Agenda packet — Ukiah City Council, May 20, 2026 (part 3 of 3)

Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
12 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
Rotorcraft parking - transient A A - - UCC section 5019 Rotorcraft parking & tie downs A A UP(2) - UCC section 5019 Rotorcraft rental A(2) A(2) UP(2) -
Rotorcraft sales & leasing A(2) A(2) UP(2) -
Rotorcraft storage & support
equipment
A(2) - UP(2) -
Other Uses
Automobile parking UP UP UP UP UCC Section 5018
Charters & tours – hot air
balloon, rigid airship office A A - UP
Community garden - - - -
Conference room/facility - AC - AC Within terminal
building
Convenience store - AC - AC Within terminal
building
Corporation yard - - - -
Fueling services UP A UP UP
Light manufacturing – nonaviation

UP UP UP UP
Manufacturing & machining –
aircraft, aircraft parts A - UP UP
Picnic area/primitive parking -
airside
- - - UP
Only when
allowed by FAA
Pilot lounge - AC AC AC
Power generation - UP - UP
Professional offices – aviation
related (such as insurance,
appraisal, consulting, FAA,
courier services, flight-related
medical)

A A A UP
Professional offices –non
aviation related

UP UP - -
Rental car parking – vehicles
only, no office customer service UP A - UP
With office in
terminal building

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Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
13 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
area
Restaurant UP A - UP
Shuttle pickup/drop-off and
parking

UP A - UP
Storage (month-to-month) –
vehicle, equipment, material

A A - A
Surface only, no
permanent
building. Must be
renewed
annually.

Storage (up to 1 year) – vehicle,
equipment, material
- - - 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. When the east side of the Airport is developed and leases expire, these uses shall be relocated to the east side of the Airport to Eastside North Subarea 3 provided the necessary infrastructure is available.

3. Aircraft are located elsewhere on the Airport grounds with only classroom facilities in the terminal building. 1 2
3 SECTION 9
4 5 Development Standards and Site Planning Considerations 6 7 A. Site Development: New construction and modifications to existing structures are required to 8 comply with all applicable development standards as prescribed by the PF zoning district unless 9 modified by these PD regulations. Additional development and site planning considerations 10 specific to each area or subarea are identified below. 11 12 Height: As required by FAA Part 77 and Ukiah City Code section 9170.30(A). 13 14 Setbacks: As required by Ukiah City Code section 9170.50. 15

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Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
14 1 B. Development & Site Planning Considerations: Development and site planning considerations 2 have been developed for each area and subarea since each is unique and subject to specific 3 constraints and opportunities, including the location of the building restriction line (BRL), aircraft 4 parking limits (APL), and Ukiah Municipal Airport Master Plan compatibility zone designation. 5 6 Eastside North Subarea 1: A portion of this subarea includes the building restriction line and is 7 designated Master Plan compatibility zone A, which prohibits the assemblage of people 8 significantly limiting the use of this portion of the subarea. The remainder of the subarea is 9 designated Master Plan compatibility zone B1 which allows the development of certain low10 intensity land uses. 11 12 The development of structures or other permanent fixtures in the area between the Airport 13 Property Line and the Building Restriction Line are prohibited if it is determined by the Airport 14 Manager in conjunction with the Planning Director, Building Official, and City Engineer that they 15 could impede aircraft operations.
16 17 Eastside North Subarea 2: A portion of this subarea includes the building restriction line and is 18 designated Master Plan compatibility zone A, which prohibits the assemblage of people 19 significantly limiting the use of this portion of the subarea. The remainder of the subarea is 20 designated Master Plan compatibility zone B1, which allows the development of certain low21 intensity land uses. 22 23 The development of structures or other permanent fixtures in the area between the Airport 24 Property Line and the Building Restriction Line are prohibited if it is determined by the Airport 25 Manager in conjunction with the Planning Director, Building Official, and City Engineer that they 26 could impede aircraft operations.
27 28 Eastside North Subarea 3: Approximately half of this subarea includes the building restriction 29 line and is designated Master Plan compatibility zone A, which prohibits the assemblage of 30 people significantly limiting the use of this portion of the subarea. The remainder of this subarea 31 is designated Master Plan compatibility zone B1, which allows the development of certain low32 intensity land uses. 33 34 The location and size of the building footprint in this subarea will be determined as part of the 35 discretionary review process. Structures or other permanent improvements would be located in 36 the area between the BRL and the eastern property line of the Airport. Due to the narrowness of 37 this area, the construction of structures and/or permanent improvements in this area is 38 constrained. The development of structures or other permanent improvements are prohibited if it 39 is determined by the Airport Manager that they are not compatible with aircraft operations or 40 could impede aircraft operations.
41

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Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
15 1 Eastside South Subarea 1: Most of this subarea includes the BRL and is designated Master 2 Plan compatibility zone A, which prohibits the assemblage of people significantly limiting the use 3 of this portion of the subarea. A small portion of this subarea located adjacent to the east 4 property line of the Airport is designated Master Plan compatibility zone B1, which allows the 5 development of certain low-intensity land uses.
6 7 The location and size of the building footprint in this subarea will be determined as part of the 8 discretionary review process. Structures or other permanent improvements would be located in 9 the area between the Building Restriction Line and the eastern property line of the Airport. Due to 10 the narrowness of this area, the construction of structures and/or permanent improvements in this 11 area is constrained. If it is determined by the Airport Manager in conjunction with the Planning 12 Director, Building Official, and City Engineer that structures or improvements in this subarea 13 could impede or are not compatible with aircraft operations said improvements are prohibited. 14 15 Eastside South Subarea 2: Most of this subarea is designated Master Plan compatibility zone 16 B1, which allows the development of certain low-intensity land uses. The remainder of this 17 subarea, located between the APL and the BRL, is designated Master Plan compatibility zone A, 18 which prohibits the assemblage of people thereby significantly limiting the use of this portion of 19 the subarea.
20 21 The development of structures or other permanent improvements in this subarea between the 22 Airport Property Line and the Building Restriction Line are prohibited if it is determined by the 23 Airport Manager in conjunction with the Planning Director, Building Official, and City Engineer that 24 they could impede or are not compatible with aircraft operations.. 25 26 The preferred use for this subarea is an air attack base. Should development of a different use be 27 proposed in this subarea before an air attack base is developed, the size of the use, location of 28 improvements, and access to and from the taxiway shall be designed in a manner that also 29 allows the development of an air attack base in this subarea. Compliance with this site planning 30 requirement shall be evaluated as part of the discretionary review application. 31 32 Westside North: Most of this subarea is designated Master Plan compatibility zone B1, which 33 allows the development of certain low-intensity land uses. The remainder of this subarea, located 34 between the APL and BRL, is designated Master Plan compatibility zone A, which prohibits the 35 assemblage of people thereby significantly limiting the use of this portion of the subarea. 36 37 Site planning for future development shall include the efficient utilization of the limited remaining 38 vacant land in this area. Building footprints and locations for new structures shall be compatible 39 with the building footprints of existing structures, consistent with the parking and landscaping 40 standards included in these PD regulations and provide safe and convenient circulation for 41 vehicles and pedestrians.

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Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
16 1
2 Due to its irregular shape and the slope at the west and south boundaries and of this area, 3 creative site planning and design will be required. This is particularly pertinent in the 4 northernmost area, which may only be able to accommodate medium size buildings due to a 5 wedge-like shape that becomes narrower near the Hastings Avenue frontage. 6 7 Westside Central: Most of this subarea is designated Master Plan compatibility zone B1, which 8 allows the development of certain low-intensity land uses. The remainder of this subarea, located 9 between the APL and BRL, is designated Master Plan compatibility zone A, which prohibits the 10 assemblage of people thereby significantly limiting the use of this portion of the subarea. 11 12 Permanent structures (i.e. located on a foundation) shall be a minimum of 1,000 square feet. 13 There is no minimum building footprint for non-permanent structures. 14 15 Westside South: Minimum building footprint of 900 square feet configured to accommodate fixed 16 wing/rotorcraft with hangar doors a minimum width of 40 feet and height of 11 feet. Pre17 manufactured structures shall be large enough to accommodate and provide access for aircraft. 18 19 C. Parking
20 21 Description: Parking arrangements on the Airport are varied and include communal parking lots, 22 parking lots associated with individual businesses, and parking provided adjacent to private 23 hangars. The Westside Central area includes a communal parking lot in the vicinity of the 24 terminal building. The Westside North area includes parking facilities associated with specific 25 businesses. The Westside South area includes parking facilities for Cal Fire, as well as parking 26 spaces adjacent to private hangars. Parking for automobiles is also known to be provided within 27 hangars after the aircraft has been moved out of the hangar. 28 29 Number of Parking Spaces Required: The number of required parking spaces at the Airport is 30 determined by the proposed use(s) as prescribed by Table 3: Number of Parking Spaces 31 Required.
32 33
34 35
36 37
38 39
40 41

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Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
17 Table 3: Number of Parking Spaces Required
Use Parking Requirement
Aircraft storage, maintenance, repair, painting,
bodywork, and similar
One parking space for every 1,000 square feet of gross leasable floor area Freight/shipping with no customer counter
service
One parking space for every 1,000 square feet of gross leasable floor area Freight/shipping with customer counter
service
One parking space for every 1,000 square feet of gross leasable floor area plus at least two customer parking spaces
Office - medical, dental One parking space for every 250 square feet of gross leasable floor area Rental car facility One space for each rental car located on the site plus parking based on the square footage of office space (a minimum of one space shall be provided for the office space) Retail, office, commercial 1 space for every 300 square feet of gross leasable floor area Restaurant, cafe, deli 4 parking spaces
plus 1 space for each 3 seats
Restaurant – takeout
(no eat-in facilities)
1 space for each employee on the maximum shift
plus 1 space for every 100 square feet of floor area
Manufacturing, warehouse, wholesale,
distribution
One space for each employee on the maximum shift
plus customer parking
plus one parking space for each vehicle operated from or on the site or
one parking space for every 500 square feet whichever is greater Single aircraft hangars, port-a-port, and similar Vehicle shall park in the vacated aircraft parking with overflow parking accommodated in the communal parking lot
Mixed uses
(two or more uses under the same or different
owners located in the same structure and/or
common development)
The sum of the total number of spaces required for each use as determined by this table. (1)
Other Uses Default to Zoning Ordinance or
One space for each employee on the maximum shift
plus customer parking, whichever is greater

1. No parking space or portion thereof shall serve as a required parking space for more than one use unless approved as part of the discretionary review process.
1 2 Exemptions from Required Parking: A reduction in the number of parking spaces required by 3 Table 3 may be allowed in the following manner:
4 5 Bicycle Parking Facility: A parking space exemption may be granted to projects involving new 6 construction at a rate of one vehicle space for every five (5) bicycle spaces provided. This 7 exemption shall not exceed two (2) vehicle parking spaces per parcel. A bicycle parking space is 8 a designated area with a facility designed for the parking and securing of bicycles. 9

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Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
18 1 Transportation Demand Management (TDM): Parking space credit may be considered for 2 those businesses that have employees which bike, walk, use public transit, or carpool to work as 3 part of a Transportation Demand Management program that has been approved by the Planning 4 Director or as part of the discretionary review process . 5 6 Discretionary Review: Relief from the number of parking spaces required by Table 5: Number of 7 Parking Spaces Required may be approved through the discretionary review process, provided 8 that a finding can be made that there is a unique circumstance associated with the use or 9 property that results in a demand for less parking than required by Table 5. The finding shall be 10 based on information provided by the application as part of the discretionary review application. 11 12 Design of Parking Spaces: New parking spaces on the Airport grounds shall be developed as 13 prescribed by Table 4: Parking Design Standards.
14 Table 4: Parking Design Standards
Standard All Areas
Location - general Parking spaces shall be located on the landsides of buildings or in other areas where vehicle operation and parking would not adversely affect aircraft movements or other aviationrelated operations.

Location - higher density
land uses
Parking spaces for higher density land uses (such as retail or professional office development) or concentrations of smaller structures (such as individual hangars) should be in communal parking lots whenever possible.

Parking space size Ukiah City Code section 9192
Parking Facility – All Areas (2)
Canopy coverage Design shall provide a tree canopy coverage of fifty (50%) percent over paved parking spaces within fifteen (15) years of planting. (1)
Species Tree species shall be primarily deciduous, have a wider canopy, and not attract birds.

Tree Height at Maturity Shall not exceed 30 feet.

Trees and shrubs Planting areas shall include both trees and shrubs. (1) Landscaping As required by Table : Landscaping Requirements Lighting As required by Table : Lighting Requirements
Communal Parking Facility – All Areas
Pedestrian
walkway/sidewalk
Communal parking lots containing 12 or more spaces should be developed with the landscaping and defined pedestrian sidewalks or walkways outlined in the Landscaping section below. (1)
Linear planting strip Communal parking lots containing 12 or more spaces should be developed with a tree placed between every four (4) parking stalls within a continuous linear planting strip, rather than individual planting wells, unless clearly infeasible. (1)

1. Based upon the design of the parking lot, modification of this requirement may be considered through the discretionary review process.

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Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
19 Table 4: Parking Design Standards
Standard All Areas

2. If these requirements conflict with the requirements included in Table 5: Landscaping Requirements, Table 5 shall control.
1 2 D. Landscaping Requirements
3 4 Purpose: The purpose and focus of providing landscaping is to create an aesthetically pleasing 5 landscaping plan that is low maintenance and ecologically and financially sustainable and does 6 not compromise Airport security and aircraft safety.
7 8 Applicability: All projects requiring a discretionary permit shall include a landscaping plan that is 9 commensurate with the size and scale of the proposed development project. Landscaping plans 10 shall be submitted as a required component of all site development and use permits at the time of 11 application filing.
12 13 Landscaping Standards: All proposed landscaping shall comply with the standards included in 14 Table 5: Landscaping Standards.
15 Table 5: Landscaping Requirements
Standard (1) All Areas
Landscaping Landscaping on the airside of buildings is discouraged.

When planted, the landscaping shall be consistent with the requirements of this table.

Airside Landscaping is prohibited unless approved by the Airport Commission.

Landside Landscaping on the landside of buildings is required.

Tree size Minimum size of # 15 (1)
Shrub size Minimum size #5 (1)
Species Should not attract birds
Trees Planting of trees on the airside is prohibited
Shrubs –hedge rows Mass planting of hedge rows is prohibited.

Shrubs - ornamental Ornamental plantings at normally occupied building sites or parking lots are allowed and encouraged.

Shrubs - airfield Planting in open areas of the airfield is prohibited.

Shrub - height A maximum shrub height of 6-feet at maturity is preferred in order to reduce maintenance.

Shrubs with a mature height of more than 6-feet shall be maintained at a maximum height of 6-feet.

Grasses , Forbs Native grasses that grow well in Ukiah’s climate are preferred.

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Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
20 Table 5: Landscaping Requirements
Standard (1) All Areas
Landscaping - height All landscaping shall comply with FAA Part 77 height requirements.

Quality All landscape planting shall be of sufficient size, health and intensity so that a viable and mature appearance can be attained in a reasonably short amount of time.

Maintenance All required landscaping shall be maintained in a viable condition, including any tree trimming required to comply with the height requirements of the airport.

Plans – Landscaping and
Irrigation
All discretionary applications shall include a landscaping and irrigation plan.

Plans - Lighting Landscaping plans shall include a lighting plan.

1. Relief from these requirements may be requested as part of the discretionary review process. 1 2 F. Lighting Standards
3 4 Purpose: The purpose of this section is to permit reasonable uses of outdoor lighting for safety, 5 utility, security and productivity that are compatible with and do not interfere with Airport 6 operations or safety, conserve energy, and protect the nighttime environmental from glare and 7 obtrusive lighting.
8 9 Applicability: All other outdoor lighting at the Airport shall comply with the provisions of Table 6:
10 Lighting Requirements.
11 Table 6: Lighting Requirements
Standard (1) All Areas
Lighting Plan All discretionary permits shall include a lighting plan that includes, at a minimum, the location, height, and intensity of all light fixtures, the manufacturer’s name and style of light fixture, and specifications for each type of fixture.

Flood lights Outdoor flood lights shall not be projected more than 20-degrees below the horizontal plane.

Hooded, screened All outdoor lighting shall be hooded or screened to direct the source of light downward and focus onto the property from which it originates and shall not negatively impact adjacent properties.

Parking lot, security
lighting
Parking lot and other security lighting shall be top and side shielded to prevent the light pattern from shining onto adjacent property or roadways, excluding lights used for illumination of public roads.

Sign, building lighting External lights used to illuminate a sign or the side of a building or wall shall be shielded to prevent the light from shining off of the surface intended to be illuminated.

Exempt Airport lighting which is required for the safe and efficient movement of aircraft during flight, take off, landing, and taxiing is exempt from the requirements of this Table. 12 13
14

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Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
21 1 SECTION 10
2 3 Administration and Procedures
4 5 1. Use Permit: All uses identified as permitted uses require application for and approval of a use 6 permit pursuant to the procedures prescribed in Zoning Ordinance Section 9262. In addition to 7 the findings included in Zoning Ordinance Section 9262(E), the review authority shall also make 8 the following finding:
9 10 A. The proposed project is consistent with the City of Ukiah Zoning Ordinance, Ukiah 11 Municipal Airport Master Plan, Airport Layout Plan, Airport Planned Development 12 Regulations, and Airport Grant Assurance Guidelines. 13 14 2. Site Development Permit: A Site Development Permit is required for new construction in the 15 Public Facilities (PF) Zoning District, the zoning designation of the Airport. Site development 16 permits shall be processed as prescribed in Zoning Ordinance Section 9263. Site development 17 permits for projects at the airport are divided into two categories, Minor and Major as prescribed 18 in Table 7: Site Development Permits.
19 Table 7: Site Development Permits
Permit Type By Right Site Development Permit
Building Permit Required
(1)
Minor Site Development
Permit
Major Site Development
Permit
Project Type Structures and additions less than 300
sf
Hangars less than 1,200 sf
Structures and additions 300 sf to
900 sf
Hangars 1,200 sf to 3,600 sf
Structures and additions greater
than 900 sf
Hangars over 3,600 sf
Application Filing &
Submittal
Requirements
Building Permit
Filing Fees
Site Plan, Elevations, Floor Plans
Additional Information as determined
by the Planning Director
Planning Permit Application Form
Filing Fees
As prescribed by UCC section
9263(B)
Additional Information as
determined by the Planning
Director
Planning Permit Application Form
Filing Fees
As prescribed by UCC section
9263(B)
Additional Information as
determined by the Planning
Director
Approval Authority Planning & Community Development
Department
Zoning Administrator Planning Commission
Public Notice Processed as a building permit.

No public notice provided.

As prescribed by UCC Section
9263(C)
As prescribed by UCC Section
9263(C)
Findings for Grant
of Permit
Building permit plans must be
consistent with all applicable
requirements.

As required by these PD
regulations (supersedes Zoning
Ordinance Section 9263 (E))
As required by these PD
regulations (supersedes Zoning
Ordinance Section 9263 (E))

1. The project is required to comply with all applicable development standards.

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Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
22 1 Findings: Due to the unique characteristics of the Airport, the following findings shall be made in 2 place of the findings included in Zoning Ordinance Section 9263 (E):
3 4 A. The proposed project is consistent with the goals, objectives, and policies of the City of 5 Ukiah General Plan.
6 7 B. The proposed project is consistent with the City of Ukiah Zoning Ordinance, Ukiah 8 Municipal Airport Master Plan, Airport Layout Plan, the Airport PD Regulations, and 9 Airport Grant Assurance Guidelines.
10 11 C. The location, size, and intensity of the proposed project will not create a hazardous or 12 inconvenient aircraft, vehicular or pedestrian traffic pattern. 13 14 D. The accessibility of off-street parking areas and the relation of parking areas with respect 15 to traffic on adjacent streets will not create a hazardous or inconvenient condition to 16 adjacent or surrounding uses.
17 18 E. The proposed development will not hinder the development, operations, or use of 19 buildings on the Airport, or impair the value thereof. 20 21 F. The improvement of any commercial or industrial structure will not have a substantial 22 detrimental impact on the character or value of an adjacent operation or business. 23 24 G. The design of the project is compatible with existing structures on the airport. 25 26 H. The project includes landscaped areas that are consistent with the landscape 27 requirements, including the requirements for airport security and aircraft safety. 28 29 3. Appeals. Appeals of decisions on site development permits and use permits shall be 30 as prescribed by UCC section 9266.
31 32 4. Amendment. Amendment to this ordinance and the associated Development Plan (Exhibit 2) is 33 subject to the requirements of requires City Council action in accordance with UCC section 34 9168(C6).
35 36 5. Relationship to Zoning Ordinance. Development standards not addressed in these PD 37 regulations shall be as determined by the Zoning Ordinance and Ukiah City Code. 38 39
40 41

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Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
23 1 SECTION 11
2 3 Relationship to Lease Agreement
4 Development projects at the Airport will typically require City Council approval of a lease agreement and 5 a permit from the Planning and Community Development Department. The required permit may be 6 ministerial (i.e. building permit or grading permit) or discretionary (i.e. site development permit or use 7 permit). Coordination of a lease agreement and any required permits should be considered early in the 8 development stages of a project. Concurrent processing of the lease agreement and any required 9 permit(s) is encouraged and a sample of concurrent processing is provided in Exhibit 4. 10 11 SECTION 12
12 13 Determination of Appropriate Use
14 Whenever a use is not listed in these PD regulations as an allowed or permitted use, the Planning 15 Director and Airport Manager shall determine whether the use is appropriate for the Airport either as an 16 allowed or permitted use (Use Permit required). As part of making the determination, the request for the 17 determination shall be referred to the Airport Commission for a recommendation to the Airport Manager. 18 The review of the determination shall be scheduled for the first available Airport Commission meeting. 19 After receiving the written request for the determination, the Airport Manager shall schedule the 20 requested determination for consideration and recommendation at the next available Airport Commission 21 meeting.
22 23 In making this determination, the Planning Director and Airport Manager shall find as follows:
24 25 1. The use would not be incompatible with other existing or allowed uses at the airport. 26 27 2. The use would not be detrimental to the continuing development of the area in which the use 28 would be located.
29 30 3. The use is compatible with airport operations and security, including the compatibility criteria 31 of the Ukiah Municipal Airport Master Plan and will enhance airport revenues and/or provide 32 services integral to airport operations.
33 34 4. In the case of determining that a use not articulated as an allowed or permitted use could be 35 established with the securing of a use permit, the Planning Director shall find that the 36 proposed use is similar in nature and intensity to the uses listed as permitted uses. All 37 determinations of the Planning Director and Airport Manager regarding whether a use can be 38 allowed or permitted at the airport shall be final unless an applicant, or any interested party, 39 submits a written appeal stating the reasons for the appeal, and any applicable appeal fee, to 40 the City Clerk within ten (10) days of the date the decision was made. The City Council shall 41 then conduct a duly noted public hearing on the appeal in accordance to the procedures set

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Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
24 1 forth in Article 20 (Administration and Procedures) of the Ukiah Municipal Code. At the close 2 of the public hearing, the City Council may affirm, reverse, revise or modify the appealed 3 decision of the Planning Director. All City Council decisions on appeals of the Planning 4 Director’s actions are final for the City. (Ordinance 1006, Section 1, adopted 1998) 5 6 SECTION 13
7 8 Glossary of Terms
9 The following words or terms are regularly used throughout the Ukiah Municipal Airport Building 10 Area and Land Use Development Plan Guidelines. Additional definitions related to airport use 11 may also be found in the glossary included as Appendix I of the Ukiah Municipal Airport Master 12 Plan.
13 14 Accessory Use: A use or activity which is incidental to and customarily associated with a 15 specific principal use on the same site. City of Ukiah ZO 16 17 Air attack base: An established on-airport base of operations for the purpose of aerial 18 suppression of large-scale fires by specially-modified aircraft. Typically, such aircraft are operated 19 by the Cal Fire and/or the U. S. Forest Service. Ukiah Municipal Airport Master Plan 20 21 Aircraft: A device that is used or intended to be used for flight in the air. FAA FAR Part 1 22 23 Airplane: An engine-driven fixed-wing aircraft heavier than air that is supported in flight by the 24 dynamic reaction of the air against its wings. FAA FAR Part 1 25 26 Aircraft avionics: The development and use of electric and electronic equipment for aircraft. 27 28 Airfreight service: The transportation of goods by air. 29 30 Airside: That portion of the building that opens directly to a taxiway or taxi apron, as well as the 31 sides of the same building extending twenty (20) feet back from airside opening. 32 33 Automobile parking lot/facility: An area used for parking automobiles, including one or more 34 parking spaces with driveways, aisles, maneuvering areas, clearances, and similar features. This 35 term includes parking lots and garages.
36 37 Balloon: A lighter-than-air aircraft that is not engine driven, and that sustains flight through the 38 use of either gas buoyancy or an airborne heater. FAA Definitions 39 40 Flight school: A school that provides a course of study in piloting an aircraft. The overall purpose 41 is the acquisition and honing of basic airmanship skills.

