ten (10) or more required spaces, the allowance for compact spaces shall be subject to the provisions of Section 9192 of this Code. * * *
SECTION FIVE.
Section 9055.1 in Division 9, Chapter 2, Article 5.2 of the Ukiah City Code is hereby amended to read as follows (unchanged text is omitted and is shown by “* * *”):
§ 9055.1 DEVELOPMENT STANDARDS
* * *
O. Parking and Circulation:
* * *
2. Required Parking:
ATTACHMENT 4
a. Parking Standards: Multifamily dwelling parking standards shall be consistent with the parking regulations of their zoning designation. b. Parking Standards: Mixed-use parking standards shall be consistent with subsection 9198.A.3 of this code.
* * *
SECTION SIX.
Section 9067 in Division 9, Chapter 2, Article 6 of the Ukiah City Code is hereby amended to read as follows (unchanged text is omitted and is shown by “* * *”):
§ 9067 PARKING REQUIREMENTS
The minimum parking area and number of on-site parking spaces required in the Neighborhood Commercial (C-N) Zoning District shall be as follows:
A. Commercial Uses:
* * *
4. Bicycle Parking: Bicycle parking facilities shall be provided in compliance with the requirements and design standards set forth in Sections 9199.B and 9208 of this Code. * * *
SECTION SEVEN.
Section 9086 in Division 9, Chapter 2, Article 7 of the Ukiah City Code is hereby amended to read as follows (unchanged text is omitted and is shown by “* * *”):
§ 9086 REQUIRED PARKING
* * *
The minimum parking area required in the Community Commercial (C-1) Zoning Districts shall be as follows:
A. Commercial Uses:
* * *
5. Bicycle Parking: Bicycle parking facilities shall be provided in compliance with the requirements and design standards set forth in Sections 9199.B and 9208 of this Code.. * * *
ATTACHMENT 4
SECTION EIGHT
Section 9100 in Division 9, Chapter 2, Article 8 of the Ukiah City Code is hereby amended to read as follows (unchanged text is omitted and is shown by “* * *”):
§ 9100 PARKING REQUIRED
* * *
The minimum parking area required in the Heavy Commercial (C-2) Zoning District shall be as follows:
A. Commercial Uses:
* * *
6. Bicycle Parking: Bicycle parking facilities shall be provided in compliance with the requirements and design standards set forth in Sections 9199.B and 9208 of this Code. * * *
SECTION NINE.
Division 9, Chapter 2, Article 17 of the Ukiah City Code is hereby amended to read as follows (unchanged text is omitted and is shown by “* * *”):
* * *
§ 9192 SIZE OF PARKING SPACES
The minimum dimensions of Standard parking spaces shall be nine feet (9’) in width by nineteen feet (19’) in length. The vertical clearance shall be not less than seven feet (7’) over the entire area.
In any parking area with more than ten (10) required off street parking spaces, forty percent (40%) compact spaces may be allowed. The dimensions of a compact parking space shall be eight feet (8’) in width by sixteen feet (16’) in length. The vertical clearance shall be not less than seven feet (7’) over the entire area.
§ 9193 ACCESS TO PARKING FACILITIES
A. Each required off street parking space or garage space for residential uses shall open directly upon an aisle or driveway of such width and design as to provide safe and efficient means of vehicular access to such parking space. All off street parking facilities shall be designed in a manner which will least interfere with traffic movements. Tandem parking is not acceptable for commercial uses of property.
* * *
ATTACHMENT 4
§ 9194 SURFACING OF PARKING AREAS
All open off street parking areas or residential driveways shall be surfaced with asphaltic concrete (2 inch asphalt 6 inch aggregate base), concrete or other surfacing so as to provide a durable, dust free, all weather surface which shall meet the requirement of all applicable laws and the approval of the Director of Public Works. Permeable paving materials, including permeable asphalt, permeable concrete, interlocking pavers, and similar low-impact surfacing materials, are encouraged for off-street parking areas, drive aisles, and walkways, where site conditions allow.
The use of permeable materials may be approved by the City Engineer or designee where such materials meet structural, drainage, and maintenance standards * * *
§ 9196 LIGHTING OF PARKING AREAS
Any lighting used to illuminate off street parking areas shall be downcast, shielded, and directed away from the public right-of-way and away from residential properties in such a way as not to create a nuisance. Outdoor lighting shall be regulated by the State of California Title 24 Energy Efficiency Standards outdoor lighting requirements. If a conflict between the requirements of this Division and the State of California Title 24 Energy Efficiency Standards arises, that which produces the least glare shall apply.
§ 9197 DESIGN STANDARDS FOR PARKING AREAS
Minimum parking space dimensions shall be as follows, except as shown in Table 1-1, Figure 1-1.
1) Standard parking spaces shall have a minimum dimension of nine feet (9’) in width by nineteen feet (19’) in length.
2) Up to forty percent (40%) of the spaces in a parking lot may be compact spaces, with dimensions as shown in Table 1-1.
3) Parallel parking spaces shall be eight feet (8’) by twenty-two feet (22’), except that spaces that are unencumbered at one end may be reduced to eight feet (8’) by twenty feet (20’).
4) The width of a parking space shall be increased by one foot (1’) if either side of the space is adjacent to a wall, fence, support column or other structure, except where the obstruction is limited to the front or rear one-third of the parking space.
FIGURE 1-1
ATTACHMENT 4
TABLE 1-1—MINIMUM PARKING SPACE AND AISLE DIMENSIONS
Space Width Parking Angle L D A N P OP
Standard Size Automobile Spaces—Minimum Length = 19 ft
9.0 ft 30 o 18.0 ft 17.5 ft 12 ft (1) 29.5 ft 47 ft 39.5 ft
9.0 ft 45 o 12.7 ft 20 ft 12 ft (1) 32 ft 47 ft 45 ft
9.0 ft 60 o 10.4 ft 21 ft 15 ft (1) 36 ft 51.5 ft 52.5 ft
9.0 ft 90 o 9.0 ft 19 ft 26 ft 45 ft 64 ft —
9.5 ft 90 o 9.5 ft 19 ft 25 ft 44 ft 63 ft —
10.0 ft 90 o 10.0 ft 19 ft 23 ft 42 ft 61 ft —
Compact Automobile Spaces—Minimum Length = 16 ft
9 ft 30 o 16 ft 15 ft 12 ft (1) 27 ft 42 ft —
9 ft 45 o 11.7 ft 17 ft 12 ft (1) 29 ft 46 ft —
9 ft 60 o 9.5 ft 18 ft 12 ft (1) 30 ft 48 ft —
9 ft 90 o 9 ft 16 ft 23 ft 39 ft 55 ft —
Allowable - Automobile Spaces—Minimum Length = 18 ft
8.5 ft 45 o 11.8 ft 16 ft 12.5 ft (1) 28 ft 44.5 ft —
8.5 ft 60 o 9.7 ft 16.5 ft 14 5.ft (1) 30.5 ft 47.5 ft —
8.5 ft 90 o 8.5 ft 18 ft 24.5 ft 42.5 ft 60.5 ft —
9 ft 30 o 18 ft 16.8 ft 11 ft (1) 27.8 ft 44.6 ft —
9 ft 45 o 12.7 ft 19 ft 16 ft (1) 35 ft 54 ft —
9 ft 60 o 10.4 ft 20 ft 18 ft 38 ft 58 ft —
9 ft 90 o 9.0 ft 18 ft 26 ft 44 ft 62 ft —
Note:
(1) Only one-way aisles permitted.
ATTACHMENT 4
Where posts, columns, or obstruction, other than wheel stops, are located within parking areas, such posts, columns, or other obstruction shall not be permitted to be calculated within the required minimum parking dimensions set forth above. Further, such posts, columns, or obstructions shall not interfere with vehicular movement and parking or the opening of vehicular doors.
§ 9198 NUMBER OF PARKING SPACES REQUIRED
The number of on-site parking spaces required for the uses set forth in this Section shall be as follows. The Planning Commission or Zoning Administrator may approve a request to reduce parking requirements, and not be subject to the Variance Procedures set forth in Section 9264 of this Code, where the project is supported by proximity to services, transit access, shared parking, or other resources as part of any Site Development or Use Permit review.
A. Residential Uses:
1. Special Needs Housing: In any district, the Director of Community Development may approve a reduction in parking requirements not exceeding thirty percent (30%) for housing projects with at least four (4) living units reserved for seniors, disabled persons, emergency shelters, transitional housing, single room occupancies, or other special needs housing with reduced parking demand based on factors such as age of occupants, disabilities, household size, or other factors that support a finding of reduced parking demand. An agreement acceptable to the City restricting the use consistent with the reduction in parking may be required to be recorded in the office of the county recorder.
For the purposes of this Subsection "senior" means a person sixty-two (62) years of age or older, or fifty-five (55) years of age in a senior citizen housing development as defined in Section 51.3 of the California Civil Code or as may be amended from time to time.
2. Affordable Housing Projects: In any district, the Director of Community Development may approve a reduction in parking requirements not exceeding twenty percent (20%) for housing projects with at least four (4) units affordable to persons of low, very low or extremely low income as defined by the California Health and Safety Code based on factors that support a finding of reduced parking demand. An agreement acceptable to the City ensuring the long-term affordability of the housing units shall be required and shall be recorded in the office of the county recorder. The term "long term" shall mean the typical time frame required for affordable housing projects associated with HOME grants and other affordable housing funding sources.
3. Residential Mixed-Use Projects: In any district, the sum of the separate parking requirements for each use in a mixed residential/commercial project may be reduced by not more than thirty five percent (35%) where day and nighttime uses offset parking demand based on documentation that supports a finding of reduced parking demand. An agreement acceptable to the City restricting the use consistent with the reduction in parking may be required to be recorded in the office of the County Recorder.
ATTACHMENT 4
4. Other Residential Uses: Except as expressly modified by this Section, all other residential parking requirements shall comply with the standards set forth in Division 9, Chapter 2, Articles 3 through 7 and 12 of this Code.
B. Retail, Commercial And Service Uses:
1. Retail Stores, Professional Offices, And Business Offices: One parking space for each three hundred (300) square feet of gross leasable floor area. Similar uses having driveup windows or drive-through facilities shall have a stacking area for at least five (5) vehicles.
