Chapter 2

ZONING

ARTICLE 5.1. REGULATIONS IN EAST GOBBI HOUSING OVERLAY ZONE ("HOZ")

SECTION:

§9054 Purpose And Intent

A. This section establishes the East Gobbi Housing Overlay Zone ("HOZ"). The purpose of this Housing Overlay Zone is to allow by-right housing development with a minimum of twenty percent (20%) of the units affordable to lower income households, with objective design and development standards, in order to streamline the housing development permit process.

B. All new multifamily residential development proposed within the HOZ will be subject only to ministerial review for all applicable permits, provided the proposed development complies with the objective design and development standards, and includes a minimum of twenty percent (20%) of the units affordable to lower income households. The objective design and development standards to be used for ministerial review of new multifamily residential development projects are set forth in Chapter 2, Article 5.2 of this division. (Ord. 1212, §6, adopted 2021)

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ARTICLE 5.2. OBJECTIVE DESIGN AND DEVELOPMENT STANDARDS FOR NEW RESIDENTIAL CONSTRUCTION

SECTION:

§9055: Purpose And Intent

§9055.1: Development Standards

§9055.2: Design Standards

The purpose of this article is to create a by-right, ministerial approval process for all new residential construction, excluding single-family homes and duplexes. To do so, this article sets forth objective design and development standards that remove barriers to and reduce costs for new residential construction for multifamily housing, while still protecting the residential character of the City’s neighborhoods. (Ord. 1212, §7, adopted 2021; Ord. 1234, §1, adopted 2023)

• A. Setbacks:

1. Front: The front setback shall comply with the base zone front setback requirements.

2. Setback Landscaping: Areas between the required setback and street improvements shall be landscaped per the landscaping requirements in subsection L of this section. 3. Side (Interior):

• a. Minimum Side Setbacks: There is no minimum interior side setback; provided, that structures comply with the building and fire code standards for structure separation.

• b. Zero Setback: If zero setbacks are proposed, the side setback opposite the zero setback shall be a minimum of five feet (5').

4. Rear: The rear setback shall comply with the base zone rear setback requirements.

• B. Property Access: There shall be vehicular access from a dedicated and improved street, easement, or alley to off-street parking areas.

• C. Street Frontage: Every primary residential structure shall have frontage on a public street or an accessway which has been approved for residential access by the City.

• D. Structure Orientation: Structures shall incorporate site design that reduces heating and cooling needs by orienting structures (both common facilities and dwelling units) on the parcel to reduce heat loss and gain, depending on the time of day and season of the year.

• E. Structure Height: Structure height shall comply with the base zone maximum allowable height.

• F. Alternative Energy Applications: All structures shall be designed to allow for the installation of alternative energy technologies including but not limited to active solar, wind, or other emerging technologies, and shall comply with the following standards:

1. Installation of solar technology on structures such as rooftop photovoltaic cell arrays shall be installed in accordance with the State Fire Marshal safety regulations and guidelines.

2. Roof-mounted equipment shall be located in such a manner so as to not preclude the installation of solar panels, as shown in Figure 1-1.

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Figure 1-1: Application of Roof-Mounted Equipment

• G. Utility Lines: All utility lines from the service drop to the structure shall be placed underground.

• H. HVAC Systems: All HVAC systems shall be located on the roof of the structure to minimize noise impacts to adjacent properties, or shall be placed on the ground, not visible from the public right-of-way, meet the required setback and be obscured by fencing or landscaping as described in section 9055.2H of this code – Screening.

• I. Mail and Package Delivery Location: For multifamily development projects greater than four (4) dwelling units, mailboxes and package delivery areas shall be in locations easily visible by residents.

J. Primary Entrances:

1. Entry Lighting: All primary structure entrances shall include dusk-to-dawn lighting for safety and security per subsection P of this section.

2. Interior-Facing Structures:

• a. The primary entrance of each interior-facing structure shall be oriented toward paseos, courtyards, pathways, and active landscape areas.

• b. For safety, units not facing the street shall be oriented to provide visual access to entryways, pedestrian pathways, recreation areas, and common facilities from dwelling units.

• K. Open Space: The following development standards apply to multifamily developments greater than four (4) dwelling units:

1. Public Open Space:

• a. Public Open Space: Not less than ten percent (10%) of the gross acreage of the total project shall be set aside as public open space to allow for active and passive recreation opportunities and that includes shading elements to benefit all residents of the project, as shown in Figure 1-2. Open space ownership and maintenance shall be the responsibility of the property owner(s).

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Figure 1-2: Configuration of Public Open Space

b. Connections: Public open space areas shall be directly connected to all interior space areas (i.e., community room, recreation room, exercise center), trash and recycling enclosures, laundry facilities (if applicable), structure entrances, parking areas, and mail delivery areas by pedestrian-oriented pathways.

c. Landscaping and Gardening: A minimum of fifteen percent (15%) of the required public open space shall be landscaped with materials and plantings consistent with the standards in subsection L of this section (Landscaping) and the subject parcel’s underlying base zone landscaping requirements.

d. Lighting: In addition to the exterior lighting standards in subsection P of this section, public open space areas shall incorporate accent lighting. Accent lighting may include string lighting in trees or crisscrossed over pedestrian areas via courtyards, or plazas; lighting in fountains; or lighting of significant structures or architectural design features.

e. Public Gathering Space: Public open space areas shall include a minimum of two (2) of the following public gathering spaces:

(1) Patio seating area for a minimum of eight (8) people. Patio seating can be fixed chairs and tables, table/bench combination, or landscape materials (i.e., slabs of stone or rock);

• (2) Community garden;

• (3) Water feature in the form of a fountain, bubblers, or water play area;

• (4) Picnic/BBQ area no smaller than two hundred (200) square feet with a minimum of three (3) picnic/BBQs and tables; or

• (5) Pedestrian plaza no smaller than two hundred (200) square feet with a minimum of four (4) benches.

• f. Recreation Facilities: A maximum of twenty-five percent (25%) of the required public open space area may be paved for recreation facilities including but not limited to basketball courts, tennis courts, common playground, or swimming pools.

2. Private Open Space:

• a. Ground Floor Units: Each ground floor dwelling unit shall include a minimum of forty (40) square feet of private open space in the form of a covered or uncovered patio to allow for light, air, and privacy.

b. Above-Ground-Floor Units: Each above-ground-floor dwelling unit shall include a minimum of forty (40) square feet of private open space in the form of a terrace, balcony, or rooftop patio to allow for light, air, and privacy.

L. Landscaping (see Figure 1-3):

1. Landscaping Plans: Existing features, such as trees, creeks, and riparian habitats shall be incorporated into landscaping plans.

2. Site Landscaping:

• a. All street trees shall be planted consistent with the standard planting detail on file with the City Engineer.

• b. Vegetation (i.e., bushes, shrubs, flowers) shall be maintained at a height of no more than three feet (3') when located adjacent to pedestrian pathways and building facades and placed in such a manner that does not obstruct lighting.

• c. Foodscaping: The integration of edible plants into ornamental landscapes is allowed and can constitute a percentage of the required landscaping for the subject property.

d. Community Garden: A public garden tended and maintained by members of the local community, allowed per section 9383 of this code (Community Gardens). Community gardens shall be regularly maintained and feature a management plan.

3. Irrigation: Site landscaping shall include an automated irrigation system with a minimum of seventy-five percent (75%) of system being drip irrigation to reduce water consumption.

4. Maintenance: All trees and on-site landscaping shall be maintained by the property owner.

5. Landscaping Plant Selection:

• a. Landscape planting shall consist of at least seventy-five percent (75%) native, drought-tolerant plants and/or flowering plants, including plants identified for "foodscaping."

b. All tree plantings shall be equivalent to a fifteen (15) gallon container or larger.

c. Street trees shall be selected from the approved species on the Ukiah Master Tree List – Required Street Tree List.

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Figure 1-3: Landscaping

M. Personal Outdoor Storage Spaces: A minimum of ten (10) square feet (eighty (80) cubic feet) of personal outdoor storage space shall be provided for each dwelling unit. Personal outdoor storage areas shall be covered and able to be locked.

N. Bicycle parking is an essential element of any bikeway network. Site planning for short- term and long-term bicycle storage considerations should be based on the Association of Pedestrian and Bicycle Professional’s (APBP) "Bicycle Parking Guidelines" and best practices. See below for bicycle parking standards (see Figure 1-4):

1. Class I Bicycle Parking: One Class I bicycle parking space (i.e., bicycle locker) is required for every fifteen (15) dwelling units. The Class I bicycle space shall be located within or directly adjacent to the required public open space area.

2. Class II Bicycle Parking: For multifamily development projects greater than four (4) dwelling units, one Class II bicycle parking space (i.e., inverted U-rack, ribbon rack, wave rack) is required for every three (3) dwelling units. The Class II bicycle space shall be located within or directly adjacent to the required public open space area.

Figure 1-4: Bicycle Parking O. Parking and Circulation: 1. Parking Areas: a. Parking Lot Design and Location: (1) Parking is prohibited within required sight distance areas. (2) Multifamily development projects greater than fifteen (15) dwelling units shall not site more than fifty percent (50%) of the total parking stalls in a single area of the parking lot. (3) Multifamily development projects greater than four (4) dwelling units shall not provide parking between the building(s) and the primary street frontage. (4) Parking lots within a site shall be internally connected and use shared driveways. b. Parking Lot Landscaping: The following development standards apply to multi-family developments greater than four (4) dwelling units: (1) Parking areas with twelve (12) or more parking stalls shall have a tree placed between every four (4) parking stalls (with exceptions for access aisles and other features required for accessibility or EV charging), unless infeasible, due to existing mature trees or other similar site-constraint. Parking lots shall also feature a continuous linear planting strip, rather than individual planting wells. (2) Parking lots shall provide shade trees in landscaped areas and along pedestrian pathways. Parking areas shall be designed to provide a tree canopy coverage of fifty percent (50%) over all paved areas within ten (10) years of planting. (3) Parking lots shall provide a minimum ten-foot (10') buffer between the parking and structures. This buffer can include walkways and/or landscaping. (4) Parking lots shall use concrete curbing or raised planting areas to protect landscaped areas from encroaching vehicles. (5) At least seventy-five percent (75%) of parking lot trees shall be deciduous species. c. Parking Lot Lighting: The following development standards apply to multifamily development projects greater four (4) dwelling units. (1) Parking lots shall include pole-mounted lighting that shall be no more than sixteen feet (16') in height. (2) Parking lot lighting shall be directed downward to minimize glare. d. Carports: Carports shall be reserved for vehicles and shall not be used as storage space. e. Individual Garage Parking: For multifamily development projects greater than four (4) dwelling units, indoor vehicle parking in the form of garages is encouraged, but not required. 2. Required Parking: a. Parking Standards: Multifamily dwelling parking standards shall be consistent with the parking regulations of their zoning designation. b. Parking Standards: Mixed-use parking standards shall be consistent with subsection 9198.A.3 of this code. P. Exterior Lighting (see Figure 1-5): 1. Pedestrian-oriented lighting shall be provided in active pedestrian areas (i.e., paseos, interior sidewalks, pathways, etc.) for safety and security. 2. Pedestrian pathway (excluding street-fronting sidewalks) lighting features shall not exceed ten feet (10') in height. 3. Active pedestrian areas shall incorporate free-standing lighting separate from structures. 4. Pedestrian pathways, elevator lobbies, parking areas, stairwells, and other common areas shall have minimum illumination levels of one-half (0.5) foot-candle at the pathway surface to clearly show walking conditions. 5. Overhead sports court lighting shall illuminate only the intended area. Light trespass onto neighboring parcels is prohibited. 6. Outdoor lighting shall use energy efficient lighting technology and shall be shielded downward to reduce glare and light pollution in conformance with Dark Sky Standards of the International Dark Sky Association.

e pathway surface to clearly show walking conditions. 5. Overhead sports court lighting shall illuminate only the intended area. Light trespass onto neighboring parcels is prohibited. 6. Outdoor lighting shall use energy efficient lighting technology and shall be shielded downward to reduce glare and light pollution in conformance with Dark Sky Standards of the International Dark Sky Association.

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Figure 1-5: Exterior Lighting

Q. Privacy: Any balcony, window, or door shall use at least one of the following development approaches to lessen the privacy impacts onto adjacent properties. These techniques include: use of obscured glazing, landscaped/privacy buffer in the required setback with a minimum of five feet (5'), window placement above eye level, or locating balconies, windows, and doors facing toward the street and backyard. Trees and landscaping used as a landscaped/privacy buffer shall be planted and maintained by the property owner to preserve the privacy of adjacent property owners.

R. Trash and Recycling Enclosures: The following trash and recycling enclosure development standards apply to multifamily development projects greater than four (4) dwelling units:

1. Walls either made of masonry, metal, or wood with finished metal doors.

2. Vehicle and pedestrian access gates.

3. Downward lighting for safety and security.

S. Structure Identification: Structure identification numbers shall be placed along pedestrian pathways and roads and shall be readable from a distance of at least sixty feet (60').

T. Signage and Information: Developments shall comply with the sign standards in Division 3, Chapter 7 of this code (Signs). In addition, all directional signage and informational kiosks (i.e., development maps) shall be located at the entrances of individual buildings and at convergences of main pedestrian pathways. (Ord. 1212, §7, adopted 2021; Ord. 1234, §2, adopted 2023; Ord. 1268, §5, adopted 2026)

A. Carports:

1. For multifamily development projects greater than four (4) dwelling units, carports shall not be visible from the street. 2. Carports shall include the approved color palette, materials, and design elements of the structure. B. Color Palettes (see Figure 1-6): 1. All structures shall include at least one primary color and a maximum of two (2) accent colors, in addition to the color of the roofing material. 2. Each structure elevation shall include two (2) colors in the selected color palette. 3. Projects that include more than ten (10) dwelling units shall include at least two (2) color palettes, where no single-color palette shall be used on more than fifty percent (50%) of the dwelling units. Figure 1-6: Color Palettes C. Fences and Walls: The following materials are prohibited for all fences and walls: 1. Electrified; 2. Barbed wire/razor wire; 3. Sharp objects such as spires and glass; 4. Cyclone or chain link (exception for on-site gardening or recreation improvements (e.g., basketball court, community gardens, etc.)); and 5. Vinyl (exception for on-site gardening or recreation improvements (e.g., basketball court, community gardens, etc.)). D. Glazing: Structures shall incorporate the use of energy efficient glazing to reduce heat loss and gain. E. Common Mailboxes: Common mailboxes shall be painted using the approved color palette for the overall development. F. Trash and Recycling Enclosures: Trash and recycling enclosure walls and metal doors shall be painted in accordance with the approved color palette for the overall project. G. Roof Design and Materials (see Figure 1-7): 1. Horizontal eaves longer than twenty feet (20') in length shall be broken up by gables, building projections, or other forms of articulation. 2. Roof overhangs shall be a minimum of twelve inches (12"). Figure 1-7: Roof Design 3. The following are allowable roofing materials: a. Nonreflective standing seam metal roofs in shades of tan, brown, black, light blue, red, and green; b. Cool foam roofs (white); c. Clay tile; and d. Architectural composition shingles. H. Screening: All screening of ground-mounted, wall-mounted, and roof-mounted equipment shall be painted in accordance with the approved color palette for the project. Visual screening shall be installed if ground-mounted or wall-mounted equipment faces the street. I. Stairways/Stairwells: Exterior stairways/stairwells that are not enclosed shall not be visible from the public right-of-way. J. Structure Massing: Structures that have a length longer than thirty feet (30') shall include facades with varying modulation with a minimum depth of two feet (2') at intervals of no more than ten feet (10'), as shown in Figure 1-8.

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Figure 1-8: Structure Massing

• K. Structure Materials and Elements:

1. Drainpipes, parapets, and ledges shall not be located near windows, corridors, and balconies. If such placement is not feasible, they shall face parking lots, public spaces, and roads.

2. All structures shall include a minimum of two (2) primary materials (i.e., stone, wood, masonry, or metal) on each structure elevation. Each material shall comprise at least twenty percent (20%) of the elevations excluding windows and railings.

3. All structures that use exterior veneers shall ensure the edge of the veneer is not obvious by prohibiting the use of vertical joints at exterior corners.

4. The following primary structure materials are prohibited:

• a. Exposed logs in their natural state;

• b. Stucco textured foam, synthetic stucco, vinyl or vinyl-clad materials; and

• c. Unfinished galvanized metals.

L. Exception: As needed or required, due to site or building constraints, the applicant can request deviation from the identified standards conveyed in UCC Sections 9055.1(K) through (S) or 9055.2(J) through (K) by twenty-five percent (25%) upon review by the Community Development Director. (Ord. 1212, §7, adopted 2021; Ord. 1234, §3, adopted 2023) Home Previous Next

Home Previous Next CHAPTER 2 ZONING ARTICLE 5.3. ACCESSORY DWELLING UNITS (ADUS) SECTIONS: §9056: Purpose And Intent §9056.1: General Requirements §9056.2: Development Requirements §9056.3: Setbacks

§9056.4: Parking §9056.5: Legal Nonconforming Accessory Structures §9056.6: Height §9056.7: Determination Of Appropriateness

The purpose of this article is to create an expedient ministerial approval process for residential accessory dwelling units (ADUs). To do so, this article sets forth development standards in conformance with the California Government Code and tailored to meet the changing needs of Ukiah communities and expand housing choices in all neighborhoods. (Ord. 1244, §5, adopted 2024; Ord. 1258, §2, adopted 2025)

Accessory dwelling units (ADU) on lots developed with a primary single-family or multifamily residence or for which a primary residence is proposed shall be ministerially permitted and subject to the following standards/criteria: A. The requirements of this article are applicable to all existing ADUs, as well as those proposed after the effective date hereof, except for legal nonconforming units, or as specifically provided herein. Existing ADUs as of the date hereof inconsistent with the provisions listed herein shall be considered legal nonconforming; provided, that they were legal at the time of their creation. B. ADUs shall be deemed not to exceed the allowable density for the residential lot upon which an ADU is located. ADUs are deemed a residential use that is consistent with the existing general plan and zoning designation for the lot on which an ADU is located with a primary residence.

C. These regulations do not allow the division of property upon which an accessory dwelling unit is located unless all requirements of the applicable zoning district or State law are met. D. An ADU may be rented separate from the primary residence but may not be sold or otherwise conveyed separate from the primary residence unless the conveyance meets the requirements of Government Code sections 66340 through 66342. E. Accessory dwelling units provide complete independent living facilities for one or more persons. The accessory dwelling unit is either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure or detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling, including detached garages. F. An ADU must meet all applicable building and fire codes, and shall have electric, water and sewer or septic service with the type of meter arrangement at the property owner’s option. Water, sewer, and electrical services shall be available prior to the issuance of a building permit for an ADU. No new water or sewer connection fees may be required for ADUs that are contained within the existing space of a single-family or multifamily residence or accessory structure, unless the ADU is constructed with a new single-family home. Any impact fees charged for an accessory dwelling unit of seven hundred fifty (750) square feet or more shall be charged proportionately in relation to the square footage of the primary dwelling unit. G. Nothing in this chapter shall preclude the development of a junior accessory dwelling unit as regulated by Ukiah City Code and Government Code sections 66333 through 66339. (Ord. 1244, §5, adopted 2024; Ord. 1258, §2, adopted 2025) §9056.2 DEVELOPMENT REQUIREMENTS A. Applications for a building permit for an ADU shall be deemed approved if the local agency has not approved or denied the completed application within sixty (60) days. If approved, no additional parking or other development standards shall be applied except for building code and fire safety requirements.

44, §5, adopted 2024; Ord. 1258, §2, adopted 2025) §9056.2 DEVELOPMENT REQUIREMENTS A. Applications for a building permit for an ADU shall be deemed approved if the local agency has not approved or denied the completed application within sixty (60) days. If approved, no additional parking or other development standards shall be applied except for building code and fire safety requirements.

B. Applications for a building permit within any zoning district where residential uses are allowed or permitted shall be approved ministerially to develop any of the following:

1. Unit Type: An ADU may be attached to an existing primary residence converted from a portion of the existing living area of the primary residence or attached garage, detached and on the same legal lot as a primary residence, converted from the entirety of or a portion of an existing accessory structure, or attached to an existing or proposed accessory structure. 2. Number of Units: The number of ADUs allowed on a single lot shall be: a) On a lot that contains an existing or proposed single-family dwelling: One (1) new ADU attached or detached. Additionally, one (1) converted ADU created from existing space of the single-family residence or an existing accessory structure. Converted ADUs must have exterior access. ADUs converted from existing structures are eligible for a 150 square-foot expansion to accommodate ingress and egress. b) On a lot that contains an existing multifamily dwelling: Eight (8) ADUs, detached from the multifamily structure, and up to twenty-five percent (25%) of the number of units in the existing multifamily dwelling converted from existing non-livable space in a multifamily structure. The number of Accessory Dwelling Units, however, allowable pursuant to this Subsection shall not exceed the number of existing units on the lot. c) On a lot that contains a proposed multifamily dwelling: Two (2) ADUs, detached from the multifamily structure. C. Size: The maximum size of a detached ADU shall be one thousand two hundred (1,200) square feet, unless located on the same parcel as a multi-family structure, in which case there shall be no maximum unit size. The conversion of an existing accessory structure or a portion of the existing primary residence to an ADU is not subject to unit size requirements. D. Improvements: The City shall not require, as a condition for ministerial approval of a permit application for the creation of an ADU, the correction of nonconforming zoning conditions. For purposes of this section, “nonconforming zoning condition” means a physical improvement on a property that does not conform with current zoning standards. E. Lot Size: No minimum lot size shall be required. F. Lot Coverage: The lot coverage limitation of the base zoning district shall not apply to the construction of an ADU. G. Construction Standards: Not exclusive of other applicable State and local building and fire regulations, ADUs shall comply with the following requirements: 1. Structures within the State responsibility area (SRA) must comply with applicable local and state regulations for setbacks and fire-resistive construction. 2. Structures outside of the SRA must comply with building code regulations for fire-resistive construction, unless more restrictive standards are required pursuant to State law or regulation. 3. Fire sprinklers are not required for the ADU if not required for the primary residence, and the construction of an ADU may not trigger the requirement for fire sprinklers in an existing primary dwelling. (Ord. 1244, §5, adopted 2024; Ord. 1258, §2, adopted 2025)

The following yard setback requirements shall apply to ADUs:

A. Front Yard: The same as the existing primary residence, but no closer than five feet (5') for the construction of a new detached ADU greater than 800 square feet.

1. For construction of a detached ADU, the application of front yard setbacks do not apply to an ADU of eight hundred (800) square feet or less when associated with a Single-Family Dwelling unit.

2. For construction of a detached ADU, the application of front yard setbacks does not apply to construction of an ADU when associated with a Multiple-Family Dwelling.

B. Side Yard or Rear Yard: Four feet (4').

C. No setback shall be required for an existing living area, garage, or accessory structure or a structure constructed in the same location and to the same dimensions as an existing structure that is converted to an ADU or to a portion of an ADU.

D. An ADU created within the existing space of an accessory structure can be expanded beyond the physical dimensions of the structure up to 150 square feet solely for the purpose of accommodating ingress and egress. The resulting ADU shall conform only to setbacks sufficient for fire and safety. (Ord. 1244, §5, adopted 2024; Ord. 1258, §2, adopted 2025)

1. Parking requirements for the ADU shall be one off-street space (independently accessible or tandem) in addition to the accessible parking spaces required for the existing single-family or multifamily residence. If the primary residence was legally constructed at a time when on-site parking was not required, then only the parking space(s) for the ADU shall be required.

2. Off-street parking shall be permitted in setback areas in compliance with the definition of “off-street parking” found in section 9278B of this code or through tandem parking.

3. Parking standards will not be imposed for an ADU in any of the following instances:

4. The ADU is located within one-half (1/2) mile of a public transit stop;

5. The ADU is located within an architecturally and historically significant district;

6. The ADU is part of the existing primary residence or an existing accessory structure;

7. When on-street parking permits are required but not offered to the occupant of the ADU;

8. When there is a car share vehicle located within one block of the ADU;

9. When an application for an ADU is submitted with an application to create a new single- family or multifamily dwelling on the same lot.

10. If a garage (attached or detached), carport, or uncovered or covered parking structure is demolished in conjunction with the construction of an ADU or converted to an ADU, the City shall not require that those off-street parking spaces be replaced. 5. No parking shall be required for ADUs created pursuant to Government Code § 66323, including:

11. Converted ADUs in existing single-family homes or accessory structures;

12. New detached ADUs (≤ 800 square feet);

13. ADUs converted from non-livable space in multifamily buildings (up to 25% of units); 4. Detached ADUs on lots with multifamily structures. (Ord. 1244, §5, adopted 2024; Ord. 1258, §2, adopted 2025) §9056.5 LEGAL NONCONFORMING ACCESSORY STRUCTURES

ADUs converted from residential accessory structures determined to be legal nonconforming shall be subject to the following requirements:

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ARTICLE 5.4. JUNIOR ACCESSORY DWELLING UNITS (JADUS)

SECTIONS:

§9057: Purpose And Intent

§9057.1: General Requirements

The purpose of this article is to implement the requirements of the Government Code and provisions of the General Plan Housing Element that encourage the production of affordable housing by expanding housing opportunities for all economic segments of the community. (Ord. 1244, §6, adopted 2024; Ord. 1258, §3, adopted 2025)

Junior accessory dwelling units (JADUs) shall be ministerially permitted in zoning districts that allow single-family dwelling units as permitted uses, in compliance with Government Code sections 66333 through 66339, the requirements of this section, and all other requirements of the applicable zoning district. The Department shall approve or deny an application to create a JADU within sixty (60) days from the date it receives a completed application if there is an existing single-family dwelling on the lot. For the purposes of constructing a JADU, attached garages are part of a single-family dwelling.

A. Permit Requirements and Fees: Construction permits (including, but not limited to, a building, electrical, or mechanical permit) shall be required to establish a JADU. A JADU shall not be considered a separate or new dwelling unit for purposes of applying building codes, fire codes, well and septic requirements, or collection of impact fees.