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Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
25 1
2 Fixed Base Operator (FBO): A business operating at an airport that provides aircraft services to 3 the general public, including but not limited to sale of fuel and oil; aircraft sales, rental, 4 maintenance, and repair; parking and tie-down or storage of aircraft; flight training; air taxi/charter 5 operations; and specialty services, such as instrument and avionics maintenance, painting, over6 haul, aerial application, aerial photography, aerial hoists, or pipeline patrol. 7 In addition, FBO usually operates out of the larger hangars. Within the hangar there is normally 8 an office, employee lounge, customer area and restroom. FBO often have employees and 9 customers, which require a parking area. FBO buildings generally require landscaping. Ukiah 10 Municipal Airport Master Plan
11 12 Freighting. To send or transport goods or cargo by commercial carrier. Dictionary 13 14 Hangar. A building in which aircraft are kept or repaired. Dictionary 15 16 Hangar ports and sunshades: Something under which an aircraft is protected from the sun. 17 18 Helicopter: A rotorcraft that, for its horizontal motion, depends principally on its engine-driven 19 rotors. FAA FAR Part 1
20 21 Heliport: An area of land, water, or structure used or intended to be used for the landing and 22 takeoff of helicopters. FAA FAR Part 1
23 24 Landside: The portion of a building that does not open directly to a taxiway or taxi apron and is 25 20 feet, or more, from the airside of the building.
26 27 Primitive Camping/Picnic Area: An area devoted to open camping by pilots or other persons 28 attending an airport-related event.
29 30 Professional office: Provision of professional or technical services including accounting, 31 counseling, architecture, design, engineering, law, management, and similar professions. 32 33 Restaurant: A retail business selling ready-to-eat food and/or beverages for on- or off-premise 34 consumption. These include eating establishments where customers are served from an ordering 35 counter for either on- or off-premise consumption (“counter service”); establishments where 36 customers are served food at their tables for on-premise consumption (“table service”), which 37 may also provide food for take-out; and exclusively pedestrian oriented facilities that serve from a 38 walk-up ordering counter. Examples include cafes, ice cream shops, and delis. 39 40 Rotorcraft: A heavier-than-air aircraft that depends principally for its support in flight on the lift 41 generated by one or more rotors. FAA FAR Part 1

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Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
26 1
2 Ukiah Municipal Airport Master Plan: The Ukiah Municipal Airport Master Plan prepared by 3 Shutt Moen Associated and adopted by the Ukiah City Council on July 3, 1996. Herein referred to 4 as the Master Plan.
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 24
25 26
27 28
29 30
31 32
33 34
35 36
37 38
39 40
41

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Ukiah Municipal Airport Planned Development Regulations City Council Adopted May 15, 2013
27 1 Exhibit 1
2 Airport PD Rezoning Parcels
APN Previous
Zoning
City Council Approved
Zoning
003-230-22 Public Facilities (PF) Planned Development - Public Facilities (PD-PF)
003-230-23 Public Facilities (PF) Planned Development - Public Facilities (PD-PF)
003-230-28 Manufacturing (M) Planned Development - Public Facilities (PD-PF)
003-280-05 Public Facilities (PF) Planned Development - Public Facilities (PD-PF)
003-280-06 Public Facilities (PF) Planned Development - Public Facilities (PD-PF)
003-280-07 Public Facilities (PF) Planned Development - Public Facilities (PD-PF)
003-280-08 Public Facilities (PF) Planned Development - Public Facilities (PD-PF)
003-310-03 Public Facilities (PF) Planned Development - Public Facilities (PD-PF)
003-310-04 Public Facilities (PF) Planned Development - Public Facilities (PD-PF)
003-310-06 Public Facilities (PF)
Planned Development - Public Facilities
(PD-PF)
003-310-07 Public Facilities (PF) Planned Development - Public Facilities (PD-PF)
003-310-08 Public Facilities (PF) Planned Development - Public Facilities (PD-PF)
003-310-09 Public Facilities (PF) Planned Development - Public Facilities (PD-PF)
003-310-10 Public Facilities (PF) Planned Development - Public Facilities (PD-PF)
003-330-62 Public Facilities (PF) Planned Development - Public Facilities (PD-PF)
180-120-03 Public Facilities (PF) Planned Development - Public Facilities (PD-PF)
3 4

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One Page Business Plan
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.

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 • Airport Safety
• Increase Runway to 5000 feet
About Ukiah Airport:
• 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 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 tenant and transient aircraft.
• City owned hangars and privately owned hangars.
• FBOs which provide flight training, air charter and aircraft maintenance.

The financial goals of are to continue operations of the airport in a positive fund balance and to find new ways to increase airport revenues.
▪ Airport operates as a business-type activity (enterprise fund) – aiming for cost recovery through fees, leases, fuel sales, etc.
▪ Serves as a vital regional hub for general aviation, cargo (FedEx/UPS), emergency services (CAL FIRE), and community connectivity
.
▪ Expenditures Personnel, Operations, Maintenance, Fuel Facilities ▪ Revenues are generated primarily through:
o User fees & charges for services (fuel sales, landing fees, tie-downs) o Land & hangar leases
o Parking and other tenant revenues
o Grants (especially for capital projects)
o Miscellaneous (fuel flowage, etc.)
Ukiah Regional Airport Planned Development Zoning District Regulations These regulations are to provide direction for the future public and private development or redevelopment of land located at the Airport in a manner that is consistent with the Master Plan and ensures future land uses will complement Airport functions and related commercial services.

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Agenda Item No: 14.b.

MEETING DATE/TIME: 5/20/2026

ITEM NO: 2026-737

AGENDA SUMMARY REPORT
SUBJECT: Receive a Report on Current Efforts and Strategic Direction of the City of Ukiah's Geographic Information System (GIS) Services.

DEPARTMENT: Community
Development PREPARED BY: Jesse Davis, Chief Planning Manager, Mariam Garcia, GIS Analyst PRESENTER: Mariam Garcia, GIS Analyst/Planning Manager
and Jesse Davis, Chief Planning Manager
ATTACHMENTS:

1. Official Map Updates - Examples

2. GIS Project Examples (Static)

3. Presentation Given
Summary: Receive a report on current efforts and strategic direction of the City of Ukiah's Geographic Information System (GIS) services.

Background: GIS refers to the software, data, and workflows used to map, analyze, and share spatial information about parcels, infrastructure, utilities, zoning, and other location-based assets. In a municipal setting, GIS connects information that is normally held in separate departments and separate file formats, like code violations and parcel information, to visualize it in useful ways.

Municipal GIS serves two audiences. Internal users (City Staff) use GIS to complete assigned work and make day-to-day decisions. External users (residents, applicants, businesses, etc.) use GIS to access public information, including zoning maps, district boundaries, and site hazards. The quality and accessibility of GIS data affects how efficiently Staff respond to requests and how clearly the public can understand City actions.

By making basic information more available, associated public inquires and phone calls are typically reduced.

City of Ukiah GIS History
The City of Ukiah (City) has maintained Geographic Information System (GIS) capabilities for nearly two decades. The recent history of GIS within the City falls across three periods:
• 2007 to 2009 – Initial GIS Coordinator. While the City had prior departmental efforts, this period marked the first dedicated position. The GIS Coordinator developed shapefiles, supporting information, and project-specific efforts such as trail mapping. This work established many of the foundational parcel, zoning, and infrastructure datasets still in use today. Following budget reductions after the 2008 recession, the position was eliminated.
• 2010 to 2025 – Department-Driven. GIS work was carried forward by the Department of Public Works (DPW), the Community Development Department (CDD), the Electric Utility Department (EUD), and outside consultants (e.g., Mintier Harnish, Mead & Hunt, etc.) on a project basis. Each department advanced GIS to meet its own operational needs. Without a centralized coordinator, updates to parcels and other cross-departmental datasets were difficult to maintain. With limited exceptions, most City Staff relied on ParcelQuest, a third-party service, for ownership and parcel information, as well as for

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basic buffer and mailing list functions.
• 2025 – GIS Analyst Hired. In January 2025, the City Council approved a dedicated GIS Analyst position, which was filled in June 2025. The 2025 GIS work program focused on:
o Data "triage" and updates to official maps (Attachment 1). o Dedicated Staff support to EUD, but services to multiple City Departments, including the Airport, CDD and DPW.
o Building an internal understanding of the City, the EUD service area, jurisdictional context, and regional service providers.
o Identifying cost savings and addressing immediate user needs. o Developing initial tools for Staff and the public.
o Establishing peer relationships and identifying best practices among comparable Northern California municipalities.

Identified Cost Savings
For the upcoming (2026-27) fiscal year, GIS Services are projected to save the City approximately $21,005.

The savings reflect a reduction in ParcelQuest software licenses to one (1) per department and the elimination of a $7,000 annual shapefile data update. This ParcelQuest shapefile update was distributed to Staff for years, but was not utilized due to software limitations and communication issues. Parcel updates and changes are now coordinated directly with relevant Mendocino County staff, and their Information Services staff.

Where are we in 2026?
As the City approaches the first full year of dedicated GIS staffing, Staff have:
• Reduced data gaps in core datasets, particularly zoning, assessor parcels, and hazard data. • Established working relationships across City departments, with the County, and with regional counterparts.
• Updated official maps to a consistent style and boundary set (Attachment 1). • Developed internal mapping tools that support the Downtown Zoning Code updates, Airport Compatibility analysis, helicopter parking identification, and Residential Housing Conditions analysis (Attachment 2).
• Internally deployed the UltiMap, an application built on the ESRI Experience Builder platform, with a public-use version planned for future release (Link Provided To City Council). • Transitioned from project-based mapping requests to coordinated GIS services.

The foundational data, tools, and relationships are now in place. The next step is to formalize how the City manages, governs, and grows its GIS investment over the long term.

Discussion: After approximately one year, Staff is presenting this report to update the City Council on the current state of GIS services and to outline a proposed framework for a five-year GIS Strategic Plan (Strategic Plan) that Staff intend to undertake with an identified GIS Steering Committee. The proposed framework is informed by a review of the Lassen County GIS Strategic Plan (2024) and the operation of peer municipalities in Northern California.

Adopting a phased GIS Strategic Plan would consolidate the gains made in 2025 and 2026, reduce duplicated effort across City Departments, and direct GIS staff time toward strategic projects rather than one-off requests.

The Phase 1 actions described below can be advanced within current staffing and existing structure.

Additional grant or operational funding needs identified during the planning process would be brought back to Council through the normal budget process, but guided by a strategic framework developed with a GIS Steering Committee.

The Strategic Plan would be organized around six functional areas: (1) GIS Governance; (2) GIS Digital Data and Databases; (3) Procedures, Workflow, and Integration; (4) GIS Software; (5) IT Infrastructure; and (6) GIS

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Training, Education, and Knowledge Transfer. The Phase 1 work in each area is summarized below.

GIS Governance – Phase 1: Phase 1 governance work would formalize the GIS governance model most appropriate for the City. Specific actions include:
• Establish a GIS Steering Committee consisting of department managers and Tier 1 users. • Improve coordinated Enterprise GIS management between Information Technology (IT) and City Departments.
• Develop GIS policies and mandates.
• Hold regular GIS user group meetings and events.

Procedures, Workflow, and Integration – Phase 1: Staff will document GIS Standard Operating Procedures (SOPs) and other workflows identified in the Year 1 needs assessment. These workflows include property profiles, official map updates, inter-department requests, GIS data updates, tool development, state and federal GIS updates, software integration, and county and regional data sharing. One near-term example is documenting the coordination between County and City departments for a US Census Bureau update. This update is needed following the recent annexation of the City's Corporation Yard at 1 Carousel Lane.

IT Infrastructure – Phase 1: Phase 1 infrastructure work includes producing a GIS architectural design diagram to support more robust user activity and data management. Staff would also evaluate emerging considerations relevant to municipal GIS, including computer vision for planning applications, reality capture for planning, and digital trust in public spaces.

GIS Training, Education, and Knowledge Transfer – Phase 1: Staff would develop a formal, multi-tiered GIS training plan, schedule department-specific training (especially for new staff), facilitate peer exchange and coordination with best-practice municipalities, and identify Tier 1 and Tier 2 users across City departments.

GIS Software – Phase 1: Phase 1 software work would prioritize and deploy three web applications identified in the needs assessment, such as public Story Maps and improvements to public facing applications. Staff would also prioritize and build tool sets for the electric, water, sewer and public works. Software integration is essential to an efficient and productive enterprise GIS. The following business systems are priorities for integration and interoperability:
• Asset management and related Department of Finance software (MUNIS) • Utility Billing (eBiz)
• Building Inspection & Code Enforcement permit tracking and licenses (Citizenserve) • Document management software (Laserfiche)
• Infrastructure (AutoCAD)
Next Steps: Staff proposes the following next steps:
• Purchase commercial data to underpin future GIS Planning efforts, including higher-resolution aerial/satellite imagery, structure footprints, and additional parcel data. • Form a GIS Steering Committee.
• Commence a Strategic Plan process.
• Refine and calibrate the initial tools developed in Year 1. • Support grant and operational needs of multiple departments.

Staff presents this report to the City Council to receive input on the proposed municipal GIS framework and to seek input for the Strategic Plan process planned during the upcoming year.

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Recommended Action: Receive a report on current efforts and strategic direction of the City of Ukiah's Geographic Information System (GIS) services.

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: City Manager's Office; Mendocino County Department of Information Services STRATEGIC PLAN (SP): SP 1C - Encourage and support an environmentally sustainable and resilient community by embracing new technology, setting policy, and evaluating critical infrastructure; SP 3B - Analyze and consider opportunities for regional partnerships that support or improve the delivery of municipal services.

GENERAL PLAN ELEMENTS (GP): ED 1.1 (Interagency Coordination).

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C1
C1
C1
C1
C1
C1
C2
C2
C2
C2
C2 C2
C2 C2
C2
CN
GU
M
M
M
M
PDI
PDR
PDRC
PF
PF
PF
PF
PF
PF
PF
PF
PF
PF
PF
PF
PF
PF
PF PF
PF
PFA
R1
R1
R1
R1
R1
R1
R1
R1 R1
R1
R1
R1
R1
R1
R1H
R2
R3
R3
R3
R3
R3 R3
R3
UC
PDLMMU
PDOS
PDHC
PDIAC
CN
PDR
DC
101
101
SH 222
TALMAGE ROAD
SOUTH DORA STREET
NORTH STATE STREET
NORTH SCHOOL STREET
NORTH DORA STREET
SOUTH STATE STREET
EAST GOBBI STREET
WEST PERKINS STREET
SOUTH DORA STREET
EAST PERKINS STREET

WALNUT AVENUE
WEST GOBBI STREET
Legend
City of Ukiah City
Limits
Ukiah Assessor
Parcels
Mendocino County
Assessor Parcels
Downtown Zoning
Code
Zone Designation
(R1) - Low Density
Residential
(R1H) - Low
Density Residential
- Hillside
(R2) - Medium
Density Residential
(R3) - High Density
Residenntial
(CN) - Nighborhood
Commercial
(C1) - Community
Commercial
(C2) - Heavy
Commercial
(DC) - Downtown
Core
(UC)- Urban Center
(GU) - General
Urban
(M) - Manufacturing
(PF) - Public
Facility
(PFA) - Public
Facilities
Agricultural
Combining
ROW - Right of
Way
(PDHC) - Planned
Development
Highway
Commercial
(PDI) - Planned
Development
Industrial
(PDIAC) - Planned
Development
Industrial Auto
Commercial
(PDLMMU) -
Planned
Development Light
Manufacturing
Mixed Use
(PDOS) - Planned
Development Open
Space
(PDPO) - Planned
Development
Professional Office
(PDR) - Planned
Development
Residential
(PDRC) - Planned
Development Retail
Commercial

CITY OF UKIAH ZONING MAP
DO NOT USE TO DETERMINE LEGAL BOUNDARIES. NO WARRANTY, EXPRESSED OR IMPLIED, IS MADE REGARDING ACCURACY, ADEQUACY, COMPLETENESS, LEGALITY, RELIABILITY, OR USEFULNESS OF THIS INFORMATION. 0 0.5
Miles
:

PAGE 1 of 2
Map Updated - February 2026
ATTACHMENT 1

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AG
AIP-PD
CC
CC
DC
HC
HC
HDR
HDR
HDR
HDR
HR
HR
I
I
LDR
LDR
LDR
LDR
LDR
MDR
MDR
MU-B
NC
P
P
P
P
P
P
P
REC
REC
REC
101
101
SH 222

TALMAGE ROAD

SOUTH DORA STREET

NORTH STATE STREET

NORTH DORA STREET

SOUTH SCHOOL STREET

SOUTH STATE STREET

EAST GOBBI STREET

SCOTT STREET

SOUTH DORA STREET

EAST PERKINS STREET

WALNUT AVENUE

WEST GOBBI STREET
Downtown Zoning Code
Ukiah Assessor Parcels
City of Ukiah City Limits
Mendocino County
Assessor Parcels
Hillside Residential
Rural Residential
Low Density Residential
Medium Density
Residential
High Density
Residential
Downtown Core
Mixed Use: Brush
Street
Neighborhood
Commercial
Community Commercial
Highway Commercial
Industrial
Public
Recreational
Open Space
Agriculture
Airport Industrial Park -
Planned Development
Future Annexation Area
CITY OF UKIAH 2040 GENERAL PLAN LAND USE MAP
DO NOT USE TO DETERMINE LEGAL BOUNDARIES. NO WARRANTY, EXPRESSED OR IMPLIED, IS MADE REGARDING ACCURACY, ADEQUACY, COMPLETENESS, LEGALITY, RELIABILITY, OR USEFULNESS OF THIS INFORMATION. 0 0.5
Miles
:

PAGE 1 of 2
Map Updated - February 2026

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DO NOT USE TO DETERMINE LEGAL BOUNDARIES. NO WARRANTY, EXPRESSED OR IMPLIED, IS MADE REGARDING ACCURACY, ADEQUACY, COMPLETENESS, LEGALITY, RELIABILITY, OR USEFULNESS OF THIS INFORMATION.

C2
DC
GU
GU
GU
UC
UC
UC
UC
GU
C1

EAST PERKINS STREET

SOUTH MAIN STREET

NORTH STATE
STREET
NORTH
MAI
N
STREET
NORTH

SCHOOL STREET
SOUTH
STATE
STREET

WEST CLAY STREET

EAST STANDLEY STREET

EAST CLAY STREET
:

Legend
Zone Designation
Community Commercial
(C1)
Heavy Commercial (C2)
Downtown Core (DC)
Urban Center (UC)
General Urban (GU)
Roads
Existing DZC Boundary
Ukiah Assessor Parcels
0 1,000
Feet
Downtown Zoning Code
MAP UPDATED FEBRUARY 2026

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NO
RTH
PINE
STREET

WEST CLAY STREET SOUTH MAIN STREET

CLEVELAND LANE

NORTH BUSH STREET

WEST SMITH STREET

NORTH OAK STREET
SOUTH
STATE
STRE
ET

WEST MILL STREET

WEST STANDLEY STREET
PLACE
OLGA

WEST PERKINS STREET

WALNUT AVENUE
SOUTH
OAK
STREET

NORTH DORA STREET
NORTH
STATE
STREET

WEST CHURCH STREET

NORTH MAIN STREET
NORTH
SCHOOL
STREET

MASON STREET

SOUTH DORA STREET

SOUTH BUSH STREET

SOUTH PINE STREET
SOUTH
SCH
OO
L
STREET

WEST STEPHENSON STREET

HENRY STREET

MORRIS STREET

EAST PERKINS STREET

EAST STANDLEY STREET

EAST CHURCH
STREET

EAST SMITH STREET

EAST STEPHENSON
STREET

EAST CLAY STREET

SEMINARY
AVENUE

EAST MILL STREET

HOLDEN STREET

MAIN CIRCLE JONES STREET
Lot B
Lot A
Lot C
Lot D
Lot E
Legend
On Street Parking
Restrictions

1.5 Hour Parking
2 Hour Parking
5 Hour Parking
Existing Parking Lots
Permit Only
Permit Only Until
3:30 PM
Public 2 Hour
Parking
Public Long Term
Downtown Parking
District #1
Existing Downtown
Zoning
C1 - Community
Commercial
C2 - Heavy
Commercial
DC - Downtown
Core
GU - General Urban
UC - Urban Center
Existing DZC
Boundary
Roads
¯
City of Ukiah Parking Map
0 250 500 125
Feet
DO NOT USE TO DETERMINE LEGAL BOUNDARIES. NO WARRANTY, EXPRESSED OR IMPLIED, IS MADE REGARDING ACCURACY, ADEQUACY, COMPLETENESS, LEGALITY, RELIABILITY , OR USEFULNESS OF THIS INFORMATION.

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DO NOT USE TO DETERMINE LEGAL BOUNDARIES. NO WARRANTY, EXPRESSED OR IMPLIED, IS MADE REGARDING ACCURACY, ADEQUACY, COMPLETENESS, LEGALITY, RELIABILITY, OR USEFULNESS OF THIS INFORMATION.

C1
C2
DC
GU
PF
REC/PF
UC
C1
C1
C1
C1
UC
UC
GU
GU
GU

EAST PERKINS STREET

SOUTH MAIN STREET

NORTH STATE
STREET
NORTH
MAI
N
STREET
NORTH

SCHOOL STREET
SOUTH
STATE
STREET

WEST CLAY STREET

EAST STANDLEY STREET

EAST CLAY STREET
:

Legend
Proposed DZC Zoning
C1 - Community
Commercial
C2 - Heavy Commercial
DC - Downtown Core
GU - General Urban
UC - Urban Center
PF - Public Facility
REC/PF - Recreation/
Public Facility
Roads
Proposed DZC
Boundary
Existing DZC Boundary
Ukiah Assessor Parcels
0 1,000
Feet
Proposed Downtown Zoning Code
MAP UPDATED FEBRUARY 2026
ATTACHMENT 2

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µ
1*
4 6
1 2
3 3
5 5
6 Legend
City of Ukiah City Limits
Ukiah Civic Center
Airport Compatibility Zone
Zone 1: Runway Protection Zone (RPZ)
Zone 1*: Ultimate Runway Protection Zone (RPZ)
Zone 2: Inner Approach/Departure Zone
Zone 3: Inner Turning Zone
Zone 4: Outer Approach/Departure Zone
Zone 5: Sideline Zone
Zone 6: Traffic Pattern Zone
Other Airport Environs
Flight Path Approximation
Arrival
Departure
Touch-and-Go
UKI Infill Parcels
20 ft Flight Path Buffer
Infill Development Policy Map
0 0.1 0.2 0.3 0.4
: Miles
Mendocino County
(Unincorporated)
Note: According to Ukiah City Code, any
development must adhere to the more restrictive
criteria identified by UKIALUCP to ensure
compliance with procedures and criteria
applicable to airport land use compatibility
planning.

DO NOT USE TO DETERMINE LEGAL BOUNDARIES. NO WARRANTY, EXPRESSED OR IMPLIED, IS MADE REGARDING ACCURACY, ADEQUACY, COMPLETENESS, LEGALITY, RELIABILITY, OR USEFULNESS OF THIS INFORMATION.

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µ
1*
4 6
1 2
3 3
5 5
6 Legend
City of Ukiah City Limits
Ukiah Civic Center
Airport Compatibility Zone
Zone 1: Runway Protection Zone (RPZ)
Zone 1*: Ultimate Runway Protection Zone (RPZ)
Zone 2: Inner Approach/Departure Zone
Zone 3: Inner Turning Zone
Zone 4: Outer Approach/Departure Zone
Zone 5: Sideline Zone
Zone 6: Traffic Pattern Zone
Other Airport Environs
Flight Path Approximation
Arrival
Departure
Touch-and-Go
20 ft Flight Path Buffer
UKI Infill Parcels Alternative Version 1
Infill Development Policy Alternative Map
0 0.1 0.2 0.3 0.4
: Miles
Mendocino County
(Unincorporated)
Note: According to Ukiah City Code, any
development must adhere to the more restrictive
criteria identified by UKIALUCP to ensure
compliance with procedures and criteria
applicable to airport land use compatibility
planning.

DO NOT USE TO DETERMINE LEGAL BOUNDARIES. NO WARRANTY, EXPRESSED OR IMPLIED, IS MADE REGARDING ACCURACY, ADEQUACY, COMPLETENESS, LEGALITY, RELIABILITY, OR USEFULNESS OF THIS INFORMATION.

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µ
1*
4 6
1 2
3 3
5 5
6 Legend
City of Ukiah City Limits
Ukiah Civic Center
Airport Compatibility Zone
Zone 1: Runway Protection Zone (RPZ)
Zone 1*: Ultimate Runway Protection Zone (RPZ)
Zone 2: Inner Approach/Departure Zone
Zone 3: Inner Turning Zone
Zone 4: Outer Approach/Departure Zone
Zone 5: Sideline Zone
Zone 6: Traffic Pattern Zone
Other Airport Environs
Flight Path Approximation
Arrival
Departure
Touch-and-Go
Helicopter - Arrival
Helicopter - Departure
20 ft Flight Path Buffer
UKI Infill Parcels Alternative Version 2
Infill Development Policy
Alternative (Version 2) Map
0 0.1 0.2 0.3 0.4
: Miles
Mendocino County
(Unincorporated)
Note: According to Ukiah City Code, any
development must adhere to the more restrictive
criteria identified by UKIALUCP to ensure
compliance with procedures and criteria
applicable to airport land use compatibility
planning.