2. Personal Services And Personal Improvement Facilities: One parking space for each three hundred fifty (350) square feet of gross leasable floor area.
C. Places of Public Assembly:
1. Commercial Recreation And Public Assembly: One parking space for each four (4) person capacity.
2. Public Establishments, Bars, Restaurants, Taverns and Nightclubs: A minimum of four (4) parking spaces plus one parking space for each three (3) seats. Similar uses having drive-up windows or drive-through facilities shall have a stacking area for at least five (5) vehicles.
D. Manufacturing Plants, Warehousing And Kindred Uses:
1. Industrial Uses of All Types Except A Building Used Exclusively For Warehouse Purposes: One parking space for each employee on the maximum shift, plus required space for any office area, plus a minimum of two (2) spaces for customer parking plus one space for each vehicle operated from or on the site. In no case shall the number of on-site parking spaces be less than Subsection D2 of this Section.
2. Warehouse, Storage Buildings Including Ministorage: One parking space for each two thousand five hundred (2,500) square feet up to twenty-five thousand (25,000) square feet; one for each additional ten thousand (10,000) square feet or one parking space for each two (2) employees on the maximum shift, whichever amount is greater, plus four (4) spaces for customers and one space for each vehicle operated from, or on the site. There shall be provided a minimum of three (3) spaces.
3. Wholesale Establishment: One parking space for each four hundred (400) square feet of gross leasable space.
4. Mixed Uses: When two (2) or more uses under the same or different owners and/or managers are located in the same structure and/or in a common development, the sum of the separate requirements for each use shall be as set forth in this Section. In the event
ATTACHMENT 4
of multiple uses, the Commission may require areas of less intensive use to provide a higher parking requirement if it is determined that the health, safety, and general welfare of the area requires the higher standard. No parking space, or portion thereof, shall serve as a required space for more than one use unless otherwise authorized by the Commission.
5. Other Uses: For uses not set forth in this Section, parking spaces shall be provided on the same basis as required for the most similar listed use. A land use not specified shall provide parking as determined by the Director. The Director shall use the requirements of § 9198 for similar uses as a guide in determining the minimum number of parking spaces to be provided, and may require the applicant to fund a parking study to determine parking demand.
§ 9199 EXEMPTIONS FROM OFF STREET PARKING REQUIREMENTS
A. Existing Commercial Structures:
1. All existing commercial structures as of January 1, 1979, within the area defined as the City of Ukiah Parking District no. 1, shall be exempt from the required off street parking requirements prescribed in Section 9198 of this Article. This exemption applies to changes in the structure, a sale of the property or business or expansion into existing structure space. New commercial construction including demolition, reconstruction, structural additions and existing or new residential uses within said district are not exempt.
The exemption provided in this Section does not require variance approval by the Planning Commission or the City Council.
B. Bicycle Parking Facility Exemption:
1. A parking space exemption may be granted to projects involving new construction at a rate of one vehicle space for every five (5) bicycle spaces provided. This exemption shall not exceed three (3) vehicle parking spaces per parcel. A bicycle parking space is a designated area with a facility designed for the parking and securing of bicycles.
2. Safe bicycle parking facilities shall be provided in all commercial developments, where it is determined that the use would attract bicyclists. The number of bicycle parking spaces required shall be not less than ten percent (10%) of the number of required off-street automobile parking spaces. Bicycle parking spaces required and provided under this Subsection shall count toward required off-street automobile parking and may be used to reduce the total number of vehicle parking spaces otherwise required.
3. Required bicycle parking shall be located conveniently near building entrances and designed to provide safe, secure, and weather-protected bicycle storage where feasible.
Further standards are provided in Ukiah City Code § 9208 Bicycle Parking - Design Standards.
ATTACHMENT 4
C. Adjustments to Parking requirements may be reduced through the following processes:
1. Where an applicant requests or where the Community Development Director determines that, due to special circumstances, any particular use requires a parking capacity which deviates from the standards specified in §UCC 9198, parking requirements may be reduced through the following processes:
a. Minor adjustment: Allows for parking modification up to 25 percent for projects that do not require discretionary review. The Community Development Director may approve an increase or decrease in parking spaces after first making the following findings:
(1) Due to special circumstances associated with the operation of the use at its location, the proposed use will generate a parking demand different from the standards specified in §UCC 9198
(2) The number of parking spaces approved will be sufficient for its safe, convenient, and efficient operation of the use.
b. Discretionary approval. If the project already requires Discretionary Review, this exception may be used to reduce the amount of parking spaces by any amount. The Zoning Administrator or Planning Commission may, as a condition of project approval, approve any increase or decrease in parking spaces after first making the following findings:
(1) Due to special circumstances associated with the operation of the use at its location, the proposed use will generate a parking demand different from the standards specified in §UCC 9198;
(2) The number of parking spaces approved will be sufficient for its safe, convenient, and efficient operation of the use.
C. In Lieu Fees:
1. Owners of property (a single parcel or combination of contiguous parcels) smaller than seven thousand (7,000) square feet in area may pay an in-lieu parking fee rather than providing all the required on-site parking spaces. The increased developable portion of the parcel that would have been used for vehicle parking spaces, shall not be solely used for structure(s) or building expansion.
2. Owners who propose to construct, demolish, reconstruct or make structural additions to a commercial structure on a parcel of land consisting of less than seven thousand (7,000) square feet may elect to pay a fee in lieu of providing on-site parking spaces as provided in Section 9198 of this Article. The actual amount of the fee per parking space shall be established pursuant to Sections 9542 and 9544 of this Division.
3. All in lieu fees for parking purposes shall be used by the City for the construction or
ATTACHMENT 4
improvement of automobile or bicycle parking facilities or alternative transportation facilities at an appropriate time which serves the employees and customers of the commercial area within Parking District no. 1.
4. Prior to the issuance of a building permit, the property owner shall pay the required in lieu fee to the City.
* * *
§ 9208 BICYCLE PARKING DESIGN STANDARDS.
For the purpose of this Section, "bicycle parking facilities" shall refer to both long-term/Class II and short-term/Class I bicycle parking facilities as visualized in §9055.1 Development Standards.
A. All bicycle parking spaces provided shall be on a hard and stable surface.
B. All bicycle parking facilities shall be securely anchored to the surface so they cannot be easily removed and shall be of sufficient strength to resist vandalism and theft.
C. All bicycle parking facilities shall support bicycles by at least two contact points on the bicycle to prevent the bicycle from falling over and to prevent damage to wheels, frame, or other components.
D. All bicycle parking facilities within vehicle parking areas shall be separated by a curb or other physical barrier to protect bicycles from damage by automobiles and other moving vehicles.
E. Short-term bicycle parking facilities are subject to and shall meet all the following requirements:
1. The facilities shall be located at least three feet (3’) away from any wall, fence, or other structure.
2. When multiple short-term bicycle parking facilities are installed together in sequence, they shall be installed at least three feet (3’) apart and located in a configuration that provides space for parked bicycles to be aligned parallel to each other.
3. The facilities shall be installed in a clear space at least two feet (2’) in width by six feet (6’) in length to allow sufficient space between parked bicycles.
4. Permanently anchored bicycle racks shall be installed to allow the frame and one or both wheels of the bicycle to be securely locked to the rack.
5. The facilities shall meet the minimum dimensions for bicycle parking spaces of two feet (2’) wide, six feet (6’) long and four feet (4’) tall.
ATTACHMENT 4
6. There must be at least five feet (5’) of clear space to access all bicycle parking spaces and allow room for bicycle maneuvering. Where short-term bicycle parking is adjacent to a sidewalk, the maneuvering area may extend into the right-of-way.
F. The following information must be submitted with applications for an applicable building permit for new square footage or development permit:
1. Location, access route, and number of both short-term and long-term bicycle parking spaces;
2. The model or design of the bicycle parking facilities to be installed;
3. Dimensions of all aisles and maneuvering areas; and
4. Information adequate to illustrate the racks and spaces that satisfy the minimum horizontal requirement, and the racks and spaces that accommodate a larger bicycle footprint.
G. Short-term bicycle parking facilities that consist of permanently anchored bicycle racks shall be located in a convenient, highly visible and well lighted area within twenty feet of a building entrance and within view of pedestrian traffic.
H. Short-term bicycle parking facilities that consist of: covered, lockable enclosures with permanently anchored racks for bicycles; or lockable bicycle rooms with permanently anchored racks; or lockable, permanently anchored bicycle lockers shall be located in a convenient, highly visible and well-lighted area within one hundred feet of a common publicly accessible building entrance and within view of pedestrian traffic.
I. Long-term bicycle parking facilities for tenant and occupant use shall be conveniently accessible by pedestrians from the street and located within one hundred feet of building entrances accessible by tenants and occupants.
J. If bicycle parking is not visible from the main building entrances, a sign must be permanently posted at the main entrances, including public and employee entrances, indicating the location of the bicycle parking.
SECTION TEN.
Section 9228.6 in Division 9, Chapter 2, Article 18 of the Ukiah City Code is hereby amended to read as follows (unchanged text is omitted and is shown by “* * *”):
§ 9228.6 PARKING STALLS AND DRIVE AISLES
Parking facilities and stalls shall be designed with the dimensions included in Table 16:
Minimum Parking Space and Aisles Dimensions, and as illustrated in Figure 5: Minimum Parking Space and Aisle Dimensions, except as provided below.
A. Compact Stalls: A maximum of forty percent (40%) of the required parking spaces may be
ATTACHMENT 4
compact spaces. Compact stalls shall be eight feet (8') in width and sixteen feet (16') in length and marked as compact. Compact spaces shall not be combined with uni-stall spaces. * * *
SECTION ELEVEN. URGENCY ORDINANCE
This Ordinance is hereby declared to be necessary for the immediate preservation of the public peace, health, and safety (Govt. Code, § 36937(b)) and will take effect and be in force upon its adoption by a fourth-fifths (4/5) vote of the members of the Ukiah City Council. The facts constituting the urgency are as follows:
1. There has been an increase in incidents of people entering and illegally remaining on unoccupied properties considered "overparked," or having excess parking capacity. Such overparked properties contain large amounts of vacant pavement or concrete that increase the heat-island effect and attract nuisances including illegal assemblages of people, nonpermitted sales establishments, traffic circulation and pedestrian safety concerns, accumulation of trash and debris, and disturbances of the public peace. Without timely regulatory tools to enable adaptive reuse, these properties face prolonged vacancy and progressive blight, which compound the public health, safety, and welfare impacts described above.