B. Timing: A JADU may be established after or concurrently with the single-family residence.

• C. Development Standards:

1. Number of Units: One JADU is allowed per lot, within a single-family residence.

b) Specifies that the deed restriction runs with the land and is enforceable against future property owners; and c) Restricts the size and attributes of the JADU to those established by this section and Government Code section 66333; and d) Makes the City of Ukiah a third-party beneficiary of the deed restriction with the right to enforce the provisions of the deed restriction. (Ord. 1244, §6, adopted 2024; Ord. 1258, §3, adopted 2025) Home Previous Next

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CHAPTER 2 ZONING

ARTICLE 5.5. REGULATIONS FOR DWELLING GROUPS

SECTIONS:

§9058: Purpose

§9058.1: Applicability

§9058.2: Permit Requirements

This article implements the provisions of the General Plan Housing Element that encourage new types of housing that meet a wide variety of needs and encourage infill projects on underutilized urban land. As defined, "dwelling groups" is a group of three (3) or more single-family residences or two (2) or more detached duplex buildings, apartments, condominiums, and occupying a parcel of land in the same ownership and having any yard or court in common.

Cottage dwelling groups are a type of infill development intended to provide small-scale, clustered housing units that are comparable in scale and intensity to single-family residential use, thereby minimizing the impact on adjacent low-density residential uses. (Ord. 1249, §5, adopted 2024)

This section applies to dwelling groups where allowed or permitted.

A. Dwelling groups are considered a form of multifamily housing. Within the R2 (Medium Density Residential) and R3 (High Density Residential) zoning districts, dwelling groups are an allowed use if adhering to Chapter 2, Article 5.2 of this division (Objective Design And Development Standards For New Residential Construction).

B. Dwelling groups must meet the development criteria of the base zone.

C. Cottage dwelling groups are permitted in the R1 (Low Density Residential) zoning district. Cottage dwelling groups must meet the development criteria of the base zone, as well as the additional standards and exceptions outlined below.

1. Cottage dwelling groups may not be located on any parcel already containing an accessory dwelling unit, junior accessory dwelling unit, or developed with a duplex, triplex, apartment, or condominium. A parcel containing a single-family residence may be developed as a cottage dwelling group only if the single-family residence is included in the total floor area allowance below. 2. Occupancy: Dwelling groups may not be rented on a transient basis (periods less than thirty (30) days).

2. Siting Requirements: a. Airport Compatibility: The proposed site shall not be located on any parcel that features airport compatibility Zones 1 (Runway Protection Zone), 2 (Inner Approach/Departure Zone), 3 (Inner Turning Zone) or 5 (Sideline Zone).

b. Minimum Parcel Size: The minimum parcel size shall be nine thousand (9,000) square feet.

c. Setbacks: Cottage housing developments shall meet the required front and side yard setbacks of the base zone. Rear yard setbacks shall be a minimum of ten feet (10').

d. Parking: One reserved space per unit, and one guest parking space for every three (3) units or portion thereof.

e. Accessory structures that serve on-site users and are subordinate in use and scale to the cottages (e.g., accessory storage, garages, etc.) are allowed subject to setback requirements for accessory structures. f. Design And Development Standards: Cottage housing developments shall be subject to design review and site plan approval and meet the following additional standards and exceptions: (1) Density: On parcels that meet the minimum parcel size, the maximum density shall be one cottage per every two thousand five hundred (2,500) square feet of lot area. When calculating the number of units allowed, fractional units shall be rounded down to the nearest whole number.

(2) Size: The total building square footage shall not exceed two thousand seven hundred (2,700) square feet, unless other sizes are allowed by approval of a use permit.

g. Site Layout:

(1) Common Open Space: Common open space shall be one or more areas that are designed and maintained for recreation, gardening, and similar activities open to all residents. Common open space shall total at least two hundred (200) square feet per unit, of which up to sixty (60) square feet may be private.

i. Cottages should generally be no more than twenty-five feet (25') from the common open area, measured from the facade of the cottage to the nearest delineation of the common open area. ii. Orientation: Dwelling units shall be clustered around common open space that is not separated with fencing. Each unit shall have a primary entry and covered porch, generally oriented towards the common open space. Front porches are encouraged. (Ord. 1249, §5, adopted 2024)

All cottage housing developments are subject to a use permit within the R1 zoning district. A site development permit is required for any dwelling group in the R2 and R3 zoning districts that does not comply with the design and development standards as required by Chapter 2, Article 5.2 of this division. (Ord. 1249, §5, adopted 2024)

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Home Previous Next CHAPTER 2 ZONING ARTICLE 6. REGULATIONS IN NEIGHBORHOOD COMMERCIAL (C-N) DISTRICT S 1 SECTION:

§9060: Purpose And Intent §9061: Uses Allowed §9062: Uses Permitted With Securing Of A Use Permit §9063: Building Height Limits §9064: Building Site And Lot Area Requirements §9065: Front Setback Lines §9066: Yard Requirements §9067: Parking Requirements §9067.5: Lot Coverage §9068: Additional Requirements §9069: Determination Of Appropriate Use

The purpose of the Neighborhood Commercial (C-N) Zoning District is to encourage and promote a balanced mix of low intensity professional office, commercial, single-family and multiple-family residential, and quasi-public land uses. The maximum residential density is one to fifteen (15) dwelling units per gross acre of land. Large and incompatible commercial retail stores, such as supermarkets, chain drugstores, convenience stores, and discount clothing stores, are not allowed or permitted. Similarly, highway-serving commercial uses, such as motels, and gas stations/automotive repair businesses are not allowed or permitted. The C-N district is intended to provide low intensity commercial services, such as medical offices, small retail stores, and personal services to the adjacent and integrated residential community. Additionally, the provisions of this article are intended to assure that development is compatible with the surrounding community, in terms of both design and use, and does not adversely impact surrounding properties. (Ord. 1006, §1, adopted 1998; Ord. 1216, §4, adopted 2021)

The following uses are allowed in Neighborhood Commercial Zoning Districts, pursuant to the development and operational standards of Article 20 if applicable:

Accessory uses to any allowed or permitted uses.

Accessory dwelling units (ADUs), as regulated by Chapter 2, Article 5.3 of this division.

Animal raising – Personal.

Beekeeping and apiaries. Community gardens. Home occupations.

Junior accessory dwelling units (JADUs), as regulated by Chapter 2, Article 5.4 of this division.

Low barrier navigation centers.

Outdoor dining. Outdoor sales and display projects. Professional and medical offices, barbershop, beauty shop, drugstore, florist, delicatessen (seating/tables permitted), small grocery store, and all other uses which, in the opinion of the Planning Director, are similar. The Planning Director may refer a determination regarding similar uses to the Planning Commission for a decision. Sidewalk cafe.

Single-family dwelling, including manufactured/modular homes, transitional housing, and supportive housing. Manufactured/modular homes shall comply with the additional development standards in section 9068 of this code.

Small and large family daycare homes.

Specialty food and beverage sales with tastings.

Multiple-family dwellings (i.e., duplexes, triplexes, fourplexes, condominiums, apartment houses, transitional housing, supportive housing, single-room occupancies (SROs), and rooming or boarding houses). Multiple-family dwellings that comply with the design and development standards in Chapter 2, Article 5.2 of this division are permitted by right. Emergency shelters, small. A mix of any of the above allowed uses. (Ord. 1006, §1, adopted 1998; Ord. 1047, §1, adopted 2003; Ord. 1205, §8, adopted 2020; Ord. 1216, §4, adopted 2021; Ord. 1244, §7, adopted 2024; Ord. 1257, §6, adopted 2025)

The following uses may be permitted in Neighborhood Commercial (C-N) Districts, subject to first securing an appropriate use permit pursuant to provisions contained in Article 20 of this Chapter: Bakery. Bed and breakfast establishment. Bookstore. Cannabis retailer. Coffee shop. Emergency shelters, large. Medical care facility or hospital. Multiple-family dwellings that do not comply with the design and development standards set forth in Chapter 2, Article 5.2 of this division. Personal service establishment. Places of religious worship, assembly or instruction.

Public or private schools.

Retail stores not listed in section 9061 of this code, except for large commercial retail stores, such as department stores, supermarkets, chain drugstores, and discount clothing stores. Sit-down restaurant or cafe (no drive-through restaurants shall be permitted).

Small and large family child daycare homes. Tailor shop. A mix of any of the above permitted uses.

Other uses which, in the opinion of the Planning Director, are similar. The Planning Director may refer a determination regarding similar uses to the Planning Commission for a decision. (Ord. 1006, §1, adopted 1998; Ord. 1047, §1, adopted 2003; Ord. 1216, §4, adopted 2021; Ord. 1226, §2, adopted 2022; Ord. 1257, §6, adopted 2025)

§9063 BUILDING HEIGHT LIMITS

The following shall be the maximum limits for height of buildings in Neighborhood Commercial (C-N) Districts:

A. For main buildings, a maximum height of thirty-five feet (35'). B. For accessory buildings, a maximum height of twenty feet (20'). C. To exceed the height limit, a use permit must first be secured. (Ord. 1006, §1, adopted 1998; Ord. 1216, §4, adopted 2021) §9064 BUILDING SITE AND LOT AREA REQUIREMENTS

In Neighborhood Commercial (C-N) Districts, the building site area shall be as follows:

A. Commercial: For each main building a minimum of seven thousand (7,000) square feet of area, and a width of seventy feet (70'). B. Residential And Mixed-Use: No minimum building site area. C. Existing lots as of the date of Ordinance 1006 under seven thousand (7,000) square feet are considered legal building sites. D. All newly created parcels shall have a minimum of seven thousand (7,000) square feet of area. (Ord. 1006, §1, adopted 1998; Ord. 1216, §4, adopted 2021) §9065 FRONT SETBACK LINES The provisions for front setback lines in Neighborhood Commercial (C-N) Districts shall be as follows: A. On interior lots, the front setback line shall be a minimum of ten feet (10') measured from the street right-of-way line fronting such lot. B. On corner lots, there shall be a front setback line on each street side of a corner lot. The front setback line shall be a minimum of ten feet (10') measured from the street right-of-way line adjacent to such lot. (Ord. 1006, §1, adopted 1998; Ord. 1216, §4, adopted 2021) §9066 YARD REQUIREMENTS

In Neighborhood Commercial (C-N) Districts, yards shall be required in the following widths:

A. Front Yards For Single-Story Buildings: On both interior and corner lots the front setback line shall be a minimum of ten feet (10') measured from the street right-of-way line fronting such lot. B. Front Yards For Multiple-Story Buildings: On both interior and corner lots the front setback line shall be a minimum of ten feet (10') for the first story and fifteen feet (15') for the second story measured from the street right-of-way line fronting such lot. C. Side Yards: The minimum depth required shall be five feet (5'). D. Rear Yards: The minimum depth required shall be ten feet (10'). Except in cases where fifty percent (50%) of one side of the block is already built out, the average (median) setback shall apply. (Ord. 1006, §1, adopted 1998; Ord. 1216, §4, adopted 2021) §9067 PARKING REQUIREMENTS The minimum parking area and number of on-site parking spaces required in the Neighborhood Commercial (C-N) Zoning District shall be as follows: A. Commercial Uses: 1. Retail Stores, Professional Offices, And Business Offices: One parking space for each three hundred (300) square feet of gross leasable space. 2. Personal Services And Personal Improvement Facilities: One parking space for each three hundred fifty (350) square feet of gross floor area. 3. Restaurant: One parking space for every three (3) seats, with a minimum of four (4) spaces. An additional parking space for each two (2) employees at maximum shift. 4. Bicycle Parking: Bicycle parking facilities shall be provided in compliance with the requirements and design standards set forth in Sections 9199.B and 9208 of this Code. B. Residential Uses: The minimum parking areas are required for the following residential uses: 1. Single-Family Dwelling: Two (2) on-site parking spaces per unit. 2. Duplex: One and one-half (1.5) on-site parking spaces per unit. 3. Multiple-Family Dwelling: One on-site parking space per unit. C. Other Uses: All other uses are subject to the provisions contained in Chapter 2, Article 17 of this division. D. Exceptions: Relief from the parking requirements in the C-N zoning district may be approved through the discretionary review process, provided a finding is made that there is a unique circumstance associated with the use or property that results in a demand for less parking than normally expected.

E. Rear Or Side Lots: If parking is to be provided on the rear or sides of lots, fencing and landscaping shall be required to effectively screen the development from adjoining properties. (Ord. 1006, §1, adopted 1998; Ord. 1216, §4, adopted 2021; Ord. 1268, §6, adopted 2026)

The maximum lot coverage shall be sixty percent (60%) of the gross size of the parcel(s). Relief from the lot coverage standard can be approved through the discretionary review process, based upon the size, scope, and intensity of the development proposal. (Ord. 1006, §1, adopted 1998; Ord. 1216, §4, adopted 2021)

The following additional requirements are applicable in the Neighborhood Commercial (C-N) Districts:

A. A site development permit shall be required for development projects in the Neighborhood Commercial (C-N) Zoning District, pursuant to the requirements of subsection 9261B of this code, excluding multiple-family residential projects as described in section 9061 of this code that comply with the design and development standards in Chapter 2, Article 5.2 of this division.

B. No fence shall be constructed over three feet (3') in height in any required front yard.

C. Manufactured homes certified under the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 USC section 5401 et seq.) are allowed on individual parcels subject to the following regulations:

1. Foundation System: The manufactured home shall be attached to a permanent foundation system approved by the City Building Official and designed and constructed pursuant to section 18551 of the California Health and Safety Code.

2. Utilities: All utilities to the manufactured home shall be installed pursuant to City standard practices and policies.

3. Permits: All applicable building, site development, and encroachment permits associated with development of residential property shall be secured prior to any on-site construction.

D. All development projects that are not multiple-family residential projects or do not comply with the design and development standards in Chapter 2, Article 5.2 of this division for multiple-family projects and that require discretionary review in the C-N zoning district shall include a proposed landscaping plan commensurate with the size and scale of the proposed development project and surrounding area. Landscaping plans shall be submitted as a required component of all site development and use permits at the time of application filing.

1. All proposed landscaping plans shall comply with the following standards:

a. Landscape plantings shall be those which grow well in Ukiah’s climate without extensive irrigation. Native species are strongly encouraged.

• b. Deciduous trees shall constitute fifty-one percent (51%) of the trees proposed along the south and west building exposures; nondeciduous street species shall be restricted to areas that do not inhibit solar access.

c. Parking lots with twelve (12) or more parking stalls shall have a tree placed between every four (4) parking stalls within a continuous linear planting strip rather than individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous species, and shall be designed to provide a tree canopy coverage of fifty percent (50%) over all paved areas within fifteen (15) years of planting. Based upon the design of the parking lot, a reduced number of trees may be approved through the discretionary review process.

d. Parking lots shall have a perimeter planting strip with both trees and shrubs.

• e. Parking lots with twelve (12) or more parking stalls shall have defined pedestrian sidewalks or marked pedestrian facilities of no less than 3 feet (3') in width within landscaped areas and/or separated from automobile travel lanes. Based upon the design of the parking lot, and the use that it is serving, relief from this requirement may be approved through the discretionary review process.

f. Street trees may be placed on the property proposed for development instead of within the public right-of-way if the location is approved by the City Engineer, based upon safety and maintenance factors.

g. All new developments shall include a landscaping coverage of twenty percent (20%) of the gross area of the parcel, unless based upon the small size of a parcel as determined by the Planning Director. A minimum of fifty percent (50%) of the landscaped area shall be dedicated to live plantings.

h. Landscaping plans shall include an automatic irrigation system and lighting plan.

i. All required landscaping for commercial development projects shall be maintained.

j. All healthy existing mature trees on development project sites shall be preserved and incorporated into the proposed landscaping plan, if feasible.

k. The Planning Director, Zoning Administrator, Planning Commission, or City Council shall have the authority to modify the required elements of a landscaping plan depending upon the size, scale, intensity, and location of the development project.

E. All commercial land uses shall be limited in hours of operation from seven o’clock (7:00) A.M. to six o’clock (6:00) P.M., except where the Planning Commission approves alternative hours through the discretionary permit review process.

F. Existing developments as of the date hereof inconsistent with the provisions listed herein shall be considered legal nonconforming; provided, that they were legal at the time of their creation, and shall be subject to the provisions of section 9209 of this code. (Ord. 1006, §1, adopted 1998; Ord. 1168, §3, adopted 2016; Ord. 1216, §4, adopted 2021)

Whenever a use is not listed in this Article as a use permitted as of right or a use subject to a use permit in the C-N Zoning District, the Planning 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 Planning Director shall find as follows:

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

B. That the use would not be detrimental to the continuing development of the area in which the use would be located.

C. In the case of determining that a use not articulated as an allowed or permitted use could be established with the securing of a use permit, the Planning Director shall find that the proposed use is similar in nature and intensity to the uses listed as permitted uses. All determinations of the Planning Director regarding whether a use can be allowed or permitted in the Neighborhood Commercial (C-N) 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 to 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 Planning Director. All City Council decisions on appeals of the Planning Director’s actions are final for the City. (Ord. 1006, §1, adopted 1998)

1 Ord. 793, §2, adopted 1982; Ord. 921, §1, adopted 1991; Ord. 950, §1, adopted 1994; rep. by Ord. 1006, §1, adopted 1998)

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CHAPTER 2 ZONING

ARTICLE 7. REGULATIONS IN COMMUNITY COMMERCIAL (C-1) DISTRICT S 1

SECTION:

§9080: Purpose And Intent §9081: Allowed Uses

§9082: Permitted Uses

§9083: Building Height Limits

§9084: Building Site Area Required

§9085: Required Yard Setbacks

§9086: Required Parking

§9087: Additional Requirements

§9088: Determination Of Appropriate Use

The purpose of the Community Commercial Zoning District is to provide a broad range of commercial land use opportunities along the primary transportation corridors within the City. It is intended to promote and provide flexibility for commercial development, to encourage the establishment of community-wide commercial-serving land uses, and provide opportunities to integrate multiple-family housing and mixed-use projects. The Community Commercial (C-1) Zoning District is consistent with the commercial (C) general plan land use designation. (Ord. 1006, §1, adopted 1998; Ord. 1216, §5, adopted 2021)

The following uses are allowed in the Community Commercial (C-1) Zoning District, pursuant to the development and operational standards of Article 20 if applicable:

Accessory uses to any allowed or permitted uses.

Accessory dwelling units (ADUs), as regulated by Chapter 2, Article 5.3 of this division.

Animal raising – Personal.

Beekeeping and apiaries.

Community care facility which provides service for six (6) or fewer persons, with the residents and operators of the facility being considered a family.

Community gardens.

Condominiums.

Emergency shelters, small.

Hotels, motels, and bed and breakfast establishments.

Junior accessory dwelling units (JADUs), as regulated by Chapter 2, Article 5.4 of this division.

Live entertainment.

Low barrier navigation centers. Multiple-family dwellings (i.e., duplexes, triplexes, fourplexes, transitional housing, supportive housing, single-room occupancies (SROs)) that comply with the design and development standards in Chapter 2, Article 5.2 of this division are permitted by right. Outdoor dining. Outdoor sales and display projects. Personal improvement and personal service establishments. Places of religious worship, assembly or instruction. Professional offices and banks. Public or private schools. Restaurants. Retail stores. Sidewalk cafe. Small and large family child daycare homes. Specialty food and beverage sales with tastings. (Ord. 1006, §1, adopted 1998; Ord. 1047, §1, adopted 2003; Ord. 1205, §9, adopted 2020; Ord. 1216, §5, adopted 2021; Ord. 1244, §8, adopted 2024; Ord. 1257, §7, adopted 2025)

The following uses require approval of an appropriate use permit pursuant to the provisions contained in Article 20 of this Chapter:

Auto repair shop, auto body and painting shop, car wash, auto service (gas) station, and new and used car sales.

Bar, dance hall, live entertainment establishment and nightclub.

Billiard parlor, amusement arcade, and bowling alley. Cabinet shop. Cannabis cultivation – Processor. Cannabis manufacturer – Packaging. Cannabis manufacturer – Shared use. Cannabis manufacturing – Level 1.

Cannabis microbusiness. Cannabis nursery. Cannabis retailer. Cannabis testing laboratory. Community care facility for more than six (6) persons, but not more than twelve (12) persons. Emergency shelters, large. Machine shop. Mini/convenience storage.

Outdoor sales establishments that occur for no more than thirty (30) days within a twelve (12) month period may be considered by the Zoning Administrator. All other applications shall be heard by the Planning Commission. A. All outdoor sales establishments shall comply with the following criteria: 1. Parking: Parking shall be designated for a minimum of three (3) automobiles, located off the public right-of-way with no automobile maneuvering permitted in the public right-of-way. The use permit may require additional parking, depending on the nature of sales proposed. 2. Signage: A maximum of twenty-five percent (25%) of the largest side of the vehicle or structure used in the sales operation. In addition, one sandwich board or A-frame sign pursuant to subsection 3227A5 of this code. 3. Utilities: The need for sanitary sewer, water, and electrical services shall be determined through the use permit process, and all hookups shall comply with this code. 4. Business License: Business license must be prominently displayed at all times, and the operator shall have proof of Board of Equalization sales permit. Parking lot. Single-family dwelling (i.e., single-family home, manufactured/modular home, transitional housing, and supportive housing). Manufactured/modular homes shall comply with the additional development standards in section 9087 of this code. Multiple-family dwellings that do not comply with the design and development standards in Chapter 2, Article 5.2 of this division. Mobile home parks. Social halls and lodges. Theater. Veterinarian. (Ord. 1006, §1, adopted 1998; Ord. 1186, §1, adopted 2018; Ord. 1216, §5, adopted 2021; Ord. 1226, §3, adopted 2022; Ord. 1257, §7, adopted 2025) §9083 BUILDING HEIGHT LIMITS The maximum height of any building in a Community Commercial (C-1) District shall be fifty feet (50'). (Ord. 1006, §1, adopted 1998; Ord. 1216, §5, adopted 2021) §9084 BUILDING SITE AREA REQUIRED A. Commercial: For each building or group of buildings a minimum of six thousand (6,000) square feet in area and a minimum width of sixty feet (60') on interior lots; a minimum of seven thousand (7,000) square feet in area and a minimum width of seventy feet (70') on corner lots. B. Residential And Mixed-Use: No minimum building site area. C. Mobile Home Parks: Minimum of two (2) acres. (Ord. 1006, §1, adopted 1998; Ord. 1110, §1, adopted 2008; Ord. 1216, §5, adopted 2021) §9085 REQUIRED YARD SETBACKS In Community Commercial (C-1) Districts, yards shall be required in the following minimum widths: A. Front Yards For Single-Story Buildings: The front setback line shall be a minimum of five feet (5') measured from the street right-of-way line fronting such lot. On corner lots, a ten foot (10') vision triangle may be required for traffic safety. B. Front Yards For Multiple-Story Buildings: The front setback line shall be a minimum of five feet (5') measured from the street right-of-way line fronting such lot (generally being the edge of sidewalk). On corner lots, a ten foot (10') vision triangle may be required for traffic safety. C. Rear And Side Yards: None required except where the rear or side of a lot abuts on an R-1, R-2, or R-3 district, in which case such rear or side yard shall be that of the adjoining zone. (Ord. 1006, §1, adopted 1998; Ord. 1110, §1, adopted 2008; Ord. 1216, §5, adopted 2021) §9086 REQUIRED PARKING

walk). On corner lots, a ten foot (10') vision triangle may be required for traffic safety. C. Rear And Side Yards: None required except where the rear or side of a lot abuts on an R-1, R-2, or R-3 district, in which case such rear or side yard shall be that of the adjoining zone. (Ord. 1006, §1, adopted 1998; Ord. 1110, §1, adopted 2008; Ord. 1216, §5, adopted 2021) §9086 REQUIRED PARKING

The minimum parking area required in the Community Commercial (C-1) Zoning Districts shall be as follows: A. Commercial Uses: 1. Retail Stores, Professional Offices, And Business Offices: One parking space for each three hundred (300) square feet of gross leasable floor area. 2. Personal Services And Personal Improvement Facilities: One parking space for each three hundred fifty (350) square feet of gross leasable floor area. 3. Commercial Recreation And Public Assembly: One parking space for each four (4) person capacity. 4. Restaurant: One parking space for every three (3) seats, with a minimum of four (4) spaces. An additional parking space for each two (2) employees at maximum shift. 5. Bicycle Parking: Bicycle parking facilities shall be provided in compliance with the requirements and design standards set forth in Sections 9199.B and 9208 of this Code. B. Downtown Parking District: All parcels within the downtown parking district No. 1 are not subject to the C-1 zoning district parking standards. These parcels shall comply with the provisions of the downtown parking improvement program. C. Residential Uses: The minimum parking areas are required for the following residential uses: 1. Single-Family Dwelling: Two (2) on-site parking spaces per unit. 2. Duplex: One and one-half (1.5) on-site parking spaces per unit. 3. Multiple-Family Dwelling: One on-site parking space per unit. D. Other Uses: All other uses are subject to the provisions contained in Chapter 2, Article 17 of this division. E. Exceptions: Relief from the parking requirements in the C-1 zoning district may be approved through the discretionary review process, provided a finding is made that there is a unique circumstance associated with the use or property that results in a demand for less parking than normally expected. (Ord. 1006, §1, adopted 1998; Ord. 1216, §5, adopted 2021; Ord. 1268, §7, adopted 2026)

The following additional requirements are applicable in the Community Commercial (C-1) Zoning District:

A. A site development permit shall be required for development projects in the Community Commercial (C-1) Zoning District, pursuant to the requirements of subsection 9261B of this chapter, excluding multiple-family residential projects as described in section 9081 of this code that comply with the design and development standards in Chapter 2, Article 5.2 of this division.

B. Any balcony, window, or door shall use at least one of the following development approaches to lessen the privacy impacts onto adjacent properties. These techniques include use of obscured glazing, landscaped/privacy buffer in the required setback with a minimum of five feet (5'), window placement above eye level, or locating balconies, windows, and doors facing toward the street and backyard. Trees and landscaping used as a landscaped/privacy buffer shall be planted and maintained by the property owner to preserve the privacy of adjacent property owners.

C. Manufactured homes certified under the National Manufactured Housing Construction and Safety Standards Act of 1974 (42 USC section 5401 et seq.) are allowed on individual parcels subject to the following regulations:

1. Foundation System: The manufactured home shall be attached to a permanent foundation system approved by the City Building Official and designed and constructed pursuant to section 18551 of the California Health and Safety Code.

2. Utilities: All utilities to the manufactured home shall be installed pursuant to City standard practices and policies.

3. Permits: All applicable building, site development, and encroachment permits associated with development of residential property shall be secured prior to any on site construction.

