Ukiah City Council
July 15, 2026

ATTACHMENT 1
RESOLUTION NO. 2026-

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF UKIAH MAKING APPOINTMENTS TO THE 2026 MEASURE P OVERSIGHT COMMITTEE.

WHEREAS, in 2014, Council adopted Resolution 2014-28 that established an Oversight Committee on the performance of the expenditure plan for public safety; and WHEREAS, per resolution 2014-28, every two years the City Council appoints five people to the Oversight Committee, whose function is to review the City’s budget for public safety services and the expenditure of the revenues that are budgeted; and
WHEREAS, per resolution 2014-28, the Oversight Committee shall represent a broad range of interests in the City, including such interests as business owners, ethnic minorities, (1) Ukiah City Firefighter, (1) Ukiah City peace officer, homeowners and tenants; and WHEREAS, on February 18, 2026, Council gave direction to Staff to solicit five committee members to serve on the Measure P Oversight Committee.

NOW, THEREFORE, BE IT RESOLVED, that the Ukiah City Council does hereby appoint the following persons to serve on the 2026 Measure P Oversight Committee:

NAME POSITION TERM
ENDING
Mary Chadwick Public Representative (Business Owner) 2026 Matt Duncan Public Representative (Business Owner) 2026 Joe Riemann Public Representative (Business Owner) 2026 (Designee of the
Ukiah Police
Officers Association)
Ukiah City Peace Officer 2026
(Designee of the
Ukiah Professional
Firefighters
Association Local
3686)
Ukiah City Firefighter 2026
PASSED AND ADOPTED this 15th day of July, 2026, by the following roll call vote:

AYES:

NOES:

ABSTAIN:

ABSENT:
_______________________________
Susan Sher, Mayor
ATTEST:
__________________________________
Araceli Sandoval, Deputy City Clerk

California Connectivity
Stories: City of Ukiah
How a Small Northern California City is Wiring
Its Own Future and Building Regional Resilience
California Public Utilities Commission
June 8, 2026
The Last Mile
Utility poles in Ukiah, Calif., have been holding up City-owned electric lines since the early 1900s. This winter, crews began stringing fiber optic cables on those same poles.

Ukiah is a regional hub for people living in a large and sparsely developed part of Northern California. Located two hours north of San Francisco along Highway 101, you'd expect nearly everyone to be online. Instead, hundreds of residents are unserved and many more can't get affordable high-performing internet — the kind that lets you work, run a business, see a doctor, and help your kid with homework.

The City decided to fix the situation itself. Drawing on decades of experience running its own electric system, and backed by crossCalifornia Connectivity Stories: City of Ukiah 7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 1/20 Correspondence Received for Agenda Item 11

sector partnerships, Ukiah is building a high-speed network that fits the community on its own utility poles.

The "last mile" is historically the most expensive part of the network to build, where rural and small communities get skipped over due to high construction costs relative to number of customers. But closing this digital divide provides a reliable lifeline for safety, health, and economic growth. This story is a snapshot of Ukiah's road to City-owned fiber broadband, with its internet partner Vero Fiber Networks and infrastructure funding from the California Public Utilities Commission.

Ukiah Civic Center is the hub for multiple City operations including the Police Department, Ukiah Valley Fire Authority, Public Works, Electric Utility, and Community Development as well as other offices and a public park.

Resilience and Safety for a Rural Hub
The name "Ukiah" is from the Pomo word "yokáya" meaning deep valley, or south valley. The Ukiah Valley is at the edge of some of the most fire-prone terrain in California, especially on the drier south- and west-facing slopes that are covered in Redwoods, Firs, and other dense vegetation.

As the seat of Mendocino County, people visit the City of Ukiah (population ~16,000) for essential needs including groceries, jobs, and health care, as well as local cultural events and tourism. 7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 2/20 Correspondence Received for Agenda Item 11

Andrea Trincado, who has managed Ukiah's broadband project and lived in the area for years, described the semi-rural community in a conversation about the evolution of the City's broadband project.

People travel from very far locations. Geographically,
Mendocino is a very large county. So, county residents might travel one to two hours just to access resources here.

Andrea Trincado, Ukiah Project Manager
The City has long taken seriously what it means to be a hub for the valley. Ukiah has owned and operated an electric utility since the early 20th century, and has been undergrounding electrical lines in areas with the highest wildfire risk while prioritizing back-up power for critical facilities.

The newly established Ukiah Climate Adaptation and Resilience Division formalizes their history of prioritizing health, safety, and sustainability.

The City works with Mendocino County,
CAL FIRE, and others on resilience efforts.

Among these initiatives, the Ukiah
Emergency Fuels Reduction Project
involved constructing 14 miles of shared
fuel breaks where vegetation was altered
to suppress fire at the edges of Ukiah's
residential neighborhoods and the
surrounding forested mountains in the
valley. In 2021, fire protection was unified
across the valley under a single district.

Another piece of resilience planning is
getting alerts to people in time with
reliable internet and emergency
communications.

Ukiah's Vice Mayor, Juan Orozco, described the impact of connectivity challenges leading up to the City's gigabit fiber Reducing wildfire risks in the Ukiah Valley
7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 3/20 Correspondence Received for Agenda Item 11

project.

We don’t have a local TV station, per se. We have to rely on other forms of communication through internet or radio for emergency situations. We need a more reliable way to
communicate quickly about emergencies. I think having this resource here is not only critical for this City, but for our region.

Juan Orozco, Ukiah Vice Mayor
Office of Emergency Management - City of Ukiah, CA
Bridging the Distance
7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 4/20 Correspondence Received for Agenda Item 11

Another consequence of the connectivity gap that impacts the Ukiah Valley is healthcare. Since the COVID-19 pandemic in 2020, telehealth has shifted from a convenience to a basic need. In a region where the nearest specialist can be hours away, a missing or unreliable connection can be a barrier to care.

Trincado described how Ukiah area residents without adequate internet have to drive long distances for medical appointments.

For rural communities, reliable high-speed internet is essential for telehealth. Many residents must travel significant distances for medical care, and without dependable connectivity, access to virtual appointments, remote monitoring, and timely care has been limited. We don’t have a lot of options here for specialized healthcare and people end up having to travel.

Andrea Trincado, Ukiah Project Manager
Public health researchers have described broadband as a "superdeterminant" of health that shapes access to care, education, and employment. The World Health Organization has noted that the communities with the most to gain from a connection are often the ones it reaches last, from the global South to the towns of Northern California. In this region where geography can be a barrier to care, improved connectivity will help people access healthcare services from home to reduce travel burdens and improve health outcomes.
7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 5/20 Correspondence Received for Agenda Item 11

County of Napa | Yolo County | California State Park… 20 km Powered by Esri The City of Ukiah in Mendocino County is ~1-3 hours driving distance from the cities of Oakland, Sacramento, San Francisco, San Jose, and Santa Rosa.

Hurry Up
Jackeline Orozco (Jackie) runs a Spanish-language newspaper, Periodico Al Punto, and adult education programs at Mendocino College. Her days can be a negotiation with the internet.

Jackie talked about how limited service is in much of the City, and where better options exist, they are expensive. She described how connectivity impacts her work and community roles, and her anticipation of the City's fiber network.

I'm a business owner. I'm working on a deadline for my articles to be submitted or published. And sometimes I'm struggling with the internet. I need to go to another place. And at home, we would say, 'well, maybe you need to hurry up and end that meeting, because our son needs to get online.'
Jackie Orozco, Business Owner and Educator
7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 6/20 Correspondence Received for Agenda Item 11

Jackie Orozco speaking at Mendocino College
In December 2025, winter storms and power outages closed the college and sent staff home to work. But it was no better at home.

With reports due to the U.S. Department of Education and Zoom meetings she couldn't miss, Jackie went out to search for a better signal.

Her students navigate similar challenges, and they rely on remote classes because their schedules make in-person attendance difficult or impossible. Jobs, children, and obligations that don't follow a campus calendar.

Sometimes they don’t have time to go in person to the college to take classes. They can take classes to learn English, to get their GED online. When people need to apply for a job, some of the companies don’t have a paper application. It’s mostly online.

Jackie Orozco, Ukiah Business Owner and Educator
Jackie described how she is always advocating for her students, because otherwise they can't get resources. When they can't get online, she said, "they are being left behind."
A facet of Ukiah’s connectivity situation that she returns to, "It's not all about consumption when it comes to the internet. It's very 7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 7/20 Correspondence Received for Agenda Item 11

interactive. We need to submit things." A
timesheet, a report, an exam, a job
application. She talked about how the
aging copper and coaxial lines threaded
through Ukiah do not provide upload
speeds that are critical for her students.

It was a big relief when Jackie first
learned that the City would build a
network of its own. She said that the
prospect of a connection they could count
on for symmetrical high-speeds felt like a
door opening for the people most used to
finding it closed.

Ukiah Gigabit Fiber will connect
hundreds of unserved residents,
businesses, and anchor institutions, while providing a new and improved option to thousands of others that have been reliant on limited options available locally.

Leveraging City Assets
Things visibly changed in early 2026, when Ukiah broke ground on a City-owned fiber broadband network, Ukiah Gigabit Fiber Project, with its internet partner Vero Fiber Networks. More than 10 years in the making, Ukiah built on assets it already owned:
utility poles, rights of way, and experience running its electric system.

Seeing fiber being installed on poles, it's almost easy to overlook the years of work involved. The City's network took shape in parallel with a growing demand for affordable and reliable local internet options and the fundamental shift to online life around the COVID-19 pandemic.

The City recognized that residents and businesses needed better internet service almost a decade ago, and it became a priority but there was a lack of investment. Ukiah was too small and too rural to pencil out without public support.

Jackie Orozco, Business Owner and Educator
7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 8/20 Correspondence Received for Agenda Item 11

One of the big barriers to attracting competition has been the large initial investment to get established here.

Andrea Trincado, Ukiah Project Manager
Ukiah's project manager described 2022
as a turning point, when they received a
state planning grant that led to a
Broadband Master Plan based on a publicprivate partnership model. The City would leverage infrastructure they own,
while a qualified internet service
provider would design, build, and operate
the system as the most practical path
forward.

The plan also recommended that the City
and service provider partner on a
California Public Utilities Commission
broadband infrastructure grant to help
establish the network, recognizing that
fiber start-up costs were too high to
justify private investment in a rural market like Ukiah. The infrastructure grant bridges that gap, helping the network become financially sustainable over 10 to 15 years.

Small cities have unique challenges and Ukiah's City-owned utility poles, a relatively rare asset, were key.

A big barrier to fiber deployment is attachments to poles.

Since we're the owners of the poles, we can do that efficiently and cost effectively. Our electric utility is integral to this project because 70% of the network is being deployed on those poles.

Juan Orozco, Ukiah Vice Mayor
Installing fiber along North State Street
7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 9/20 Correspondence Received for Agenda Item 11

Owning the poles dramatically reduced
the cost of the build, and the City of
Ukiah Electric Utility and Community
Development experience helped them
win the competitive broadband
infrastructure grant from the California
Public Utilities Commission's Last Mile
Federal Funding Account. The same
public ownership instinct that led Ukiah
to build its own electric utility informed
their implementation of the Ukiah
Gigabit Fiber Project.

The City went through a request for
proposal process and formed a long-term
partnership with Vero Fiber Networks,
who will operate and maintain the
network, while the City retains ownership of the infrastructure.

The provider will pay the City an annual fee that flows back into the network and makes it financially sustainable over time.

Construction began in February 2026.

As someone who frequently travels with Vero, the company's Chief Growth Officer Evan Biagi recalled how his first visit to Ukiah left a lasting impression on him.

There is a unique character to Ukiah that is hard to describe, but it felt like the type of community that aligns well with Vero’s values, and I left feeling confident that it would be a place where it made sense for Vero to be.

Evan Biagi, Vero Fiber Networks
Andrea Trincado and Jim
Robbins, City of Ukiah
7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 10/20 Correspondence Received for Agenda Item 11

2022-23 Planning
is the Seed for CityOwned Fiber
Internet
Ukiah receives a Local
Agency Technical
Assistance grant for
broadband planning
from the California
Public Utilities
Commission and
develops a buildable
plan for a fiber optic
network with a private
operator partner,
using City-owned
utility poles.
2024-26
Engineering,
Partnerships,Const
ruction
Ukiah and Vero Fiber
Networks join forces
for a City-owned and
privately operated
network, including
affordable plans for
eligible customers and
internet to 14 City
facilities that will be
provided free of
charge per their
public-private
partnership
agreement.
7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 11/20 Correspondence Received for Agenda Item 11

Utility poles in the Ukiah Valley
Momentum in Phase One
Phase one of the Ukiah Gigabit Fiber initiative connects hundreds of locations, households, and businesses that are currently without adequate service. The network will support symmetrical gigabit internet speeds, with a low-cost plan for eligible households.

Municipal facilities are slated to be connected first: fire stations, police, the water and wastewater plants, the museum, City offices. Trincado talked about what the planning grant made possible, not just the funding, but the clarity.
7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 12/20 Correspondence Received for Agenda Item 11

We're very excited about this. We've been working with our partner, Vero Fiber Networks, and this project is unique in a couple of ways. The grant funded the broadband master plan, which helped us develop a plan for identifying the best approach. It identified that fiber optic was the future proof option for us, in terms of wired internet access. It also identified funding opportunities, including the last mile CPUC grant. And through that, it identified that the public private partnership was a good model for us.

Andrea Trincado, Ukiah Project Manager
Under the partnership, 14 City facilities receive fiber internet service at no cost. When Ukiah calculated what it currently spends on internet across those buildings, they found that the new network would result in millions of dollars in savings over the life of the public private partnership agreement — and because the City owns the infrastructure, all of the savings compound as a public asset.

Costs go up over time, so you project that out for 35 years and it's a significant savings for the community. After phase one, Vero Fiber plans to expand citywide with private investment.

That's huge.

Juan Orozco, Ukiah Vice Mayor
Ukiah's Vice Mayor, Juan Orozco, had watched the project evolve over some years. When the groundbreaking took place, he was struck less by the ceremony than by the speed.

I was impressed by how quickly they put the first box in the ground at the [groundbreaking] ceremony. Wow, it's not
something we're used to. Also, the fact that we have a map to see the extent of the project. That was really good to see.

Juan Orozco, Ukiah Vice Mayor
7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 13/20 Correspondence Received for Agenda Item 11

Ukiah's Vice Mayor Juan Orozco and Ukiah
Gigabit Fiber project under construction
Biagi recounted how Vero Fiber Networks was originally founded to address a need for high-capacity fiber networks serving school districts and educational institutions across the country, and later they expanded to fiber-to-the-home (FTTH) networks in
underserved communities and smaller municipalities where reliable broadband infrastructure is often lacking.

Our focus has always been on being a true community partner and helping bring better connectivity, competition, and longterm infrastructure investment to markets that have historically been overlooked. What stood out to us about Ukiah was the City’s vision, efforts to secure funding through the Federal Funding Account program, and willingness to leverage existing public infrastructure. We believe these are key ingredients that separate successful broadband initiatives from projects that never get off the ground.

Evan Biagi, Vero Fiber Networks
Trincado said that it's been full steam ahead since the City and Vero Fiber Networks signed their partnership agreement. 7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 14/20 Correspondence Received for Agenda Item 11

Ukiah and Vero Fiber Networks groundbreaking event (March 5, 2026) A Platform for the Future
Phase two, citywide expansion, is also on the table. Private investment is now possible because the public investment in phase one demonstrates a viable business.

Vero's Biagi explained that they plan to continue investing private capital, as the network expands beyond the first phase, to extend fiber access throughout the rest of the City and potentially into neighboring communities that can benefit from the same
approach.

The fiber infrastructure opens doors that weren't there before.

Among the many future possibilities, traffic signals can turn green for fire trucks and emergency routing systems can move faster.

Trincado has been thinking about these applications. The investment in Ukiah means more than a technology upgrade. It is a continuation of the City's commitment to local control, resilience, and community well-being.

With smart city infrastructure, emergency vehicles can just turn signals green. There are a lot of other interesting 7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 15/20 Correspondence Received for Agenda Item 11

applications that Ukiah can explore for the future to improve safety and quality of life for the community.

Andrea Trincado, Ukiah Project Manager
Vice Mayor Juan Orozco is looking at the horizon too. Phase one won't connect every signal or sensor, but it establishes the foundation to start thinking about and planning for
interconnected city infrastructure through fiber optics.

It will improve services for our City facilities like our water and wastewater plants, fire department, and our police
department. These are critical services for our community.

Additionally, fiber will set us up for smart city initiatives.

Juan Orozco, Ukiah Vice Mayor
Ukiah Gigabit Fiber project in construction
Ukiah's location and network design, with the fiber backbone along Highway 101, positions it to build future redundancy for wildfire safety and resilience. The public-private broadband model offers something rare in municipal budgeting: predictability. The City knows what the network will cost and what it will generate, year over year. And, Vero Fiber Networks will be responsible for operating and maintaining the system as though it were their own infrastructure. This relieves the City from the cost burden of maintaining the system.
7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 16/20 Correspondence Received for Agenda Item 11

When Jackie Orozco first heard that the City would build its own fiber network, what she felt, she says, was "a sense of peace." The sense that the students and others she advocates for might finally stop being the ones left waiting in the line.

West Standley Street in Ukiah, California,
looking towards the Mendocino Range
7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 17/20 Correspondence Received for Agenda Item 11

Learn More
Project: UKIAH GIGABIT FIBER
Grantee: City of Ukiah, California
ISP Partner: Vero Fiber Networks
Grant Administered by: California Public Utilities Commission (CPUC)
Awarded: Up to $5.6 million via CPUC Resolution T-17839 (Sept. 2024)
Program: CPUC Last Mile Federal Funding Account
Program Map: CPUC Federal Funding Account Awards Map
Project County: Mendocino
Project Size: 3 square miles
7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 18/20 Correspondence Received for Agenda Item 11

Estimated Benefitting Population: 9,100
Maximum Speed: 10 gigabits symmetrical
Technology: Fiber using passive optical network
Lowest Cost Plan: $39.95/month for eligible customers
Connects to: Middle Mile Broadband Initiative
Planning Grant: CPUC Local Agency Technical Assistance
Federal Funding Account Awards - CA Public Utilities
Commission
Federal Funding Account Awards Map
California Connectivity Stories
This story is part of the California Connectivity Stories Project, which highlights rural and urban broadband internet initiatives by local governments, Tribes, open access partnerships, and emerging internet service providers. California invests in essential broadband infrastructure that provides connectivity for daily life, climate resilience, public safety, and more. Featured projects are supported by the California Public Utilities 7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 19/20 Correspondence Received for Agenda Item 11

Commission's last mile Federal Funding Account established in Senate Bill (SB)156 (2021).

Learn more
Author Michele King with the
California Public Utilities
Commission's Broadband
Regional Initiatives Team
Oral Stories Ukiah representatives
Andrea Trincado, Jackeline
Orozco, Jim Robbins, and
Vice Mayor Juan Orozco, as
well as Evan Biagi from Vero
Fiber Networks
Gallery California Connectivity Story
Series
7/17/26, 9:03 AM California Connectivity Stories: City of Ukiah https://storymaps.arcgis.com/stories/0d3e531bd1764f0fa4e2dbd538d25a46/print 20/20 Correspondence Received for Agenda Item 11

Agenda Item No: 13.a.

MEETING DATE/TIME: 7/15/2026

ITEM NO: 2026-1238

AGENDA SUMMARY REPORT
SUBJECT: Receive Report Regarding the Economic Development and Financing Corporation (EDFC); Consideration of Request for Funding from EDFC; and Authorize the City Manager to Negotiate and Execute Performance Agreement Between the City of Ukiah and EDFC in the Amount of $12,455.25 for FY 2026-27.

DEPARTMENT: Economic
Development PREPARED BY: Shannon Riley, Deputy City Manager PRESENTER: Shannon Riley, Deputy City Manager
ATTACHMENTS:

1. EDFC Annual Report FYE 25-26

2. Economic Development and Financing Corporation 2025-07-01 Summary: The Council will receive the annual report from Economic Development and Financing Corporation (EDFC); consider request for funding from EDFC; and consider authorizing the City Manager to negotiate and execute Performance Agreement between the City of Ukiah and EDFC.

Background: The Economic Development and Financing Corporation (EDFC) is a non-profit, tax-exempt Community Development Financial Institution (CDFI), founded in 1995, that engages in economic development activity in Mendocino, Lake, and Sonoma Counties. EDFC was formed through a partnership between Mendocino County’s four incorporated cities and the County to coordinate and support economic development activity Mendocino County-wide--and has now expanded its business into Lake County and Sonoma County (Services for Sonoma County are paid for through a service contract).

When EDFC was formed, an assessment formula was developed by the participating entities—50 cents per capita for the County and 75 cents per capita for cities. Based on Ukiah’s population of 16,607, the contribution for 2026-27 would be $12,455.25. The City of Ukiah is the only remaining jurisdiction in Mendocino County that continues to honor this annual funding commitment for economic development.

Discussion: Robert Gernert, Executive Director, will present EDFC’s year-to-date activities to the Council (Attachment 1). The 2025-26 agreement with EDFC is provided as Attachment 2. City of Ukiah Economic Development Staff monitors this agreement and serves on the EDFC board.

With the presentation of this year-to-date report, Staff has determined that EDFC has met the requirements of the 2025-26 performance agreement.

Council is asked to receive a brief presentation from EDFC and consider this request for funding in the amount of $12,455.25. If so desired, the Council may direct the City Manager to negotiate and execute a performance agreement with EDFC for the 2026-27 fiscal year.

Recommended Action: Receive report regarding the Economic Development and Financing Corporation (EDFC) and authorize the City Manager to negotiate and execute performance agreement between the City of Ukiah and EDFC in the amount of $12,455.25 for FY 2026-27.

BUDGET AMENDMENT REQUIRED: No.

CURRENT BUDGET AMOUNT: 20012600.52100: $12,500

PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: N/A
PREVIOUS CONTRACT/PURCHASE ORDER NO.: 2526-100
COORDINATED WITH: Economic Development and Financing Corporation STRATEGIC PLAN (SP): SP 4A - Identify and remove barriers to economic development while leveraging economic opportunities.

GENERAL PLAN ELEMENTS (GP): GP-A2 - Economic Development Element

FY 25/26 ANNUAL REPORT
Economic Development & Financing Corporation
7/7/2026
“Connecting money and ideas with entrepreneurs in order to improve the social and/or economic conditions of underserved people, creating sustainable prosperity in Mendocino County and surrounding counties.”
320 South State Street, Ukiah, CA
707-234-5705
www.edfc.org
[email protected]
PREPARED BY Robert Gernert TITLE Executive Director DATE 7/7/2026 Attachment 1

TABLE OF CONTENTS
Executive Summary......................................................................................................................................................... 3 Financial Report ............................................................................................................................................................... 5 FY- 25/26 Accomplishments .......................................................................................................................................... 6 Community Impact ......................................................................................................................................................... 8

1. EXECUTIVE SUMMARY
Economic Development & Financing Corporation is a 501(c)3 organized corporation currently existing under the laws of Mendocino County in California. EDFC was established in 1995 and has since committed itself to specializing in providing Economic Development Services and Small Business Lending Products for distressed communities in Lake, Mendocino and Sonoma Counties. Over the last 7 years EDFC has focused its efforts on lending and technical assistance programs and in doing so has lent $ 8,510,217 to 62 local businesses. Of that capital 86% was lent into the “Investment Area Census Tracts” of economic distress (per CDFI) or lowIncome targeted populations in the geographies served. This funding has also resulted in creating 103 FTE jobs and retaining 219.5 FTE jobs in the local community.

In addition to providing small business loans and technical assistance, EDFC has also spearheaded additional initiatives, both internally and for the greater business community. These include a Direct Public Offering, Meat Processing Plant Studies, Bio-Char Facility Studies, involvement in Broadband projects, several grant programs throughout the COVID-19 pandemic and critical regional partnership meetings, summits and other gatherings to benefit the economic health of our local economy.

In FY-25/26, EDFC received the third round of the California Investment and Innovations Grant for $222,222.22 in order to continue building capacity for the organization. The EDFC BOD and staff agreed to utilize the funding to primarily continue investing in the financial stability of the organization by increasing Loan Loss Reserves and move additional capital directly into the community through its Community Reinvestment Fund. Loan Loss Reserves are anticipated to be a critical piece of the organization’s financial stability in the wake of economic uncertainty and changing political priorities. Traditional funding sources through federal means continue to be constricted and difficult to access, making the Community Reinvestment Fund a way to balance the organizations loan capital outside of federal ebbs and flows. The Community Reinvestment Fund has acquired $350,000 in funding to date and completed 2 loans from the funds, showing proof of concept for the Fund and paving the way for future investment into the local business community. This Fund, although in its infancy, has also been invested in by all EDFC Board Members showing the Directors support of the mission and vision of EDFC into the future. EDFC staff continues to be involved and informed of grant opportunities, strategically weighing the direct benefit to the community while maintaining the organization’s overall mission and vision.

Technical assistance continues to be a priority, as continued education and preparedness for local business owners is a foundational element of their overall success. EDFC has been executing quarterly workshops to provide a deeper pool of options for educating and fostering the growth of the small businesses in Mendocino County, through the USDA Rural Business Development Grant. At the close of the RDBG Grant the activity associated with the grant accounted for 85 individual businesses assisted, accounting for 500+ hours of technical assistance provided to the Mendocino County based businesses. EDFC staff prepared and submitted an additional grant application with the USDA RDBG program for the upcoming year in May 2026. Accompanying this grant are also funds for technical assistance from the USDA RMAP program, specifically for technical assistance with microenterprise clients of 5 or fewer employees.

Community partnerships and collaborative efforts have been a sustained focus of the organization, through partnership with the Greater Ukiah Business and Tourism Alliance, strengthening throughout the fiscal year.

Development Manager, Stacey Caico is a vital piece to the staffing structure as she plays an integral role in community partnerships, as well as attending various business group gatherings, chamber events and volunteering her time to serve at community events. Regional partnerships have been a priority to help ensure involvement of Mendocino County representation in regional initiatives. Local and regional collaborations have produce several early discussions for impactful programs that have the potential to expand on EDFC’s community impact in economic development, outside of its loan program offerings.

EDFC has kept an inward focus on our current client businesses, maintaining as much communication as possible, while welcoming 7 new businesses into the loan portfolio.

In the continuing year-end report, you will find an annual financial report that provides insight into EDFC’s current financial position. Additionally, we have included a FY 25/26 Recap and our future plans. It is our hope that upon reading this report, you will gain a better understanding of what happened in the last fiscal year and the direction the corporation is heading in the future.

Community Dollars, Working in the Community!!
EDFC’s Business Reinvestment Fund 1st Recipient:

Congratulations to Deborah Lewallen owner of Ability Road Inc. on receiving funding from EDFC’s Business Reinvestment Fund in late 2025. Ability Road Inc. provides employment support, behavioral intervention and vocational training for individuals with developmental and emotional disabilities. Deborah Lewallen said this of EDFC’s services: “ EDFC made it possible for us to purchase a commercial building when traditional financing wasn’t available. Since moving in, we’ve expanded services, grown our client base, and created paid internships that build skills and opportunity.”

2. ANNUAL FINANCIAL REPORT
INCOME STATEMENT FY-25/26 Thru
April 2026 FY-24/25 FY23/24

REVENUE
Grant Revenue (Restricted & Unrestricted $282,222 $438,571 $213,000 Local Gov’t Support 12,455 17,455 22,455
Interest Income-Loans 229,238 270,541 251,563
Other Income $19,420 26,259 $ 26,013
TOTAL REVENUE $543,335 $752,827 $513,032

OPERATING EXPENSES
Wage Expense $158,178 $183,600 $197,670
Employee Benefits 15,374 18,188 14,430
Rent 17,225 17,100 18,525
Audit Fees 10,000 9,000 8,100
Interest Expense 21,451 28,180 22,468
All Other Expenses 109,964 $54,291 $54,291
TOTAL EXPENSES $332,192 $359,967 $315,485
NET REVENUE $211,143 $392,860 $197,546
BALANCE SHEET FY-25/26 Thru
April 2026 FY-24/25 FY- 23/24
ASSETS
Current Assets $6,886,289 $6,809,209 $6,382,445
Fixed Assets 39,984 19,984 49,102
Other Assets 3,365 3,365 1,580
TOTAL ASSETS $6,929,638 6,832,556 $6,433,127

LIABILITIES AND EQUITY
Current Liabilities $200,000 227,212 $142,297
Long Term Liabilities 1,529,268 1,638,567 1,658,155
Total Liabilities $1,756,590 $1,879,440 $1,800,452
Total Equity $5,173,048 $4,953,115 $4,632,675

3. FY 25/26 ACCOMPLISHMENTS

LAUNCH OF COMMUNITY REINVESTMENT FUND
In response to federal constriction of funds and the continuing demand of local businesses to access funding outside of traditional banking EDFC created and launched a unique program to attract private funding into the organization, enabling a new pipeline of funding to be implemented directly bank into the communities of Mendocino & Lake Counties. The Business Reinvestment Fund ensures that donor dollars are spent directly in the community via loans and as the business repay the funds are continually circulated, allowing a one-time donation to have a compounded effect well into the future. At current the Fund has raised just over $350,000 of which $300,000 is already actively circulating in the business community and making impact.

TECHNICAL ASSISTANCE OFFERINGS
EDFC has successfully expanded technical assistance to the business community at large, in order to provide educational and preparatory content to business owners in our community. The need of business owners has seemingly increased as businesses have shifted out of cannabis and continued to recover from financial decisions made during the COVID-19 pandemic. The need for business owners to be equipped to weather financial obstacles as well as have multiple avenues of resources is critical to sustainable business operations. EDFC has and is constantly reviewing what is being done and how to fill gaps as to not duplicate services and be a valuable partner to businesses and other organizations alike.

OPERATIONAL UPDATES
A continued emphasis on operating efficiencies is an ongoing goal for the organization. During the fiscal year EDFC achieved a full software system change and migration of the current portfolio to DownHome Solutions. The new loan management software has allowed staff to minimize time in everyday tasks such as billing and loan client creation, that was previously time-consuming and bottle-necking internal processes.

The update also brought online secure client payment portals allowing EDFC’s clients to see real time loan data, pull tax reports and most importantly set up digital payments whether one-time or recurring.

In addition to the loan software, EDFC moved its banking to Savings Bank of Mendocino County. This move was driven by EDFC’s previous banking choice being antiquated and difficult to work with. EDFC’s funds are now housed locally and allowed for greater access to services with EDFC’s internal banking need.