2. Regulations adopted through this Ordinance address and streamline parking requirements, reducing the incidence of overparked properties and significantly shortening the time by which such properties can be adaptively reused and returned to productive use.
Facilitating adaptive reuse mitigates the conditions that contribute to physical and economic blight and the associated nuisances identified in Paragraph 1.
3. Regulations adopted through the Ordinance respond directly to the Climate Emergency Resolution, reducing the required numbers of off-street parking spaces, and automobiles, for certain uses.
4. The City Council finds that the existing regulations governing off-street parking requirements are not adequate at this time to prohibit incidents that may pose an immediate threat to the public health, safety, and welfare. The City Council further finds that there is a current and immediate threat to the public health, safety, and welfare presented by entry and assemblages of people, non-permitted sales establishments, traffic circulation and pedestrian safety concerns, the accumulation of trash and debris, and other similar nuisances disturbing the public peace. If this Ordinance is not immediately effective, the City would be unable to timely reduce parking requirements for overparked properties, thereby delaying or stalling such properties from being put into productive use and reducing the City’s ability to effectively protect the public peace, health, and safety by preventing these potential adverse effects.
SECTION TWELVE.
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
ATTACHMENT 4
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 urgency ordinance shall become effective immediately 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 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.
Adopted on , 2026, by the following roll call vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Susan Sher, Mayor
ATTEST:
Kristine Lawler, CMC/City Clerk
Parking Reform – Off Street
PLANNING COMMISSION RECOMMENDATION :04/22/26
CITY COUNCIL – URGENCY ORDINANCE ADOPTION – 05/20/2026
ITEM 12(A) – PUBLIC HEARING
PRESENTER – JESSE DAVIS , CHIEF PLANNING MANAGER
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
10/2024 – Adopted Missing Middle Housing
Ordinance
12/2025 – Staff Reform (Planning Related
Inquiry)
◦ 2040 UKGP Staff Related Working Group (Public
Works, Building, Planning)
04/2026 – Off-Street Parking Reform –
Planning Commission Hearing
05/2026 – Off-Street Parking Reform – City
Council Introduction Adoption
2027 – Downtown Parking Reform
Timeline – Parking Reform
Urgency Ordinance
Vacant and underutilized parking lots have
increasingly become attractive nuisances, resulting
in observed increases in trespass, illegal
assemblages, non-permitted sales, and
accumulation of trash and debris.
If not immediately effective, the City would be
unable to timely reduce parking requirements for
overparked properties, thereby delaying or stalling
such properties from being put into productive use
and reducing the City’s ability to effectively protect
the public peace, health, and safety by preventing
these potential adverse effects.
Post PC Hearing (April 22, 2026)
On April 22, 2026, the Planning Commission unanimously adopted Resolution No. PC-2026-04, recommending City Council approval.
Subsequently, staff made non-substantive corrections to the draft Ordinance. These edits address typographical errors and omissions and ensure consistency across zoning designations.
Key clean-up items:
1. Bicycle parking language in the C-N, C-1, and C-2 zones now references §9199(B) and §9208.
2. Multifamily parking dimensions have been removed from the residential articles and replaced with cross-references to §9197 (standard dimensions) and §9192 (compact space allowance).
3. The "30% compact" rule has been deleted from those articles to align with the 40% allowance in the off-street parking
regulations.
Off Street Parking – 2040 General Plan
General Plan Mobility Element
Policy LU-1.3
(Neighborhood
Infill)
Policy LU-2.4
(Pedestrian
Orientation)
Policy MOB-2.2
(Transportation
Demand
Management))
Policy MOB-1.10
(Bicycle Parking
Standards)
Parking Standards - Ukiah Examples
Below is a short list featuring commercial parking
standards that appear mismatched to most new
development or adaptive reuse projects:
§9198(C)(1): Bowling Alleys And/Or Billiard Halls: Four (4) parking spaces for each bowling lane, and two (2) per billiard table, plus such additional spaces as may be
required for affiliated uses such as bars, restaurants, or offices
§9198(C)(5): Pitch And Putt And Miniature Golf Course:
Three (3) parking spaces per hole plus the spaces
required for accessory uses on the site.
§9198(B)(8): Funeral Homes And
Mortuaries: One parking space for each three (3)
seats in each chapel or parlor room, plus one space
for each funeral vehicle kept on the premises, plus
two (2) spaces for office space.
§9198(B)(4): Coin Operated Laundromats Or Dry
Cleaning: One for each three (3) washing
machines.
Surfacing & Lighting
Parking Space Dimensions
Existing Proposed
Bicycle Parking
§ 9208 BICYCLE PARKING DESIGN STANDARDS.
For the purpose of this Section, "bicycle parking
facilities" shall refer to both long-term/Class II and
short-term/Class I bicycle parking facilities as visualized in §9055.1 Development Standards.
A. All bicycle parking spaces provided shall be on a
hard and stable surface.
B. All bicycle parking facilities shall be securely
anchored to the surface so they cannot be easily
removed and shall be of sufficient strength to resist
vandalism and theft.
C. All bicycle parking facilities shall support bicycles by at least two contact points on the bicycle to
prevent the bicycle from falling over and to prevent
damage to wheels, frame, or other components.
Administrative Flexibility
Minor adjustment: Allows for parking modification up to 25 percent for projects that do not require discretionary review. The Community Development
Director may approve an increase or decrease in
parking spaces
OR
Discretionary approval: If the project already requires Discretionary Review, this exception may be used to reduce the amount of parking spaces by any amount.
The Zoning Administrator or Planning Commission may,
as a condition of project approval, approve any increase or decrease in parking spaces.
(1) Due to special circumstances associated with the
operation of the use at its location, the proposed use
will generate a parking demand different from the
standards specified in §UCC 9198
(2) The number of parking spaces approved will be
sufficient for its safe, convenient, and efficient
operation of the use.
Replaces the need or requirement for a formal Variance
FINDINGS
Zoning Code – Consistency (Housing)
§9198 (OFFSTREET) Number of Parking Spaces
Required
1. Single-Family Dwellings: Two (2) on
site parking spaces for each dwelling unit.
2. Duplexes: Two (2) on site parking spaces per
unit.
3. Multiple-Family Dwellings And
Condominiums: One parking space for one
bedroom units; two (2) parking spaces for two
(2) or more bedrooms per unit.
§9021 (LOW-DENSITY RESIDENTIAL) Required
Parking
A. The minimum parking area required in
Low Density Residential (R-1) Districts is as
follows:
1. Single-Family Dwelling: One on-site parking
space per unit.
2. Duplex: One on-site parking space per unit.
3. Multiple-Family Dwelling(s): One on-site
parking space per unit.
Staff Recommendation
Adopt an Urgency Ordinance amending Ukiah
City Code Chapter 2, Article 17, to update the
City's off-street parking regulations.
Agenda Item No: 14.a.
MEETING DATE/TIME: 5/20/2026
ITEM NO: 2026-821
AGENDA SUMMARY REPORT
SUBJECT: Presentation and Direction to Staff Regarding the Ukiah Regional Airport Business Plan and OnePage Business Plan.
DEPARTMENT: Airport PREPARED BY: Greg Owen, Airport Manager PRESENTER: Greg Owen, Airport Manager
ATTACHMENTS:
1. Ukiah Regional Airport Business Plan
2. One Page Airport Business Plan
Summary: Council will receive a presentation on a comprehensive Ukiah Regional Airport Business Plan that:
• updates the Airport’s mission, current state, and 5–10 year vision; • identifies strategies to increase based aircraft, attract new hangars and aviation businesses, maintain high customer service, support Cal Fire and public safety partners, pursue runway extension to 5,000 feet, and enhance economic development; and
• includes financial projections, grant match requirements, and capital improvement priorities.
Background:
The Ukiah Regional Airport serves as a vital economic asset and aviation hub for Mendocino County, supporting general aviation, emergency services (including Cal Fire tanker operations), medical flights, and transient aircraft traffic.
Discussion: Staff has prepared a comprehensive Ukiah Regional Airport Business Plan (Attachment 1) that:
• Updates the airport’s mission, current state, and 5–10 year vision. • Identifies strategies to increase based aircraft, attract new hangars and aviation businesses, maintain high customer service, support Cal Fire and public safety partners, pursue runway extension to 5,000 feet, and enhance economic development.
• Includes financial projections, grant match requirements, and capital improvement priorities.
Mission: Provide a safe, self-sustaining, efficient, and customer-focused airport serving the greater Ukiah area, Mendocino County, and emergency services.
Current State (2026):
• 87 based aircraft, 83 hangars (mix of City-owned and private). • Full-service fueling (Avgas & Jet A); 24-hour operations; lighted 4,423-ft runway. • Strong support for Cal Fire tanker base, Cal Star, Coast Guard, law enforcement, and transient aircraft traffic.
• High customer service reputation and the annual “Ukiah Airport Day” event.
Vision (5–10 Years): Serve as the aviation hub for the Redwood Empire by:
• Increasing permanently-based aircraft and transient visitors. • Adding hangar capacity and aviation-oriented businesses. • Maintaining and improving infrastructure (including runway extension to 5,000 ft). • Enhancing economic development and partnerships.
• Continuing excellent support for public safety and Cal Fire.
Key Strategies:
• Hangars & Development: Replace aging port-a-port hangars, pursue City and private hangar projects, develop individual sites via Request for Proposals (RFP). • Business Growth: Support and expand existing Fixed Base Operators (FBOs), attract new aviation services (maintenance, charter, flight training, car rental). • Transient & Gateway Role: Promote charter connections to SFO/OAK/SMF (<1 hour), add-on airport food options, competitive fuel pricing, marketing partnerships with Visit Ukiah and Chambers. • Infrastructure & Safety: Address maintenance backlog, pursue Federal Aviation Administration (FAA)/Caltrans grants, ensure FAR Part 77 compliance.