D. All development projects that are not multiple-family residential projects, or that do not comply with the design and development standards in Chapter 2, Article 5.2 of this division, and that require discretionary review, shall include a proposed landscaping plan commensurate with the size and scale of the proposed development project. Landscaping plans shall be submitted as a required component of all site development and use permits at the time of application filing. Properties within the downtown master plan (DMP) area are exempt from the landscaping requirements. 1. All proposed landscaping plans shall comply with the following standards:

scaping plan commensurate with the size and scale of the proposed development project. Landscaping plans shall be submitted as a required component of all site development and use permits at the time of application filing. Properties within the downtown master plan (DMP) area are exempt from the landscaping requirements. 1. All proposed landscaping plans shall comply with the following standards:

a. Landscape plantings shall be those which grow well in Ukiah’s climate without extensive irrigation. Native species are strongly encouraged. b. Deciduous trees shall constitute fifty-one percent (51%) of the trees proposed along the south and west building exposures; nondeciduous street species shall be restricted to areas that do not inhibit solar access. c. Parking lots with twelve (12) or more parking stalls shall have a tree placed between every four (4) parking stalls within a continuous linear planting strip rather than individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous species, and shall be designed to provide a tree canopy coverage of fifty percent (50%) over all paved areas within fifteen (15) years of planting. Based upon the design of the parking lot, a reduced number of trees may be approved through the discretionary review process. d. Parking lots shall have a perimeter planting strip with both trees and shrubs. e. Parking lots with twelve (12) or more parking stalls shall have defined pedestrian sidewalks or marked pedestrian facilities of no less than three feet (3') in width within landscaped areas and/or separated from automobile travel lanes. Based upon the design of the parking lot, and the use that it is serving, relief from this requirement may be approved through the discretionary review process. f. Street trees may be placed on the property proposed for development instead of within the public right-of-way if the location is approved by the City Engineer, based upon safety and maintenance factors. g. All new developments shall include a landscaping coverage of twenty percent (20%) of the gross area of the parcel, unless because of the small size of a parcel as determined by the Planning Director. A minimum of fifty percent (50%) of the landscaped area shall be dedicated to live plantings. h. Landscaping plans shall include an automatic irrigation system and lighting plan. i. All required landscaping for commercial development projects shall be maintained. j. All healthy existing mature trees on development project sites shall be preserved and incorporated into the proposed landscaping plan, if feasible. k. The Planning Director, Zoning Administrator, Planning Commission, or City Council shall have the authority to modify the required elements of a landscaping plan depending upon the size, scale, intensity, and location of the development project. E. No fence shall be constructed over three feet (3') in height in any required front yard setback area. F. Existing developments as of the date of this article inconsistent with the provisions listed herein shall be considered legal nonconforming; provided, that they were legal at the time of their creation, and shall be subject to the nonconforming provisions contained in this chapter. (Ord. 1006, §1, adopted 1998; Ord. 1110, §1, adopted 2008; Ord. 1168, §3, adopted 2016; Ord. 1216, §5, adopted 2021) §9088 DETERMINATION OF APPROPRIATE USE

s article inconsistent with the provisions listed herein shall be considered legal nonconforming; provided, that they were legal at the time of their creation, and shall be subject to the nonconforming provisions contained in this chapter. (Ord. 1006, §1, adopted 1998; Ord. 1110, §1, adopted 2008; Ord. 1168, §3, adopted 2016; Ord. 1216, §5, adopted 2021) §9088 DETERMINATION OF APPROPRIATE USE

Whenever a use is not listed in this article as a use permitted by right or a use subject to a use permit in the C-1 zoning district, the planning director shall determine whether the use is appropriate for the zoning district, either as a right or subject to a use permit. In making this determination, the planning director shall find as follows: A. That the use would not be incompatible with other existing or allowed uses in the C-1 zoning district. B. That the use would not be detrimental to the continuing development of the area in which the use would be located. C. In the case of determining that a use not articulated as an allowed or permitted use could be established with the securing of a use permit, the planning director shall find that the proposed use is similar in nature and intensity to the uses listed as permitted uses. All determinations of the planning director regarding whether a use can be allowed or permitted in the community commercial (C-1) 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 to 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 planning director. All city council decisions on appeals of the planning director’s actions are final for the city. (Ord. 1006, §1, adopted 1998)

1 Ord. 793, §2, adopted 1982; Ord. 921, §2, adopted 1991; rep. by Ord. 1006, §1, adopted 1998.

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ARTICLE 8. REGULATIONS IN HEAVY COMMERCIAL (C-2) DISTRICT S 1

SECTION:

§9095: Purpose And Intent §9096: Allowed Uses

§9097: Permitted Uses

§9098: Building Height Limits

§9099: Yards Required §9100: Parking Required §9101: Additional Requirements §9102: Determination Of Appropriate Use

The purpose of the Heavy Commercial Zoning District is to provide opportunities for commercial service, wholesale activities, auto repair shops, agricultural supply stores, and other activities which are generally inappropriate in areas developed with professional offices and retail stores. The Heavy Commercial Zone also encourages the integration of multiple-family housing. The Heavy Commercial (C-2) Zoning District is consistent with the commercial (C) general plan land use designation. (Ord. 1006, §1, adopted 1998; Ord. 1216, §6, adopted 2021)

The following uses are allowed in the Heavy Commercial (C-2) Zoning District, pursuant to the development and operational standards of Article 20 if applicable:

Accessory uses to any allowed or permitted uses.

Accessory dwelling units (ADUs), as regulated by Chapter 2, Article 5.3 of this division.

Animal raising – Personal.

Beekeeping and apiaries.

Business service.

Cabinet shop, sign shop, and machine shop.

Community gardens.

Construction sales and service. Equipment repair shop. Family daycares, large and small. Farm equipment sales and feed stores. Junior accessory dwelling units (JADUs), as regulated by Chapter 2, Article 5.4 of this division. Laundry service and laundromat. Low barrier navigation centers. Mini/convenience storage. Multiple-family dwellings (i.e., duplexes, triplexes, fourplexes, transitional housing, supportive housing, single-room occupancies (SROs)) that comply with the design and development standards in Chapter 2, Article 5.2 of this division are permitted by right. New and used automobile sales. Outdoor dining. Outdoor sales and display projects. Recycling facility. Safety service. Service (gas) station, automobile repair, automobile body and painting shop, and car washing facility. Sidewalk cafe. Specialty food and beverage sales with tastings. Transportation service. Warehousing and distribution (limited). Wholesale store. (Ord. 1006, §1, adopted 1998; Ord. 1047, §1, adopted 2003; Ord. 1205, §10, adopted 2020; Ord. 1216, §6, adopted 2021; Ord. 1244, §9, adopted 2024; Ord. 1257, §8, adopted 2025) §9097 PERMITTED USES The following uses require approval of an appropriate use permit pursuant to the provisions contained in Article 20 of this Chapter: Cannabis cultivation – Large indoor. Cannabis cultivation – Large mixed light. Cannabis cultivation – Medium indoor. Cannabis cultivation – Medium mixed light. Cannabis cultivation – Processor. Cannabis cultivation – Small indoor. Cannabis cultivation – Small mixed light.

Cannabis cultivation – Specialty cottage. Cannabis cultivation – Specialty indoor. Cannabis cultivation – Specialty mixed light. Cannabis distribution. Cannabis manufacturer – Packaging. Cannabis manufacturer – Shared use. Cannabis manufacturing – Level 1. Cannabis microbusiness. Cannabis nursery. Cannabis retailer. Cannabis testing laboratory.

Establishment, maintenance, operation and removal of circuses, carnivals, amusement parks, open air theaters, or other similar temporary establishments involving large assemblages of people. Hotels, motels, and bed and breakfast establishments.

Light industrial and manufacturing uses.

Mobile home parks. Multiple-family dwellings (i.e., duplexes, triplexes, fourplexes, transitional housing, supportive housing, single-room occupancies (SROs)) that do not comply with the design and development standards in Chapter 2, Article 5.2 of this division. Outdoor sales establishments that occur for no more than thirty (30) days within a twelve (12) month period may be considered by the Zoning Administrator. All other applications shall be heard by the Planning Commission. A. All outdoor sales establishments shall comply with the following criteria: 1. Parking: Parking shall be designated for a minimum of three (3) automobiles, located off the public right of way with no automobile maneuvering permitted in the public right of way. The use permit may require additional parking, depending on the nature of sales proposed. 2. Signage: A maximum of twenty five percent (25%) of the largest side of the vehicle or structure used in the sales operation. In addition, one sandwich board or "A" frame sign pursuant to subsection 3227A5 of this code. 3. Utilities: The need for sanitary sewer, water, and electrical services shall be determined through the use permit process, and all hookups shall comply with this code.

4. Business License: Business license must be prominently displayed at all times, and the operator shall have proof of board of equalization sales permit. Parks, playgrounds, community gardens, and other recreational uses.

Public and quasi-public buildings, structures and uses. Resident manager/security personnel housing. Retail stores, restaurants, and professional offices. Temporary uses complying with the purpose and intent of this district. The temporary use shall be for a maximum period of six (6) months, and shall be subject to permit renewal/time extension at the discretion of the planning director. Warehousing and distribution (general). (Ord. 1006, §1, adopted 1998; Ord. 1186, §2, adopted 2018; Ord. 1216, §6, adopted 2021; Ord. 1226, §4, adopted 2022; Ord. 1257, §8, adopted 2025) §9098 BUILDING HEIGHT LIMITS The maximum height of any building in a C-2 district shall be as follows:

A. Fifty feet (50') for primary buildings.

• B. Thirty feet (30') for accessory buildings.

C. To exceed the height limits for primary and accessory buildings, a use permit must first be secured. (Ord. 1006, §1, adopted 1998; Ord. 1216, §6, adopted 2021) §9099 YARDS REQUIRED In C-2 districts yards shall be required in the following minimum widths: A. Front Yards For Single-Story Buildings: On both interior and corner lots the front setback line shall be a minimum of five feet (5') measured from the street right-of-way line fronting such lot. On corner lots, a ten-foot (10') vision triangle may be required for traffic safety. B. Front Yards For Multiple-Story Buildings: The front setback line shall be a minimum of five feet (5') measured from the street right-of-way line fronting each side of the lot. On corner lots, a ten-foot (10') vision triangle may be required for traffic safety. C. Rear And Side Yards: None required except where the rear or side of a lot abuts on an R-1, R-2, or R-3 district, in which case such rear or side yard shall be that of the adjoining zone. (Ord. 1006, §1, adopted 1998; Ord. 1110, §1, adopted 2008; Ord. 1216, §6, adopted 2021) §9100 PARKING REQUIRED

The minimum parking area required in the Heavy Commercial (C-2) Zoning District shall be as follows:

A. Commercial Uses:

1. Wholesale Stores: One parking space for each four hundred (400) square feet of gross leasable space.

2. Automobile Sales: One space for each five hundred (500) square feet of floor area plus one space for each two thousand (2,000) square feet of outdoor display area.

3. Cabinet Shop, Machine Shop, And Sign Shop: One space for each employee on the maximum shift plus required space for office areas. Two (2) spaces are also required for customer parking, and one space for each vehicle operated from or on the site. 4. Warehouse, Mini/Convenience Storage: One parking space for each two thousand five hundred (2,500) square feet. Four (4) additional spaces are also required for customers, one parking space for each two (2) employees at maximum shift, and one space for each vehicle operated from or on the site.

4. Retail Stores, Professional Offices, And Business Offices: One parking space for each three hundred (300) square feet of gross leasable floor area.

5. Bicycle Parking: Bicycle parking facilities shall be provided in compliance with the requirements and design standards set forth in Sections 9199.B and 9208 of this Code. B. Residential Uses: The minimum parking areas are required for the following residential uses:

6. Multiple-Family Dwelling: One on-site parking space per unit.

C. Other Uses: All other uses are subject to the provisions contained in Chapter 2, Article 17 of this division.

D. Exceptions: Relief from the parking requirements in the C-2 zoning district may be approved through the discretionary review process, provided a finding is made that there is a unique circumstance associated with the use or property that results in a demand for less parking than normally expected. (Ord. 1006, §1, adopted 1998; Ord. 1216, §6, adopted 2021; Ord. 1268, §8, adopted 2026)

The following additional requirements are applicable in the Heavy Commercial (C-2) Zoning District:

A. A site development permit shall be required for development projects in the Heavy Commercial (C-2) Zoning District, pursuant to the requirements of subsection 9261B of this code, excluding multiplefamily residential projects as described in section 9096 of this code that comply with the design and development standards set forth in Chapter 2, Article 5.2 of this division.

B. Any balcony, window, or door shall use at least one of the following development approaches to lessen the privacy impacts onto adjacent properties. These techniques include use of obscured glazing, landscaped/privacy buffer in the required setback with a minimum of five feet (5'), window placement above eye level, or locating balconies, windows, and doors facing toward the street and backyard. Trees and landscaping used as a landscaped/privacy buffer shall be planted and maintained by the property owner to preserve the privacy of adjacent property owners.

C. All development projects in the C-2 zoning district that are not multiple-family residential projects or do not comply with the design and development standards set forth in Chapter 2, Article 5.2 of this division require discretionary review and shall include a proposed landscaping plan commensurate with the size and scale of the proposed development project. Landscaping plans shall be submitted as a required component of all site development and use permits at the time of application filing.

1. All proposed landscaping plans shall comply with the following standards:

a. Landscape plantings shall be those which grow well in Ukiah’s climate without extensive irrigation. Native species are strongly encouraged.

b. Deciduous trees shall constitute fifty-one percent (51%) of the trees proposed along the south and west building exposures; nondeciduous street species shall be restricted to areas that do not inhibit solar access.

c. Parking lots with twelve (12) or more parking stalls shall have a tree placed between every four (4) parking stalls within a continuous linear planting strip rather than individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous species, and shall be designed to provide a tree canopy coverage of fifty percent (50%) over all paved areas within fifteen (15) years of planting. Based upon the design of the parking lot, a reduced number of trees may be approved through the discretionary review process.

d. Parking lots shall have a perimeter planting strip with both trees and shrubs.

e. Parking lots with twelve (12) or more parking stalls shall have defined pedestrian sidewalks or marked pedestrian facilities of no less than three feet (3') in width within landscaped areas and/or separated from automobile travel lanes. Based upon the design of the parking lot, and the use that it is serving, relief from this requirement may be approved through the discretionary review process.

. Parking lots with twelve (12) or more parking stalls shall have defined pedestrian sidewalks or marked pedestrian facilities of no less than three feet (3') in width within landscaped areas and/or separated from automobile travel lanes. Based upon the design of the parking lot, and the use that it is serving, relief from this requirement may be approved through the discretionary review process.

f. Street trees may be placed on the property proposed for development instead of within the public right-of-way if the location is approved by the City Engineer, based upon safety and maintenance factors.

g. All new developments shall include a landscaping coverage of twenty percent (20%) of the gross area of the parcel, unless based upon the small size of a parcel as determined by the Planning Director. A minimum of fifty percent (50%) of the landscaped area shall be dedicated to live plantings.

h. Landscaping plans shall include an automatic irrigation system and lighting plan.

• i. All required landscaping for commercial development projects shall be maintained.

j. All healthy existing mature trees on development project sites shall be preserved and incorporated into the proposed landscaping plan, if feasible.

k. The Planning Director, Zoning Administrator, Planning Commission, or City Council shall have the authority to modify the required elements of a landscaping plan depending upon the size, scale, intensity, and location of the development project.

• D. No fence shall be constructed over three feet (3') in height in any required front yard setback area.

E. Existing developments as of the date of this article inconsistent with the provisions listed herein shall be considered legal nonconforming; provided, that they were legal at the time of their creation, and shall be subject to the nonconforming provisions contained in this chapter. (Ord. 1006, §1, adopted 1998; Ord. 1110, §1, adopted 2008; Ord. 1168, §3, adopted 2016; Ord. 1216, §6, adopted 2021)

Whenever a use is not listed in this article as a use permitted as of right or a use subject to a use permit in the C-2 zoning district, the planning 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 planning director shall find as follows:

A. That the use would not be incompatible with other existing or allowed uses in the C-2 zoning district.

B. That the use would not be detrimental to the continuing development of the area in which the use would be located.

C. In the case of determining that a use not articulated as an allowed or permitted use could be established with the securing of a use permit, the planning director shall find that the proposed use is similar in nature and intensity to the uses listed as permitted uses. All determinations of the planning director regarding whether a use can be allowed or permitted in the heavy commercial (C-2) 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 to 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 planning director. All city council decisions on appeals of the planning director’s actions are final for the city. (Ord. 1006, §1, adopted 1998)

1 Ord. 793, §2, adopted 1982; Ord. 828, §1, adopted 1984; rep. by Ord. 1006, §1, adopted 1998.

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CHAPTER 2 ZONING

ARTICLE 9. REGULATIONS IN MANUFACTURING (M) DISTRICTS

SECTION:

§9110: Manufacturing Or (M) District §9111: Uses Allowed §9112: Uses Permitted Subject To First Securing A Use Permit §9113: Building Height Limit §9114: Building Site Area Required

§9115: Yards Required §9116: Parking Required

§9117: Additional Requirements

The regulations contained in this Article shall apply in all Manufacturing (M) Districts and shall be subject to the provisions of Article 16 of this Chapter. The purpose of this Article is to implement the general plan policies for industrial areas. (Ord. 793, §2, adopted 1982)

The following uses are allowed in Manufacturing (M) Districts, pursuant to the development and operational standards of Article 20 if applicable:

A. Wholesale and storage establishments; light and heavy industrial and manufacturing use which, in connection with, has no appreciable offensive or objectionable noise, odor, dust or nuisance factor; such as service stations, auto wrecking, blacksmith shops, building materials yards, feed and fuel yards, junk yards, lumber yards, machine shops, planing mills, storage of goods and materials, and other uses which in the opinion of the Planning Commission are of a similar nature.

B. Accessory uses to any allowed or permitted uses.

C. Animal raising – Personal.

D. Beekeeping and apiaries.

E. Community gardens.

F. Outdoor sales and display projects. (Ord. 793, §2, adopted 1982; Ord. 1257, §9, adopted 2025)

The following uses may be permitted in Manufacturing (M) Districts subject to first securing an appropriate use permit, as provided in Article 20 of this Chapter, in each case:

Cannabis cultivation – Large indoor.

Cannabis cultivation – Large mixed light. Cannabis cultivation – Medium indoor. Cannabis cultivation – Medium mixed light. Cannabis cultivation – Processor. Cannabis cultivation – Small indoor. Cannabis cultivation – Small mixed light. Cannabis cultivation – Specialty cottage. Cannabis cultivation – Specialty indoor. Cannabis cultivation – Specialty mixed light. Cannabis distributor. Cannabis manufacturer – Level 1. Cannabis manufacturer – Packaging. Cannabis manufacturer Level 1 – Shared Use. Cannabis microbusiness. Cannabis nursery. Cannabis retailer. Cannabis testing laboratory. Industrial, manufacturing, or storage uses which may be objectionable by reason of production of smoke, dust, noise, radioactivity, vibration, bright light or other causes. Recreational uses, hotels, motels, mobile home parks, retail stores, offices, service establishments. Resident manager/security personnel housing. (Ord. 828, §2, adopted 1984; Ord. 1186, §3, adopted 2018; Ord. 1226, §5, adopted 2022; Ord. 1257, §9, adopted 2025)

The maximum height of any building in Manufacturing (M) Districts shall by fifty feet (50’). (Ord. 793, §2, adopted 1982)

In Manufacturing (M) Districts the building site area required for each main building shall be a minimum of seven thousand (7,000) square feet in area. (Ord. 793, §2, adopted 1982)

In Manufacturing (M) Districts yards shall be required in the following minimum widths:

A. Front Yards: None required on interior parcels. On corner parcels there shall be a ten foot (10’) setback for a distance of ten feet (10’) along both street frontages measured from the point where the property lines meet at the corner.

B. Rear and Side Yards: None required, except where the rear or side of a lot abuts on an R-1, R-2 or R-3 District in which case the rear or side yard shall be that of the adjoining zone. (Ord. 793, §2, adopted 1982)

The minimum parking area required in Manufacturing (M) Districts shall be that determined by §9198. (Ord. 793, §2, adopted 1982)

A. All new construction, exterior modifications to existing buildings or on-site work shall require a Site Development Permit. (Ord. 793, §2, adopted 1982) Home Previous Next

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CHAPTER 2

ZONING

ARTICLE 10. REGULATIONS IN COMBINING AGRICULTURAL (-A) DISTRICTS

SECTION:

§9125: Combining Agricultural Or -A Districts

§9126: Uses Allowed

§9127: Uses Permitted

A Combining Agricultural (-A) District may be combined with any district or portion of a district defined in this chapter. The regulations contained in this article, and the regulations governing any district which is combined with a Combining Agricultural (-A) District shall apply in all combining Agricultural (-A) Districts. (Ord. 793, §2, adopted 1982; Ord. 1253, §3, adopted 2025)

The following uses are allowed uses in Combining Agricultural (-A) Districts in addition to the uses allowed or permitted in any district with which an (-A) District is combined and providing the property is a minimum of five (5) acres in size:

A. Animal raising – Personal.

• B. Forest production and processing – Limited.

• C. Horticulture.

D. Packing and processing – Limited.

• E. Row and field crops.

• F. Tree crops.

G. Farm stand. (Ord. 793, §2, adopted 1982; Ord. 1253, §3, adopted 2025)

The following uses may be permitted in a Combining Agricultural (-A) District subject to first securing a minor use permit, as provided in this chapter, in each case, in addition to the uses allowed or permitted in any district with which a (-A) district is combined and provided the property is a minimum of five (5) acres in size:

• A. Animal raising – General agriculture.

• B. Animal sales and services – Kennels.

• C. Animal sales and services – Horse stables.

• D. Animal sales and services – Veterinary (large animals).

E. Employee housing.

F. Outdoor or Mixed-Light Commercial cannabis cultivation of all license types set forth in California Code of Regulations, title 4, sections 16201 and 16201.1, as may be amended from time to time. (Ord. 793, §2, adopted 1982; Ord. 1253, §3, adopted 2025)

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CHAPTER 2 ZONING

ARTICLE 11. REGULATIONS IN HILLSIDE (-H) DISTRICT

SECTION:

§9135: Purpose And Intent

§9135.5: Definitions

§9135.6: Maintenance

§9136: Yard And Building Site Requirements In Designated -H Districts

§9137: Front Setback Lines

§9138: Exceptions To Front Setback Lines

§9139: Hillside Development Standards

A hillside (-H) district may be combined with any district or portion of a district defined in this chapter. The regulations contained in this article, and the regulations governing any district which is combined with a hillside (-H) district where not inconsistent with the regulations set forth in this article, shall apply in the hillside (-H) district. The purpose of this section is to implement the hillside designation of the general plan and provide site standards to promote fire and geologic safety and aesthetic qualities. The intent of this district is to:

• A. Encourage concentration of dwellings and other structures by clustering and/or high rise to help save larger areas of open space and preserve the natural terrain;

• B. Encourage the planning, design, and development of building sites in such a fashion as to provide the maximum in safety and human enjoyment while adapting development to, and taking advantage of, the best use of the natural terrain;

• C. Prohibit, insofar as is feasible and reasonable, padding or filling of building sites in the hillside areas;

• D. Ensure underground installation of utility wires and television lines;

• E. Preserve outstanding natural physical features, such as the highest crest of a hill, natural rock outcroppings, major tree belts, etc.;

• F. Minimize grading and cut and fill operations consistent with the retention of the natural character of hill areas;

• G. Minimize the water runoff and soil erosion problems incurred in adjustment of the terrain to meet on site and off site development needs;

• H. Achieve land use densities that are in keeping with the general plan; densities will decrease as the slope of the terrain increases in order to retain the significant natural feature of the hill areas. (Ord. 1125, §1, adopted 2010)

For the purpose of this article, the phrases and terms herein shall have the following meanings:

AVERAGE PARCEL SLOPE: Average slope shall be determined by the formula:

DEFENSIBLE SPACE: As defined by the state of California department of forestry and fire protection.

GRADING: Excavation or fill of material, including the conditions resulting therefrom.

NATURAL GRADE: The natural contour of the land as it existed prior to human disturbance, such as grading, filling, or excavation; or where the natural grade has been modified, the grade existing on the effective date of the first hillside ordinance.

NATURAL STATE: Land in natural or undisturbed or unaltered state, including maintenance of natural grades, drainage patterns, rock outcroppings, and native trees and vegetation, excluding vegetation modification required by the state of California department of forestry and fire protection for defensible space unless the native vegetation in these areas is maintained and the vegetation planted is native or in the case of the area defined as defensible space by the state of California department of forestry and fire protection planted consistent with landscaping standards for defensible space. The intent is to retain the maximum amount of native vegetation and landscaping feasible while meeting fire protection requirements. (Ord. 1125, §1, adopted 2010)

Maintenance is allowed on developed and undeveloped parcels that includes, but is not limited to, the following:

• A. Maintenance of fire breaks when the natural grade is maintained;

• B. Maintenance of fire access/roads when the natural grade is maintained;

• C. Cutting/removal of weeds, grasses, and shrubs;

• D. Pruning/removal of nonnative trees; and/or

• E. Pruning/trimming of native trees.

The above types of maintenance may exceed the minimum amount of defensible space required by the state of California department of forestry and fire protection. (Ord. 1125, §1, adopted 2010)

In the hillside (-H) district, no building construction shall be permitted or allowed at any distance closer to the street right of way line along any adjacent street than the distances set forth in subsection 9139A2 of this article for minimum front yards. Corner lots shall be considered as having a front setback on both adjacent street frontages. (Ord. 1125, §1, adopted 2010)

§9138 EXCEPTIONS TO FRONT SETBACK LINES

The exceptions to the front setback requirement set forth in section 9020 of this chapter shall not apply in the -H district. (Ord. 1125, §1, adopted 2010)

Any parcel of land or subdivision having an average ground gradient across any portion of the property in excess of fifteen percent (15%) shall require a use permit for development. Specific criteria for density, circulation and lot requirements shall be determined on an individual basis utilizing geologic and soils reports, vegetation surveys and aesthetic evaluation. Minimum lot size in this zone shall be ten thousand (10,000) square feet.

A. Minimum Site And Development Standards:

1. Lot Size: Lot size, retention of land in natural state based upon average parcel slope.

a. Calculating Natural State: The minimum amount of the parcel to be retained in natural state shall be based on the gross area of the parcel and calculated by multiplying the gross area of the parcel by the minimum percentage to be retained in natural state, except as allowed by the following:

(1) When previously graded or disturbed areas (such as road, driveway, grading, building site) existing prior to the adoption of the first hillside ordinance are used as part of the proposed development or redevelopment of the site, they shall be included in the gross square footage of the parcel used to calculate the minimum percentage of the parcel required to be retained in natural state. This section shall apply when the project results in the reuse of an area(s) previously graded or disturbed.