DO NOT USE TO DETERMINE LEGAL BOUNDARIES. NO WARRANTY, EXPRESSED OR IMPLIED, IS MADE REGARDING ACCURACY, ADEQUACY, COMPLETENESS, LEGALITY, RELIABILITY, OR USEFULNESS OF THIS INFORMATION.

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THIS MAP AND DATA ARE PROVIDED WITHOUT WARRANTY OF ANY KIND.

DO NOT USE TO DETERMINE LEGAL PROPERTY BOUNDARIES.
:

RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ

RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ

RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ RPZ

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OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ

OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ OFZ + + + + + + + + + + + + + + +
+
+
+ + + + + + + + + + + + + + +
+
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Bureau of Land Management, Esri, HERE, Garmin, INCREMENT P, USGS,

EPA, USDA

HELIBASE PARKING UKIAH REGIONAL AIRPORT
Helipad Parking Space 0 0.05
Miles

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101
101

SOUTH SCHOOL STREET NORTH STATE STREET

NORTH SCHOOL STREET

SOUTH DORA STREET

NORTH DORA STREET

SOUTH STATE STREET

WALNUT AVENUE

WEST STANDLEY STREET

SCOTT STREET

WEST PERKINS STREET

EAST PERKINS STREET
Ukiah Assessor Parcels
Census Tract Block Group
115.1
City of Ukiah City Limits
SOUND
MINOR

MODERATE

SUBSTANTIAL

DILAPIDATED

NON-RESIDENTIAL
Housing Conditions Survey Map of CTBG 115.1
0 500
:

Feet
DO NOT USE TO DETERMINE LEGAL BOUNDARIES. NO WARRANTY, EXPRESSED OR IMPLIED, IS MADE REGARDING ACCURACY, ADEQUACY, COMPLETENESS, LEGALITY, RELIABILITY, OR USEFULNESS OF THIS INFORMATION.

Ukiah City Limits

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Public User Interface
• Limited assessor parcel information
• Mismatch in updates between zoning and
2040 General Plan Designations
• Data stored in each layer instead of within
assessor parcel
• City Limits layer not reflecting current
boundaries
• Poor GUI; UX
• Staff and public revert to other tools

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Where are we in 2026?
Data Triage
Over 200+ changes to assessor
parcels
Parcel corrections: boundary
fixes, geometry cleanup,
resolving gaps
Legal adjustments: Lot Line
Adjustments (LLAs), deed
information, transfer dates
Land use updates: Zoning
changes, General Plan
updates, Western Hills
annexation
2017 2026

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UKI Infill Policy Map Viewer
Effectively pinpoints key differences between
versions of proposed infill parcels.

Digitized key pieces of information such as
flight path approximation.
- Georeferencing static maps into
usable shapefiles
Where are we in
2026?

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Where are we in 2026?

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Where are we in 2026?
Downtown Zoning Code Reform
Slider Tool effectively
communicates contrasting changes to the
Downtown Zoning Code.
- Parcel comparison between proposed
versions

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Where are we in 2026?
Housing Conditions Survey
Transformed 1,700+ tabular address
data entries by georeferencing
address points to visualize housing
conditions throughout Ukiah.

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Where are we in 2026?
Data Management/Workflows
Interagency Collaboration with Mendocino County
Geographic Information Systems (GIS) Office
- Mutual collaboration with data exchange,
future working groups to allow timely access to
parcel updates and assessor information.

Countywide GIS Hub
- Publicly available layers
- Parcels
- Road Centerlines
- Private and Public
- Water Districts
- Highways
- School Districts

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Agenda Item No: 14.c.

MEETING DATE/TIME: 5/20/2026

ITEM NO: 2026-838

AGENDA SUMMARY REPORT
SUBJECT: Receive and Accept the 2026 City of Ukiah Housing Conditions Survey, Funded by a State Community Development Block Grant Planning Grant, and Provide Additional Direction to Staff as Necessary.

DEPARTMENT: Community
Development PREPARED BY: Jim Robbins, Housing and Grants Manager PRESENTER:

Jim Robbins, Housing and Grants Manager and
Andrea Trincado, Project and Grant
Administrator
ATTACHMENTS:

1. 2026-Housing-Conditions-Survey-Report_5-11-26

2. Presentation Given
Summary: Council is requested to receive and accept the completed 2026 Housing Conditions Survey, including the final report, and provide additional direction to Staff as necessary. Staff will provide a presentation of the report at the meeting.

Background: On June 15, 2022, Council adopted Resolution 2022-41 authorizing the submittal of a State Community Development Block Grant (CDBG) application for a $250,000 Planning Grant for a Housing Conditions Survey. On August 17, 2022, Council adopted Resolution 2022-51 authorizing the submittal of a revised application for $99,689 instead of the original $250,000. The reason for this difference in the project budget was that the Community Development Department decided to implement the housing conditions surveying project "in-house" through a cross-disciplinary team of staff within all divisions, whereas previously the project budget was based on the procurement of a consultant to implement the activity.

In summer 2023, the State Department of Housing and Community Development (HCD) awarded a grant to the City through standard agreement 22-CDBG-PL-20038 for $99,689, and the agreement was executed on September 8, 2023. Preliminary project preparation work on the survey process began in November 2023, and the survey work began in January 2024. The initial survey work was complete by December 2025, and the Housing Conditions Survey Report final draft (Attachment 1) was reviewed by Staff and completed this month, in May 2026.

Discussion: The purpose of the Housing Conditions Survey is to provide an assessment of the condition of the housing stock in certain census tract block groups in the incorporated areas of the City of Ukiah. Results from the Survey will assist the City both in making grant-funded housing rehabilitation programs more effective and in being more competitive for future housing rehabilitation grant applications, including CDBG. Pursuing funding for an updated Housing Conditions Survey was also referenced within the City’s most recently adopted 2019-2027 Housing Element. The previous Housing Conditions Survey before this one was completed by the City in 2008.

The 2026 Housing Condition Survey provides a comprehensive curb-side “windshield” evaluation of exterior structural conditions for residential units located within designated low- to moderate-income (LMI) census tract block groups in the City of Ukiah (defined as the number of households with gross incomes less than 80% of the Area Median Income, AMI, for Mendocino County). The survey establishes a current, data-driven assessment of housing conditions within areas of Ukiah with a majority of low- and moderate-income

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households.

The report builds upon the methodology established in the 2008 Housing Condition Survey, the last such survey conducted by the City, with refinements to the scoring criteria and field procedures. These updates improve clarity and consistency in exterior-only assessments while maintaining comparability with prior reporting efforts. Findings are organized by Census Tract Block Group rather than by geographic Zones, as presented in the 2008 report. The 2026 survey focuses specifically on the seven LMI census block groups, providing greater analytical precision. Also unique to this 2026 report is a survey of the population of 3,201 residential units across these census block groups, providing an in-depth analysis of housing conditions in Ukiah. The results will inform rehabilitation prioritization, funding allocation, and long-term housing policy planning.

Analysis indicates that housing conditions across the study area generally fall within the Moderate to Substantial condition categories when averaged at the block group level. While many homes exhibit routine aging consistent with Ukiah’s climate and the age of the housing stock, several areas show concentrated patterns of deferred maintenance.

Staff recommends Council receive and accept the 2026 City of Ukiah Housing Conditions Survey, discuss any questions with Staff, and provide additional direction as necessary.

Recommended Action: Receive and accept the completed 2026 Housing Conditions Survey, funded by a State Community Development Block Grant Planning Grant, and provide additional direction to Staff as necessary.

BUDGET AMENDMENT REQUIRED: N/A
CURRENT BUDGET AMOUNT: $99,689 in state CDBG grant funds PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: State Grant 22-CDBG-PL-20038
REVENUE: No GRANT: Yes
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: Craig Schlatter, Community Development Director, Matt Keizer, Cheif Building Official STRATEGIC PLAN (SP):SP 1A - Build neighborhoods that provide access for all to a compatible balance of housing, employment, commercial, medical, education, and recreational resources; SP 1B - Provide services that support a high quality of life for all residents, including fostering diverse, inclusive, sustainable, and accessible neighborhoods.

GENERAL PLAN ELEMENTS (GP): GP-A8 - Housing Element (2019-2027).

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2026

CITY OF UKIAH

HOUSING CONDITIONS

SURVEY REPORT
Draft completed: May 11, 2026
Adopted by the Ukiah City Council: DATE
This survey and report were made possible by a Community Development Block Grant from the California Department of Housing and Community Development, grant # 22-CDBG-PL-20038.

Attachment 1

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Acknowledgements
The 2026 City of Ukiah Housing Conditions Survey was made possible by a Community Development Block Grant from the California Department of Housing and Community Development, grant # 22-CDBGPL-20038.

Special Thanks to County of Mendocino GIS Office and Planning and Building Services Department staff for providing the residential address data on which the report was based.

The Housing Conditions Survey was implemented by City of Ukiah Community Development Department staff, and the Housing Conditions Survey Report was written by department staff.

City Of Ukiah Community Development Department Staff
Craig Schlatter, Director of Community Development
Matt Keizer, Chief Building Official
Jim Robbins, Housing and Grants Manager
Andrea Trincado, Project and Grants Administrator
Tom Hoover, Building Inspector II
Shane Baarts, Code Enforcement Inspector II
Elizabeth Frausto, Community Development Technician I
Leiloni Shine, Housing and Grants Specialist
Mariam Garcia, GIS Analyst
City Of Ukiah Staff
Sage Sangiacomo, City Manager
Shannon Riley, Deputy City Manager
David Rapport, City Attorney
City of Ukiah City Council
Susan Sher, Mayor
Juan Orozco, Vice Mayor
Heather Criss, Councilmember
Mari Rodin, Councilmember
Douglas Crane, Councilmember

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1 City of Ukiah
2026 Housing Condition Survey Report

1. Executive Summary
The 2026 Housing Condition Survey provides a comprehensive curb-side “windshield” evaluation of exterior structural conditions for residential units located within designated low- to moderateincome (LMI) census tract block groups in the City of Ukiah (defined as the number of households with gross incomes less than 80% of the Area Median Income, AMI, for Mendocino County). The survey establishes a current, data-driven assessment of housing conditions within areas of Ukiah with a majority of low- and moderate-income households.

This report builds upon the methodology established in the 2008 Housing Condition Survey, the last such survey conducted by the City, with refinements to the scoring criteria and field procedures. These updates improve clarity and consistency in exterior-only assessments while maintaining comparability with prior reporting efforts.

Findings are organized by Census Tract Block Group rather than by geographic Zones, as presented in the 2008 report. The 2026 survey focuses specifically on the seven LMI census block groups, providing greater analytical precision. Also unique to this 2026 report is a survey of the population of 3,201 residential units across these census block groups, providing an in-depth analysis of housing conditions in Ukiah. The results will inform rehabilitation prioritization, funding allocation, and long-term housing policy planning.

The survey data demonstrates:
• A measurable presence of moderate exterior deficiencies, including aging roofing materials, deteriorated paint, minor settlement cracking, and worn trim. • Concentrations of substantial condition ratings within specific block groups, indicating a higher incidence of visible structural deterioration and cumulative deferred maintenance. • Variation among block groups, reflecting differences in housing age, density, tenancy patterns, and reinvestment levels.

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2 Overall, the findings confirm that housing deterioration is present within the City’s LMI neighborhoods at levels that justify continued and targeted rehabilitation assistance. While widespread critical failure conditions were not predominant, the cumulative impact of moderate and substantial deficiencies suggests that proactive intervention will help prevent further decline and higher-cost structural rehabilitation in the future.

The 2026 survey provides a baseline for prioritizing rehabilitation funding, targeting outreach to areas with higher concentrations of substantial conditions, and supporting future CDBG and housing-related grant applications. It also establishes a framework for ongoing monitoring of neighborhood-level housing trends to ensure that public investment is directed where need is most acute.

The 2026 Housing Condition Survey directly supports implementation of the City’s adopted Housing Element (2019–2027) by advancing Goal H1: Policies 1-1 and 1-4, as well as Implementation Program 1a:

Goal H-1: Conserve, rehabilitate, and improve the existing housing stock to provide adequate, safe, sustainable, and decent housing for all Ukiah residents.

Policy 1-1: Encourage the rehabilitation of existing residential units.

Policy 1-4: Promote increased awareness among property owners and residents of the importance of property maintenance to long-term housing quality.

Implementation Program 1a: Emphasize rehabilitation of mobile homes, detached single-family dwelling units, and lower-income multifamily housing projects. Prioritize funding for health and safety repairs, energy efficiency improvements, and ADA accommodations. Assist in completing the rehabilitation of at least 25 lower income housing units in the planning period.

As reflected in the Housing Element’s emphasis on maintaining safe, decent, and sustainable housing and expanding rehabilitation efforts, this report provides the data-driven foundation necessary to target rehabilitation programs, deploy Housing Trust Fund resources, and prioritize CDBG investments consistent with adopted policy objectives.

2. Background
The City of Ukiah is the county seat and primary population and service center for Mendocino County, located along the U.S. Highway 101 corridor in the Ukiah Valley. Ukiah is a compact city (approximately 7 square miles) with a 2020 Census population of 16,607, which contributes to relatively close proximity between residential neighborhoods, schools, parks, employment areas, and community facilities.

Ukiah’s development pattern includes a historic downtown and older in-town neighborhoods (generally characterized by smaller lots, mature street trees, a connected street grid, and a higher share of older housing stock), as well as more recent subdivisions that include a mix of singlefamily homes, duplexes, and multi-family developments. This range of development eras is

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3 relevant to housing condition analysis because building age, construction type, and past reinvestment patterns often influence the prevalence of observable exterior maintenance needs.

2.1 Climate and Weathering Impacts on Housing Conditions Ukiah’s Mediterranean climate—characterized by hot, dry summers and cool, wet winters—has a measurable long-term impact on exterior housing conditions. Seasonal temperature extremes, concentrated winter precipitation, and periodic drought cycles collectively contribute to material aging and deferred maintenance patterns observed throughout the study area.

Summers in Ukiah are typically hot and dry, with daytime high temperatures exceeding 90°F and occasional heat events reaching above 100°F. Extended summer heat and ultraviolet (UV) exposure accelerate the deterioration of exterior finishes, including fading and peeling paint, cracking and warping of wood siding, and premature aging of roofing materials and sealants.

Repeated expansion and contraction from daily temperature swings further contribute to material fatigue over time.

Winter rainfall, particularly during heavy storm events, increases the risk of roof and gutter deterioration, flashing failure, and water intrusion. Where drainage systems are inadequate, prolonged moisture exposure can lead to wood rot, pest damage, foundation settlement, and visible exterior siding decay. Although freeze–thaw cycles are limited compared to colder climates, occasional freezing temperatures may exacerbate cracking in concrete, stucco, and masonry where moisture is present.

Extended drought periods common to Northern California also affect housing conditions by causing soil shrinkage around foundations, minor settlement cracking, vegetation loss, and increased wildfire exposure risk. In lower-income areas where routine maintenance may be deferred, these climate-related stressors can compound over time.

Overall, Ukiah’s weather patterns contribute to gradual but cumulative exterior deterioration, particularly in older housing stock. These environmental factors provide important context when interpreting moderate and substantial condition classifications within the 2026 survey’s low- to moderate-income census block groups.

2.2 Demographics and Income Context
Recent U.S. Census estimates indicate that the median household income for the City of Ukiah is approximately $66,000 (2020–2024 ACS). This citywide figure reflects a broad range of household incomes across diverse neighborhoods and housing types.

The census block groups included in the 2026 Housing Condition Survey are designated as low- to moderate-income (LMI) areas for purposes of federal Community Development Block Grant (CDBG) eligibility. Under federal criteria, this designation means that at least 51 percent of households within each block group earn at or below 80 percent of Area Median Income (AMI). This classification is a technical funding threshold used to determine program eligibility and does not characterize the full range of income levels or housing types present within these neighborhoods.

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4 For federal CDBG eligibility, “low- to moderate-income” (LMI) is defined relative to the Area Median Income (AMI) for the relevant county. In the Mendocino County area (which includes Ukiah), lowincome thresholds are generally set at 80 percent of AMI. Based on 2021 HUD income limit tables, the 80 percent AMI level for a typical household sized four in Mendocino County was approximately $75,100, reflecting the income cutoff used to determine LMI status for block group eligibility in this survey.

While median household incomes within the surveyed block groups are generally lower than the overall citywide median, these areas include a mix of homeowners and renters, varying property conditions, and long-established residential neighborhoods. Income levels are one of several factors that can influence the pace and scale of exterior home maintenance, particularly given increasing costs of construction materials, skilled labor, insurance, and utilities.

3. Methodology

3.1 Survey Scope
The 2026 Housing Condition Survey evaluated all residential units within designated low- and moderate-income (LMI) census tract block groups in the study area (115.1, 115.2, 115.4, 115.5, 116.1, 116.2, and 116.3). These block groups met 2022 federal LMI eligibility criteria. The 2022 data was used because it was the most current information available at the time the Community Development Block Grant (CDBG) grant application was submitted.

Each unit was assessed using standardized criteria generally consistent with prior reporting periods to ensure comparability, with updates made to clarify and strengthen the evaluation methodology.

Unlike the 2008 Housing Condition Survey, which sampled random residences citywide to estimate overall conditions, the 2026 survey assessed the population of residential units within the eligible census tract block groups. The 2008 survey relied on statistical samples, which introduced a margin of error. In contrast, the 2026 survey eliminated sampling error within the study area by conducting a survey of the population.

3.2 Geographic Reorganization
The previous study, funded by a City of Ukiah Redevelopment grant, surveyed residential units citywide in three Zones (North, Middle and South). For 2026, results are reorganized by low- to moderate-income U.S. Census Tract Block Groups, allowing for more granular geographic precision within the study area and more accurate data from which to draw conclusions.

3.3 Surveyors
The Community Development Department deployed a unique and innovative approach to conducting surveys. First, staff in the Code Enforcement and Building Inspections Divisions of the Department were trained by CDBG/Housing Division staff in how to conduct housing conditions

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5 “windshield” surveys. Next, through preliminary surveying efforts, the team worked together to develop a standardized survey methodology and approach. After this approach was wellunderstood by all housing conditions surveyors, code enforcement division personnel took the lead in completing surveys, while also identifying potential code issues. If code issues were identified that required immediate attention, code enforcement personnel communicated these properties to the building inspections and housing divisions, for outreach related to the City’s CDBG Housing Rehabilitation program. Several properties were identified for housing rehabilitation assistance through these efforts.

This approach enabled the City to use multiple personnel (6) within three divisions of the department to survey the entire population of housing units in the LMI census tract block groups. It also identified units needing code enforcement action and connected LMI households to funding assistance through the CDBG-funded housing rehabilitation.

3.4 Surveyor Training
Prior to fieldwork, staff reviewed the 2008 Housing Condition Survey template and report to understand historical scoring methodology and classification thresholds.

Staff consulted with the City of Ukiah Chief Building Official/Chief Code Enforcement Officer to evaluate each scoring category and determine whether updates were necessary to reflect observable conditions and modern building practices.

Based on this review, certain scoring elements were broadened to improve clarity and field application. The revised guidelines for scoring emphasize observable exterior aging, material deterioration, and modernization rather than conditions that are difficult to evaluate from a curbside vantage point.

Each unit received a condition score based on established evaluation criteria. For each Block Group, the following calculations were applied:
• Total Score (Block Group) = Sum of all unit scores within the block • Number of Units (Block Group) = Total surveyed units within the block • Average Block Group Score = Total Score ÷ Number of Units This weighted approach ensures averages accurately reflect block group-level conditions based on total unit count.

3.5 Scoring Methodology
Each housing unit received a structural condition score based on five major categories:

Foundation, Roofing, Siding/Stucco, Windows, and Electrical. Scores reflect graduated levels of deterioration.

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6 Total structural scores were calculated by summing category scores for each unit. Units were classified using the established structural thresholds: Sound (9 or less); Minor (10–15); Moderate (16–39); Substantial (40–55); Dilapidated (56).

For Block Group analysis, block group-level averages were calculated as Total Score divided by the Number of Units surveyed within each block group.

Additional information was gathered on each location, such as: vacancy status, whether the home was for sale at the time of the survey, construction type (stucco, wood framed, modular, etc. structure type (single family with garage, duplex, multi-family, etc.), frontage improvements (sidewalk, curb, gutter, etc.) along with the condition of the pavement and sidewalk in front of the residence. These sections were mainly yes or no options; however, the assessment of the pavement and sidewalk provided an option to rate the condition as good, poor, or missing.

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8 4. Housing Unit Condition Analysis & Summary
A total of 3,248 units were surveyed across 7 Census Tract Block Groups. Block group-level units ranged from 223 to 701 units. Block groups are defined by the boundaries that were established as part of the 2020 census. The following maps show the boundaries of the census block groups that were studied as part of this survey.

4.1 Structural Condition Categories
Foundation
Foundation conditions reflect structural aging and observable performance indicators. The 2026 revisions emphasize aging in place and visible integrity rather than crack identification alone.

Foundation scoring is based on the following ranges:
• 0–5: New
• 6–10: Aging in place
• 11–15: 20+ years of age
• 16–25: No foundation or major structural failure
This scale allows surveyors to distinguish between normal age-related wear and significant structural deficiencies.

Roofing
Roofing scores capture progressive deterioration, including weathering, tarping, delamination, and replacement need, allowing clearer differentiation between moderate aging and critical failure.

Roofing was evaluated using the following scale:
• 0: New
• 1–5: Weathered
• 6–10: Heavy weathering
• 11–15: Tarped, damaged, or section failure
• 16–20: No spark arrester or visible delamination
• 21–25: Needs replacement
This expanded range provides greater clarity in identifying roofs approaching failure versus those experiencing normal aging.

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9 Siding / Stucco
Exterior wall conditions were evaluated along a continuum of deterioration, including weathering, rot, separation, and replacement thresholds.

Siding and stucco scoring criteria include:
• 0: New
• 1–5: Light weathering
• 6–10: Heavy weathering or signs of rot
• 11–15: Dry rot, material separation, or stucco breakage • 16–20: Needs replacement
This structure allows surveyors to distinguish between cosmetic aging and material failure requiring rehabilitation.

Windows
Window scoring emphasizes modernization and material type rather than isolated pane damage, providing a more accurate reflection of long-term condition.

Window evaluation is based on:
• 0: New
• 1–4: Vinyl replacement windows
• 5–9: Original aluminum or wood-framed windows
• 10: In need of replacement or single-pane
This approach reflects both modernization status and energy-efficiency implications.

Electrical
Electrical evaluation focuses on observable service panel condition and modernization.

Interior wiring systems were not assessed.

Electrical scoring is as follows:
• 0: New
• 1–5: Meter face visible or panel unidentifiable
• 6–10: Main panel requires replacement
This component evaluates visible service adequacy and modernization status only, consistent with the exterior-only survey methodology.

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10 Structural Scoring Classification
Total structural points are aggregated and classified as follows:
• Sound: 9 or less
• Minor Deterioration: 10–15
• Moderate Deterioration: 16–39
• Substantial Deterioration: 40–55
• Dilapidated: 56
A dilapidated unit is defined as one that appears structurally unsound, exhibits nonexistent maintenance, and may require major rehabilitation or reconstruction.

5. Block Group-Level Condition Summary
Detailed block group level summaries by category follow:

Table 1 below summarizes survey coverage by Census Block.

Census Block
ID
Units
Surveyed
Total
Score
Average Score Condition
115.1 414 12,403 29.88 Moderate Deterioration
115.2 701 25102 35.68 Moderate Deterioration
115.4 223 10,308 46.22 Substantial Deterioration
115.5 289 9,351 32.36 Moderate Deterioration
116.1 632 26,668 42.20 Substantial Deterioration
116.2 472 15,195 32.19 Moderate Deterioration
116.3 470 11,792 25.09 Moderate Deterioration

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11 Examples: Housing Units in Sound Condition

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12 Example: Housing Unit in a Condition of Minor Deterioration

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13 Example: Housing Unit in a Condition of Moderate Deterioration Example: Housing Unit in a Condition of Substantial Deterioration

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14 Example: Housing Unit in Dilapidated Condition

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15 6. Block Group-Level Condition Analysis
Detailed block group-level summaries by category follow:

Census Tract Block Group 115.1

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16 Location and Boundaries
Census Block Group 115.1 is located in the north-central portion of Ukiah. The block group is largely bounded by U.S. Highway 101 to the north and east, with a small segment extending east of the highway. State Street forms the primary western boundary, and the southern edge transitions into adjacent residential neighborhoods south of Empire Drive. This positioning places the block group at a key interface between residential areas, the commercial corridor, and highway-oriented uses.

Neighborhood Character
Block Group 115.1 reflects a character of mixed land uses. Along State Street, the area includes a commercial corridor consisting of retail, service-oriented businesses, and office uses. Portions of the block group also contain light industrial and commercial service sites, particularly closer to the Highway 101 corridor.