• Economic Impact: Maximize airport property development, and partnerships with local businesses.
Addtionally, Staff has prepared a summary of this document, referred to as the One-Page Business Plan (Attachment 2).
The Ukiah Regional Airport One-Page Business Plan provides a concise, engaging overview of the full 2026 Ukiah Regional Airport Business Plan. It highlights the airport’s current strengths — including 87 based aircraft, 83 hangars, a 4,423-ft-lighted runway, full-service fueling, exceptional customer service, and its critical role supporting Cal Fire, emergency services, and the community — while outlining a bold 5–10 year vision to become the premier aviation hub for the Redwood Empire. Key strategies include growing based aircraft and hangars, attracting new aviation businesses, increasing transient traffic as a gateway to Northern California airports, pursuing runway extension to 5,000 feet, and maximizing economic development.
Purpose: This one-page document serves as a quick, accessible introduction to the more comprehensive Business Plan. Its goal is to spark interest and encourage readers — including City Council, Airport Commissioners, airport users, local businesses, and potential investors — to explore the full plan for detailed strategies, financial information, and implementation steps.
Staff recommends that Council receive these plans and provide any additional direction regarding their implementation.
Recommended Action: Receive and file the Ukiah Regional Airport Business Plan and One-Page Business Plan; direct Staff to utilize the plans as guiding documents for airport development, grant applications, and budgeting; and provide any additional direction to Staff regarding priorities or next steps.
BUDGET AMENDMENT REQUIRED: N/A
CURRENT BUDGET AMOUNT: N/A
PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: N/A
REVENUE: No GRANT: No
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: Airport Commission
STRATEGIC PLAN (SP): SP 2B - Identify and/or develop funding for essential and vital infrastructure for the long-term.
GENERAL PLAN ELEMENTS (GP): MOB-6.1 Airport Promotion. The City shall ensure that the airport is a key part of the City's economic development strategy and promotional efforts.
1 BUSINESS PLAN
May 2026
Attachment 1
2
3 2026 UKIAH REGIONAL AIRPORT BUSINESS PLAN
I. Summary
II. Introduction
III. Mission Statement
IV. Current “State of the Airport”
A. Services
B. Customers
C. Strengths & Core Competencies
D. Management Team
E. Challenges and Vulnerabilities
V. Vision and Strategies to Realize the Vision
A. Increase Number of Permanently Based Aircraft
B. Strategy for Additional Hangars
C. Strategy for Additional “FBO” (Fixed Base Operator) Capability D. Strategy for Infrastructure Maintenance
E. Strategy to Maintain the Level of Service.
F. Increasing Number of Transient Visitors
G. Strategy for Competitive Fuel Pricing
H. Strategy for Promoting the Airport
I. Strategy for Developing Individual Hangar Sites.
J. Strategy for Acquisition of Additional Property
K. Strategy to Continue Support for Cal Fire
L. Strategy for Continued Support of Safety and Service M. Strategy to Enhance Economic Development.
N. Strategy for Land Development Near the Airport
O. Strategy for Improved Partnering with Local Businesses P. Strategy Runway Extension
VI. Financials
A. Cost Allocation Plan
B. Long Term Debt
C. Projections
D. Revenue Generation
E. Grant Match Requirements
Appendix A: Airport Layout
Appendix B: Airport Zoning
4 I. Summary
The mission of the Ukiah Regional Airport is to develop and deliver safe and efficient aviation facilities for Mendocino County residents, businesses, visitors, the California Department of Forestry (Cal Fire) fire suppression base, and other providers of emergency services through a commitment to quality service, professional competence, and fiscal responsibility.
Ukiah Regional Airport provides services to locally based aircraft and their owners, transient aircraft, including those flying businesspeople to and from Ukiah, Cal Fire, Cal Star, safety and service providers, law enforcement personnel, and County residents. Currently, there are approximately 87 aircraft based at the airport. The airport supports 24-hour operations, and during the fire season (June through October), Cal Fire has an OV-10 Air Attack and two turbine-powered S-2F tanker aircraft based at the airport. The airport's support to the Cal Fire tanker base significantly contributes to the safety and service of the community.
The primary strengths of the airport lie in the service provided by airport staff. The airport also boasts an active and involved aviation community, as well as a City Council and Airport Commission that have demonstrated commitment to the airport's success.
The challenge facing the airport is to develop available property, attract new tenants and businesses, and provide the expected level of service and infrastructure to users at a fair price. Despite challenges and vulnerabilities, the outlook for the airport is positive. The growing local community is expected to attract additional tenant aircraft, both recreational and business.
II. Introduction
Ukiah Regional Airport is a business enterprise that provides aircraft and aviation services to residents, visitors, businesses, property owners, Cal Fire, Cal Star, and other emergency service providers in Mendocino and Lake County, California.
This business plan:
• Confirms the mission of the airport.
• Summarizes the current “State of the Airport.”
• Presents a vision for the airport on a 5–10-year horizon. • Makes recommendations for strategies to realize the vision. • Presents financial information for the airport enterprise under assumptions.
5 While this plan provides general direction, it does not provide approval for or financing of projects to be built. It does not make final decisions about who will build hangars, who will lease property, or the ultimate location of any facility on the airport.
It does not include plans, drawings, or engineering work to support any of the projects described. Every recommended strategy or project included in this document will require discussion, review, and several more decisions before being constructed or implemented. Many more opportunities for input into the process of developing the airport will be provided to the City Council, the Airport Commission, and airport users. As always, participation in the decision-making process will be encouraged amongst the constituents of the airport and the surrounding community.
III. Mission Statement
The Ukiah Regional Airport mission is to provide a safe, self-sustaining, efficient, and customer focused airport to serve the greater Ukiah area.
IV. Current “State of the Airport”
A. Services
Ukiah Regional Airport provides service to locally based aircraft and their owners, transient aircraft, Cal Fire, Cal Star and Safety and Service Providers, Law Enforcement and County residents.
There are currently approximately 87 aircraft based at the airport. The airport is open 24 hours per day with the terminal manned seven days a week from:
January 8am-5:30pm July 8am-8:30pm
February 8am-5:30pm August 8am-8:30pm
March 8am-6:30pm September 8am-7:30pm
April 8am-7:30pm October 8am-7:00pm
May 8am-7:30pm November 8am-5:30pm
June 8am-8:00pm December 8am-5:30pm
Terminal Building is closed on Thanksgiving Day, Christmas, and New Year’s Day.
The California Department of Forestry has an OV-10 Air Attack and two turbine- powered S-2F tanker aircraft based at the airport during the fire season, normally June through October.
These hangars are used for general aviation aircraft and on a month-to-month lease agreement. The airport owns:
• 10 small Pasco hangars
• 10 large Pasco hangars
• 14 shade hangars
• 25 single port-a-port hangars
• 5 twin port-a-port hangars
6 These hangars are long-term lease agreements:
• Ace Aerial hangar
• T&M hangar
• Cal Star hangar
• Shop Building #2
• Whistler Management hangar
• FedEx
The airport land lease tenant-built hangars:
• West Coast Wings
• DCA LLC hangar
• Mayfield hangar
• Aero composites hangar
• Ashiku hangar
• Ukiah Aviation Service Hangars (A-H)
The Airport owns and operates the fueling operation. Two fuel delivery trucks dispense avgas and Jet A fuel during the hours the terminal is manned, a 12,000- gallon self-service avgas tank allows for fuel to be available when the terminal is closed. The avgas accounts for approximately 25% of the annual fuel sales and the Jet A accounts for approximately 75%.
Customer service is delivered through:
• A terminal building with pilot lounge and flight planning area that is open seven days a week.
• A lighted 4,423 ft. runway with an FAA approved non-precision GPS approach to Runway 15.
• 24 hrs. per day Automatic Weather Observation System information transmitted on a VHF frequency.
• Truck delivered avgas and Jet A fuel. Self-service Avgas 24 hrs. daily • Tie down spots for tenants and transient aircraft.
• City owned hangars and privately owned hangars.
• Two FBO’s which provide flight training, air charter and aircraft maintenance.
A significant contribution is made to the safety of and service to the community by the Airport’s support of the Cal Fire and tanker base. During the fire season, normally June through the end of October, two turbine-powered tankers and a command-and-control spotter aircraft are deployed to the base for fire suppression response in Northern California. Airport staff provides truck delivered fuel support (both Jet A and avgas) to the tanker base 12 1/2 hours per day during the fire season.
7 The airport also supports the U.S. Coast Guard, Cal Fire, Cal star and Reach aircraft year around for public safety missions and law enforcement aircraft operations from agencies such as CHP, Mendocino County Sheriff’s office and DEA.
B. Customers
Our current airport customers include:
• Cal Fire
• Cal Star
• Owners of 87 locally based aircraft
Current frequent airport customers include:
• U.S. Coast Guard
• U.S. Army
• California Highway Patrol
• DEA
• Net Jets
• Reach
• Helicopter (PG&E Contract)
• Transient aircraft (Business & recreation)
Potential customers:
• Pilots who tie down or hangar their aircraft elsewhere • Non-aviators who may want to learn to fly.
• Businesses that may want to start or relocate to this area.
C. Strengths and Core Competencies
The primary strengths of the airport are the physical location and availability to all the city amenities and the service provided by airport staff. Transient visitors consistently comment on how nice the airport is and compliment the friendly and helpful staff. The terminal lounge and someone to help with a rental car or motel reservation, directions and a map, suggestions for fun things to do, where to eat and a myriad of other services provided at the airport are the exception, not the norm, in small general aviation airports. This high level of service and the basic in-place infrastructure is the essential foundation for the growth of the airport.
The airport host an annual open house “Ukiah Airport Day” in June that attracts several thousand visitors during the event. Airport tenants and transient aircraft display their aircraft for the public to view. Ukiah business’s open booths during the event and the public is invited in with no entrance fees.
D. The Management Team
The management team of the airport begins with the City Manager. The Airport Manager reports directly to the City Manager with support from the airport commission. The Airport Manager is charged with managing, administering,
8 operating, and developing the Airport in a fiscally responsible manner with a Council stated goal of operating as an enterprise fund. The Senior Airport Attendant reports directly under the Airport Manager and assists with the managing, scheduling, and day-to-day operations.