OUTREACH & COMMUNITY ENGAGEMENT
The organization has continued to strengthen its community engagement throughout the fiscal year.

Development Manager, Stacey Caico, maintains connectivity and collaborative efforts throughout Mendocino and Lake County with a resolve to see EDFC present and engaged on local initiatives for the business community.

Regionally, Stacey has continued working with R.I.S.E. to maintain a steady voice and involvement of Mendocino County representation, playing a valuable role in reviewing regional project proposals for receipt of initial grant funding from the State program. EDFC staff continue to focus on making a greater impact in Lake County as well as vital partnerships at Lake EDC and CDS in Kelseyville.

EDFC Director, Robert Gernert, continues to volunteer time at workshops and events spanning both counties to teach various subject matter courses in relation to accessing capital, preparing for financing and financial literacy. Robert has continued a push to bridge the educational gap between business owners locally by maintaining relationships with Business Instructors at Mendocino College and looks to further

discussion on how to participate more actively in the future generations of business owners. EDFC has become an annual participant in the Hands Up Lake County Business Competition, where Robert has most recently taught a portion of the instructional time on business projections. Along with teaching course material for the competition, Robert has volunteered as a judge, allowing EDFC to have additional insight into blossoming businesses in Lake County. Outreach has also included grant reviewing for the Community Foundation, collaborative work with NREN for energy efficiency upgrades to businesses, guidance to the Farm Bureau on Loan program structure, and recently serving on the Loan Committee for the City of Ukiah’s first-time home buyers programs.

EDFC as an organization has maintained a strong community presence, becoming a more recognized name for business support and a trusted partner with local community driven organizations.

CURRENT PROGRAMS
The business loan programs have continually provided a strong financial foundation and continues to produce majority of the operating income for the organization. From FY-24/25 to FY-25/26, EDFC has increased its interest income from loans by a projected 2% through April 2026 year over year and 9% for FY 23/24. The stable income of the loan portfolio allows the organization to staff appropriately and maintain solid budgeting moving into new fiscal years. FY-25/26 maintained healthy activity in the loan program, approving 7 loans, deploying $952,588 in additional capital. This resulted in creating and/or retaining 55 FTE jobs in the community.

The USDA RDBG & RMAP technical assistance grants have provided healthy supplemental funding to EDFC’s operational finances. The grants ensure that businesses receive valuable timely assistance as they need it and provide relevant workshop material to the community. As stated previously, the activity associated with the grant has seen over 85 Individual businesses assisted, accounting for 500+ hours of technical assistance provided to the Mendocino County based businesses.

ON TO FY-25/26……
As EDFC looks to the Fiscal Year ahead, discussions have taken place and priorities set to achieve:
- Funding and Advocacy: It has become increasingly apparent that funding opportunities are limited in the current federal environment, so acquiring new sources of funding whether federal, state or private will be a focus for EDFC to sustain the lending activity the organization receives. Advocacy for rural communities and populations left out of the traditional banking systems remains targeted, especially moving into this fiscal year.
- Quarterly Workshops: Continue to identify topically relevant material that will enrich the knowledge of local business owners and provide a layer of content that is unique to the organization. - Continued Collaboration: Partnerships and collaboration are not one and done events or meeting, its actively fostering these business functions to maintain solid trusting interactions with our community partners.
- Community Reinvestment Fund: Now that the fund is active and operating, the real work to capitalize the fund further is a strong goal for EDFC. To be able to balance the scale of Federal and Non-federal funds will only ensure that political priorities and focuses do not result in funding droughts for EDFC.
- Commitment to EDFC Clients: Conducting successful business is an ever-present challenge, it will be of the critical to maintain communication, support and resources to the clients EDFC already has.

4. Community Impact
Old Town Iron- Brothers Ben Guenther and James Devries opened Old Town Iron in Kelseyville, CA in Fall of 2025. The duo have deeply engrained themselves in the Lake County community and received 1,500 visits to the gym in the first month of operations. EDFC was able to collaborate with RCU on a creative financing structure to ensure the pair were empowered to purchase and convert the old pharmacy into the gym facility it is today.

SUDZZ Powerwashing- Established in 2023 in Ukiah, SUDZZ Powerwashing specializes in exterior cleaning services, including residential and commercial cleanings, as well as concrete surfaces. Owner, Austin London acquired funding from EDFC in early 2026 to enable the business to add an employee for the growing business.

Grounded Roots Coffee House- Jennifer DaCosta is the newest owner of this unique coffee shop tucked away in the Hardesters Shopping Center of Hidden Valley Lake. With the help of CDS in Kelseyville and EDFC, Jennifer was able to have the resources and support behind her to negotiate a sale of the existing business, a new lease and complete the business ownership process. Grounded Roots Coffee House is receiving fantastic feedback since it’s reopening under new ownership and a new name.

PERFORMANCE AGREEMENT
between the

CITY OF UKIAH
and the
COU No. 2526-100

ECONOMIC DEVELOPMENT AND FINANCING CORPORATON
This Agreement is made and entered on July 1, 2025 between the City of Ukiah, a California general law municipal corporation, herein called "City," and the Economic Development and Financing Corporation (EDFC), a California not-for-profit corporation formed pursuant to and in compliance with the laws of the State of California, herein called "EDFC." Individually, EDFC and City may be referred to in this Agreement as a "Party," and collectively as "the Parties."

RECITALS

1. The City is desirous of creating a vital economic development climate through collaborative projects and the promotion of locally owned and operated small businesses.

2. EDFC is organized to provide assistance to individuals and small business owners by coordinating economic development activities in Mendocino County and in particular, the City of Ukiah, for the purpose of creating, expanding or retaining businesses. EDFC has expertise in economic development and in securing financing in the form of loans, grants, capital and venture capital funding, to assist with the development, expansion and/or retention of businesses.

3. EDFC was created in 1995 by the County of Mendocino and its incorporated cities in order to facilitate a countywide approach to economic development. At that time, a formula was developed for funding, whereby each city would pay 75 cents per capita per year and the County would pay 50 cents per capita per year. This formula, however, is not binding; compensation may also be based on performance of the agreed-upon scope of services and other terms outlined in this Agreement.

NOW, THEREFORE, in consideration of the above-recited facts and terms and conditions stated below, the Parties agree as follows:

A. TERM
This Agreement shall be effective from July 1, 2025 and shall terminate on June 30, 2026.

B. SCOPE OF SERVICES
EDFC shall perform the Scope of Services set forth in Exhibit A.

C. RECORDS, REPORTS AND ACCOUNTABILITY
EDFC shall maintain a bookkeeping system and books of account in accordance with generally accepted accounting principles consistently applied, which outline the accounting and utilization of City funds paid to the EDFC for services defined in this agreement. City shall have access to said books of account during regular business hours for purposes of inspection and audit. EDFC shall fully cooperate with the City and its agents and accountants during any such inspection and audit, including, but not limited to, making its employees, accountants, bookkeepers, or officials available to provide any requested information or documents. As stated in the Scope of Services in Exhibit A, EDFC shall furnish detailed annual reports by June 1, 2026.

Performance Agreement.EDFC-City of Ukiah FY 2025-26
Attachment 2

2 Performance Agreement. EDFC- City of Ukiah FY 2025- 26 D. FINANCIAL COMPENSATION BY CITY
In consideration of the EDFC’ s performance of the above services, and under the terms of this Agreement, the City shall pay the EDFC the sum of twelve thousand, four-hundred fifty-five dollars and twentyfive cents ($12,455.25) for fiscal year 2025-26 in order for the EDFC to accomplish the specific scope of work identified in Exhibit A. This sum of money shall constitute the entirety of City's financial contribution to the EDFC during the effective dates of this Agreement.

The compensation provided in this paragraph shall be paid to EDFC in installments as follows:

Terms of Payment. Payment to EDFC for services rendered in accordance with this contract shall be based upon submission of annual invoices for the work satisfactorily performed prior to the date of the invoice, which amounts shall be due and payable thirty ( 30) days after receipt by the City. The invoices shall be accompanied with a description of work performed on behalf of the City. Invoices shall be accompanied by documentation sufficient to enable the City to determine progress made.

E. INSURANCE AND INDEMNIFICATION
During the term of this Agreement, the EDFC agrees to indemnify and hold harmless the City, its officers, agents, and employees from and against any and all claims, losses, defense costs, or liability of any kind or nature which the City, its officers, agents, and employees may sustain or incur or which may be imposed upon them for injury to or death of persons, or damage to property as a result of, arising out of, or in any manner connected with the EDFC’s performance under the terms of this Agreement, excepting only liability arising out of the sole and active negligence of the City.

Without limiting the EDFC’ s indemnification, it is agreed that the EDFC shall maintain in force at all times during the performance of this Agreement, the following policy or policies of insurance summarized below and fully detailed in Exhibit A approved by the City and issued by admitted California insurers approved by the City covering its operations:

1. Comprehensive General Liability, including contractual liability, products, and completed operations and business automotive liability, all of which shall include coverage for both bodily injury and property damage with a combined single limit of One Million Dollars ($ 1,000,000).

2. Worker' s Compensation coverage at statutory limits.

The certificates of insurance and endorsements shall be completed to the satisfaction of the City.

Should the EDFC fail to comply with this paragraph then, the City shall have the right to immediately terminate this Agreement without further notice to EDFC.

F. RELATIONSHIP BETWEEN EDFC AND CITY
Nothing in this Agreement shall be construed as making the EDFC or any of its employees or representatives, the agent or employee of the City for any purpose, or any employee of the City an employee of the EDFC or creating between the City and the EDFC the relationship of legal partners or joint ventures. It is understood that the contractual relationship of the EDFC to the City is that of an independent contractor.

The key contact person involved in the implementation and administration of this Agreement with EDFC will be Robert Gernert, Executive Director of EDFC, or his designee. The key contact person for City of Ukiah will be Sage Sangiacomo, City Manager, or his designee.

3 Performance Agreement. EDFC- City of Ukiah FY 2025- 26 G. TERMINATION FOR NON-PERFORMANCE
If any Party to this Agreement breaches any provision thereof, then the other Party may give the defaulting Party a notice to remedy such violation within thirty (30) days. The other Party may terminate the Agreement: ( a) if such violation is not remedied within said 30 days; or (b) if the breach cannot be remedied within such time period.

Should this contract be terminated for breach on the part of the EDFC, in addition to any other remedies or compensation to which the City may be entitled, EDFC shall not be entitled to any further installment payments not yet paid at the time of breach.

A waiver by either Party of performance of any provision of this Agreement shall not amount to a future waiver of the strict performance of such provisions or of any other provision of this Agreement.

H. NON- PERFORMANCE DUE TO CONDITION BEYOND CONTROL OF PARTIES If either Party is unable to perform its obligations under this Agreement due to conditions beyond its reasonable control, such as, but not limited to, changes in local, state, or federal laws or regulations arising from legislative changes, judicial interpretations of existing law, vote by the citizens of Ukiah, or administrative action, and not due to the fault or neglect of any Party, such failure to perform shall not be deemed a violation of this Agreement provided the Party whose performance is so prevented performs its obligation as soon as practicable after the occurrence of the event preventing performance under this Agreement. Such Party shall use reasonable diligence to put itself again in a position to carry out its obligations hereunder, and in the event such Party does not or cannot within a reasonable time put itself again in a position to do so, the other Party may, at its option, terminate this Agreement.

I. MISCELLANEOUS PROVISIONS

1. WAIVER OR MODIFICATION INEFFECTIVE UNLESS IN WRITING No waiver or modification of the Agreement or of any covenant, condition, or limitations herein contained shall be valid unless in writing and duly executed by the Party to be charged therewith.

Furthermore, no evidence of any waiver or modification shall be offered or received in evidence in a proceeding, arbitration, or litigation between the parties arising out of or affecting this Agreement, or the rights or obligations of any Party hereunder, unless such waiver or modification is in writing and duly executed. The provisions of this paragraph may not be waived, except as herein set forth.

2. SEVERABILITY
In the event any section, subsection, provision, or clause of this Agreement or any combination thereof is found to be unenforceable at law, inequity, or under any presently existing or hereafter enacted legislation, regulation, or order of the United States, any state or subdivision thereof or any municipality, those findings shall not in any way affect the other sections, subsections, provisions, or clauses of this Agreement, which shall continue in full force and effect, and the unenforceable provisions shall be interpreted in a manner that imposes the maximum restriction or obligation permitted by applicable law.

Every provision of this Agreement is intended to be severable. If any term or provision hereof is illegal or invalid for any reason whatsoever, such illegality or invalidity shall not affect the validity of the remainder of the Agreement.

4 Performance Agreement. EDFC- City of Ukiah FY 2025- 26

3. NOTICE
Whenever notice is permitted or required by this Agreement, it shall be deemed given when deposited in the U.S. Mail with proper first-class postage affixed thereto and addressed or personally delivered to:

City of Ukiah Economic Development & Financing Corporation Attention: Sage Sangiacomo Attn: Robert Gernert
300 Seminary Ave. 320 South State St.

Ukiah, CA 95482 Ukiah, CA. 95482

4. DUPLICATE ORIGINALS
This Agreement may be executed in one or more duplicate originals, each bearing the original signatures of the parties. When so executed, each such duplicate original shall be admissible to establish the existence and terms of this Agreement.

5. AUTHORITY
The parties hereto acknowledge that they have the authority to execute this Agreement on behalf of the entity that they represent as herein set forth below.

6. GOVERNING LAW AND JURISDICTION
The interpretation and enforcement of this Agreement shall be governed by the laws of the State of California. All legal actions arising under this Agreement shall be filed in the California state courts in Mendocino County, which shall have jurisdiction and venue over any such actions or proceedings.

7. ENTIRE AGREEMENT
This Agreement supersedes any and all other agreements, either, oral or in writing, between the parties hereto with respect to the terms and conditions contained herein, and contains all of the covenants and agreements between the parties with respect to this Agreement in any manner whatsoever. Each Party to this agreement acknowledges that no representations, inducements, promises, or agreements, orally or otherwise, have been made by any Party, or anyone acting on behalf of any Party, which is not embodied herein, and that no other agreements, statement, or promise not contained in this agreement shall be valid or binding.

8. PLAIN MEANING
This Agreement shall be interpreted in accordance with its plain meaning, neither for nor against any Party.

9. HEADINGS AND CONTEXT
The headings of this Agreement are inserted for convenience only and do not define, limit or extend the scope or intent of this agreement or any provision thereof. When the context permits, a word or phrase used in the singular means the plural and when used in any gender, its meaning also includes all genders.

10. MERGER
This Agreement constitutes the entire understanding between the parties as to the terms and conditions contained herein, all previous understandings being merged herein.

5 Performance Agreement. EDFC- City of Ukiah FY 2025- 26

11. ADEQUATE ASSURANCES
Each Party shall execute, acknowledge and deliver such additional documents, writings or assurances as the other may periodically require so as to give full force and effect to the terms and provisions of this Agreement.

12. CONSTRUCTION OF AGREEMENT
This Agreement has been reviewed by separate counsel for both parties. Any ambiguity existing in this Agreement shall not be construed against either Party as the drafter of this Agreement.

13. TIME
Time is of the essence of this Agreement.

Acknowledgement:

IN WITNESS WHEREOF, this Agreement is executed by the City of Ukiah and the EDFC, by their duly authorized representatives, on the Effective Date.

CITY OF UKIAH ECONOMIC DEVELOPMENT &

FINANCING CORPORATION
By: _______________________ By: _______________________ Sage Sangiacomo, City Manager
Robert Gernert, Executive Director
ATTEST:_______________________________________
Kristine Lawler, City Clerk
Kristine KristineLawler (Oct 29, 2025 09:Lawler12:16 PDT)

6 Performance Agreement. EDFC- City of Ukiah FY 2025- 26

EXHIBIT A

ECONOMIC DEVELOPMENT & FINANCING CORPORATION

SCOPE OF SERVICES
Contractor shall provide the following services:

1. Assist the City during the term of this agreement with support and coordination of economic development activities that encourage job retention, business expansion and business relocation within and to the City of Ukiah by coordinating activities with the County of Mendocino, tribal governments, Workforce Alliance of the North Bay, West Business Development Center/ Mendocino SBDC, Sonoma Mendocino Economic Development District, and the Greater Ukiah Business and Tourism Alliance.

Performance Indicators
Provide key collateral in Spanish and procure translation services as necessary to more effectively reach the LatinX business community.

Continue to update the EDFC website, and work to provide current economic and demographic data for the Ukiah area on the site.

On a quarterly basis, make site visits to Ukiah- area businesses to share program info and determine needs, possibly in conjunction with other organization( s).

Update and continue to distribute the Resource Guide.

2. Provide services and programming as the local Community Development Financial Institution CDFI).

3. Assist with locating grant funding, loans, private and public capital, and venture capital funds to support Ukiah businesses and the City of Ukiah. Of particular interest are grants and low-interest loans that would assist with façade improvements and code-required improvements ( seismic retrofits, fire sprinklers, ADA improvements, etc.).

Performance Indicators
In the year- end report, detail the number of businesses assisted and the total amount of funds awarded to EDFC in the contract year that support economic development activities in the Greater Ukiah Valley.

4. Meet as needed with the City of Ukiah Business Liaison and inform the Liaison ( by phone or email) when assistance is either requested by or provided to a business within the Ukiah city limits.

Performance Indicator
Contact Business Liaison as required.

5. Communicate activities, service delivery, and fiscal reports to the City.

Performance Indicator
Submit a detailed annual report to the City Staff and City Council regarding activities and services during contract period and including the work plan for the up-coming year.

Agenda Item No: 13.b.

MEETING DATE/TIME: 7/15/2026

ITEM NO: 2026-1212

AGENDA SUMMARY REPORT
SUBJECT: Adoption of Ordinance that Facilitates a Comprehensive Land Use Amendment and Rezoning of Parcels Within and Adjacent to the City of Ukiah's Downtown Zoning Code Boundary; and Creates a Recreational Zoning District compatible with the City's Existing Recreation (REC) Land Use Designation.

DEPARTMENT: Community
Development PREPARED BY: Jesse Davis, Chief Planning Manager, Katherine Schaefers, Planning Manager PRESENTER: Jesse Davis, Chief Planning Manager/AICP and Katherine Schaefers, Planning Manager
ATTACHMENTS:

1. Ordinance #1139 (2012)

2. Existing Downtown Zoning Code - Maps & Parcel List

3. ALUC_2026-0001 Resolution (Signed)

4. PC_Resolution 2026-06 (Signed)

5. Draft Ordinance

6. Draft Findings of Consistency

7. 13b Correspondence Received - Linda Sanders
Summary: Council will consider adoption of an ordinance that facilitates a comprehensive Land Use Amendment and Rezoning of parcels within and adjacent to the City of Ukiah's Downtown Zoning Code Boundary; and creates a Recreational Zoning District compatible with the City's existing Recreation (REC) Land Use Designation. On July 1, 2026, the City Council conducted a duly noticed public hearing and voted 4-0, with Councilmember Criss absent by pre-arrangement, to introduce the proposed ordinance.

Background: In 2006, the City Council appropriated funding and directed Staff to prepare a form-based zoning code for the Downtown area and the East Perkins Street corridor. In 2007, the City completed a visioning process for these areas following a five-day public design charrette. This process formally initiated development of the Downtown Zoning Code (DZC). The charrette gathered community input to guide future development and redevelopment across both areas. Beginning in late 2009, the Planning Commission refined this early work through a series of public workshops and progressed it through an initial environmental review process.

Approximately two years later, the Planning Commission completed its initial draft of the DZC on January 12, 2011, and issued an informal recommendation that the City Council progress adoption. A joint City Council and Planning Commission workshop followed on April 27, 2011. The resulting resolution emphasized three priorities. It called for flexibility through an "Exception" process (1), greater regulatory clarity through sitespecific design standards (2), and improved usability through tables, illustrative examples, and defined land uses (3). The resolution also directed the recently formed Design Review Board to assist in codifying associated Design Guidelines. The multi-year effort concluded on October 3, 2012, with the adoption of Ordinance 1139 (Attachment 1), which applied the DZC across both the Perkins Street corridor and the Downtown. A list of the parcels presently identified in the DZC is included and visualized in Attachment 2.

State of California Redevelopment Funding: Although not directly tied to the DZC itself, much of the early planning for these areas assumed the potential use of State redevelopment funds to help deliver public

improvements and support economic revitalization. When redevelopment agencies were dissolved in 2012, the tools that California cities had historically relied on for site assembly, infrastructure upgrades, and gap financing were no longer available. The loss of redevelopment funding was significant for Ukiah. Costs that had been expected to be shared for new economic development projects along Perkins Street, such as infrastructure or site assembly, were shifted almost entirely to private interests. This outcome altered the feasibility assumptions and expectations established in earlier planning efforts. For the DZC specifically, many of the identified street extensions and public improvements became more costly. This inherently limited the effectiveness of the DZC by not conforming the physical reality of places like Perkins Street for consistency with the developed form based code.

Development After DZC Adoption: Since the adoption of the DZC in 2012, only one new stand-alone structure has been constructed under its regulations, the Chipotle quick service restaurant located at 536 East Perkins Street. Notably, it required multiple exceptions and hearings to secure approval. Adaptive reuse activity has likewise been limited. Notable exceptions include TCW's adaptive reuse of the warehouse structure at 401 South State Street, which replaced the former Hospice Thrift Shop, and Redwood Credit Union's reuse of the former Savings Bank of Mendocino County Pear Tree branch at 414 East Perkins Street, and El Molcajete Mexican Restaurant, which replaced Romi's BBQ at 225 East Perkins Street. Based on the original approval documents, however, development over the past 14 years has not occurred at a scale or intensity consistent with the expectations established in the DZC's environmental review.

The DZC has been effective, however, in guiding and informing a number of notable public improvements.

These include Streetscape Phase 1 and Phase 2, the Urban Core Rehabilitation and Transportation Project, utility/infrastructure undergrounding, and the coordinated selection and planting of street trees. Complimentary plans such as the Perkins Street Gateway Master Plan (2015) also created pathways to realize the DZC's envisioned development pattern. The code has not, however, produced the anticipated level of private development or adaptive reuse of existing structures.

Existing Challenges with the DZC: Multiple code sections that were intended to create usability and predictability within the DZC have instead produced confusion and procedural delay. Parcels within the DZC area vary widely in width, depth, frontage, and access, but the code itself features strict lot coverage, frontage and development requirements. Many of the standard tables and diagrams do not align with on-the-ground parcel conditions or existing structures available for reuse. This misalignment forces applicants into exceptions or project-specific interpretations almost immediately. Given the number of irregular parcels, additional land use restrictions, and varied development patterns, it is unclear whether any project within the DZC could proceed without multiple minor or major exceptions and multiple public hearings. The layering of development standards, visual requirements, footnotes, and form-based terminology has created a regulatory environment that applicants, hearing bodies, and Staff find difficult to navigate. In summary, Staff advised the Downtown Zoning Code Ad Hoc Committee, formed by the City Council in 2024, that several factors have contributed to the limited effectiveness of the DZC, including:
• The absence of consistent design examples across the district, together with limited visual guidance for existing structures.
• A need for frequent exceptions and discretionary review for nearly all projects. • The misapplication of form-based standards along an auto-oriented corridor that lacks corresponding infrastructure and subdivision incentives.
• A dual regulatory burden, in which form-based regulations for irregular parcels are combined with conditional use permits, producing entitlements that are difficult to process without numerous exceptions.
• The loss of redevelopment funding, which shifted the tools for site assembly, infrastructure upgrades, and gap financing to private entities.

As part of the adopted 2040 General Plan, Policy LU-3 directs the City to focus on improving the appearance and overall vibrancy of Downtown Ukiah. The policy is supported by a set of action items and implementation

programs, such as Implementation Program E, which is specific to the Downtown Zoning Code, that are intended to create a high-quality environment for residents, businesses, and visitors. The work of the Downtown Zoning Code Ad Hoc Committee aligns with this policy and advances implementation of the 2040 General Plan.

Recent History (2025–2026): Throughout 2025, Staff worked with a multi-body Ad Hoc Committee to review the effectiveness of the DZC and to determine an appropriate reform sequence. The first recommended step is to complete the proposed rezoning. The rezoning would align zoning districts with parcel scale, existing conditions, and development patterns. It would also resolve the longstanding mismatch between the formbased DZC and the more auto-oriented parcels along Perkins Street. Many parcels identified for rezoning would return to the designations they held prior to the DZC's initial adoption, or would better reflect their projected use like the Great Redwood Trail or new Superior Courthouse. The second recommended phase involves reworking the DZC itself. This effort should proceed in parallel with Housing Element updates and historic preservation inventories. Coordinating these processes would support the development of downtownspecific regulations that emphasize adaptive reuse, infill, and flexibility for existing structures. Deferring the regulatory revisions would also give the City an opportunity to incorporate or draft separate specific plans for the soon-to-be-former County Courthouse site and major rehabilitation efforts such as the Palace Hotel.

On February 25, 2026, the Planning Commission reviewed initial considerations regarding the Project Area.

The Project Area includes the historic Downtown Core, the East Perkins Street corridor, and the former rail corridor, now the Great Redwood Trail. The Commission provided preliminary direction to consider alternatives, seek further input, and advance the Project through airport land use review.

On March 18, 2026, the City submitted an application to the Mendocino County Airport Land Use Commission ("ALUC") for a consistency determination. This submission was required under Section 1.4.1(a) of the Ukiah Municipal Airport Land Use Compatibility Plan ("UKIALUCP") because the Project includes a General Plan amendment and rezoning affecting lands within the Ukiah Municipal Airport Influence Area. On April 16, 2026, the ALUC conducted a duly noticed public hearing and adopted Resolution No. 2026-0001, finding the Project consistent with the UKIALUCP pursuant to Policy 2.2.6(a) (Attachment 3).

On June 10, 2026, the Planning Commission conducted a duly noticed (20 days notice) public hearing to consider adoption of a resolution providing a recommendation to the Ukiah City Council to adopt the proposed ordinance that facilitates a comprehensive rezone and land use amendment. Following the hearing, the Planning Commission voted unanimously (3-0) to adopt Resolution No. PC-2026-0006 (Attachment 4), recommending that the City Council adopt the proposed ordinance subject to the staff recommendation, with minor modifications and the requested removal of 300 West Smith Street parcel (APN 002-176-07) from rezone consideration at the request of the property owner. Given the peripheral nature of APN 002-176-07, Staff supported the requested removal of the parcel.

On July 1, 2026, the City Council conducted a duly noticed public hearing to consider the Planning Commission's recommendation to adopt the proposed ordinance for a comprehensive rezone and land use amendment. Following the hearing, the City Council voted 4-0, with Councilmember Criss absent by prearrangement, to introduce the proposed ordinance.

Discussion: Since 2024, the Downtown Zoning Ad Hoc Committee and Staff have worked to prepare a reform package for the Downtown Zoning Code through targeted updates across two phases. The current phase (Phase 1) and proposed project is described below:
• Rezone 67 parcels currently designated Urban Center (UC) and General Urban (GU) to Community Commercial (C-1) to address the misalignment of DZC form-based standards on larger lots along the East Perkins Street corridor and surrounding downtown blocks; • Rezone approximately 4.1 acres of the Urban Center (UC) district to Public Facilities (PF), consistent with civic uses planned or under construction, including the Mendocino County Superior Courthouse and related facility parking;

• Rezone approximately 1 acre of the Urban Center (UC) district, together with a 0.95-acre Heavy Commercial (C-2) parcel to Recreation (REC), consistent with the Recreational (REC) General Plan designation, including the Great Redwood Trail alignment, the existing Ukiah Rail Depot structure, and riparian pocket park;
o Removing the Great Redwood Trail and Ukiah Rail Depot parcels from the DZC requires the concurrent creation of a zoning district suited to those lands. A new Article 11.6 establishes the Recreation (REC) Zoning District to provide for, protect, and manage public and private recreation lands and to implement the General Plan's Recreational (REC) land use designation and Policy PFS-12.1 (Park Network).
• Rezone two parcels on Mason Street from Urban Center (UC) to Heavy Commercial (C-2), reflecting the existing mix of warehouse and commercial uses on those parcels; • Refine the DZC boundaries to focus form-based code application on the Downtown Core. The Downtown Core land use is expanded by approximately 4.35 acres to the west and south, where it aligns with the traditional block grid. Twenty-three parcels along the Oak Street and Seminary Avenue corridors are adjusted to General Urban (GU) to better reflect existing development patterns and crossstreet boundaries, excepting APN 002-176-07.

The proposed amendments implement General Plan Policy LU-10.1, which directs periodic updates to the Downtown Zoning Code to maintain consistency with General Plan goals, policies, and land use designations.

The amendments also support Policies LU-2.1, LU-2.3, and LU-2.4 by focusing on pedestrian-oriented development standards within the Downtown Core; Land Use Goal LU-4 by applying commercial zoning districts to established commercial corridors; Policies PFS-12.1 and PFS-12.7 by implementing the Recreational land use designation and supporting the Great Redwood Trail; and Policies ED-5.1 and ED-5.3 by providing a regulatory framework for recreation and trail-oriented facilities that contribute to the City's economic development and tourism objectives.

The Planning Commission resolution (Attachment 4) recommends that the City Council adopt an ordinance approving the proposed General Plan amendment, including a comprehensive rezoning of parcels within and adjacent to the Downtown Zoning Code (DZC) boundary, and the establishment of a new Recreation (REC) Zoning District as Article 11.6 of Division 9, Chapter 2 of the Ukiah City Code. The resolution found that the Project was consistent with the Ukiah 2040 General Plan and the Ukiah Municipal Airport Land Use Compatibility Plan, as determined by the Airport Land Use Commission in Resolution No. AC 2026-0001, and that it was eligible for streamlined CEQA review under CEQA Guidelines Section 15183, tiered from the 2040 General Plan EIR (SCH No. 2022050556).

As conveyed in Attachment 5, the draft ordinance makes targeted amendments to the existing DZC, such as recognizing completed projects and making consistency edits to reflect the revised geography. In addition to the findings and recommendation, the City Council hearing packet includes the identified parcel list for Rezone, the draft City Council ordinance, and the associated project area maps. One update since the adoption of the PC Resolution is the refinement of internal Figures 8 and 9, which are now aligned with the Project and reflect a revised focus on the Downtown Core.