(2) When previously graded or disturbed areas (such as road, driveway, building site) existing prior to the adoption of the first hillside ordinance are not used as part of the development or redevelopment of the site, they shall not be included in the gross square footage of the parcel used to calculate the minimum percentage of the parcel required to be retained in natural state. This section shall apply when the project results in an increase in the grading/disturbance of the parcel.

ng prior to the adoption of the first hillside ordinance are not used as part of the development or redevelopment of the site, they shall not be included in the gross square footage of the parcel used to calculate the minimum percentage of the parcel required to be retained in natural state. This section shall apply when the project results in an increase in the grading/disturbance of the parcel.

(3) Additional areas that are blended and/or contoured as part of the development proposal in order to simulate the natural grade and/or contour of the site prior to the development and are planted with native vegetation, or in the case of areas required to be maintained as defensible space by the state of California department of forestry and fire protection consistent with the DOF landscaping requirements for defensible space may also be included as natural state when approved by the decision making authority as part of their review of a discretionary application.

Plans shall be submitted as part of the discretionary application that demonstrate how the grade/contour will approximate the natural state, how this will be accomplished, and the trees and vegetation that will be planted.

2. Setbacks: Minimum thirty feet (30’) from all property lines, and thirty feet (30’) from ridge top or toe of slope for gradient in excess of fifteen percent (15%).

3. Disclosure: Property purchase/sale transaction shall include full disclosure of fact that property is within fire hazard area.

4. Building Material: No combustible roof material as determined by the fire marshal and the building official shall be used on buildings in this zone.

5. Water Supply And Fire Hydrants: The following shall be required:

a. Slopes of twenty percent (20%) and less: Two (2) hours supply with fire flow capability of seven hundred fifty (750) gallons per minute at twenty (20) psi. Fire hydrants maximum three hundred thirty feet (330’) apart with six inch (6") main line. b. Slopes in excess of twenty percent (20%): Two (2) hour supply with fire flow capability of five hundred (500) gallons per minute at twenty (20) psi. Fire hydrants maximum six hundred sixty feet (660’) apart with six inch (6") main line.

6. Subdivisions: In subdivision developments with full width city streets, proposed firebreaks or other separations from wildland areas may have other requirements based upon specific design.

B. Use Permit Procedure: Prior to any construction or grading in this district, a use permit shall be approved by the planning commission.

Additional information or data may be required as determined necessary by the director of planning. The following reports shall be required with each application.

C. Soil Reports: 1. A soils engineering report shall include data regarding the nature, distribution and strength of existing soils, conclusions and recommendations for grading procedures, design criteria for corrective measures and opinions and recommendations covering the adequacy of sites to be developed.

2. The investigation and subsequent report shall be completed by a professional engineer registered in the state of California, and experienced and knowledgeable in the practice of soils mechanics.

3. Recommendations included in the report and approved by the engineer shall be incorporated into the design plan or specifications.

4. Any area which presents one or more of the following limiting factors shall not be subjected to development unless the engineer can demonstrate conclusively to the commission that these limitations can be overcome in such a manner as to prevent hazard to life, hazard to property, adverse effects on the safety, use or stability of a public way or drainage channel and adverse impact on the natural environment. a. Water table within six feet (6’) of the surface at any time of the year.

b. Soils with a high shrink-swell potential.

c. Soils with a unified classification of unstable soil types.

D. Geology Reports:

1. A geology report shall include a description of the geology of the site, conclusions and recommendations regarding the effect of geologic conditions on the proposed development, and opinions and recommendations covering the adequacy of sites to be developed.

2. The investigation and subsequent report shall be completed by a professional geologist registered in the state of California and experienced and knowledgeable in the practice of engineering geology.

3. Any area which the investigation indicates has geological hazards shall not be subjected to development unless the geologist can demonstrate conclusively to the commission that these hazards can be overcome in such a manner as to prevent hazard to life or limb, hazard to property, adverse effects on the safety, use or stability of a public way or drainage channel, and adverse impact on the natural environment.

E. Subsurface Investigations: For both soil and geologic reports, subsurface investigation shall be performed throughout the area to sufficiently describe the existing conditions.

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Home Previous Next CHAPTER 2 ZONING ARTICLE 11.5. REGULATIONS IN OPEN-SPACE (O-S) DISTRICTS

SECTION:

§9140: Purpose And Intent §9141: Definitions

§9142: Allowed Uses §9143: Permitted Uses §9144: Height Limits §9145: Site Area §9146: Setbacks §9147: Parking §9148: Additional Requirements §9149: Determination Of Appropriate Use

The purpose of the Open-Space (O-S) zoning district is to conserve natural resources, preserve ecological systems, protect scenic and cultural landscapes, and provide opportunities for passive recreation and public access where appropriate. This designation is intended to identify lands not suited for development or to land most valuable in an undeveloped state. Factors limiting the development of land would include such constraints as unstable soils, high fire hazard, remote location, poor access, or susceptibility to flooding. Valuable natural areas could include rare and endangered species and habitat, wildlife corridors, riparian vegetation zones, areas with creeks or water features, or designated scenic resources.

The O-S District is consistent with the Open-Space, Public, Agriculture, and Recreational Land Use Designations in the General Plan. The regulations contained in this Article shall apply in all Open-Space (OS) Districts except for the Airport Industrial Park Planned Development – Open Space designation. (Ord. 1262, §2, adopted 2025)

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

BOARDWALKS AND ELEVATED WALKWAYS: Structures that allow passage over sensitive areas such as wetlands or riparian zones, reducing ground disturbance and preserving natural hydrology and vegetation. CAMPGROUND – OPEN-SPACE: Areas designated for overnight camping, including tent sites, fire rings, picnic tables, and restrooms, with minimal permanent infrastructure, intended for recreational use compatible with natural open space settings.

CULTURAL, HISTORICAL, OR ARCHAEOLOGICAL INTERPRETIVE FACILITIES: Facilities or installations that convey the cultural, historical, or archaeological significance of a site through signage, exhibits, or programming. Such uses shall be low-impact and compatible with preservation of the surrounding environment.

ENVIRONMENTAL EDUCATION CENTERS: Small-scale facilities dedicated to outdoor learning, interpretation, and stewardship. May include classrooms, demonstration gardens, or displays focused on ecology, conservation, and sustainable practices, provided they maintain the character of the surrounding open space.

FIREBREAK: A linear or perimeter strip of land or area where combustible vegetation and materials are removed or reduced to a noncombustible condition to slow or stop wildfire spread and support firefighting operations. Width, location, and maintenance shall comply with the applicable fire code or an approved Fuels Management, Vegetation Management/Wildfire Mitigation Plan. GRAZING: The controlled feeding of livestock on open land for the purpose of vegetation management, fuel reduction, or habitat restoration, consistent with an approved conservation, fuel management, or habitat restoration plan. HABITAT BANKING OR MITIGATION SITES: Lands preserved, enhanced, or restored to offset environmental impacts elsewhere, typically under a conservation easement or regulatory agreement. These areas support long-term ecological functions and comply with state or federal mitigation requirements. INTERPRETIVE SIGNAGE AND EDUCATIONAL KIOSKS: Signs or display stations designed to inform visitors about the natural, cultural, or historical features of a place. They often include text, images, maps, or interactive elements. NATIVE PLANT PROPAGATION; NURSERY AREAS: Designated spaces used to grow and reproduce local, native plant species, usually from seeds or cuttings to support restoration, conservation, or landscaping projects that aim to preserve the local ecosystem. NON-OBTRUSIVE TOWER: A structure intended for wildfire detection, environmental monitoring, emergency communication, or similar public safety functions, and is designed to have minimal visual and environmental impact. These towers are typically slender, uninhabited, and constructed using neutral colors or materials that help them blend with the surrounding landscape. They avoid prominent placement on ridgelines or scenic vistas whenever possible and do not include large equipment shelters or features that would significantly alter the natural character of the site. Lighting is not permitted unless required by state or federal safety regulations. OUTDOOR EDUCATION: Organized programs that provide structured instruction and hands-on learning in outdoor or natural settings, including field studies, environmental science, ecology, outdoor skills, and natural interpretation. PARKING LOTS (TRAILHEADS OR OPEN-SPACE ACCESS): Surface parking areas intended solely to support public access to trails, parks, or open space areas. These lots shall be minimally sized, use permeable materials where feasible, and be sited to reduce visual and environmental impacts. PUBLIC PARKS AND RECREATION AREAS WITH LIMITED FACILITIES: Open space areas accessible to the public for passive or low-impact recreation, such as walking, wildlife viewing, or picnicking. May include benches, restrooms, or shade structures, but do not permit large-scale or intensive recreational infrastructure.

REWILDING: The restoration or protection of land and ecosystems to support native species, natural processes, and ecological functions, with minimal ongoing human management.

SLOPE STABILIZATION: Engineering, vegetative, and bioengineering measures to prevent or correct slope failure and erosion, including grading/terracing, soil reinforcement, rockery/riprap, retaining systems, slope drains, and temporary/permanent erosion control BMPs (e.g., silt fence, fiber rolls, hydro-mulch, check dams, sediment basins). SPECIAL EVENTS OR TEMPORARY USES CONSISTENT WITH OPEN-SPACE VALUES: Short-term activities such as nature walks, educational workshops, cultural gatherings, or community celebrations that promote awareness, stewardship, or enjoyment of open space resources without significant alteration of the site. TRAIL, BICYCLE (SHARED-USE PATH): A Public Trail or path primarily designed for bicycle travel, typically with a stabilized surface for bicycle traffic. Equestrian and pedestrian use is not allowed unless expressly posted and designed. TRAIL, EQUESTRIAN: A Public Trail primarily designed, constructed, and maintained for horseback riding. May run parallel to, or be separated from, a Multi-Use Trail. Includes equestrian- specific features such as hitching rails, mounting blocks, manure bins, and trail width/clearance suitable for horses. TRAIL, MULTI-USE: A Public Trail designed and signed for concurrent use by multiple non- motorized users, typically including hikers, bicyclists, and may include equestrian use where specifically posted and designed. Surfaces may be stabilized.

TRAIL, NATURE/FOOTPATH: A Public Trail intended for pedestrian travel only (hiking, walking, running), typically with a natural surface and minimal improvements to protect sensitive resources. Bicycles and equestrian use are not allowed unless expressly posted and designed.

TRAIL, PUBLIC: A publicly accessible route for travel and recreation located in parks, open space, or easements, designed for pedestrian use and, where signed or improved, may include other permitted nonmotorized users.

TRAIL SPUR (ACCESS SPUR): A short Public Trail segment that provides connection from a trailhead, street, school, park, or neighborhood to a Multi-Use, Bicycle, Equestrian, or Nature/Footpath. TRAILHEAD: A designated access point to one or more trails that may include parking, restrooms, potable water, signage/maps, staging areas (including equestrian staging), and maintenance access while safeguarding open-space from prohibited access or usage.

WATER DETENTION AND RECHARGE FACILITIES: Infrastructure designed to temporarily capture, hold, and infiltrate stormwater to reduce runoff, prevent erosion, and recharge groundwater. Includes bioswales, retention basins, and percolation ponds designed to integrate with natural systems.

WILDFIRE PUBLIC SAFETY INFRASTRUCTURE: Equipment intended to support wildfire preparedness, detection, and emergency response. This includes, but is not limited to, dedicated firefighting assets (e.g., water storage tanks, staging areas) and emergency communication infrastructure (e.g., public alert systems, emergency sirens, and related systems) necessary to ensure operational readiness during wildfire events. (Ord. 1262, §2, adopted 2025)

The following uses are allowed by right in the Open-Space (O-S) District:

Conservation and Habitat Restoration Activities, consistent with approved conservation, fuel management, or habitat restoration plans; Grazing, consistent with approved conservation, fuel management, or habitat restoration plans; Fuel Break, consistent with approved conservation, fuel management, or habitat restoration plans; Habitat Corridors and Linkages, consistent with approved conservation, fuel management, or habitat restoration plans; Interpretive signage and Educational Kiosks; Native Plant Propagation Areas; Native Tree Nurseries; Outdoor Education; Rewilding, consistent with approved conservation, fuel management, or habitat restoration plans; Row & Field Crops and Animal Raising – General Agriculture, excluding permanent structures; Slope Stabilization And Erosion Control, consistent with approved conservation, fuel management, or habitat restoration plans; Wildfire Public Safety Infrastructure. (Ord. 1262, §2, adopted 2025) § 9143 PERMITTED USES The following uses require approval of an appropriate Use Permit pursuant to the provisions contained in Article 20 of this Chapter. Campground (Open-Space); Cultural, historical, or archaeological interpretive facilities; Environmental education centers; Habitat banking or mitigation sites; Park and recreation services; Parking lot(s) serving trailheads or open-space recreation areas; Special events or temporary uses consistent with open space purpose and intent; Trail, Bicycle (Shared-Use); Trail, Equestrian; Trail, Multi-Use; Trail, Nature/Footpath, consistent with approved conservation, fuel management, or habitat restoration plans; Trail, Public; Trail-Spur; Trailhead; Water detention and recharge facilities. (Ord. 1262, §2, adopted 2025) § 9144 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 would be subject to discretionary review, and must be the minimum 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. (Ord. 1262, §2, adopted 2025) § 9145 SITE AREA There is no minimum site area for uses in the O-S District; however, development intensity must conform to open space purpose and intent. (Ord. 1262, §2, adopted 2025) § 9146 SETBACKS

ces or walls: Maximum height of 7 feet, unless consistent with an approved conservation, fuel management or habitat restoration plan, or approved by Use Permit. (Ord. 1262, §2, adopted 2025) § 9145 SITE AREA There is no minimum site area for uses in the O-S District; however, development intensity must conform to open space purpose and intent. (Ord. 1262, §2, adopted 2025) § 9146 SETBACKS

Yard setbacks apply to all new structures, additions, grading, and site improvements, including fences, walls, pavement, and other hardscape features, as conveyed 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. (Ord. 1262, §2, adopted 2025)

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. (Ord. 1262, §2, adopted 2025)

• 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 Open-Space District is generally discouraged. Any lighting must be minimal and dark-sky compliant according to International Dark-Sky Association’s (IDA) guidelines for outdoor lighting to minimize light pollution.

• C. Fencing: For Allowed uses, the use of fencing in the Open-Space 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 and Recreation Area Landscaping: Landscape plantings in the Open-Space 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 serve emergency access.

E. Requirements for Special Events: Events in the Open-Space 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. (Ord. 1262, §2, adopted 2025)

Whenever a use is not listed in this Article as a use allowed by right or a use subject to a Use Permit in the O-S 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 Planning Director shall find as follows:

A. That the use would not be incompatible with other existing or allowed uses in the O-S 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 Open-Space 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 Open-Space 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. (Ord. 1262, §2, adopted 2025) Home Previous Next

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CHAPTER 2 ZONING

ARTICLE 12. CONDOMINIUM DEVELOPMENTS

SECTION:

§9150: Development Standards

§9151: Use Permits

Condominium developments, either new structures or the conversion of existing structures originally built for sale or lease, shall be permitted in any district upon the securing of a use permit, provided that the following standards are met: A. Use, Height, Yard And Other Regulations: Regulations governing the use, building height, required setbacks, building separation, signs, off street parking and other explicit regulations, where not governed by the provisions of this article, shall be those of the district within which the development is located.

B. Classification: Residential condominiums shall be classified as follows:

1. Horizontal condominiums shall be buildings in which single-family units are constructed, either as separate structures or as self-contained units, within a common structure having individual entrances and utility connections, no opening in any wall common to two (2) or more units and no part of any unit on top of any part of any other unit.

2. Vertical condominiums shall be any duplex, triplex or apartment house, as defined in the California building code of the city (division 3, chapter 1 of this code) in which condominium any part of any dwelling units is on top of any part of any other dwelling unit. C. Density: The maximum allowable density in any residential or mixed residential/commercial use condominium development to be constructed or converted shall be that of the district within which the development is located, except as follows. For the purposes of this section, "building site area minimum" means the average (mean) building site area for all residential units. 1. R-1, low density residential district: The building site area required for each dwelling unit shall be a minimum of four thousand five hundred (4,500) square feet or a minimum of three thousand (3,000) square feet when second units are prohibited. The minimum width of any lot shall be forty feet (40’).

ng site area minimum" means the average (mean) building site area for all residential units. 1. R-1, low density residential district: The building site area required for each dwelling unit shall be a minimum of four thousand five hundred (4,500) square feet or a minimum of three thousand (3,000) square feet when second units are prohibited. The minimum width of any lot shall be forty feet (40’).

2. R-2, multiple-family residential district: The building site area required for each dwelling unit intended to occupy any building or group of buildings on such building site shall be a minimum of three thousand (3,000) square feet, or a minimum of one thousand five hundred (1,500) square feet of site area when second units are prohibited. The minimum width of any lot shall be forty feet (40’) or as determined through a site development permit process. 3. R-3, general multiple residential district; C-N, neighborhood commercial district; C-1, community commercial district; and C-2, heavy commercial district: The building site area required for each dwelling unit intended to occupy a building or group of buildings on such building site shall be at least one thousand five hundred (1,500) square feet. The minimum width of any lot shall be forty feet (40’) or as determined through a site development permit process. D. Outdoor Common Area: In all residential condominiums the outdoor common area, exclusive of all structures, shall contain an area having a slope of not more than ten percent (10%) and a minimum area per unit as follows: 1. For horizontal condominiums, one thousand (1,000) square feet per unit; and 2. For vertical condominiums: a. Where structures average between two (2) stories or less, seven hundred fifty (750) square feet per unit; and b. Where structures average between two (2) stories and three (3) stories, six hundred fifty (650) square feet per unit; and c. Where structures average three (3) stories or more, five hundred fifty (550) square feet per unit. E. Gross Area Required: No condominium shall be built unless the gross land area contains at least six thousand (6,000) square feet.

F. Rights Of Way: The right of way, and improvements thereon for all streets, whether to be public or private, shall be approved by the planning commission.

G. Separation From Other Structures: The main structure of any condominium in which residential uses are proposed in any residential zone shall be separated from any other main structure on the same lot by at least ten feet (10’). H. Parking: There shall be provided on site, one parking space for one bedroom units; two (2) parking spaces for two (2) or more bedrooms per unit. I. Storage: There shall be provided a minimum coverage storage area of forty (40) square feet for each dwelling unit. J. Occupancy Type: Condominiums shall be group 1 occupancy as defined in the California building code (division 3, chapter 1 of this code). K. Yard Setbacks: 1. R-1 district: The front yard setback shall be a minimum of fifteen feet (15’), except the front yard setback for lots internal to or fronting streets within the development shall be a minimum of ten feet (10’). Side and rear setbacks abutting property that is not part of the development shall be a minimum of five feet (5’). Side and rear setbacks internal to the development may be reduced to zero feet (0’). 2. Other districts: Side and rear setbacks abutting property that is not part of the development, but is zoned or used for residential purposes shall be a minimum of five feet (5’), except second or higher stories shall be set back a minimum of ten feet (10’). Side and rear setbacks internal to the development may be reduced to zero feet (0’). (Ord. 793, §2, adopted 1982; Ord. 1110, §1, adopted 2008; Ord. 1114, §2, adopted 2009)

Applications for use permits for condominium developments shall be accompanied by the following:

A. A topographic map to a workable scale, showing the site in relation to surrounding property, existing roads and other existing improvements;

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CHAPTER 2 ZONING

ARTICLE 13. REGULATIONS IN AGRICULTURAL EXCLUSIVE (A-E) DISTRICTS

SECTION:

§9160: Agricultural Exclusive Or A-E District

A. This district is intended to be an exclusive district for agriculture and those uses which are necessary and an integral part of the agricultural operation. This district has been created to protect and preserve the limited amount of agricultural soils from encroachments of nonrelated agricultural uses which, by their nature, would be injurious to the physical and economical well-being of the agricultural operations.

B. The following specific regulations, in addition to the general regulations set forth in Chapter 2, Article 16 and Article 20 of this Division, shall apply in all A–E Districts. C. Uses Allowed: 1. Residential And Accessory Uses: a. Accessory dwelling units (ADU), as regulated by Chapter 2, Article 5.3 of this division. b. Employee housing. c. Home occupations. d. Junior accessory dwelling units (JADUs), as regulated by Chapter 2, Article 5.4 of this division. e. Single-family residential dwellings, including manufactured/modular homes. f. Small and large family daycare homes. 2. Agricultural Uses: a. Animal raising – General agriculture. b. Animal raising – Personal. c. Horticulture. d. Dairies and the production of dairy products from milk produced on the premises. e. Packing and processing – Limited. f. Packing and processing – Winery. g. Production of fish life or fish products for commercial purposes (hatcheries, ponds, etc.). h. Row and field crops. i. Tree crops. j. Beekeeping and apiaries. 3. Civic Uses: a. Community gardens. b. Day care facilities/small schools. c. Safety services. d. Utility service minor. 4. Commercial Uses: a. Farm stands. D. Uses Requiring Minor Use Permits: The following compatible uses and those which, in the opinion of the Community Development Director, may be substantially similar in nature thereto shall be permitted, but only upon the securing of a use permit pursuant to this chapter: 1. Residential Uses: a. Dwelling group. b. Supportive housing, subject to the same density limitation and to the same regulations applicable to other residential dwelling of the same type. c. Transitional housing, subject to the same density limitation and to the same regulations applicable to other residential dwelling of the same type. 2. Agricultural Uses: a. Forest production and processing – Limited. b. Packing and processing – General. 3. Commercial Uses: a. Agricultural sales and services. b. Animal sales and services – Auctioning. c. Animal sales and services – Horse stables. d. Animal sales and services – Kennels. e. Animal sales and services – Stockyards. f. Animal sales and services – Veterinary (large animals).

g. Outdoor or Mixed-Light Commercial cannabis cultivation of all license types set forth in California Code of Regulations, title 4, sections 16201 and 16201.1, as may be amended from time to time.

h. Sale of food products produced off the premises; provided, that the sale of such products is incidental and secondary to the sale of agricultural products produced upon the premises.

i. Recreational use, meaning the use of land by the public, with or without charge, for any of the following recreational uses: walking, hiking, picnicking, camping, swimming, boating, fishing, hunting or other outdoor games for which no structures or buildings not permitted by the use permit are provided.

E. Uses Requiring Major Use Permits: The following compatible uses and those which, in the opinion of the Planning Commission, may be substantially similar in nature thereto shall be permitted, but only upon the securing of a major use permit pursuant to this chapter:

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CHAPTER 2 ZONING

ARTICLE 14. REGULATIONS IN PLANNED DEVELOPMENT (PD) COMBINING ZONE/DISTRICTS

SECTION:

§9165: Purpose And Intent

§9166: Application Of Combining Zone/District

§9167: Procedures And Process §9168: Action On Planned Development Zoning Projects §9169: Expiration Of Planned Development Combining Zone/District

The purpose of the planned development combining zone is to allow flexibility in design and development in order to promote economical and efficient use of land; to increase the level of urban amenities; to preserve the natural environment; and to provide for phased completion of development projects. It generally provides a method for deviating from standardized zoning requirements to foster well planned, creative, and quality development. (Ord. 1005, §1, adopted 1998)

• A. The planned development combining zone may be combined with any zoning district.

• B. A use permit for permitted land uses within the underlying zone shall not be required when a planned development zoning district and a precise planned development project are proposed. (Ord. 1005, §1, adopted 1998)

A. Preapplication Review: Prior to application, the prospective applicant should consult with the planning department to obtain information and guidance before entering into bidding commitments or incurring substantial expense in the preparation of plans, surveys, and other data.

• B. Minimum Area: A planned development combining zone shall include a minimum area of one-half (1/2) acre, under single ownership or otherwise subject to unified planning, construction, and management, unless the subject property has all of the following characteristics, in which case there is no minimum site area requirement:

1. The property is located in the downtown master plan area as depicted in figure VI.2-KK of the Ukiah general plan.

2. The property is within easy walking distance to routine destinations such as a grocery store, medical offices, retail shopping, restaurants, etc.

3. The property is situated along a transit route or within easy walking distance to a transit stop.

4. All public services and infrastructure are available to adequately serve the project. 5. There is adequate outdoor recreation areas/yard space within the project and/or the site is in close proximity to a public park or recreation area. 6. The project includes an actual development plan and the buildings are architecturally compatible or superior in design to the surrounding existing development. C. Application For Rezoning: Application for a planned development combining zone shall be made pursuant to article 20 of this chapter. The applicant shall include on the application or the plot plan as applicable the following information:

5. Existing topography and the approximate location of buildings, improvements, and natural or environmental features for the property and adjacent land within one hundred feet (100’).

6. The current general plan land use designation, the current zoning, and the current land uses in the proposed district and adjacent land within one hundred feet (100’). 3. A general land use plan showing proposed uses to be developed on the site, supported by projected acreage, population, housing units, building floor area, employment, or related planning and development data, as determined by the planning director. 4. A general facility plan showing the approximate location of existing and proposed streets, pedestrianways, and circulation features; proposed public utility services and facilities; and proposed public or community facilities and uses. D. Concept Development Plan: If no specific development is proposed as part of the planned development combining zone application, the applicant shall submit a concept development plan which shall contain a descriptive written statement indicating the following: 1. The manner in which the proposed development will be in accord with the general plan. 2. The architectural and environmental design qualities to be attained. 3. A general description of proposed land use regulations, site development regulations, and performance standards sufficient to govern subsequent development, including, but not limited to, the following: a. Allowable uses. b. Maximum and/or minimum regulations governing density and intensity of use, building floor area, height, coverage, lot size and dimensions, setbacks and open spaces, landscaping, signs, architectural design, and other features of the development. c. Conditions, covenants, and restrictions, and proposed means of management and continued maintenance and operation of common facilities. 4. A general phasing plan and schedule, indicating the anticipated time for beginning of construction and completion of each phase of development. 5. Evidence that the applicant has sufficient control over the land to effectuate the proposed plan.

E. Precise Development Plan: If a specific development project is proposed as part of the planned development combining zone application, a precise development plan shall be submitted. If a concept development plan was approved as part of the planned development combining zone project, a precise development plan shall be required prior to the issuance of building permits. The precise development plan shall contain the following information:

1. All the information required for a concept development plan.

2. A detailed site plan sufficient to fully illustrate the proposed project and adjoining land uses. The site plan shall also indicate the existing topography and proposed grading. 3. Elevation drawings of all proposed structures. 4. Details of the location, dimensions, and design of all proposed signs. 5. Floor plans of all proposed structures. 6. An automobile and bicycle parking plan.