The Airport Commission is also an active part of the leadership team of the airport.
This Commission shall consist of five members, three of the members shall be residents of the city and 2 may reside outside the city limits but within Mendocino County.
City Manager – Sage Sangiacomo
Airport Manager – Greg Owen
Senior Airport Attendant – Zeb Herinckx
Airport Attendant – Robert Walsh
P/T Grounds Maintenance – David Brown
P/T Airport Attendant - Luke Parisi
The Airport Commissioners advise the city Council on matters related to the airport operations. The City Council approves matters including the annual budget, policies on operations and airport development matters. The cooperation and business expertise provided by the City Council and the Airport Commission is a valuable part of the airport’s continued success.
E. Challenges and Vulnerabilities
A challenge to the airport is keeping its fiscal stability.
The Airport is expected by the City of Ukiah to operate as an enterprise fund. It is required to generate enough revenue to cover all expenses.
Opportunities to generate revenue are constrained. Most of the Airport revenue is derived from ground leases and user fees, tax revenue and fuel sales. The challenge is to attract new tenants and businesses while providing the expected level of service and infrastructure to our current user base at a fair price.
9 Vision and Strategies to Realize the Vision
Vision Statement
Our vision is to serve as an aviation hub for the Redwood Empire providing the highest level of service to our customers by:
• Increase Number of Permanently Based Aircraft
• Increase Number of Transient Visitors
• Develop the Airport Services and Facility
• Expanding our Contribution to the Economic Development • Improve Airport Safety
• Increase Runway to 5000 feet
The section to follow will elaborate on these visions and recommend potential strategies for their realization.
A. Increase the Number of Permanently Based Aircraft.
The heart of any general aviation airport is the number of permanently based aircraft. Fuel sales, hangar rents, support for local FBO’s and others all hinge on the number of aircraft based. In the case of the airport, the vision for increasing the number of aircraft based includes additional hangars, additional FBO or support services, a strong infrastructure maintenance program and consistently high level of service.
Additional Hangars.
There are currently 83 hangars on the airport. The need for additional hangars is one of the two most consistent requests heard from both tenants and transient pilots. Of the 83 hangars, 72 are owned by the city (64 for aircraft storage and 8 FBO hangars), 11 are privately owned permanent hangars on ground leases.
In the past there has been one development of 8 mid-end hangars, all on ground leases. All 8 hangars are 50 X 50 with square footage of 2,500 sq. ft.
Over the years the monthly rent has gone from $400 to $1,000 per month.
The company has had a hard time keeping them rented over the years with a high degree of vacancies.
The airport hangar waiting list is currently at 27. Right now, this list is made up of people waiting for hangar upgrades from a port-a-port hangar or shade hangar into a Pasco type permanent hangar. At this time, we have both shade and port-a-port hangars available. There is currently little to no demand for additional mid-range or executive level hangars.
10 The strategy should be to focus on replacing or improving port-a-port hangars due to their age and condition (very wet insides). Plans should be in place for the worst hangars to be replaced and floor conditions fixed before new ones are installed. The replacement of old hangars should take care of the future demand for several years.
Single hangar construction could take place in several locations around the airport depending on the willingness of the city or developer to make site improvements and the investment to build the hangar or hangars.
B. Strategy for Additional Hangars
• Continue the effort to develop low cost, affordable City owned hangars. • If City chooses not to develop hangars, then pursue privately developed hangar complex.
• Determine requirement for number and type of additional hangars and have requirement available for interested parties.
Additional FBO/Support Services capability.
There are currently six FBO’s at the airport.
1. T&M Aviation, a Part 145 repair station. T&M aviation employs 2 full-time and 2 temporary employees. T&M Aviation occupies a city owned hangar with offices of 50 X 60 ft. with approximately 3,000 sq. ft.
2. Ace Aerial Service is a repair station. Employs 1 full-time employee and occupies a city owned hangar with office that’s approximately 40 X 40 1,600 sq. ft.
3. Ukiah Aviation, a flight school that employees 1 full time employee and operates out of City owned offices.
4. Pacific Air taxi, a charter service that employs 2 part-time employees and operates out of a city owned office.
5. West Coast Wings, a fabrication and repair station that employs 6 fulltime employees and operates out of their own hangar that has a ground lease from the city.
6. The City of Ukiah, fuel, and Airport Management that employees 3 full time employees and 2 part time employees.
C. Strategy for Additional “FBO” (Fixed Base Operator)
Capability
• Work with current airport FBO’s to explore opportunities to improve their profitability and provide support for expanded operations. • Actively pursue car rental business.
11 Maintain infrastructure.
Infrastructure upkeep is critical in meeting the expectations of current tenants as well as attracting new tenants, aircraft and businesses. The runway was repaved in 2020 and new runway lighting system was completed in the fall of 2024.
City owned hangars, runway lighting system, fuel truck upkeep and repair, above ground fuel tank, security fencing, taxiway and runway maintenance make up the bulk of the operations and maintenance requirements of infrastructure upkeep.
The backlog of unfunded infrastructure maintenance is increasing and must be addressed. The majority of the unfunded maintenance requirements are in the buildings and equipment area. The above ground fuel tank, fuel trucks, security gates, City owned hangars and terminal building all have or will soon have maintenance requirements to maintain expected standards. The Airport grounds are also an important part of infrastructure maintenance requirements. Weed and brush control around the taxiway and runway and City compliance with FAR Part 77 requirements must be taken into annual consideration to ensure the airport meets both regulatory and user expectations. Ramp, taxiway, and runway pavement maintenance is also critical to long term infrastructure preservation.
D. Strategy for Infrastructure Maintenance
• Ensure the airport workers are utilized to the maximum extent on airport maintenance and upkeep supplemented by contract labor when necessary. • Ensure funding for necessary maintenance of buildings and equipment on an ongoing basis to maintain expected standards.
• Ensure funding for Airport grounds maintenance including but not limited to weed and brush control around the taxiway and runway, east end and north side tree trimming to ensure compliance with FAR Part 77 requirements and user expectations.
• Ensure responsiveness to tenant comments on maintenance/housekeeping issues.
Range of Services
The airport provides service to locally based aircraft and their owners, transient aircraft, Cal Fire and Cal Star, medical and service providers, law enforcement, the City and County residents.
This service is delivered through the availability of a terminal building with pilot lounge and planning area, a 4423’ lighted runway and other pertinent infrastructure (AWOS, VOR & GPS approach), 24/7 operations, fuel
12 availability delivery via truck, tie down spots for tenants and transient aircraft, City owned hangars, privately owned hangars and the six FBO’s which provide flight training, air charter and aircraft maintenance.
The airport is currently staffed by 3 Full Time Employees and 2 part-time employees used primarily to support fueling operations during day light hours.
The airport has differentiated itself from other general aviation airports with its high level of service.
Strategy to Maintain Level of Service.
• Maximize utilization of staff on maintaining service to both tenants and transients and airport infrastructure maintenance.
• Staff the airport terminal building eight and a half hours per day seven days a week (non-fire season) and twelve and a half hours per day seven days a week (fire season) to provide the expected service and support. • Provide both Jet A and avgas fuel via truck delivery during the hours the terminal is manned.
• Maintain as competitive fuel prices as possible on avgas and Jet A fuel sales while contributing budgeted revenue to the airport fund. • Support the current FBO’s as best possible to improve their profitability and support their growth.
F. Increase Number of Transient Visitors
Second, the number of permanently based aircraft in gauging the health and viability of a general aviation airport is transient traffic. A strong and steady pattern of transient traffic reflects an airport’s service level and degree of attractiveness to both recreational and business flyers. Fuel sales, tie down fees, potential FBO business and the opportunity to attract new permanently based aircraft make transient business an important aspect of the airport’s vision.
Potential strategies for increasing transient traffic include exploring the adaptive repurposing of the airport for certain large-scale events; developing business, retail, or entertainment facilities on airport land; marketing the economic impact of the airport to the public, local businesses, and to potential corporate tenants outside the Ukiah area; and forming partnerships with the Greater Ukiah Business and Tourism Alliance, Chamber of Commerce, and other local business groups.
13 Restaurant / Food truck
Second to additional hangars is the consistently communicated desire by both tenants and transient pilots for good restaurants on or adjacent to the airport. The “$100 hamburger” is a fact of life. An airport restaurant attracts transient visitors.
General aviation pilots use a place to have breakfast or lunch as a reason to fly to various destinations. Flying Clubs organize weekend fly-ins largely based on destinations that have a convenient and comfortable place to take a break and have something to eat. A good café/restaurant/food truck close to the airport would afford pilots and their guests a place to eat without needing a vehicle to travel. In addition, a café/restaurant/food truck would be a positive attraction to future business development on the airport.
Promoting the Airport
Promotion and possible advertising offer the opportunity to improve the exposure of the airport to a broader spectrum of potential customers. Visit Ukiah is a good example of where the airport might share in advertising the area to include the airport. Aviation oriented publications such as AOPA Pilot, Flying Adventures, Travel Getaways, and others also would improve airport exposure to the flying public with the idea of increasing transient traffic and potential permanent tenants. Promotion such as fly-ins also offers increased exposure to potential new customers and tenants.
G. Strategy for Promoting the Airport
• Commit FY 2028/2029 budget for promotions and/or advertising. • Partner with local Chambers of Commerce
• Develop a marketing flyer/brochure describing the economic impact of the airport and make presentations to local businesses and the public. • Market the airport to regionally-based businesses and other corporate groups and businesses that require quick access to air travel.
Courtesy Car
The airport does not currently offer a courtesy car to transient visitors due to the liability of such a service.
Pilot Rental Car
In FY 2024. Staff was able to work with the “air-galore” a rental car company that currently has 9 cars at several Northern California airports this rental car service is primarily for pilots and uses an app and a key box for pilots to rent cars when they arrive at the airport.
On airport individual hangar sites
14 Several smaller parcels on the Airport may also be suitable for individual hangar construction. The cost to build a permanent hangar, the revenue required to service the debt on such a project and the reduced demand for high-end hangar rentals probably precludes these from City sponsorship, but individuals may be willing to make the investment. Any individual hangar development on the airport would be on a ground lease similar to current privately owned permanent hangars.