While there are differences between the proposed and existing designations in terms of in height, setback, and other objective standards, new development would remain subject to discretionary review and substantially aligned with existing and allowed uses. The proposed C-1 and C-2 zoning districts allow a maximum building height of 50 feet. This represents an increase over the current Downtown Zoning Code (DZC) standards, under which the General Urban (GU) designation allows a maximum of 2 stories (28 feet) and the Urban Center (UC) designation allows a maximum of 3 stories (42 feet). While the DZC mandated a minimum of two stories for all new development, the C-1 and C-2 districts include no such requirement, allowing new development proposals to be considered further by the Zoning Administrator or Planning Commission.

Both the Project and the Alternative remain within the scope of impacts previously analyzed. Neither exceeds previously studied density thresholds, and neither introduces substantially new or different land uses that were

not previously analyzed. Because the proposed ordinance is programmatic and adds no new physical development, neither the Project nor the Alternative would result in new or peculiar environmental effects, given the overlap between the existing Downtown Zoning Code and the C-1 zoning district. The changes would, however, update procedures and zoning standards.

Staff has prepared draft Findings of Consistency, included in Attachment 6, demonstrating that the proposed amendments are consistent with the goals, policies, and implementation programs of the City's 2040 General Plan. Importantly, the Project does not create new land uses within the project area; rather, in many instances, it reinstates previously existing development standards. The amendments modernize and refine standards already contemplated by the General Plan rather than introduce new or more intensive land uses, and Staff will continue to facilitate site-specific CEQA and project-level review as individual development applications are received.

Next Steps: If adopted by the City Council, following the selected action on the proposed amendments, Staff will advance separate revisions to the DZC itself in parallel with the City's Housing Element update and completion of historic preservation inventories. These Phase 2 efforts and revisions will emphasize adaptive reuse within the Downtown Core, targeted infill development, and regulatory flexibility, enabling the City to accommodate new investment while preserving the scale, character, and historic resources of the downtown.

As this work progresses, Staff anticipates opportunities for more focused, site-specific planning, and expects to conduct particular efforts for the soon-to-be-former County Courthouse, Palace Hotel, and former Post Office to guide the long-term reuse of these significant properties as they transition to new uses. Along the East Perkins Street corridor in particular, Staff projects renewed development interest in vacant and underdeveloped parcels, which the revised C-1 standards and existing parcel layout are well positioned to accommodate.

Staff requests Council adopt the ordinance that facilitates a comprehensive Land Use Amendment and Rezoning of parcels within and adjacent to the City of Ukiah's Downtown Zoning Code Boundary; and creates a Recreational Zoning District compatible with the City's existing Recreation (REC) Land Use Designation.

Recommended Action: Adopt an ordinance that facilitates a comprehensive Land Use Amendment and Rezoning of parcels within and adjacent to the City of Ukiah's Downtown Zoning Code boundary; and creates a Recreational Zoning District compatible with the City's existing Recreation (REC) Land Use Designation.

BUDGET AMENDMENT REQUIRED: N/A
CURRENT BUDGET AMOUNT: N/A
PROPOSED BUDGET AMOUNT: N/A
FINANCING SOURCE: N/A
REVENUE: No GRANT: No
PREVIOUS CONTRACT/PURCHASE ORDER NO.: N/A
COORDINATED WITH: Darcy Vaughn, Assistant City Attorney and Councilmembers Rodin and Crane (Downtown Zoning Code Ad Hoc)
STRATEGIC PLAN (SP): SP 4A - Identify and remove barriers to economic development while leveraging economic opportunities; SP 4B - Develop and preserve the historic downtown as a regional center of civic and economic activity.

GENERAL PLAN ELEMENTS (GP): Goal LU-3 (Downtown); Policy LU-10.1 (Dowtown Zoning Code); Policy PFS-12.1 (Park Network); Policy PFS-12.7 (Great Redwood Trail); Policy ED-5.1 (Outdoor Recreation Opportunities).

ORDINANCE NO. 1139

ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH
AMENDING DIVISION 9 (PLANNING AND DEVELOPMENT,
CHAPTER 2 (ZONING) OF THE UKIAH CITY CODE BY ADDING
ARTICLE 18 ENTITLED DOWNTOWN ZONING CODE
The City Council hereby ordains as follows.

SECTION ONE-FINDINGS AND DECLARATIONS
The City Council hereby finds and declares as follows.

1. In 2006, the City Council budgeted the appropriate funds and directed staff to prepare a form based zoning code for the Downtown and East Perkins Street areas.

2. In 2007, the City conducted a five-day public workshop charrette to solicit ideas from the public and to develop a vision for the future development and redevelopment of the Downtown and East Perkins Street areas.

3. The Planning Commission reviewed the draft form based Downtown Zoning Code through a series of public workshops from the end of 2009 through early 2011. In April of 2011, the City Planning Commission and City Council conducted a joint public workshop to review and discuss the draft form based Downtown Zoning Code. The City Council conducted a series of public workshops from May, 2011 through September, 2011 to review and discuss the Code.

4. In September, 2011, the City Council preliminarily approved the draft Zoning Code for the Downtown and East Perkins Street corridor, and directed staff to 1) prepare the required environmental document to comply with the California Environmental Quality Act; and 2) refer the draft document to the Mendocino County Airport Land Use Commission for a consistency review with the County Airports Comprehensive Land Use Plan.

5. On March 22, 2012, the Mendocino County Airport Land Use Commission reviewed the draft Downtown Zoning Code and found it consistent with the Mendocino County Comprehensive Land Use Plan provided 1) a note was added to Table 4 indicating that lot sizes are subject to airport zone restrictions; and 2) a note was added to Table 6 indicating that any buildings in the B2 airport compatibility zone proposed for more than two stories would be subject to review and approval by the Mendocino County Airport Land Use Commission. The notes have been added.

6. On June 4, 2012, City Staff completed an Initial Study of potential environmental impacts resulting from implementation of the draft Downtown Zoning Code and concluded that a Mitigated Negative Declaration was appropriate for the project. The document was sent to the State Clearinghouse for State Agency review and comment, and it was publicly noticed review and comment. At the close of the review and comment period, two written comments were received - 1) State Public Utilities Commission, who did not question the appropriateness of the Mitigated Negative Declaration or suggest language modifications or additional environmental review work; and 2) State Department of Transportation, who similarly did not question the appropriateness of the Mitigated 1 ATTACHMENT 1

Negative Declaration or suggest language modifications or additional environmental review work. Responses to comments were provided to both State Agencies.

7. On August 8, 2012, the City Planning Commission conducted a public hearing to consider making formal recommendations to the City Council concerning the Mitigated Negative Declaration and ordinance amending the City Code to add the Downtown and East Perkins Street Corridor Zoning code standards.

8. On August 8, 2012, the City Planning Commission voted 2-1 to recommend City Council approval of the Mitigated Negative Declaration and adoption of the Code.

9. On September 5, 2012, the City Council conducted a public hearing and voted 3/0 to adopt the Mitigated Negative Declaration based on the findings listed in the Staff Report, and to introduce the ordinance by title only.

SECTION TWO
Article 18 entitled "DOWNTOWN ZONING CODE," is hereby added to Division 9 (Planning and Development), Chapter 2 (Zoning) of the Ukiah City Code pursuant to the attached Exhibit A.

SECTION FOUR

1. SEVERABILITY. If any provision of this ordinance or the application thereof to any person or circumstance is held invalid, the remainder of the ordinance and the application of such provision to other persons or circumstances shall not be affected thereby, The City Council hereby declares that it would have adopted this Ordinance and any section, subsection, sentence, clause or phrase thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared unconstitutional or otherwise invalid.

2. EFFECTIVE DATE. This Ordinance shall be published as required by law in a newspaper of general circulation in the City of Ukiah, and shall become effective thirty (30) days after its adoption.

Introduced by title only on September 5, 2012, by the following roll call vote:

AYES: Councilmember Thomas, Rodin, and Mayor Landis
NOES: None
ABSENT: Councilmembers Baldwin, and Crane
ABSTAIN: None
Adopted on October 3, 2012 by the following roll call vote:

AYES: Councilmember Thomas, Rodin, and Mayor Landis
NOES: None
ABSENT: Councilmember Baldwin, and Crane
ABSTAIN: None
2

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

DO NOT USE TO DETERMINE LEGAL PROPERTY BOUNDARIES. :

EAST PERKINS STREET

NORTH ORCHARD
AVENU
E

WEST SMITH STREET
NORTH
PINE
STREET

WEST STANDLEY STREET NORTH BUSH STREET

SOUTH ORCHARD AVENUE SOUTH OAK STREET

NORTH OAK STREET

WEST PERKINS STREET

LESLIE STREET
SOUTH
SCHOOL
STREET

WEST CHURCH STREET

WEST STEPHENSON STREET
SOUTH
STATE
STREET

POMEROY AVENUE
NORTH
STATE
STREET
NORTH

NORTH MAIN STREET
SCHOOL
STREET

MASON STREET

SOUTH BUSH STREET

SOUTH PINE STREET

SOUTH MAIN STREET

WEST CLAY STREET
WARREN
DRIVE

PEACH STREET

HENRY STREET

MORRIS STREET

EAST STANDLEY STREET

EAST CHURCH STREET

EAST SMITH STREET

EAST CLAY STREET
STELLA
DRIVE

SEMINARY AVENUE

SEMINARYAVENUE

KINGS COURT

PLUM DRIVE

HOSPITAL DRIVE
Legend
Roads
Existing DZC Boundary
C1 - Community
Commercial
C2 - Heavy Commercial
DC - Downtown Core
GU - General Urban
UC - Urban Center
0 600
Feet
Bureau of Land Management, Esri, HERE, Garmin, USGS, NGA, EPA, USDA, NPS, Bureau of Land Management, Esri, HERE, Garmin, INCREMENT P, USGS, EPA, USDA
Existing Downtown Zoning Code ATTACHMENT 2

Gibson Creek

PERKINS STREET
OAK
STREET
MAIN
STRE
ET
STATE
STREET

CLAY STREET
SCHOOL
STREET
O
R
C
H
A
R
D
AVEN
UE

SMITH STREET
LESLIE
STREET

STANDLEY STREET
RAM
P

CHURCH STREET
WARR
E
N
DRIVE
M
A
S
O
N
S
T
REET

PEACH STREET
H
OS

PITAL D
RIVE

PLUM DRIVE

HENRY STREET
PIN
E
STRE
ET

NO NAME

STELLA DRIVE

KINGS COURT

SEMINARY AVENUE
RAMP

NO NAME
0 125 250 500
Feet ³ Zoning Districts
UC
DC
GU
Special Designations
Public Parking Existing
Civic Existing
Civic Preferred
Parking Structure Preferred
Public Facilities
Hydrology
100 Year Flood
Gibson Creek

DOWNTOWN ZONING CODE ZONING MAP
Map Updated - May, 2012
DZC Boundary
Figure 1: Downtown Zoning Code Zoning Map

Gibson Creek

PERKINS STREET
OAK
STREET
MAIN
STRE
ET
STATE
STREET

CLAY STREET
SCHOOL
STREET
O
R
C
H
A
R
D
AVEN
UE

SMITH STREET
LESLIE
STREET

STANDLEY STREET
RAM
P

CHURCH STREET
WARR
E
N
DRIVE
M
A
S
O
N
S
T
REET

PEACH STREET
H
OS

PITAL D
RIVE

PLUM DRIVE

HENRY STREET
PIN
E
STRE
ET

NO NAME

STELLA DRIVE

KINGS COURT

SEMINARY AVENUE
RAMP

NO NAME
0 125 250 500
Feet
³ Zoning Districts
UC
DC
GU
Special Designations
Public Parking Existing
Civic Existing
Civic Preferred
Parking Structure Preferred
Public Facilities
Hydrology
100 Year Flood
Gibson Creek

DOWNTOWN ZONING CODE ZONING MAP
Map Updated - May, 2012
DZC Boundary
Figure 8: Circulation Map
Clay Street Extension
Hospital Drive Extension
Railroad Right of Way
Downtown Streetscape Improvement Plan adopted July 1, 2009 Requried Street Extension
Required Pedestrian/Bike Path
Modication to Existing Street

Gibson Creek

PERKINS STREET
OAK
STREET
MAIN
STRE
ET
STATE
STREET

CLAY STREET
SCHOOL
STREET
O
R
C
H
A
R
D AVEN
UE

SMITH STREET
LESLIE
STREET

STANDLEY STREET
RAMP

CHURCH STREET
WARR
E
N
DRI
VE
M
A
S
O
N
STREET

PEACH STREET
H
OS
P
ITAL D
RIVE

PLUM DRIVE

HENRY STREET
PIN
E
STRE
ET

NO NAME

STELLA DRIVE

KINGS COURT

SEMINARY AVENUE
RAMP

NO NAME
0 250 500 125
Feet
³ Zoning Districts
UC
DC
GU
Special Designations
Public Parking Existing
Civic Existing
Civic Preferred
Parking Structure Preferred
Public Facilities
Hydrology
100 Year Flood
Gibson Creek

DOWNTOWN ZONING CODE ZONING MAP
Map Updated - May, 2012
DZC Boundary
Figure 9: Special Designations
V
V
T
T
V
T Required Terminated Vista
Recommended Turret Location
Required Storefront Frontage Type
Recommended Storerfont Frontage Type

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General Urban DC 0.188 6 00219122 301 N MAIN ST GITLIN ROBERT AND KARLA 13400 TOMKI RD REDWOOD VALLEY CA 95470 263983 412076 GU - General Urban DC 0.255 4 00219201 289 N MAIN ST CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.258 4 00219214 280 E STANDLEY ST UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.577 6 00219123 262 E SMITH ST GITLIN ROBERT S AND KARLA S 7221 EVAN AVE SEBASTOPOL CA 95472 231990 241652 GU - General Urban DC 0.627 4 00223205 122 LESLIE ST BARTOLOMEI SUCCTTEE RORY C 2300 MCCLURE SUBDIVISION RD UKIAH CA 95482 17452 26178 GU - General Urban DC 0.405 6 00218304 294 W SMITH ST SAVINGS BANK OF MENDOCINO PO BOX 3600 UKIAH CA 95482 278152 494492 GU - General Urban DC 0.216 6 00223204 124 LESLIE ST GOLDEN GATE PETROLEUM CO 1340 ARNOLD DR STE 231 MARTINEZ CA 94553 48137 6196 GU - General Urban DC 0.139 6 00219211 NONE UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.584 4 00222305 NONE POMA DAVID 1/3 204 N BUSH ST UKIAH CA 95482 6602 0 GU - 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APN SITUS_ADD OWNER ADDRESS CITY STATE ZIP LAND VALUE ASSESSMENT IMPROVEMENT VALUE Zone_Class GP_2040 Acreage Airport Compatibility Zone 00218302 359 N OAK ST LIGGETT NANCY K 965 DOMINCAN WAY UKIAH CA 95482 130050 348534 GU - General Urban DC 0.141 6 00226603 406 S STATE ST ECO INN LLC 406 S STATE ST UKIAH CA 95482 344690 1212810 GU - General Urban DC 0.519 4 00226304 290 SEMINARY AVE JOHNSON JOHN RALPH TTEE / 4190 HWY 20 UKIAH CA 95482 278877 418317 GU - General Urban DC 0.472 6 00226307 NONE PALMA DAVID 487 N STATE ST UKIAH CA 95482 111550 0 GU - General Urban DC 0.1 6 00226107 260 S SCHOOL ST NIX JAMES R AND ANNE M TTEES 280 S SCHOOL ST UKIAH CA 95482 203283 389916 GU - General Urban DC 0.159 4 00226104 209 S OAK ST UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.117 6 00222211 216 W PERKINS ST SCHELLER TTEE EDNA 1025 SIMMONS LN NOVATO CA 94945 222742 937472 GU - General Urban DC 0.076 6 00226308 205 W CLAY ST PALMA DAVID 487 N STATE ST UKIAH CA 95482 111550 167325 GU - 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Urban Center DC 0.337 6 00224205 543 E PERKINS ST WESTERN SEQUOIA HOLDINGS L PO BOX 9863 FOUNTAIN VALLEY CA 92728 108160 84122 UC - Urban Center DC 0.142 6 00224204 529 E PERKINS ST WEI TTEE SABRINA YUXIN 537 JEAN MARIE DR SANTA ROSA CA 95403 116732 254689 UC - Urban Center DC 0.143 6 00220040 115 N ORCHARD AVE MCDONALDS CORPORATION ONE MCDONALDS PLAZA OAK BROOK IL 60523 664966 1517548 UC - Urban Center DC 0.807 6 00224202 505 E PERKINS ST WHITMIRE FRED H TTEE 197 WARREN DR UKIAH CA 95482 46579 74110 UC - Urban Center DC 0.175 6 00220036 410 E PERKINS ST ZACHARIAH JERUSHA 9051 EAST RD REDWOOD VALLEY CA 95470 257484 0 UC - Urban Center DC 0.7 6 00220035 402 E PERKINS ST NGUYEN KEVIN TTEE / 2001 VICHY SPRINGS RD UKIAH CA 95482 227562 597354 UC - Urban Center DC 0.69 6 00224206 557 E PERKINS ST WESTERN SEQUOIA HOLDINGS L PO BOX 9863 FOUNTAIN VALLEY CA 92728 126758 132794 UC - Urban Center DC 0.142 6 00224207 571 E PERKINS ST WESTERN SEQUOIA HOLDINGS L PO BOX 9863 FOUNTAIN VALLEY CA 92728 132794 120724 UC - 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APN SITUS_ADD OWNER ADDRESS CITY STATE ZIP LAND VALUE ASSESSMENT IMPROVEMENT VALUE Zone_Class GP_2040 Acreage Airport Compatibility Zone 00226702 205 S STATE ST MENDOCINO BALLET 205 SOUTH STATE ST UKIAH CA 95482 86463 225901 UC - Urban Center DC 0.105 4 00226706 295 S STATE ST VASILOPOULOS IOANNIS THEOD 2353 BRISBANE ST WEST SACRAMENTO CA 95691 66580 174217 UC - Urban Center DC 0.134 4 00218616 387 N STATE ST CAMINITI WENDY J TTEE / 4190 HWY 20 UKIAH CA 95482 144745 303968 UC - Urban Center DC 0.21 4 00226402 111 W CHURCH ST SAKANE YOSHIKI AND NAOKO 111 W CHURCH ST UKIAH CA 95482 180862 275505 UC - Urban Center DC 0.102 4 00218306 469 N SCHOOL ST SAVINGS BANK OF MENDOCINO PO BOX 3600 UKIAH CA 95482 85819 6784 UC - Urban Center DC 0.118 4 00222307 198 South School ST POMA DAVID 1/3 204 N BUSH ST UKIAH CA 95482 66580 71113 UC - Urban Center DC 0.127 4 00226710 201 S STATE ST SMITH RAYMOND D 29 ORINDA WAY STE 773 ORINDA CA 94563 111550 217524 UC - Urban Center DC 0.06 4 00219321 308 E PERKINS ST WALGREEN CO PO BOX 1159 DEERFIELD IL 60015 1634269 2292086 UC - Urban Center DC 1.262 6 00226403 200 S STATE ST TAGZ PROPERTIES LLC PO BOX 1373 UKIAH CA 95482 227563 868161 UC - Urban Center DC 0.122 4 00218513 344 N STATE ST SUNROOM LLC 53 LIBERTY ST SAN FRANCISCO CA 94110 79404 170673 UC - Urban Center DC 0.113 4 00219222 228 E PERKINS ST EDWARDS WILLIAM PO BOX 149 UKIAH CA 95482 109363 218727 UC - Urban Center DC 0.177 6 00219217 228 E PERKINS ST EDWARDS WILLIAM PO BOX 149 UKIAH CA 95482 82021 191386 UC - Urban Center DC 0.114 4 00226708 185 E CHURCH ST LIDEN THOMAS M TTEE 1050 N OAK ST UKIAH CA 95482 86665 78002 UC - Urban Center DC 0.065 4 00226707 145 E CHURCH ST BARBA GILBERTO / 4428 FIRST AVE UKIAH CA 95482 136703 229664 UC - Urban Center DC 0.141 4 00218510 177 W SMITH ST WIPF ERNEST M AND EILEEN M T PO BOX 234 UKIAH CA 95482 91040 141834 UC - Urban Center DC 0.468 4 00226204 351 S OAK ST CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.081 6 00226205 NONE CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.386 6 00218512 328 N STATE ST SUNROOM LLC 53 LIBERTY ST SAN FRANCISCO CA 94110 30086 85335 UC - Urban Center DC 0.044 4 00218305 479 N SCHOOL ST SAVINGS BANK OF MENDOCINO PO BOX 3600 UKIAH CA 95482 71708 19385 UC - Urban Center DC 0.096 4 00218507 304 N STATE ST CHRISTIANSEN C ROSS 5575 LAKE RIDGE DRIVE UKIAH CA 95482 159305 628736 UC - Urban Center DC 0.111 4 00226203 207 W STEPHENSON ST PIDGEON POINT LLC 22 BATTERY ST SAN FRANCISCO CA 94111 171666 348534 UC - Urban Center DC 0.131 4 00226208 NONE UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.162 6 00226408 208 S STATE ST CARDENAS JUAN ALBERTOSANDOVAL 5350 AGNES LN UKIAH CA 95482 98648 139266 UC - Urban Center DC 0.081 4 00218430 NONE LEVY TTEE THELMA J 502 WALNUT AVE UKIAH CA 95482 33503 0 UC - Urban Center DC 0.194 Other Airport Environs 00218417 411 N SCHOOL ST UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.101 Other Airport Environs 00226207 308 S SCHOOL ST CARTER DAVID A TTEE / 509 JONES ST UKIAH CA 95482 108203 180360 UC - Urban Center DC 0.177 6 00218502 NONE SUNROOM LLC 53 LIBERTY ST SAN FRANCISCO CA 94110 159295 0 UC - Urban Center DC 0.096 4 00218612 367 N STATE ST CAMINITI WENDY J TTEE / 4190 HWY 20 UKIAH CA 95482 155468 721055 UC - Urban Center DC 0.212 4 00218418 406 N STATE ST HEWETT DONALD KEITH 406 N STATE ST UKIAH CA 95482 246766 132871 UC - Urban Center DC 0.292 Other Airport Environs 00218511 362 N STATE ST SUNROOM LLC 53 LIBERTY ST SAN FRANCISCO CA 94110 66862 164983 UC - Urban Center DC 0.095 4 00226407 208 S SCHOOL ST CEJA CELSO 896 N STATE ST UKIAH CA 95482 135450 98508 UC - Urban Center DC 0.13 4 00226405 210 S STATE ST LEE JACQUELINE M TTEE 438 N PINE ST UKIAH CA 95482 67796 135602 UC - Urban Center DC 0.058 4 00218419 405 N SCHOOL ST HEWETT DONALD KEITH 406 N STATE ST UKIAH CA 95482 167325 39041 UC - Urban Center DC 0.139 Other Airport Environs 00222303 102 S SCHOOL ST ABELL MASONIC TEMPLE ASSOC PO BOX 1636 UKIAH CA 95482 97168 374528 UC - Urban Center DC 0.172 4 00226303 404 S SCHOOL ST CAVALIN GREGORY G AND LISA L 404 S SCHOOL ST UKIAH CA 95482 153688 148253 UC - Urban Center DC 0.172 4 00218303 310 N SCHOOL ST THAYER NICHOLAS FORBES 310 N SCHOOL ST UKIAH CA 95482 188273 191279 UC - Urban Center DC 0.228 4 00218613 307 N STATE ST NEW STATE HOTEL OF UKIAH PO BOX 221755 SACRAMENTO CA 95822 65644 237902 UC - Urban Center DC 0.328 4 00226406 290 S STATE ST SELIM FRANCINE CRANE TTEE 500 S SPRING ST UKIAH CA 95482 173948 399483 UC - Urban Center DC 0.344 4 00222209 106 N SCHOOL ST CHRISTOPHER I AND MICHAELYN P COOPER REVOCABLE TRUST DA PO BOX 419 UKIAH CA 95482 136703 273408 UC - Urban Center DC 0.054 4 00218410 441 N SCHOOL ST LEVY TTEE THELMA J 502 WALNUT AVE UKIAH CA 95482 26537 0 UC - Urban Center DC 0.14 Other Airport Environs 00218415 NONE UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.252 Other Airport Environs 00222208 108 N SCHOOL ST MASON TTEE SUSAN L 585 OAK KNOLL RD UKIAH CA 95482 88935 170672 UC - Urban Center DC 0.039 4 00222203 114 N SCHOOL ST CHEUNG CHUNPO AND ESTHER C Y 2045 BURKE RD UKIAH CA 95482 328423 727696 UC - Urban Center DC 0.267 4 00223109 203 S MAIN ST LS HEALTH PROPERTIES LLC 3101 S STATE ST UKIAH CA 95482 523967 1004413 UC - Urban Center DC 1.271 4 00223129 247 E PERKINS ST GONG KENNETH 1/2 66 HUNTINGTON DR SAN FRANCISCO CA 94132 163307 199122 UC - Urban Center DC 0.57 6 00223128 245 E PERKINS ST MAYFIELD TTEE JAMES 1501 RECREATION RD UKIAH CA 95482 130281 374588 UC - Urban Center DC 0.412 6 00223121 225 E PERKINS ST CONTRETAS MARIBEL SAHAGUN 719 MYRON PLACE UKIAH CA 95482 326400 285600 UC - Urban Center DC 0.511 4 00223101 101 S MAIN ST REDWOOD CREDIT UNION 3033 CLEVELAND AVE SANTA ROSA CA 95403 357000 357000 UC - Urban Center DC 0.454 4 00223102 119 S MAIN ST LELAND LOWELL AND PAMELA TTE 801 RIVERSIDE DR UKIAH CA 95482 193468 442080 UC - Urban Center DC 0.27 4 00223130 245 E PERKINS ST MAYFIELD JAMES M AND BARBARA 1501 RECREATION RD UKIAH CA 95482 89561 42301 UC - Urban Center DC 0.448 6 00223124 276 E CLAY ST MAYFIELD TTEE JAMES 1501 RECREATION RD UKIAH CA 95482 357972 138159 UC - Urban Center DC 1.219 6 00223127 213 S MAIN ST CINCO ESTRELLAS LLC 213 S MAIN ST UKIAH CA 95482 341347 527950 UC - Urban Center DC 0.499 4 00223123 235 E PERKINS ST MAYFIELD JAMES M AND BARBARA 1501 RECREATION RD UKIAH CA 95482 585112 823677 UC - Urban Center DC 1.888 6 00226713 218 S MAIN ST SUNBEAM AARON 124 FORD ST UKIAH CA 95482 66925 128283 UC - Urban Center DC 0.102 4 00223215 309 E PERKINS ST NORTH COAST RAILROAD AUTHO 419 TALMAGE RD STE M UKIAH CA 95482 0 0 UC - Urban Center DC 3.921 6 00226714 218 S MAIN ST 295 GROUP LLC 17613 W EAGLE DR GOODYEAR AZ 85338 72508 0 UC - Urban Center DC 0.145 4 00223214 309 E PERKINS ST STATE OF CALIFORNIA 455 GOLDEN GATE AVE 8TH FLOOR SAN FRANCISCO CA 94102 0 0 UC - Urban Center DC 2.629 6 00223131 307 S MAIN ST MAYFIELD TTEE JAMES 1501 RECREATION RD UKIAH CA 95482 296599 154316 UC - Urban Center DC 0.911 4 00223132 East CLAY ST MAYFIELD TTEE JAMES 1501 RECREATION RD UKIAH CA 95482 150836 8575 UC - Urban Center DC 0.604 4 00220029 534 E PERKINS ST PEAR TREE REH LLC 2727 LBJ FREEWAY STE 806 DALLAS TX 75234 2971096 12913837 UC - Urban Center DC 0.86 6 00220044 534 E PERKINS ST PEAR TREE REH LLC 2727 LBJ FREEWAY STE 806 DALLAS TX 75234 2971096 12913837 UC - Urban Center DC 10.086 6 00220044 534 E PERKINS ST PEAR TREE REH LLC 2727 LBJ FREEWAY STE 806 DALLAS TX 75234 2971096 12913837 UC - Urban Center DC 10.086 6

Resolution Number AC 2026-0001
County of Mendocino
Ukiah, California
APRIL 16, 2026
ALUC_2026-0001 - CITY OF UKIAH

RESOLUTION OF THE MENDOCINO COUNTY AIRPORT LAND USE

COMMISSION, COUNTY OF MENDOCINO, STATE OF CALIFORNIA,

FINDING THAT THE ORDINANCE AMENDMENTS PROPOSED BY

THE CITY OF UKIAH - COMMUNITY DEVELOPMENT DEPARTMENT

ARE CONSISTENT WITH THE UKIAH MUNICIPAL AIRPORT LAND
USE COMPATIBILITY PLAN.

WHEREAS, on October 20, 2022, the Mendocino County Airport Land Use Commission adopted Resolution No. 22-0006 finding the City of Ukiah's General Plan compatible with the UKIALUCP; and WHEREAS, on March 18, 2026, the City of Ukiah (the "City")., submitted an application for consistency determination with the Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP) for the proposed rezone and amendment of various land use designations to address misalignment of the Downtown Zoning Code (DZC) form-based codes on larger lots, to be consistent with uses that are planned, under construction, or existing, and to refine the DZC boundaries to focus form-based code application on the Downtown Core.

WHEREAS, California Public Utilities Code Section 21674 provides Airport Land Use Commissions the powers and duties to assist local agencies in ensuring compatible land uses in the vicinity of all new airports and in the vicinity of existing airports to the extent that the land in the vicinity of those airports is not already devoted to incompatible land uses; and WHEREAS, UKIALUCP Policy 1.4.1 requires mandatory review by the Mendocino County Airport Land Use Commission for zoning ordinances that both affect property within the airport influence area and may involve the type of airport impact concerns listed in Policy 1.3.1 (b ); and WHEREAS, in accordance with applicable provisions of law, the Mendocino County Airport Land Use Commission held a public hearing on April 16, 2026, at which time the Mendocino County Airport Land Use Commission heard and received all relevant testimony and evidence presented orally or in writing regarding the consistency determination for the Project. All interested persons were given an opportunity to hear and be heard regarding the Project; and NOW, THEREFORE, BE IT RESOLVED, that the Mendocino County Land Use Commission makes the following findings based upon the evidence in the record:

1. That the foregoing recitals are true and correct and incorporated herein by this reference.

2. The Project does not propose any activities that would create compatibility concerns with respect to (1) noise, (2) safety, (3) airspace protection, or (4) overflight as described in Policy

1.3.1(b).