3. Residential and mixed use developments shall contain on site recreation facilities commensurate with the size, scale, and scope of the project. Such facilities may include, but not be limited to, picnic areas, tot lots, open turf areas, and sport courts.

4. The location and design of all required trash and recycling facilities.

5. A clear depiction of all easements on the property.

6. A proposed landscaping and lighting plan commensurate with the size and scale of the proposed development project. Landscaping plans shall be submitted as a required component of all precise development plans accompanying planned development zoning applications at the time of application filing. All proposed landscaping plans shall comply with the following standards:

a. Landscaping shall be proportional to the building elevations. b. Landscape plantings shall be those which grow well in Ukiah’s climate without extensive irrigation. Native species are strongly encouraged. c. All landscape plantings shall be of sufficient size, health and intensity so that a viable and mature appearance can be attained in a reasonably short amount of time. d. Deciduous trees shall constitute the majority of the trees proposed along the south and west building exposures; nondeciduous street species shall be restricted to areas that do not inhibit solar access. e. Parking lots with twelve (12) or more parking stalls shall have a tree placed between every four (4) parking stalls within a continuous linear planting strip, rather than individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous species, and shall be designed to provide a tree canopy coverage of fifty percent (50%) after ten (10) years of growth of all paved areas. Based upon the design of the parking lot, a reduced number of trees may be approved through the discretionary review process.

• f. Parking lots shall have a perimeter planting strip with both trees and shrubs.

• g. Parking lots shall have defined pedestrian sidewalks or marked pedestrian facilities within landscaped areas and/or separated from automobile travel lanes. Based upon the design of the parking lot, and the use that it is serving, relief from this requirement may be approved through the discretionary review process.

• h. Street trees may be placed on the property proposed for development instead of within the public right of way if the location is approved by the city engineer, based upon safety and maintenance factors. i. All new developments shall include a landscaping coverage of twenty percent (20%) of the gross area of the parcel, unless based upon the small size of a parcel, it would be unreasonable and illogical. A minimum of fifty percent (50%) of the landscaped area shall be dedicated to live plantings.

• j. Landscaping plans shall include an automatic irrigation system and lighting plan for both the landscaping and exterior of buildings.

• k. All required landscaping for precise development plan projects shall be adequately maintained.

l. The planning commission or city council shall have the authority to modify the required elements of a landscaping and lighting plan depending upon the size, scale, intensity, and location of the development project. If the city council significantly modifies the elements of landscaping and lighting plan with major changes that were not contemplated or discussed by the planning commission, the matter may be returned by the city council to the planning commission for its review.

• m. The location, height, and design of all walls and fences shall be consistent with the scale and style of the proposed development, and shall be compatible with the surrounding built environment.

11. Any other project related information requested by the planning director.

• F. Criteria For Precise Development Plan: The following criteria shall be used in determining a precise development plan’s consistency with the purpose and intent of this article:

6. Changes to adopted planned development combining zones/districts:

a. Concept development plans and precise development plans may be amended under the same procedures applicable to initial approval. An amendment may be initiated by staff, the planning commission, the city council, or by the original applicant or a successor thereto having a continuing controlling interest in development or management of uses within the planned development combining zone/district. b. A precise development plan may be amended by applying for rezoning as provided in article 20 of this chapter.

c. Minor revisions or modifications not increasing the density or intensity of the project and which would not adversely affect off site property, may be approved by the planning director if it is determined that the circumstances or conditions applicable at the time of original approval remain valid and that changes would not affect any required findings. (Ord. 1005, §1, adopted 1998)

A. Any planned development combining zone/district created after the effective date of this article shall expire after three (3) years from its approval date by the city council if actual construction has not occurred. A one year extension of the three (3) year time period may be granted by the planning director if substantial progress has been made towards securing a building permit. All requests for an extension must be made in writing, and shall detail the progress made towards implementing the project and securing a building permit. If any PD combining zone/district expires, the zoning (or its current equivalent) which existed prior to the adoption of the PD district shall be in full force and effect. (Ord. 1005, §1, adopted 1998) Table of Contents Previous Next

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ARTICLE 15. REGULATIONS IN PUBLIC FACILITIES (PF) ZONING DISTRIC T 1

SECTION:

§9170: Purpose And Intent §9170.1: Allowed Uses

§9170.2: Permitted Uses

§9170.3: Building Height Limits

§9170.4: Required Site Area

§9170.5: Required Yard Setbacks §9170.6: Required Parking

§9170.7: Additional Requirements

§9170.8: Determination Of Appropriate Use

This district classification is intended to be applied to properties which are used for or are proposed to be used for public or quasi-public purposes or for specified public utility purposes. Additionally, the purpose of the Public Facilities Zoning District is to provide business opportunities on large public-serving land uses such as the airport. Finally, the Public Facilities Zone is consistent with the Public ("P") land use designation of the General Plan. (Ord. 1009, §1, adopted 1998)

The following uses are allowed in the Public Facilities (PF) Zoning District, pursuant to the development and operational standards of Article 20 if applicable:

Airports and aviation-related functions and uses.

Animal raising – Personal.

Beekeeping and apiaries.

Civic centers and similar sites and uses.

Community gardens.

Conservation and natural resource conservation areas.

Fairgrounds.

Historical sites and monuments. Live entertainment. Parks and recreation areas and facilities. Public gardens. Public schools. Public utility facilities and uses. Specialty food and beverage sales with tastings.

Uses and structures which are incidental or accessory to allowed uses. (Ord. 1009, §1, adopted 1998; Ord. 1257, §11, adopted 2025)

The following uses are permitted in the Public Facilities (PF) Zoning District subject to first securing an appropriate use permit pursuant to the provisions contained in Article 20 of this Chapter: Cannabis cultivation – Large indoor.

Cannabis cultivation – Large mixed light. Cannabis cultivation – Medium indoor. Cannabis cultivation – Medium mixed light. Cannabis cultivation – Processor. Cannabis cultivation – Small indoor. Cannabis cultivation – Small mixed light. Cannabis cultivation – Specialty cottage. Cannabis cultivation – Specialty indoor. Cannabis cultivation – Specialty mixed light. Cannabis distribution. Cannabis manufacturer – Packaging. Cannabis manufacturer – Shared use. Cannabis manufacturing – Level 1. Cannabis microbusiness. Cannabis nursery. Cannabis retailer. Cannabis testing laboratory. Community concerts, farmers markets, craft bazaars, and flea markets.

Corporation yards.

Establishment, maintenance, operation and removal of circuses, carnivals, amusement parks, open-air theaters, or other similar temporary establishments involving large assemblages of people. Light manufacturing and industrial uses.

Minor food services unrelated to the primary use.

Public cemeteries and similar uses.

Public transportation facilities.

Quasi-public land uses.

Refuse disposal/recycling areas, and refuse transfer stations and similar uses.

Storage facilities and bulk fuel storage.

Uses and structures which are incidental or accessory to permitted uses. (Ord. 1009, §1, adopted 1998; Ord. 1186, §4, adopted 2018; Ord. 1226, §6, adopted 2022; Ord. 1257, §11, adopted 2025)

The maximum height limits for buildings in a Public Facilities (PF) Zoning District are as follows:

A. Airport Buildings: The height limit for buildings on the City airport grounds varies depending upon exact location. The maximum height shall be pursuant to the provisions of Division 3, Chapter 9, Article 2 of this Code.

B. City Park Buildings: Thirty feet (30’).

C. City Utility Facilities And Public Safety Structures: Forty feet (40’), except for electrical transmission towers, which are not limited in height.

D. School Buildings: Thirty feet (30’).

E. Fairground Buildings: Thirty feet (30’). (Ord. 1009, §1, adopted 1998)

There is no required site area for the Public Facilities (PF) Zoning District. (Ord. 1009, §1, adopted 1998)

While no specific yard setbacks are established for the PF Zoning District, it is intended that the yard setbacks shall be equal to or greater than those for adjacent districts. The exact yard setbacks for development projects in the PF Zoning District shall be established and set forth as conditions of approval in the discretionary review process. (Ord. 1009, §1, adopted 1998)

The minimum parking area required in the Public Facilities (PF) Zoning District shall be as follows:

A. Public Utility Facilities: One parking space for each employee on duty at any one time, and one space for each vehicle used in connection with the facility with a minimum of three (3) spaces. One additional space for every two hundred fifty (250) square feet of office space. B. Elementary And Junior High Schools: Three (3) spaces for each classroom. A minimum of one designated bus zone for loading and unloading students. One space per office, and a minimum of three (3) on-site designated drop-off/pick-up spaces. C. Senior High School: One space for each member of the faculty and each employee, plus one space for each six (6) students. A minimum of three (3) on-site designated drop-off/pick-up spaces. D. Airport: The number of required parking spaces at the airport shall depend on the individually proposed uses. The number of spaces shall be determined by the provisions contained in Article 17 of this Chapter. E. Stadiums And Ball Fields: The number of spaces shall be equal in number to thirty three percent (33%) of the capacity of the facility.

F. Golf Driving Range: One parking space per tee, plus the spaces required for additional uses on the site. G. Golf Course: Six (6) spaces per hole, plus the spaces required for accessory uses on the site. H. Miniature Golf Course: Three (3) spaces per hole, plus the spaces required for accessory uses on the site.

I. Commercial Swimming Pool: One space for each one hundred (100) square feet of water surface.

J. Tennis Courts: Three (3) spaces for each court, plus the spaces required for accessory uses on the site.

K. Other Uses: All other uses are subject to the provisions contained in Article 17 of this Chapter. (Ord. 1009, §1, adopted 1998)

The following additional requirements are applicable in the Public Facilities (PF) Zoning District:

A. Existing development as of the date hereof inconsistent with the provisions listed herein, shall be considered legal nonconforming, provided that they were legal at the time of their creation, and shall be subject to the nonconforming provisions contained in this Chapter. B. A site development permit shall be required for development projects in the Public Facilities (PF) Zoning District, pursuant to the requirements of subsection 9261B of this Chapter. C. All development projects in the PF Zoning District requiring discretionary review shall include a proposed landscaping plan commensurate with the size and scale of the proposed development project. Landscaping plans shall be submitted as a required component of all site development and use permits at the time of application filing.

D. Landscaping plans submitted for projects on the Ukiah Municipal Airport property shall not include trees, except in areas deemed acceptable in the airport master plan. Landscaping plans submitted for public utility projects shall only include trees if they will not conflict with utility operations.

E. All proposed landscaping plans, except as noted in subsection D of this Section shall comply with the following standards:

1. Landscaping shall be proportional to the building elevations.

2. Landscape plantings shall be those which grow well in Ukiah’s climate without extensive irrigation. Native species are strongly encouraged.

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

4. Deciduous trees shall constitute the majority of the trees proposed along the south and west building exposures; nondeciduous street species shall be restricted to areas that do not inhibit solar access.

5. Parking lots with twelve (12) or more parking stalls shall have a tree placed between every four (4) parking stalls within a continuous linear planting strip rather than individual planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous species, and shall be designed to provide a tree canopy coverage of fifty percent (50%) over all paved areas within fifteen (15) years of planting. Based upon the design of the parking lot, a reduced number of trees may be approved through the discretionary review process.

6. Parking lots shall have a perimeter planting strip with both trees and shrubs.

7. Parking lots with twelve (12) or more parking stalls shall have defined pedestrian sidewalks or marked pedestrian facilities within landscaped areas and/or separated from automobile travel lanes. Based upon the design of the parking lot, and the use that it is serving, relief from this requirement may be approved through the discretionary review process.

8. Street trees may be placed on the property proposed for development instead of within the public right of way if the location is approved by the City Engineer, based upon safety and maintenance factors.

9. All new developments shall include a landscaping coverage of twenty percent (20%) of the gross area of the parcel, unless because of the small size of a parcel, such coverage would be unreasonable. A minimum of fifty percent (50%) of the landscaped area shall be dedicated to live plantings.

10. Landscaping plans shall include an automatic irrigation system, signs, lighting plan, and any other design amenities.

11. All required landscaping for public facility development projects shall be adequately maintained in a viable condition.

12. The Planning Director, Zoning Administrator, Planning Commission, or City Council shall have the authority to modify the required elements of a landscaping plan depending upon the size, scale, intensity, and location of the development project. (Ord. 1009, §1, adopted 1998; Ord. 1168, §3, adopted 2016)

Whenever a use is not listed in this Article as a use permitted by right or a use subject to a use permit in the PF Zoning District, the Planning Director shall determine whether the use is appropriate for the Zoning District, either as a right or subject to a use permit. In making this determination, the Planning Director shall find as follows:

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

• B. That the use would not be detrimental to the continuing development of the area in which the use would be located.

C. In the case of determining that a use not articulated as an allowed or permitted use could be established with the securing of a use permit, the Planning Director shall find that the proposed use is similar in nature and intensity to the uses listed as permitted uses. All determinations of the Planning Director regarding whether a use can be allowed or permitted in the Public Facilities (PF) 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 to 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 Planning Director. All City Council decisions on appeals of the Planning Director’s actions are final for the City. (Ord. 1009, §1, adopted 1998)

1

Ord. 793, §2, adopted 1982; rep. by Ord. 1009, §1, adopted 1998.

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ARTICLE 15.5. HOMELESS FACILITIE S 1

SECTION:

§9171 Use Permit Required

§9172 Use Permit Approval Guidelines

A. All homeless facilities in the City of Ukiah require Planning Commission review and approval of a use permit, consistent with section 9262 of this code. However, for a six (6) month period starting from the first day of operations, the 2017-2018 Inland Emergency Winter Shelter shall be operated at 1045 South State Street in Ukiah without the requirement of a use permit reviewed and approved by the Planning Commission; provided, that the shelter is operated in substantial conformance with the conditions imposed in Permit 2235 UP-PC issued for the 2016-2017 Inland Valley Emergency Winter Shelter.

B. Actions by the Planning Commission relative to a homeless facility use permit may be appealed to the City Council consistent with subsection 9262D4 of this code.

C. Homeless facilities may be proposed and approved in the following zoning districts: CN (Neighborhood Commercial); C-1 (General Commercial); C-2 (Heavy Commercial/Light Industrial); PF (Public Facilities); M (Manufacturing); R-1 (Low Density Residential); R-2 (Medium Density Residential) and R-3 (High Density Residential).

D. Homeless facilities are allowed within the Homeless Shelter Overlay District. (Ord. 1031, §1, adopted 2000; Ord. 1161, §2 (Exh. 2), adopted 2015; Ord. 1183, §1, adopted 2017)

A. The City Council shall adopt and may, from time to time, amend use and development guidelines for homeless facilities.

B. Such guidelines shall be adopted by resolution, which shall be made available to any applicant seeking to construct or install a homeless facility in the City.

C. Such guidelines shall be utilized by applicants to design and organize any proposed homeless facility in the City.

D. Such guidelines shall be utilized by the Planning Commission or City Council in its decision to approve, deny, or modify a homeless facility use permit.

E. Conditions of approval established by the Planning Commission or City Council in its review and approval of any homeless facility shall be based on the adopted homeless facility guidelines.

F. An approved homeless facility use permit may be revoked if the shelter is not being conducted in compliance with the conditions of approval, or in violation of any other ordinance pertaining to its operation. Revocation proceedings shall be conducted in accordance with subsection 9262H of this code.

G. A homeless facility operating within the Homeless Shelter Overlay Zone shall comply with Resolution 2001-15, "Homeless Shelter Facility Use Development Guidelines," as amended from time to time. (Ord. 1031, §1, adopted 2000; Ord. 1161, §2 (Exh. 2), adopted 2015)

1 Ord. 871, §1, adopted 1988.

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CHAPTER 2 ZONING

ARTICLE 15.6. STANDARDS FOR SPECIFIC LAND USES

(Rep. by Ord. 1257, §16, adopted 2025) Home Previous Next

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CHAPTER 2 ZONING

ARTICLE 15.7. STANDARDS FOR SPECIFIC LAND USES THAT ARE SUBJECT TO DISCRETIONARY REVIEW

Section:

§9174: Purpose §9174.1: Applicability §9174.2: Cannabis-Related Businesses §9174.3: Cannabis Retailers §9174.4: Commercial Cannabis Cultivation §9174.5: Reserved §9174.6: Reserved §9174.7: Reserved §9174.8: Reserved §9174.9: Reserved

This article provides site planning, development, and/or operational standards for certain land uses that are allowed in certain zoning districts and are subject to discretionary review through the use permit process but that may have unique adverse impacts. The standards for each use are intended to mitigate any potentially adverse impacts associated with the specific use. (Ord. 1190, §3, adopted 2018; Ord. 1253, §5, adopted 2025)

The land uses and activities included in this article shall comply with the provisions of the section applicable to the specific land use, in addition to all other applicable provisions of this article and the Ukiah City Code. A. Where Allowed: The uses that are subject to the standards in sections 9174.2 through 9174.9 of this code shall only be located in the zoning districts indicated in Chapter 2, Articles 3 through 15 of this division, or as otherwise indicated in this chapter. B. Development Standards: The standards for specific land uses included in this article are required and supplement those included in the Ukiah City Code. In the event of any conflict between the requirements of this article and those included elsewhere in the City Code, the requirements of this article shall control. (Ord. 1190, §3, adopted 2018; Ord. 1226, §7, adopted 2022; Ord. 1253, §5, adopted 2025)

A. Cannabis-Related Business Use Permit Application Requirements: 1. Submission: A complete use permit application submittal packet shall be submitted in accordance with section 9262 of this code, including a detailed written statement as to how the proposed cannabisrelated business complies with this section, and any other information or submissions required by this code. All applications for use permits for cannabis-related businesses shall be filed with the Community Development Department, using forms provided by the City, and accompanied by the applicable filing fee and any other applicable fees or charges. It is the responsibility of the applicant to provide information required for approval of the permit. The application shall be made under penalty of perjury. 2. Effect Of Other Permits Or Licenses: The fact that an applicant possesses other types of State or City permits or licenses does not exempt the applicant from the requirement of obtaining a use permit. 3. Submittal Requirements: Any application for a use permit for a cannabis-related business shall include the following information, unless the information is inapplicable for applicant’s business type: a. Applicant(s) Name: The full name (including any current or prior aliases, or other legal names the applicant is or has been known by, including maiden names), present address, and telephone number of the applicant; b. Applicant(s) Mailing Address: The address to which notice of action on the application is to be mailed; c. Verification Of Age: Written proof that the applicant is at least twenty-one (21) years of age; d. Physical Description: Applicant’s height, weight, color of eyes and hair; e. Photographs: Passport quality photographs for identification purposes; f. Tax History: The cannabis-related business tax history of the applicant, including whether such person, in previously operating in this or another city, county or state under license, has had a business license revoked or suspended, the reason therefor, and the business or activity or occupation in which the applicant engaged subsequent to such action of suspension or revocation; g. Management Information: The name or names and addresses of the person or persons having the management or supervision of applicant’s business; h. Criminal Background: A completed background investigation verifying whether the applicant or any owner, as defined in Business and Professions Code section 26001(ap), as may be amended from time to time, of applicant’s business have been convicted of a crime(s), the nature of such offense(s), and the sentence(s) received therefor; i. Employee Information: Number of employees, volunteers, and other persons who will work at the cannabis-related business; j. Plan Of Operations: A plan of operations describing how the cannabis-related business will operate consistent with the intent of State law, including obtaining all applicable State licenses, and the provisions of this section, including but not limited to ensuring that the cannabis-related business will not engage in cannabis-related commercial activities that violate California law or this chapter; k. Written Response To Cannabis-Related Business Standards: The applicant shall provide a comprehensive written response identifying how the cannabis-related business plan complies with each of the standards for review in this chapter, specifically the limitation on location and operating requirements in this article; l. Security Plan: A detailed security plan and diagram outlining the proposed security arrangements for ensuring the safety of persons and to protect the premises from theft. The plan shall include installation of security cameras, a premises and panic alarm system monitored by a licensed operator, and a security assessment of the site conducted by a qualified professional; m. Floor Plan: A sketch or diagram showing the interior configuration of the premises, including a statement of the total floor area occupied by the cannabis-related business. The sketch or diagram need not be professionally prepared, but must be drawn to a designated scale or drawn with marked dimensions of the interior of the premises to an accuracy of plus or minus six inches (6"); n. Site Plan: A sketch or diagram showing exterior configuration of the premises, including the outline of all existing and proposed structures, parking and landscape areas, and property boundaries. The sketch or diagram need not be professionally prepared, but must be drawn to a designated scale or drawn with marked dimensions to an accuracy of plus or minus six inches (6"); o. Accessibility Evaluation: A written evaluation of accessibility to and within the building, and identification of any planned accessibility improvements; p. Neighborhood Context Map: An accurate straight-line drawing depicting the building and the portion thereof to be occupied by the cannabis-related business, and: (1) the property lines of any school within six hundred feet (600') of the property line of the business for which a permit is requested, (2) the property lines of any cannabis-related business within two hundred fifty feet (250') of the primary entrance of the business for which a permit is requested, and (3) the property lines of any youth-oriented facility or residential zone or use within two hundred fifty feet (250') of the primary entrance of the business;

of the property line of the business for which a permit is requested, (2) the property lines of any cannabis-related business within two hundred fifty feet (250') of the primary entrance of the business for which a permit is requested, and (3) the property lines of any youth-oriented facility or residential zone or use within two hundred fifty feet (250') of the primary entrance of the business;

q. Lighting Plan: A lighting plan showing existing and proposed exterior premises and interior lighting levels that would be the minimum necessary to provide adequate security lighting for the use and comply with all City standards regarding lighting design and installation. All lighting shall be fully hooded and downcast, and shall not shine towards the night sky, adjacent property or any street;

r. City Authorization: Written authorization for the City, its agents and employees to seek verification of the information contained within the application;

s. Statement Of Owner’s Consent: A statement in writing by the owner that he or she certifies under penalty of perjury that the applicant has the consent of the owner and landlord to operate a cannabisrelated business at the location;

t. Applicant’s Certification: A statement in writing by the applicant that he or she certifies under penalty of perjury that all the information contained in the application is true and correct;

u. Other Information: Such other information as deemed necessary by the Community Development Department to demonstrate compliance with this section including all City and State codes, including operating requirements established in this section. 4. Effect Of Incomplete Filing: Upon notification that an application submittal is incomplete, the applicant shall submit any additional documents or information required to complete the application within thirty (30) days of the date the applicant is notified in writing by the Planning Community Development Department that the application is incomplete. If the applicant fails to complete the application within said thirty (30) days, the application shall be deemed withdrawn and a new application submittal that complies with this section shall be required in order to proceed with the application.

n thirty (30) days of the date the applicant is notified in writing by the Planning Community Development Department that the application is incomplete. If the applicant fails to complete the application within said thirty (30) days, the application shall be deemed withdrawn and a new application submittal that complies with this section shall be required in order to proceed with the application.

B. Operating Requirements For Cannabis-Related Businesses: Cannabis-related business operations shall be established and managed only in compliance with the following standards: 1. Criminal History: Any applicant and any additional owner of the business, as defined in Business and Professions Code section 26001(ap) and as may be amended, shall not have been convicted of any of the felony offenses enumerated in Business and Professions Code section 26057(b)(4), or of a felony or misdemeanor involving moral turpitude, or on probation for a drug offense, or engaged in misconduct related to the qualifications, functions or duties of a permittee. Notwithstanding the above, an application shall not be denied solely on the basis that the applicant or any owner has been convicted of a felony, if the person convicted has obtained a certificate of rehabilitation (expungement of felony record) under California law or under a similar Federal statute or State law where the expungement was granted. In addition, notwithstanding the above, a prior conviction, where the sentence, including any term of probation, incarceration, or supervised release, is completed, for possession of, possession for sale, sale, manufacture, transportation, or cultivation of cannabis or cannabinoid preparations, is not considered related to the qualifications, functions, or duties of a permittee, and shall not be the sole ground for denial of an application.

2. Minors:

a. It is unlawful for any permittee, operator, or other person in charge of any cannabis-related business to employ any person who is not at least twenty-one (21) years of age.

b. The burden of proof is on the cannabis-related business personnel to establish compliance with this subsection B2 by clear and convincing evidence.

3. Inventory And Tracking: Cannabis-related businesses shall at all times operate in a manner to prevent diversion of cannabis and shall promptly comply with any track and trace program established by the State. 4. Multiple Permits Per Site: Multiple cannabis-related businesses proposed on any one site or parcel shall be granted permit approval only if all of the proposed cannabis businesses and their co-location are authorized by both City and State law. Operators of cannabis-related businesses issued use permits for multiple business types or State license types at the same physical address shall maintain clear separation between license types unless otherwise authorized by this code and State law.

4. Operating Plans: An operating plan for a cannabis-related business must contain the following unless not applicable due to the location or nature of the business:

a. Storage: A cannabis-related business shall have suitable locked storage on premises, identified and approved as a part of the security plan, for after-hours storage of cannabis and cannabis products.

b. Odors Control: The cannabis-related business shall have an air treatment system that prevents odors generated from any storage and cultivation of cannabis on the business property from being detected by any reasonable person of normal sensitivity outside the cannabis-related business premises. To achieve this, both the storage and cultivation areas shall be, at minimum, mechanically ventilated with a carbon filter or superior method. This requirement shall not apply to Outdoor Commercial Cultivation of Cannabis, as odor control will be achieved through location restrictions. c. Security Plans: A cannabis-related business shall provide adequate security on the premises, as approved by the Chief of Police, including lighting and a premises and panic alarm system monitored by a licensed operator, to ensure the safety of persons and to protect the premises from theft. d. Security Cameras: Security surveillance cameras shall be installed to monitor the main entrance and exterior of the premises to discourage loitering, crime, illegal or nuisance activities. The security surveillance system shall comply with current State standards for digital video surveillance systems to be installed on the premises of licensed cannabis businesses, currently codified in the California Code of Regulations, title 16, section 5044, and as may be amended. e. Security Video Retention: Security video shall be maintained for ninety (90) days. In the event of a crime on site or anywhere within range of the cannabis-related business’s security cameras, the cannabisrelated business shall provide the Chief of Police or his or her designee with a useable digital copy of the security video upon request or at the earliest convenience. f. Alarm System: Professionally monitored premises and panic alarm system shall be installed and maintained in good working condition. g. Emergency Access: Security measures shall be designed to ensure emergency access in compliance the California Fire Code and Ukiah Valley Fire Authority standards.

nee with a useable digital copy of the security video upon request or at the earliest convenience. f. Alarm System: Professionally monitored premises and panic alarm system shall be installed and maintained in good working condition. g. Emergency Access: Security measures shall be designed to ensure emergency access in compliance the California Fire Code and Ukiah Valley Fire Authority standards.