Residential areas are interspersed between commercial and institutional uses, consisting primarily of single-family homes with some duplexes and small multi-family structures. The street pattern west of the highway follows a more traditional grid, while parcels near the highway corridor are more irregular in configuration.

Institutional and Community Assets
A notable feature within this block group is the Redwood Empire Fairgrounds, a significant regional facility that hosts community events, agricultural exhibitions, and large public gatherings. The Fairgrounds serve as both a community anchor and an emergency gathering location during regional incidents.

The block group also includes several educational facilities, including small charter schools and early childhood education centers. These institutional uses contribute to daytime activity and neighborhood foot traffic and reinforce the area’s role as a mixed residential and communityserving district.

Housing Stock and Age
Housing within 115.1 reflects a mix of early- to mid-20th-century construction and post-war construction. Structures near State Street tend to be older and smaller in footprint, while areas closer to Highway 101 reflect later development and commercial adjacency. The age and varied construction periods contribute to a range of exterior material types and maintenance conditions.

Survey Results and Summary of Findings
Census Block Group 115.1 includes 414 surveyed residential units. Overall condition ratings were:

Sound: 4 (1.0%); Minor Deterioration: 0 (0.0%); Moderate Deterioration: 307 (74.2%); Substantial:
103 (24.9%).

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17 Condition 115.1
Sound 4
Minor Deterioration 0
Moderate Deterioration 307
Substantial 103
Dilapidated 0
414
Foundations were largely classified as “Aging in Place” (259 units; 62.6%), with 155 units (37.4%) rated “New.”
Roofing showed 2 units (0.5%) with visible conditions consistent with higher-level repair need (tarping/damaged sections, delamination/no spark arrester, or replacement).

Roof Condition
New (Score 0) 5
Weathered (Score 1-5) 221
Heavily Weathered (Score 6-10) 186
Tarped/Damaged Section (Score 11-15) 2
No Spark Arrester, Delamination (Score 16-20) 0
Needs Replacement 0
414
Siding/stucco conditions indicated 4 units (1.0%) with dry rot/separation or in need of replacement.

Foundation Condition
New (Score 0-5) 155
Aging in Place (Score 6-10) 259
20+ Years of Age (Score 11-15) 0
No Foundation/Major Failure (Score 16-25) 0
414
Siding/Stucco
New (Score 0) 4
Light Weathering (Score 1-5) 305
Heavy Weathering (Score 6-10) 101
Dry Rot, Seperation, Stucco Break (Score 11-15) 4
Needs Replacement (Score 16-20) 0
414

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18 Window conditions indicated 100 units (24.2%) likely needing replacement; an additional 303 units (73.2%) showed older window systems.

Electrical panel observations suggest 3 units (0.7%) where meter panel replacement may be needed.

Housing unit Construction type included 396 wood (95.6%), 15 masonry (3.6%), 1 mobile, 0 modular, and 2 other.

Housing structure types were dominated by Multi-Family (216 units; 52.2%), followed by Single Family with Attached Garage (84 units; 20.3%).

Frontage improvements were generally present on most parcels (e.g., curbs/sidewalks/drainage/paved driveways present at 185 locations; 44.7%).

At the time of the curbside survey, 0 units were observed vacant and 0 units were posted for sale. 0 garage conversions and 0 ADUs were identified in the windshield survey of CTBG 115.1 Windows
New (Score 0) 5
Vinal Replacements (Score 1-4) 6
Old Aluminum/Original Wood Framing (Score 5-9) 303
Needs Replacement (Score 10) 100
414
Electrical 115.1
New (Score 0) 5
Meter Face Unidentifiable (Score 1-5) 406
Replace Meter Panel (Score 6-10) 3
414

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19 Census Tract Block Group 115.2

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20 Location and Boundaries
Census Block Group 115.2 is located on the west side of central Ukiah. The block group is generally bounded by Empire Drive to the north, West Smith Street to the south, Bush Street to the west, and State Street to the east. This places the area immediately adjacent to the downtown core and within one of Ukiah’s long-established residential neighborhoods.

Neighborhood Character
The area is characterized by a traditional grid street pattern, mature street trees, sidewalks, and smaller residential parcels. The western border of State Street is a commercial area that leads to the downtown area to the south. Its proximity to downtown supports walkability and access to commercial services, schools, parks, and civic facilities. Low Gap Road is a major street that runs through the center of this area, Mendocino County offices are located within this census block group, and the high school and recreational parks are located within close proximity to the west of this census block area.

The neighborhood contains a mix of single-family detached homes, duplexes, and small multifamily buildings. Residential density is moderate relative to more suburban areas of the city, reflecting incremental development over many decades. Rental and owner-occupied units are interspersed throughout the block group.

Housing Stock and Age
A significant portion of the housing stock in this area was constructed in the early to mid-20th century. Architectural styles and materials reflect these periods, including wood-frame construction, lap siding, stucco exteriors, and composition roofing. Due to the age of many structures, routine exterior maintenance plays an important role in preserving building integrity.

Survey Results and Summary of Findings
Census Block Group 115.2 includes 701 residential units surveyed. Overall condition ratings were:

Sound: 11 (1.6%); Minor: 36 (5.0%); Moderate: 496 (70.8%); Substantial: 124 (17.7%); Dilapidated:
34 (4.9%).

Condition 115.2
Sound 11
Minor 36
Moderate 496
Substantial 124
Dilapidated 34
701

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21 Foundation conditions were predominantly stable, with 4 units (0.6%) flagged for major foundation failure/no foundation. 605 units were classified as “aging in place” and 49 as “20+ years of age.” Foundation Condition 115.2
New (Score 0-5) 45
Aging in Place (Score 6-10) 605
20+ Years of Age (Score 11-15) 49
No Foundation/Major Failure (Score 16-25) 2
701
Roofing showed 175 units (25.0%) with visible conditions consistent with higher-level repair need (tarping/damaged sections, delamination/no spark arrester, or replacement).

Roof Condition 115.2
New (Score 0) 4
Weathered (Score 1-5) 374
Heavy Weathering (Score 6-10) 148
Tarped Damaged Section (Score 11-15) 122
No Spark Arrester, Delamination (Score 16-20) 43
Needs Replacement (Score 21-25) 10
701
Siding/stucco conditions indicated 65 units (9.3%) with dry rot/separation or replacement-level deterioration.

Siding/Stucco 115.2
New (Score 0) 6
Light Weathering (Score 1-5) 416
Heavy Weathering (Score 6-10) 220
Dry Rot, Separation, Stucco Break (Score 11-15) 52
Needs Replacement (Score 16-20) 13
701

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22 Window conditions indicated 213 units (30.4%) likely needing replacement; an additional 299 units (42.7%) showed older window systems.

Windows 115.2
New (Score 0) 3
Vinal Replacements (Score 1-4) 186
Old Aluminum/Original Wood Framing (Score 5-9) 299
Needs Replacement (Score 10) 213
701
Electrical panel observations suggest 182 instances (26.8%) where meter panel replacement may be needed. (Note: electrical tallies are observation-based and may not equal total units in areas with multi-meter configurations.).

Electrical 115.2
New (Score 0) 7
Meter Face Unidentifiable (Score 1-5) 512
Replace Meter Panel (Score 6-10) 182
701
Housing unit Construction type included 694 wood (99.0%) 3 masonry, 0 mobile, 2 modular, and 2 other.

Housing structure types were dominated by Single Family with Attached Garage (316 units;

45.1%), followed by Multi-Family (144 units; 20.5%).

Frontage improvements were generally present on most parcels (e.g., curbs/sidewalks/drainage/paved driveways present at 693 locations; 98.9%).

At the time of the curbside survey, 4 units were observed vacant and 3 units were posted for sale. 22 garage conversions and 10 ADUs were identified in the windshield survey of CTBG 115.2.

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23 Census Tract Block Group 115.4

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24 Location and Boundaries
Census Block Group 115.4 is centrally located within the eastern portion of Ukiah, west of U.S.

Highway 101 and generally south of Block Group 115.1. The block group extends eastward from the traditional downtown grid toward Perkins Street and adjacent residential corridors. Its location places it between the historic core of the city and the more highway-oriented commercial development patterns to the east.

Neighborhood Character
Block Group 115.4 reflects a predominantly residential character with moderate density. The street network follows a traditional grid pattern in the western portion, transitioning into more varied parcel configurations toward the eastern edges. Residential uses are the dominant land use; however, the block group benefits from proximity to major commercial corridors along Perkins Street and State Street.

Housing types include single-family detached homes, duplexes, and a meaningful concentration of multi-family residential developments. Compared to 115.1, this block group contains a higher proportion of multi-dwelling units, contributing to greater overall residential density.

Commercial and Mixed-Use Interface
While primarily residential, 115.4 is influenced by its adjacency to commercial areas along Perkins Street, one of Ukiah’s primary east-west corridors. Retail, service businesses, and neighborhoodserving commercial uses are located near the northern and eastern edges of the block group. This proximity provides convenient access to goods and services but also introduces transitional land use patterns between residential and commercial parcels.

Civic and Community Features
Block Group 115.4 benefits from its central location and access to public facilities and communityserving institutions within short walking or driving distance. The area is situated near schools, neighborhood parks, and public infrastructure that support daily residential life. The established grid pattern and infrastructure (curbs, sidewalks, gutters in many segments) reflect its longstanding role within the city’s developed core.

Housing Stock and Age
The housing stock in 115.4 is largely mid-century in origin, with significant construction occurring between the 1940s and 1970s, supplemented by later infill and apartment development. Exterior materials commonly include stucco, wood siding, and composition roofing typical of that era. The presence of multi-family housing introduces variations in building scale and maintenance cycles compared to predominantly single-family neighborhoods.

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25 The concentration of mid-century housing contributes to observable aging patterns in exterior finishes, roofing systems, and structural components, particularly where reinvestment has been incremental.

Survey Results and Summary of Findings
Census Block Group 115.4 includes 223 surveyed residential units. Overall Condition ratings were: Sound 0; Minor 0; Moderate: 99 (44.4%); Substantial 96 (43.0%); and Dilapidated 29 (13.0%).

Condition 115.4
Sound 0
Minor 0
Moderate 99
Substantial 96
Dilapidated 29
224
Foundation conditions were predominantly stable, with 2 units (0.9%) flagged for major foundation failure/no foundation.

Foundation Condition 115.4
New (0-5) 1
Aging in Place (6-10) 173
20+ Years of Age (11-15) 48
No Foundation/Major Failure (16-25) 2
224
Roofing condition showed 140 units (62.8%) with visible conditions consistent with higher-level repair need (tarping/damaged sections, delamination/no spark arrester, or replacement).

Roof Condition 115.4
New (Score 0) 2
Weathered (Score 1-5) 35
Heavy Weathering (Score 6-10) 47
Tarped/Damaged Section (Score 11-15) 38
No Spark Arrester, Delamination (Score 16-20) 68
Needs Replacement (21-25) 34
224

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26 Siding/Stucco conditions indicated 49 units (22.0%) with dry rot/separation or replacement-level deterioration.

Siding/Stucco 115.4
New (Score 0) 0
Light Weathering (Score 1-5) 58
Heavy Weathering (Score 6-10) 117
Dry Rot, Separation, Stucco Break (Score 11-15) 27
Needs Replacement (Score 16-20) 22
224
Window conditions indicated 53 units (23.8%) likely needing replacement; an additional 89 units (39.9%) showed older window systems.

Windows 115.4
New (Score 0) 0
Vinal Replacements (Score 1-4) 82
Old Aluminum/Original Wood Framing (Score 5-9) 89
Needs Replacement (Score 10) 53
224
Electrical panel observations suggest 82 instances (36.8%) where meter panel replacement may be needed. (Note: electrical tallies are observation-based and may not equal total units in areas with multi-meter configurations.)
Electrical 115.4
New (Score 0) 0
Meter Face Unidentifiable (Score 1-5) 142
Replace Meter Panel (Score 6-10) 82
224
Housing unit Construction type included 161 wood (71.9%) 0 masonry, 0 mobile, 63 (28.1%) modular, and 0 other.

Housing structure types were dominated by Single Family with Carport (72 units; 32.3%), followed by Single Family with Attached Garage (67 units; 30.0%).

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27 Frontage improvements were generally present on most parcels (e.g., curbs/sidewalks/gutters/paved driveways present at 222 locations; 99.6%).

At the time of the curbside survey, 0 units were observed vacant and 0 units were posted for sale. 0 garage conversions and 0 ADUs were identified in the windshield survey of CTBG 115.4.

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28 Census Tract Block Group 115.5

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29 Location and Boundaries
Census Block Group 115.5 is located entirely east of the U.S. Highway 101 freeway, to the east of E.

Perkins Street, E. Gobbi Street, and Talmadge Road. Most of the Block Group is actually outside of the Ukiah city limits. Those neighborhoods in CTBG 115.5 that are inside the city limits are in the Oak Manor neighborhood, east of Highway 101, south of E. Perkins Street, north of E. Gobbi Street, and west of Washo Drive (and including those houses on the eastern side of Washo Drive). Two additional pockets of CTBG 115.5 that are inside the city limits are just south of E. Gobbi Street and south of Talmadge Road. Those pockets are commercial and industrial areas with little or no housing units. According to the new September 2025 FEMA flood maps, most of the Oak Manor neighborhood is in the 100-year floodplain (zone AE on the FEMA map).

Neighborhood Character
The Oak Manor neighborhood in Block Group 115.5 reflects a predominantly residential character with moderate density. The street network follows a traditional grid pattern. Residential uses in Oak Manor are the dominant land use.

Housing types include single-family detached homes as well as some duplexes. Compared to 115.1, this block group contains a higher proportion of single family detached units, contributing to a generally lower level of residential density by overall local Ukiah standards.

Housing Stock and Age
The housing stock in 115.5 is largely 1970s to 1980s in origin. Exterior materials commonly include stucco, wood siding, and composition roofing typical of that era.

The concentration of late 20th century housing contributes to observable aging patterns in exterior finishes, roofing systems, and structural components, particularly where reinvestment has been incremental.

Survey Results and Summary of Findings
Census Block Group 115.5 includes 289 surveyed residential units. Overall Condition ratings were: Sound 0; Minor 0; Moderate 264 (91.3%); Substantial 24 (8.3%); and Dilapidated 1.

Condition 115.5
Sound 0
Minor 0
Moderate 264
Substantial 24
Dilapidated 1
289

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30 Foundation conditions were predominantly stable, with 1 unit (0.3%) flagged for major foundation failure/no foundation.

Foundation Condition 115.5
New (0-5) 63
Aging in Place (6-10) 166
20+ Years of Age (11-15) 59
No Foundation/Major Failure (16-25) 1
289
Roofing condition showed 2 units (0.6%) with visible conditions consistent with higher-level repair need (tarping/damaged sections, delamination/no spark arrester, or replacement).

Roof Condition 115.5
New (Score 0) 0
Weathered (Score 1-5) 114
Heavy Weathering (Score 6-10) 173
Tarped/Damaged Section (Score 11-15) 0
No Spark Arrester, Delamination (Score 16-20) 2
Needs Replacement (Score 21-25) 0
289
Siding/Stucco conditions indicated 27 units (9.3%) with dry rot/separation or replacement-level deterioration.

Siding/Stucco 115.5
New (Score 0) 0
Light Weathering (Score 1-5) 138
Heavy Weathering (Score 6-10) 124
Dry Rot, Separation, Stucco Break (Score 11-15) 27
Needs Replacement (Score 16-20) 0
289
Window conditions indicated 1 unit (0.3%) likely needing replacement; an additional 207 units (71.6%) showed older window systems.

Windows 115.5
New (Score 0) 0
Vinal Replacements (Score 1-4) 81
Old Aluminum/Original Wood Framing (Score 5-9) 207
Needs Replacement (Score 10) ___1
289

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31 Electrical panel observations suggest 106 instances (36.7%) where meter panel replacement may be needed. (Note: electrical tallies are observation-based and may not equal total units in areas with multi-meter configurations.)
Electrical 115.5
New (Score 0) 0
Meter Face Unidentifiable (Score 1-5) 183
Replace Meter Panel (Score 6-10) __106
289
Housing unit Construction Type included 289 wood (100%); 0 masonry; 0 mobile; 0 modular, and 0 other.

Housing Structure types were dominated by Single Family with Attached Garage (195 units; 67.5% followed by Duplex (65 units; 22.5%); Multi Family (23 units; 7.9%); Single Family with Detached Garage (3 units; 1.0%) and Single Family with No Garage (2 units; 0.6%).

Frontage improvements were present on almost all parcels (e.g., curbs/gutters/sidewalks/drainage/paved driveways were present at 284 locations; 98.2%).

At the time of the curbside survey, 0 units were observed vacant and 1 unit was posted for sale. 0 garage conversions and 0 ADUs were identified in the windshield survey of CTBG 115.5.

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32 Census Tract Block Group 116.1

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33 Location and Boundaries
Census Block Group 116.1 is centrally located within Ukiah, positioned west of U.S. Highway 101 and generally south of Block Group 115.4. It encompasses a significant portion of the city’s established residential neighborhoods and portions of the downtown core. The block group is generally bounded by East Perkins Street to the north (with a small segment extending north to Norton Avenue), East Gobbi Street to the south, Dora Street to the west, and Orchard Avenue to the east.

This location places 116.1 within the heart of Ukiah’s urban fabric. While close to major north– south routes such as State Street and the Highway 101 corridor, much of the residential area remains buffered from direct highway frontage. The block group functions as an integral component of the city’s central residential and downtown environment.

Neighborhood Character
Block Group 116.1 is predominantly residential, with moderate to moderately high residential density relative to neighborhoods along the city’s western edge. The street layout reflects the traditional grid pattern characteristic of central Ukiah, with smaller block sizes, established sidewalks in many segments, and long-standing public infrastructure.

The housing mix includes single-family detached homes, duplexes, and a notable concentration of multi-family residential buildings. Compared to lower-density peripheral areas, 116.1 contains a higher proportion of rental housing and attached or clustered residential development, contributing to its more compact urban character.

The area is highly walkable due to its grid pattern, proximity to commercial corridors, and close access to civic amenities.

Downtown Core and Historic Railroad Area
A significant portion of 116.1 includes the downtown business district and adjacent historically significant areas. The block group contains portions of the former railroad yard between Perkins Street and Clay Street, extending toward Leslie Street and the railroad tracks to the west. This area has historically served as a commercial and transportation hub and continues to evolve through redevelopment and civic investment.

The downtown core contains a concentration of historic commercial structures, local businesses, and community-serving enterprises that contribute to Ukiah’s economic and cultural identity.

The former railroad property within this block group is also the future site of the Mendocino County Superior Court facility, representing a major civic investment in the area. Adjacent to this corridor is an access point for the Ukiah segment of the Great Redwood Trail, further reinforcing the area’s pedestrian and connectivity features.

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34 Commercial and Civic Corridors
Perkins Street and Gobbi Street function as key east–west commercial corridors extending from Highway 101 into the downtown core.

Perkins Street includes retail and service uses as well as civic facilities such as the Mendocino County Library (Main Branch). This corridor provides an important connection between residential neighborhoods and downtown.

Gobbi Street contains a mix of affordable housing developments, neighborhood-serving grocery stores, and nearby county support service offices. The presence of both commercial and institutional uses along Gobbi contributes to the area’s role as a service-oriented corridor within the city.

Together, these corridors support strong walkability, access to employment, and proximity to public services.

Civic and Community Features
Due to its central location, 116.1 benefits from exceptional access to public amenities, including:
• The downtown commercial district
• The Mendocino County Library (Main Branch)
• Future Mendocino County Superior Court facility
• The rail trail corridor
• Public transit routes
• Established parks and recreational spaces nearby
• County support and service facilities
The concentration of civic and institutional uses contributes to daytime activity and reinforces the block group’s role as a mixed residential and civic district.

Housing Stock and Age
Housing stock in 116.1 primarily reflects mid-century construction, with many homes built between the 1940s and 1970s. Earlier 20th-century homes are present in portions closer to the downtown grid, while later infill and apartment development occurred in subsequent decades.

Exterior materials commonly include stucco, wood siding, and composition roofing typical of the era. Multi-family structures vary in scale, ranging from smaller duplexes to larger apartment complexes and affordable housing developments.

Given the age profile of the housing stock, observed exterior conditions often reflect cumulative aging of roofing systems, siding, and windows, particularly where preventative maintenance has

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35 been deferred. The higher density and multi-family presence also influence the concentration of exterior condition observations within the block group.

Survey Results and Summary of Findings
Census Block Group 116.1 includes 632 surveyed residential units. Overall Condition ratings were: Sound: 6 (0.9%); Minor: 1 (0.2%); Moderate: 256 (40.5%); Substantial: 346 (54.7%); Dilapidated: 23 (3.6%).

Condition 116.1
Sound 6
Minor 1
Moderate 256
Substantial 346
Dilapidated 23
632
Foundations were largely classified as “Aging in Place” (539 units; 85.3%), with 34 units (5.4%) rated “New.”
Foundation Condition 116.1
New (Score 0-5) 34
Aging in Place (Score 6-10) 539
20+ Years of Age (Score 11-15) 59
No Foundation/Major Failure (Score 16-25) 0
632
Roofing showed 211 units (33.4%) with visible conditions consistent with higher-level repair need (tarping/damaged sections, delamination/no spark arrester, or replacement).

Roof Condition 116.1
New (Score 0) 2
Weathered (Score 1-5) 146
Heavy Weathering (Score 6-10) 273
Tarped/Damaged Section (Score 11-15) 76
No Spark Arrester, Delamination (Score 16-20) 124
Needs Replacement (Score 21-25) 11
632

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36 Siding/Stucco conditions indicated 34 units (5.4%) with dry rot/separation or replacement-level deterioration.

Siding/Stucco 116.1
New (Score 0) 2
Light Weathering (Score 1-5) 224
Heavy Weathering (Score 6-10) 372
Dry Rot, Separation, Stucco Break (Score 11-15) 32
Needs Replacement (Score 16-20) 2
632
Window conditions indicated 278 units (44.0%) likely needing replacement; an additional 152 units (24.1%) showed older window systems.

Windows 116.1
New (Score 0) 45
Vinal Replacements (Score 1-4) 157
Old Aluminum/Original Wood Framing (Score 5-9) 152
Needs Replacement (Score 10) 278
632
Electrical panel observations suggest 259 units (41.0%) where meter panel replacement may be needed.

Electrical 116.1
New (Score 0) 12
Meter Face Unidentifiable (Score 1-5) 361
Replace Meter Panel (Score 6-10) 259
632
Housing unit Construction Type included 512 wood (100%); 4 masonry (0.6%); 2 mobile (0.3%); 114 modular (18.0%), and 0 other.

Housing Structure types were dominated by Multi-Family (391 units; 61.9%), followed by Single Family with Detached Garage (101 units; 16.0%), then Single Family with Attached Garage (81 units: 12.8%), Single Family with No Garage (44 units; 6.9%), Single Family with Carport (9 units), and Duplexes (6 units).

Frontage Improvements were generally present on most parcels (e.g., curbs/gutters/drainage/sidewalks/paved driveways present at 554 locations; 87.7%).

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37 At the time of the curbside survey, 5 units were observed vacant and 1 unit was posted for sale. 3 garage conversions and 1 ADU were observed during the windshield survey of CTBG 116.1.

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38 Census Tract Block Group 116.2

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39 Location and Boundaries
Census Tract Block Group 116.2 is located in the south-central portion of Ukiah. The block group is generally bounded by East Gobbi Street to the north, extends south toward Talmage Road, is bordered by State Street to the west, and U.S. Highway 101 to the east.

This positioning places 116.2 along an important transitional zone between central residential neighborhoods and the Highway 101 corridor. Its eastern edge is directly influenced by highway proximity, while its western edge connects to established residential streets and neighborhoodserving commercial uses along State Street.

Neighborhood Character
Block Group 116.2 is predominantly residential, with moderate to higher residential density compared to neighborhoods farther west. The street layout reflects a combination of traditional grid patterns near State Street and more varied configurations closer to the highway corridor.

The housing mix includes:
• Single-family detached homes
• Duplexes and smaller multi-unit buildings
• Larger apartment complexes
• Affordable housing developments
Relative to other central block groups, 116.2 contains a notable concentration of multi-family residential properties and rental housing, contributing to a more compact residential environment.

The area remains highly accessible due to its proximity to major corridors, though portions nearer Highway 101 experience greater exposure to traffic-related activity.

Commercial and Corridor Influence
The block group benefits from adjacency to two major north–south transportation corridors:
• State Street, which serves as a mixed commercial and residential corridor with neighborhood-serving retail and service uses.
• U.S. Highway 101, which forms the eastern boundary and introduces highway-oriented development influences, including commercial uses and higher traffic volumes.

In addition, Gobbi Street provides an east–west commercial connection linking residential areas to Highway 101 and downtown. Along and near Gobbi Street are grocery stores, retail services, affordable housing developments, and nearby county support services.

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40 The intersection of these corridors reinforces the area’s connectivity and walkability, particularly near commercial nodes.