3. Pursuant to UKIALUCP Policy 3.1.2, no direct conflicts exist between the Project and the requirements of the UKIALUCP and provisions are included both in existing City regulations and under the Project that ensure long-term compliance with the compatibility criteria.

ATTACHMENT 3

4. Pursuant to UKIALUCP Policy 3.1.3, the City has established a review process for development within the Airport Influence Area that will be utilized for development proposed under the Project

5. Pursuant to UKIALUCP Policy 3.1.4, the compatibility of uses in the Airport Influence Area are preserved to the maximum extent feasible. Land use conversions are not proposed under the Project and the existing review process in the City for development within the Airport Influence Area will ensure consistency with the compatibility criteria of the UKIALUCP for any future development proposed under the Project
BE IT FURTHER RESOLVED, that the Mendocino County Airport Land Use Commission, pursuant to UKIALUCP Policy 2.2.6(a), determines the Project is consistent with the UKIALUCP.

BE IT FURTHER RESOLVED that the Mendocino County Airport Land Use Commission action shall be final and immediately effective upon date of adoption .

I hereby certify that according to the Provisions of Government Code Section 25103 delivery of this document has been made.

ATTEST: ADRIENNE THOMPSON
Administrative Services Manager II
BY: JULIA KROG
Director of Planning & Building Services

I
L
RESOLUTION No. 2026-06

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF UKIAH

RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ORDINANCE APPROVING A

GENERAL PLAN AMENDMENT, COMPREHENSIVE REZONING OF PARCELS WITHIN AND ADJACENT TO THE DOWNTOWN ZONING CODE (DZC} BOUNDARY AND ESTABLISHING ARTICLE 11.6 OF DIVISION 9, CHAPTER 2 OF THE UKIAH CITY CODE TO CREATE AND REGULATE THE RECREATION (REC) ZONING DISTRICT.

WHEREAS, on June 4, 2012, City staff completed an Initial Study of potential environmental impacts resulting from implementation of a draft Downtown Zoning Code and concluded that a Mitigated Negative Declaration was appropriate for the project after commencing public outreach in 2006; and
WHEREAS, on August 8, 2012, the Planning Commission conducted a public hearing to consider formal recommendations to the City Council concerning the Mitigated Negative Declaration and an ordinance amending the City Code to add the Downtown and East Perkins Street Corridor Zoning Code standards; and
WHEREAS, on August 8, 2012, the Planning Commission voted 2-1 to recommend that the City Council approve the Mitigated Negative Declaration and adopt the Code; and WHEREAS, on September 5, 2012, the City Council conducted a public hearing and voted 3-0 to adopt the Mitigated Negative Declaration and to introduce an ordinance amending Division 9 (Planning and Development), Chapter 2 (Zoning) of the Ukiah City Code by adding Article 18, entitled Downtown Zoning Code. The City Council subsequently adopted the ordinance as Ordinance No. 1139 on October 3, 2012; and
WHEREAS, the State of California dissolved redevelopment agencies in February 2012, it established successor agencies to unwind Redevelopment Authorities, which removed a key funding source for public improvements and site assembly within the Downtown Core and East Perkins Street corridor. The dissolution shifted the cost of those improvements onto private development; and
WHEREAS, many of the street extensions, street design treatments, and infrastructure concepts contemplated under the Downtown Zoning Code became infeasible following the removal of these financial tools and planning mechanisms; and
WHEREAS, expectations established through the early charrette process and environmental review were no longer realistic in the absence of redevelopment funding. A greater share of public improvements fell to private projects to deliver; and
WHEREAS, the City experienced limited new commercial development and private business interest within the Downtown Zoning Code area following adoption. Since 2012, only one primary commercial structure has been constructed in the Downtown Zoning Code area, and multiple adaptive reuse projects that did not substantially alter existing structures or uses were nonetheless required to undergo discretionary review due to their nonconforming status; and

ATTACHMENT 4

WHEREAS, on December 7, 2022, the Ukiah City Council adopted the Ukiah 2040 General Plan D ("General Plan"), including the Land Use Element and accompanying Land Use Map, which establishes the City's long-range vision for land use, growth, and development; and WHEREAS, the Project includes amendments to the Ukiah 2040 General Plan Land Use Map to ensure consistency between General Plan land use designations and the proposed zoning classifications within and adjacent to the Downtown Zoning Code boundary; and WHEREAS, the proposed project ("Project") involves a comprehensive General Plan amendment and rezoning of parcels within and adjacent to the existing DZC boundary, with the goal of aligning zoning regulations with existing land uses, lot dimensions, the General Plan, and the most appropriate development framework based on parcel size, frontage, recent use, and adjacent street network; and
WHEREAS, the Project proposes the following amendments to the General Plan Land Use Map and to Division 9, Chapter 2 of the Ukiah City Code, as identified in Exhibit A and Exhibit B:
• Rezone parcels currently designated Urban Center (UC) and General Urban (GU) to Community Commercial (C-1 ), to address the misalignment of DZC form-based standards on larger lots along the East Perkins Street corridor and surrounding downtown blocks; • Rezone portions of the Urban Center (UC) district to Public Facilities (PF), consistent with civic uses that are planned or under construction, including the Mendocino County Superior Courthouse and related facility parking;
• Rezone portions of the Urban Center (UC) district, together with a Heavy Commercial (C2) D parcel, to Recreation (REC), consistent with the Recreational (REC) General Plan designation, including the Great Redwood Trail alignment and the existing Ukiah Rail Depot structure;
• Rezone two parcels on Mason Street from Urban Center (UC) to Heavy Commercial (C-2), reflecting the existing mix of warehouse and commercial uses on those parcels; and • Refine the DZC boundaries to focus form-based code application on the Downtown Core.

The Downtown Core land use is expanded to the west and south where it aligns with the traditional block grid, and parcels along the Oak Street and Seminary Avenue corridors are adjusted to General Urban (GU) to better reflect existing development patterns and cross street boundaries; and
WHEREAS, the primary purpose of the Project is to implement the 2040 General Plan policies and goals related to the DZC across two phases. Phase 1 resolves the mismatch between the form-based standards of the DZC and existing development patterns along the East Perkins Street corridor and the Downtown. It accurately categorizes public and recreational lands. It also restores the majority of parcels along the Perkins Street corridor to commercial zoning designations consistent with their pre-DZC status. Phase 2 will focus on updating the DZC to improve adaptive reuse incentives, further encourage infill and mixed-use development, create flexibility for modifying existing buildings, and implement clear, usable design standards; and WHEREAS, on February 25, 2026, the Planning Commission reviewed initial considerations regarding the Project Area, which includes the historic Downtown Core, the East Perkins Street D

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corridor, and the former rail corridor (now the Great Redwood Trail), and provided preliminary direction to consider alternatives, seek further input, and advance the Project through airport land use review; and
WHEREAS, on March 18, 2026, the City submitted an application to the Mendocino County Airport Land Use Commission ("ALUC") for a consistency determination, as required under Section 1.4.1 (a) of the Ukiah Municipal Airport Land Use Compatibility Plan ("UKIALUCP"), because the Project includes a General Plan amendment and rezoning affecting lands within the Ukiah Municipal Airport Influence Area; and
WHEREAS, on April 16, 2026, the ALUC conducted a duly noticed public hearing and adopted Resolution No. 2026-0001, finding the Project consistent with the UKIALUCP pursuant to Policy

2.2.6(a); and
WHEREAS, the Project is a programmatic action. The Project does not approve any specific structures, generate traffic to or from the airport, introduce wildlife attractants, or alter airspace.

Any future discretionary development on the affected parcels will be evaluated on a projectbyproject basis for compliance with applicable noise, height, density, and land use compatibility standards, including FAA aeronautical study and No Hazard to Air Navigation determinations where applicable; and
WHEREAS, pursuant to California Government Code Section 65090 and Ukiah City Code Section 9265, the City provided notice of a public hearing before the Planning Commission by publication in a newspaper of general circulation not less than twenty days prior to the hearing, by mailing to owners of property within 300 feet of the Project area where applicable, and by posting at City Hall and on the City's website not less than ten days prior to the hearing; and WHEREAS, the Planning Commission held a duly noticed public hearing on June 10, 2026, at which time the Planning Commission received and considered the staff report and all attachments, the ALUC consistency determination, written and oral testimony from members of the public, and the recommendation of staff; and
WHEREAS, pursuant to California Government Code Section 65860, the proposed rezoning is consistent with the General Plan. The new zoning designations align with the corresponding General Plan land use designations already used by the City, and adoption of the Project resolves the remaining inconsistencies between current zoning and General Plan land use; and WHEREAS, pursuant to California Government Code Section 65855, the Planning Commission has reviewed the proposed zoning ordinance amendment and now renders its report and recommendation to the City Council; and
WHEREAS, the Planning Commission finds that the Project is in the public interest. The Project advances the City's land use, mobility, housing, and economic development objectives. The Project accurately reflects existing and planned conditions on the ground, provides a clearer and more predictable regulatory framework for property owners and applicants along the East Perkins Street corridor and within the Downtown Core, and is consistent with the General Plan and the UKIALUCP; and
WHEREAS, removing the Great Redwood Trail and Ukiah Rail Depot parcels from the Downtown Zoning Code boundary necessitates the concurrent and immediate creation of the Recreation

a regulatory structure that supports the City's recreational objectives; and (REC) Zoning District to ensure these parcels are not left without appropriate zoning, establishing D WHEREAS, the Planning Commission finds that establishing the REC Zoning District implements and is consistent with the Ukiah 2040 General Plan, providing the regulatory mechanism to implement Policy PFS-12.1 (Park Network) and supporting the Great Redwood Trail.

NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Ukiah, based on the staff report, the ALUC consistency determination, the environmental analysis, the public testimony received, and all written and oral materials presented at the public hearing, hereby makes the following findings and recommendations:

1. The above Recitals are true and correct and are incorporated herein by this reference as findings of the Planning Commission.

2. General Plan Consistency. The Project is consistent with the Ukiah 2040 General Plan, including but not limited to the following Land Use Element and Economic Development Element goals and policies:
a. Land Use Goal LU-3 (Downtown), which seeks to improve and enhance the appearance and vibrancy of Downtown Ukiah and to create a high-quality place for residents, businesses, and visitors. The Project advances this Goal by aligning zoning designations with existing land uses, parcel configurations, and the established street grid. The result is a more cohesive and legible land use pattern across the Downtown and along the East Perkins Street corridor.
b. Land Use Policy LU-2.1 (Mixed-Use Downtown). The Project focuses the form-based standards of the DZC on the historic Downtown Core, where those standards are most effective. The Project removes parcels along the East Perkins Street corridor from the DZC so that commercial uses on those parcels may develop under standards better suited to their auto-oriented configuration and frontage. c. Land Use Goal LU-4 (Commercial Uses), which encourages the growth and development of retail, office, service, and entertainment uses in Ukiah to provide jobs, support City services, and make Ukiah an attractive place to live. The Project advances this Goal by restoring commercial zoning designations along the East Perkins Street corridor and by establishing development standards calibrated to existing commercial parcel configurations.
d. Goal ENV-1 and the Recreational (REC) Land Use Designation. The Recreation (REC) Zoning District implements the Recreational (REC) land use designation and establishes a regulatory framework to identify and protect lands with generally unrestricted access for public parks, quasi-public recreation facilities, trails, and private parks or recreation facilities.
e. Public Facilities, Services, and Infrastructure Goal PFS-12, including Policies PFS-12.1 and PFS-12.7. The Recreation (REC) Zoning District provides a regulatory mechanism to implement a connected park system and the Great Redwood Trail by identifying and D
Rail Depot, for trail corridors and active recreation.
managing lands along the railroad corridor, including the trail alignment and the Ukiah D

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f. Economic Development Goal ED-5, including Policies ED-2.1, ED-5.1, and ED-5.3. The Project promotes the local economy and diversifies tourist attractions by applying the Public Facilities (PF) zoning designation to the Mendocino County Superior Courthouse site to accommodate the new civic facility, its associated public parking, and pedestrian connections to the downtown core, maintaining existing outdoor recreation opportunities, and supporting the expansion of the regional trail network.

3. ZONING CONSISTENCY WITH GENERAL PLAN (GOV. CODE § 65860). The proposed zoning designations are consistent with the corresponding General Plan land use designations as follows: parcels designated Community Commercial (CC) are rezoned to Community Commercial (C-1); parcels designated Downtown Core (DC) retain or are incorporated into the Downtown Zoning Code (DZC) districts; parcels designated Public (P) are rezoned to Public Facilities (PF); parcels designated Recreational (REC) are rezoned to the Recreation (REC) Zoning District created by this Ordinance; and select parcels are rezoned to Heavy Commercial (C-2) consistent with their existing development patterns and applicable General Plan land use designations. Adoption of the Project establishes consistency between General Plan designations and zoning classifications throughout the Project Area.

4. AIRPORT LAND USE COMPATIBILITY. The Project is consistent with the Ukiah Municipal Airport Land Use Compatibility Plan, as determined by the Mendocino County Airport Land Use Commission in Resolution No. AC 2026-0001, adopted April 16, 2026. As reviewed by the Mendocino ALUC, the Project relates:
a. Noise: The Project area lies outside the 60 to 65 dB CNEL noise contours identified in UKIALUCP Exhibit 4-3, and no additional noise studies or mitigation are triggered by the rezoning at the programmatic level.
b. Height and Airspace: The C-1 and C-2 districts allow a maximum height of 50 feet, an increase from the existing DZC maximums of 28 feet (GU) and 42 feet (UC). Future development on rezoned parcels within FAA-defined airspace surfaces will be required to obtain FAA aeronautical study review and a No Hazard to Air Navigation determination prior to project approval, consistent with the City's established practice. c. Land Use Compatibility: The reclassification of parcels to PF and REC reflects lowintensity public and recreational uses that are compatible with airport operations. The two Mason Street parcels rezoned to C-2 reflect existing warehouse and commercial uses, which are generally airport-compatible and do not present noise sensitivity or density concerns.
d. Land Use Intensity and Density: The majority of parcels affected by the Project will see a reduction in maximum allowed residential density, transitioning from the Downtown Core (28 to 40 du/ac) to Community Commercial (15 to 28 du/ac) or to PF and REC designations that restrict residential uses. Three parcels within Compatibility Zone 4 (APN 002-272-16, APN 002-272-15, and APN 002-272-02) would be amended to designations allowing higher residential density relative to their current designation, but are currently developed with commercial and mixed-use structures and are not projected to redevelop at intensities exceeding applicable UKIALUCP thresholds.

e. All future development will be evaluated under the density allowances of the UKIALUCP D on a project-by-project basis.

5. CEQA COMPLIANCE. The Planning Commission finds that the Project has been reviewed in accordance with CEQA and the State CEQA Guidelines, and that:
a. The Project qualifies for streamlined environmental review pursuant to CEQA Guidelines Section 15183 and Public Resources Code Section 21083.3. The Project is consistent with the development density established by the Ukiah 2040 General Plan, for which the City certified an Environmental Impact Report (State Clearinghouse No. 2022050556).

No project-specific significant effects peculiar to the Project or its location have been identified that were not analyzed in the certified El R. b. All future discretionary development on parcels affected by the Project will be subject to site-specific CEQA review at the time of permit application, consistent with the City's existing development review procedures

6. PUBLIC HEALTH, SAFETY, AND WELFARE. The Project is necessary for the public health, safety, and welfare in that it: (a) aligns the City's zoning regulations with existing development patterns and with the General Plan; (b) clarifies development standards for property owners, applicants, and decision-makers; and (c) supports planned public investments, including the Mendocino County Superior Courthouse and the Great Redwood Trail.

7. PUBLIC NOTICE AND HEARING. All notices and hearings required by California Government Code Section 65090 and Ukiah City Code Section 9265 have been given and held in the time and manner required by law.

8. RECOMMENDATION TO CITY COUNCIL. Pursuant to California Government Code Sections 65855 and 65857, the Planning Commission hereby recommends that the City Council:
a. Find that the Project is consistent with the Ukiah 2040 General Plan and the Ukiah Municipal Airport Land Use Compatibility Plan;
b. Find that the Project has been reviewed in accordance with CEQA pursuant to CEQA Guidelines Section 15183 and Public Resources Code Section 21083.3, and, to the extent applicable, CEQA Guidelines Section 15061(b)(3);
c. Introduce and subsequently adopt an ordinance amending the Ukiah 2040 General Plan Land Use Map and Ukiah City Code Division 9, Chapter 2 to apply the comprehensive rezone and DZC boundary refinement shown on the maps and parcel list attached to the staff report; and add Article 11.6 to Division 9, Chapter 2 of the Ukiah City Code to establish and regulate the Recreation (REC) Zoning District; and

9. SEVERABILITY. If any provision of this Resolution or its application to any person or circumstance is held invalid by a court of competent jurisdiction, that invalidity shall not affect other provisions or applications that can be given effect without the invalid provision, and to that end the provisions of this Resolution are severable.

10. EFFECTIVE DATE. This Resolution shall take effect immediately upon its adoption.

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PASSED AND ADOPTED this 10 day of June 2026, by the Planning Commission of the City of Ukiah by the following roll call vote:

AYES: Commissioners Brown, Montano, and Vice Chair Johnson NOES: None
ABSTAIN: None
ABSENT: Commissioner Hilliker and Chair de Grassi
a er, AICP, Community Development Director
Johnson, Vice Chair, Planning Commission
ATTEST:
~kWv
Kristine Lawler, CMC
City Clerk

EXHIBITS
Exhibit A - Draft Ordinance
Exhibit B - Project Area Maps (Current and Proposed Zoning, Alternative Boundary) Exhibit C - identified Parcel List

EXHIBIT A D
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ORDINANCE NO.

ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING THE UKIAH 2040 GENERAL PLAN LAND USE MAP AND DIVISION 9, CHAPTER 2, ARTICLE 18 OF THE

UKIAH CITY CODE TO IMPLEMENT DOWNTOWN ZONING CODE (DZC) BOUNDARY MODIFICATIONS, REZONE SPECIFIC PARCELS CONSISTENT WITH THE UKIAH 2040 GENERAL PLAN, AND ADDING ARTICLE 11.6 ESTABLISHING AND REGULATING THE RECREATION (REC) ZONING DISTRICT.

The City Council of the City of Ukiah hereby ordains as follows:

SECTION ONE. FINDINGS

1. The City Council of the City of Ukiah finds that the General Plan Amendment, Downtown Zoning Code (DZC) boundary modifications, comprehensive rezoning of specific parcels, and the establishment of the Recreation (REC) Zoning District (collectively, "the Project") implement and are consistent with the Ukiah 2040 General Plan, including but not limited to the following goals and policies:
• Land Use Goal LU-3, Policy LU-2.1, and Goal LU-4: The Project advances these goals by aligning zoning designations with existing land uses, restoring commercial zoning designations (C-1) along the East Perkins Street corridor, and refining the Downtown Zoning Code (DZC) boundary to focus form-based standards on the historic Downtown Core where those standards are most appropriate and effective. • Goal ENV-1 and Recreational Land Use Designation: The REC Zoning District implements the Recreational (REC) land use designation and establishes a regulatory framework to identify and protect lands with generally unrestricted access for public parks, quasi-public recreation facilities, trails, and private parks or recreation facilities.

Public Facilities Goal PFS-12 (Policies PFS-12.1 and 12.7): The REC Zoning District provides a regulatory mechanism to implement a connected park system and the Great Redwood Trail by identifying and managing lands along the railroad tracks, including the trail alignment and the Ukiah Rail Depot, for trail corridors and active recreation. • Economic Development Goal ED-5 (Policies ED-2.1, ED-5.1, and ED-5.3): The Project promotes the local economy and diversifies tourist attractions by applying the Public Facilities (PF) zoning designation to the Mendocino County Superior Courthouse site to accommodate the new civic facility, its associated public parking, and pedestrian connections to the downtown core, maintaining existing outdoor recreation opportunities, and supporting the expansion of the regional trail network.

2. The City Council finds that the proposed zoning designations are consistent with the corresponding General Plan land use designations as follows: parcels designated Community Commercial (CC) are rezoned to Community Commercial (C-1); parcels designated Downtown Core (DC) retain or are incorporated into the Downtown Zoning Code (DZC) districts; parcels designated Public (P) are rezoned to Public Facilities (PF); parcels designated Recreational (REC) are rezoned to the Recreation (REC) Zoning District created by this Ordinance; and select parcels are rezoned to Heavy Commercial (C-2) consistent with their existing development patterns and applicable General Plan land use designations.

Adoption of the Project establishes consistency between General Plan designations and D zoning classifications throughout the Project Area.

3. The City Council finds that the Project is consistent with the Mendocino County Airport Land Use Compatibility Plan (UKIALUCP). The reclassification of parcels to PF and REC reflects low-intensity public and recreational uses and restricts residential development, thereby complying with UKIALUCP density and safety criteria for Airport Influence Zones 4 and 6, fulfilling General Plan Policy LU-10.6. Furthermore, the majority of parcels affected by the DZC boundary modifications will see a reduction in maximum allowed residential density or maintain intensities that do not exceed applicable UKIALUCP thresholds.

4. The City Council finds that the Project promotes the public health, safety, and welfare by protecting recreational areas, supporting public and trail-oriented amenities, aligning the City's zoning regulations with existing development patterns and General Plan designations, clarifying development standards for property owners and applicants, facilitating contextappropriate infill development, and supporting planned public investments.

5. The City Council finds that the Project has been reviewed in accordance with the California Environmental Quality Act (CEQA) and the State CEQA Guidelines. The Project qualifies for streamlined environmental review pursuant to CEQA Guidelines Section 15183 and Public Resources Code Section 21083.3 because it is consistent with the development density, land use designations, and policy framework established by the Ukiah 2040 General Plan, for which the City previously certified an Environmental Impact Report (State Clearinghouse No. 2022050556). No project-specific significant effects peculiar to the Project or its location have been identified that were not previously analyzed in the certified EIR.

SECTION TWO.

A new Article 11.6, entitled "REGULATIONS IN RECREATION (REC) DISTRICT" is hereby added to Division 9, Chapter 2 of the Ukiah City Code and shall read as follows:
.§. 9149.1.PURPOSE.AND.INTENT ...

The purpose of the Recreation (REC) Zoning District is to provide, protect, and manage lands for public and private recreational facilities. This designation is intended to identify lands with generally unrestricted access for active and passive recreation, including parks, trails, sports fields, and associated amenities. The REC District is consistent with the Recreational (REC) Land Use Designation in the Ukiah 2040 General Plan .
. §. 9149.2.DEFINITIONS ....... .

For purposes of this Article, the words and phrases set out herein shall have the following meanings within the Recreation Zoning District:

ACTIVE SPORTS FACILITIES: Structured open spaces or facilities designed for organized athletic or recreational activities, including sports fields, courts, BMX tracks, swimming facilities, and similar uses.

BOARDWALKS AND ELEVATED WALKWAYS: Structures designed to provide pedestrian or bicycle access over environmentally sensitive areas while minimizing disturbance to natural features and hydrology.

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CULTURAL, HISTORICAL, OR ARCHAEOLOGICAL INTERPRETIVE FACILITIES: Facilities, exhibits, signage, or installations intended to interpret or communicate the cultural, historical, or archaeological significance of a site or feature.

TRA1LHEAD: A designated public access point to a trail system that may include parking, signage, restrooms, bicycle facilities, equestrian facilities, or similar amenities supporting trail use.

TRAIL, MULTI-USE: A public or private trail intended to accommodate multiple nonmotorized recreational users, including pedestrians, bicyclists, and equestrians where appropriate . . §. 9149.3.ALLOWED USES ..

The following uses are allowed by right in the REC District:
• Boardwalks and elevated walkways
• Community gardens
• Interpretive signage and educational kiosks
• Passive recreation
• Public parks and playgrounds
• Trails (Bicycle/Shared-Use, Equestrian, Multi-Use, Public, and Nature/Footpaths) _§_ 9149.4 PERMITTED. USES ........... .
• Active sports facilities (e.g., baseball fields, soccer fields, BMX tracks, and public pools) • Campground-Open-Space
• Commercial/private recreation (e.g., RV parks, golf courses, and country club facilities) • Cultural, historical, or archaeological interpretive facilities • Environmental education centers
• Park and recreation services
• Parking lot(s) serving trailheads or recreation areas • Recreational/civic structures (e.g., indoor recreation centers, restrooms, concession stands, and the Ukiah Rail Depot structure)
• Special events or temporary uses consistent with the recreation purpose and intent set forth in Section 9149.4 above
• Trailheads
.§ 9149.5,HEIGHT _LIMITS .....

A Primary structures: Maximum height of 25 feet.

B. Accessory structures: Maximum height of 15 feet or height of main building, whichever is less.

C. Improvements:

1. Non-obtrusive towers and equipment used exclusively for wildfire detection, emergency communications, or similar public safety purposes may exceed 25 feet. Any such increase above 25 feet would be subject to discretionary review, and must be the minimum increase necessary for operational effectiveness and designed to reduce visual and environmental impact.

conservation, fuel management, or habitat restoration plan, or approved by Use Permit.

2. Fences or walls: Maximum height of 7 feet, unless consistent with an approved D .§ 9149.6. SITE AREA
There is no minimum site area for uses in the REC District; however, development intensity must conform to the recreation purpose and intent set forth in Section 9149.4 above .§ 9149. 7. SETBACKS ........... . Yard setbacks apply to all new structures, additions, grading, and site improvements, including fences, walls, pavement, and other hardscape features, as set forth below.

A Environmental. A minimum 100-foot setback is required from the edge of sensitive environmental resources, including creeks and rivers (measured from the top of bank), wetlands (from the delineated wetland boundary), and mapped sensitive habitat areas.

B. Visual. To minimize visual impacts, development within or near setback areas shall be sited and designed to maintain natural sightlines and reduce visual prominence through building placement, height and massing control, material selection, and landscape screening, with particular attention to ridgelines.

C. Slope. For sloped terrain, additional setbacks from the top of slope and toe of slope are required to avoid excessive grading. Slope percentage shall be measured as average grade over a horizontal distance of at least 25 feet, based on existing (pre-project) topography.

1. On slopes 15% to less than 30%, principal structures and foundations shall be set back a minimum of 1 O feet from the top of ridge and 1 O feet from the toe of slope.

2. On slopes 30% or greater, new structures and grading to create building pads are prohibited unless the review authority finds that no practicable alternative exists and that a geotechnical report demonstrates stability without increasing erosion risk; where allowed, the minimum top- and toe-of-slope setbacks shall be 30 feet.

D. Yard Setbacks: Any adjacent lot that shares a side or rear lot line with land zoned O-S shall provide a transition yard measured from that line as follows for the following uses:

1. Single Family Residential: Rear 25 feet, side 12 feet;

2. Multifamily: Rear 30 feet, side 15 feet;

3. Non-Residential: Rear 35 feet, side 15 feet.

E. Exception. As part of the applicable Use Permit process, the Zoning Administrator or the Planning Commission may allow encroachments into required setbacks when no practicable alternative exists and the proposed design minimizes both physical and visual disturbance.

Findings shall be supported by site- specific analysis, including (as applicable) a geotechnical report, erosion and sediment control plan, and visual analysis . . § 9149.8.PARKING ...

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A. For all trailheads and recreation areas the parking requirements shall be one space per ten D (10) average daily visitors. The required number of parking spaces may be adjusted by the

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Community Development Director through a Determination of Appropriate Use, based on anticipated patterns of use, including but not limited to similar regional facilities; bicycle or pedestrian access requirements; equestrian facilities; educational or group programming; seasonal or event-based usage; proximity to public transit or urbanized areas.

B. Parking surfaces shall be permeable and screened with vegetation, where feasible.

C. No overnight public parking is allowed unless allowed by an issued Special Event or Use Permit.

D. Other Uses: All other uses are subject to the provisions contained in Article 17 of this Chapter . . § 9149.9.ADDITIONAL.REqUIREMENTS ..

A. Resource Protection: Grading or vegetation removal shall only be permitted with approval from the Community Development Director or Public Works Director on an emergency basis when not part of an approved conservation, fuel management or habitat restoration plan.

B. Lighting: Artificial lighting in the Recreation District shall be minimized to the extent feasible and designed to reduce glare, skyglow, and light trespass onto adjacent properties, public rights-of-way, and sensitive environmental areas. Light fixtures shall utilize shielding and downward directionality. Lighting should generally be consistent with the International DarkSky Association's (IDA) guidelines for outdoor lighting to minimize light pollution. Exceptions for the illumination of active outdoor sports facilities, trails, or public safety functions are allowed, provided the lighting is designed to minimize off-site light spillover and glare.

C. Fencing: For Allowed uses, the use of fencing in the Recreation Zoning District is generally discouraged. Any fencing installed must be wildlife-friendly or implemented to maintain public safety. Fences are prohibited if they would impede wildlife movement within a designated wildlife or habitat corridor, as determined by the City based on substantial evidence.

D. Parking Lot & Recreation Area Landscaping: Landscape plantings in the Recreation District must be native and drought-tolerant species. Parking and recreation surfacing shall be permeable except where infeasible for compliance with the Americans with Disabilities Act or to provide emergency access.

E. Requirements for Special Events: Events in the Recreation District must be consistent with the purpose of the zoning district set forth in this Article and shall not significantly degrade natural resources or impair public enjoyment of the area. All events require prior approval through a Use Permit.
.§.9149.10 DETERMINATION.OF APPROPRIATE.USE .....

Whenever a use is not listed in this Article as a used allowed by right or a use subject to a Use Permit in the REC Zoning District, the Community Development Director shall determine whether the use is appropriate for the Zoning District, either as of right or subject to a Use Permit. In making this determination, the Community Development Director shall find as follows:

A. That the use would not be incompatible with other existing or allowed uses in the REC Zoning District.

to the area in which the use would be located.

B. That the use would not be detrimental to the continuing preservation of resources or access D C. That the use involves a similar scale and impact to uses that are designated allowed uses in this Article.

D. That the use is consistent with the purpose and intent of the Recreation Zoning District, including the protection of natural resources, scenic values, and the long-term preservation of open space for public or ecological benefit.

E. In the case of determining that a use not listed in this Article as an allowed or permitted use could be established with the securing of a Use Permit, the Community Development Director shall find that the proposed use is similar in nature and intensity to the uses listed as permitted uses. All determinations of the Community Development Director regarding whether a use can be allowed or permitted in the Recreation Zoning District shall be final unless a written appeal to the City Council, stating the reasons for the appeal, and the appeal fee, if any, established from time to time by City Council resolution, is filed with the City Clerk within ten (10) days of the date the decision was made. Appeals may be filed by an applicant or any interested party. The City Council shall conduct a duly noticed public hearing on the appeal in accordance with the applicable procedures as set forth in this Chapter. At the close of the public hearing, the City Council may affirm, reverse, revise or modify the appealed decision of the Community Development Director. All City Council decisions on appeals of the Director's actions are final for the City.