• h. Emergency Contact: A cannabis-related business shall provide the Chief of Police with the name, email address, phone number and facsimile number of an on-site community relations staff person to whom one can provide notice if there are operating problems associated with the business. The business shall make every good faith effort to encourage neighborhood residents to call this person to try to solve operating problems, if any, before any calls or complaints are made to the City. 6. Employee Records: Each owner or operator of a cannabis-related business shall maintain a current register of the names of all volunteers and employees currently working at or employed by the cannabisrelated business, and shall disclose such registration for inspection by any City officer or official for purposes of determining compliance with the requirements of this article. 7. Compliance With Other Requirements: The operator shall comply with all applicable provisions of local, State or Federal laws, regulations or orders, as well as any condition imposed on any permits issued pursuant to applicable laws, regulations or orders. 8. Confidentiality: The information provided for purposes of this section regarding the cannabis business security plans, security site plan, and background checks shall be maintained by the City as confidential information, and shall not be disclosed as public records unless pursuant to subpoena issued by a court of competent jurisdiction or otherwise compelled by court order or the California Public Records Act. 9. Display Of Permit: Every cannabis-related business shall display at all times during business hours the use permit issued pursuant to the provisions of this chapter for such business in a conspicuous place so that the same may be readily seen by all persons entering the business. 10. Inspections: During normal business hours, cannabis-related businesses permitted under this chapter shall provide access for administrative inspections by City officials or officers or consultants hired by the City to verify compliance with this article. Any cannabis-related business’s refusal to comply with this section shall be deemed a violation of this article. 11. Notification Of Theft, Loss, And Criminal Activity: Cannabis-related businesses shall comply with the California Code of Regulations title 16, section 5036, or as may be amended, by notifying the applicable State authorities and the Ukiah Police Department within twenty-four (24) hours of discovery of any of the following situations: a. A significant discrepancy in the business’s inventory.

b. The operator becomes aware of or has reason to suspect diversion, theft, loss, or any other criminal activity pertaining to the operations of the business.

c. The operator becomes aware of or has reason to suspect diversion, theft, loss, or any other criminal activity by an agent or employee of the business pertaining to the operations of the business. d. The operator becomes aware of or has reason to suspect the loss or unauthorized alteration of records related to cannabis goods, customers or clients, or the business’s employees or agents. e. The operator becomes aware of or has reason to suspect any other breach of security. The notification shall be in writing and include the date and time of occurrence of the theft, loss, or criminal activity and a description of the incident including, where applicable, the item(s) that were taken or lost. C. Review And Revocation: Use permits issued for cannabis-related businesses shall be subject to review after the first year of operation according to the procedures set forth in subsection D of this section, and shall be subject to revocation according to the procedures set forth in subsection E of this section.

D. Review Of Use Permits For Cannabis-Related Businesses:

1. Use permits for cannabis-related business will be subject to review after the first year of operation by the Zoning Administrator, including inspection of the business by the Zoning Administrator or his designee, to determine whether the business is being operated in accordance with any conditions of approval imposed on the use permit as issued by the Planning Commission or Zoning Administrator. The City Council may, from time to time by resolution in accordance with the procedures required by law, establish fees to be charged and collected for annual review pursuant to this subsection.

2. In the course of review and after inspection, the Zoning Administrator shall make findings of fact regarding the cannabis-related business operator’s adherence to the conditions of approval for the use permit. In addition, the Zoning Administrator will consider the following nonexclusive criteria in making findings of fact which may be grounds for revocation of a use permit for a cannabis-related business:

a. Whether the cannabis-related business operated pursuant to the use permit has generated an excessive number of calls for police service compared to similarly situated businesses of the same size as the cannabis-related business.

b. Whether there have been excessive secondary criminal or public nuisance impacts in the surrounding area or neighborhood, including, but not limited to, disturbances of the peace, illegal drug activity, cannabis use in public, harassment of passersby, littering, loitering, illegal parking, loud noises, odors, or lewd conduct.

c. Whether the cannabis-related business operating pursuant to a use permit has a history of inadequate safeguards or procedures that show it is likely that it will not comply with any operating requirements and standards required in the conditions of approval.

d. Whether the cannabis-related business has failed to pay fees, penalties, or taxes required by the conditions of approval of the use permit or by this code or State law, or has failed to comply with any requirements for the production of records or other reporting requirements of this code.

e. Whether the applicant or any owner of the cannabis-related business, as defined in Business and Professions Code section 26001(ap), as may be amended from time to time, has been convicted of a felony, or has engaged in misconduct that is substantially related to the qualifications, functions or duties of an operator of a cannabis-related business. A "conviction" within the meaning of this chapter means a plea or verdict of guilty, or a conviction following a plea of nolo contendere. Notwithstanding the above, an application shall not be denied solely on the basis that the applicant or any owner has been convicted of a felony, if the person convicted has obtained a certificate of rehabilitation (expungement of felony record) under California law or under a similar Federal statute or State law where the expungement was granted.

f. Whether the operator or managers of the cannabis-related business have previously or are currently engaged in unlawful, fraudulent, unfair, or deceptive business acts or practices.

g. Whether the cannabis-related business has been operated in compliance with applicable State law and provisions of this code generally.

3. If the Zoning Administrator determines that the cannabis-related business is being operated in violation of any conditions of approval imposed on the use permit as issued by the Planning Commission or the Zoning Administrator, the use permit may be subject to revocation.

E. Revocation Of Use Permits For Cannabis-Related Businesses:

1. In addition to the reasons for revocation of an approved use permit set forth in subsection 9262H2 of this code and subsection D2 of this section, an approved use permit for a cannabis-related business may be revoked through the City’s revocation process, as set forth in subsection 9262H2 of this code, except that all references therein to the Planning Commission shall be deemed to refer to the Zoning Administrator, if the cannabis-related business is operated in a manner that violates the conditions of approval imposed by the use permit or the provisions of this code, or conflicts with State law. At the public hearing to be conducted by the Zoning Administrator as set forth in subsection 9262H2 of this code, the Zoning Administrator shall make findings regarding the alleged specific violations of this code or State law.

2. An appeal of the Zoning Administrator’s decision on revocation of a use permit for a cannabis-related business may be made to the Planning Commission for a final decision. Any such appeal must comply with the requirements of section 9266 of this code, except that all references therein to the City Council shall be deemed to refer to the Planning Commission.

3. When a final decision revoking a use permit for a cannabis-related business is made as provided in this section, the permittee shall become ineligible for a period of three (3) years thereafter to apply for a use permit for a cannabis-related business. The ineligibility shall include any corporation or other business entity, including, but not limited to, a partnership or limited liability company, in which the permittee has any direct or indirect beneficial, financial or ownership interest.

F. Limitations On Locations Of Cannabis-Related Businesses:

1. All cannabis-related businesses, as defined in section 9278 of this code, operating subject to use permits under this chapter will operate indoors in a fully enclosed secure structure, as defined in section 9254 of this code, except as set forth in subsection 9174.3(c)(5) of this code regulating cannabis consumption areas, and in section 9174.4 of this code regulating outdoor commercial cannabis cultivation in the A-E District and districts with -A Overlay, and shall not be allowed in the following areas, except as otherwise set forth in this code: a. Within six hundred feet (600') of a school, as defined in section 5702P of this code, with that distance measured as the horizontal distance in a straight line from the property line of the school to the closest property line of the lot on which the cannabis-related business is to be located without regard to intervening structures, pursuant to California Health and Safety Code section 11362.768; or b. Within two hundred fifty feet (250') of a youth-oriented facility other than a school, as defined in section 5702R of this code, with that distance measured by street frontage from the property line of the youth-oriented facility to the closest property line of the lot on which the cannabis-related business is to be located, and not radial distance; or

c. Abutting, on any side of the parcel upon which the cannabis-related business is located, a parcel occupied by a youth-oriented facility or a school; or

d. Within any residential zoned parcel or primary land use, or any property with an underlying residential or mobile homes general plan land use designation; or

e. On a parcel having a residential unit, or on a parcel directly abutting a residentially zoned property, unless there are intervening nonresidential uses between the cannabis-related business and the residential unit or the residentially zoned property that the decision-making entity charged with hearing and making the decision on the use permit application or the appeal of that decision determines sufficient to provide an appropriate separation.

2. A cannabis retailer, as defined in section 9278 of this code, shall not be allowed within two hundred fifty feet (250’) of another cannabis retailer, with that distance measured by street frontage from the property line of the other cannabis retailer to the closest property line of the lot on which the cannabis retailer is to be located, and not radial distance.

3. A waiver of the provisions in subsections F1a through F1e and F2 of this section may be granted if the applicant demonstrates on plans and materials presented for review and the Planning Commission determines that a physical barrier or other condition exists which achieves the same purpose and intent as the distance separation requirements established herein, and that, as a result, the Zoning Administrator or the Planning Commission makes a finding of no adverse impact resulting from the proposed location of the cannabis-related business. 4. A cannabis cultivation business located in the A-E District or with an A- Overlay will not be subject to the location limitations set forth in subsections F1a through F1e of this section. (Ord. 1190, §3, adopted 2018; Ord. 1226, §7, adopted 2022; Ord. 1230, §1, adopted 2023; Ord. 1253, §5, adopted 2025)

A. Applicability: The standards and requirements in this section apply specifically to cannabis retailers, as defined in section 9278 of this code, and other cannabis businesses with a retail component, and shall apply in addition to the requirements and standards for all cannabis businesses set forth in section 9174.2 of this code and elsewhere in this code. In the event of any conflict between the requirements of this section and those included elsewhere in the City Code, the requirements of this section shall control.

B. Definitions: For the purposes of this chapter, the following words and phrases shall have the following meaning:

1. "Adult use" means a person the age of twenty-one (21) or over with a valid State ID, who is qualified to purchase cannabis from an established cannabis business.

2. "Delivery" means the commercial transfer of cannabis or cannabis products to a customer. "Delivery" also includes the use by a retailer of any technology platform.

3. "Identification card" shall have the same definition as in California Health and Safety Code section 11362.7, and as it may be amended.

4. "Medical cannabis" or "medicinal cannabis" means cannabis that is intended to be used for medical cannabis purposes in accordance with State law.

5. "On site" means an activity or accessory use that is related to the primary use – i.e., lawful, retail distribution of cannabis – and is located on the same legal parcel as the primary use. 6. "Primary caregiver" shall have the same definition as set forth in California Health and Safety Code section 11362.7, and as it may be amended. 7. "Qualified patient" shall have the same definition as set forth in California Health and Safety Code section 11362.7, and as it may be amended.

C. Operating Requirements:

1. Minors: Persons under the age of eighteen (18) shall not be allowed on the premises of a cannabis retailer unless they are a qualified patient or a primary caregiver, they are in the presence of their parent or guardian, and the cannabis retailer in question dispenses cannabis for medical use. Adult use cannabis retailers shall only allow on the premises a person who is twenty-one (21) years of age or older and who possesses a valid government-issued photo identification card.

2. Cannabis Retailer Access:

a. The entrance into the cannabis retailer building shall be locked at all times with entry strictly controlled; e.g., a buzz-in electronic/mechanical entry system with a vestibule is highly encouraged. A viewer shall be installed in the door that allows maximum angle of view of the exterior entrance.

b. Cannabis retailer personnel shall monitor site activity, control loitering and site access.

c. Only cannabis retailer staff, persons the age of twenty-one (21) and over, qualified patients over the age of eighteen (18) who are purchasing medical cannabis, and persons with bona fide purposes for visiting the site shall be allowed on the premises.

d. Only a primary caregiver and qualified patient or persons the age of twenty-one (21) and over shall be in the designated dispensing area with personnel. All other authorized visitors shall remain in the designated waiting area in the front entrance/lobby.

e. Restrooms shall remain locked and under the control of management.

3. Operations:

a. The cannabis retailer may sell cannabis or cannabis products to an individual only in an amount consistent with personal possession and use limits allowed by the State.

b. A cannabis retailer shall not have a physician on site to evaluate patients and provide a recommendation for medical cannabis.

4. Hours Of Operation: Hours of operation are limited to nine o’clock (9:00) A.M. to nine o’clock (9:00) P.M., seven (7) days a week.

5. Consumption Restrictions: a. Except as set forth in subsections C5b and C5c of this section, cannabis shall not be consumed on the premises of the cannabis retailer, nor within any accessory structures, parking areas, or other surroundings within two hundred feet (200') of the cannabis retailer’s entrance. b. Cannabis may be consumed in a designated cannabis consumption area on the premises of a cannabis retailer upon approval of a use permit or modification of an existing use permit. The smoking of cannabis may be permitted in a designated cannabis consumption area as may be allowable under State law and subject to the terms of the use permit. A cannabis retailer’s operation and use of a cannabis consumption area shall otherwise comply with the provisions of Division 5, Chapter 7 of this code, entitled "No Smoking." Cannabis consumption areas shall be secured and designed to prevent access by individuals who are not eligible adult use patrons. If an existing use permit is modified to reflect the creation of a cannabis consumption area, that use permit shall be subject to renewal one year after the cannabis consumption area has become operational.

of Division 5, Chapter 7 of this code, entitled "No Smoking." Cannabis consumption areas shall be secured and designed to prevent access by individuals who are not eligible adult use patrons. If an existing use permit is modified to reflect the creation of a cannabis consumption area, that use permit shall be subject to renewal one year after the cannabis consumption area has become operational.

5. Limitations On Cannabis Harvesting Activities: In order to minimize cannabis odors, the drying, curing, and/or trimming of harvested cannabis shall either (a) be located within an enclosed structure which utilizes best available control technology, or (b) include techniques and/or equipment (e.g., the use of freeze drying techniques/equipment and immediate packaging of harvested cannabis in the field) that shall achieve an equivalent or greater level of odor control as could be achieved using an enclosed structure which utilizes best available control technology, or (c) be located at a sufficient distance from neighboring residential structures so as to avoid odor intrusion as a public nuisance as described in subsection 9254B4 of this code.

ediate packaging of harvested cannabis in the field) that shall achieve an equivalent or greater level of odor control as could be achieved using an enclosed structure which utilizes best available control technology, or (c) be located at a sufficient distance from neighboring residential structures so as to avoid odor intrusion as a public nuisance as described in subsection 9254B4 of this code.

6. Generators: Generator use for cannabis cultivation must comply with the requirements set forth in California Code of Regulations, title 4, section 16306, as may be amended from time to time. (Ord. 1190, §3, adopted 2018; Ord. 1253, §5, adopted 2025)

(Ord. 1190, §3, adopted 2018) §9174.6 RESERVED (Ord. 1190, §3, adopted 2018) §9174.7 RESERVED (Ord. 1190, §3, adopted 2018) §9174.8 RESERVED (Ord. 1190, §3, adopted 2018) §9174.9 RESERVED

(Ord. 1190, §3, adopted 2018) Home Previous Next

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CHAPTER 2 ZONING

ARTICLE 16. GENERAL PROVISIONS AND EXCEPTIONS

SECTION:

§9175: General Provisions And Exceptions §9176: Certain Uses Permitted §9177: Mobile Homes §9178: Height Limits; Fence Height Limits Set Forth In This Section For The Districts Mentioned Herein §9179: Yards §9180: Maintenance Of Improvements §9181: Street Improvements With Development Of Property §9182: Animals Within The City (Repealed) §9183: Issued To Emergency Shelters §9184: Outdoor Sales Establishments (Repealed) §9185: Area For Collecting And Loading Of Recyclable Materials §9186: Reasonable Housing Accommodation For Disability

The regulations specified in this chapter shall be subject to the general provisions and exceptions set forth in this article. (Ord. 793, §2, adopted 1982)

The following uses may be permitted in the districts mentioned subject to securing a use permit, as provided in this chapter, in each case:

A. Establishment, maintenance, operation and removal of circuses, carnivals, amusement parks, open air theaters, or other similar temporary establishments involving large assemblages of people may be established in isolated or underdeveloped areas of any zoning district.

B. Public or private parking lots for automobiles in any R-1, R-2 or R-3 district which is adjacent to any C-N, C-1 or C-2 district.

C. The removal of minerals, earth and other natural materials in any district.

D. Adult entertainment businesses as defined in section 9278 of this chapter only in zones which do not allow residential development pursuant to the following conditions:

1. Established five hundred feet (500’) from any residential use; and

2. Five hundred feet (500’) from any church, school, park or playground; and

3. No closer than one thousand feet (1,000’) of another such establishment;

4. Windows and doors screened so that the interior of the establishment may not be seen;

5. Signing indicating that no one under the age of eighteen (18) years shall be admitted.

• E. Temporary uses for a period not to exceed six (6) months in any district subject to permit renewal at the discretion of the planning commission.

F. Temporary accessory objects placed in the public right of way. Notwithstanding section 6230 of this code, the temporary placement of cafe tables and chairs accessory to an eating establishment and street furniture, such as benches and landscape planters, may be placed proximate to an existing legal use subject to the following: Racks, tables, bins and other merchandise are prohibited, except as part of a civic, patriotic or special event of general public interest taking place within the city, subject to a special events permit, or between twelve o’clock (12:00) noon on Fridays and close of business on Sundays, subject to the following: 1. Placement of any temporary accessory object within any public right of way is prohibited without securing an encroachment permit issued by the public works department, including compliance with insurance requirements and any conditions placed thereon to ensure the public safety and convenience and compliance with this section. Applications for encroachment permits under this section shall be filed with the public works department accompanied by a plot plan sufficient to show the details of the object’s size, height, location and any other information deemed necessary by the planning director or public works director, and application fees established from time to time by resolution of the city council adopted in accordance with the procedures required by law. Notwithstanding any provision of this section, the public works director retains the right to revoke any issued encroachment permit for any object determined to be a nuisance, detrimental to the public safety or convenience, or noncompliant with this section. The placement of all objects shall comply with all requirements and orders of the fire marshal.

rdance with the procedures required by law. Notwithstanding any provision of this section, the public works director retains the right to revoke any issued encroachment permit for any object determined to be a nuisance, detrimental to the public safety or convenience, or noncompliant with this section. The placement of all objects shall comply with all requirements and orders of the fire marshal.

2. The location and dimensions of temporary accessory objects shall be coordinated with other elements and shall provide for the safe and unobstructed movement of pedestrians and vehicles and visual attractiveness to the satisfaction of the planning director and public works director and as follows: a. The location of temporary objects shall maintain a minimum width of five feet (5’) of space on the sidewalk or pedestrian path clear of obstructions caused by trees, hydrants, posts, poles and any other infrastructure or objects, and providing accessibility to site and building entryways, accessible parking and accessible passenger loading zones, and crosswalks. Objects shall not obstruct more than fifty percent (50%) of the width of any sidewalk or pedestrian path that is ten feet (10’) or wider, excluding the strip of land adjacent to the street where sign poles, hydrants and other infrastructure are located. b. Temporary accessory objects shall be placed adjacent to the building, unless infeasible or an alternative location would be more consistent with this section as specified by an encroachment permit. Objects shall be situated so that neighboring businesses and all legal signs are visible to pedestrians and motorists. c. Temporary accessory objects shall be located and maintained free of appendages or conditions that pose a hazard to pedestrians and vehicles, and ensure visually impaired pedestrians can detect the object safely. Supporting members should be located within the footprint of the object to prevent tripping; any projection shall be flat and measure no more than one-half inch (0.5") in height above the sidewalk surface. Dome shaped support bases are prohibited. Platforms or sidewalk coverings are prohibited. Temporary accessory objects shall not be secured to trees, hydrants, street signs, or any other infrastructure by any means.

3. Temporary accessory objects shall be removed during hours that the business is not open to the public, with the exception of landscape planters or other approved encroachments that are consistent with the provisions of this section as determined by the planning director and too heavy or not reasonably feasible to move each day as determined by the public works director.

4. Temporary accessory objects shall at all times present a tastefully designed and well maintained appearance. Furniture and objects placed by the same business shall be visually or thematically similar. Cafe table umbrellas situated so as to not pose a hazard due to tipping or injury are allowed, provided they are of muted solid color, canvas type (no vinyl or plastic) and designed specifically for outdoor patio use. Podiums, heat lamps and service objects are prohibited. Furniture and other objects shall not have any signage, logos, or other commercial representations. All objects shall be maintained in good condition, without visible fading, dents, tears, rust, corrosion, or chipping or peeling paint, and of durable and sufficiently sturdy construction so as to not pose a hazard or blow over with normal winds. Planters must have installed healthy live plants at all times.

5. Deviations from the provisions of this section, excluding the requirement for issuance of an encroachment permit for objects placed in the public right of way, may be allowed pursuant to the approval of a use permit. (Ord. 793, §2, adopted 1982; Ord. 1106, §7, adopted 2008)

Mobile homes certified under the national mobile home construction and safety standards act of 1974 (42 USC section 5401 et seq.) are allowed on individual residential parcels subject to:

A. Foundation System: The mobile home shall be attached to a permanent foundation system approved by the city building official and designed and constructed pursuant to section 18551 of the State Health and Safety Code.

• B. Utilities: All utilities to the mobile home shall be installed pursuant to city standard practices and policies.

• C. Permits: All applicable building, site development, and encroachment permits associated with development of residential property shall be secured prior to any on site construction.

• D. Roofing Material: The material of the roof of any building constructed on a residential parcel shall be wood, asphalt or composition shingles, tile or tar and gravel.

• E. Siding Material: The material of the exterior siding of any building constructed or located on a residential parcel shall be wood, brick, rock, stucco, or glass.

• F. Eaves: The minimum eave overhang for any building constructed on a residential lot shall be two feet.

• G. Materials not listed in D and E may be utilized if approved by the City Planning Commission after consideration of the material as an agenda item at a regularly scheduled meeting. (Ord. 793, §2, adopted 1982)

• A. Chimneys, cupolas, flag poles, monuments, radio, steeples and other towers, water tanks, and similar structures in mechanical appurtenance may be permitted in all districts in excess of height limits, provided a use permit is first obtained in each case.

• B. Fences and hedges and other screen planting may be erected in any district, subject to the following conditions:

1. Subject to the provisions of subsections B2 and 3 of this section, no fence shall be constructed, and no hedge or other screen planting shall be grown or permitted to grow, exceeding seven feet (7') in height measured from the original grade on the lot.

2. No fence shall be constructed and no hedge or other screen planting shall be grown or permitted to grow, exceeding three feet in height measured from the original grade on the lot, in any required front yard or to the front of any front setback line.

3. Fences exceeding seven feet (7') in height to enclose commercial or industrial uses, or tennis courts, swimming pools, or similar areas, may be erected subject to the obtaining of a use permit therefor. (Ord. 793, §2, adopted 1982; Ord. 1168, §2, adopted 2016)

The following provisions shall apply in the districts where indicated:

• A. Architectural features such as cornices, eaves and canopies may extend not exceeding two feet into any required yard.

• B. Open porches, landing places, or outside stairways may project not exceeding two feet into any required side yard, and not exceeding six feet (6’) into any required rear yard. Such porches, landing places, or outside stairways, may be roofed, but shall not be enclosed with sides. In the event that a front porch as permitted herein is adjacent to a carport, then the front porch roof may be continued in such a fashion as to include that portion of the carport which extends into the front setback area to the same extent as the front porch roof so extends. This exception shall not be construed as allowing or permitting any carport not attached to a porch roof to encroach upon the front setback area, not to allow or permit any enclosed garage or other building to extend into the front setback area.

C. Whenever an official map or subdivision map setting forth the street right-of-way line has been duly accepted and filed, or whenever a street right of way has been established by an accepted dedication, all building setback lines and required front yards shall be measured from the established street right-of-way line. In the event that no such street right-of-way line has been established, all building setback lines and required front lines shall be measured from the front property line or street line, if such exists or is proposed, whichever is further from any existing or proposed street center line.

In no case shall the provisions of this Chapter be construed as permitting any encroachment upon any street or street right of way.

D. In case an accessory building is attached to the main building, it shall be made structurally a part of and have a common wall or roof with the main building and shall comply in all respects with the requirements of this Chapter, applicable to the main building. Unless so attached an accessory building in an R-1, R-2 or R-3 District shall be located on the rear one-half (1/2) of the lot, and at least ten feet (10’) from any dwelling building existing or under construction on the same lot or any adjacent lot. Such accessory building shall not be located within five feet (5’) of the side property line of the front onehalf (1/2) of any adjacent lot or in the case of a corner lot to project beyond the front setback line required on such corner lot.

E. Swimming pools may be located no closer than five feet (5’) to any side or rear property line in a residential zone.

• F. On any residential parcel, no motor vehicle over three-forth (3/4) tons, or any boat, trailer or recreational vehicle or motorhome shall be stored or parked in any required setback. (Ord. 793, §2, adopted 1982)

Any and all improvements, including but not limited to landscaping, lighting, painting, parking lot striping and signing, shall be maintained in good condition. Failure of such maintenance shall constitute a violation of this Code and, in addition, may be declared a public nuisance. (Ord. 793, §2, adopted 1982)

Curb, gutter, sidewalk, paving and street trees, as determined by the City Engineer shall be required to be constructed or installed as a condition of approval for:

A. Minor divisions of property, prior to the recording of parcel maps for such divisions;

B. Building permits for new residence or main residential/commercial structure on a parcel upon which the improvements do not exist;

C. Building permits where the permit value is equal to or greater than one-third (1/3) of the value of the existing structure. (Ord. 793, §2, adopted 1982)

(Repealed) (Ord. 807, §2, adopted 1983; rep. by Ord. 1257, §16, adopted 2025)

(Repealed) (Ord. 862, §1, adopted 1986; rep. by Ord. 1257, §16, adopted 2025)

All new development and certain remodels in commercial, industrial, residential (other than single-family and duplexes) projects shall provide adequate, accessible, and convenient areas for collecting and loading recyclable materials, in addition to trash collection facilities, in compliance with the following requirements:

A. New construction, or expansion of a commercial, industrial, or multiple-family residential project which adds thirty percent (30%) or more to the existing floor area of the structure within the same calendar year, shall provide adequate, accessible, and convenient areas for collecting and loading of trash and recycling materials.

B. Site plans for the project shall identify trash and recyclable storage areas including the individual and specific collection bins which will accommodate the trash and recyclables to be generated by the anticipated use of the project. The applicant will address all the recyclable materials currently collected by the city’s franchise waste hauler, if applicable for the project use.

C. Dimensions of the storage area shall accommodate containers consistent with current methods of collection. The exterior trash and recycling storage area may be located on the outside or the exterior of a structure, or in a designated interior area with access, excluding dwelling units or in rear yards and interior side yards. Exterior storage area shall not be located in any required front yard, street side yard, any required parking or landscaped area, or any other area required by code to be constructed or maintained unencumbered.