Civic and Community Features
Due to its central-south location, 116.2 benefits from access to:
• Neighborhood-serving retail and grocery stores
• County support and service offices in the vicinity
• Public transit routes along major corridors
• Established infrastructure including sidewalks, curbs, and gutters in many segments • Connections northward to the downtown core
While primarily residential, the block group’s proximity to key corridors enhances access to civic and institutional services.

Housing Stock and Age
Housing stock within 116.2 primarily reflects mid-century development, with significant construction occurring between the 1950s and 1970s. Subsequent decades introduced additional apartment complexes and infill development, increasing overall residential density.

Exterior materials commonly include stucco, wood siding, and composition roofing typical of that era. Multi-family buildings vary in scale and design, and their maintenance cycles differ from single-family properties.

Given the age of many structures and the concentration of rental housing, exterior condition observations often reflect cumulative aging of roofing systems, siding materials, windows, and exterior finishes. Proximity to highway and commercial corridors may also influence wear patterns on structures located along higher-traffic streets.

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41 Survey Results and Summary of Findings
Census Tract Block Group 116.2 includes 472 surveyed residential units. Overall condition ratings were: Sound: 0 (0.0%); Minor: 1 (0.2%); Moderate: 251 (53.2%); Substantial: 211 (44.7%); Dilapidated: 9 (1.9%).

Condition 116.2
Sound 0
Minor 1
Moderate 251
Substantial 211
Dilapidated 9
472
Foundation conditions showed that the majority of units, 378 were aging in place (80.0%) and 86 units (18.2%) were in the new category.

Foundation Condition 116.2
New (0-5) 86
Aging in Place (6-10) 378
20+ Years of Age (11-15) 8
No Foundation/Major Failure (16-
25) 0
472
Roofing showed 121 units (25.6%) with visible conditions consistent with higher-level repair need (tarping/damaged sections, delamination/no spark arrester, or replacement).

Roof Condition 116.2
New (Score 0) 1
Weathered (Score 1-5) 203
Heavy Weathering (Score 6-10) 147
Tarped/Damaged Section (Score 11-15) 76
No Spark Arrester, Delamination (Score 16-20) 45
Needs Replacement (21-25) 0
472

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42 Siding/stucco conditions indicated 40 units (8.5%) with dry rot/separation or replacement-level deterioration.

Siding/Stucco 116.2
New (Score 0) 2
Light Weathering (Score 1-5) 232
Heavy Weathering (Score 6-10) 198
Dry Rot, Separation, Stucco Break
(Score 11-15) 37
Needs Replacement (Score 16-20) 3
472
Window conditions indicated 119 units (25.2%) likely needing replacement; an additional 184 units (39.0%) showed older window systems.

Windows 116.2
New (Score 0) 2
Vinal Replacements (Score 1-4) 167
Old Aluminum/Original Wood Framing (Score 5-9) 184
Needs Replacement (Score 10) 119
472
Electrical panel observations suggest 70 units (14.8%) where meter panel replacement may be needed.

Electrical 16.2
New (Score 0) 1
Meter Face Unidentifiable (Score 1-5) 401
Replace Meter Panel (Score 6-10) 70
472
Construction type included 469 units with wood frames, 1 masonry, 2 mobile, 0 modular, and 0 other.

Housing structure types were dominated by Multi-Family (221 units; 46.8%), followed by Single Family with Attached Garage (137 units; 29.0%).

Frontage improvements were generally present on most parcels (e.g., curbs/gutters/drainage/paved driveways present at 365 locations; 77.3%).

At the time of the curbside survey, 3 units were observed vacant and 4 units were posted for sale. 0 Garage conversions and 2 ADUs were observed in the windshield survey of CTBG 116.2

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43 Census Tract Block Group 116.3

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44 Location and Boundaries
Census Block Group 116.3 occupies the southernmost portion of the City of Ukiah. The block group lies south of Talmage Road and extends toward the southern city limits. It is generally bordered by U.S. Highway 101 to the east, with residential neighborhoods extending westward toward established local streets and transitional edges of the city.

This positioning places 116.3 at the interface between developed residential neighborhoods and more commercially oriented and transitional land uses along the city’s southern boundary. Its proximity to Highway 101 strongly influences circulation patterns, land use configuration, and development intensity within the block group.

Neighborhood Character
Block Group 116.3 reflects a mixed character, combining residential neighborhoods with significant commercial, business park, and light industrial uses. While residential parcels remain concentrated in the northern portions of the block group, the southern and western segments transition into larger-scale commercial and employment-generating uses.

Residential density is moderate and includes:
• Single-family detached homes
• Duplexes and small multi-unit structures
• Select multi-family apartment complexes
Compared to Block Groups 116.1 and 116.2, 116.3 reflects less downtown influence and a stronger presence of business and commercial land uses. Residential pockets are interspersed among light industrial and commercial properties, particularly near corridor edges.

A dominant feature within this census block group is the Ukiah Municipal Airport, which occupies much of the southwestern portion of the block group. The airport significantly shapes surrounding land use patterns and limits residential development intensity in adjacent areas.

Another major feature is the Redwood Business Park in the southeastern portion of the block group. This area contains large-format retail establishments and regional commercial uses, including major retailers such as Costco, Walmart, FoodMaxx, and associated commercial businesses. These uses contribute to employment opportunities and regional shopping activity but also create distinct commercial concentrations separate from the residential neighborhoods to the north.

The City’s completion of Phase 4 of the Rail Trail has extended an off-street multi-use path through portions of this block group, improving pedestrian and bicycle access between residential areas,

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45 commercial centers, and business park uses. This infrastructure investment enhances connectivity and provides alternative transportation access within an otherwise corridordominated environment.

Corridor and Access Influence
The eastern boundary along Highway 101 provides strong regional accessibility but also introduces corridor-related influences, including:
• Increased traffic volumes along adjacent streets
• Highway-oriented commercial development near interchange areas • Transitional land uses between residential neighborhoods and transportation infrastructure Talmage Road and other east–west connectors provide important access between central Ukiah and southern commercial and employment areas. The combination of highway frontage and commercial nodes reinforces the block group’s role as a regional gateway area within the city.

Civic and Community Features
While less directly embedded within the downtown core than Block Group 116.1, 116.3 benefits from:
• Proximity to grocery stores and large-format retail
• Employment opportunities within the Redwood Business Park • Public transit routes along major corridors
• The Rail Trail extension improving multimodal connectivity • Established infrastructure in many residential segments The block group serves both residential households and regional commercial activity, creating a blended residential–employment district within the city’s southern boundary.

Housing Stock and Age
Housing within 116.3 reflects a mix of mid-century development and later infill construction. A significant portion of the housing stock was constructed between the 1950s and 1980s, with additional apartment development occurring in subsequent decades.

Exterior materials commonly include stucco and wood siding, with composition roofing typical of the era. Compared to older central neighborhoods, some housing in 116.3 reflects later-era subdivision or corridor-adjacent development patterns.

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46 Given the age distribution of the housing stock, observed exterior conditions often reflect gradual weathering of roofing systems, siding materials, windows, and exterior trim. Properties located near major corridors or commercial nodes may exhibit additional wear associated with traffic exposure and environmental factors.

Survey Results and Summary of findings
Census Block Group 116.3 includes 489 surveyed residential units. Overall Condition ratings were: Sound: 97 (20.6%); Minor: 13 (2.7%); Moderate: 255 (54.2%); Substantial: 101 (21.5%); Dilapidated: 4 (0.8%).

Condition 116.3
Sound 97
Minor 13
Moderate 255
Substantial 101
Dilapidated 4
470
The Foundation Condition data showed that the foundations of the majority of units in CTBG 116.3 (458 units or 97.4%) were in relatively good condition and 0 with no foundation or major failure.

Foundation Condition 116.3
New (Score 0-5) 256
Aging in Place (Score 6-10) 202
20+ Years of Age (Score 11-15) 12
No Foundation/Major Failure (Score 16-25) 0
470
Roofing showed 8 units (1.7%) with visible conditions consistent with higher-level repair need (tarping/damaged sections, delamination/no spark arrester, or replacement).

Roof Condition 116.3
New (Score 0) 64
Weathered (Score 1-5) 312
Heavy Weathering (Score 6-10) 86
Tarped Damaged Section (Score 11-15) 4
No Spark Arrester, Delamination (Score 16-20) 2
Needs Replacement (Score 21-25) 2
470

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47 Siding/stucco conditions indicated 11 units (2.3%) with dry rot/separation or replacement-level deterioration.

Siding/Stucco 116.3
New (Score 0) 64
Light Weathering (Score 1-5) 359
Heavy Weathering (Score 6-10) 36
Dry Rot, Separation, Stucco Break (Score 11-15) 6
Needs Replacement (Score 16-20) 5
470
Window conditions indicated 116 units (24.7%) likely needing replacement; an additional 208 units (44.3%) showed older window systems.

Windows 116.3
New (Score 0) 64
Vinal Replacements (Score 1-4) 82
Old Aluminum/Original Wood Framing (Score 5-9) 208
Needs Replacement (Score 10) 116
470
Electrical panel observations suggest 58 units (12.3%) where meter panel replacement may be needed.

Electrical 116.3
New (Score 0) 64
Meter Face Unidentifiable (Score 1-5) 348
Replace Meter Panel (Score 6-10) 58
470
Housing unit Construction type included 470 wood, 0 masonry, 0 mobile, 0 modular and 0 other.

Housing Structure types were dominated by Multi-Family (345 units; 73.4%), followed by Single Family with No Garage (62 units; 12.9%).

Frontage improvements were generally present on most parcels (e.g., curbs/gutters/drainage/paved driveways present at 462 locations; 98.3%).

At the time of the curbside survey, 5 units were observed vacant and 0 units were posted for sale. 2 garage conversions and 2 ADUs were observed in the windshield survey of CTBG 116.3.

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48 7. Comparative Analysis
Compared to the 2008 Housing Condition Survey, the 2026 findings reflect more moderate and substantial condition ratings within designated low- to moderate-income census block groups rather than broadly distributed conditions across citywide zones. While many neighborhoods continue to exhibit routine aging consistent with the natural lifecycle of residential structures, the cumulative effects of deferred maintenance over the past 18 years—combined with economic constraints, rising costs of construction materials, and increased demand and pricing for skilled labor needed to perform preventative maintenance—have contributed to more pronounced deterioration. Weathering (i.e. sun exposure, heat, storms) has further accelerated material aging in older housing stock.

Some differences between the 2008 and 2026 findings may also be attributed to updates in survey standards and methodology. The 2026 survey incorporated HCD-approved modifications designed to provide clearer, more practical tools for field surveyors and to improve consistency and objectivity in exterior scoring.

A further distinction is the survey approach. The 2008 study evaluated housing conditions citywide using a sampling method within each geographic zone. In contrast, the 2026 survey conducted a comprehensive curbside assessment of every residential unit within the designated low- to moderate-income census block groups. This shift from sample-based analysis to full population surveying provides a more precise and data-driven understanding of housing conditions in LMI neighborhoods.

One recommendation of this report is to expand the comprehensive survey methodology to the remaining areas of the City, should funding allow. Conducting a citywide assessment would provide a more complete understanding of overall housing conditions, strengthen neighborhoodlevel comparisons, and support broader long-term housing policy, rehabilitation prioritization, and application of resources to improve housing conditions citywide.

8. Priority Identification Framework
Based on the structural scoring analysis and block group-level condition data, Census Track Block Groups were categorized according to overall condition trends, concentration of moderate-tosubstantial deterioration, and presence of aging housing stock.

Priority classifications are intended to guide strategic deployment of available funding sources, including Community Development Block Grant (CDBG) programs and other state or federal housing rehabilitation resources.

High Priority
Census Block Groups identified as High Priority demonstrate:

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49 • Higher average structural scores
• Greater concentration of Moderate, Substantial, or Dilapidated units • Aging housing stock with deferred maintenance patterns • Concentrations of multi-family or rental housing with observable exterior deterioration Recommended Funding Sources to Assist with Needed Improvements These areas would benefit from targeted CDBG-funded rehabilitation programs, including:
• Owner-occupied rehabilitation assistance
• Emergency repair programs
• Accessibility and aging-in-place modifications
• Façade or exterior improvement initiatives
• Potential leveraging of HOME, CalHome, or state housing preservation funds Strategic, block group-level targeting may allow for visible neighborhood improvement and more efficient deployment of limited funding resources.

Moderate Priority
Moderate Priority areas demonstrate:
• Generally stable housing stock
• Concentrations of minor to moderate deterioration
• Aging materials approaching replacement thresholds
These neighborhoods are at risk of gradual decline if preventative maintenance is deferred.

Recommended Funding Alignment:
• Preventative maintenance assistance programs
• Small repair grants or low-interest rehabilitation loans • Energy-efficiency upgrades
• Educational outreach on maintenance and modernization Proactive intervention in Moderate Priority areas can prevent progression into higher-cost rehabilitation categories.

Stable / Low Priority
Stable or Low Priority areas reflect:
• Lower average structural scores
• Higher proportion of Sound or Minor classifications
• Evidence of ongoing maintenance and reinvestment

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50 While these areas may not require concentrated intervention, they should remain eligible for citywide housing programs on an as-needed basis.

Recommended Funding Alignment:
• Continued citywide eligibility for rehabilitation programs • Monitoring through future survey cycles
• Inclusion in infrastructure or neighborhood improvement planning

9. Key Findings
The 2026 Housing Condition Survey indicates that Ukiah’s housing stock within the designated lowto moderate-income Census Tract Block Groups remains largely functional but exhibits varying levels of age-related deterioration.

Findings suggests:
• Structural scores are most influenced by roofing age, siding deterioration, and window modernization status.
• Mid-century housing (1940s–1970s) constitutes the majority of surveyed units, contributing to consistent aging patterns across multiple block groups. • Areas with higher concentrations of multi-family housing demonstrate more clustered moderate-to-substantial exterior deterioration.
• Highway-adjacent and corridor-influenced areas show slightly elevated exterior wear patterns consistent with age and environmental exposure.

10. Recommendations
Based on the findings of the 2026 Housing Condition Survey, the following recommendations are proposed:

Target Rehabilitation Funding in High Priority Areas
Direct CDBG and related housing rehabilitation resources toward Census Block Groups with the highest concentration of Moderate and Substantial deterioration. Targeted investment will allow the City to:
• Address the most pressing structural deficiencies
• Prevent further deterioration
• Stabilize neighborhoods with aging housing stock
Block group-level targeting may increase program efficiency and measurable impact.

Promote Preventative Maintenance in Moderate Areas

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51 Implement preventative maintenance programs in Moderate Priority areas to slow progression of deterioration. This may include:
• Minor repair grants
• Low-interest loan programs
• Roof replacement assistance
• Energy-efficiency modernization support
Early intervention reduces long-term rehabilitation costs.

Conduct Housing Condition Assessments at Regular Intervals Continue conducting comprehensive housing condition surveys at ten to 15-year intervals.

Regular assessments allow the City of Ukiah to:
• Track long-term condition trends
• Measure the impact of rehabilitation investments
• Identify emerging deterioration patterns
• Strengthen funding applications with current data
If funding allows, expanding future surveys citywide (beyond LMI block groups) would provide a more comprehensive understanding of overall housing conditions.

Make use of the data in this 2026 report in the implementation of future updates of the City’s Housing Element.

Use Block Group-Level Data to Guide Strategic Funding Applications Leverage detailed census block data to:
• Support competitive grant applications
• Align rehabilitation programs with demonstrated need
• Strengthen compliance with Housing Element objectives • Improve program design and outcome tracking
Data-driven planning enhances transparency, defensibility, and funding competitiveness.

11. Appendices
• Appendix I – Housing Conditions Survey Instrument Form

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52 Appendix 1

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2026

CITY OF UKIAH

HOUSING CONDITIONS

SURVEY REPORT

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Table 1
Summary of Census Tract
Block Group Average Scores
Census Block
ID
Units
Surveyed
Total
Score
Average
Score
Condition
115.1 414 12,403 29.88 Moderate Deterioration
115.2 701 25102 35.68 Moderate Deterioration
115.4 223 10,308 46.22 Substantial Deterioration
115.5 289 9,351 32.36 Moderate Deterioration
116.1 632 26,668 42.20 Substantial Deterioration
116.2 472 15,195 32.19 Moderate Deterioration
116.3 470 11,792 25.09 Moderate Deterioration

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Examples of Housing Units in
Sound Condition

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Example of a Housing Unit in a
Condition of Minor Deterioration

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Example of a Housing Unit in a
Condition of Moderate Deterioration

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Example of a Housing Unit in a Condition
of Substantial Deterioration

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Example of a Housing Unit in
Dilapidated Condition

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Example of Mapping by Census Tract
Block Group

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Thank you!
Jim Robbins
Housing and Grants Manager
[email protected]
Andrea Trincado
Project and Grant Administrator
[email protected]

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Agenda Item No: 14.d.

MEETING DATE/TIME: 5/20/2026

ITEM NO: 2026-840

AGENDA SUMMARY REPORT
SUBJECT: Requesting Approval for the Acquisition of Real Property at 701 South Orchard Ave and Authorization for the City Manager to Negotiate and Execute a Purchase Agreement to Benefit the Electric Utility Department in the Amount of $329,000, Plus Closing Costs and Find the Project Categorically Exempt from the California Environmental Quality Act Pursuant to CEQA Guidelines § 15301 (Existing Facilities).

DEPARTMENT: City Manager /
Admin PREPARED BY:

Maya Simerson, Senior Management Analyst,
Cindy Sauers, Electric Utility Director, Darcy
Vaughn, Assistant City Attorney
PRESENTER: Maya Simerson, Senior Management Analyst
and Cindy Sauers, Electric Utility Director
ATTACHMENTS:

1. Prelim 701 S Orchard Ave

2. Hull Orchard Gobbi Draft Purchase Agreement

3. 701 South Orchard Avenue Ukiah CA_CEQA NOE_05.20.26

4. Presentation Given
Summary: Council will consider approving the acquisition of real property at 701 South Orchard Avenue to benefit the Electric Utility Department and authorizing City Manager to negotiate and execute a Purchase Agreement for the property in the amount of $329,000, plus closing costs. Council will also consider finding that the acquisition of the property is exempt from environmental review under CEQA Guidelines §15301(b), Class 1 (Existing Facilities).

Background: This parcel, located at 701 South Orchard Avenue in Ukiah, was the site of the City’s old electrical substation and is currently burdened with extensive public utility easements that support the City’s electrical facilities, including a public utility easement that burdens the parcel and that protects and supports the only transmission feed into the City of Ukiah’s new substation located across the street. The parcel is approximately 0.66 acres, or 28,560 square feet in size.

In 2020, the City of Ukiah, which owned the parcel at the time, had the parcel appraised. In 2022, the City leveraged the value of the property as part of an Exchange and Development Agreement between the City and D & J Investments, facilitating the acquisition of the Western Hills Annexation Area.

Since being in private ownership, the parcel has not been developed and there were no adverse impacts to the Electric Utility facilities near or on the parcel during this time. The attached preliminary title report details the property location and associated information (Attachment #1).

Discussion: When the current owner approached the Community Development Department with a preliminary site development plan for the parcel, it was determined that the original surveyor made an error in the legal description of the public utility easement burdening the parcel and is intended to protect the City’s transmission feed. As a result, the recorded easement does not properly center the transmission line in the forty-foot wide easement, nor does it allow for the needed clearances on either side of the line for maintenance and other necessary work.

The Utility further reviewed the public utility easement, with the support of our City Attorney’s office, and it was

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noted that the potential impacts to the electrical system, should there be significant development to the parcel, could be extremely burdensome. The potential development included, but was not limited to, plans for underground conduit to be placed in the public utility easement for on-site electric, water, and sewer.

Additionally, a major point of concern was a one-way driveway that was identified inside the footprint of the entire public utility easement that could restrict the Electric Utility from placing any future facilities or poles in the easement area.

The Electric Utility then analyzed the potential for the highest and best use for the property to benefit the City and protect the main transmission feed. They reached the conclusion that by acquiring the parcel, the City could secure unrestricted access, provide a location for potential future electric utility needs, and, in the short term, could fulfill the immediate need for a pole storage yard by utilizing the parcel.

For these reasons, the Electric Utility is proposing to purchase this parcel at the last listed price of $329,000, plus associated closing costs. The seller has indicated their approval of this offer. The draft Purchased Agreement can be reviewed in Attachment #2 and the associated draft Notice of Exemption under CEQA is available for review in Attachment #3.

CEQA: Staff has reviewed the project and determined that it is exempt from CEQA under Guidelines § 15301, Class 1 (Existing Facilities), particularly subsection (b), which applies to existing public utility facilities used for a continued purpose. The parcel is the former site of a City-owned electrical substation and remains encumbered by multiple recorded electrical easements, including the easement that contains the sole transmission line feed serving the City's primary substation located at 724 South Orchard Avenue. Following acquisition, the parcel will continue to function as a utility-support site associated with existing electrical infrastructure. Near-term use will consist of low-intensity utility activities such as pole storage, equipment staging, and routine operational support. Long-term use will support the continued operation, repair, maintenance, and minor alteration of the existing electrical facilities located across the City. The City has reviewed the exceptions to categorical exemptions set forth in CEQA Guidelines § 15300.2 and finds that none apply. For these reasons, Council should find the project categorically exempt pursuant to CEQA Guidelines § 15301 (Existing Facilities).

Recommended Action: Find that the acquisition of real property at 701 South Orchard Ave is categorically exempt from CEQA pursuant to Guidelines §15301(b), Class 1 (Existing Facilities). Approve the acquisition of real property at 701 South Orchard Ave and authorize the City Manager to negotiate and execute a Purchase Agreement with D&J Investments Inc. in the amount of $329,000, plus closing costs, and approve the corresponding budget amendment.

BUDGET AMENDMENT REQUIRED: Yes
CURRENT BUDGET AMOUNT: 80126100.80210.18525; $0
PROPOSED BUDGET AMOUNT: 80126100.80210.18525; $400,000
FINANCING SOURCE: 800 Fund
REVENUE: No GRANT: No
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: Cindy Sauers, Electric Utility Director, Darcy Vaughn, Deputy City Attorney & Sage Sangiacomo, City Manager
STRATEGIC PLAN (SP):SP 2B - Identify and/or develop funding for essential and vital infrastructure for the long-term.

GENERAL PLAN ELEMENTS (GP): GP-A4 - Public Facilities, Services, and Infrastructure Element.

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Redwood Empire Title Company of
Mendocino County
405 S. Orchard Avenue, P. O. Box 238
Ukiah, CA 95482
Phone: (707)462-8666  Fax: (707)462-5010
Preliminary Report Page 1 20250912RB
Our No.: 20250912RB
Your No.:

Seller: D&J Investments, LLC, a California
limited liability company
Buyer: City of Ukiah, a Municipal Corporation
When replying Please Contact:

ESCROW OFFICER: Rosanne Burlesci
[email protected]

UPDATED PRELIMINARY REPORT
Property Address: 701 South Orchard Avenue, Ukiah, CA 95482 In response to the above referenced application for a policy of title insurance, Redwood Empire Title Company of Mendocino County hereby reports that it is prepared to issue, or cause to be issued, as of the date hereof, a Policy or Policies of Title Insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an Exception below or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations of said Policy forms.

The printed Exceptions and Exclusions from the coverage and Limitations on Covered Risks of said Policy or Policies are set forth in Exhibit A attached. Copies of the Policy forms should be read. They are available from the office which issued this report.

Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit A of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under the terms of the title insurance policy and should be carefully considered.

It is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects and encumbrances affecting title to the land.

This report (and any supplements or amendments hereto) is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no liability is assumed hereby. If it is desired that liability be assumed prior to the issuance of a policy of title insurance, a Binder or Commitment should be requested.

Dated as of April 22, 2026 at 07:30 AM.

Steve Burlesci
Chief Title Officer
[email protected]
The form of policy of title insurance contemplated by this report is:
2021 ALTA Loan Policy (07/01/21)
2022 CLTA Standard Owners Policy
Underwritten by Old Republic National Title Insurance Company Attachment #1

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Preliminary Report Page 2 20250912RB

SCHEDULE A

1. The estate or interest in the land hereinafter described or referred to covered by this Report is:
a Fee

2. Title to said estate or interest at the date hereof is vested in:

D&J Investments, LLC, a California limited liability company

3. The land referred to in this report is situated in the State of California, County of Mendocino and is described as follows:

Tract One:

Parcel 1, as numbered and designated upon the Parcel Map of Minor Subdivision No. 84-6 filed for record July 26, 1984 in Map Case 2, Drawer 42, Page 2, Mendocino County Records.

APN: 003-181-01
Tract Two:

A 5 foot wide public utility easement, as reserved in the Grant Deed executed by City of Ukiah recorded July 16, 1985 in Book 1514, Page 244 of Official Records.