SECTION THREE.

Article 18 of Division 9, Chapter 2 of the Ukiah City Code, entitled "DOWNTOWN ZONING CODE" is hereby amended to read as follows (unchanged text is omitted and is shown by "* * *"):
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§ 9222.1 APPLICABILITY
The regulations in section 9222 of this code, including the Zoning Map, apply to all proposed development within the boundaries of this code shown on the Zoning Map. No grading or building permit shall be issued and no discretionary entitlement shall be approved unless the proposed construction and land uses comply with this article.
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B. Special Designations: The Zoning Map (Figure 1 ), Circulation Map (Figure 8), and Special Designations Map (Figure 9) establish the following designations. The symbol for each designation is identified on the specific map.

1. Civic Space: Civic spaces are outdoor areas dedicated for public use. Civic spaces are defined by the relationship among certain physical elements, such as their intended use, size, landscaping, and buildings along the frontage line. Several types of civic spaces are described in Table 2: Civic Spaces, and shown in Figure 1 (Zoning Map). This code includes both existing civic spaces and the potential for the creation of new civic spaces as described below:

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* * *
b. Preferred (CP): Prof.o1"0d swio spaGea \•,Uhin tAe distriGt are 6R011i.•A OR U:io Zeni.RQ Maf,=l. The all0¥~ed 1:1ees of tl-10 parcels •with tile CP designation ai:o,,dotorA1ined bf tho zoRing af tho property (GU, UC, DC). The purpose of the CP designation is lo fdORtif,, ,ho pFOfOFfOEI loGation of AOfN oi\•is s,aGe ~thin the bo1:1ndaries of this--oode and to pro•.iide specific r:eoommendatioos for tl:ie felk~Y,ffflt prefeFfeEI ei¥10 spaees.[RESERVEDJ
f4tQ&f)& r&a: +~fS f:)F&f.e~~o spaoo J)feYide&-a&soss to tho hisioFie-depot a Ad the rail4rai oorrioo . e-ar-ea GY-rt&RU'f iooliade~a~Ag-the--P~ins Street frontage. The parools in ttH& area are u~oped--aAEl larfle enough t&aocommodate-lar..ge ei1.t1&1.1&&&~paoo,s. /t.n~ttff~ €£et.1et99mem-sMtl mainiaiAsaGGess ki U\e rail tiaikeri:iEtor an~-uFe-dewloiaFAeAt sh01:1IEI 1;,1Uliae aFGRiteeCut:e ~hal is G&ffipaU~le wHl=I U:ie historio-4ef)ot, ~rovide adeqwa·h; [email protected] oonneGtiOR&--to U'.\fl rail trail ai:.ul dep9t, af+d-e)(pand-1:1:te &WFF&At ~aa:a~i:eai- (2) Gibson Creek Corridof: Ne•.-: oi•+'iG spaoes and the eAl:taRGemeRt ei e:11:isting apaoes eneompassing G•beon Croek, inGllusbng Gurrendy GO\'Ofed segmeRtB, are r.esom~onded olomoflts ef tt:i.s oode. Use and de•JelopmeA1: of parGets that abYt Gibson Creek within ttle boYndaries of lffis. oeae are deteFmiAed 13y Y=le HRiFI~ ef tl=le ,-arsel as eltlO".vn on the Zoning Map. Any futYFe de!t.'elepmeRt-al=lall-GeRsider eayli!Jf:lting, re establisl:ling and pro•.••ding pubtiG aoseas te-d:le~feek ooutEl-e~F tFaRli-Rffl te #:le City as•~ ffl&i-t60') Fi§!ht ef-way for the fit:twFe daylighting, rester'8tien ~FalieR-ef a pY91!iely aesessible sreek sorF1dor~n a looat:ion appro1dR1ately as sl:lown on tl:-le Cirnulation Map.
(~st ~sli&-GtcFee~ o ~ilfood Rig,l;lt of lAJa~ { RailFOad-OepotProperty): The aroo-ee~ tiy Leslie Swee , -treet and tRe--railr-eaa--4Fa~~'Jel91M4 pafGel&-wt.uG~¥We-a1H )9~~ f,ef+lar-g&-Gi~~~Fm -1-a~le-eHmfmpiHMG, buiklings. Ar:iy. su a~ de•,ele~me At shouki inoludo Gi¥io epaoe a& d eseribe~ i11 Tab•e 2 aRd as alhi11Jed in +able 3, tt:.e sonliAYation 9f .-tospita~ OriMo inio U:io si,e pFO'.<idee an Of;)portoni~ fo~ a tem:iiRate!il ¥isla as sl:lei.¥R on ~he SpeGial DeslgAatioAs Map (F'.,gYFO 9}. Tl:\o allm.vod 1:1'606 and development standa1ds are determined by the zoning of the propei=l;t, ***
§ 9229.1 RaQYIRag RIP."t.RIAN TR&&&[RESERVED]
Tatilte .2e: ~eE11:1ir:od ~ipaHan Ti:ees. identifies the tf08 speoies raquirod te be plan4ed in FipariaA aroas. There is no altofflate ir-ee list for riparian areas. In erElef lo p~At a tree speGies U=iat is Rot ifleh,1d0Ei in Table ~ij. Planning Gomf'Ais·sion approval et a major e*oefi)tion is requiFed. ~ fi :eepl-iOA i;i:ei.<i&vi1-aAd Con&ider-ati-a : • ~aes~n 61(-0eplia~ be-feviewed by the ~Ai Depar:tmeAt, Poolie \11/oo(s Departmen . M-tne-e leetfi&-Yttlff'li,);-' 1;;,10eiep~a:1RR_ :i-eR~ -fi-8 ~oepUon applisaUon st::iail indude4f:le teHo:wiA9 in,eJmatioR tA additioA tot-=ie iRf.ei:matia-A req~ired by Table 2Q.
1, Why spooies ifOA1 the requireEI tr:eo list oaFmot be plaAted;

2. VIJhy the alternath.~ apesies proJ3osed is a prefeFr-ed and appropiiate-sutistit1;de;- and

3. Qther info,malioR as determiRed by the desiSfen making body or re1.•+e,.•.qng departments.

l=able 21: R9E1~iF8d RipaRaR + Fee& - CemmeR
Nafffe At,1eFage At,1eFage E¥ergFeen - SGie,r##iG Height SpFead &F greYght Nati¥e CaRepy beGatien MedifiGatien NaRM {feet} {feet} geGidY8YS :S:eleranGe (¥esJNe} ~ ReqYiFemeRt te StaRdaFd -
Arroyo Willow 2&--ft-: ~ Deciduous Ne ¥es Ro1:md Gibson Maje,:

Sa/Hf Gfeek Exception
la&JelepJ&
Big Leaf &G4. ~ Deciduous Moderate ¥es Spreading Gibson Majef ~ with deep Gfeek Exception
A6eF 68ft
FRB6r:GpR}4JUl?I
Buckeye ~ ~ Deciduous ¥es ¥es Rmmd Gibson Majef
Ae&sut-fu& Gfeek EMception
Ga,WG,"RJGa
GalifeFnia Bay 30-4- JO...ft.: E'.'eFgreen ¥es ¥es ~ Gibson Majef ldFRee#uta,".ia, Gfeek Exception
sa!ifemtsa
Galifemia 00-ft... ~ Deciauous ¥es ¥es Spreading Gibson Majef Black Walnut Gfeek Exco,ation
DIH!f}BR&
68UfefRJ6a
~
Red VVillo>N 30-ft.. ~ Deciduous Ne ¥es Rouna Gibson MajGF ~ Gfeek Exception
taeYif}Bta
¥alley Gak -10-ft,. ~ Deciduous ¥es ¥es Spreading Gibson MajGF Querou& Gfeek Exception
le9ala
White Alder ~ 4Q...fb Deciduous Ne ¥es Fastigiate GibSOA MajGF AIRfJ6 Gfeek Exce,ation
,"ROFR eifeleia
* * *
§ 9229.6 USE OF AL TERNA TE TREE SPECIES
Tables 22 and 25 provide alternative tree species for planting as street trees and parking lot trees.

Use of a species from these tables requires written approval from the decision making body for the project (e.g., Planning Director, Zoning Administrator, Planning Commission) as determined by section 9231 of this code, Administration and Procedures. Trees from the Alternate Tree Table may be considered for planting when locational constraints or other project-specific issues make a tree from the Required Tree Table unsuitable for planting. The species included in Tables 21 and 24 were selected based on their ability to tolerate various site constraints, such as limited overhead or root space.

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Table 20: Landmark Trees on Private Property (1)

NUMBER MODIFICATION

COMMON NAME OF TO STANDARD
SCIENTIFIC NAME LOCATION TREES (2)
Valley Oak 225 East Perkins Street 9 Major Exception
°'1!8PMJ& lebala
Goast Rea1,¥ooa ~ 10 East Peff(ff:l&-Se--eet 4 Major Exception ~eff Heia sem(3e,P!fr:eRs
Goast Rea1,1,1ooa Perkins Street at Pear +rae 44 Majof-&oeption ~effHeia sem(3e,0 1i,-ceRs Genter
Leeanon Geaar Perkins Street at Pear Tree i Major EMception ~ t-eaRi GeAtef
Dawn Redwood North School Street at West 2 Major Exception Metasequoia glyptosroboides Standley
Cork Oak 107 Oak Street at the 1 Major Exception
Quercus suber Saturday Afternoon Club
Coast Redwood 107 Oak Street at the 2 Major Exception
Sequoia sempervirens Saturday Afternoon Club
I Coast Redwood 108 Oak Street 1 Major Exception
Sequoia sempervirens
Coast Redwood 265 Clay Street 2 Major Exception
Sequoia sempervirens
Goes~ ReaweoEl 220 Mason Street 1 Major ISKGeJ)lien
~9€f H9~a 89fR(39AAFeR8
Valley Oak 320 Main Street 1 Major Exception
Quercus lobata
Valley Oak 324 Main Street 2 Major Exception
Quercus lobata
Coast Redwood 216 West Henry Street at 6 Major Exception Sequoia sempervirens Foundation for Medical Care
Coast Redwood 400 Block North School 1 Major Exception
Sequoia sempervirens Street- east side in parking
lot
Canyon Live Oak 400 Block North School 1 Major Exception Quercus chrysolepis Street- east side in parking
lot
Valley Oak 400 Block North School 2 Major Exception
Quercus Jobata Street - east side in parking
L lot

Table 20: Landmark Trees on Private Property (1)

NUMBER MODIFICATION

COMMON NAME OF TO STANDARD
SCIENTIFIC NAME LOCATION TREES (2)
Interior Live Oak 400 Block North School 2 Major Exception Quercus wislizanli Street - east side in parking
lot
Coast Red,..,•ood ~ gg Blosk oi ~JoFloA StFeet 4 MajoF EMGeptioA S9ff !JOJa 69FR~9P,ci,-:eR6
Oak North State Street in front of 1 Major Exception
Quercus the courthouse
Southern Magnolia North State Street in front of 2 Major Exception Magnolia grandiflora the courthouse
Tulip Magnolia North State Street southeast 2 Major Exception Magnolia soulangiana corner in front of the
courthouse
Dawn Redwood Corner of Standley and 2 Major Exception
Metasequoia glyptosroboides School Streets in front of the courthouse
Willei.•.is (AUFAeF0US i.iaFieties SaU1f), GiesoA CFeek soFFidoF ~oFA - MajoF EMsoptioA sot-tonwooas, blask walnut, live oak, Perkins Street to Leslie

1.ialle~ oak SYeet

1. See also Table 19: Protected Trees.

2. See section 9231 of this code, Administration and Procedures. § 9229. 7 REQUIRED STREET TREES
Table 21: Required Street Trees for Primary Streets, identifies the tree species that are required to be planted on specific primary streets. Considerations for selection of the species to be planted include site constraints, such as root confinement, overhead wires, canopies, and other street trees in the area. The intent is to create a unifying theme consistent with the street tree design principles included in section 9229.5 of this code by limiting the number of tree species, thereby creating a distinct identity for each primary street included in Table 21. As noted in Table 21, for most streets there is one tree identified to be used at intersections and opportunities to select from several species for planting within the block.

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Table 21: Required Street Trees for Primary Streets
Suitable For
Roots Canopy Location
Common Averag Averag Evergree and and Requirements
Name e e nor Native Confine Confine I Modlflcatlo
Scientific Height Spread Deciduou Drought (Yes/No Canopy d Overhea d Characteristic n to Name (feet) (feet) s Tolerant ) Type Spaces d Wires Spaces s Standard Main Street
Chinese 40 ft. 40 ft. Deciduous Yes No Round Moderat No No Supplement Minor Pistache e existing only at Exception
Pistacia intersection of (1 )(2)
Chinesis Perkins Street
and State
Street
Holly Oak 35 ft. 35 ft. Evergreen Yes No Round Moderat Yes Moderat Use at all Minor Quercus e e intersections Exception
ilex (1 )(2)
Red Oak 70 ft. 50 ft. Deciduous Yes No Spreadin No No No Slow growth, Minor Quercus g attractive Exception
rubra shade tree (1 )(2)
Valley Oak 70 ft. 50 ft. Deciduous Moderat Yes Round No No No At library Minor Quercus ewith parking lot and; Exception
lobata deep soil pocket park (1 )(2)
aRa GiesaR
~
Perkins Street Entry Gateway - From 0FGhaFd Main Street to School Street Black Oak 50 ft. 40 ft. Deciduous Yes Yes Round Moderat No No Predominant Minor Quercus e street tree for Exception
kelloggii Perkins Street. (1 )(2)

Table 21: Required Street Trees for Primary Streets
Suitable For
Roots Canopy Location
Common Averag Averag Evergree and and Requirements
Name e e nor Native Confine Confine I Modificatio
Scientific Height Spread Deciduou Drought (Yes/No Canopy d Overhea d Characteristic n to Name (feet) (feet) s Tolerant) Type Spaces d Wires Spaces s Standard Native oak
species
Holly Oak 35 ft. 35 ft. Evergreen Yes No Round Moderat Yes Moderat Moderate Minor Quercus e e growth rate, to Exception
ilex complement (1)(2)
existing
Dwarf 25 ft. 15 ft. Evergreen Moderat No Fastigiat Yes Yes Yes At intersection Minor Southern e e of Perkins Exception
Magnolia Street and (1 )(2)
Magnolia State Street
grandinora
'Little
Gem'
School Street
Chinese 40 ft. 40 ft. Deciduous Yes No Round Moderat No No The only Minor Pistache e species to be Exception
Pistacia used on (1 )(2)
Chinesis School Street
State Street
Interior 35 ft. 40 ft. Evergreen Yes Yes Round Yes No No Use at Minor Live Oak intersections Exception
Quercus when adequate (1)(2)
wislizanii space at bulb
outs

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Table 21: Required Street Trees for Primary Streets
Suitable For
Roots Canopy Location
Common Averag Averag Evergree and and Requirements
Name e e nor Native Confine Confine I Modificatio
Scientific Height Spread Deciduou Drought (Yes/No Canopy d Overhea d Characteristic n to Name (feet) (feet) s Tolerant) Type Spaces d Wires Spaces s Standard London 60 ft. 40 ft. Deciduous Yes No Broadly Moderat No No Predominant Minor Sycamore Pyramida e street tree for Exception
Plantanus I State Street. (1 )(2)
acerfolia Well suited to
'Bloodgoo local conditions
d'

1. Zoning Administrator approval of a minor exception is required to use a tree species from Table 22: Alternate Street Trees for Primary Streets.

2. Planning Commission approval of a major exception is required to use a tree species that is not from Table 22: Alternate Street Trees for Primary Streets.
§ 9229.8 AL TERNA TE STREET TREES FOR PRIMARY STREETS
Table 22 identifies the tree species that may be used as a substitute for the species required by Table 21. For most streets included in Table 22 there is one tree identified to be used at intersections and opportunities to select from several species for planting within the block. Use of a tree from Table 22 requires Zoning Administrator approval of a minor exception. In order to plant a tree species that is not included in Table 21 or Table 22, Planning Commission approval of a major exception is required. ***

Table 22: Alternate Street Trees for Primary Streets
Suitable For
Avera Roots Canop
Common Avera ge Evergre Droug and y and
Name ge Sprea en or ht Native Confin Overhe Confin Locational Modificati Scientific Height d Deciduo Tolera (Yes/N Canopy ed ad ed Requirements/Character on to Name (feet) (feet) us nt o) Type Spaces Wires Spaces istics Standard Main Street
Fastigiate 45 ft. 15 ft. Deciduou Modera No Fastigia Yes No Yes Fast upright growth for Major English s te te limited canopy locations Exception
Oak
Quercus
robur
'Fastigiata'
European 50 ft. 30 ft. Deciduou Modera No Oval Yes No Yes Fast growth. Needs water Major Hornbeam s te when young Exception
Carpinus
betulus
'Fastigiata'
Fruitless 25 ft. 20 ft. Evergree Yes No Round Yes Yes Yes Use at intersections Major Olive n Exception
Olea
europea
'Swan Hill'
Perkins Street Entry Gateway - From Orshard Main Street to School Street London 60 ft. 40 ft. Deciduou Yes No Broadly Modera No No Well suited to urban site Major Plane s pyramid te conditions, better choice Exception
Plantanus al for water retentive soils
acerfolia

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Table 22: Alternate Street Trees for Primary Streets
Suitable For
Avera Roots Canop
Common Avera ge Evergre Droug and y and
Name ge Sprea en or ht Native Confin Overhe Confin Locational Modificati Scientific Height d Deciduo Tolera (Yes/N Canopy ed ad ed Requirements/Character on to Name (feet) (feet) us nt 0) Type Spaces Wires Spaces istics Standard 'Bloodgood
'
Redbud 20 ft. 20 ft. Deciduou Yes No Vase Yes Yes Yes Suitable under utility lines, Major Cerc;s s spring blooms Exception
ren;form;s
'Oklahoma'
Washingto 25 ft. 20 ft. Deciduou Madera No Vase Yes Yes Yes Suitable under utility lines, Major n s te spring blooms/fall color Exception
Hawthorne
Crataegus
phaenopyr
um
State Street
Flowering 40 ft. 30 ft. Deciduou Madera No Pyramid Yes No Yes Alternate to P/atanus in Major Pear s te al restrictive locations Exception
Pyrus
calleryana
'Aristocrat'
Grecian 30 ft. 25 ft. Evergree Yes No Pyramid Yes Yes Yes Use at intersections for Major Laurel n al limited canopy locations Exception
Laurus
nobilis
School Street - There Are No Alternate Street Trees for School Street

§ 9229.9 REQUIRED STREET TREES FOR NONPRIMARY STREETS
Table 23 identifies the required tree species for all streets not included in Table 21. There are no alternate trees for nonprimary streets due to the wide variety of species included in Table 23. Requests to use a species not included in Table 23 require Planning Commission approval of a major exception. The exception application shall include the items required by subsections 9229.SA 1 through 9229.8A4 of this code and Table 29.

Table 23: Required Street Trees for Nonprimary Streets
Suitable For
Roots Canopy Locational
Common Averag Averag Evergree and and Requirements
Name e e nor Native Confine Confine I Modificatio
Scientific Height Spread Deciduou Drought (Yes/No Canopy d Overhea d Characteristic n to Name (feet) (feet) s Tolerant) Type Spaces d Wires Spaces s Standard Chinese 40 ft. 40 ft. Deciduous Yes No Round Moderat No No Supplement Major Pistache e existing only at Exception
Pistacia intersection of
Chinesis Perkins Street
and State
Street
Dwarf 25 ft. 15 ft. Evergreen Moderat No Fastigiat Yes Yes Yes At intersection Major Southern e e of Perkins Exception
Magnolia Street and
Magnolia State Street
grand;floria
'Little Gem'
European 50 ft. 30 ft. Deciduous Moderat No Oval Yes No Yes Fast growth, Major Hornbeam e needs water Exception
Carpinus when young
betu/us
'Fastigiata'

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Table 23: Required Street Trees for Nonprimary Streets
Suitable For
Roots Canopy Locational
Common Averag Averag Evergree and and Requirements
Name e e nor Native Confine Confine I Modificatio
Scientific Height Spread Deciduou Drought (Yes/No Canopy d Overhea d Characteristic n to Name (feet) (feet) s Tolerant} Type Spaces dWires Spaces s Standard Flowering 40 ft. 30 ft. Deciduous Moderat No Pyramida Yes No Yes Alternate Major Pear e I to Plantanus in Exception
Pyrus restrictive
calleryana locations
'Aristocrat'
Fruitless 25 ft. 20 ft. Evergreen Yes No Round Yes Yes Yes Use at Major Olive intersections Exception
Olea
europea
'Swan Hill'
Grecian 30 ft. 25 ft. Evergreen Yes No Pyramida Yes Yes Yes Use at Major Laurel I intersections Exception
Laurus or limited
nobilis canopy
locations
London 60 ft. 40 ft. Deciduous Yes No Broadly Moderat No No Well suited to Major Plane pyramida e urban site Exception
Plantanus I conditions,
acertolia better choice
'Bloodgood' for water
retentive soils
Oak, Black 50 ft. 40 ft. Deciduous Yes Yes Round Moderat No No Predominant Major Quercus e street tree for Exception
kel/oggii Perkins Street.

Native oak
species

Table 23: Required Street Trees for Nonprimary Streets
Suitable For
Roots Canopy Locational
Common Averag Averag Evergree and and Requirements
Name e e nor Native Confine Confine I Modificatio
Scientific Height Spread Deciduou Drought (Yes/No Canopy d Overhea d Characteristic n to Name (feet) (feet) s Tolerant) Type Spaces d Wires Spaces s Standard Oak, English 45 ft. 15 ft. Deciduous Moderat No Fastigiat Yes No Yes Fast upright Major Fastigiate e e growth for Exception
Quercus limited canopy
robur locations
'Fastigiata'
Oak, Holly 35 ft. 35 ft. Evergreen Yes No Round Moderat Yes Moderat Use at all Major Quercus ilex e e intersections Exception
Oak, Interior 35 ft. 40 ft. Evergreen Yes Yes Round Yes No No Use at Major Live intersections Exception
Quercus when
wislizanii adequate
space at bulb
outs
Oak, Red 70 ft. 50 ft. Deciduous Yes No Spreadin No No No Slow growth, Major Quercus g attractive Exception
rubra shade tree
Oak, Valley 70 ft. 50 ft. Deciduous Moderat Yes Round No No No At library Major Quercus ewith parking lot Exception
lobata deep and. pocket
soil park aRG
Gil:lseR (;Feek
Redbud 20 ft. 20 ft. Deciduous Yes No Vase Yes Yes Yes Suitable under Major Cercis utility lines, Exception
renifom,is spring blooms
'Oklahoma'

)

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Table 23: Required Street Trees for Nonprimary Streets
Suitable For
Roots Canopy Locational
Common Averag Averag Evergree and and Requirements
Name e e nor Native Confine Confine I Modificatio
Scientific Height Spread Deciduou Drought (Yes/No Canopy d Overhea d Characteristic n to Name (feet) (feet) s Tolerant) Type Spaces d Wires Spaces s Standard Washington 25 ft. 20 ft. Deciduous Moderat No Vase Yes Yes Yes Suitable under Major Hawthorne e utility lines, Exception
Crataegus spring
phaenopyru blooms/fall
m color

***
§ 9230.4 PRIMARY STREETS
AU existing streets within the boundaries of this code are considered primary streets except the f6'10wi™.f, Oak Street from Clay Street to Henry Street aRd Standley Street ffem Main Street te Mason Street. Primary streets shall be held to the highest standards of this code in support of pedestrian activities.
§ 9230.5 STREETS
C. Street Extensions: The purpose of the street extensions is to extend throughout the boundaries of this code the grid pattern of smaller walkable blocks that currently exists in the downtown, comply with block perimeter standards included in Table 4: Site Development Standards, comply with the circulation and other requirements of this code, and to implement the purpose of this code included in section 9220 of this code.

1. Required Street Extensions: This code includes the required extensions of existing streets identified below. Compliance with block perimeter and other requirements of this code will be determined through the development review process.
a. Glay-St : (;~tr-ee !eAdeHGte&&-Ul+faik-Oad ,rMk& lo oonneGt to Leslie Street.

TI=ie exteASion of Clay Siree ~e--,.ail,:.e.ad traoks requires apJ>roval of the Public D
Wltie:s Cofftmi&640R~PUq. Jkhe PUC doe& not apprm:e tRe Grossing of the railroad D tr:aGke;-Clay €,veet wa1;1 k1 inGlode two (2) separate &et:JmeAt-e,: ( 1 J M aiFI street te the Faili:ea~ Fig~t Of 11.•ay •Nhioh is an ex1stiRg stfeet that •.•,muld be impfoved to ino,ude i,t.r+ee, sidewalks, street trees, and bike lanes, and (2) an e~onsion from the ea&kie,e,..ef..#le railroad right 01-v.•ay to connect with Leslie e~ot and align wi'lh Peaoh StFeet ,e cr€13t& a four (4) wa•,• tR4e~oGIJoA.(RESERVED)
b-,- Hospital Drive: Hos~itai-f)r~~eAded to tt:i& e><teAeioi:i ol Glay Street. The looatfon arid oe&igA of the o)Et.eA&ion of Hospi'8:I Dri\ie s~all lake into consideration the ~eeer¥atioR a Ad onhaAoomont of Gibson Greek,

2. Recommended Street Extension: This code includes the following recommended extensions of existing streets:
a. Church Street: Church Street extended from Main Street terminating at the railroad right-of-way. This street extension is recommended if the parcels across which Church Street would be extended are assembled and redeveloped. In order to comply with the minimum block perimeter standards, some form of circulation improvement may be required as part of a development proposal. Compliance with the block perimeter requirement shall be determined as part of the project review process. b. Stephenson Street: Stephenson Street extended from Main Street terminating at the railroad right-of-way. This street extension is recommended if the parcels across which Stephenson Street would be extended are assembled and redeveloped. In order to comply with the minimum block perimeter standards, some form of circulation improvement may be required as part of a development proposal. Compliance with

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the block perimeter requirement shall be determined as part of the project review process.
***
§ 9230.7 PEDESTRIAN/BIKE PATHS
Figure 8: Circulation Map, identifies the location of required and recommended pedestrian/bike paths.

A Required Paths:

1. Gi&&e~ ~~-&~~~ F-RE!-fE3-el:tweEH:fi~4&&trian J)Q~ hall be GOfls~rl:IOle~ as a c;aJtraA& Glass I patfl.[RESERVED]
b- ~ flt:ea€1-G-&ffi810F.-+fl4s-J-EIQUi~iki!J.~ R-9Qti · t.al~ e GOA&m.t&tee--as 3 Galb"&RS Class I path.
~ ~f :rree GeRter: One aesigAaleEI and ded.cate·d pedestriaRlbi~ exteRaing from t=loF-kiAs ~UFoot into-t~e Pear Troe Sfrlopping Genter as shoWR on Fi91;ne 8, The losaUon-ot:iown iR figl,,lre 8 is ap9{~imate and e'+'ery effort shot:ild ee R=iade to i;,roi.•ide this aosess as part of a development appli:oaHon in the general area shown on tho CiFGulation Map. Tf:le required path shall be oonstruGted to the standards of a GallfaR& Glass I path.
§ 9230.8 GIBSON CReeK[RESERVED]
Giooon Ci:eek-4s-l~i~ ~ r4e&4-tR~~~r-ia~
t:\a~tat-tl-laH\:IPPG~&-a-wu,k;~t-in&eo,s, amphibiao , . r:.d-&Aimat&-aod S8f\{6s as a water ~:ff'G'~Re-..fRt-~iu-Qfl--oome· Of-.fof 'Mildlife. N&N road or br-idge ceR&~GtiOR sllould be desigA~ balanse •.retii&ula~~f.ia~ ulatien wi~h ti:.o GommuAity'e de6iro to~hanoe anEI ,:neser.,e th;e sreek aru;I ds FipahaR aRd aqwatis habitat and asseGiated vJiSdlife. WwN dei.ielopmeR4 adjaGent to the G,<:eek shall decUGate right Gf...¥.•ay or pro'.<ide an acG866 easement of sufficior:it wio,~ to alloY.' for adequate maintenanee of ihe. sreek.

SECTION FOUR.

1. Publication: Within fifteen (15) days after its adoption, this Ordinance shall be published once in a newspaper of general circulation in the City of Ukiah. In lieu of publishing the full text of the Ordinance, the City may publish a summary of the Ordinance once 5 days prior to its adoption and again within fifteen (15) days after its adoption.

2. Effective Date: The ordinance shall become effective thirty (30) days after its adoption.

3. Severability: If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance, or its application to any person or circumstance, is for any reason held to be invalid or unenforceable, such invalidity or unenforceability shall not affect the validity or

enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, o clauses or phrases of this Ordinance, or its application to any other person or circumstance.

The City Council of the City of Ukiah hereby declares that it would have adopted each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact that any one or more other sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable.

Introduced by title only on , 2026, by the following roll call vote: AYES:

NOES:

ABSENT:

ABSTAIN:

Adopted on , 2026, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Susan Sher, Mayor
ATTEST:

Kristine Lawler, CMG/City Clerk
0

EXHIBIT B
I
L

l ~ Qt,,o( L/ho.li
. ' ' Existing Downtown Zoning Code
Legend
Roads
Q Exl5tlng DZC Boundary -
Cl • COmm\lllitY
CoorneKial
- C2 • Heavy Commeroal
~,r
M_,_
.......... \ ....
- oc. Downtown COrv
==:] GU· General 1kban
- UC-lkbanCt!!1t...-
THIS MAP AN O DATA ARE PROVI DED WITHOUT WARRAN1Y OF ANY KIND.

DO NOT USE TO 0£TERMINE LEGAL PROPERTY BOONOARJES.

.4.t .. 1111,w ...... vuw, ........ v
--- -- - -

(Strike through;
see next page
for final map)
r
Proposed Downtown Zoning Code
Legend
Proposed OZC Zoning
-
Cl -Commumy
Commercial
- C2 • Heavy Commen:,al CJ UC· Utb:wl Center
- DC· Oown\OIO,, On CJ PF • Public f3cility
Cl GU. General Ulb:an
\
\ \ ..... ___ ___. • I \ ~ i ~
F
-
RECIPF • Recre;,1ion/
Nllicfacolity
R«>d$
00 NOT USE TO DElBW»E LEGIII.BOUNOARIES. NOWARll,,\NTV, EXPREsset>OR IMl'UEO, IS MACE REGAROINGACCURAC'( ADEOIJACV COMPLETEIESS. LEGALITI. RELIA!IIIITY. OR USEFULNESS OF "IMIS H'ORMATION.