H. Strategy for Developing Individual Hangar Sites.
An RFP identifying the potential hangar sites and soliciting development should be generated.
Explore acquisition of additional property
Opportunities for acquisition of property adjacent to or near the airport to improve/increase the Runway Safety Area or development for aviation or nonaviation uses should also be explored as they arise.
I. Strategy for Acquisition of Additional Property
• Begin due diligence to explore opportunities to acquire property adjacent to or near the airport for development of aviation or non-aviation purposes. • Opportunities for revenue generating development of property on or adjacent to the airport are available. That said, while limited in number and size some airport owned parcels are available for development. Development of these parcels in a timely manner will help revenue generation for the airport fund.
Acquisition of parcels adjacent to or near the airport may also offer development opportunities but cannot be considered a near term requirement for additional revenue
Support for Cal Fire
A significant contribution to the service and safety of the local community is made by the Airport’s support to the Cal Fire tanker base. During the fire season, June through the end of October, two turbine-powered tankers and a command-andcontrol spotter aircraft are deployed to the base for fire suppression response in Mendocino County and Northern California. Additional Cal Fire aircraft also are based at the compound on as needed basis. Airport staff provides truck delivered fuel support (both Jet A and avgas) to the tanker base 12 and half hours per day during the fire season.
J. Strategy to Continue Support for Cal Fire
o It is imperative that the airport provides appropriate staff and equipment to meet the demanding refueling requirements of the Cal Fire aircraft during the fire season.
o All reasonable efforts should be made to accommodate the Cal Fire’s vision to expand their base to allow refueling and reloading of additional tankers and provide additional ramp parking for transient tankers and helicopters. o Lengthen runway to 5000 ft to support larger aircraft.
15 Support Safety and Service
U.S. Military use the airport year-round for public safety missions. In addition, law enforcement agencies such as the CHP, Mendocino County Sheriff, PG&E and U.S. Coast Guard regularly use the airport for local operations. Continued support for these operations is essential to the continued contribution of the airport to the City of Ukiah.
K. Strategy for Continued Support of Safety and Service Maintain appropriate airport staffing and equipment to meet the requirements of safety and service providers and law enforcement aviation operations. • Support U.S. Coast Guard
• Support Law Enforcement
• Support U.S. Military
• PG&E
Maintaining Airport Safety in compliance with federal, state, and local requirements is imperative for both tenant and transient pilots and the local community and is included in the Airport vision.
Contribute to Economic Development
Mendocino County citizens are considered a primary customer of the airport. As such, contributing to the city, and County with service, safety or economic development must be considered in the Airport’s vision and strategies to realize that vision.
L. Strategies to Enhance Economic Development.
As Ukiah grows and develops the Airport must grow and develop with it. Additionally Hangar space, additional aviation-oriented businesses, capital improvement projects, maximum development of available Airport property, potential purchase and development of other property near the Airport and a continuing dedication to airport maintenance and upkeep are essential pieces of the Airport Vision and the airport’s contribution to the City’s overall economic development.
The airport can also be used as a gateway to the national transportation system San Francisco, Oakland, or Sacramento. Locally based charter service can deliver a traveler to larger airports in Northern California in less than an hour.
M.Strategy for Land Development Near the Airport
Monitor the results of public hearings on the development and respond to various city and county requests for comment as the projects go through the planning review process. Facilitate communication when requested and appropriate between the developer, engineering firms’ familiar with airport
16 restrictions and layouts, the FAA and city and county agencies who will eventually decide the fate of the project.
Partnering with local businesses, Service groups, etc.
As the Ukiah Valley, City of Ukiah and Mendocino County areas grow and develop it is imperative that the airport grows and develops with them. Local support for the airport is key in that growth and development. The local Chamber of Commerce, Rotary, Lions, Elks, and other service groups offer a way to educate the community on the value of the airport. Flying organizations such as AOPA, and EAA chapters also provide avenues to communicate the value of the airport to the community.
Increasing the exposure of the benefits of the Ukiah Airport to local businesses and civic groups is in the best interest of the airport and its users.
City Staff, the Airport Manager and Airport Commissioners can all be instrumental in this ongoing endeavor. The airport encourages broad-based pro-airport publicity and activities.
N. Strategy for Improved Partnering with Local Businesses In early FY 2027 an Airport Benefits presentation should be developed that is available for use by the airport staff, airport commissioners, local club members or anyone interested in the airport. Funding permitting, a professionally developed presentation would be most effective. Support EAA & AOPA sponsored Ukiah Airport Day as appropriate. Explore Airport membership in local Chamber of Commerce.
O. Strategy for Runway Extension
At a joint meeting in March 2025, the Ukiah City Council and Airport Commission approved the study exploring the feasibility of extending the Ukiah Airport's runway to 5,000 feet. The study presented five distinct options for lengthening the runway, and the Council's recommended course of action was to keep all these possibilities on the table. This decision reflects a hopeful outlook, aiming to eventually secure the necessary funding to restore the runway to its original 5,000-foot length.
17 VI. Financials
The Airport is expected by the Council to operate as an enterprise fund. It is required to generate enough revenue, to cover all expenses.
The total annual Airport budget varies from approximately $1,000,000 to $1,500,000 per year including gross fuel sales.
Grant amounts vary greatly from year to year, Cal Fire landing fees, Airport user fees, Airport land leases and rental, and average net fuel profit is relatively stable at about $400,000 per year.
Indirect/Direct General Fund Support.
The Ukiah Airport receives no funds from the City General Fund. The airport fund is expected to continue to generate enough revenue, to cover all expenses in the future.
18 A. Cost Allocation Plan
The airport pays for both direct and indirect services from other City Staff outside the airport fund.
B. Long Term Debt
The airport has received a loan from Cal Trans Aero to fund the Avgas selffueling tank.
C. Projections
The FY 25/26 Airport budget will continue to generate revenue into the airport fund.
Executing the Airport Vision for increasing the tenant base, transient traffic, maintaining a high level of service, maintaining the infrastructure, and executing capital projects will be a challenge. As revenue generating projects come online in the out years the goal is to minimize user fee increases while building up some reserves that allow the airport to absorb fluctuating fuel sales, unforeseen maintenance requirements and the increasing local match on large capital projects.
Operating
Budget
88%
Estimated
internal
service use
4%
Administrative
overhead
8%
Cost Allocation Plan Applied
Airport
Operating Budget Estimated internal service use Administrative overhead
19 D. Revenue Generation
Fuel Sales: The city owns and operates the fueling operation at the airport. Over the past five years fuel sales have averaged approximately 35,000 gallons of Avgas and from 140,000 gals of Jet A (dependent on severity of the fire season and Cal Fire demand) per year. Avgas sales are delivered by truck and selfservice. Jet A sales are delivered by trucks. Cal Star uses a 1,000-gal storage tank that is fueled by the city and charged at a bulk rate. Self-fueling is allowed by permit only with flowage fees charged to anyone performing this operation.
Gross profit from fuel sales has varied from $885,000 to $1,396,000 per year, depending on the fire season and Jet A sales volume.
Hangar Rentals: The city rents several types of hangars.
User Fees: Annual increase to airport user fees based on differences in the California Bay Area CPI for the period plus 1.5%. Any increase or change, CPI or otherwise, requires review by the Airport Commission, a Council approval.
20
21 E. Grant Match Requirements
The current 5-year ACIP (see table below) is almost $4,000,000 in potential projects that would require over $202,000 in local Airport contributions.
Five Year
ACIP Plan
Funding
Year
Project
Description
Federal CA State match Local Total Cost
Completed 2016 PCN Study $ 45,000 $ 2,000 $ 3,000 $ 50,000 Completed 2016 Runway 15-33
Rehabilitation
design
$ 207,311 $ 11,517 $ 11,517 $ 230,345
Completed 2020 Runway 15-33
Pavement
Rehabilitation and
taxiway
Realignment
$ 3,700,239 $ 150,000 $ 268,220 $4,118,459
Completed 2024 Runway 15-33
Pavement
Reduction
(Construction
Phase 2) new
runway lighting,
PAPI, REIL.
$ 1,710,000 $95,000 $ 95,000 $ 1,900,000
1 2027 Airport Master
Plan
$ 405,000 $20,250 $ 24,750 $ 450,000
2 2028 1) Pavement
Rehab of
Taxiways A,
A3, A5 -
Design
2) New Taxiway
A4 (Taxiway D
Demolition) -
Design
$ 324,000 $ 16,200 $19,800 $360,000
3 2029 1) Pvmt Rehab of
TWYs A, A3,
and A5 -
Subgrade
Preparation
2) Pavement
Rehab of
Taxiways A,
A3, A5 -
Construction
3) New Taxiway
A4 (Taxiway D
Demolition) -
Construction
$2,565,000 $128,250 $156,750 $2,850,000
TOTAL $3,537,311 $196,017 $202,000 $3,930,345
22 FINANCIAL SUMMARY
The financial goals are to continue operations of the airport in a positive fund balance and to find new ways to increase airport revenues. The airport must grow with the community and provide the expected service at the fairest possible price.
23 APPENDIX A: AIRPORT LAYOUT PLAN
https://cityofukiah.com/wp-content/uploads/2021/11/City-of-Ukiah-Airport-Layout-Plan2016.pdf
24 APPENDIX B: AIRPORT ZONING
Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
1 1 Ukiah Municipal Airport Planned Development
2 Zoning District Regulations
3 4 SECTION 1
5 6 Purpose and Intent: The purpose of the Ukiah Municipal Airport (“Airport”) Planned Development is to 7 further define Chapter 6: Building Area Development and Chapter 7: Land Use and Environmental Issues 8 of the Ukiah Municipal Airport Master Plan (“Master Plan”) by establishing development requirements 9 and allowed, permitted and prohibited land uses. This intent of this is to provide direction for the future 10 public and private development or redevelopment of land located at the Airport in a manner that is 11 consistent with the Master Plan and ensures future land uses will complement Airport functions and 12 related commercial services.