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Preliminary Report Page 3 20250912RB

SCHEDULE B
At the date hereof exceptions to coverage in addition to the printed Exceptions and Exclusions in the said policy form would be as follows:

1. Taxes and assessments, general and special, for the fiscal year 2026 - 2027, a lien not yet due or ascertainable.

2. Taxes and assessments, general and special, for the fiscal year 2025 - 2026, as follows Assessor’s Parcel No.: 003-181-01-00
Code No.: 003-003
1st Installment: $1,998.21, Paid
2nd Installment: $1,998.21, Delinquent + $219.82 Penalties

3. Taxes and assessments, general and special, for the fiscal year 2023 - 2024, as follows Assessor’s Parcel No.: 003-181-01-00
Code No.: 003-003
1st Installment: $6,907.36, Unpaid
a. Election has been made to pay in 5 annual installments.

4. The lien of supplemental taxes, if any, assessed pursuant to the provisions of Section 75, et seq. of the Revenue and Taxation Code of the State of California.

5. Waiver of any claims for damages to said property by reason of the location, construction, landscaping or maintenance of the Highway/Freeway adjoining said property, as contained in the deed to the State of California, recorded November 13, 1962 in Book 611, Page 82 of Official Records.

6. Any facts, rights, interests or claims that may exist or arise by reason of matters, if any, disclosed by that certain Record of Survey filed April 29, 1981 in Map Case 2, Drawer 37, Page 87 Mendocino County Records.

7. Easements, building setback lines, notations and/or recitals as shown or provided for on the map referred to in the legal description.

8. Easement(s) for the purposes stated herein and incidental purposes as provided in the following instrument(s):

Recorded: July 12, 2022 as 2022-08455 of Official Records In Favor of: The City of Ukiah, a municipal corporation For: public utilities
a. Terms and provisions contained in the document above referred to.

9. Deed of Trust to secure an indebtedness of the amount stated below and any other amounts payable under the terms thereof,
Amount : $375,000.00
Trustor/Borrower : D&J Investments, LLC, a California limited liabi.lity company Trustee: Savings Bank of Mendocino County
Beneficiary/Lender: Savings Bank of Mendocino County
Dated: June 4, 2024
Recorded: June 7, 2024 as 2024-04650 of Official Records Also affects other property

10. Any facts, rights, interests or claims that may exist or arise by reason of matters, if any, disclosed by that certain Record of Survey filed April 28, 2025 in Maps, Drawer 92, Page 16 Mendocino County Records.

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Preliminary Report Page 4 20250912RB

11. Prior to the issuance of any policy of title insurance, the Company will require the following with respect to D&J Investments, LLC, a California limited liability company, a California Limited Liability Company:
a. A copy of any management or operating agreements and any amendments thereto, together with a current list of all members of said LLC.
b. A certified copy of its Articles of Organization (LLC-1), any certificate of correction (LLC-11), certificate of amendment (LLC-2), or restatement of articles of organization (LLC-10). c. Recording a certified copy of said LLC-1 and any “amendments thereto”.

END OF SCHEDULE B
INFORMATIONAL NOTES:

1. NOTE: According to the public records, there have been no deeds conveying the property described in this report recorded within a period of 24 months prior to the date hereof except as follows: NONE

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CLTA Preliminary Report Form (01-01-08)
Exhibit A 20250912RB
CLTA PRELIMINARY REPORT FORM (EXHIBIT A) (01-01-08)

CALIFORNIA LAND TITLE ASSOCIATION
STANDARD COVERAGE POLICY - 1990

EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of:

1. (a) Any law, ordinance or governmental regulation (including but not limited to building or zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien, or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.
(b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy.

2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge.

3. Defects, liens, encumbrances, adverse claims or other matters:
(a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy.

4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with the applicable doing business laws of the state in which the land is situated.

5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law.

6. Any claim, which arises out of the transaction vesting in the insured the estate of interest insured by this policy or the transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws.

EXCEPTIONS FROM COVERAGE - SCHEDULE B, PART I
This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of:

1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records.

Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records.

2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof.

3. Easements, liens or encumbrances, or claims thereof, not shown by the public records.

4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records.

5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b) or (c) are shown by the public records.

6. Any lien or right to a lien for services, labor or material not shown by the public records. 2006 ALTA LOAN POLICY (06-17-06)

EXCLUSIONS FROM COVERAGE
The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of:

1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land;
(ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or
(iv) environmental protection;
or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5.
(b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6.

2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.

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CLTA Preliminary Report Form (01-01-08)
Exhibit A 20250912RB

3. Defects, liens, encumbrances, adverse claims, or other matters:
(a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage.

4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing-business laws of the state where the Land is situated.

5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth-in-lending law.

6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is
(a) a fraudulent conveyance or fraudulent transfer, or
(b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy.

7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11(b).

The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage:

EXCEPTIONS FROM COVERAGE
This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) that arise by reason of:

1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records.

2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land.

3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.

4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records.

2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8.

3. Defects, liens, encumbrances, adverse claims, or other matters:
(a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title.

4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction vesting the Title as shown in Schedule A, is
(a) a fraudulent conveyance or fraudulent transfer; or
(b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy.

5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A.

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CLTA Preliminary Report Form (01-01-08)
Exhibit A 20250912RB
The above policy form may be issued to afford either Standard Coverage or Extended Coverage. In addition to the above Exclusions from Coverage, the Exceptions from Coverage in a Standard Coverage policy will also include the following Exceptions from Coverage:

EXCEPTIONS FROM COVERAGE
This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) that arise by reason of:

2. Any facts, rights, interests, or claims that are not shown in the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land.

3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records.

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Privacy Statement 20250912RB
Privacy Statement
July 1, 2001
We recognize and respect the privacy expectations of today's consumers and the requirements of applicable federal and state privacy laws. We believe that making you aware of how we use your non-public personal information ("Personal Information"), and to whom it is disclosed, will form the basis for a relationship of trust between us and the public we serve. This Privacy Statement provides that explanation. We reserve the right to change this Privacy Statement from time to time consistent with applicable privacy laws.

In the course of our business, we may collect Personal Information about you from the following sources:
 From applications or other forms we receive from you or your authorized representative;  From your transactions with, or from the services being performed by us, our affiliates, or others;  From our Internet web sites;
 From the public records maintained by governmental entities that we either obtain directly from those entities, or from our affiliates or others; and  From consumer or other reporting agencies.

Our Policies Regarding the Protection of the Confidentiality and Security of Your Personal Information We maintain physical, electronic and procedural safeguards to protect your Personal Information from unauthorized access or intrusion. We limit access to the Personal Information only to those employees who need such access in connection with providing products or services to you or for other legitimate business purposes.

Our Policies and Practices Regarding the Sharing of Your Personal Information We may share your Personal Information with our affiliates, such as insurance companies, agents, and other real estate settlement providers. We may also disclose your Personal Information:
 to agents, brokers or representatives to provide you with services you have requested.  to third-party contractors or service providers who provide services or perform marketing or other functions on our behalf; and  to others with whom we enter into joint marketing agreements for products or services that we believe you may find of interest.

In addition, we will disclose your Personal Information when you direct or give us permission, when we are required by law to do so, or when we suspect fraudulent or criminal activities. We may also disclose your Personal Information when otherwise permitted by applicable privacy laws such as, for example, when disclosure is needed to enforce our rights arising out of any agreement, transaction or relationship with you.

One of the important responsibilities of some of our affiliated companies is to record documents in the public domain. Such documents may contain your Personal Information.

Right to Access Your Personal Information and Ability to Correct Errors or Request Changes or Deletion Certain states afford you the right to access your Personal Information and, under certain circumstances, to find out to whom your Personal Information has been disclosed. Also, certain states afford you the right to request correction, amendment or deletion of your Personal Information. We reserve the right, where permitted by law, to charge a reasonable fee to cover the costs incurred in responding to such requests.

All requests must be made in writing to the following address: Privacy Compliance Officer Redwood Empire Title Company
P.O. Box 238
Ukiah, CA 95482
Multiple Products or Services
If we provide you with more than one financial product or service, you may receive more than one privacy notice from us. We apologize for any inconvenience this may cause you.

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1 PROPERTY PURCHASE SALE AGREEMENT

AND JOINT ESCROW INSTRUCTIONS
This Agreement is made and entered in Ukiah, California, on __________, 2026, (“Effective Date”) by and between the City of Ukiah, a California general law municipal corporation (“City”) and David J. Hull, individually and as Trustee of the David J. Hull Living Trust, and D&J Investments, LLC, a California limited liability company (collectively “Hull”). City and Hull are at times collectively referred to herein as the “Parties.”
RECITALS:

1. Hull recently acquired from the City title to 0.66 acres of real property generally shown and identified as Mendocino County Assessor Parcel No. (“APN”) 003-181-01 on Exhibit 1 hereto and more fully described in the attached Exhibit 2 (“the Property”).

2. On the terms and conditions stated in this Agreement: the City desires to reacquire title to the Property from Hull and Hull desires to convey the Property to the City.

3. By this Agreement, the Parties, among other things, agree to cooperate in and facilitate their mutual and respective goals and benefits. Acquisition of the Property, which is currently burdened with extensive electrical easements that support the City’s electrical facilities, by the City will further the City’s goal to protect and support the only transmission feed, which bisects the Property, into the City of Ukiah’s new substation.

Ex. 1. AP Map showing the “Property,” APN 003-181-01.

Ex. 2. Legal Description of the “Property.”
AGREEMENT:

Based on the foregoing recitals which are incorporated into this Agreement and other good and valuable consideration, the receipt and adequacy of which are hereby acknowledged, Hull and the City hereby agree as follows.

1. Purchase and Sale of the Property. Hull agrees to sell the Property to the City and the City agrees to purchase the Property from Hull in accordance with the Attachment 2

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2 following:
a. Purchase Price. The purchase price for the Property shall be Three Hundred Twenty-Nine Thousand Dollars ($329,000.00) (“Purchase Price”). City shall pay the Purchase Price as provided in subsection b. b. Establishment of Escrow; Deposit; Payment of Balance. By ____, 2026, the Parties shall open an escrow with Redwood Empire Title Company of Mendocino County (“Escrow Agent” or “Title Company”) in Ukiah, California, for the sale and purchase of the Property. Upon opening escrow, the City shall deposit with the Escrow Agent Thirty Thousand Dollars ($32,900.00) (“Deposit”) representing 10% of the Purchase Price, which shall be applied to the Purchase Price on the date escrow closes, which shall be on or before the date that is thirty (30) days from the Effective Date (“Closing Date” or “Close of Escrow”) absent the Parties’ written agreement to extend it. The balance of the Purchase Price ($296,100.00) shall be deposited by City into escrow with the Escrow Agent on or before the Closing Date.
c. Title Report and Objections. Hull shall promptly cause Title Company to prepare and deliver to City a current preliminary title report on the Property (“Report”), together with copies of all recorded title exceptions shown on the Report. City shall have until _____, 2026 to notify Hull in writing of any objections to matters disclosed in the Report. Failure to give such timely notice to Hull shall waive any objections by City to the condition of title to the Property. If City provides timely written notice of objections to matters disclosed in the title report or any other objections to title within the same time frame, and Hull is unwilling or unable to remedy any such objectionable item, City may terminate this Agreement by written notice to Hull, in which event this Agreement shall terminate without default by or either party incurring any liability to the other, and Escrow Agent shall promptly refund the deposit to City. In that event, if any escrow fees are due Title Company, each party shall pay one-half of those fees.

2. Condition of Property.
a. Deliveries & Investigation. By ______, 2026, Hull shall deliver to the City copies of all documents, if any, containing, defining, describing or necessary to an understanding of the nature and extent of property tax bills, insurance claims, inspection reports, licenses, permits or approvals of governmental authorities, material correspondence with governmental authorities, and other documents,

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3 materials and information material to the use and occupancy of the Property (“Relevant Materials”), which are in Hull’s possession or control or, except for publicly available Relevant Materials, known to and accessible by Hull. If Hull has actual knowledge of Relevant Materials that are not in his possession or control, including information, documents and materials maintained by the County of Mendocino within this same time period, Hull shall notify the City of their existence and possible location. The City shall until _______, 2026 to review the Relevant Materials and to give written notice to Hull of any unacceptable conditions or information contained therein. Throughout the term of this Agreement until the Closing Date, Hull shall also deliver to City such other documents, materials and information relating to the Property Hull is obligated to deliver to City under applicable law. If Relevant Materials are discovered or generated after the required delivery date for such materials prescribed above, Hull shall promptly deliver the after-discovered or generated material to City, which shall have two (2) business days from the date of delivery to review it and give written notice to Hull of any unacceptable conditions. The City shall be deemed to have waived, and thereby approved, any matter reflected in the Relevant Materials unless it has given Hull written notice otherwise within the time periods described in this section 2.a.
b. Inspection of the Property.
(1) Inspection. As of the Effective Date, Hull shall afford City and its agents, consultants and representatives, access to the Property at all reasonable times for the purpose of allowing the City to inspect and conduct studies thereof.

City and Hull shall reasonably cooperate with each other to facilitate entries onto, and inspections and studies of the Property.
(a) The City shall indemnify and hold Hull harmless from any claims, demands, liabilities, costs, damages, or expenses based on injuries to persons, including death, and damage to real or tangible personal property, caused by the City’s inspections, investigations, studies, and testing of the Property. Said indemnification shall include the costs of defense, including attorney's fees and litigation expenses. For the time the City has access to and a right to inspect the Property, upon request by Hull the City shall furnish Hull with a copy of the currently effective Memorandum of Coverage (“MOC”) from California Intergovernmental Risk Authority (“CIRA”), and shall also provide an endorsement or equivalent document, which shall name Hull as an additional insured (or similar designation) under the MOC.

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4 (b) The City shall have fourteen (14) days from the receipt of information and documents required by Section 2.a to (i) conduct physical inspections of the Property as provided herein, as well as any non-physical inspections and examinations of and into the Property.
(2) Waiver of Objections. The City shall be deemed to have waived, and thereby approved, any disapproval or objection to the condition of the Property, unless it has given Hull written notice of those disapprovals or objections within the time periods described in this Section 2.b. If City disapproves or objects to a condition within the applicable time periods prescribed by this Agreement, Hull may elect, but is not required, to remedy the disapproved or objectionable condition to the City’s satisfaction prior to the Close of Escrow in which case any such condition shall be deemed satisfied upon City’s written approval of the remedy or remedies performed by Hull; otherwise, the City’s sole remedy shall be to (a) waive the condition or (b) terminate this Agreement, which shall, in that event, be deemed without default by either party.

3. Warranties or Representations.
a. Hull.
(1) Hull represents and warrants that he has full power and authority to enter this Agreement and all proceedings required to be taken by or on Hull’s behalf to make, deliver, and carry out this Agreement’s terms have been duly and properly taken, including conveying to City by grant deed all right, title and interest in and to the Property on the Close of Escrow in accordance with this Agreement. No further consent of any person or entity is required related to Hull’s performance under this Agreement.
(2) Hull represents and warrants that, to the best of Hull’s knowledge:
(a) On the Close of Escrow, and except as provided in this Agreement, no parties will possess any option to purchase or lease, or any right of first refusal to purchase or lease the Property or any portion thereof; except as provided herein or disclosed by Hull under Section 2, there are no unrecorded leases, occupancy agreements, easements, rights-of-way, restrictive covenants, liens, encumbrances, claims or other adverse rights affecting the Property or any portion thereof; and there are no unrecorded agreements or obligations relating to

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5 the Property which will be binding upon City following the Closing Date, except as provided in this Agreement.
(b) Without having conducted any investigation, the Property is not a site or location for the use, generation, production, manufacture, treatment, storage, disposal, discharge, release or transportation of Hazardous Materials (as defined in this Agreement); the Property is in full compliance with all Hazardous Materials Laws (as defined in this Agreement); there are no existing or former agreements or pending or threatened proceedings regarding Hazardous Materials on the property; there are, and have been, no underground or above ground storage tanks installed on or under, or removed from, the Property containing or having contained Hazardous Materials; and, Hull has no knowledge that any property adjoining the Property contains or may contain Hazardous Materials. For the purposes of this Agreement, “Hazardous Materials” shall mean any oil or petroleum products, flammable explosives, asbestos, urea formaldehyde insulation, radioactive materials or other hazardous or toxic substances, material or waste which is or becomes regulated by any federal, state or local governmental authority; and “Hazardous Materials Laws” means all federal, state and local statutes, ordinances, rules and regulations relating to Hazardous Materials, including those pertaining to health, safety, industrial hygiene or the environment, such as, without limitation, the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended, the Resource Conservation and Recovery Act of 1976, as amended, and any similar state laws. (c) The Property is not located in a special flood hazard area or flood plain, and there are no wetlands located on the Property. (d) There is no litigation pending in any court or, to the best of Hull's knowledge, threatened with respect to the Property or the transaction contemplated by this Agreement.
(e) Except as may be reflected in County of Mendocino files and records associated with the Property, no other notices of violation of any ordinance, rule or regulation relating to the Property have been issued to, served upon, received by or entered against Hull.
(f) The Property complies or will comply prior to Closing with the California Subdivision Map Act (Government Code Section 664 l 0, et seq), if and to the extent it is applicable, and any applicable local City or County codes

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6 and ordinances and other legal requirements, except as may be reflected in County of Mendocino files and records associated with the Property, provided that Hull is required to disclose to City any such files or records Hull knows to exist.

Other than the representations and warranties contained in this Agreement, Hull makes no warranty or representation, express or implied, including but not limited to implied warranties of merchantability and fitness for a particular purpose. City acknowledges it is acquiring the Property “AS IS.” b. City. City, including the undersigned representative of it, represents and warrants that it has full power and authority to enter this Agreement and all proceedings required to be taken by or on City’s behalf to authorize City (and the undersigned representative of it) to make, deliver, and carry out this Agreement’s terms have been duly and properly taken, including, but not limited to, the authority to accept from Hull, subject to the terms and conditions of this Agreement, the conveyance by grant deed of all right, title and interest in and to the Property at the Close of Escrow. City shall provide Hull and Escrow Agent any consent or resolution authorizing City to consummate the transaction(s) contemplated by this Agreement as may be reasonably required. c. Mutual. The Parties each represent that neither of them engaged or otherwise dealt with a finder or real estate broker or salesperson with regard to the transaction(s) contemplated by this Agreement. In the event a contrary claim is made by such a person/entity, the party for whom such services were allegedly provided shall indemnify, defend, and hold the other party harmless from and against any and all losses, claims, demands, expenses, damages, liabilities or causes of action, however any of the same may be characterized, related to said person/entity.
d. General Disclosures. Each party makes and acknowledges the following disclosures.
(1) Notice Regarding Advisability of Title Insurance:

IMPORTANT: IN A PURHCASE OR EXCHANGE OF REAL PROPERTY, IT

MAY BE ADVISABLE TO OBTAIN TITLE INSURANCE IN CONNECTION

WITH THE CLOSE OF ESCROW SINCE THERE MAY BE PRIOR

RECORDED LIENS AND ENCUMBRANCES WHICH AFFECT YOUR
INTEREST IN THE PROPERTY BEING ACQUIRED. A NEW POLICY OF

TITLE INSURANE SHOULD BE OBTAINED IN ORDER TO INSURE YOUR INTEREST IN THE PROPERTY THAT IS BEING ACQUIRED.

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7 4. Conditions Precedent.
a. Conditions precedent to City’s Obligations. The obligations of City under this Agreement are expressly conditioned upon the satisfaction of the following on or before the Closing Date:
(1) On the Closing Date, the Title Company shall be prepared to issue to City as of the Closing Date any policy of title insurance (CLTA or ALTA at City’s option) reasonably requested by City with total liability in the amount of $329,000, insuring City that title is vested in City, subject to the standard printed exceptions and those particular exceptions otherwise appearing on the Report, as may be amended, and approved by the City (the “City Title Policy”), upon payment of its regularly scheduled premium therefor;
(2) All of Hull's representations and warranties contained in this Agreement shall be true and correct in all material respects as of the Closing Date; (3) City has waived or been deemed to have waived any disapproval of and objections to the condition of title to the Property; (4) City's approval or waiver (or deemed waiver) of Relevant Materials associated with, and inspections, investigations, and examinations of and into, the Property in accordance with this Agreement; and
(5) Hull shall have deposited all documents with the Escrow Agent and performed each and every covenant required by or contained in this Agreement to be performed by Hull on or prior to the Closing Date.
b. Condition to Hull’s Obligations. The obligations of Hull under this Agreement are expressly conditioned upon the satisfaction of the following conditions precedent on or before the Closing Date:
(1) All of City's representations and warranties contained in this Agreement shall be true and correct in all material respects as of the Closing Date:
and
(2) The City shall have deposited with Escrow Agent all funds and documents it is required to deposit prior to Close of Escrow and performed each and every covenant required by or contained in this Agreement to be performed by City on or prior to the Closing Date.
c. Conditions precedent to both the City’s and Hull’s Obligations: The Parties

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8 shall make good faith and diligent efforts to cooperate with one another, the Escrow Agent, and others involved in the transaction(s) contemplated by, and to satisfy their respective obligations and the conditions precedent specified in, this Agreement, inclusive of executing further escrow instructions and other forms consistent with and reasonably necessary to implement the terms of this Agreement.

5. Closing; Title and Escrow Costs.
a. Closing: After the City has deposited the balance of the Purchase Price, Hull has deposited a Grant Deed to the Property, and all other conditions to close escrow have been satisfied, and Escrow Agent is prepared to cause the Title Company to issue the City Title Policy, Escrow Agent shall:
(1) Record the Grant Deed in the Official Records of Mendocino County, California, and instruct the County Recorder to deliver such instruments after recording the deed to the City and Hull;
(2) Deliver to City the FIRPTA Certificate and the State Affidavit; and,
(3) Cause the Title Company to issue the City Title Policy. b. Title & Escrow Costs. City shall pay the entire premium and endorsement charges for the City Title Policy, all state, county and/or local documentary transfer taxes and any other real property transfer or conveyance taxes payable with respect to the deed conveying the Property. The Parties shall equally pay all other escrow fees and expenses charged by Escrow Agent for services rendered prior to Close of Escrow. The Parties shall deposit with Escrow Agent all monetary sums and documents necessary to consummate all transactions pursuant to this Agreement. Each party shall bear their own attorney’s fees and costs incurred in connection with drafting this Agreement.

6. Prorations. Prorations shall be made as of the Close of Escrow. All prorations shall be made on the basis of a thirty (30) day month and shall be paid in cash to Hull if it is entitled thereto or shall be credited against the balance of the Purchase Price due from City, if City is entitled thereto. Such prorations shall be made by Escrow Agent on the basis of a statement(s) approved by City and Hull and deposited into the escrow prior to the Close of Escrow. The date used for prorations is hereinafter referred to as the “Proration Date.” All real estate taxes and all personal property taxes due and owing as of the Proration Date, and all penalties and interest thereon, shall be paid by the transferring party. Current real

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9 estate taxes, special assessments and personal property taxes which are not yet due and owing shall be prorated based upon the most recent tax bill, so that the portion of current taxes allocable to the period from the beginning of such tax year through the Proration Date shall be charged to and paid by the transferring party and the portion of the current taxes allocable to the portion of such tax year from the Proration Date to the end of such tax year shall be attributed to and paid by the grantee. Proration of taxes and assessments shall be final as of the Proration Date, regardless of the amount of taxes or assessments that are due.

7. Miscellaneous.
a. Notices. All notices and any other communications permitted or required under this Agreement must be in writing and will be effective (a) immediately upon delivery in person or by facsimile, or upon delivery to the recipient if attached to an email communication; (b) on the date of delivery, as evidenced by the records of the courier, if deposited with a nationally-recognized commercial courier for overnight delivery, provided delivery is made during regular business hours or receipt is acknowledged by a person reasonably believed by the delivering party to be employed by the recipient; or (c) on the date indicated on the return receipt, if deposited with the United States Postal Service, certified mail, return receipt requested, postage prepaid. Any notice to be given by any party hereto may be given by the counsel for such party. All notices must be properly addressed and delivered to the parties at the addresses set forth below, or at such other addresses as either party may subsequently designate by written notice given in the manner provided in this section and a copy of all notices and other communications shall be delivered by email:

Hull: David J. Hull
2590 South Main St
Lakeport, CA 95453
Email: [email protected]
With copy to: James & McMullen, LLP
Attn: Donald J. McMullen
445 North State St.