-- - 960
--- Feet -
D Uki3h Assessor Parcels
r-=- ~ozc
1

~ Cll)'-,:Uliah Proposed Downtown Zoning Code Map
Proposed Zoning
-
C1 - Community
Commercial
- CZ - Heavy Commercial
- DC • Downtown Core
D GU • General Urban
D UC - Urban Center
D PF • Public Faci ity
- REC/PF - Recreation/
Public Facility
Roads
D Ukiah Assessor Parcels
- - I Proposed DZC
•-- Boundary
00 NOT USE TO DETERMINE LEGAL BOUNDARIES. NO WARRANTY. EXPRESSED OR IMPLIED S WIDE REGI\RDING ACCURACY. ADEOUACY COMPLETENESS LEGALITY. RELIABILITY. OR USEFULNESS Of TH S INFORMATION.

960
Feet
MAP UPDATED JUNE 2026 --- -- - -

r 1

~ Ory.y-V,aah Proposed Alternative Downtown Zoning Code Proposed Alternative
Zone Class
~~
- c~ - tteavy COIMICfOOI C vc - vrt>on Center
•oc-eow-c- C PF-PullltcF.xlily
c::::J GU - Genetel Vrtlon
'
\ \
: '"".-----1
' .
' ' '
-
REC/PF • RecreollOnl
Public Fl>CM)'
- . '
' '
D Uk•IIII-P.v«ls
••P,-c!OZC .. _ Bounilary Allem.>llve
DO NOT USE TO OETERMIIE LEGAL BOUNDARIES. NO WARRANTY. EXPRESSED OR IMP\.IEO. tS MADE REGAROINGACCURACY ADEOVACY COMPLETENESS LEGALITY RB.WIIUTY. OR VSffU.NESS Of llilS INfO!WATION.

r---L-□ \
~ I
'~1
- ~
7 l __\
I
I
-- - 960
--- Feet -

EXHIBIT C
I
L

PROJECT PARCEL LIST
Chanaes bv Parcel D
ZONE CHANGE: Urban Center (UC) to Community Commercial (C-1) GENERAL PLAN CHANGE: Downtown Core (DC) to Community Commercial {CC) APN SITUS ADDRESS Ac. Existing Proposed Existing Proposed Airport Zoning Zoning GP 2040 GP 2040 Compatibility Zone
00220032 NONE 0.04 UC Cl DC cc 6
00220034 NONE 0.1 UC Cl DC cc 6
00219353 NONE 0.34 UC Cl DC cc 6
00224205 543 E PERKINS ST 0.14 UC Cl DC cc 6
00224204 529 E PERKINS ST 0.14 UC Cl DC cc 6
00220040 115 N ORCHARD AVE 0.81 UC Cl DC cc 6
00224202 505 E PERKINS ST 0.17 UC Cl DC cc 6
00220036 410 E PERKINS ST 0.7 UC Cl DC cc 6
00220035 402 E PERKINS ST 0.69 UC Cl DC cc 6
00224206 557 E PERKINS ST 0.14 UC Cl DC cc 6 D
00224207 571 E PERKINS ST 0.24 UC Cl DC cc 6
00224203 515 E PERKINS ST 0.14 UC Cl DC cc 6
00224701 605 E PERKINS ST 0.69 UC Cl DC cc 6
00220038 596 E PERKINS ST 0.45 UC Cl DC cc 6
00224217 585 E PERKINS ST 0.33 UC Cl DC cc 6
00219345 404 E PERKINS ST 1.03 UC Cl DC cc 6
00219315 400 E PERKINS ST 0.75 UC Cl DC cc 6
00219354 135 HOSPITAL DR 0.22 UC Cl DC cc 6
00219352 NONE 0.23 UC Cl DC cc 6
00219355 320 E PERKINS ST 0.27 UC Cl DC cc 6
00219314 326 E PERKINS ST 0.2 UC Cl DC cc 6
00219321 308 E PERKINS ST 1.26 UC Cl DC cc 6
00220043 534 E PERKINS ST 0.86 UC Cl DC cc 6
00220044 534 E PERKINS ST 0.08 UC Cl cc cc 6
00220044 534 E PERKINS ST 0.1 UC Cl cc cc 6
00223215 309 E PERKINS ST 2.15 UC Cl DC cc 6 D

I ZONE CHANGE: Urban Center (UC) to Heavy Commercial (C·2) GENERAL PLAN CHANGE: Downtown Core (DC) to Community Commercial (CC) APN SITUS ADDRESS Acreage Existing Proposed Existing Proposed Airport Zoning Zoning GP 2040 GP 2040 Compatibility Zone
00219312 185 MASON ST 0.12 UC C2 DC cc 6
00219317 169 MASON ST 0.98 UC C2 DC cc 6
ZONE CHANGE: General Urban ( J) to Community Commercial (C·l} GENERAL PLAN CHANGE: Downtown Core (DC) to Community Commercial (CC) APN SITUS ADDRESS Acreage Existing Proposed Existing Proposed Airport Zoning Zoning GP 2040 GP 2040 Compatibility Zone
00224101 401 E PERKINS ST 0.09 GU Cl DC cc 6
00224107 495 E PERKINS ST 0.34 GU Cl DC cc 6
00224103 407 E PERKINS ST 0.49 GU Cl DC cc 6
00228205 140 LESLIE ST 0.19 GU Cl DC cc 6
I 002282.04 138 LESLIE ST 0.19 GU Cl DC cc 6 00228203 134 LESLIE ST 0.26 GU Cl DC cc 6 00224102 403 E PERKINS ST 0.27 GU Cl DC cc 6
00223211 NONE 0.19 GU Cl DC cc 6
00223210 NONE 0.19 GU Cl DC cc 6
00223205 122 LESLIE ST 0.4 GU Cl DC cc 6
00223204 124 LESLIE ST 0.14 GU Cl DC cc 6
00223207 120 LESLIE ST 0.18 GU Cl DC cc 6
00223209 NONE 0.26 GU Cl DC cc 6
00223206 325 E PERKINS ST 0.29 GU Cl DC cc 6
00228220 200 E CLAY ST 1.25 GU Cl DC cc 6
East Clay
St.

Extension
onto
00228202 NONE 0.13 GU Peach St. DC 6
L

ZONE CHANGE: Heavy Commercial (C-2) & Urban Center (UC} to Recreation (REC)
GENERAL PLAN CHANGE: Community Commercial and Downtown Core (CC & D DC) to Recreational (REC)
APN SITUS ADDRESS Acreage Existing Proposed Existing Proposed Airport Zoning Zoning GP 2040 GP 2040 Compatibility Zone
00223215 309 E PERKINS ST 0.95 UC REC DC REC 6
00219344 NONE 1.33 C2 REC cc REC 6
ZONE CHANGE: General Urban ( ) & Urban Center (UC) to Public Facilities (PF) GENERAL PLAN CHANGE: Downtown Core (DC) to Public {P)
APN SITUS ADDRESS Acreage Existing Proposed Existing Proposed Airport Zoning Zoning GP 2040 GP 2040 Compatibility Zone
00228221 309 E PERKINS ST 1.44 GU PF DC p 6
00223214 309 E PERKINS ST 2.81 UC PF DC p 6 D
D

I ZONE CHANGE: Neighborhood and Community Commercial (CN & C-1) to General Urban ( )
GENERAL PLAN CHANGE: Neighborhood Commercial and Community Commercial ( C &CC) to Downtown Core (DC)
Existing Proposed Existing Proposed Airport APN SITUS ADDRESS Acreage Zoning Zoning GP GP 2040 Compatibility Zone 2040 00226909 415 S STATE ST 0.05 Cl GU cc DC 4
00225609 NONE 0.13 Cl GU cc DC 6
00221804 NONE 0.15 Cl GU cc DC 6
00221805 NONE 0.14 Cl GU cc DC 6
00221703 280 North OAK ST 0.18 Cl GU cc DC 6
306W CHURCH
00221907 ST 0.24 Cl GU cc DC 6
gg~~76Q7 ~QQ W ~Ml+M ~+ ~ ~ ~ ~ {}(; G
00225607 218 SOAK ST 0.13 Cl GU cc DC 6
00221706 224 NOAK ST 0.45 Cl GU cc DC 6
00221902 104 SOAK ST 0.31 Cl GU cc DC 6
I 00225605 206 SOAK ST 0.13 Cl GU cc DC 6
00225603 204 SOAK ST 0.17 Cl GU cc DC 6
00221806 NONE 0.18 Cl GU cc DC 6
00221803 NONE 0.11 Cl GU cc DC 6
00221802 NONE 0.13 Cl GU cc DC 6
00221807 NONE 0.12 Cl GU cc DC 6
00221808 NONE 0.12 Cl GU cc DC 6
00225705 NONE 0.1 Cl GU cc DC 6
00225704 NONE 0.38 Cl GU cc DC 6
00227202 502 S STATE ST 0.29 Cl GU cc DC 4
195 SEMINARY
00227216 AVE 0.07 Cl GU cc DC 4
00227103 510 S SCHOOL ST 0.32 Cl GU cc DC 6
293 SEMINARY
00227101 AVE 0.22 Cl GU cc DC 6
185 SEMINARY
00227215 AVE 0.23 Cl GU cc DC 4
L

ORDINANCE NO.

ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH AMENDING THE UKIAH 2040 GENERAL PLAN LAND USE MAP AND DIVISION 9, CHAPTER 2, ARTICLE 18 OF THE

UKIAH CITY CODE TO IMPLEMENT DOWNTOWN ZONING CODE (DZC) BOUNDARY MODIFICATIONS, REZONE SPECIFIC PARCELS CONSISTENT WITH THE UKIAH 2040 GENERAL PLAN, AND ADDING ARTICLE 11.6 ESTABLISHING AND REGULATING THE RECREATION (REC) ZONING DISTRICT.

The City Council of the City of Ukiah hereby ordains as follows:

SECTION ONE. FINDINGS

1. The City Council of the City of Ukiah finds that the General Plan Amendment, Downtown Zoning Code (DZC) boundary modifications, comprehensive rezoning of specific parcels, and the establishment of the Recreation (REC) Zoning District (collectively, "the Project") implement and are consistent with the Ukiah 2040 General Plan, including but not limited to the following goals and policies:
• Land Use Goal LU-3, Policy LU-2.1, and Goal LU-4: The Project advances these goals by aligning zoning designations with existing land uses, restoring commercial zoning designations (C-1) along the East Perkins Street corridor, and refining the Downtown Zoning Code (DZC) boundary to focus form-based standards on the historic Downtown Core where those standards are most appropriate and effective. • Goal ENV-1 and Recreational Land Use Designation: The REC Zoning District implements the Recreational (REC) land use designation and establishes a regulatory framework to identify and protect lands with generally unrestricted access for public parks, quasi-public recreation facilities, trails, and private parks or recreation facilities. • Public Facilities Goal PFS-12 (Policies PFS-12.1 and 12.7): The REC Zoning District provides a regulatory mechanism to implement a connected park system and the Great Redwood Trail by identifying and managing lands along the railroad tracks, including the trail alignment and the Ukiah Rail Depot, for trail corridors and active recreation. • Economic Development Goal ED-5 (Policies ED-2.1, ED-5.1, and ED-5.3): The Project promotes the local economy and diversifies tourist attractions by applying the Public Facilities (PF) zoning designation to the Mendocino County Superior Courthouse site to accommodate the new civic facility, its associated public parking, and pedestrian connections to the downtown core, maintaining existing outdoor recreation opportunities, and supporting the expansion of the regional trail network.

2. The City Council finds that the proposed zoning designations are consistent with the corresponding General Plan land use designations as follows: parcels designated Community Commercial (CC) are rezoned to Community Commercial (C-1); parcels designated Downtown Core (DC) retain or are incorporated into the Downtown Zoning Code (DZC) districts; parcels designated Public (P) are rezoned to Public Facilities (PF); parcels designated Recreational (REC) are rezoned to the Recreation (REC) Zoning District created by this Ordinance; and select parcels are rezoned to Heavy Commercial (C-2) consistent with their existing development patterns and applicable General Plan land use designations.

ATTACHMENT 5

Adoption of the Project establishes consistency between General Plan designations and zoning classifications throughout the Project Area.

3. The City Council finds that the Project is consistent with the Mendocino County Airport Land Use Compatibility Plan (UKIALUCP). The reclassification of parcels to PF and REC reflects low-intensity public and recreational uses and restricts residential development, thereby complying with UKIALUCP density and safety criteria for Airport Influence Zones 4 and 6, fulfilling General Plan Policy LU-10.6. Furthermore, the majority of parcels affected by the DZC boundary modifications will see a reduction in maximum allowed residential density or maintain intensities that do not exceed applicable UKIALUCP thresholds.

4. The City Council finds that the Project promotes the public health, safety, and welfare by protecting recreational areas, supporting public and trail-oriented amenities, aligning the City’s zoning regulations with existing development patterns and General Plan designations, clarifying development standards for property owners and applicants, facilitating contextappropriate infill development, and supporting planned public investments.

5. The City Council finds that the Project has been reviewed in accordance with the California Environmental Quality Act (CEQA) and the State CEQA Guidelines. The Project qualifies for streamlined environmental review pursuant to CEQA Guidelines Section 15183 and Public Resources Code Section 21083.3 because it is consistent with the development density, land use designations, and policy framework established by the Ukiah 2040 General Plan, for which the City previously certified an Environmental Impact Report (State Clearinghouse No. 2022050556). No project-specific significant effects peculiar to the Project or its location have been identified that were not previously analyzed in the certified EIR.

SECTION TWO.

A new Article 11.6, entitled “REGULATIONS IN RECREATION (REC) DISTRICT” is hereby added to Division 9, Chapter 2 of the Ukiah City Code and shall read as follows:
§ 9149.1 PURPOSE AND INTENT
The purpose of the Recreation (REC) Zoning District is to provide, protect, and manage lands for public and private recreational facilities. This designation is intended to identify lands with generally unrestricted access for active and passive recreation, including parks, trails, sports fields, and associated amenities. The REC District is consistent with the Recreational (REC) Land Use Designation in the Ukiah 2040 General Plan.
§ 9149.2 DEFINITIONS
For purposes of this Article, the words and phrases set out herein shall have the following meanings within the Recreation Zoning District:

ACTIVE SPORTS FACILITIES: Structured open spaces or facilities designed for organized athletic or recreational activities, including sports fields, courts, BMX tracks, swimming facilities, and similar uses.

BOARDWALKS AND ELEVATED WALKWAYS: Structures designed to provide pedestrian or bicycle access over environmentally sensitive areas while minimizing disturbance to natural features and hydrology.

CULTURAL, HISTORICAL, OR ARCHAEOLOGICAL INTERPRETIVE FACILITIES: Facilities, exhibits, signage, or installations intended to interpret or communicate the cultural, historical, or archaeological significance of a site or feature.

TRAILHEAD: A designated public access point to a trail system that may include parking, signage, restrooms, bicycle facilities, equestrian facilities, or similar amenities supporting trail use.

TRAIL, MULTI-USE: A public or private trail intended to accommodate multiple nonmotorized recreational users, including pedestrians, bicyclists, and equestrians where appropriate. § 9149.3 ALLOWED USES
The following uses are allowed by right in the REC District:
• Boardwalks and elevated walkways
• Community gardens
• Interpretive signage and educational kiosks
• Passive recreation
• Public parks and playgrounds
• Trails (Bicycle/Shared-Use, Equestrian, Multi-Use, Public, and Nature/Footpaths) § 9149.4 PERMITTED USES
• Active sports facilities (e.g., baseball fields, soccer fields, BMX tracks, and public pools) • Campground – Open-Space
• Commercial/private recreation (e.g., RV parks, golf courses, and country club facilities) • Cultural, historical, or archaeological interpretive facilities • Environmental education centers
• Park and recreation services
• Parking lot(s) serving trailheads or recreation areas • Recreational/civic structures (e.g., indoor recreation centers, restrooms, concession stands, and the Ukiah Rail Depot structure)
• Special events or temporary uses consistent with the recreation purpose and intent set forth in Section 9149.4 above
• Trailheads
§ 9149.5 HEIGHT LIMITS
A. Primary structures: Maximum height of 25 feet.

B. Accessory structures: Maximum height of 15 feet or height of main building, whichever is less.

C. Improvements:

1. Non-obtrusive towers and equipment used exclusively for wildfire detection, emergency communications, or similar public safety purposes may exceed 25 feet. Any such increase above 25 feet would be subject to discretionary review, and must be the minimum increase necessary for operational effectiveness and designed to reduce visual and environmental impact.

2. Fences or walls: Maximum height of 7 feet, unless consistent with an approved conservation, fuel management, or habitat restoration plan, or approved by Use Permit. § 9149.6 SITE AREA
There is no minimum site area for uses in the REC District; however, development intensity must conform to the recreation purpose and intent set forth in Section 9149.4 above .
§ 9149.7 SETBACKS
Yard setbacks apply to all new structures, additions, grading, and site improvements, including fences, walls, pavement, and other hardscape features, as set forth below.

A. Environmental. A minimum 100-foot setback is required from the edge of sensitive environmental resources, including creeks and rivers (measured from the top of bank), wetlands (from the delineated wetland boundary), and mapped sensitive habitat areas.

B. Visual. To minimize visual impacts, development within or near setback areas shall be sited and designed to maintain natural sightlines and reduce visual prominence through building placement, height and massing control, material selection, and landscape screening, with particular attention to ridgelines.

C. Slope. For sloped terrain, additional setbacks from the top of slope and toe of slope are required to avoid excessive grading. Slope percentage shall be measured as average grade over a horizontal distance of at least 25 feet, based on existing (pre-project) topography.

1. On slopes 15% to less than 30%, principal structures and foundations shall be set back a minimum of 10 feet from the top of ridge and 10 feet from the toe of slope.

2. On slopes 30% or greater, new structures and grading to create building pads are prohibited unless the review authority finds that no practicable alternative exists and that a geotechnical report demonstrates stability without increasing erosion risk; where allowed, the minimum top- and toe-of-slope setbacks shall be 30 feet.

D. Yard Setbacks: Any adjacent lot that shares a side or rear lot line with land zoned O-S shall provide a transition yard measured from that line as follows for the following uses:

1. Single Family Residential: Rear 25 feet, side 12 feet;

2. Multifamily: Rear 30 feet, side 15 feet;

3. Non-Residential: Rear 35 feet, side 15 feet.

E. Exception. As part of the applicable Use Permit process, the Zoning Administrator or the Planning Commission may allow encroachments into required setbacks when no practicable alternative exists and the proposed design minimizes both physical and visual disturbance.

Findings shall be supported by site- specific analysis, including (as applicable) a geotechnical report, erosion and sediment control plan, and visual analysis. § 9149.8 PARKING
A. For all trailheads and recreation areas the parking requirements shall be one space per ten (10) average daily visitors. The required number of parking spaces may be adjusted by the

Community Development Director through a Determination of Appropriate Use, based on anticipated patterns of use, including but not limited to similar regional facilities; bicycle or pedestrian access requirements; equestrian facilities; educational or group programming; seasonal or event-based usage; proximity to public transit or urbanized areas.

B. Parking surfaces shall be permeable and screened with vegetation, where feasible.

C. No overnight public parking is allowed unless allowed by an issued Special Event or Use Permit.

D. Other Uses: All other uses are subject to the provisions contained in Article 17 of this Chapter. § 9149.9 ADDITIONAL REQUIREMENTS
A. Resource Protection: Grading or vegetation removal shall only be permitted with approval from the Community Development Director or Public Works Director on an emergency basis when not part of an approved conservation, fuel management or habitat restoration plan.

B. Lighting: Artificial lighting in the Recreation District shall be minimized to the extent feasible and designed to reduce glare, skyglow, and light trespass onto adjacent properties, public rights-of-way, and sensitive environmental areas. Light fixtures shall utilize shielding and downward directionality. Lighting should generally be consistent with the International DarkSky Association's (IDA) guidelines for outdoor lighting to minimize light pollution. Exceptions for the illumination of active outdoor sports facilities, trails, or public safety functions are allowed, provided the lighting is designed to minimize off-site light spillover and glare.

C. Fencing: For Allowed uses, the use of fencing in the Recreation Zoning District is generally discouraged. Any fencing installed must be wildlife-friendly or implemented to maintain public safety. Fences are prohibited if they would impede wildlife movement within a designated wildlife or habitat corridor, as determined by the City based on substantial evidence.

D. Parking Lot & Recreation Area Landscaping: Landscape plantings in the Recreation District must be native and drought-tolerant species. Parking and recreation surfacing shall be permeable except where infeasible for compliance with the Americans with Disabilities Act or to provide emergency access.

E. Requirements for Special Events: Events in the Recreation District must be consistent with the purpose of the zoning district set forth in this Article and shall not significantly degrade natural resources or impair public enjoyment of the area. All events require prior approval through a Use Permit.
§ 9149.10 DETERMINATION OF APPROPRIATE USE
Whenever a use is not listed in this Article as a used allowed by right or a use subject to a Use Permit in the REC Zoning District, the Community Development Director shall determine whether the use is appropriate for the Zoning District, either as of right or subject to a Use Permit. In making this determination, the Community Development Director shall find as follows:

A. That the use would not be incompatible with other existing or allowed uses in the REC Zoning District.

B. That the use would not be detrimental to the continuing preservation of resources or access to the area in which the use would be located.

C. That the use involves a similar scale and impact to uses that are designated allowed uses in this Article.

D. That the use is consistent with the purpose and intent of the Recreation Zoning District, including the protection of natural resources, scenic values, and the long-term preservation of open space for public or ecological benefit.

E. In the case of determining that a use not listed in this Article as an allowed or permitted use could be established with the securing of a Use Permit, the Community Development Director shall find that the proposed use is similar in nature and intensity to the uses listed as permitted uses. All determinations of the Community Development Director regarding whether a use can be allowed or permitted in the Recreation Zoning District shall be final unless a written appeal to the City Council, stating the reasons for the appeal, and the appeal fee, if any, established from time to time by City Council resolution, is filed with the City Clerk within ten (10) days of the date the decision was made. Appeals may be filed by an applicant or any interested party. The City Council shall conduct a duly noticed public hearing on the appeal in accordance with the applicable procedures as set forth in this Chapter. At the close of the public hearing, the City Council may affirm, reverse, revise or modify the appealed decision of the Community Development Director. All City Council decisions on appeals of the Director’s actions are final for the City.

SECTION THREE.

Article 18 of Division 9, Chapter 2 of the Ukiah City Code, entitled “DOWNTOWN ZONING CODE” is hereby amended to read as follows (unchanged text is omitted and is shown by “* * *”):
* * *
§ 9222.1 APPLICABILITY
The regulations in section 9222 of this code, including the Zoning Map, apply to all proposed development within the boundaries of this code shown on the Zoning Map. No grading or building permit shall be issued and no discretionary entitlement shall be approved unless the proposed construction and land uses comply with this article.
* * *
B. Special Designations: The Zoning Map (Figure 1), Circulation Map (Figure 8), and Special Designations Map (Figure 9) establish the following designations. The symbol for each designation is identified on the specific map.

1. Civic Space: Civic spaces are outdoor areas dedicated for public use. Civic spaces are defined by the relationship among certain physical elements, such as their intended use, size, landscaping, and buildings along the frontage line. Several types of civic spaces are described in Table 2: Civic Spaces, and shown in Figure 1 (Zoning Map). This code includes both existing civic spaces and the potential for the creation of new civic spaces as described below:

* * *
b. Preferred (CP): [RESERVED]
* * *
§ 9229.1 [RESERVED]
* * *
§ 9229.6 USE OF ALTERNATE TREE SPECIES
Tables 22 and 25 provide alternative tree species for planting as street trees and parking lot trees.

Use of a species from these tables requires written approval from the decision making body for the project (e.g., Planning Director, Zoning Administrator, Planning Commission) as determined by section 9231 of this code, Administration and Procedures. Trees from the Alternate Tree Table may be considered for planting when locational constraints or other project-specific issues make a tree from the Required Tree Table unsuitable for planting. The species included in Tables 21 and 24 were selected based on their ability to tolerate various site constraints, such as limited overhead or root space.
* * *
Table 20: Landmark Trees on Private Property (1)

COMMON NAME

SCIENTIFIC NAME LOCATION
NUMBER
OF
TREES

MODIFICATION

TO STANDARD
(2)
Dawn Redwood
Metasequoia glyptosroboides
North School Street at West
Standley
2 Major Exception
Cork Oak
Quercus suber
107 Oak Street at the
Saturday Afternoon Club
1 Major Exception
Coast Redwood
Sequoia sempervirens
107 Oak Street at the
Saturday Afternoon Club
2 Major Exception
Coast Redwood
Sequoia sempervirens
108 Oak Street 1 Major Exception
Coast Redwood
Sequoia sempervirens
265 Clay Street 2 Major Exception
1 Valley Oak
Quercus lobata
320 Main Street 1 Major Exception
Valley Oak
Quercus lobata
324 Main Street 2 Major Exception

Table 20: Landmark Trees on Private Property (1)

COMMON NAME

SCIENTIFIC NAME LOCATION
NUMBER
OF
TREES

MODIFICATION

TO STANDARD
(2)
Coast Redwood
Sequoia sempervirens
216 West Henry Street at
Foundation for Medical Care
6 Major Exception
Coast Redwood
Sequoia sempervirens
400 Block North School
Street – east side in parking
lot
1 Major Exception
Canyon Live Oak
Quercus chrysolepis
400 Block North School
Street – east side in parking
lot
1 Major Exception
Valley Oak
Quercus lobata
400 Block North School
Street – east side in parking
lot
2 Major Exception
Interior Live Oak
Quercus wislizanli
400 Block North School
Street – east side in parking
lot
2 Major Exception
Oak
Quercus
North State Street in front of
the courthouse
1 Major Exception
Southern Magnolia
Magnolia grandiflora
North State Street in front of
the courthouse
2 Major Exception
Tulip Magnolia
Magnolia soulangiana
North State Street southeast
corner in front of the
courthouse
2 Major Exception
Dawn Redwood
Metasequoia glyptosroboides
Corner of Standley and
School Streets in front of the
courthouse
2 Major Exception

1. See also Table 19: Protected Trees.

2. See section 9231 of this code, Administration and Procedures. § 9229.7 REQUIRED STREET TREES
Table 21: Required Street Trees for Primary Streets, identifies the tree species that are required to be planted on specific primary streets. Considerations for selection of the species to be planted include site constraints, such as root confinement, overhead wires, canopies, and other street trees in the area. The intent is to create a unifying theme consistent with the street tree design principles included in section 9229.5 of this code by limiting the number of tree species, thereby creating a distinct identity for each primary street included in Table 21. As noted in Table 21, for most streets there is one tree identified to be used at intersections and opportunities to select from several species for planting within the block.

Table 21: Required Street Trees for Primary Streets
Common
Name
Scientific
Name
Averag
e
Height
(feet)
Averag
e
Spread
(feet)
Evergree
n or
Deciduou
s
Drought
Tolerant
Native
(Yes/No
)
Canopy
Type
Suitable For
Location
Requirements
/
Characteristic
s
Modificatio
n to
Standard
Roots
and
Confine
d
Spaces
Overhea
d Wires
Canopy
and
Confine
d
Spaces
Main Street
Chinese
Pistache
Pistacia
Chinesis
40 ft. 40 ft. Deciduous Yes No Round Moderat
e
No No Supplement
existing only at
intersection of
Perkins Street
and State
Street
Minor
Exception
(1)(2)
Holly Oak
Quercus
ilex
35 ft. 35 ft. Evergreen Yes No Round Moderat
e
Yes Moderat
e
Use at all
intersections
Minor
Exception
(1)(2)
Red Oak
Quercus
rubra
70 ft. 50 ft. Deciduous Yes No Spreadin
g
No No No Slow growth,
attractive
shade tree
Minor
Exception
(1)(2)
Valley Oak
Quercus
lobata
70 ft. 50 ft. Deciduous Moderat
e with
deep soil
Yes Round No No No At library
parking lot and
pocket park
Minor
Exception
(1)(2)
Perkins Street Entry Gateway – From Main Street to School Street Black Oak
Quercus
kelloggii
50 ft. 40 ft. Deciduous Yes Yes Round Moderat
e
No No Predominant
street tree for
Perkins Street.

Native oak
species
Minor
Exception
(1)(2)

Table 21: Required Street Trees for Primary Streets
Common
Name
Scientific
Name
Averag
e
Height
(feet)
Averag
e
Spread
(feet)
Evergree
n or
Deciduou
s
Drought
Tolerant
Native
(Yes/No
)
Canopy
Type
Suitable For
Location
Requirements
/
Characteristic
s
Modificatio
n to
Standard
Roots
and
Confine
d
Spaces
Overhea
d Wires
Canopy
and
Confine
d
Spaces
Holly Oak
Quercus
ilex
35 ft. 35 ft. Evergreen Yes No Round Moderat
e
Yes Moderat
e
Moderate
growth rate, to
complement
existing
Minor
Exception
(1)(2)
Dwarf
Southern
Magnolia
Magnolia
grandiflora
‘Little
Gem’
25 ft. 15 ft. Evergreen Moderat
e
No Fastigiat
e
Yes Yes Yes At intersection
of Perkins
Street and
State Street
Minor
Exception
(1)(2)
School Street
Chinese
Pistache
Pistacia
Chinesis
40 ft. 40 ft. Deciduous Yes No Round Moderat
e
No No The only
species to be
used on
School Street
Minor
Exception
(1)(2)
State Street
Interior
Live Oak
Quercus
wislizanii
35 ft. 40 ft. Evergreen Yes Yes Round Yes No No Use at
intersections
when adequate
space at bulb
outs
Minor
Exception
(1)(2)
London
Sycamore
60 ft. 40 ft. Deciduous Yes No Broadly
Pyramida
l
Moderat
e
No No Predominant
street tree for
State Street.