D. The trash and recycling storage area shall each be accessible to occupants and haulers. If the exterior storage area is located outside or on the exterior of any structure/building, the storage area shall be screened with a minimum six foot (6’) high solid enclosure. In all cases where a parcel or premises is served by an alley, all exterior storage areas shall be directly accessible to such alley.

E. Each trash storage area shall be contiguous and jointly accessible with a recycling storage area, except upon written consent of the planning director in situations where unavoidable circumstances make it impractical to do so, in which case the recycling storage area shall be located as close as possible to the trash storage area.

• F. Recycling areas shall be designed to be architecturally compatible with nearby structures and with the existing topography and vegetation, and comply with the following minimum requirements:

1. The design and construction of recycling areas shall not prevent security of any recyclable materials placed therein;

2. The design, construction, and location of recycling areas shall not be in conflict with any applicable federal, state, or local laws relating to fire, building, access, transportation, circulation, safety, or related matter;

3. Recycling areas or the bins or containers placed therein must provide protection against adverse environmental conditions, such as rain, which might render the collected materials unmarketable;

4. Driveways and/or travel aisles shall, at a minimum, conform to local building code requirements for garbage collection access and clearance, including unobstructed access for collection vehicles and personnel;

5. A sign clearly identifying all recycling and solid waste collection and loading areas and the materials accepted therein shall be posted adjacent to all points of direct access to the recycling areas;

6. Developments, transportation corridors, and public facilities adjacent to recycling areas shall be adequately protected from any adverse impacts such as aesthetics, noise, odor, vectors, or glare through measures including, but not limited to, maintaining adequate separation, fencing, and landscaping.

• G. All designs for exterior trash and recycling storage areas shall be subject to approval by the planning director, following review by the franchise hauler.

• H. In the case of severe and exceptional physical space constraints, the project proponent may apply for a variance from this section in the manner prescribed in this code, to be considered by the planning commission. (Ord. 953, §1, adopted 1994)

• A. Request: A request for reasonable accommodation may be made by any person with a disability as defined under the federal fair housing act and California fair employment and housing act, or his/her representative or any entity, when the application of a regulation under this chapter acts as a barrier to fair housing opportunities. In general, a person with a disability is a person who has a physical or mental impairment that limits or substantially limits one or more major life activities, anyone who is regarded as having such impairment, or anyone who has a record of such impairment. A request for reasonable accommodation may include modifications or exceptions to the regulations, standards, policies and practices for the siting, placement, construction, development or use of housing or housing related buildings, structures and facilities that would eliminate regulatory barriers and provide persons with a disability equal opportunity to housing of their choice.

• B. Application Submittal: A request for reasonable accommodation shall be submitted on an application form provided by the director of the department of planning and community development including documentation of the disability and any other information required to make the determinations required by this section.

• C. Review Of Application: Applications for reasonable accommodation shall be reviewed by the director of the department of planning and community development or designee, or may be referred to the authority taking action on a concurrent application.

• D. Written Determination: The director of the department of planning and community development or designee shall make a written determination within thirty (30) days and either grant, grant with modifications, or deny the request for reasonable accommodation in accordance with the findings below. The written determination for applications submitted for review with concurrent applications may be processed in the manner and time frame for the concurrent application. The written decision to grant or deny an application for reasonable accommodation shall be consistent with the federal fair housing act and California fair employment and housing act ("the acts") and shall be based on the following factors:

1. Whether the housing that is the subject of the request will be used by an individual with a disability as defined under the acts.

2. Whether the request for is necessary to make specific housing available to an individual with a disability as defined under the acts.

3. Whether the request would impose an undue financial or administrative burden on the city of Ukiah, or require a fundamental alteration in the nature of a city program or law.

4. Whether the request would pose impacts to surrounding uses.

5. Whether the request is based on the attributes of the property and structures.

6. Whether alternative reasonable accommodations that may provide an equivalent level of benefit could be undertaken.

Home Previous Next CHAPTER 2 ZONING ARTICLE 17. OFF-STREET PARKING AND LOADING SECTION: §9190: Computation Of Fractional Spaces §9191: Use Of Parking And Garage Facilities §9192: Size Of Parking Spaces §9193: Access To Parking Facilities §9194: Surfacing Of Parking Areas §9195: Screening Of Parking Areas §9196: Lighting Of Parking Areas §9197: Design Standards For Parking Areas §9198: Number Of Parking Spaces Required §9199: Exemptions From Off Street Parking Requirements §9200: Number Of Nonmall Type Loading Spaces Required §9201: Number Of Mall Type Loading Spaces Required §9202: Number Of Unspecified Loading Spaces Required §9203: Location Of Loading Facilities; Screening §9204: Size Of Loading Space §9205: Surfacing Of Loading Spaces §9206: Use Of Loading Spaces For Parking §9207: Off Street Loading Spaces §9208: Bicycle Parking Design Standards §9209: Nonconforming Uses §9210: Office §9211: Designation §9212: Function §9213: Authority §9214: Referral To The Planning Commission §9215: Appeals

When the determination of the number of required off street parking and loading spaces results in the requirement of a fractional space, any fraction up to, but not including, one-half (1/2) shall be disregarded, and fractions over one-half (1/2) shall require one off street parking or off street loading space. (Ord. 793, §2, adopted 1982)

The only use of off street parking and garage facilities, required and/or accessory to residential uses, shall be the parking and storage of motor vehicles belonging to the occupants of the dwelling structure or the bona fide guests of such occupants. The term "vehicles", as used in this section, shall not include special construction equipment or commercial vehicles except as provided by section 7154 of this code. (Ord. 793, §2, adopted 1982; Ord. 888, adopted 1989)

The minimum dimensions of Standard parking spaces shall be nine feet (9’) in width by nineteen feet (19’) in length. The vertical clearance shall be not less than seven feet (7’) over the entire area.

In any parking area with more than ten (10) required off street parking spaces, forty percent (40%) compact spaces may be allowed. The dimensions of a compact parking space shall be eight feet (8’) in width by sixteen feet (16’) in length. The vertical clearance shall be not less than seven feet (7’) over the entire area. (Ord. 793, §2, adopted 1982; Ord. 1268, §9, adopted 2026)

A. Each required off street parking space or garage space for residential uses shall open directly upon an aisle or driveway of such width and design as to provide safe and efficient means of vehicular access to such parking space. All off street parking facilities shall be designed in a manner which will least interfere with traffic movements. Tandem parking is not acceptable for commercial uses of property. B. In multiple-family residential districts, street access to all parking spaces shall be limited to fifty percent (50%) of the total lot frontage, but in every case such access shall be less than fifty feet (50’). C. Access to dwelling groups shall be provided from the street to all detached buildings in the group by means of a permanent, unobstructed passageway constructed to the following standards:

1. Driveways serving three (3) or less spaces shall be a minimum of twenty feet (20’) in width, or two (2) separate one-way twelve foot (12’) entrance and exit drives separated by a minimum of twenty feet (20’).

D. At the option of the property owners, a common driveway may be utilized to provide access to parking facilities on adjacent properties. Such common driveways shall be a minimum width of twenty four feet (24’), with a twelve foot (12’) easement on each parcel. Easements for the common use of the driveway shall be recorded in the office of the county recorder.

E. The maximum width for single-family and multiple-family residential driveways shall be twelve feet (12’) for single driveways and twenty feet (20’) for double driveways, measured at the face of the curb. F. All driveways shall be located at least twenty feet (20’) from the curb return on corner lots.

G. Single-family residential driveways on lots with more than fifty foot (50’) frontages may exceed the requirement of a single driveway entrance if the purpose of the driveway is to create more off street parking. The driveway access shall be less than fifty percent (50%) of the total lot frontage or forty feet (40’), whichever is less. (Ord. 793, §2, adopted 1982; Ord. 888, adopted 1989; Ord. 1268, §9, adopted 2026)

All open off street parking areas or residential driveways shall be surfaced with asphaltic concrete (2 inch asphalt 6 inch aggregate base), concrete or other surfacing so as to provide a durable, dust free, all weather surface which shall meet the requirement of all applicable laws and the approval of the Director of Public Works. Permeable paving materials, including permeable asphalt, permeable concrete,

interlocking pavers, and similar low-impact surfacing materials, are encouraged for off-street parking areas, drive aisles, and walkways, where site conditions allow. The use of permeable materials may be approved by the City Engineer or designee where such materials meet structural, drainage, and maintenance standards. (Ord. 793, §2, adopted 1982; Ord. 1268, §9, adopted 2026)

All open parking areas for more than ten (10) parking spaces shall be aesthetically and effectively screened on such side adjoining or fronting on any property situated in any district by a wall, fence or densely planted, compact hedge not more than six feet (6’) in height which shall be maintained in good condition. (Ord. 793, §2, adopted 1982)

Any lighting used to illuminate off street parking areas shall be downcast, shielded, and directed away from the public right-of-way and away from residential properties in such a way as not to create a nuisance. Outdoor lighting shall be regulated by the State of California Title 24 Energy Efficiency Standards outdoor lighting requirements. If a conflict between the requirements of this Division and the State of California Title 24 Energy Efficiency Standards arises, that which produces the least glare shall apply. (Ord. 793, §2, adopted 1982; Ord. 1268, §9, adopted 2026)

Minimum parking space dimensions shall be as follows, except as shown in Table 1-1, Figure 1-1.

• 1. Standard parking spaces shall have a minimum dimension of nine feet (9’) in width by nineteen feet (19’) in length.
• 2. Up to forty percent (40%) of the spaces in a parking lot may be compact spaces, with dimensions as shown in Table 1-1.
• 3. Parallel parking spaces shall be eight feet (8’) by twenty-two feet (22’), except that spaces that are unencumbered at one end may be reduced to eight feet (8’) by twenty feet (20’).
• 4. The width of a parking space shall be increased by one foot (1’) if either side of the space is adjacent to a wall, fence, support column or other structure, except where the obstruction is limited to the front

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or rear one-third of the parking space.

TABLE 1-1—MINIMUM PARKING SPACE AND AISLE DIMENSIONS

Note:

(1) Only one-way aisles permitted.

Where posts, columns, or obstruction, other than wheel stops, are located within parking areas, such posts, columns, or other obstruction shall not be permitted to be calculated within the required minimum parking dimensions set forth above. Further, such posts, columns, or obstructions shall not interfere with vehicular movement and parking or the opening of vehicular doors. (Ord. 793, §2, adopted 1982; Ord. 888, adopted 1989; Ord. 1110, §1, adopted 2008; Ord. 1268, §9, adopted 2026)

§9198 NUMBER OF PARKING SPACES REQUIRED

The number of on-site parking spaces required for the uses set forth in this Section shall be as follows. The Planning Commission or Zoning Administrator may approve a request to reduce parking requirements, and not be subject to the Variance Procedures set forth in Section 9264 of this Code, where the project is supported by proximity to services, transit access, shared parking, or other resources as part of any Site Development or Use Permit review.

A. Residential Uses:

1. Special Needs Housing: In any district, the Director of Community Development may approve a reduction in parking requirements not exceeding thirty percent (30%) for housing projects with at least four (4) living units reserved for seniors, disabled persons, emergency shelters, transitional housing, single room occupancies, or other special needs housing with reduced parking demand based on factors such as age of occupants, disabilities, household size, or other factors that support a finding of reduced parking demand. An agreement acceptable to the City restricting the use consistent with the reduction in parking may be required to be recorded in the office of the county recorder. For the purposes of this Subsection "senior" means a person sixty-two (62) years of age or older, or fifty-five (55) years of age in a senior citizen housing development as defined in Section 51.3 of the California Civil Code or as may be amended from time to time.

2. Affordable Housing Projects: In any district, the Director of Community Development may approve a reduction in parking requirements not exceeding twenty percent (20%) for housing projects with at least four (4) units affordable to persons of low, very low or extremely low income as defined by the California Health and Safety Code based on factors that support a finding of reduced parking demand. An agreement acceptable to the City ensuring the long-term affordability of the housing units shall be required and shall be recorded in the office of the county recorder. The term "long term" shall mean the typical time frame required for affordable housing projects associated with HOME grants and other affordable housing funding sources.

3. Residential Mixed-Use Projects: In any district, the sum of the separate parking requirements for each use in a mixed residential/commercial project may be reduced by not more than thirty five percent (35%) where day and nighttime uses offset parking demand based on documentation that supports a finding of reduced parking demand. An agreement acceptable to the City restricting the use consistent with the reduction in parking may be required to be recorded in the office of the County Recorder.

4. Other Residential Uses: Except as expressly modified by this Section, all other residential parking requirements shall comply with the standards set forth in Division 9, Chapter 2, Articles 3 through 7 and 12 of this Code.

• B. Retail, Commercial And Service Uses:

1. Retail Stores, Professional Offices, And Business Offices: One parking space for each three hundred (300) square feet of gross leasable floor area. Similar uses having drive-up windows or drive-through facilities shall have a stacking area for at least five (5) vehicles.

2. Personal Services And Personal Improvement Facilities: One parking space for each three hundred fifty (350) square feet of gross leasable floor area.

• C. Places of Public Assembly:

1. Commercial Recreation And Public Assembly: One parking space for each four (4) person capacity.

2. Public Establishments, Bars, Restaurants, Taverns and Nightclubs: A minimum of four (4) parking spaces plus one parking space for each three (3) seats. Similar uses having drive-up windows or drivethrough facilities shall have a stacking area for at least five (5) vehicles.

• D. Manufacturing Plants, Warehousing And Kindred Uses:

1. Industrial Uses of All Types Except A Building Used Exclusively For Warehouse Purposes: One parking space for each employee on the maximum shift, plus required space for any office area, plus a minimum of two (2) spaces for customer parking plus one space for each vehicle operated from or on the site. In no case shall the number of on-site parking spaces be less than Subsection D2 of this Section. 2. Warehouse, Storage Buildings Including Ministorage: One parking space for each two thousand five hundred (2,500) square feet up to twenty-five thousand (25,000) square feet; one for each additional ten thousand (10,000) square feet or one parking space for each two (2) employees on the maximum shift, whichever amount is greater, plus four (4) spaces for customers and one space for each vehicle operated from, or on the site. There shall be provided a minimum of three (3) spaces.

2. Wholesale Establishment: One parking space for each four hundred (400) square feet of gross leasable space.

3. Mixed Uses: When two (2) or more uses under the same or different owners and/or managers are located in the same structure and/or in a common development, the sum of the separate requirements for each use shall be as set forth in this Section. In the event of multiple uses, the Commission may require areas of less intensive use to provide a higher parking requirement if it is determined that the health, safety, and general welfare of the area requires the higher standard. No parking space, or portion thereof, shall serve as a required space for more than one use unless otherwise authorized by the Commission. 5. Other Uses: For uses not set forth in this Section, parking spaces shall be provided on the same basis as required for the most similar listed use. A land use not specified shall provide parking as determined by the Director. The Director shall use the requirements of § 9198 for similar uses as a guide in determining the minimum number of parking spaces to be provided, and may require the applicant to fund a parking study to determine parking demand. (Ord. 793, §2, adopted 1982; Ord. 888, adopted 1989; Ord. 961, §1, adopted 1995; Ord. 1110, §1, adopted 2008; Ord. 1268, §9, adopted 2026)

as determined by the Director. The Director shall use the requirements of § 9198 for similar uses as a guide in determining the minimum number of parking spaces to be provided, and may require the applicant to fund a parking study to determine parking demand. (Ord. 793, §2, adopted 1982; Ord. 888, adopted 1989; Ord. 961, §1, adopted 1995; Ord. 1110, §1, adopted 2008; Ord. 1268, §9, adopted 2026)

§9199 EXEMPTIONS FROM OFF STREET PARKING REQUIREMENTS A. Existing Commercial Structures: 1. All existing commercial structures as of January 1, 1979, within the area defined as the City of Ukiah Parking District no. 1, shall be exempt from the required off street parking requirements prescribed in Section 9198 of this Article. This exemption applies to changes in the structure, a sale of the property or business or expansion into existing structure space. New commercial construction including demolition, reconstruction, structural additions and existing or new residential uses within said district are not exempt. The exemption provided in this Section does not require variance approval by the Planning Commission or the City Council.

applies to changes in the structure, a sale of the property or business or expansion into existing structure space. New commercial construction including demolition, reconstruction, structural additions and existing or new residential uses within said district are not exempt. The exemption provided in this Section does not require variance approval by the Planning Commission or the City Council.

1. Owners of property (a single parcel or combination of contiguous parcels) smaller than seven thousand (7,000) square feet in area may pay an in-lieu parking fee rather than providing all the required onsite parking spaces. The increased developable portion of the parcel that would have been used for vehicle parking spaces, shall not be solely used for structure(s) or building expansion.

2. Owners who propose to construct, demolish, reconstruct or make structural additions to a commercial structure on a parcel of land consisting of less than seven thousand (7,000) square feet may elect to pay a fee in lieu of providing on-site parking spaces as provided in Section 9198 of this Article. The actual amount of the fee per parking space shall be established pursuant to Sections 9542 and 9544 of this Division.

3. All in lieu fees for parking purposes shall be used by the City for the construction or improvement of automobile or bicycle parking facilities or alternative transportation facilities at an appropriate time which serves the employees and customers of the commercial area within Parking District no. 1.

4. Prior to the issuance of a building permit, the property owner shall pay the required in lieu fee to the City. (Ord. 793, §2, adopted 1982; Ord. 961, §2, adopted 1995; Ord. 1268, §9, adopted 2026)

There shall be provided and maintained in all districts on the same parcel with every building, or portion thereof, having a gross floor area of five thousand (5,000) square feet or more, which building is to be occupied for the manufacturing, display, storage, or warehousing of goods, for retail sales, or as a hotel, hospital, mortuary, laundry, dry cleaning establishment, or for other uses similarly requiring the receipt or distribution by vehicles of materials or merchandise, at lease one off street loading space, for each twenty thousand (20,000) square feet of floor area in the building. (Ord. 793, §2, adopted 1982)

Off street loading spaces for mall type commercial or industrial developments shall be provided as required by the commission; provided, however, in no event shall the requirement be less than zero to five thousand (5,000) square feet, no off street loading space required; five thousand (5,000) to twenty thousand (20,000) square feet, one off street loading space; one additional off street loading space for each twenty thousand (20,000) square feet of gross floor area in the building may be required. (Ord. 793, §2, adopted 1982)

Loading spaces adequate in number and size shall be provided as required by the commission for uses not otherwise provided for in this article. (Ord. 793, §2, adopted 1982)

All loading spaces shall be provided on the same side or in the rear of the building. No loading and unloading shall be permitted in front of premises. In districts abutting a residential district, all loading and unloading facilities shall be screened by a six foot (6’) high sight obscuring fence or hedge. (Ord. 793, §2, adopted 1982)

Unless otherwise specified loading spaces shall measure twelve feet (12’) in width and twenty five feet (25’) in length, exclusive of aisles and maneuvering space, and shall have a vertical clearance of fourteen feet (14’). Additional length may be required depending upon vehicle size. (Ord. 793, §2, adopted 1982)

All open off street loading spaces shall be surfaced with asphaltic concrete, concrete or other surfacing so as to provide a durable, dust free, all weather surfacing which shall meet the requirements of all applicable laws and the approval of the city engineer. (Ord. 793, §2, adopted 1982)

Spaces allocated to any off street loading and unloading space shall not, while so allocated, be used to satisfy the space requirements for any off street parking facilities or portion thereof. (Ord. 793, §2, adopted 1982)

The off street loading spaces required by the provisions of this article shall only be required where there is a public alley or driveway easement or where access can be provided from an adjacent off street parking area. Where only street access is available, loading spaces shall not be required. (Ord. 793, §2, adopted 1982)

For the purpose of this Section, "bicycle parking facilities" shall refer to both long-term/Class II and short-term/Class I bicycle parking facilities as visualized in §9055.1 Development Standards.

• A. All bicycle parking spaces provided shall be on a hard and stable surface.

• B. All bicycle parking facilities shall be securely anchored to the surface so they cannot be easily removed and shall be of sufficient strength to resist vandalism and theft.

C. All bicycle parking facilities shall support bicycles by at least two contact points on the bicycle to prevent the bicycle from falling over and to prevent damage to wheels, frame, or other components. D. All bicycle parking facilities within vehicle parking areas shall be separated by a curb or other physical barrier to protect bicycles from damage by automobiles and other moving vehicles.

E. Short-term bicycle parking facilities are subject to and shall meet all the following requirements:

1. The facilities shall be located at least three feet (3’) away from any wall, fence, or other structure. 2. When multiple short-term bicycle parking facilities are installed together in sequence, they shall be installed at least three feet (3’) apart and located in a configuration that provides space for parked bicycles to be aligned parallel to each other. 3. The facilities shall be installed in a clear space at least two feet (2’) in width by six feet (6’) in length to allow sufficient space between parked bicycles.

2. Permanently anchored bicycle racks shall be installed to allow the frame and one or both wheels of the bicycle to be securely locked to the rack.

3. The facilities shall meet the minimum dimensions for bicycle parking spaces of two feet (2’) wide, six feet (6’) long and four feet (4’) tall. 6. There must be at least five feet (5’) of clear space to access all bicycle parking spaces and allow room for bicycle maneuvering. Where short-term bicycle parking is adjacent to a sidewalk, the maneuvering area may extend into the right-of-way.

• F. The following information must be submitted with applications for an applicable building permit for new square footage or development permit:

1. Location, access route, and number of both short-term and long-term bicycle parking spaces;

2. The model or design of the bicycle parking facilities to be installed;

3. Dimensions of all aisles and maneuvering areas; and

4. Information adequate to illustrate the racks and spaces that satisfy the minimum horizontal requirement, and the racks and spaces that accommodate a larger bicycle footprint.

• G. Short-term bicycle parking facilities that consist of permanently anchored bicycle racks shall be located in a convenient, highly visible and well lighted area within twenty feet of a building entrance and within view of pedestrian traffic.

H. Short-term bicycle parking facilities that consist of: covered, lockable enclosures with permanently anchored racks for bicycles; or lockable bicycle rooms with permanently anchored racks; or lockable, permanently anchored bicycle lockers shall be located in a convenient, highly visible and well-lighted area within one hundred feet of a common publicly accessible building entrance and within view of pedestrian traffic. I. Long-term bicycle parking facilities for tenant and occupant use shall be conveniently accessible by pedestrians from the street and located within one hundred feet of building entrances accessible by tenants and occupants.

J. If bicycle parking is not visible from the main building entrances, a sign must be permanently posted at the main entrances, including public and employee entrances, indicating the location of the bicycle parking. (Ord. 1268, §9, adopted 2026)

A. The lawful use of land or buildings existing on or before January 21, 1950, and continuously since that time, although such use does not conform to the regulations herein specified for the district in which such land or buildings are located, may be continued provided that no such use shall be enlarged or increased, nor be extended to occupy a greater area than that occupied by such use as of January 21, 1950, except as provided in this section and that if any such use ceases, as defined herein, the subsequent use of such land or buildings shall be in conformity to the regulations specified by this chapter, for the district in which such land or buildings are located.

B. The nonconforming use of a portion of a building may be extended throughout the building, provided that in each case a use permit shall be first obtained.

C. The nonconforming use of a building may be changed to use of the same or of a more restrictive nature, provided that in each case a use permit shall be first obtained.

D. If the nonconforming use of land or buildings ceases for a continuous period of six (6) months, it shall be considered abandoned and shall thereafter be used only in accordance with the regulations for the district in which it is located.

E. A nonconforming building damaged or destroyed by fire, explosion, earthquake or other act to an extent of more than seventy five percent (75%) of the market value thereof, may be restored to the same land use density only if made to conform to all the site regulations of the district in which it is located, provided that such building shall be subject to site development permit by the planning commission in accordance with article 20 of this chapter.

F. Ordinary maintenance and repairs may be made to any nonconforming building, providing no structural alterations are made and providing that such work does not exceed fifteen percent (15%) of the appraised value in any one year. Other repairs, alterations and minor additions may be permitted provided that a use permit shall be first secured in each case. (Ord. 793, §2, adopted 1982)

(Ord. 793, §2, adopted 1982; Rep. by Ord. 996, §2, adopted 1997)

(Ord. 793, §2, adopted 1982; Rep. by Ord. 996, §2, adopted 1997)

(Ord. 793, §2, adopted 1982; Rep. by Ord. 1110, §1, adopted 2008)

(Ord. 793, §2, adopted 1982; Rep. by Ord. 996, §2, adopted 1997)

(Ord. 793, §2, adopted 1982; Rep. by Ord. 996, §2, adopted 1997)

(Ord. 793, §2, adopted 1982; Rep. by Ord. 996, §2, adopted 1997) Home Previous Next

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CHAPTER 2 ZONING

ARTICLE 18. DOWNTOWN ZONING CODE

SECTION:

§9220: Purpose §9220.1: Purpose §9221: Applicability §9221.1: Applicability §9221.2: Relationship To Zoning Ordinance §9221.3: Administration

§9222: Zoning §9222.1: Applicability §9222.2: Transect Zones §9222.3: Civic Spaces

§9223: Building And Site Uses §9223.1: Applicability §9224: Standards For Specific Land Uses §9224.1: Purpose §9224.2: Applicability §9224.3: Community Gardens §9224.4: Home Occupations §9224.5: Large Family Daycare §9224.6: Live Entertainment §9224.7: Outdoor Dining §9224.8: Sidewalk Cafe §9224.9: Restaurant – Formula Fast Food §9224.10: Condominiums §9224.11: Live/Work Units §9224.12: Mixed-Use Projects §9224.13: Second Units §9224.14: Single Room Occupancy Facilities §9224.15: Specialty Food And Beverage Sales With Tastings §9225: Site And Building Development Standards §9225.1: Purpose §9225.2: Applicability §9225.3: Building Types §9225.4: Building Height §9225.5: Building Setbacks §9225.6: Private Frontage Types §9225.7: Layers §9226: Architectural Standards §9227: Historical Building Standards §9227.1: Historical Building Standards §9228: Parking Standards And Procedures §9228.1: Parking Required §9228.2: Number Of Parking Spaces Required §9228.3: Reduction Of Required Vehicle Parking §9228.4: Excess Parking §9228.5: Location Of Required Vehicle Parking §9228.6: Parking Stalls And Drive Aisles §9229: Tree Preservation And Planting Requirements §9229.1: Purpose §9229.2: Applicability §9229.3: Tree Preservation §9229.4: Planting Requirements

Parking Required §9228.2: Number Of Parking Spaces Required §9228.3: Reduction Of Required Vehicle Parking §9228.4: Excess Parking §9228.5: Location Of Required Vehicle Parking §9228.6: Parking Stalls And Drive Aisles §9229: Tree Preservation And Planting Requirements §9229.1: Purpose §9229.2: Applicability §9229.3: Tree Preservation §9229.4: Planting Requirements

§9229.5: Street Tree Design Principles §9229.6: Use Of Alternate Tree Species §9229.7: Required Street Trees §9229.8: Alternate Street Trees For Primary Streets §9229.9: Required Street Trees For Nonprimary Streets §9229.10: Required Parking Lot Trees §9229.11: Alternate Parking Lot Trees §9229.12: Required Riparian Trees §9230: Circulation Standards §9230.1: Purpose §9230.2: Applicability §9230.3: Circulation Map §9230.4: Primary Streets §9230.5: Streets §9230.6: Alleys §9230.7: Pedestrian/Bike Paths §9230.8: Gibson Creek §9230.9: Exception To Circulation Design Standards §9230.10: Street Improvement Requirements §9230.11: Special Designations §9231: Administration And Procedures §9231.1: Purpose §9231.2: Applicability §9231.3: Site Development Permits §9231.4: Use Permits §9231.5: Exceptions §9231.6: Subdivisions §9231.7: Variance §9231.8: Planned Developments §9231.9: Amendment §9231.10: Concurrent Permits §9231.11: Calculations – Rounding §9231.12: Nonconforming Uses, Structures And Parcels §9231.13: Nonconforming Uses §9231.14: Nonconforming Structures §9231.15: Nonconforming Parcels §9231.16: Exemptions §9231.17: Unlawful Uses And Structures §9232: Glossary §9232.1: Purpose §9232.2: Rules For Construction Of Language §9232.3: Definitions

The purpose of the downtown zoning code is:

A. To create an urban environment that implements and fulfills the goals, objectives and strategies of the Ukiah General Plan by encouraging the development of a healthy, safe, diverse, compact and walkable urban community.