Ukiah, CA 95482
Email: [email protected]; and
[email protected]

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10 City: City of Ukiah
Attention: Sage Sangiacomo, City Manager
Ukiah Civic Center
300 Seminary Ave
Ukiah, CA. 95482
Fax: 707-463-6204
Email: [email protected]
With copy to: David J. Rapport, City Attorney
405 West Perkins Street
Ukiah, CA 95482
Email: [email protected]
b. Cooperation. The Parties agree to execute such other documents and to perform such other acts as reasonably necessary or desirable to carry out the purpose of this Agreement, both before and after the Closing Date. c. Binding Effect & Assignment. This Agreement shall be binding on and inure to the benefit of the Parties respective heirs, successors, and permitted assignees.
d. Surviving Close of Escrow. All terms, rights, and obligations of the Parties to occur subsequent to the Close of Escrow shall survive that event. e. Partial Invalidity. If any term, covenant or condition of this Agreement or its application to any person or circumstances shall be held to be illegal, invalid or unenforceable, the remainder of this Agreement or the application of such term or provisions to other persons or circumstances shall not be affected, and each term hereof shall be legal, valid and enforceable to the fullest extent permitted by law, unless an essential purpose, or substantial portion of the consideration, of this Agreement would be defeated by the loss of the illegal, unenforceable, or invalid provision. In the event of such partial invalidity, the Parties shall seek in good faith to agree on replacing any such legally invalid provisions with valid provisions which, in effect, will, from an economic viewpoint, most nearly and fairly approach the effect of the invalid provision and the intent of the Parties in entering into this Agreement; provided, however, such replacement provision shall not require any payment by the City in addition to the $329,000 Purchase Price. f. No Waiver. No consent or waiver by either party to or of any breach or non- performance of any representation, condition, covenant or warranty shall be enforceable unless in a writing signed by the party entitled to enforce performance,

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11 and such signed consent or waiver shall not be construed as a consent to or waiver of any other breach or non-performance of the same or any other representation, condition, covenant, or warranty.
g. Time is of the Essence. Time is of the essence in the Parties’ performance of their respective obligations under this Agreement and each and every provision hereof.
h. Governing Law. This Agreement is entered into and shall be governed by, and construed and enforced in accordance with, the laws of the State of California (without giving effect to its choice of law principles). The parties agree to the jurisdiction of the California state courts and to venue in the state courts in Mendocino County.
i. Construction. The Parties are each represented by counsel and jointly participated in preparing this Agreement; it shall be deemed drafted and prepared by both parties, and any rule of construction that serves to resolve ambiguities or other interpret language against the drafting party shall not be employed in relation to this Agreement.
j. Counterparts. This Agreement may be executed in counterparts, all together which shall be deemed an original, single, instrument. Electronic signatures shall be deemed original.

WHEREFORE, this Agreement is effective on the Effective Date.

SIGNATURES ON NEXT PAGE
CITY OF UKIAH DAVID J. HULL, Individually, as

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12 Trustee of the DAVID J. HULL
By: LIVING TRUST, and as managing
Sage Sangiacomo, member of D&J Investments
City Manager
_________________________
David J. Hull
ATTEST:

Kristine Lawler, City Clerk
_________________________

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NOTICE OF CEQA EXEMPTION
PROJECT TITLE: Acquisition of real property by the City of Ukiah for use by the Electric Utility Department. The parcel is the former site of a City-owned electrical substation and remains
encumbered by multiple existing electrical easements,
including a critical access to a primary transmission line.

Access and public use for electrical equipment storage is essential to maintaining reliable electrical service to Ukiah residents.

PROJECT LOCATION: 701 South Orchard Avenue, Ukiah, CA; APN 003-181-01

PUBLIC AGENCY DECIDING TO CARRY
OUT PROJECT:

City of Ukiah, City Council
DATE OF APPROVAL: May 20,2026
NAME OF PROJECT APPLICANT: City of Ukiah, Electric Utility Department TO: X Office of Planning and Research
1400 Tenth Street, Room 121
Sacramento, CA 95814
FROM: City of Ukiah
300 Seminary Avenue
Ukiah, CA 95482
X Mendocino County Clerk- Recorder
501 Low Gap Road
Ukiah, CA 95482
CEQA EXEMPTION STATUS:
 Ministerial
 Declared Emergency
X Categorical Exemption: Article 19, Class 1, Section 15301 (Existing Facilities) (b), Public Utility Facilities.
 Statutory Exemption Section
PROJECT DESCRIPTION: The City of Ukiah proposes to re-acquire a ±0.67 66 acre parcel located at 701 South Orchard Avenue, Ukiah, CA (APN 003-181-01) for use by the City of Ukiah Electric Utility Department.

The parcel is the former site of a City-owned electrical substation and remains encumbered by multiple recorded electrical easements, including the easement that contains the sole transmission line feed serving the City's primary substation located at 724 South Orchard Avenue.

TO: X Office of Planning and Research
1400 Tenth Street, Room 121
Sacramento, CA 95814
FROM: City of Ukiah
300 Seminary Avenue
Ukiah, CA 95482
X County Clerk
500 Low Gap Road
Ukiah, CA, 95482
Attachment #3

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300 Seminary Avenue • Ukiah • CA • 95482-5400
Phone: (707) 463-6200 · Fax: (707) 463-6204 ·www.cityofukiah.com Following acquisition, the parcel will continue to function as a utility-support site associated with existing electrical infrastructure. Near-term use will consist of low-intensity utility activities such as pole storage, equipment staging, and routine operational support. Long-term use will support the continued operation, repair, maintenance, and minor alteration of the existing electrical facilities located across the City.

The project authorizes no construction, ground disturbance, grading, vegetation removal, or new permanent structures. Any future development that would exceed the scope of these exempt activities will be subject to separate discretionary review and independent CEQA analysis.

REASONS WHY PROJECT IS EXEMPT: The project is categorically exempt under CEQA Guidelines Section 15301 (Existing Facilities), particularly subsection (b), which applies to existing public utility facilities used for a continued purpose. The City has reviewed the exceptions to categorical exemptions set forth in CEQA Guidelines Section 15300.2 and finds that none apply: The parcel is not located in a particularly sensitive environment. There is no reasonable possibility of cumulative impact from successive projects of the same type in the same place. There are no unusual circumstances, creating a reasonable possibility of a significant effect on the environment. The parcel is not located within view of an officially designated state scenic highway.

The project will not cause a substantial adverse change in the significance of a historical resource. The acquisition authorizes no physical change to the environment, other than temporary storage, which is the current use of the site. On a separate and independent basis, the project is also exempt under CEQA Guidelines Section 15061(b)(3) (common sense exemption), because it can be seen with certainty that there is no possibility the activity will have a significant effect on the environment.

Lead Agency Contact Person: Maya Simerson, Project & Grants Manager Phone Number: (707) 467-5714
Email: [email protected]
This is to certify that the Notice of Exemption and other project related documents are available to the General Public at: Community Development Department, Planning Division, Ukiah Civic Center, 300 Seminary Avenue, Ukiah, CA 95482.
05-20-2024 Project & Grants Manager
Signature (Public Agency) (Date) (Title)

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701 South Orchard Ave

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Acquisition
The parcel is the former site of a City-owned
electrical substation and remains
encumbered by multiple existing electrical
easements, including a critical access to a
primary transmission line.
701 S Orchard Ave
APN 003-181-01

0.66 Acres

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PROTECTION
The line crossing the parcel is the sole
transmission feed serving the City's
primary substation located at 724 South
Orchard Avenue.

Purchasing the lot will secure
unrestricted access to the line for any
needed maintenance or emergency
work, protecting our power source.
3

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USE
• Acquisition of the real property by the City of Ukiah for use by the Electric Utility Department will allow for the utility to better evaluate and plan for future electric needs.
• In the short term the location can fulfill the immediate need for a pole storage yard.

Market price in April of 2026 was listed at $329,000 and is the amount of the City’s offer that was accepted by the seller.

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Questions? Thank you
Staff recommends approval of the
acquisition to secure unrestricted access
to the transmission line, provide a location
for potential future electric needs, and in
the short term fulfill the immediate need
for a pole storage yard.

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Page 1 of 2 ends

Agenda Item No: 14.e.

MEETING DATE/TIME: 5/20/2026

ITEM NO: 2026-841

AGENDA SUMMARY REPORT
SUBJECT: Presentation of the Fiscal Year 2026–27 Electric Utility Department Draft Budget and Five-Year Capital Improvement Plan.

DEPARTMENT: Finance PREPARED BY: Oliver MacDonald, Senior Accountant PRESENTER: Cindy Sauers, Electric Utility Director
ATTACHMENTS:

1. CIP -5 year-FYE 2027 - EUD - 4-11-26

2. EUD Vehicle Justification FY27

3. Presentation Given
Summary: The Council will receive a presentation of the proposed Fiscal Year 2026–27 Electric Utility Department budget and related five-year Capital Improvement Program (CIP) projects as part of the City’s annual budget development process.

Background: Presented here is the proposed Fiscal Year 2026–27 budget for the Electric Utility Department (EUD)
As part of the annual budget process, the City Council will conduct a series of public budget workshops and departmental presentations to review the proposed budget prior to formal adoption. The May 20, 2026, meeting is dedicated specifically to the Electric Utility Department and provides Council and the community an opportunity to review EUD operations, major initiatives, and proposed capital investments in greater detail.

The proposed schedule for the FY 2026-27 budget review and adoption process is as follows:
• May 20, 2026 - Department Presentation for Electric Utility Department • June 1, 2026 - Budget Workshop and Department Presentations. • June 2, 2026 - Department Presentations for All Remaining Departments (if necessary) • June 3, 2026 - Department Presentations for All Remaining Departments (if necessary) • June 9, 2026 - Department Presentation for Ukiah Valley Fire Authority • June 17, 2026 - Budget Adoption
The Electric Utility Department presentation will include an overview of department operations, major budget changes from the current fiscal year, utility infrastructure projects, fleet and equipment needs, technology initiatives, enterprise fund considerations, and proposed capital improvements included within the five-year CIP.

Discussion: As part of this packet, and in preparation of budget discussions with departments, the following are provided:

1. Budget unit pages (OpenGov stories). The Finance Department continues to enhance the usability and navigation of the budget document, turning to the OpenGov platform to deliver the budget document in its entirety. Budget units (departments and divisions) are presented in a standardized format in what are called

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Page 2 of 2 ends

"stories." They are dynamic, navigable web pages designed to be read electronically through a web browser.

They offer the reader drill down features so that data can be presented as generally or as granularly as desired.

The best way to access stories is by clicking this link and finding each subsequent link in the table of contents:
2025-26 Fiscal Year Budget Draft (html link): https://stories.opengov.com/ukiahca/published/oXNLMdUj9 The landing page from the link is the cover of the budget document (in draft), including a table of contents at the bottom. Each budget story can be accessed by clicking on its respective link in the table of contents. As the budget document is further developed, links will be activated for any reader to examine. If a link is inactive, the page is still in development, usually pending final council approval of the budget.

The OpenGov platform is best viewed through the Google Chrome web browser. It is a free application and can be found at the following link, complete with download and installation instructions: https://www.google.com/chrome/

2. Five-year capital improvement program schedule (Attachment 1)

3. Vehicle & Heavy Equipment Justifications (Attachment 2)

Recommended Action: Receive presentation of the proposed Fiscal Year 2026–27 Electric Utility Department budget and five-year Capital Improvement Program and provide direction as necessary.

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FIVE YEAR CAPITAL IMPROVEMENT PLAN*
26/27 FISCAL YEAR

ELECTRIC UTILITY
Renewable energy development for the Utility’s resource portfolio in meeting the States green energy mandates. $ 50,000
Add'l Comments: Rebudgeted to insure replacement roofing system meets building, solar and grading requirements. Moved $1.2 mil out of FYE 20, and moved into FYE 21. Increased FYE 22 and FYE 24 from $50k, reduced FYE 25 from $1 mil. Pushed to 22/23 fiscal year, and increased overall amount from $2,750,000 due to size of Hasting solar system. Moved out from FYE 23 due to budgetary constraints, and increased by $225k. Reduced FYE 25 from $2.2 M, added $2.5M to FYE 26, and $50k to FYE 27. Increased from $50,000 for FYE

27. $50,000 moved from FYE 27.
$ 2,500,000
Evaluate the need and sites available to construct a future electrical substation to serve future loads based on planning forecasts of the City's growth.

Add'l Comments: $20k moved from FYE 21, and $300k from FYE 22 due to COVID-19. Moved to 23/24 due to heavy workload. Moved from FYE 24.

Moved from FYE 25, increased from $300k, and changed funding source.

Increased amount from $350k due to market prices. Moved from FYE 26 to FYE

27. Secure property for pole yard
Additional Comments: To be completed current FY.
$ 55,000 $ 2,500,000 $ 50,000 $ 500,000 $ - $ - $ 3,050,000 ECC01 N/A SUB-TOTAL: 1350 Hasting Road In Progress
Substation Site
Development 80126100.80230 18046 N/A TBD New Enterprise $ 55,000 Enterprise Yes $ 50,000
Renewable
Resource
Development -
Solar 80126100.80220 Org/Obj

FACILITIES/BUILDINGS/LAND
Totals City Council Status

ELECTRIC UTILITY DEPARTMENT
26/27 27/28 Project Status Funding Source Funding Identified Funding Source Add'l Comments Project # Allocation to Multi-funds Project Location Project Name Project Description Costs to date 28/29 29/30 30/31 Shovel Ready Yes $ 500,000 $ 2,550,000
$ 500,000 Reviewed Reviewed
X
Funded by
Greenhouse Gas
Funds
$ 400,000 Reviewed Pole Yard
Rate Revenue TBD N/A TBD New Enterprise Yes Rate Revenue $ 400,000 80126100.80210 *Refer to last page of this document for definition of terms used. PAGE 1 ATTACHMENT 1

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FIVE YEAR CAPITAL IMPROVEMENT PLAN*
26/27 FISCAL YEAR

ELECTRIC UTILITY
Upgrade fish hatchery pumps and flow meters.

Add'l Comments: Spec complete for pump replacement. Changed description to clarify scope. Moved from FYE 22, and added $60k. Approved for bidding on 2/1/23, budget amendment approved to match engineering estimate.

Increased amount from $260k, and moved all into FYE 25. Changed from $432k for inflation, and changed funding source. Working out engineering issues that arose during original request for proposal process. Reduced FYE 25 amount from $450k, and added $500k to FYE 26. Working to find engineering consultant. Moved from FYE 26.

Replaces existing low voltage (4160V) system with 12,000 Volt primary rated cable and transformers and secondary conductor. Fairgrounds to provide USERC specified metering and underground duct. Removes existing low voltage (4160V) system.

Add'l Comments: Rebudgeted to reflect workforce scheduling allocation due to the Oak Manor Undergrounding project. Reduced amount for FYE 20 by $120k, and changed funding in FYE 22 & 23. Moved forward by 1 year, project completing 23/24. Pushed out one year, waiting on agreement with Fairgrounds. Budget increased due to inflation and inclusion of labor in construction costs. Moving project budget from starting in FYE 24. Moved from FYE 25 pending agreement with Fairgrounds on funding division. 1229 Lake Mend. Dr Reviewed $ 225,000 $ 225,000 Project Description Org/Obj
Fairgrounds 4160
to 12,000 volt
Conversion Project # Allocation to Multi-funds Ukiah Electric Sys In Progress Reviewed X City Council Status 26/27 27/28 Shovel Ready 29/30 In Progress Enterprise 80126100.80230 Upgrade Fish
Hatchery Pumps
and Controls
(Hydro) Project Status Funding Source Funding Identified

ELECTRIC UTILITY DEPARTMENT
Project Name Totals Enterprise Yes
Rate Revenue
28/29
INFRASTRUCTURE N/A 80126100.80230 18037 Yes
30/31
$ 500,000 18041 N/A Project Location Costs to date Funding Source Add'l Comments
$ 500,000
$ 12,551
*Refer to last page of this document for definition of terms used. PAGE 2

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FIVE YEAR CAPITAL IMPROVEMENT PLAN*
26/27 FISCAL YEAR

ELECTRIC UTILITY
Replace accumulators for redundancy of tainter operation.

Add'l Comments: Replace accumulators for redundancy of tainter valve operation. Tested redundancy and moving from FYE 24. Moved from FYE 25 for budgetary purposes. Moved from FYE26 due to workload and increased from $100,000.

Transformer replacement and upgrades, wood pole testing and replacement, system capacity improvements and protection, control, monitoring and communication enhancements.

Add'l Comments: UG Capital Projects >$10,000 Added funding for FYE 26 and

27. Reduced FYE 24 from $235k. Added funding for FYE 28 and FYE 29, and changed funding source.

Transformer replacement and upgrades, system capacity improvements and protection, control, monitoring and Communication enhancements.

Add'l Comments: Reduced FYE 20 by $140k, and reduced all future years to $250k/yr. Increased FYE 21 from $250k. Added funding for FYE 26 and 27.

Added funding for FYE 27. Reduced FYE 24 from $250k. Added funding for FYE 28 and FYE 29, and changed funding source.

Upgrades to the governor sensing, controller and feedback transducers to improve performance and reliability. Existing governor controls frequently are out of service due to failure or adjustment.

Add'l Comments: Moved from beginning FYE 21 due to COVID-19. Project was spread between FYE 22 and FYE 23. Combined into FYE 22 and reduced by $30k. Moved to 23/24-24/25 due to workload. Moved to FYE 25 and 26 due to workload. Revised FYE 25 from $20k (engineering costs). Added funding source. Working to procure engineering firm ($75k), contruction work pushed from FYE 26. Increased from $300,000.

Install cable and associated equipment for replacing the overhead facilities.

Add'l Comments: Reduced amount from $500k, moved from FYE 21. Moved from FYE 22. Increased amount from $200k. Funding from 2022 bonds, funding increased to include AT&T and Comcast for joint trench project, approx. 40% to be reimbursed by AT&T and Comcast. Per Council directive, undergrounding focus will be redirected to Talmage, the completion of Oak Manor is being pushed until adequate rate revenue is available. Moved from FYE 27. Reviewed
$ 750,000 Reviewed
$ 235,000 $ 705,000
$ 250,000 250,000 $ 18043 N/A Ukiah Electric Sys 80126100.80230 18047 80126100.80230 18121 N/A Oak Manor Dr. N/A 1229 Lake Mend. Dr 1229 Lake Mend. Dr 80126100.80230 Enterprise Yes Rate Revenue On-going Enterprise New On-going Ongoing 80126100.80230 Replace
Accumulators at
Hydro for Tainter
Operation
Underground
Capital System
Improvements
(<$50,000 each)
Overhead Capital
System
Improvements
(<$50,000 each)
Governor Speed
Control & Valve
Upgrades (Hydro)
Oak Manor
Dr. Overhead to
Underground
Conversion 8012610.80230 18489 N/A 18044 N/A Ukiah Electric Sys Enterprise Yes Rate Revenue Rate Revenue
Rate Revenue
Rate Revenue Enterprise Enterprise Yes Ongoing
$ 840,057
$ 350,000 Reviewed
X
X Reviewed $ 800,000 $ 800,000 X Yes Yes $ 235,000 1,128,680 $ $ 125,000
$ 350,000
$ 250,000
$ 235,000 X
$ 125,000 Reviewed
*Refer to last page of this document for definition of terms used. PAGE 3

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FIVE YEAR CAPITAL IMPROVEMENT PLAN*
26/27 FISCAL YEAR

ELECTRIC UTILITY
Upgrade existing and provide redundancy for Hydro transfer trip circuit. $ 50,000
Add'l Comments: Reduced amount for FYE 20 from $225k, and added funds to FYE 21. Moved from FYE 21. Moved budget from FYE 22, increased overall amount from $195k due to inflation, and added budget to subsequent years to include radio redundancy. Moved from beginning in FYE 23 in order to complete preliminary work that will be completed as part of Streetscape Phase 2 project. Revised FYE 24 from $275k, FYE 25 from $50k and changed funding source. Changed FYE 25 from $275k. County roundabout project has created a conflict. Redesigning North State Street facilities to accommodate changes - it will require an extra 700-1000' of undergrounding to avoid conflicts when the roundabout is completed in 2027-2028. Reduced FYE 25 from $375k, increased FYE 26 from $50k, and added $50k to FYE 27. Increased from $50,000 for FYE

27. $50,000 moved from FYE 27. Revenue offset of $125,000 from Vero and Middle Mile.
$ 500,000
Extend Cherry Circuit (102) to back feed 303 Circuit to provide redundancy to southeast Ukiah.

Add'l Comments: Moved from FYE 27.

Extend fiber optic to Electric Service Center for Substation Visibility and Hydroelectric Control.

Add'l Comments: Moved from FYE 25 to correspond with Cherry circuit extension and added funding source. Moved from FYE 27.

Replace poles identified by the 10-year pole inspection.

Add'l Comments: Increased from $850k due to inflation. Anticipate needing to replace 100 poles. Moved from FYE 24 due to budget constraints. Added funding source. Added $500,000 to FY26 and moved $1,000,000 from FY 25 to correspond with completion of pole testing.

Design and build new substation.

Add'l Comments: Added funding source. Moved from starting FYE 26. Various Ongoing Enterprise Yes Rate Revenue Yes Rate Revenue TBD In Progress Enterprise $ 1,000,000 ReviewedX
$ 500,000
$ 15,200,000 Reviewed
$ 1,000,000
$ 500,000 New N/A 80126100.80230 EnterpriseCPUC Middle Mile Reimbursement and
Vero Fiber In Progress
Reimbursement Yes
Fiber Optic Cable
Extension Hydro Plant N/A N/A 18440 N/A 18490 N/A S.E. Ukiah 18125Hydroelectric Plant Transfer Trip
Upgrade 80126100.80230
Pole Replacement
Project 80126100.80230
New Substation 80126100.80230
Cherry Circuit (102)
Extension Across
101 80126100.80230 Enterprise Yes
$ 50,000 $ 550,000 ReviewedX
$ 800,000 Reviewed
$ 25,806 Enterprise Yes Rate Revenue $ 19,905 1350 Hastings Road Ongoing $ 2,500,000 200,000 $ 12,500,000 $ TBD TBD Reviewed
$ 800,000
*Refer to last page of this document for definition of terms used. PAGE 4

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FIVE YEAR CAPITAL IMPROVEMENT PLAN*
26/27 FISCAL YEAR

ELECTRIC UTILITY
Underground all overhead power & communications between State & Airport Park Boulevard.

Add'l Comments: $30k for design, $2.5M for construction. Moved to FYE 28 and FYE 29 due to funding and cooperation from other utilities.

Various locations for large SL replacement with LEDs
Add'l Comments:

Install padmount switch to replace recloser and air switches.

Add'l Comments: Moved from FYE 26.

Replace failing batteries for operations at hydro.

Additional Comments:
$ 3,390,000 2,026,999 $ 4,120,000 $ 16,785,000 $ - $ - $ 24,295,000 $ New Enterprise Yes Rate Revenue $ 30,000 LED Street Light Conversion 18422 N/A Talmage Road Ongoing Enterprise Yes SUB-TOTAL: Yes Rate Revenue Hydro Plant New Enterprise Hydroelectric Padmount Switch 80126100.80230 18492 N/A 80126100.80230 18491 N/A Various $ 30,000 $ 2,500,000
$ 60,000 Reviewed $ 30,000
Talmage
Underground 80126100.80230
$ 2,530,000 Reviewed
$ 150,000 Reviewed
$ 150,000
Hydroplant Battery
Bank Replacement 80126100.80230 TBD N/A Hydro Plant New Enterprise Yes Rate Revenue $ 50,000 $ 50,000 Reviewed *Refer to last page of this document for definition of terms used. PAGE 5

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FIVE YEAR CAPITAL IMPROVEMENT PLAN*
26/27 FISCAL YEAR

ELECTRIC UTILITY
Electric Meter Replacement and cloud based data management system improving customer access to outage information, usage data and provide customer selectable notifications.

Add'l Comments: Currently in the planning stage. Moved from starting FYE 21.

Eliminated $500k from FYE 22, and $2M from FYE 23. Added amounts to FYE 24 and 25. Looking for grant funds to assist with completing this project.

Moved from starting FYE 24. Added funding to FYE 27. Many electric meters are at end of life and need replacement with an upgraded AMI. Increased FYE 27 from $2M.

Matching funds for EV charging grant for a Hub location, 4 DC fast chargers and 2-dualport Level 2 Chargers
Add'l Comments: Project ongoing with Chargepoint partnership. Moved from FYE 24. Moved to FYE 26 due to ChargePoint delays in construction and added $25k for FYE 27 for any additional overlap between fiscal years. Funds will be covered by LCFS refund. Increased from $400,000 for FYE 27.

Matching Funds for High Capacity EV Forklift
$ 35,000
Additional Comments: Rebudget for reimbursement. Increased from $35,000. $ 211,770
$ 2,961,770 49,936 $ 2,500,000 $ - $ - $ - $ 5,461,770 $ Project #

ELECTRIC UTILITY DEPARTMENT
VEHICLES, MACHINERY & EQUIPMENT Enterprise Allocation to Multi-funds Project Location Project Status Project Description SUB-TOTAL: Funding Source Funding Identified Funding Source Add'l Comments Yes 15080 N/AElectric Meter
Replacements 80126100.80100 Org/Obj Project Name Ukiah Electric System In Progress X Reviewed
$ 750,000
Totals
$ 750,000
30/31
Seeking grant
funding. $ 2,500,000 27,436 $
EV Chargers 80126100.80100 18423 N/A N/A In Progress Enterprise Yes $ 22,500 29/30
$ 4,500,000 Shovel Ready Reviewed
X
Costs to date 26/27 27/28 28/29
$ 2,000,000 City Council Status
Forklift (CARB VW
Mitigation Trust
Grant ) 80126100.80100 TBD N/A N/A New Enterprise Yes
$ 211,770 Reviewed
*Refer to last page of this document for definition of terms used. PAGE 6

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FIVE YEAR CAPITAL IMPROVEMENT PLAN*
26/27 FISCAL YEAR

ELECTRIC UTILITY
Project Description
Org/Object
Project Number
Allocation to Multifunds
Project Status
Funding Source
Funding Identified
Funding Source Add'l
Comments
Costs to date
Estimated Costs per
Fiscal Year
Totals
Comments
City Council Status
Shovel Ready Project is ready to be sent out to bid.