Minor
Exception
(1)(2)

Table 21: Required Street Trees for Primary Streets
Common
Name
Scientific
Name
Averag
e
Height
(feet)
Averag
e
Spread
(feet)
Evergree
n or
Deciduou
s
Drought
Tolerant
Native
(Yes/No
)
Canopy
Type
Suitable For
Location
Requirements
/
Characteristic
s
Modificatio
n to
Standard
Roots
and
Confine
d
Spaces
Overhea
d Wires
Canopy
and
Confine
d
Spaces
Plantanus
acerfolia
‘Bloodgoo
d’
Well suited to
local conditions

1. Zoning Administrator approval of a minor exception is required to use a tree species from Table 22: Alternate Street Trees for Primary Streets.

2. Planning Commission approval of a major exception is required to use a tree species that is not from Table 22: Alternate Street Trees for Primary Streets.
§ 9229.8 ALTERNATE STREET TREES FOR PRIMARY STREETS
Table 22 identifies the tree species that may be used as a substitute for the species required by Table 21. For most streets included in Table 22 there is one tree identified to be used at intersections and opportunities to select from several species for planting within the block. Use of a tree from Table 22 requires Zoning Administrator approval of a minor exception. In order to plant a tree species that is not included in Table 21 or Table 22, Planning Commission approval of a major exception is required. * * *
Table 22: Alternate Street Trees for Primary Streets
Common
Name
Scientific
Name
Avera
ge
Height
(feet)
Avera
ge
Sprea
d
(feet)
Evergre
en or
Deciduo
us
Droug
ht
Tolera
nt
Native
(Yes/N
o)
Canopy
Type
Suitable For
Locational
Requirements/Character
istics
Modificati
on to
Standard
Roots
and
Confin
ed
Spaces
Overhe
ad
Wires
Canop
y and
Confin
ed
Spaces

Table 22: Alternate Street Trees for Primary Streets
Common
Name
Scientific
Name
Avera
ge
Height
(feet)
Avera
ge
Sprea
d
(feet)
Evergre
en or
Deciduo
us
Droug
ht
Tolera
nt
Native
(Yes/N
o)
Canopy
Type
Suitable For
Locational
Requirements/Character
istics
Modificati
on to
Standard
Roots
and
Confin
ed
Spaces
Overhe
ad
Wires
Canop
y and
Confin
ed
Spaces
Main Street
Fastigiate
English
Oak
Quercus
robur
‘Fastigiata’
45 ft. 15 ft. Deciduou
s
Modera
te
No Fastigia
te
Yes No Yes Fast upright growth for
limited canopy locations
Major
Exception
European
Hornbeam
Carpinus
betulus
‘Fastigiata’
50 ft. 30 ft. Deciduou
s
Modera
te
No Oval Yes No Yes Fast growth. Needs water
when young
Major
Exception
Fruitless
Olive
Olea
europea
‘Swan Hill’
25 ft. 20 ft. Evergree
n
Yes No Round Yes Yes Yes Use at intersections Major
Exception
Perkins Street Entry Gateway – From Main Street to School Street London
Plane
Plantanus
acerfolia
‘Bloodgood
’
60 ft. 40 ft. Deciduou
s
Yes No Broadly
pyramid
al
Modera
te
No No Well suited to urban site
conditions, better choice
for water retentive soils
Major
Exception

Table 22: Alternate Street Trees for Primary Streets
Common
Name
Scientific
Name
Avera
ge
Height
(feet)
Avera
ge
Sprea
d
(feet)
Evergre
en or
Deciduo
us
Droug
ht
Tolera
nt
Native
(Yes/N
o)
Canopy
Type
Suitable For
Locational
Requirements/Character
istics
Modificati
on to
Standard
Roots
and
Confin
ed
Spaces
Overhe
ad
Wires
Canop
y and
Confin
ed
Spaces
Redbud
Cercis
reniformis
‘Oklahoma’
20 ft. 20 ft. Deciduou
s
Yes No Vase Yes Yes Yes Suitable under utility lines,
spring blooms
Major
Exception
Washingto
n
Hawthorne
Crataegus
phaenopyr
um
25 ft. 20 ft. Deciduou
s
Modera
te
No Vase Yes Yes Yes Suitable under utility lines,
spring blooms/fall color
Major
Exception
State Street
Flowering
Pear
Pyrus
calleryana
‘Aristocrat’
40 ft. 30 ft. Deciduou
s
Modera
te
No Pyramid
al
Yes No Yes Alternate to Platanus in
restrictive locations
Major
Exception
Grecian
Laurel
Laurus
nobilis
30 ft. 25 ft. Evergree
n
Yes No Pyramid
al
Yes Yes Yes Use at intersections for
limited canopy locations
Major
Exception
School Street – There Are No Alternate Street Trees for School Street § 9229.9 REQUIRED STREET TREES FOR NONPRIMARY STREETS

Table 23 identifies the required tree species for all streets not included in Table 21. There are no alternate trees for nonprimary streets due to the wide variety of species included in Table 23. Requests to use a species not included in Table 23 require Planning Commission approval of a major exception. The exception application shall include the items required by subsections 9229.8A1 through 9229.8A4 of this code and Table 29.

Table 23: Required Street Trees for Nonprimary Streets
Common
Name
Scientific
Name
Averag
e
Height
(feet)
Averag
e
Spread
(feet)
Evergree
n or
Deciduou
s
Drought
Tolerant
Native
(Yes/No
)
Canopy
Type
Suitable For
Locational
Requirements
/
Characteristic
s
Modificatio
n to
Standard
Roots
and
Confine
d
Spaces
Overhea
d Wires
Canopy
and
Confine
d
Spaces
Chinese
Pistache
Pistacia
Chinesis
40 ft. 40 ft. Deciduous Yes No Round Moderat
e
No No Supplement
existing only at
intersection of
Perkins Street
and State
Street
Major
Exception
Dwarf
Southern
Magnolia
Magnolia
grandifloria
‘Little Gem’
25 ft. 15 ft. Evergreen Moderat
e
No Fastigiat
e
Yes Yes Yes At intersection
of Perkins
Street and
State Street
Major
Exception
European
Hornbeam
Carpinus
betulus
‘Fastigiata’
50 ft. 30 ft. Deciduous Moderat
e
No Oval Yes No Yes Fast growth,
needs water
when young
Major
Exception
Flowering
Pear
40 ft. 30 ft. Deciduous Moderat
e
No Pyramida
l
Yes No Yes Alternate
to Plantanus in
Major
Exception

Table 23: Required Street Trees for Nonprimary Streets
Common
Name
Scientific
Name
Averag
e
Height
(feet)
Averag
e
Spread
(feet)
Evergree
n or
Deciduou
s
Drought
Tolerant
Native
(Yes/No
)
Canopy
Type
Suitable For
Locational
Requirements
/
Characteristic
s
Modificatio
n to
Standard
Roots
and
Confine
d
Spaces
Overhea
d Wires
Canopy
and
Confine
d
Spaces
Pyrus
calleryana
‘Aristocrat’
restrictive
locations
Fruitless
Olive
Olea
europea
‘Swan Hill’
25 ft. 20 ft. Evergreen Yes No Round Yes Yes Yes Use at intersections
Major
Exception
Grecian
Laurel
Laurus
nobilis
30 ft. 25 ft. Evergreen Yes No Pyramida
l
Yes Yes Yes Use at
intersections
or limited
canopy
locations
Major
Exception
London
Plane
Plantanus
acerfolia
‘Bloodgood’
60 ft. 40 ft. Deciduous Yes No Broadly
pyramida
l
Moderat
e
No No Well suited to
urban site
conditions,
better choice
for water
retentive soils
Major
Exception
Oak, Black
Quercus
kelloggii
50 ft. 40 ft. Deciduous Yes Yes Round Moderat
e
No No Predominant
street tree for
Perkins Street.

Native oak
species
Major
Exception

Table 23: Required Street Trees for Nonprimary Streets
Common
Name
Scientific
Name
Averag
e
Height
(feet)
Averag
e
Spread
(feet)
Evergree
n or
Deciduou
s
Drought
Tolerant
Native
(Yes/No
)
Canopy
Type
Suitable For
Locational
Requirements
/
Characteristic
s
Modificatio
n to
Standard
Roots
and
Confine
d
Spaces
Overhea
d Wires
Canopy
and
Confine
d
Spaces
Oak, English
Fastigiate
Quercus
robur
‘Fastigiata’
45 ft. 15 ft. Deciduous Moderat
e
No Fastigiat
e
Yes No Yes Fast upright
growth for
limited canopy
locations
Major
Exception
Oak, Holly
Quercus ilex
35 ft. 35 ft. Evergreen Yes No Round Moderat
e
Yes Moderat
e
Use at all
intersections
Major
Exception
Oak, Interior
Live
Quercus
wislizanii
35 ft. 40 ft. Evergreen Yes Yes Round Yes No No Use at
intersections
when
adequate
space at bulb
outs
Major
Exception
Oak, Red
Quercus
rubra
70 ft. 50 ft. Deciduous Yes No Spreadin
g
No No No Slow growth,
attractive
shade tree
Major
Exception
Oak, Valley
Quercus
lobata
70 ft. 50 ft. Deciduous Moderat
e with
deep
soil
Yes Round No No No At library
parking lot and
pocket park
Major
Exception
Redbud
Cercis
reniformis
‘Oklahoma’
20 ft. 20 ft. Deciduous Yes No Vase Yes Yes Yes Suitable under utility lines,
spring blooms
Major
Exception

Table 23: Required Street Trees for Nonprimary Streets
Common
Name
Scientific
Name
Averag
e
Height
(feet)
Averag
e
Spread
(feet)
Evergree
n or
Deciduou
s
Drought
Tolerant
Native
(Yes/No
)
Canopy
Type
Suitable For
Locational
Requirements
/
Characteristic
s
Modificatio
n to
Standard
Roots
and
Confine
d
Spaces
Overhea
d Wires
Canopy
and
Confine
d
Spaces
Washington
Hawthorne
Crataegus
phaenopyru
m
25 ft. 20 ft. Deciduous Moderat
e
No Vase Yes Yes Yes Suitable under
utility lines,
spring
blooms/fall
color
Major
Exception

* * *
§ 9230.4 PRIMARY STREETS
All existing streets within the boundaries of this code are considered primary streets except Oak Street from Clay Street to Henry Street. Primary streets shall be held to the highest standards of this code in support of pedestrian activities.
§ 9230.5 STREETS
* * *
C. Street Extensions: The purpose of the street extensions is to extend throughout the boundaries of this code the grid pattern of smaller walkable blocks that currently exists in the downtown, comply with block perimeter standards included in Table 4: Site Development Standards, comply with the circulation and other requirements of this code, and to implement the purpose of this code included in section 9220 of this code.

1. Required Street Extensions: This code includes the required extensions of existing streets identified below. Compliance with block perimeter and other requirements of this code will be determined through the development review process.
a. [RESERVED]

2. Recommended Street Extension: This code includes the following recommended extensions of existing streets:
a. Church Street: Church Street extended from Main Street terminating at the railroad right-of-way. This street extension is recommended if the parcels across which Church Street would be extended are assembled and redeveloped. In order to comply with the minimum block perimeter standards, some form of circulation improvement may be required as part of a development proposal. Compliance with the block perimeter requirement shall be determined as part of the project review process. b. Stephenson Street: Stephenson Street extended from Main Street terminating at the railroad right-of-way. This street extension is recommended if the parcels across which Stephenson Street would be extended are assembled and redeveloped. In order to comply with the minimum block perimeter standards, some form of circulation improvement may be required as part of a development proposal. Compliance with the block perimeter requirement shall be determined as part of the project review process.
* * *
§ 9230.7 PEDESTRIAN/BIKE PATHS
Figure 8: Circulation Map, identifies the location of required and recommended pedestrian/bike paths.

A. Required Paths:

1. [RESERVED]

* * *
§ 9230.8 [RESERVED]
.
* * *
§ 9230.11 SPECIAL DESIGNATIONS
* * *
Figure 8: Circulation Map

Figure 9: Special Designations map

* * *
SECTION FOUR.

1. Publication: Within fifteen (15) days after its adoption, this Ordinance shall be published once in a newspaper of general circulation in the City of Ukiah. In lieu of publishing the full text of the Ordinance, the City may publish a summary of the Ordinance once 5 days prior to its adoption and again within fifteen (15) days after its adoption.

2. Effective Date: The ordinance shall become effective thirty (30) days after its adoption.

3. Severability: If any section, subsection, subdivision, paragraph, sentence, clause or phrase of this Ordinance, or its application to any person or circumstance, is for any reason held to be invalid or unenforceable, such invalidity or unenforceability shall not affect the validity or enforceability of the remaining sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases of this Ordinance, or its application to any other person or circumstance.

The City Council of the City of Ukiah hereby declares that it would have adopted each section, subsection, subdivision, paragraph, sentence, clause or phrase hereof, irrespective of the fact that any one or more other sections, subsections, subdivisions, paragraphs, sentences, clauses or phrases hereof be declared invalid or unenforceable.

Introduced by title only on July 1, 2026, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Adopted on , 2026, by the following roll call vote:

AYES:

NOES:

ABSENT:

ABSTAIN:

Susan Sher, Mayor
ATTEST:

Kristine Lawler, CMC/City Clerk
Exhibit A: Project Area Maps (Current and Proposed Zoning, Alternative Boundary) Exhibit B: Identified Parcel List
Councilmembers Crane, Rodin, Orozco, and Mayor Sher.

None.

Councilmember Criss.

None.

EXHIBIT A

EXHIBIT B

PROJECT PARCEL LIST Changes by Parcel
ZONE CHANGE: Urban Center (UC) to Community Commercial (C-1) GENERAL PLAN CHANGE: Downtown Core (DC) to Community Commercial (CC) APN SITUS ADDRESS Ac. Existing
Zoning
Proposed
Zoning
Existing
GP 2040
Proposed
GP 2040
Airport
Compatibility Zone
00220032 NONE 0.04 UC C1 DC CC 6
00220034 NONE 0.1 UC C1 DC CC 6
00219353 NONE 0.34 UC C1 DC CC 6
00224205 543 E PERKINS ST 0.14 UC C1 DC CC 6
00224204 529 E PERKINS ST 0.14 UC C1 DC CC 6
00220040 115 N ORCHARD AVE 0.81 UC C1 DC CC 6
00224202 505 E PERKINS ST 0.17 UC C1 DC CC 6
00220036 410 E PERKINS ST 0.7 UC C1 DC CC 6
00220035 402 E PERKINS ST 0.69 UC C1 DC CC 6
00224206 557 E PERKINS ST 0.14 UC C1 DC CC 6
00224207 571 E PERKINS ST 0.24 UC C1 DC CC 6
00224203 515 E PERKINS ST 0.14 UC C1 DC CC 6
00224701 605 E PERKINS ST 0.69 UC C1 DC CC 6
00220038 596 E PERKINS ST 0.45 UC C1 DC CC 6
00224217 585 E PERKINS ST 0.33 UC C1 DC CC 6
00219345 404 E PERKINS ST 1.03 UC C1 DC CC 6
00219315 400 E PERKINS ST 0.75 UC C1 DC CC 6
00219354 135 HOSPITAL DR 0.22 UC C1 DC CC 6
00219352 NONE 0.23 UC C1 DC CC 6
00219355 320 E PERKINS ST 0.27 UC C1 DC CC 6
00219314 326 E PERKINS ST 0.2 UC C1 DC CC 6
00219321 308 E PERKINS ST 1.26 UC C1 DC CC 6
00220043 534 E PERKINS ST 0.86 UC C1 DC CC 6
00220044 534 E PERKINS ST 0.08 UC C1 CC CC 6
00220044 534 E PERKINS ST 0.1 UC C1 CC CC 6
00223215 309 E PERKINS ST 2.15 UC C1 DC CC 6

ZONE CHANGE: Urban Center (UC) to Heavy Commercial (C-2) GENERAL PLAN CHANGE: Downtown Core (DC) to Community Commercial (CC) APN SITUS ADDRESS Acreage Existing
Zoning
Proposed
Zoning
Existing
GP 2040
Proposed
GP 2040
Airport
Compatibility Zone
00219312 185 MASON ST 0.12 UC C2 DC CC 6
00219317 169 MASON ST 0.98 UC C2 DC CC 6
ZONE CHANGE: General Urban (GU) to Community Commercial (C-1) GENERAL PLAN CHANGE: Downtown Core (DC) to Community Commercial (CC) APN SITUS ADDRESS Acreage Existing
Zoning
Proposed
Zoning
Existing
GP 2040
Proposed
GP 2040
Airport
Compatibility Zone
00224101 401 E PERKINS ST 0.09 GU C1 DC CC 6
00224107 495 E PERKINS ST 0.34 GU C1 DC CC 6
00224103 407 E PERKINS ST 0.49 GU C1 DC CC 6
00228205 140 LESLIE ST 0.19 GU C1 DC CC 6
00228204 138 LESLIE ST 0.19 GU C1 DC CC 6
00228203 134 LESLIE ST 0.26 GU C1 DC CC 6
00224102 403 E PERKINS ST 0.27 GU C1 DC CC 6
00223211 NONE 0.19 GU C1 DC CC 6
00223210 NONE 0.19 GU C1 DC CC 6
00223205 122 LESLIE ST 0.4 GU C1 DC CC 6
00223204 124 LESLIE ST 0.14 GU C1 DC CC 6
00223207 120 LESLIE ST 0.18 GU C1 DC CC 6
00223209 NONE 0.26 GU C1 DC CC 6
00223206 325 E PERKINS ST 0.29 GU C1 DC CC 6
00228220 200 E CLAY ST 1.25 GU C1 DC CC 6
00228202 NONE 0.13 GU
East Clay
St.

Extension
onto
Peach St. DC 6

ZONE CHANGE: Heavy Commercial (C-2) & Urban Center (UC) to Recreation (REC)
GENERAL PLAN CHANGE: Community Commercial and Downtown Core (CC & DC) to Recreational (REC)
APN SITUS ADDRESS Acreage Existing
Zoning
Proposed
Zoning
Existing
GP 2040
Proposed
GP 2040
Airport
Compatibility Zone
00223215 309 E PERKINS ST 0.95 UC REC DC REC 6
00219344 NONE 1.33 C2 REC CC REC 6
ZONE CHANGE: General Urban (GU) & Urban Center (UC) to Public Facilities (PF) GENERAL PLAN CHANGE: Downtown Core (DC) to Public (P)
APN SITUS ADDRESS Acreage Existing
Zoning
Proposed
Zoning
Existing
GP 2040
Proposed
GP 2040
Airport
Compatibility Zone
00228221 309 E PERKINS ST 1.44 GU PF DC P 6
00223214 309 E PERKINS ST 2.81 UC PF DC P 6

ZONE CHANGE: Neighborhood and Community Commercial (CN & C-1) to General Urban (GU)
GENERAL PLAN CHANGE: Neighborhood Commercial and Community Commercial (NC &CC) to Downtown Core (DC)
APN SITUS ADDRESS Acreage Existing
Zoning
Proposed
Zoning
Existing
GP
2040
Proposed
GP 2040
Airport
Compatibility Zone
00226909 415 S STATE ST 0.05 C1 GU CC DC 4
00225609 NONE 0.13 C1 GU CC DC 6
00221804 NONE 0.15 C1 GU CC DC 6
00221805 NONE 0.14 C1 GU CC DC 6
00221703 280 North OAK ST 0.18 C1 GU CC DC 6
00221907
306 W CHURCH
ST 0.24 C1 GU CC DC 6
00225607 218 S OAK ST 0.13 C1 GU CC DC 6
00221706 224 N OAK ST 0.45 C1 GU CC DC 6
00221902 104 S OAK ST 0.31 C1 GU CC DC 6
00225605 206 S OAK ST 0.13 C1 GU CC DC 6
00225603 204 S OAK ST 0.17 C1 GU CC DC 6
00221806 NONE 0.18 C1 GU CC DC 6
00221803 NONE 0.11 C1 GU CC DC 6
00221802 NONE 0.13 C1 GU CC DC 6
00221807 NONE 0.12 C1 GU CC DC 6
00221808 NONE 0.12 C1 GU CC DC 6
00225705 NONE 0.1 C1 GU CC DC 6
00225704 NONE 0.38 C1 GU CC DC 6
00227202 502 S STATE ST 0.29 C1 GU CC DC 4
00227216
195 SEMINARY
AVE 0.07 C1 GU CC DC 4
00227103 510 S SCHOOL ST 0.32 C1 GU CC DC 6
00227101
293 SEMINARY
AVE 0.22 C1 GU CC DC 6
00227215
185 SEMINARY
AVE 0.23 C1 GU CC DC 4

Draft Findings of Consistency:

Downtown Zoning Code (DZC) Amendments, Creation
of the Recreation (REC) Zoning District, and General
Plan Amendments
CEQA Section 15183
July 1, 2026
SCH No: XXXXXXXXXX
Prepared by:

City of Ukiah
Community Development Department
Planning Division
300 Seminary Avenue, Ukiah, CA 95482
www.cityofukiah.com/community-development/planning-services/ ATTACHMENT 6

1 Table of Contents
I. PROJECT INFORMATION 2
II. INTRODUCTION 3

1. Purpose of the CEQA Guidelines Section 15183 Findings of Consistency 3

2. Ukiah 2040 General Plan EIR 3

3. Rationale for Utilization of Section 15183 3

4. 2012 Downtown Zoning Code Mitigated Negative Declaration 4 III. PROJECT DESCRIPTION 5

1. Project Purpose 5

2. Environmental Setting and Project Location 6
IV. EVALUATION OF ENVIRONMENTAL EFFECTS 13

1. Density 13

2. Project-Specific Effects Peculiar to the Project or its Site 15

3. Significant Impacts Not Analyzed in the Prior EIR 17

4. Cumulative Impacts 20

5. New Information 20
V. ALTERNATIVES 21
VI. DETERMINATION 22

2 I. PROJECT INFORMATION
Project Title: Downtown Zoning Code (DZC) Amendments, Creation of the Recreation (REC) Zoning District, and General Plan Amendments
Lead Agency Address and Phone Number:

City of Ukiah
Community Development Department
300 Seminary Avenue
Ukiah, California 95482
CEQA Contact Person and Phone Number:

Katherine Schaefers, Planning Manager
City of Ukiah, Community Development Department
(707) 463-6203
[email protected]
Applicant: City of Ukiah
Property Owner: City of Ukiah
Project Location: Downtown Ukiah, specifically the Downtown Core, the East Perkins Street Corridor, and adjacent parcels including portions of the Great Redwood Trail Corridor. The project area is located within Airport Influence Area Compatibility Zones 4 (Outer Approach/Departure Zone), and 6 (Traffic Pattern Zone), and Other Airport Environs (OAE) of the Ukiah Municipal Airport.

General Plan Designation: Downtown Core (DC), Community Commercial (CC), Public (P), Recreation (REC) and Open Space (OS)
Zoning Designation:

Existing: General Urban (GU), Urban Center (UC), Neighborhood Commercial (CN), Community Commercial (C-1), and Heavy Commercial (C-2).

Proposed:
• Community Commercial (C-1): Applied to portions of the Perkins Street corridor currently zoned General Urban (GU) or Urban Center (UC).
• Heavy Commercial (C-2): Applied to specific parcels currently zoned Urban Center. • Public Facilities (PF): A Applied to specific parcels currently zoned General Urban (GU) and Urban Center (UC) associated with the courthouse project and related public infrastructure.
• Recreation (REC): Establish a new city-wide Recreation (REC) Zoning District to implement the Recreational General Plan designation. Rezone specific parcels along the Great Redwood Trail and Railroad Depot area to REC and remove those parcels from the Downtown Zoning Code boundaries.
• Downtown Zoning Code Expansion: Apply the General Urban (GU) district and associated Downtown Zoning Code standards to approximately 24 parcels currently zoned Neighborhood Commercial (CN) and Community Commercial (C-1) along the Oak Street and Seminary Avenue corridors.

3 II. INTRODUCTION

1. Purpose of the CEQA Guidelines Section 15183 Findings of Consistency California Public Resources Code section 21083.3 and California Environmental Quality Act (CEQA) Guidelines Section 15183 provide an exemption from additional environmental review for projects that are consistent with the development density established by existing zoning, community plan or general plan policies for which an Environmental Impact Report (EIR) was certified, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site.

Section 15183 specifies that examination of environmental effects shall be limited to those effects that:
(1) Are peculiar to the project or the parcel on which the project would be located, and were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan, with which the project is consistent,
(2) Are potentially significant off-site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action, or
(3) Are previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR.

Section 15183(c) further specifies that if an impact is not peculiar to the parcel or to the proposed project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards, then an additional EIR need not be prepared for that project solely on the basis of that impact.

2. Ukiah 2040 General Plan EIR
The Ukiah 2040 General Plan and its associated EIR (SCH# 2022050556) were certified in December 2022. The General Plan designates land uses defining the type and amount of development that can occur throughout the City through the planning horizon year of 2040. The EIR comprehensively evaluated environmental impacts that would result from the General Plan’s implementation, including information related to existing site conditions, analyses of the types and magnitude of project-level and cumulative environmental impacts, and feasible mitigation measures. The EIR acknowledges that future projects consistent with the General Plan may qualify for streamlined environmental review pursuant to CEQA Guidelines Section 15183, subject to evaluation of project-specific effects and the criteria contained in that section.

3. Rationale for Utilization of Section 15183
The City has determined that CEQA Guidelines Section 15183 is the appropriate streamlining mechanism for environmental review of the Project. The purpose of Section 15183 is to streamline review for projects that are consistent with the development density and policy framework previously analyzed in a certified Environmental Impact Report (EIR), thereby reducing the need for repetitive environmental analysis. By utilizing the streamlining provisions of CEQA Guidelines Section 15183, the City relies on the comprehensive analysis, mitigation measures, and

4 development assumptions already certified in the Ukiah 2040 General Plan EIR, including the land use framework implemented through General Plan Policy LU-10.1 (Downtown Zoning Code), which directs periodic updates to the Downtown Zoning Code to maintain consistency with General Plan goals, policies, and land use designations. This allows the environmental review to focus on whether the proposed amendments would result in project-specific effects that were not previously analyzed, rather than re-analyzing environmental effects already evaluated in the certified General Plan EIR.

This streamlining mechanism is distinct from a Negative Declaration (ND) or Mitigated Negative Declaration (MND). An ND or MND is only appropriate when there is no substantial evidence that a project may have a significant effect on the environment, or when project revisions or mitigation measures reduce potentially significant effects to a less-than-significant level.

The Ukiah 2040 General Plan EIR identified significant and unavoidable impacts related to Vehicle Miles Traveled (VMT) and Noise associated with implementation of the General Plan through the year 2040. Because the Project consists of amendments to zoning districts, development standards, and implementing regulations associated with the General Plan, the Project contributes incrementally to the development anticipated and evaluated by the General Plan EIR.

Accordingly, preparation of a Negative Declaration or Mitigated Negative Declaration would not appropriately reflect the significant and unavoidable impacts previously identified and acknowledged through certification of the General Plan EIR.

Section 15183 addresses this circumstance by providing that additional environmental review is not required for impacts previously evaluated in a certified EIR unless project-specific circumstances described in CEQA Guidelines Section 15183 are present. This allows implementation of the General Plan through subsequent zoning and regulatory actions without duplicative environmental review for impacts already evaluated at the plan level.

As documented in Section IV below, the Project remains consistent with the applicable land use designations, residential density ranges, and implementation policies of the Ukiah 2040 General Plan, including Policy LU-10.1 (Downtown Zoning Code), Land Use Goal LU-4 (Commercial), Policies PFS-12.1 (Connected Park System) and PFS-12.7 (Great Redwood Trail - Ukiah), and Policies ED-5.1 (Outdoor Recreation) and ED-5.3 (Great Redwood Trail). The Project does not result in project-specific effects that were not previously analyzed in the Ukiah 2040 General Plan EIR or the 2012 Downtown Zoning Code MND. Therefore, streamlined environmental review pursuant to CEQA Guidelines Section 15183 applies, and further environmental review is limited to the analysis contained herein.

4. 2012 Downtown Zoning Code Mitigated Negative Declaration In September 2012, the City of Ukiah adopted a Mitigated Negative Declaration (MND) (SCH# 2012062026) for the adoption of the original Downtown Zoning Code (DZC) [See Attachment 1 DZC Final ISMND]. This prior environmental document analyzed the transition of the project area from standard commercial zoning to form-based codes. It identified potentially significant impacts regarding air quality (construction dust), biological resources (creek setbacks), cultural resources, and traffic, all of which were mitigated to a less than significant level through adopted mitigation measures. These measures have subsequently been incorporated into City ordinances, standard

5 development review procedures, and other uniformly applied development standards. This Findings of Consistency document draws upon the environmental setting and analysis established in the 2012 MND in evaluating whether the proposed amendments would result in project-specific effects not previously analyzed through prior environmental review.

III. PROJECT DESCRIPTION

1. Project Purpose
The proposed Project involves amendments to the Downtown Zoning Code (DZC) text and a comprehensive rezoning of specific parcels within the DZC boundary to improve consistency between zoning regulations, existing land use patterns, and the Ukiah 2040 General Plan, including Policy LU-10.1 (Downtown Zoning Code), which directs updates to the Downtown Zoning Code to maintain consistency with General Plan goals, policies, and land use designations. Specifically, the Project proposes to:
• Rezone parcels currently designated General Urban (GU) mostly back to Community Commercial (C-1), consistent with General Plan Land Use Goal LU-4 (Commercial) and the Community Commercial land use designation described in Table 2-1 of the Ukiah 2040 General Plan, which contemplate retail, service, and commercial activities along major commercial corridors. Certain parcels are also proposed for rezoning to Public Facilities (PF) where existing or planned governmental and civic uses are present, including the new Mendocino County Superior Courthouse and associated public infrastructure. • Rezone portions of the Urban Center (UC) district to Recreation (REC) to implement the Recreational (REC) General Plan land use designation and support Policies PFS-12.1 (Connected Park System), PFS-12.7 (Great Redwood Trail - Ukiah), ED-5.1 (Outdoor Recreation), and ED-5.3 (Great Redwood Trail).
• Rezone portions of the Urban Center (UC) district to Heavy Commercial (C-2), recognizing existing warehouse, contractor, equipment storage, and service-commercial activities and improving consistency between zoning and the Highway Commercial land use designation described in Table 2-1 of the Ukiah 2040 General Plan. The amendment also supports Policies ED-3.1 (Land Supply Inventory) and ED-3.2 (Infill Sites), which encourage maintaining an adequate supply of commercially designated land and facilitating development consistent with adopted land use designations. • Rezone one parcel from Heavy Commercial (C-2) to Recreation (REC) to maintain consistency between the zoning designation, Recreational General Plan designation, and the existing Great Redwood Trail corridor.
• Refine the DZC boundaries to apply Downtown Zoning Code standards within areas designated Downtown Core and Neighborhood Center, consistent with Policies LU-2.1 (Downtown Mixed-Use), LU-2.3 (Mixed-Use Design), and LU-2.4 (Pedestrian Orientation), while applying commercial zoning districts to properties designated Community Commercial or Highway Commercial.