13 14 SECTION 2
15 16 Zoning Map Amendment and Planned Development Regulations: Ordinance 1141 formally 17 amended the Zoning Map for the City of Ukiah by rezoning the Airport parcels identified in Exhibit 1 and 18 zoned Public Facilities (PF) and Manufacturing (M) to Public Facilities - Planned Development (PD-PF) 19 and establishes the zoning requirements for the Ukiah Municipal Airport Planned Development. The 20 purpose of the rezoning to PF-PD is to: develop zoning regulations that are specific to the Airport; 21 convert the applicable requirements of the Ukiah Municipal Airport Building Area and Land Use 22 Development Plan Guidelines to zoning requirements; create zoning requirements that address the 23 unique circumstances and needs of the Airport; and provide specific direction for the future development 24 or redevelopment of the Airport in a manner that is consistent with the Ukiah Municipal Airport Master 25 Plan, and ensure that future uses will complement Airport functions and related commercial services. 26 27 SECTION 3
28 29 Planned Development Map and Planning Areas: The Ukiah Municipal Airport Planned Development 30 map identifies the location of each of the six planning areas and associated subareas within the 31 boundaries of the Airport PD. The Planned Development Map divides the Airport lands adjacent to the 32 runway into six (6) planning areas defined by the existing and preferred land uses and their potential to 33 accommodate specific types of development. The six (6) planning areas established by the PD are 34 Eastside North, Eastside South, Westside North, Westside Central, Westside South, Westside Mixed 35 South/Central planning areas as shown on Exhibit 2 of this document. The Eastside North and Eastside 36 South areas are further divided into subareas. The characteristics and purpose of each planning area 37 and subarea, if applicable, established for the Airport PD are as described below and shown on the 38 Planned Development Map Exhibit 2.
Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
2 1 The Airport Planned Development map also identifies the boundaries of the Airport, the location 2 of the runway center line, building restriction line (BRL), and aircraft parking limits (APL), as well as the 3 location of development adjacent to the boundaries of the Airport. 4 5 SECTION 4
6 7 Enterprise Fund: The Airport is an officially designated Enterprise Fund. As such, all land uses and 8 development projects must enhance Airport revenues or provide services considered integral to Airport 9 operations.
10 11 SECTION 5
12 13 Airport Uses: Airport Uses are comprised to two general categories of uses, Aviation Related Uses and 14 Airport Support Uses as further defined below.
15 16 Aviation Related Uses: Aviation related uses consist of City-operated and maintained uses 17 considered essential to Airport operations, including but not limited to hangars, fueling services, 18 staff facilities, equipment storage areas, and aircraft tie-down aprons. Other aviation related uses 19 consist of privately operated businesses known as Fixed Base operators (FBOs) that require 20 proximity to runways, taxiways, fueling services, and airport services. These include 21 manufacturers of aircraft or aircraft parts and businesses that provide flight instruction or 22 maintain, repair, rent, or charter aircraft. They also include FBOs, such as electronics or machine 23 shops, where all the aircraft-related goods and services make up only a percentage of the overall 24 goods and services, and businesses that prefer to locate at the airport for the convenience of 25 operation, such as manufacturers or distributors who use both air and ground transportation. 26 27 Aviation Support Uses: Airport support uses are uses that are supportive of, but not essential 28 to, the operation of the Airport and are typically found in or near airport terminals. These uses 29 include but are not limited to vehicle rental agencies, restaurants, travel ticketing offices, and 30 other services that would be useful and beneficial to persons that work at or visit the Airport. 31 32 SECTION 6
33 34 Compatibility Criteria: All uses and development at the Airport Must be found to be compatible with 35 Airport operation, safety, and security, including the compatibility criteria of the Ukiah Municipal Airport 36 Master Plan which is incorporated herein by reference. 37 38 SECTION 7
39 40 Planning Areas and Subareas: The characteristics and purpose of each of the six (6) planning areas 41 and associated subareas, if applicable, are described below. The development standards, allowed,
Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
3 1 permitted and prohibited uses, and process for the review and processing of applications for 2 development at the Airport are included in Section 8. 3 4 A. Eastside North Area Planning Area
5 The Eastside North area is bounded by Hastings Avenue on the north, Airport Road on the east, 6 the Airport's Segmented Circle on the south, and the APL (Aircraft Parking Line) and Runway 7 Protection Zone (RPZ) on the west. Within the Eastside North Area, three (3) subareas with the 8 potential for distinctly different development patterns have been identified. Each is described 9 below.
10 11 1. Eastside North Subarea 1
12 13 Description: Subarea 1 consists of approximately 2.8 acres of developable land that is 14 currently available for lease. This area, which extends northward from the City Corporation 15 Yard, is designated for aviation related land uses and has been identified as having revenue 16 enhancing potential because of its access to high traffic city streets and its proximity to retail 17 commercial businesses, restaurants, and hotels located in the Redwood Business Park 18 (RBP).
19 20 Purpose: This subarea is intended to be developed as a gateway with a connection to the 21 restaurants, retail stores and hotels located in the RBP located to the east of the Airport. The 22 intent is to create an area to attract and serve transient users of the Airport by providing the 23 necessary facilities, such as aircraft parking, shuttle service to the RBP, and the facilities 24 necessary to serve the pilots and passengers.
25 26 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 27 Within Building Restriction Line) and B-1 (Approach/Departure Zone & Adjacent to Runway). 28 29 2. Eastside North Subarea 2
30 31 Description: Subarea 2 is the current location of the City of Ukiah’s Corporation Yard, which 32 includes City-operated offices, machine shops, vehicle repair facilities, maintenance yards, 33 and storage. Upon relocation of the City’s corporation yard, this area should be incorporated 34 into Subareas 1 and/or 3.
35 36 Purpose: Upon relocation of the corporation yard, this subarea is intended to be 37 incorporated into Eastside North subareas 1 and/or 3. In the case of subarea 1, this would 38 allow the expansion of uses and structures that support and encourage increased use of the 39 Airport by transient pilots and passengers or create an area large enough to support 40 commercial passenger service. In the case of subarea 3, this would allow the expansion of
Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
4 1 rotorcraft uses that are anticipated for subarea 3, subject to the construction of the 2 improvements required to serve these uses.
3 4 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 5 Within Building Restriction Line) and B-1 (Approach/Departure Zone & Adjacent to Runway). 6 7 3. Eastside North Subarea 3
8 9 Description: Subarea 3 is bounded City corporation yard to the north, the Segmented Circle 10 to the south, Airport Road to the east, and the APL to the west. This subarea is currently 11 undeveloped, bare land with no infrastructure.
12 13 Purpose: This subarea is intended for permanent (non-transient) rotorcraft uses and should 14 remain vacant until such time as the infrastructure (such as a taxiway, utilities, etc.) can be 15 provided to support these uses. Although this subarea is intended for rotorcraft related uses, 16 fixed-wing aircraft may locate in this area provided they are associated with a rotorcraft use. 17 Fixed-wing aircraft as a stand alone use is prohibited in order to retain adequate land area for 18 rotorcraft.
19 20 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 21 Within Building Restriction Line) and B-1 (Approach/Departure Zone & Adjacent to Runway). 22 23 B. Eastside South Planning Area
24 The Eastside South area is bounded by the Segmented Circle to the north, the Airport boundary 25 line to the south, Airport Road to the east, and aircraft parking limits (APL) to the west. There are 26 two subareas in the Eastside South area and both are designated for aviation related land uses. 27 28 1. Eastside South Subarea 1
29 30 Description: Subarea 1 is a long, narrow strip of vacant, undeveloped land located on the 31 northern portion of the Eastside South Area. Due to the narrowness of this area and possible 32 drainage issues, the uses are limited and the area may not be developable based on today’s 33 standards.
34 35 Purpose: This subarea is intended for uses that are low intensity and do not require the 36 construction of buildings, structures, or the provision of utilities. 37 38 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 39 Within Building Restriction Line) and B-1 (Approach/Departure Zone & Adjacent to Runway). 40 41 2. Eastside South Subarea 2
Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
5 1
2 Description: Subarea 2 is located adjacent to the southeastern end of the runway and 3 consists of approximately 17 acres of land that is vacant and undeveloped, except for the 4 distance measuring equipment (DME) antenna and localizer enclosure. This area has been 5 identified as an ideal location for a new California Department of Forestry and Fire Protections 6 (Cal Fire) Fire Attack Base or for other large aviation-related operations. 7 8 Purpose: This subarea is intended for permanent aircraft operations that use large aircraft, 9 such as the Cal Fire air attack base, commercial carriers, or medical emergency flight 10 services, and the facilities associated with these uses. This area should remain vacant until 11 such time as this subarea is developed with this type of use. 12 13 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 14 Within Building Restriction Line) and B-1 (Approach/Departure Zone & Adjacent to Runway). 15 16 C. Westside North Planning Area
17 18 Description: The Westside North area is bounded by Hastings Avenue to the north, the toe of a 19 small embankment to the south, the building restriction line (BRL) to the east, and South State 20 Street to the west. This area is the largest piece of developable land on the Airport grounds. 21 Existing development in the Westside North area includes both medium and large hangars, with 22 the majority of the large hangars occupied by Fixed Base Operators (FBOs). Transient helicopter 23 parking and seasonal helicopter operations are also located in this area. 24 25 Purpose: This area is intended for commercial activities and storage of commercial/private 26 aircraft. In order to utilize the remaining vacant land efficiently, development of medium/large 27 buildings for commercial activities and medium/large hangars for the storage of private or 28 commercial aircraft is intended for this area. The development of private hangars is consistent 29 with this purpose so long as the lease will transfer to the City within a timeframe that allows the 30 use of the hangar for commercial activities.
31 32 The existing transient helicopter parking , seasonal CAMP (Campaign Against Marijuana 33 Planting), and seasonal firefighting helicopter operations located in this area should be relocated 34 to Eastside South subarea 1 once the infrastructure to support these uses have been 35 constructed.
36 37 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 38 Within Building Restriction Line) and B-1 (Approach/Departure Zone & Adjacent to Runway). 39 40 D. Westside Central Planning Area
41
Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
6 1 Description: The Westside Central area is bounded by the Westside North area to the north, the 2 Westside South area to the south, the western edge of the taxiway/runway to the east, and South 3 State Street to the west. This is the main entrance to and public face to the Airport and includes 4 the main Airport entrance from South State Street, the terminal buildings, and a public viewing 5 area. Cal Fire’s air attack base is located at the southern end of this planning area. Also located 6 in this area are other structures, several large parking lots, and access roads that run to the north 7 and south.