Provides a description and additional narrative to assist in the understanding of the need and value of the proposed project.

The proposed account code where the expense will be accounted for.

The number assigned to track all expenses related to the project.

Indicates if the cost of the proposed cost is shared. In this case, here it will state what other funds are sharing the cost.

This indicates whether the project is "NEW", "IN PROGRESS", "ONGOING", "DEFERRED", or "COMPLETED".

The Fund the actual expense will come out of.
"Yes" indicating funding has been identified and will be available, "No" indicating funding has not yet been identified and is unavailable.

To further explain, as necessary, the funding type used selected.

Costs spent on the project.

Costs estimated to be spent in each of the fiscal years.

The sum of the five year estimate for each project.

Additional information as needed.
"Not Reviewed"- First time that Council has been presented the project; "Reviewed" - Council has been presented the project during an agendized meeting; "Explore" - Council has reviewed and has asked staff to further explore; "Reviewed and Supported" - Council has reviewed and supports the placement of the project on the CIP Plan; "Budget Adopted" - Council has approved the project through the Council action that takes place through either the full budget adoption process, or through a specific agendized item brought to Council.

Definition of terms used:
*Refer to last page of this document for definition of terms used. PAGE 7

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ESTIMATED COST: 211,770

FLEET MAINTENANCE SUPERVISOR

SIGNATURE DATE
EST. MILEAGE/HOURS PER YEAR
???
$4,252.00
ALTERNATE SOLUTIONS EXPLORED: EV Forklift
OTHER INDIRECT BENEFITS:

COST/BENEFIT ANALYSIS:

JUSTIFICATION/USE/NEED: The current large lift capacity forklift does not comply with OSHA forklift standards. This unit is used for heavy material handling including large electric distribution transformers.

PROPOSED EQUIPMENT SPECIFICATIONS (ATTACH ADDITIONAL DOCUMENTATION IF NECESSARY): Toyota EV Forklift Model 9FBZ80U 17,500lbs

MAINTENANCE COSTS TO DATE

PROPOSED BUDGETED AMOUNT FOR

EACH DEPT/DIV

ESTIMATED LIFE IN ESTIMATED SALVAGE/RESALE VALUE

MILEAGE/HOURS
CITY EQUIPMENT # YEAR

ORIGINAL PURCHASE PRICE
1720
MODEL

CURRENT MILEAGE/HOURS
Utility E1721 80126100.80100 $211,770.00

ESTIMATED OUT-OF-SERVICE TIME PARTS AVAILABLE
ADDITIONAL NEEDED REPAIRS ESTIMATE (IF APPLICABLE) MEET CARB STANDARDS? Brakes,Hyd. Pump
REVIEWED & APPROVED BY:

Electric

DEPARTMENT(S)

PROPOSED VEHICLE OR HEAVY EQUIPMENT
1107
NO
CURRENT CONDITION: Poor
$0.00

DIVISION(S)

PROJECT
CODE
ITEM: Toyota EV Forklift Model 9FBZ80U 17,500lbs
SUBMITTED BY: Dan Quarles
42 NO
FOR FISCAL YEAR: 2025/2026
???? G3P-150-CFS-158

EXISTING VEHICLE OR EQUIPMENT REQUESTING TO BE REPLACED

ORG & OBJECT ACCOUNT CODE

DEPARTMENT HEAD
ADDITIONAL COMMENTS: As part of the grant there is a required district destruction-inspection protocol for destroyed engine and equipment prior to disposal..

ASSET USEFUL LIFE: 10-15 years
J-008281
VIN/SERIAL #
NEW REQUEST OR REPLACEMENT OF EXISTING?: Replacement
ATTACHMENT 2
Vehicle & Heavy Equipment Request & Justification

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SERVICE PROFESSIONALISM SAFETY TEAMWORK INNOVATION

Page 480 of 492 ends

SERVICE PROFESSIONALISM SAFETY TEAMWORK INNOVATION
Core Function
Build, operate and maintain power distribution system and provide 24-hour emergency service.

Notable highlights
• Pole replacements continue – electric crew is replacing 5-6 poles/week • Construction of new EV chargers set to begin this summer to support growing electrification needs • Pole testing 60% complete
Significant budget changes from prior year
• Personnel: No significant changes
• Operations: No significant changes

ELECTRIC DISTRIBUTION

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SERVICE PROFESSIONALISM SAFETY TEAMWORK INNOVATION
Capital Outlay

ELECTRIC DISTRIBUTION
(con't.)

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SERVICE PROFESSIONALISM SAFETY TEAMWORK INNOVATION
Core Function
Operation and maintenance of Grandi Substation, Lake Mendocino Hydroelectric Plant, and all metering, protection and control systems used for generation and distribution.

Notable highlights
• Significant maintenance on Substation Transformer T2 began 05/18/2026 • Advanced Metering Infrastructure Pilot completed; RFP in progress • Hydroelectric relicensing process underway
Significant budget changes from prior year
• Personnel: No significant changes
• Operations: Increase in Contractual Services to continue relicensing efforts

TECHNICAL SERVICES

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SERVICE PROFESSIONALISM SAFETY TEAMWORK INNOVATION
Capital Outlay

TECHNICAL SERVICES
(con't.)

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SERVICE PROFESSIONALISM SAFETY TEAMWORK INNOVATION
Core Function
Provides engineering services, financial, and organizational oversight for the Utility.

Notable highlights
• EV Charger installation at Library parking lot, Anton Stadium, and Low Gap Park to begin June 2026 • Working with Purchasing to prepare Hastings Solar Project for advertisement • Conduct ongoing rate and revenue analysis to ensure fair cost recovery and long-term financial stability Significant budget changes from prior year
• Personnel: No significant changes
• Operations: No significant changes

ELECTRIC ADMINISTRATION

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SERVICE PROFESSIONALISM SAFETY TEAMWORK INNOVATION
Capital Outlay

ELECTRIC ADMINISTRATION
(con't.)

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SERVICE PROFESSIONALISM SAFETY TEAMWORK INNOVATION

ELECTRIC ADMINISTRATION
(con't.)
Geothermal SPRITE Well Program
Shallow Percolation for Reservoir Injection and Thermal Enhancement • Long Term Drilling for Geothermal Energy
• 10-15MW of future generation – if proven life extension of the Geo • $77 Million over 11 years
• 1st two years are R&D
• Budgeted through the Public Benefits Charge R&D
• Ukiah’s cost $336,870

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SERVICE PROFESSIONALISM SAFETY TEAMWORK INNOVATION

ELECTRIC ADMINISTRATION
(con't.)
NCPA lobbied to get unspent proceeds from large EDU transferred to small POUs Ukiah’s share $883,000

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Page 1 of 1 ends

Agenda Item No: 14.f.

MEETING DATE/TIME: 5/20/2026

ITEM NO: 2026-792

AGENDA SUMMARY REPORT
SUBJECT: Receive Updates on City Council Committee and Ad Hoc Assignments, and, if Necessary, Consider Modifications to Assignments and/or the Creation/Elimination of Ad Hoc(s).

DEPARTMENT: City Clerk PREPARED BY: Kristine Lawler, City Clerk PRESENTER: Mayor Sher and Various Councilmembers
ATTACHMENTS:

1. 2026 City Council Special Assignments & Ad Hocs
Summary: City Council members will provide reports and updates on their committee and ad hoc assignments. If necessary, the Council may consider modifications.

Background: City Council members are assigned to a number of committees and ad hoc activities. These assignments are included as Attachment 1.

Discussion: Previously, the City Council discussed having more time allocated to reporting on committee and ad hoc activities. Often, the Council Reports section of the regular agenda is rushed due to impending business (i.e., public hearings), and not enough time is afforded for reports beyond community activities.

In an effort to foster regular updates on committee and ad hoc assignments, this item is being placed on the agenda to provide the City Council members an expanded opportunity to report on assignments and modify assignments as necessary.

Recommended Action: Receive report(s). The Council will consider modifications to committee and ad hoc assignments along with the creation/elimination ad hoc(s).

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2026 CITY COUNCIL SPECIAL ASSIGNMENT LIST

LOCAL / UKIAH VALLEY MTG DATE/TIME MEETING LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT Investment Oversight Committee Varies
Civic Center
300 Seminary Ave.Ukiah, CA 95482
Civic Center300 Seminary Ave.Ukiah, CA 95482
Reviews City investments, policies, and strategies
CraneOrozco - Alternate
Alan Carter, Treasurer
Dan Buffalo, Director of Finance; 463-6220
[email protected]
Disaster Council
Shall meet a minimum of once a year at a time and place designated upon call of the chair Place designated upon call of the chair or, if she/he is unavailable or unable to call such meeting, the first vice chair and then the City Manager or her/his designee.

Office of Emergency Management
300 Seminary Ave. Ukiah, CA 95482467-5720 - Traci Boyl
Develop any necessary emergency and mutual aid plans, agreements, ordinances, resolutions, rules, and regulations.

OrozcoCriss - Alternate Traci Boyl, City Manager's Office Management Analyst; 467-5720; [email protected] Greater Ukiah Business & Tourism Alliance (GUPTA)
4th Monday of month, 10 a.m.
200 S School St.Ukiah, CA 95482
200 S School St.Ukiah, CA 95482
Promotes tourism and works to strengthen and promote the historic downtown and businesses within the greater Ukiah area Marianne Davison - Community Services Department Staff Orozco - Alternate Shannon Riley, Deputy City Manager;
467-5793 [email protected]
Mendocino County Inland Water and Power Commission (IWPC) 2nd Thursday of month, 6:00 p.m.

Civic Center
300 Seminary Avenue
conference room 5
IWPC Staff P.O. Box 1247Ukiah, CA 95482391-7574 - Candace Horsley Develops coordination for water resources and current water rights: Potter Valley project - Eel River Diversion
RodinOrozco - Alternate
Jared Walker, Director of Water Resources; 467-5712, [email protected] North Coast Opportunities (NCO) 4th Wednesday of month, 2 p.m. Alternating locations - Ukiah and Lakeport Governing Board Chair
North Coast Opportunities413 North State Street
Ukiah, CA 95482
Assist low income and disadvantaged people to become self reliant Neil Davis Neil Davis, City [email protected] Sun House Guild ex officio 2nd Tuesday of month, 10:30 a.m. Sun House 431 S. Main St. Ukiah, CA 431 S. Main Street Ukiah, CA 95482 467-2836 Support and expand Grace Hudson Museum Orozco, Sher Jake Burgess - Alternate David Burton, Museum Director; 467-2836 [email protected] Ukiah Men's Golf Club Liaison 1st Tuesday of month, 4 - 5 pm Golf Course Clubhouse 599 Park Blvd. Golf Course Clubhouse 599 Park Blvd [email protected] An association of male golfers who promote and support golf in Ukiah. Jake Burgess Jake Burgess, Community Services Director; 463- 6201, [email protected] Ukiah Valley Basin Groundwater Sustainability Agency (GSA) 2nd Thursday of month, 1:30 p.m.

Board of Supervisors Chambers; 501 Low
Gap RoadUkiah, CA
County Executive Office
501 Low Gap Rd., Rm. 1010Ukiah, CA 95482463-4441
GSA serves as the Groundwater Sustainability Agency in the Ukiah Valley basin CraneN/A - Alternate
Jared Walker, Director of Water Resources; 467-5712, [email protected]

MENDOCINO COUNTY MTG DATE/TIME MEETING LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT City Selection Committee Called as required by the Clerk of the Board BOS Conference Room 501 Low Gap Rd. Rm. 1090 Ukiah, CA C/O: BOS 501 Low Gap Rd., Rm 1090 Ukiah, CA 95482 463-4441 Makes appointments to LAFCO and Airport Land Use Commission (Mayor - Primary; Vice Mayor - Alternate) Mayor Sher Vice Mayor Orozco Kristine Lawler, City Clerk; 463-6217 [email protected] Economic Development & Financing Corporation (EDFC)
2nd Thursday of month, 2:00 p.m.

Primarily 631 S. Orchard Street (location varies)
Executive Director631 South Orchard AvenueUkiah, CA 95482467-5953 Multi-agency co-op for economic development and business loan program Riley (appointed 12/19/18) Shannon Riley, Deputy City Manager; 467-5793 [email protected] Library Advisory Board
3rd Wednesdays of alternate months; 1:00
p.m.

Various Mendocino County Libraries Ukiah County Library 463-4491 Review library policy and activities Sher Rodin - Alternate Kristine Lawler, City Clerk; 463-6217; [email protected] Mendocino County 1st District Liaison Monthly; TBD
Civic Center Annex
conference room #5411 West Clay St.Ukiah, CA 95482
Civic Center
300 Seminary Ave.Ukiah, CA 95482
To coordinate activities and policy development with the City's 1st District Supervisor Crane Rodin - Alternate
Sage Sangiacomo, City Manager;
463-6221; [email protected]
Mendocino County 2nd District Liaison 1st Wednesdays of month, 8:00 a.m.

Civic Center Annex
conference room #5411 West Clay St.Ukiah, CA 95482
Civic Center
300 Seminary Ave.Ukiah, CA 95482
To coordinate activities and policy development with the County's 2nd District Supervisor CrissRodin - Alternate
Shannon Riley, Deputy City Manager;467-5793 [email protected] Mendocino Council of Governments
(MCOG)
1st Monday of month, 1:30 p.m.

Board of Supervisors Chambers
501 Low Gap RoadUkiah, CA
Executive Director
367 N. State Street, Ste. 206
Ukiah, CA 95482
463-1859
Plan and allocate State funding, transportation, infrastructure and project County wide Criss Sher - Alternate
Tim Eriksen, Public Works Director/City Engineer;
463-6280 [email protected] Schlatter, Community Development Director; 463-6219; [email protected]
Mendocino County Airport Land Use Commission As needed
BOS Conference Room
501 Low Gap Rd., Rm. 1090,Ukiah, CA
Mendocino County Executive Office
501 Low Gap Rd. Rm. 1010 Ukiah, CA 95482
To formulate a land use compatibility plan, provide for the orderly growth of the airport and the surrounding area, and safeguard the general welfare of the inhabitants within the vicinity Liaisons: Owen/Schlatter
Greg Owen, Airport Manager; 467-2855; [email protected] Craig Schlatter, Director of Community
Development; 463-6219; [email protected]
Mendocino Local Area Formation Commission (LAFCo)
1st Monday of month, 9:00 a.m. Board of Supervisors Chambers Executive Director200 S. School Street, Ste. 2
Ukiah, CA 95482
463-4470
Required by legislation - planning spheres of influence, annexation, service areas, and special districts RodinCrane - Alternate for both city seat
members on Commission
Craig Schlatter, Director of Community Development; 463-6219; [email protected] Updated: 2/5/2026
Attachment 1

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2026 CITY COUNCIL SPECIAL ASSIGNMENT LIST

MENDOCINO COUNTY
Continued MTG DATE/TIME MEETING LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT Mendocino Solid Waste Management Authority (MSWMA)
3rd Thursday of every other month (varies), 10:00 a.m.

Willits Council Chambers
Solid Waste Director3200 Taylor DriveUkiah, CA 95482468-9710 County-wide Solid Waste JPA Crane Sher - Alternate Tim Eriksen, Public Works Director/City Engineer; 463-6280 [email protected] Mendocino Transit Authority (MTA) Board of Directors
Last Wednesday of month, 1:30 p.m.

Alternating locations - Ukiah Conference Center or Fort Bragg, or Point Arena Executive Director241 Plant RoadUkiah, CA 95482462-1422 County-wide bus transportation issues and funding Sher Rodin - Alternate Tim Eriksen, Public Works Director/City Engineer; 463-6280 [email protected] Mendocino Youth Project JPA Board of Directors
3rd Wednesday of month, 7:45 a.m. 776 S. State Street Conference Room Mendocino Co. Youth Project776 S. State Street, Ste. 107Ukiah, CA 95482 707-463-4915 Targets all youth with a focus on drug and alcohol prevention, healthy alternatives and empowering youth to make healthy choices Criss Max Brazill, Admin Lieutenant - Alternate
Tom Corning, Police Chief; 463-6254;
[email protected]
Russian River Flood Control District (RRFCD) Liaison
1st Monday of month, 5:30 p.m.
151 Laws Ave.,Suite D Ukiah, CA
151 Laws Ave., Ukiah, CA 95482; [email protected]; 462-5278 Proactively manage the water resources of the upper Russian River for the benefit of the people and environment of Mendocino County Walker/Orozco Jared Walker, Director of Water Resources; 467-5712, [email protected]
Ukiah Players Theater Board of Directors
3rd Tuesday of month, 6:00 p.m
1041 Low Gap Rd Ukiah, CA 95482 462-1210
1041 Low Gap RdUkiah, CA 95482462-1210
To oversee the activities, organization and purpose of the Ukiah Players Theater Greg Owen, Airport Manager(appointed 12/19/18)
Kristine Lawler, City Clerk; 463-6217 [email protected] Ukiah Unified School District (UUSD) Committee Quarterly 511 S. Orchard, Ste. D Ukiah, CA 95482 511 S. Orchard Ukiah, CA 95482 Information exchange with UUSD Board Chair, Mayor, Superintendent, and City Manager Orozco, Criss Sage Sangiacomo, City Manager Tom Corning, Police Chief Sage Sangiacomo, City Manager; 463-6221 [email protected]

REGIONAL MTG DATE/TIME LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT Great Redwood Trail Agency (GRTA) Bi-monthly, 3rd Thursdays, 10:30 a.m. Various Locations - announced 419 Talmage Road, Suite M Ukiah, CA 95482 463-3280 Provides a unified and revitalized rail infrastructure meeting the freight and passenger needs of the region Rodin Sher- Alternate Jake Burgess, Community Services Director 463-6201, [email protected] League of California Cities Redwood Empire Legislative Committee Prior to Division Meetings, meets 3x in person and then via conference call Various locations that are announced
Redwood Empire League President; Public Affairs Program Manager (916) 658-8243 Elected city officials and professional city staff attend division meetings throughout the year to share what they are doing and advocate for their interests in Sacramento OrozcoCriss - Alternate
Sage Sangiacomo, City Manager; 463-6221
[email protected]
Russian River Watershed Association (RRWA)
4th Thursday of month, 9:00 a.m. (only 5 times a year)
Windsor Town Hall9291 Old Redwood Hwy, #400Windsor, CA 95492707-838-1000 Russian River Watershed Association 2235 Mercury Way, Suite 105Santa Rose, CA [email protected] 707-508-3670 (message only) Consider issues related to Russian river - plans projects and funding requests RodinSher - Alternate
Tim Eriksen, Public Works Director/City Engineer;
463-6280 [email protected]
Northern California Power Agency (NCPA) - Commission
4th Thursday of month, 9:00 a.m. (see NCPA calendar)
Roseville, CA and other locations
651 Commerce Drive Roseville, CA 95678916-781-4202
Pool of State and local power utilities developing and operating power generation, providing scheduling and related energy services and providing regulatory and legislative support.

Crane - Commissioner Sher - City Council Alternate Sauers - Alternate and Commissioner in absence of Commissioner Crane
Cindy Sauers - Electric Utility Director;463-6286 [email protected] Northern California Power Agency (NCPA) – Lodi Energy Center (LEC) Appointment 2nd Monday of month, 10:00 AM Lodi, CA and other locations 651 Commerce DriveRoseville, CA 95678916-781-4299
Committee oversees the operation, maintenance and expenditures of the LEC 300 MW generating project.

Sauers – Project Participate Appointee
Cindy Sauers, Electric Utility Director,463-6286, [email protected] Transmission Agency of Northern California (TANC)
4th Wednesday of month, 10 a.m. 35 Iron Point Circle Suite 225 Folsom, CA 35 Iron Point Cir #225Folsom, CA 95630916-852-1673; [email protected] Provide electric transmission to its Member utilities through transmission line ownership or contract arrangements.

CraneSauers - Alternate
Cindy Sauers - Electric Utility Director;
463-6286 [email protected]

STANDING COMMITTEES MTG DATE/TIME LOCATION MAILING ADDRESS/CONTACT COMMITTEE FUNCTION ASSIGNED TO PRINCIPAL STAFF SUPPORT Diversity and Equity TBD Virtual Meeting Room (link to be created) Civic Center 300 Seminary Ave. Ukiah, CA 95482 Improve diversity and equity in the City’s workforce and municipal services Orozco/Criss Traci Boyl, City Manager's Office Management Analyst; 467-5720; [email protected] Fire Executive Committee
2nd Tue, every other month beginning in January; 5:00 p.m.

Ukiah Valley Conference Center,200 S. School Street Ukiah, CA Civic Center300 Seminary Ave.Ukiah, CA 95482 [email protected] Per the recently adopted agreement between the City of Ukiah and the Ukiah Valley Fire Protection District Orozco/SherAlternates: Criss
Doug Hutchison, Fire Chief; 463-6263;
[email protected]
Countywide Oversight Board to the RDA Successor Agencies 4th Thursday of January, 4:00 p.m.; meets annually
Ukiah Valley Conference Center,200 S. School Street Ukiah, CA City of UkiahATTN: City Clerk300 Seminary Ave.Ukiah, CA 95482 Oversee and direct the Successor Agencies of the former redevelopment agencies Crane Dan Buffalo, Director of Finance; 463-6220 [email protected] Lawler, City Clerk; 463-6217, [email protected] Water Executive Committee(Ukiah Valley Water Authority) 1st Tue of each month
at 5:00 p.m.

Ukiah Valley Conference Center,200 S. School Street Ukiah, CA City of UkiahATTN: Water Resources 300 Seminary Ave.Ukiah, CA 95482 Oversight of UVWA; set annual budget for the combined water system; Manage rates and collect levies; modify existing water rights for the provision of water service; mediation and dispute resolution; Crane/Orozco Jared Walker, Director of Water Resources; 467-5712, [email protected] Updated: 2/5/2026

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COMMITTEE ASSIGNED TO PRINCIPAL STAFF SUPPORT
Electric Grid Operational Improvements Crane/Orozco Cindy Sauers, Electric Utility Director; 463-6286 [email protected]
Advance Planning & Policy for Annexation
Applications Crane/Rodin
Craig Schlatter, Community Development Director
463-6219 [email protected]
UVSD/ City Relations
Ad hoc committee to address specific issues with the Ukiah Valley Sanitation District, including discussion of overall sewer system service delivery policies, operating policy revisions, potential revisions to the current Operating Agreement, and cost sharing
Crane/Orozco
Dan Buffalo, Director of Finance;
463-6220 [email protected]
Jared Walker, Water Resources Director
467-5712, [email protected]
Complete Streets Rodin/Crane
Tim Eriksen, Public Works Director/City Engineer;
463-6280 [email protected]
Shannon Riley, Deputy City Manager
467-5793 [email protected]
Jake Burgess, Community Services Director
463-6201 [email protected]
Special Districts (Water District Consolidation) Orozco/Crane Shannon Riley, Deputy City Manager 467-5793 [email protected]
Corp Yard Planning Crane/Orozco Jason Benson, Senior Civil Engineer 463-6284 [email protected]
Mendocino County Courthouse Project and Reuse Sher/Orozco Shannon Riley, Deputy City Manager 467-5793 [email protected]
City's 150-Year Anniversary Planning Orozco/Rodin Shannon Riley, Deputy City Manager 467-5793 [email protected]
Airport Policy Criss/Crane Craig Schlatter, Community Development Director 463-6219 [email protected]
Parks & Recreation Special District Exploration Rodin/Orozco Jake Burgess, Community Services Director 463-6201 [email protected]
Downtown Zoning Code Crane/Rodin Jesse Davis, Chief Planning Manager 463-6207, [email protected]
Tourism Advisory Committee Rodin/Sher Shannon Riley, Deputy City Manager 467-5793 [email protected]
Historic Preservation Code Sher/Criss Craig Schlatter, Community Development Director 463-6219 [email protected]
Fire Severity Rodin/Orozco Craig Schlatter, Community Development Director 463-6219 [email protected]
CalPERS Crane/Orozco Dan Buffalo, Director of Finance;
463-6220 [email protected]
City Council Handbook Review and Update Sher Kristine Lawler, City Clerk 463-6217; [email protected]
Energy Resilience Sher/Orozco Cindy Sauers, Electric Utility Director; 463-6286 [email protected]

2026 AD HOC COMMITTEES
*Note: Changing the composition of an existing ad-hoc among current councilmembers after work has begun presents potential Brown Act issues. Requests for fully filled ad-hocs are represented on the draft, but staff does not recommend changes except to fill vacated assignments. The current requests on the sheet for fully composed ad-hocs are primarily intended to convey interest in topics covered by these ad-hoc committees for possible future consideration of new assignments.

Updated: 3/19/2026

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Ukiah City CouncilMay 20, 2026

Ukiah City Council
May 20, 2026