The purpose of this Project is to implement Policy LU-10.1 (Downtown Zoning Code), improve consistency between zoning and General Plan land use designations, facilitate residential development through the City's Objective Design and Development Standards (ODDS),

6 implement the Recreational land use designation, and apply zoning districts that correspond to the land use designations established by the Ukiah 2040 General Plan.

The Project also establishes the Recreation (REC) Zoning District to implement the Recreational (REC) land use designation of the Ukiah 2040 General Plan and support implementation of Policies PFS-12.1 (Connected Park System), PFS-12.7 (Great Redwood Trail - Ukiah), ED-5.1 (Outdoor Recreation), and ED-5.3 (Great Redwood Trail). The REC District was modeled after the recently adopted Open-Space (O-S) Zoning District contained in Division 9, Chapter 2 of the Ukiah City Code and establishes a combination of allowed uses, discretionary Use Permit review, operational standards, and “Determination of Appropriate Use” procedures for recreational lands and trail-oriented public facilities. The district establishes a regulatory framework for public parks, trails, recreational amenities, trail-support facilities, and recreational public infrastructure consistent with the Recreational land use designation and Policies PFS-12.1 (Connected Park System), PFS-12.7 (Great Redwood Trail - Ukiah), ED-5.1 (Outdoor Recreation), and ED-5.3 (Great Redwood Trail).

2. Environmental Setting and Project Location
The Project area encompasses approximately 65 acres comprising 216 parcels within the central portion of the City of Ukiah (See Attachment 2, Existing DZC Maps & Parcels, and Attachment 3, Proposed DZC Map). 93 of those parcels are proposed for a change in zoning (See Attachment 4, Table of Rezoned Parcels). The area includes the historic Downtown Core, the East Perkins Street corridor, and the rail corridor:
• Perkins Street Corridor: Characterized by auto-oriented commercial uses and larger irregular parcels.
• Airport Influence Area: The project site is located approximately one mile north of the Ukiah Municipal Airport. The project area falls within the Airport Influence Area (AIA) as defined by the 2021 UKIALUCP. Specifically, portions of the project area are located within Compatibility Zone 4 (Outer Approach/Departure Zone), Compatibility Zone 6 (Traffic Pattern Zone), and the Other Airport Environs (OAE) zone (See Attachment 5 DZC Existing Airport Zone Map).
• Hydrology: Gibson Creek flows through a portion of the project area from the northwest to the southeast.

3. Background
Legislative History
In 2007, the City conducted a design charrette to develop a vision for the Downtown and Perkins Street areas, which led to the adoption of the DZC in 2012. The original environmental review for the DZC determined that the code would result in beneficial impacts to aesthetics and air quality by encouraging compact, walkable development. However, the original DZC relied heavily on the availability of redevelopment funds to finance the site assembly, infrastructure upgrades, and gap financing necessary to transform irregular, auto-oriented parcels into the pedestrian-oriented urban grid envisioned by the charette.

7 The dissolution of redevelopment agencies by the State of California in 2012 fundamentally altered the implementation landscape. This legislative shift transferred the burden of public infrastructure improvement, as is evidenced by the street extensions originally planned to break up large blocks, almost entirely to private development. Consequently, the strict form-based standards of the DZC, which required buildings to be pulled to the street and parking to be hidden, became economically infeasible for many property owners along the Perkins Street corridor, where parcels vary widely in width, depth, and frontage.

Ukiah 2040 General Plan
The Ukiah 2040 General Plan directs periodic updates to the Downtown Zoning Code to ensure consistency with General Plan goals, policies, and land use designations (Policy LU-10.1 – Downtown Zoning Code). Table 2-1 of the Land Use Element differentiates the Downtown Core designation, which emphasizes mixed-use infill development, pedestrian-oriented design, and downtown revitalization, from the Community Commercial and Highway Commercial designations, which accommodate regional-serving retail, automobile-oriented commercial activities, and larger commercial sites.

This distinction is reflected in Policies LU-2.1 (Downtown Mixed-Use), LU-2.3 (Mixed-Use Design), and LU-2.4 (Pedestrian Orientation), which promote pedestrian-oriented mixed-use development within the Downtown Core, while Land Use Goal LU-4 (Commercial) supports commercial development within designated commercial areas. Policies PFS-12.1 (Connected Park System) and PFS-12.7 (Great Redwood Trail - Ukiah) support the development of an interconnected park and trail system, including the Great Redwood Trail, while Policies ED-5.1 (Outdoor Recreation) and ED-5.3 (Great Redwood Trail) recognize recreation and trail-oriented facilities as important components of the City's economic development and tourism strategy.

Review of the adopted zoning framework, General Plan land use designations, existing development patterns, the courthouse project, and the Great Redwood Trail corridor identified several areas where zoning classifications did not correspond directly with adopted General Plan land use designations. The proposed amendments address those areas by implementing the Recreational land use designation through the REC District, applying Public Facilities zoning to courthouse-related properties, applying commercial zoning districts to properties designated Community Commercial or Highway Commercial, and applying Downtown Zoning Code standards within areas designated Downtown Core and Neighborhood Center.

New Ukiah Courthouse EIR and Addendum (2012/2022)
In December 2022, the Judicial Council of California adopted an Addendum to the New Ukiah Courthouse EIR (SCH #2011042089). This Addendum analyzed the specific environmental impacts of developing the new courthouse on the parcels the City proposing to rezone to Public Facilities (PF), (APNs associated with the “Railroad Depot site”). The Addendum concluded that the finalized project design would result in reduced environmental impacts compared to the original 2012 analysis. Specifically, the facility size was reduced from 114,000 square feet to 77,887 square feet, and the project site was configured to exclude the parcel containing the historic Railroad Depot, thereby avoiding direct impacts to the historic resource. This environmental document provides project-specific environmental analysis for the courthouse site

8 that informs the City's evaluation of whether the proposed Public Facilities zoning would result in environmental effects not previously analyzed through prior environmental review.

Prior to the Courthouse EIR, the City prepared an Initial Study and Mitigated Negative Declaration for the Railroad Depot Site Land Acquisition and Soil Remediation (July 2011). This document specifically analyzed the environmental effects of assembling the parcels now proposed for Public Facilities (PF) zoning and remediating soil contamination associated with historic rail uses.

Additionally, the 2012 New Ukiah Courthouse EIR provided site-specific analysis regarding hazardous materials, railroad safety and traffic interactions at the Perkins Street crossing. These documents established a baseline of mitigation for the Depot site that remains applicable to the proposed rezoning.

4. Comparative Zoning Analysis
To demonstrate that the Project is consistent with the Ukiah 2040 General Plan and remains within the scope of the certified Environmental Impact Reports (EIRs), this section provides a comparative analysis of the existing and proposed zoning standards. • Table 1 (Zoning Realignments) details the specific parcel counts for both the “unwinding” of the DZC along Perkins Street and the “expansion” of the DZC along Oak/Seminary. For a comprehensive overview all changed parcels, please refer to Attachment 3 Proposed DZC Zoning Map and Attachment 4 Table of Rezoned Parcels. • Table 2 (Comparison of Density Standards) further illustrates the DZC reduction and expansion:

1. DZC Reduction: Returning the Perkins Street corridor to Community Commercial (C-1) maintains the existing maximum residential density of 28 dwelling units per acre. Residential development remains permitted consistent with the density range analyzed in the Ukiah 2040 General Plan EIR.

2. DZC Expansion: Incorporating the Oak Street and Seminary Avenue parcels into the General Urban (GU) zone increases or maintains residential density allowances while applying zoning standards consistent with the Downtown Core designation described in General Plan Table 2-1 and Policies LU-2.1 (Downtown Mixed-Use), LU-2.3 (Mixed-Use Design), and LU-2.4 (Pedestrian Orientation). • Table 3 (Changes to Land Use Allowances) summarizes the principal regulatory changes associated with the proposed rezoning actions. The Perkins Street amendments restore access to commercial uses contemplated by the Community Commercial designation, while the Oak Street and Seminary Avenue amendments apply Downtown Zoning Code development standards intended to support the pedestrian-oriented mixed-use development pattern envisioned by Policies LU-2.1 (Downtown Mixed-Use), LU-2.3, and LU-2.4 (Pedestrian Orientation).

9 Table 1: Zoning Realignments
Existing
Zoning (GP
Designation)
Proposed
Zoning Count Rationale

UC (DC)

UC (CC)

GU (DC)
C-1 65 parcels Aligns zoning with the Community Commercial land use designation described in General Plan Table 2-1
and supports Land Use Goal LU-4 (Commercial). The
affected properties are located within the East Perkins Street commercial corridor, which contains existing
retail, service, restaurant, and commercial uses.

UC (DC) C-2 2 parcels The affected properties contain warehouse, contractor, equipment storage, and servicecommercial uses located east of Main Street. The amendment improves consistency with the Highway
Commercial land use designation described in
General Plan Table 2-1 and supports Policies ED-3.1
(Land Supply Inventory) and ED-3.2 (Infill Sites).

GU (DC)

UC (DC)
REC 2 parcels Implements the Recreational land use designation for the Great Redwood Trail corridor and associated trailsupport facilities and supports Policies PFS-12.1 (Connected Park System), PFS-12.7 (Great Redwood
Trail - Ukiah), ED-5.1 (Outdoor Recreation), and ED5.3 (Great Redwood Trail).

CN (NC)
C-1 (CC)
GU 24 parcels Incorporates the Oak Street and Seminary Avenue corridors into the Downtown Zoning Code and
supports Policies LU-2.1 (Downtown Mixed-Use), LU2.3 (Mixed-Use Design), and LU-2.4 (Pedestrian Orientation), which promote pedestrian-oriented
mixed-use development within the Downtown Core.

Table 2: Comparison of Density Standards
Zoning
District
Residential
Density (Min/Max)
Rationale
CN
Existing
Zoning for
Expansion
Area
1-15 du/ac The CN district permits a maximum density of 15 dwelling units per acre. The Downtown Core designation and
Policies LU-2.1 (Downtown Mixed-Use), LU-2.3 (Mixed-Use Design), and LU-2.4 (Pedestrian Orientation) contemplate higher-density mixed-use and infill development within the downtown area.

GU
Proposed
Zoning for
10-28 du/ac The GU district permits residential densities between 10 and 28 dwelling units per acre and applies the Downtown Zoning Code framework within areas designated Downtown
Core. This density range is consistent with the Downtown

10 Expansion
Area
Core designation and Policies LU-2.1, LU-2.3 (Mixed-Use Design), and LU-2.4 (Pedestrian Orientation) supporting mixed-use and pedestrian-oriented infill development.

UC
Existing
Zoning for
Perkins St
15-28 du/ac The UC district permits residential densities between 15 and 28 dwelling units per acre and was originally applied to portions of the Perkins Street corridor through the
Downtown Zoning Code adoption process.

C-1
Proposed
Zoning for
Perkins St
15-28 du/ac The C-1 district maintains the same maximum residential density (28 dwelling units per acre) currently permitted within the affected Downtown Zoning Code districts.

Residential development remains subject to the City's
Objective Design and Development Standards, and the
amendment supports Land Use Goal LU-4 (Commercial) by
retaining residential and commercial development
opportunities within designated commercial areas.

C-2 N/A (Mixed Use
Allowed)
Residential uses are permitted in C-2 when complying with the City's Objective Design and Development Standards.

The district continues to accommodate commercial and
employment-generating uses while remaining consistent
with the Highway Commercial land use designation and
Policies ED-3.1 (Land Supply Inventory) and ED-3.2 (Infill Sites).

PF N/A Public Facilities zoning is intended for governmental, civic, and public-serving uses rather than residential
development. The amendment supports Policies ED-2.1
(City Investment Priorities) and ED-4.2 (Downtown) by
aligning zoning with the courthouse project and associated public infrastructure.

Table 3: Changes to Land Use Allowances
Land Use Category Area of
Change
Effect of Zoning
Change Planning Rationale
Housing Approvals Perkins St
Corridor
(DZCC-1)
Discretionary
Ministerial
(ODDS)
Residential development
remains permitted at densities
previously analyzed in the Ukiah
2040 General Plan EIR.

Application of the City's
Objective Design and
Development Standards
supports Housing Element
Implementation Program 2h
(Ensure capacity of adequate
sites for meeting RHNA) and
Land Use Goal LU-4
(Commercial) by facilitating

11 housing development within
designated commercial areas.

Formula
Restaurants
Perkins St
Corridor
(DZCC-1)
Prohibited
Allowed
Restores a use category
commonly associated with
Community Commercial
corridors and supports Land
Use Goal LU-4 (Commercial)
and Policy ED-3.1 (Land Supply
Inventory) by maintaining
opportunities for commercial
activity within designated
commercial areas.

Drive-Through
Facilities
Perkins St
Corridor
(DZCC-1)
Prohibited
Allowed
Restores a use category
permitted within the Community
Commercial zoning district and
consistent with the Community
Commercial land use
designation described in
General Plan Table 2-1. The
affected properties are located
within the East Perkins Street
commercial corridor, which
contains existing retail,
restaurant, service, and autooriented commercial uses. The amendment supports Land Use
Goal LU-4 (Commercial), while
future site-specific traffic
impacts remain subject to
project-level review.

Commercial
Services
Perkins St
Corridor
(DZC  C-1)
Restricted 
Expanded
Restores access to commercial
service, personal service, and
retail uses anticipated under the
Community Commercial
designation. The amendment
supports Land Use Goal LU-4
(Commercial), Policy ED-3.1
(Land Supply Inventory), and
Policy ED-6.1 (Regulatory
Environment).

Artisan
Manufacturing
Perkins St
Corridor
(DZC  C-1)
Restricted 
Allowed
Allows small-scale artisan and
craft production uses commonly
associated with commercial
districts and supports Policies
ED-3.1 (Land Supply Inventory)
and ED-3.2 (Infill Sites), which
encourage maintaining
employment-generating

12 commercial land and facilitating
appropriate infill development.

Warehouse/Service
Commercial Uses
Mason Street
(UC  C-2)
Limited 
Expanded
The affected properties contain
existing warehouse, contractor,
equipment storage, and servicecommercial activities east of Main Street. The amendment
improves consistency with the
Highway Commercial land use
designation and supports
Policies ED-3.1 (Land Supply
Inventory) and ED-3.2 (Infill
Sites).

Recreation
Facilities
Great
Redwood Trail
Corridor
(UC/C-2 
REC)
Not Clearly
Regulated 
Specifically
Authorized
Implements the Recreational
land use designation for the
Great Redwood Trail corridor
and establishes a zoning
framework for parks, trails,
interpretive facilities, recreation
buildings, and trail-support
amenities. The amendment
supports Policies PFS-12.1
(Connected Park System), PFS12.7 (Great Redwood Trail - Ukiah), ED-5.1 (Outdoor
Recreation), and ED-5.3 (Great
Redwood Trail).

Civic Facilities Courthouse
Area
(UC/GU  PF)
Commercial/MixedUse  Public
Facilities
Aligns zoning with the
courthouse project and
associated public infrastructure
previously evaluated through
separate environmental review.

The amendment supports Policy
ED-2.1 (City Investment
Priorities) and Policy ED-4.2
(Downtown).

Auto-Oriented
Uses
Oak/Seminary
Corridor
(CN/C-1
DZC)
Allowed
Restricted
Application of Downtown Zoning
Code standards restricts certain
auto-oriented site design
features, including new drivethrough facilities, while applying frontage standards and
pedestrian-oriented
development requirements
consistent with Policies LU-2.1
(Downtown Mixed-Use), LU-2.3
(Mixed-Use Design), and LU-2.4
(Pedestrian Orientation).

13 Building Form Oak/Seminary
Corridor
(CN/C-1 
GU)
Standard FormBasedApplies Downtown Zoning Code
frontage standards, build-to
lines, and pedestrian-oriented
design requirements within
areas designated Downtown
Core. The amendment
implements Policies LU-2.1
(Downtown Mixed-Use), LU-2.3
(Mixed-Use Design), and LU-2.4
(Pedestrian Orientation) and is
consistent with the Downtown
Core land use designation
described in General Plan Table
2-1, which identifies the
Downtown Core as a walkable,
infill-oriented area intended for
mixed-use, commercial, office,
entertainment, hospitality, and
urban residential uses.

IV. EVALUATION OF ENVIRONMENTAL EFFECTS
The following evaluation determines whether the proposed Ordinance qualifies for streamlined review pursuant to CEQA Guidelines Section 15183 by addressing the three mandatory findings related to density, project-specific effects, and previously unanalyzed impacts.

1. Density
Finding: The proposed Ordinance is consistent with the residential density ranges and land use designations established by the Ukiah 2040 General Plan and analyzed in the Ukiah 2040 General Plan EIR (SCH# 2022050556).

Discussion: The Project modifies zoning boundaries and zoning district classifications to improve consistency between zoning and the land use designations established by the Ukiah 2040 General Plan. A comparative analysis demonstrates that the proposed zoning changes remain within the development intensity analyzed in the Ukiah 2040 General Plan EIR and the 2012 Downtown Zoning Code (DZC) MND.

The proposed rezoning of the Perkins Street corridor from Downtown Zoning Code districts to Community Commercial (C-1) does not reduce the residential density potential previously analyzed under the Downtown Zoning Code. The 2012 DZC MND analyzed the project area with a maximum residential density of 28 dwelling units per acre (du/ac). The proposed C-1 zoning district also permits a maximum density of 28 du/ac, consistent with the Community Commercial designation identified in General Plan Table 2-2. Returning these parcels to Community Commercial (C-1) zoning therefore maintains the same maximum residential density previously analyzed for these properties under the Downtown Zoning Code.

14 The Project also remains within the development intensity analyzed in the Ukiah 2040 General Plan EIR. The General Plan EIR analyzed the Downtown Core (DC) designation with a maximum density of 40 dwelling units per acre (du/ac). By rezoning approximately 65 parcels currently designated Downtown Core or Community Commercial to Community Commercial (C-1), which is capped at 28 du/ac, the Project remains below the maximum residential density analyzed for the Downtown Core designation. Accordingly, the Project does not exceed the density assumptions established in the certified environmental documents.

In addition to maximum densities, the Project remains consistent with the density ranges established by the General Plan. The Ukiah 2040 General Plan Land Use Element identifies a residential density range of 15–28 dwelling units per acre for the Community Commercial designation (Table 2-2). Future residential mixed-use development within the proposed C-1 zoning district therefore remains subject to the density range established by the General Plan and evaluated in the Ukiah 2040 General Plan EIR. Accordingly, the rezoning remains consistent with the residential density ranges and development assumptions analyzed in the Ukiah 2040 General Plan EIR.

Rezoning the courthouse properties to Public Facilities (PF) and the Great Redwood Trail and associated Depot properties to Recreation (REC) removes those properties from the residential and mixed-use development assumptions applicable to the Downtown Zoning Code districts. The 2022 Courthouse EIR Addendum evaluated a courthouse facility totaling 77,887 gross square feet, compared to the 114,000-square-foot facility evaluated in the original 2012 Courthouse EIR.

Accordingly, the proposed PF zoning remains within the development intensity analyzed through prior environmental review.

The Project also expands application of the General Urban (GU) district to approximately 24 parcels along the Oak Street and Seminary Avenue corridors. While some of these parcels are currently zoned Neighborhood Commercial (CN), the Ukiah 2040 General Plan designates the area as Downtown Core. General Plan Table 2-1 and Policies LU-2.1 (Downtown Mixed-Use), LU-2.3 (Mixed-Use Design), and LU-2.4 (Pedestrian Orientation) support mixed-use, pedestrianoriented development within the Downtown Core. The 2012 DZC MND analyzed environmental effects associated with application of the General Urban district within the Downtown Zoning Code area. Application of the General Urban (GU) district to these properties therefore remains consistent with the Downtown Core land use designation and within the density range previously analyzed through the 2012 Downtown Zoning Code MND and the Ukiah 2040 General Plan EIR.

The proposed density also remains compatible with the Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP). The project area lies within Compatibility Zone 4 (Outer Approach/Departure Zone) and Compatibility Zone 6 (Traffic Pattern Zone). While Zone 6 generally imposes no limit on residential density, Zone 4 includes an Urban Overlay Zone that permits residential densities up to 35 dwelling units per acre within the downtown area (UKIALUCP Table 3A). Because the proposed Ordinance generally limits residential density to 28 du/ac or less, the Project remains within the residential density allowances established by the UKIALUCP and does not exceed the density assumptions evaluated through prior environmental review.

15 2. Project-Specific Effects Peculiar to the Project or its Site Finding: The Project area contains several site-specific conditions, including the historic Railroad Depot, documented hazardous materials associated with former railroad operations, Gibson Creek and associated riparian habitat, airport compatibility constraints, and the East Perkins Street rail crossing. These conditions have been analyzed through the Ukiah 2040 General Plan EIR, the 2012 Downtown Zoning Code (DZC) MND, the 2011 Depot Site IS/MND, the New Ukiah Courthouse EIR and Addendum, the Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP), and applicable City ordinances. The proposed rezoning does not create new project-specific environmental effects peculiar to the project or site that were not previously analyzed through those environmental documents or regulatory programs.

Discussion:

Aesthetics
The Oak Street and Seminary Avenue corridors contain structures with potential historic or architectural value. Expansion of the Downtown Zoning Code to these areas applies the same frontage standards, design requirements, and historic building provisions previously analyzed in the 2012 DZC MND. That environmental document concluded that application of those standards would result in beneficial aesthetic effects associated with improved building design and compatibility. Because the proposed amendments extend an existing regulatory framework previously evaluated through environmental review, no new project-specific aesthetic effects peculiar to the project area have been identified.

Airport Safety and Airspace
Portions of the project area are located within Compatibility Zones 4 and 6 and the Other Airport Environs area identified by the UKIALUCP. The proposed zoning amendments do not establish land uses identified as incompatible within the applicable airport compatibility zones. Future development within the project area remains subject to the requirements of the UKIALUCP, applicable FAA regulations, and City review procedures. No project-specific airport compatibility effects have been identified that were not previously addressed through the UKIALUCP and prior environmental review.

Biological Resources
The project area encompasses Gibson Creek, a sensitive riparian corridor that also presents flood hazards. The proposed rezoning to Public Facilities (PF) and Community Commercial (C-1) does not create peculiar environmental effects because the creek is protected by a robust framework of existing mitigation measures and recently adopted City ordinances that address both biological integrity and flood safety.

The 2012 DZC MND identified potential impacts to the creek from development and adopted mitigation measures requiring a 50-foot building setback from the riparian corridor (unless a shorter distance is supported by CDFW) and prohibiting native plant removal. These protections are reinforced by Ukiah 2040 General Plan Policy ENV-6.5 (Creek Protection). Additionally, the 2011 IS/MND for the Depot site acquisition specifically evaluated excavation activities located 50–

16 75 feet from the creek and found impacts to be less than significant through the implementation of a Stormwater Pollution Prevention Plan (SWPPP) to protect the riparian corridor from sedimentation.

Portions of the creek corridor are located within flood hazard areas (Zones A and B). However, flood risks are not peculiar to this rezoning because they are uniformly regulated by the City’s 2025 Floodplain Management regulations (Ordinance 1259, adding Division 9, Chapter 6 to the Ukiah City Code). This ordinance adopts the most recent Flood Insurance Rate Maps (FIRM) and requires that any new development obtain a floodplain permit and elevate structures above the base flood elevation. Furthermore, the 2022 Courthouse EIR Addendum confirmed that recent infrastructure, such as the bridge crossing over Gibson Creek built subsequent to the 2012 EIR, has accommodated site access without worsening flood conditions.

As these specific site constraints are managed by the 2025 Floodplain Ordinance and the biological mitigation measures established in the 2012 MND, the rezoning does not introduce new, unmitigated peculiar effects related to the creek.

Cultural Resources
The project area includes the historic Ukiah Railroad Depot. While the 2012 MND and the 2012 Courthouse EIR identified potential impacts to this resource, the 2022 Courthouse EIR Addendum provides substantial evidence that the specific rezoning of the courthouse parcels to Public Facilities (PF) will not adversely affect the depot. The Judicial Council acquired only the vacant tracts adjacent to the depot and did not acquire the parcel containing the historic structure.

Consequently, the 2022 Addendum concluded that construction will have no direct impact on the historic depot structure. Therefore, rezoning the courthouse site to PF does not create a peculiar significant effect on historic resources.

Hazards and Hazardous Materials
The parcels proposed for Public Facilities (PF) zoning (the Depot site) are identified on the Regional Water Quality Control Board’s hazardous materials list (Case #1NMC397) due to historic railroad operations. The 2011 IS/MND and the 2012 Courthouse EIR (Impact 4.6-2) analyzed these peculiar site conditions and determined that impacts would be less than significant through compliance with the Remedial Action Plan approved by the North Coast Regional Water Quality Control Board. As the cleanup and construction activities are governed by these existing regulatory frameworks and adopted mitigation measures, the rezoning does not create a new or peculiar unmitigated hazard.

Housing
The proposed rezoning of the Perkins Street corridor to Community Commercial (C-1) would allow residential development to proceed pursuant to the City's Objective Design and Development Standards (ODDS). The 2012 Downtown Zoning Code (DZC) Initial Study/Mitigated Negative Declaration stated that the form-based regulations were intended to facilitate compact, pedestrian-oriented development, mixed land uses, and a variety of housing types. Since adoption of the DZC in 2012, relatively limited redevelopment has occurred within portions of the

17 Perkins Street corridor subject to DZC regulations. City records indicate that one new standalone commercial structure (536 E. Perkins Street) has been constructed within the corridor during that period. Under the existing DZC, certain development proposals may require approval of an Exception pursuant to Ukiah City Code Section 9231.5.

Under the proposed C-1 zoning, multifamily dwellings may be approved subject to compliance with the City's Objective Design and Development Standards (Ukiah City Code Chapter 2, Article

5.2; Sections 9055 and 9081). Accordingly, residential development within the Perkins Street corridor would remain permitted at densities previously analyzed in the Ukiah 2040 General Plan EIR while utilizing the City's existing objective residential development standards.

Land Use
The proposed rezoning of certain parcels from Urban Center to Heavy Commercial (C-2) applies a zoning classification that permits warehouse, contractor, equipment storage, and servicecommercial activities already present on portions of the affected properties. These uses fall within the range of commercial and employment-generating uses evaluated in the Ukiah 2040 General Plan EIR. The rezoning does not introduce a land use not previously analyzed through prior environmental review and does not create a project-specific land use effect peculiar to the site.

Transportation
The 2012 Courthouse EIR (Impact 4.10-3) analyzed potential safety hazards resulting from increased traffic near the at-grade railroad crossing on East Perkins Street. The EIR adopted mitigation requiring coordination with the California Public Utilities Commission, and the North Coast Railroad Authority to ensure safety standards are met. The proposed rezoning to C-1 and PF maintains the land use assumptions of that analysis. Therefore the specific safety hazard regarding the rail crossing has already been analyzed and mitigated, and this Ordinance creates no new peculiar safety effects.

3. Significant Impacts Not Analyzed in the Prior EIR
Finding: There are no project-specific impacts associated with the proposed Ordinance that were not previously analyzed through the Ukiah 2040 General Plan EIR, the 2012 Downtown Zoning Code MND, the 2011 Depot Site IS/MND, the 2012 Courthouse EIR, the 2022 Courthouse EIR Addendum, or other applicable environmental review documents.

Discussion: The Ukiah 2040 General Plan EIR served as a Program EIR, comprehensively analyzing the impacts of land use changes. The 2012 MND provided site-specific analysis for the DZC area.

Air Quality
The 2012 Downtown Zoning Code MND identified construction-generated particulate matter (PM10) as a potentially significant impact associated with future redevelopment activities within the Downtown Zoning Code area. Mitigation measures requiring dust control practices, including watering of disturbed areas and covering of stockpiles, were incorporated into the MND. The Ukiah 2040 General Plan EIR similarly evaluated construction-related air quality impacts (Impact

18 AQ-2) and identified compliance with Bay Area Air Quality Management District Basic Construction Mitigation Measures as a means of reducing impacts.

The proposed Ordinance does not increase development intensity beyond that analyzed in the Ukiah 2040 General Plan EIR. In addition, the 2022 Courthouse EIR Addendum evaluated the courthouse project under a reduced development footprint compared to the original 2012 Courthouse EIR and noted that prior demolition activities had already occurred on the courthouse site. Accordingly, no new air quality impacts have been identified that were not previously analyzed through prior environmental review.

Cultural Resources
The project area contains historic and cultural resources, including the Ukiah Railroad Depot. The 2012 Downtown Zoning Code MND evaluated potential impacts to historic resources and concluded that application of the Downtown Zoning Code's historic building standards would reduce impacts associated with future redevelopment. The Ukiah 2040 General Plan EIR identified impacts to historic resources as significant and unavoidable (Impact CUL-1) and incorporated mitigation measures including implementation of the Historic Resources Study Program.

The proposed Ordinance does not eliminate or modify the historic review procedures contained in Ukiah City Code Section 3016. In addition, the 2022 Courthouse EIR Addendum concluded that the courthouse project would not directly affect the historic Depot structure because the Depot parcel was excluded from the courthouse development footprint. No new impacts to historic or cultural resources have been identified that were not previously evaluated through prior environmental review.

Land Use
The Downtown Zoning Code prohibited formula fast-food restaurants and drive-through facilities within the Downtown Zoning districts. The proposed Ordinance rezones portions of the Perkins Street corridor to Community Commercial (C-1), where drive-through facilities and formula restaurants are permitted subject to the standards of that district.

The affected properties are designated Community Commercial or Downtown Core by the Ukiah 2040 General Plan and are located along the East Perkins Street commercial corridor. The Community Commercial designation, associated development intensities, and commercial land use assumptions were evaluated through the Ukiah 2040 General Plan EIR. The proposed rezoning does not introduce land use categories beyond those contemplated by the Community Commercial designation or analyzed through the General Plan EIR.

In addition to drive-through facilities and formula restaurants, the rezoning restores access to commercial service, retail, personal service, and artisan manufacturing uses permitted within the Community Commercial district. Similarly, rezoning selected parcels to Heavy Commercial (C-2) permits warehouse, contractor, equipment storage, and service-commercial activities consistent with the Highway Commercial land use designation. These land use categories and associated