8 9 Over the last forty years, the Westside Central Area has been developed with a variety of 10 structures with an incongruous layout. This area has been identified as the location of a new 11 terminal building in the future depending on funding availability. A new terminal building would 12 improve the aesthetics of the area and serve airport pilots, tenants, and visitors more efficiently. 13 14 Purpose: The area is intended to serve as the primary public area at the Airport and for Airport 15 administration. As the primary access to the Airport for the general public, this area may provide 16 office space for the scheduling/ticketing of flights and/or charters or tours with the operator having 17 a presence in this location to serve the public with the primary facility located elsewhere on 18 Airport grounds.
19 20 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 21 Within Building Restriction Line) and B-1 (Approach/Departure Zone & Adjacent to Runway). 22 23 E. Westside South Planning Area
24 25 Description: The Westside South Planning Areas is bounded by the Westside Central area to 26 the north, the southern property line for the airport to the south, the BRL for the west side of the 27 runway on the east, and South State Street on the west. A commercial nursery and a paved 28 access road that extends onto the airport property occupy the southwest corner of this planning 29 area, with an electric gate controlling ingress and egress onto the Airport grounds. A large 30 building with eight (8) hangar spaces is located south of the access roadway. Concentrated 31 groupings of small and medium size hangars make up the majority of development in this area. 32 33 This area also contains fixed base operators (FBO) that provide services to the aviation 34 community, as well as older hangars and buildings that have been identified for redevelopment or 35 replacement with small and medium size hangars and the development of public restroom 36 facilities.
37 38 Purpose: The Westside South Planning Area is intended for small general aviation hangars and 39 associated storage and maintenance of aircraft stored in these hangars. In the event that the 40 commercial nursery located in this planning area ceases to be in operation, additional general 41 aviation hangars are intended for this location.
Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
7 1
2 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 3 Within Building Restriction Line) and B-1 (Approach/Departure Zone & Adjacent to Runway). 4 5 F. Westside Mixed South/Central Planning Area
6 7 Description: The Westside Mixed South/Central Planning Area is bounded by the Westside 8 Central area to the north and east, the Westside South area to the south, and South State Street 9 to the west. This planning area was originally the northernmost section of the Westside South 10 planning area. This area is vacant and undeveloped and is one of the largest undeveloped areas 11 on the Airport grounds with utilities more readily available to serve development than in some 12 other areas of the Airport (such as Eastside South). 13 The area has convenient access to Airport parking and the terminal building. 14 15 Purpose: The Westside Mixed South/Central Planning Area provides an opportunity to extend 16 the Westside Central area further south, allowing the public and administration areas of the 17 Airport to expand to meet the future needs of the Airport. At the same time, it may also be 18 appropriate to expand the small general aviation hangars and associated storage and 19 maintenance into this area. The uses considered for this new planning area were the allowed, 20 permitted, and prohibited uses for the Westside Central and Westside South Planning Areas. The 21 allowed, permitted, and prohibited uses for this planning area reflect the best and highest uses 22 considered appropriate for this area.
23 24 Ukiah Municipal Airport Master Plan Compatibility Zone: A (Runway Protection Zone or 25 Within Building Restriction Line) and B-1 (Approach/Departure Zone & Adjacent to Runway). 26 27 SECTION 8
28 29 Allowed, Permitted, and Prohibited Uses. The regulations for the Ukiah Municipal Airport Planned 30 Development required by Zoning Ordinance Article 14 (Planned Development) are as follows. 31 32 Table 1: Eastside Uses and Permit Requirements and 2: Westside Uses and Permit 33 Requirements identify the uses of land allowed and the planning permit required to establish each 34 use. Tables 1 and 2 below provide for land uses that are:
35 36 1. Allowed subject to the compliance with applicable provisions of these PD regulations, the 37 Airport Master Plan, and the Ukiah City Code and shown as “A” uses in the tables; 38 39 2. Allowed subject to approval of a Use Permit and shown as “UP” in the tables; 40
Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
8 1 3. Allowed as a use that is accessory to an Allowed or Permitted Use and shown as “AC” 2 uses in the tables; or
3 4 4. Not allowed and shown as “ - ” in the tables.
5 Table 1: Eastside Uses and Permit Requirements
Specific Uses (1)
A Use Allowed by Right
AC Use Allowed Accessory to
a Primary Use
UP Use Allowed with a Use
Permit
- Use Prohibited
Eastside
North
Subarea 1
Eastside
North
Subarea 2
Eastside
North
Subarea 3
(2)
Eastside
South
Subarea 1
Eastside
South
Subarea 2
Notes
Fixed Wing Uses
Air attack base – fixed wing and
rotorcraft - - - - A
Air freight UP UP UP - UP
Airplane avionics UP UP - - UP
Airplane maintenance, service,
repair
UP UP - - UP
Airplane painting, body work,
machine shop UP UP - - UP
Airplane parking & tie downs A A UP UP UP UCC section 5049 Airplane parking & tie downstransient
A A UP UP UP
Airplane sales & leasing A A - - UP
Airplane shade ports - transient A A - - UP
Airplane - charters & tours
office/ticketing A A UP - UP
Airplane - commercial
scheduled passenger service
(non-charter)
A A - - A
e.g. FAA Part 139
Airplane -rental A A UP - UP
Airplane - flight instruction
classrooms AC AC - - AC
Within terminal
building
Airplane -flight schools with
classrooms UP UP - - UP
Rotorcraft Uses
Heliport - UP A - UP
Rotorcraft flight school with
classrooms UP A A - UP
Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
9 Table 1: Eastside Uses and Permit Requirements
Specific Uses (1)
A Use Allowed by Right
AC Use Allowed Accessory to
a Primary Use
UP Use Allowed with a Use
Permit
- Use Prohibited
Eastside
North
Subarea 1
Eastside
North
Subarea 2
Eastside
North
Subarea 3
(2)
Eastside
South
Subarea 1
Eastside
South
Subarea 2
Notes
Rotorcraft hangars - A A - UP
Rotorcraft medical emergency
flight services (e.g. CALSTAR,
REACH)
- UP A - UP
May also include
fixed-wing aircraft
Rotorcraft maintenance, repair,
service, painting, body work - UP A - UP
Rotorcraft parking - transient A A A A UP UCC section 5049 Rotorcraft parking & tie downs A A A A UP UCC section 5049 Rotorcraft rental - A A - UP
Rotorcraft sales & leasing UP A A - UP
Rotorcraft storage & support
equipment
UP A A A UP
Other Uses
Automobile parking A A - UP UP UCC Section 5048
Charters & tours – hot air
balloon, rigid airship office A A UP - UP
Community garden
- - - UP -
In compliance
with special
standards
Conference room/facility AC AC - - AC
Convenience store AC AC - - AC
Corporation yard - A(3) - -
Fueling services A A - - UP
Light manufacturing – nonaviation
UP UP - - UP
Manufacturing & machining –
aircraft, aircraft parts UP UP - - UP
Picnic area/primitive parking - - - UP UP Only when
allowed by FAA
Pilot lounge UP UP - - AC
Power generation - - - UP UP
Professional offices – aviation
related (such as insurance,
appraisal, consulting, FAA,
A A A - A
Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
10 Table 1: Eastside Uses and Permit Requirements
Specific Uses (1)
A Use Allowed by Right
AC Use Allowed Accessory to
a Primary Use
UP Use Allowed with a Use
Permit
- Use Prohibited
Eastside
North
Subarea 1
Eastside
North
Subarea 2
Eastside
North
Subarea 3
(2)
Eastside
South
Subarea 1
Eastside
South
Subarea 2
Notes
courier services, flight-related
medical)
Professional offices –non
aviation related UP UP - - UP
Rental car parking – vehicles
only, no office customer service
area
A A - - UP
With office in
terminal building
Restaurant UP UP - - -
Shuttle pickup/drop-off and
parking A A - - -
Storage (month-to-month) –
vehicle, equipment, material
A A - A A
Surface only, no
permanent
building. Must be
renewed
annually.
Storage (up to 1 year) – vehicle,
equipment, material
A A - A A
Surface only, no
permanent
building. Must be
renewed
annually.
Transportation terminal – bus,
train taxi
UP UP - - UP
1. Uses must be consistent with the Ukiah Municipal Airport Master Plan, including Table 7A (Current Compatibility Criteria).
2. There are no permitted or interim uses for this subarea since the intent is to allow this area to remain vacant and unused until the infrastructure to support the allowed uses have been constructed.
3. If the corporation yard relocates, the uses revert to the uses allowed and permitted in Eastside North Subarea 1 and Eastside North Subarea 3. 1 2
3 4
5 6
7 8
9 10
Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
11 Table 2: Westside Uses and Permit Requirements
Specific Uses (1)
A Use Allowed by Right
AC Use Allowed Accessory to
a Primary Use
UP Use Allowed with a Use
Permit
- Use Prohibited
Westside
North
Westside
Central
Westside
South
Westside Mixed
South/Central
Notes
Fixed Wing Uses
Air attack base – fixed wing and
rotorcraft UP A - -
Air freight A UP A UP
Airplane avionics A A A UP
Airplane maintenance, service,
repair
A A A UP
Airplane painting, body work,
machine shop
A - UP UP
Airplane parking & tie downs A A A UP UCC section 5019
Airplane parking & tie downstransient
A A A UP
UCC section 5019
Airplane sales & leasing A A A UP
Airplane shade ports - transient UP UP A UP
Airplane - charters & tours
office/ticketing A A UP UP
Airplane - commercial scheduled
passenger service (non-charter) A A - UP e.g. FAA Part 139 Airplane -rental A A A UP
Airplane - flight instruction
classrooms only (2) - AC - AC Within terminal building
Airplane -flight schools colocated with classrooms UP A UP UP Rotorcraft Uses
Heliport - - - -
Rotorcraft flight school with
classrooms - UP - -
Rotorcraft hangars A(2) - A(2) -
Rotorcraft medical emergency
flight services (e.g. CALSTAR,
REACH)
A(2) - UP -
May also include
fixed-wing aircraft
Rotorcraft maintenance, repair,
service, painting, body work A A A -