B. To implement the vision for the study area created by the community during an intense and open community design charette process in 2007. That vision is one of environmentally sustainable and economically vital public spaces and buildings with a renewed civic square, attractive civic buildings and spaces, a healthy creek corridor, gateways that reflect Ukiah’s sense of place, a mix of building types and affordability, new development that supports and enhances the train depot and rail corridor, interconnected and pedestrian-oriented public streets, specific locations for potential anchor buildings (such as large-scale retail, employment centers and parking structures), and pedestrian-friendly buildings and streetscapes.

C. To manage the scale and general character of new development to emulate the best elements of Ukiah’s heritage, such as shady downtown streets, diverse architecture, mixed-use shopfront buildings in the downtown, and the architecture of historic civic buildings.

D. To ensure that public and private spaces are connected and compatible. Buildings that line public spaces relate to the natural surroundings and character of the local built environment, and connect to one another at the pedestrian scale. Public spaces are more than streets and paths for people traveling on foot, on bicycles and in cars. They are the community gathering places. The character of these public spaces is defined by their design and detail, and by the way that private buildings connect to public spaces.

E. To coordinate the design of public and private elements in a comprehensive and systematic approach. The downtown zoning district provides this system, focusing on the pedestrian experience as well as on the efficient movement of pedestrians, bicycles, and automobiles.

F. To facilitate the coexistence of a wide range of residential, commercial and similar uses in close proximity within a lively downtown urban environment.

G. To preserve and enhance the historic downtown.

H. To support local businesses and create a vibrant commercial downtown where buildings meet the street and activate a wide range of pedestrian-friendly uses.

I. To promote and encourage a sustainable community through the reuse and improvement of existing buildings, infill development, green building and smart growth practices, and resource conservation (such as the enhancement of the creek corridor, tree planting, and tree preservation). (Ord. 1139, §2 (Exh. A, 1.010), adopted 2012)

Proposed development, subdivisions, and new land uses within the downtown zoning code (DZC) shall comply with all of the applicable requirements of this article (downtown zoning code) as follows:

A. Zoning Map: The Zoning Map shows the boundaries of the downtown zoning code, the zoning designations within this code, and identifies the specific parcels within each zone. The zoning designation determines the standards for building placement, design, and use.

B. Building and Site Uses: The building and site uses in section 9223 of this code identify the land uses allowed by the City in each of the zones established on the Zoning Map. A parcel shall be occupied only by land uses identified as allowed within the applicable zone by section 9223 of this code, Building and Site Uses. Section 9224 of this code, Standards for Specific Land Uses, identifies standards that apply to specific land uses allowed by this code.

C. Site and Building Development Standards: The site and building development standards in section 9225 of this code regulate the aspects of each private building and parcel of land that affect the public realm. The standards vary according to the zone applied to each parcel by the Zoning Map, Circulation Map, and Special Designations Map. The site and development standards regulate such things as the subdivision of land, building placement, and facade design.

D. Architectural Standards: The architectural standards identified in section 9226 of this code regulate the required form of each private building.

E. Historical Building Standards: The historical building standards in section 9227 of this code regulate modifications to buildings that are fifty (50) years or older.

F. Parking Requirements and Design Standards: The parking standards and procedures in section 9228 of this code regulate the number of spaces, design, landscaping requirements, and location of required parking facilities. G. Tree Preservation and Planting Requirements: The tree preservation and planting procedures in section 9229 of this code regulate the preservation and retention of existing trees and the planting of new street trees, parking lot trees, and riparian trees.

H. Circulation Standards: The circulation standards in section 9230 of this code regulate the design of streets, pedestrian and bike paths and other public ways within the boundaries of this code, including new thoroughfares and modifications to existing and extensions of existing thoroughfares. The Circulation Map (Figure 8) identifies existing and proposed new and/or modified circulation routes (e.g., streets, bike paths, and pedestrian ways).

I. Special Designations: The Special Designations Map (Figure 9) identifies the required location of storefront frontage types, recommended location of storefront frontage types, recommended turret locations, and required terminated vista locations and is intended to ensure that development is consistent with the architectural and design purposes of this code. (Ord. 1139, §2 (Exh. A, 2.010), adopted 2012)

If a conflict occurs between a requirement of this article and the City of Ukiah zoning ordinance and subdivision ordinance (Chapter 1 of this division), the provisions of this article (downtown zoning code) shall apply. (Ord. 1139, §2 (Exh. A, 2.020), adopted 2012) §9221.3 ADMINISTRATION The standards of this article shall be administered as provided in section 9231 of this code, Administration and Procedures, and enforced as provided for in Chapter 2, Article 22 of this division, Interpretation, Enforcement Penalties and Legal Procedure. (Ord. 1139, §2 (Exh. A, 2.030), adopted 2012)

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. A. Zoning Districts: The Zoning Map (Figure 1) in this section establishes three (3) separate zoning districts within the downtown zoning code: General Urban (GU); Urban Center (UC); and Downtown Core (DC): 1. General Urban (GU) Zone: The GU Zone allows for mixed-use and urban residential uses in a wide range of building types, from single use and single-family to a mix of uses and multifamily. Setbacks and landscaping are variable. Streets define medium size blocks. 2. Urban Center (UC) Zone: The UC Zone allows for higher density residential and mixed-use buildings that may accommodate retail, office, services, local and regional civic uses, and residential uses. This zone has a tight network of streets with wide sidewalks, regularly spaced street tree planting, and buildings set close to lot frontages. 3. Downtown Core (DC) Zone: The DC Zone allows the highest density and intensity of development allowing a wide variety of commercial uses and residential uses located in mixed-use buildings. This zone has small, walkable blocks with regularly spaced street trees and buildings set at the frontage line. 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: a. Existing (CE): Existing civic spaces within the DZC boundaries are shown on the Zoning Map. The allowed uses of parcels with the CE designation are determined by the zoning of the property (GU, UC, DC). The purpose of the CE designation is to identify the location of the existing civic spaces within the boundaries of this code. Existing civic spaces within the district include the Alex B. Thomas Plaza and Depot Park. b. Preferred (CP): Preferred civic spaces within the district are shown on the Zoning Map. The allowed uses of the parcels with the CP designation are determined by the zoning of the property (GU, UC, DC). The purpose of the CP designation is to identify the preferred location of new civic space within the boundaries of this code and to provide specific recommendations for the following preferred civic spaces. (1) Depot Area: This preferred civic space provides access to the historic depot and the rail trail corridor. The area currently includes a plaza along the Perkins Street frontage. The parcels in this area are undeveloped and large enough to accommodate large civic uses and spaces. Any future development shall maintain access to the rail trail corridor and depot. Future development should utilize architecture that is compatible with the historic depot, provide adequate pedestrian connections to the rail trail and depot, and expand the current plaza area. (2) Gibson Creek Corridor: New civic spaces and the enhancement of existing spaces encompassing Gibson Creek, including currently covered segments, are recommended elements of this code. Use and development of parcels that abut Gibson Creek within the boundaries of this code are determined by the zoning of the parcel as shown on the Zoning Map. Any future development shall consider daylighting, re-establishing and providing public access to the creek corridor, or granting to the City a sixty-foot (60') right-of-way for the future daylighting, restoration and operation of a publicly accessible creek corridor in a location approximately as shown on the Circulation Map.

are determined by the zoning of the parcel as shown on the Zoning Map. Any future development shall consider daylighting, re-establishing and providing public access to the creek corridor, or granting to the City a sixty-foot (60') right-of-way for the future daylighting, restoration and operation of a publicly accessible creek corridor in a location approximately as shown on the Circulation Map.

(3) West of Leslie Street to Railroad Right-of-Way (Railroad Depot Property): The area bounded by Leslie Street, Perkins Street and the railroad tracks includes several larger undeveloped parcels which provide an opportunity for a large civic facility in the form of a single or multiple civic buildings. Any such development should include civic space as described in Table 2 and as allowed in Table 3. The continuation of Hospital Drive into the site provides an opportunity for a terminated vista as shown on the Special Designations Map (Figure 9). The allowed uses and development standards are determined by the zoning of the property.

2. Public Parking – Existing (PE): These sites are intended to serve the general parking needs within the boundaries of this code and of the City at large and are shown on the Zoning Map as PE. The allowed uses are determined by the zoning of the property (GU, UC, DC). This designation has been applied to existing City-owned parking lots.

3. Parking Structure and/or Anchor Tenant Opportunity Sites – Preferred: These opportunity sites designated on the Zoning Map are recommended to be developed with a parking structure and/or medium or large retail use or a large employer with the potential to generate a significant number of pedestrians and thereby invigorate the area within and adjacent to the boundaries of this code. These sites are shown on the Zoning Map as PP. The allowed uses and development standards are determined by the zoning of the parcel (GU, UC, DC).

4. Flood Plain. The approximate location of the one hundred (100) year flood plain as shown on the FEMA Flood Insurance Rate Map (FIRM) is included on the Zoning Map to provide general information. This is not a zoning designation. Parcels with this designation are subject to the requirements of this code and the City’s flood plain management regulations.

C. Conflict with Other Regulations: The provisions of this article take precedence over those of conflicting codes, regulations and standards adopted by the City of Ukiah and other agencies to the extent allowed by law. In particular, this article (Downtown Zoning Code) supersedes Chapter 2, Articles 3 through Article 17 and Articles 20 and 21 of this code (Zoning), except as specifically referenced in this article. The provisions of this article shall not take precedence over:

1. Building regulations (Division 3 of this code).

2. Flood plain management regulations (California Building Code Appendix G).

3. Mendocino County Airport Comprehensive Land Use Plan.

D. Frontage Improvements and Dedications: The developer shall construct frontage improvements and dedicate as required by the Ukiah City Code. (Ord. 1139, §2 (Exh. A, 3.010), adopted 2012)

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Figure 1: Downtown Zoning Code Zoning Map
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Table 1 illustrates the horizontal (plan) and vertical (profile) scale of development moving from natural and open areas to the most densely developed urban areas. The transects allowed by this code are

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identified on the Zoning Map.

Table 1: Transect Zones

(Ord. 1139, §2 (Exh. A, 3.020), adopted 2012)

Table 2 illustrates various types of civic space. The types of civic spaces allowed within the boundaries of this code are determined by Table 3: Allowed Uses and Permit Requirements, based on the zoning of the parcel.

Table 2: Civic Spaces

Civic Spaces

Zone

(Ord. 1139, §2 (Exh. A, 3.030), adopted 2012)

Parcels and buildings shall be occupied by only the land uses allowed by Table 3: Allowed Uses and Permit Requirements, within the zone applied to the parcel by the Zoning Map (Figure 1).

A. Establishment of an Allowable Use:

1. Any one or more land uses identified by Table 3 as being allowed within a particular zone may be established on any parcel within that zone, subject to the planning permit required for the use by Table 3, and in compliance with all other applicable requirements of this article.

2. Where a single parcel is proposed for development with two (2) or more land uses listed in Table 3, the overall project shall be subject to the highest planning permit level required by the table for any individual use.

B. Permit Requirements for Allowable Uses: Table 3 identifies the uses of land allowed by this article in the zones established by section 9222 of this code, Zoning, and the planning permit required to establish each use. Table 3 provides for land uses that are:

1. Allowed subject to compliance with all applicable provisions of this code and shown as “A” uses in the table;

2. Allowed subject to the approval of a minor use permit (section 9231 of this code, Administration and Procedures) and shown as “MIUP” uses in the table;

3. Allowed subject to the approval of a major use permit (section 9231 of this code, Administration and Procedures) and shown as “MAUP” uses in the table;

4. Allowed as a use that is accessory to an allowed or permitted use and shown as “AC” uses in the table; or

5. Not allowed within a specified zone and shown as “ – ” in the table.

C. Use Not Listed: Whenever a use is not listed in Table 3 as an allowed use, a use requiring a use permit, or a prohibited use, the Planning Director shall determine whether the use is appropriate for the zoning district, either as an allowed use or a use subject to a use permit. In making this determination, the Planning Director shall find as follows:

1. The use is similar in nature and intensity to uses listed as allowed or requiring a use permit;

2. The use would not be incompatible with other existing allowed uses;

3. The use would not be detrimental to the continuing development of the area in which the use would be located; and

4. The use would be in harmony and consistent with the purposes of this code and the district in which the use would be located.

The determination shall be in writing and 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 are filed with the City Clerk within ten (10) days of the date the decision was made. Appeals may be filed by the applicant or any interested party. The City Council shall conduct a duly noticed public hearing on the appeal in accordance with the procedures set forth in section 9231 of this code, Administration and Procedures. The City Council may affirm, reverse, revise, or modify the appealed decision of the Planning Director. All City Council decisions on appeals of the Planning Director’s actions are final.

licant or any interested party. The City Council shall conduct a duly noticed public hearing on the appeal in accordance with the procedures set forth in section 9231 of this code, Administration and Procedures. The City Council may affirm, reverse, revise, or modify the appealed decision of the Planning Director. All City Council decisions on appeals of the Planning Director’s actions are final.

Table 3: Allowed Uses and Permit Requirements

1. A business license may be required. Contact the City of Ukiah Administrative Office to determine if a business license is required.

2. Site development permit may be required (see section 9231 of this code, Administration and Procedures).

3. A minor use permit is required to exceed 5,000 gross square feet of floor area or 100 lineal feet on the ground floor (street level) frontage when a storefront frontage type is required by Figure 9: Special Designations Map.

4. A major use permit is required to exceed 15,000 gross square feet of floor area on the ground floor (street level).

5. A major use permit is required to exceed 5,000 gross square feet or 100 lineal feet on the ground floor (street level).

6. Allowed accessory to a residential use.

7. Allowed accessory to a single-family residence.

8. Allowed accessory to an allowed or permitted restaurant use.

9. Allowed on floors above the ground floor or behind a ground floor use. A major use permit is required to allow on the street frontage of the ground floor.

10. Allowed accessory to a principal building and subject to the requirements of Table 7: Accessory Building Standards.

11. Allowed accessory to a principal use and consistent with the requirements of Table 9: Development Standards for All Land Uses.

(Ord. 1139, §2 (Exh. A, 4.010), adopted 2012; Ord. 1176, §2, adopted 2017; Ord. 1186, §6, adopted 2018; Ord. 1188, §3, adopted 2018; Ord. 1210, §2, adopted 2021; Ord. 1226, §9, adopted 2022)

Section 9224 of this code provides site planning, development, and/or operational standards for certain land uses that are allowed by section 9223 of this code, Building and Site Uses. The standards for each use are intended to mitigate any potentially adverse impacts associated with the specific use. (Ord. 1139, §2 (Exh. A, 5.010), adopted 2012)

The land uses and activities included in section 9224 of this code shall comply with the provisions of the section applicable to the specific land use, in addition to all other applicable provisions of this article and the Ukiah City Code.

A. Where Allowed: The uses that are subject to the standards in section 9224 of this code shall be located in compliance with the requirements of section 9223 of this code, Building and Site Uses.

B. Land Use Permit Requirements: The uses that are subject to the standards in section 9224 of this code shall be authorized by the land use permit required by section 9223 of this code, Building and Site Uses, except where a land use requirement is established by section 9224 of this code for a specific use.

C. Development Standards: The standards for specific land uses included in section 9224 of this code are required and supplement those included in this code and the Ukiah City Code. In the event of any conflict between the requirements of section 9224 of this code and those included in this code, the requirements of section 9224 of this code shall control. (Ord. 1139, §2 (Exh. A, 5.020), adopted 2012)

A community garden shall comply with the requirements of this section where allowed by Table 3: Allowed Uses and Permit Requirements.

A. Days and Hours of Operation: Seven (7) days a week from seven o’clock (7:00) A.M. until dusk.

• B. Fencing: Fencing is discouraged. When fencing is required to prevent vandalism or theft, trespassing, and/or encroachment by animals, fencing shall comply with the following:

1. Open Fencing: Open fencing (such as chain link, wrought iron, deer) up to six (6) feet in height, measured from the grade adjacent to the fence to the top of the fence, is allowed at the property line or set back from the property line. This type of fencing allows the garden to be protected and maximizes the size of the garden while creating an open, pedestrian-oriented use consistent with the purposes of this code. 2. Solid Fencing: Solid fencing (such as wood, masonry) is prohibited since this closes off the site to the public realm, presents a solid unbroken surface which is not pedestrian-oriented, and reduces the size of the garden. C. Herbicides and Pesticides: All pest and weed control shall be accomplished through organic means using the least toxic methods available. If unsure how to combat pests, weeds, and diseases organically, contact the garden team leader or other qualified professionals or organizations for guidance and resources.

• D. Motorized Equipment: Use of motorized equipment (such as weed eaters, leaf blowers, rototillers) shall be limited to weekdays from eight o’clock (8:00) A.M. to seven o’clock (7:00) P.M. and weekends and holidays recognized by the City of Ukiah from ten o’clock (10:00) A.M. to five o’clock (5:00) P.M.

• E. Noise: Compliance with the City of Ukiah noise ordinance is required, except as indicated in subsection D of this section, Motorized Equipment, which may be more restrictive. F. Parking: A minimum of one parking space along the street frontage of the community garden shall be provided. Vehicle use by members of the community garden should be limited to taking supplies to and from the garden, rainy or poor weather, or a disability. Users of the garden shall be encouraged to walk or bike to the site in order to reduce the need for parking and parking impacts on neighboring uses. G. Signs: Signs are limited to identification, informational, and directional signs in conformance with the City of Ukiah sign ordinance requirements.

H. Structures – Accessory: The following accessory structures are allowed: tool sheds, greenhouses, cold-frames, hoop houses, compost bins, rain barrel systems, picnic tables, benches, bike racks, garden art, and fences subject to the development standards of the zoning district in which the community garden is located and the requirements of this section. Commercially maintained portable bathrooms are allowed as accessory structures; provided, that they comply with accessibility standards and comply with the development standards of the zoning district in which the community garden is located.

n art, and fences subject to the development standards of the zoning district in which the community garden is located and the requirements of this section. Commercially maintained portable bathrooms are allowed as accessory structures; provided, that they comply with accessibility standards and comply with the development standards of the zoning district in which the community garden is located.

I. Water Use: Every effort shall be made to reduce water usage. Drip irrigation is required where feasible. Mulch and compost shall be used in order to reduce the amount of water needed for garden plots. J. Prohibitions: Smoking, drinking alcoholic beverages, using illegal drugs, and gambling are prohibited. Weapons, pets and other animals (except service animals) are also prohibited. (Ord. 1139, §2 (Exh. A, 5.030), adopted 2012)

A home occupation shall comply with the requirements of this section where allowed by Table 3: Allowed Uses and Permit Requirements.

A. Purpose: The provisions of this section are intended to allow limited business activity to occur within a residence, where the business activity is clearly incidental to the primary residential use and will not change the residential character of the neighborhood. Home occupations are also a means of promoting workplace alternatives. B. Alterations to Dwelling: No interior or exterior alterations for the home occupation shall be made to the dwelling that are not customarily found in or to serve residences. C. Commercial Vehicles: No commercial vehicle shall be used in conjunction with a home occupation, except pickups of three-quarters ton or less. D. Employees: Residents plus no more than two (2) nonresidents may work at a home occupation location. E. Identification: The home occupation shall not be identifiable from the property line by any means, including but not limited to sight, noise, light, smoke, odor, vibration, electrical interference, dust, glare, liquid, or solid waste. A person standing on the property line of the parcel on which the home occupation is located should not be aware of the home occupation. F. Items for Sale: Items offered for sale shall be limited to those produced on the premises, except where the person conducting the home occupation serves as an agent or intermediary between off-site suppliers and off-site customers, in which case all articles except samples shall be received, stored, and sold to customers at off-site locations. G. Location: The home occupation shall be conducted primarily within the main dwelling structure and shall not involve the use of any yard space or outside area. Accessory structures such as garages may be used but not in such a way as to preclude required vehicle parking. H. Parking and Traffic: The home occupation shall not create pedestrian, automobile, or truck traffic or parking in excess of that normally associated with a residential use, with no more than two (2) nonresident vehicles parked on the street at any given time and no idling of employee or customer vehicles. I. Signs: One nonilluminated identification sign of not more than one and one-half (1.5) square feet in area may be placed flat against an outside wall of the residence to advertise the home occupation subject to application for and approval of a sign permit. J. Storage: Outside storage of supplies or equipment is prohibited. K. Prohibited Uses: The following uses and similar activities as determined by the Planning Director are prohibited as home occupations: vehicle maintenance and repair; medical or dental offices; barber shop/beauty shop, nail salon; card reading, astrological services; class instruction on premises with more than two (2) students at any time; on-site painting services (auto, boat, appliance, etc.); gun repair, sale of guns or ammunition; food handling, processing, or packaging; welding, metal, or woodworking shops; kennels (including pet daycare), boarding of animals, pet grooming shops, animal hospitals; and

op, nail salon; card reading, astrological services; class instruction on premises with more than two (2) students at any time; on-site painting services (auto, boat, appliance, etc.); gun repair, sale of guns or ammunition; food handling, processing, or packaging; welding, metal, or woodworking shops; kennels (including pet daycare), boarding of animals, pet grooming shops, animal hospitals; and

activities involving substantial amounts of dangerous or hazardous materials, including but not limited to pesticides, herbicides, poisons, and/or highly flammable materials. (Ord. 1139, §2 (Exh. A, 5.040), adopted 2012)

Large family daycare facilities shall comply with the requirements of this section where allowed by Table 3: Allowed Uses and Permit Requirements.

A. Purpose: The purpose of these standards is to address potential impacts related to large family daycare facilities, thereby eliminating the need for a use permit. The intention is to encourage the creation of large family daycare facilities, create more options for child care, and to make the operating characteristics of these facilities compatible with surrounding uses.

B. Permit Required: No large family daycare shall be conducted without application for and approval of a business license.

C. Location: In no case shall a property be directly abutted by large family daycare facilities on two (2) or more sides.

• D. Parking: All dwellings used for large family daycare facilities shall provide at least three (3) parking spaces, no more than one of which may be provided in a garage or carport. These may include spaces already provided to fulfill residential parking requirements.

E. Drop-Off and Pick-Up:

1. Drop-off and pick-up of children shall be staggered.

2. Residences located on arterial streets must provide a drop-off/pick-up area designed to prevent vehicles from backing onto the arterial roadway. For residences not located on an arterial street, on-street parking stalls adjacent to the site may be considered to satisfy this requirement.

• F. Fencing and Barriers:

1. Any side or rear yard intended for daycare use shall be surrounded by a barrier to separate children from neighboring properties unless the Planning Director determines that a barrier is not necessary (e.g., for properties not bordering developed properties). Examples of acceptable barriers include wood fences, walls, and hedges. Fences shall be installed to protect children from possible hazards (such as swimming pools, ravines, aggressive animals).

surrounded by a barrier to separate children from neighboring properties unless the Planning Director determines that a barrier is not necessary (e.g., for properties not bordering developed properties). Examples of acceptable barriers include wood fences, walls, and hedges. Fences shall be installed to protect children from possible hazards (such as swimming pools, ravines, aggressive animals).

2. The location, height, and type of fencing shall comply with the fencing requirements of the zoning district in which the parcel is located. G. Recreation Equipment: Recreation equipment exceeding eight (8) feet in height located in any yard area intended for daycare use shall comply with the minimum setback requirements of the applicable zoning district and be kept a minimum distance of five (5) feet from perimeter property lines. H. Noise: Noise generated from the daycare facility shall not exceed the standards established by the City of Ukiah noise ordinance as measured at the property line(s) of the daycare facility. I. Code Compliance and Licensing: Large family daycare facilities shall comply with all applicable building and fire codes, fire code standards adopted by the State of California, and with Social Services Department licensing requirements (California Administrative Code, Title 22, Division 2). J. Garage Conversions: Conversion of a garage to living space requires a building permit and compliance with parking requirements of this code. (Ord. 1139, §2 (Exh. A, 5.050), adopted 2012) §9224.6 LIVE ENTERTAINMENT Live entertainment shall comply with the requirements of this section where allowed by Table 3: Allowed Uses and Permit Requirements. A. Accessory Use: Live entertainment with four (4) or fewer acoustical performers is allowed as an accessory use when it is clearly incidental to the primary use of the building or site and will not negatively impact surrounding businesses and properties and hours of performance do not extend past nine o’clock (9:00) P.M. B. Use Permit Required: The following types of live entertainment may be authorized with approval of a use permit: 1. Bars, Cocktail Lounge: Live entertainment may be authorized at a bar or cocktail lounge with Planning Commission approval of a major use permit. The use permit shall address potential negative impacts to neighboring businesses and properties, and the possible need for police and fire services that may result from the proposed live entertainment use. 2. Large Group: Live entertainment performed by more than four (4) persons may be authorized with Zoning Administrator approval of a minor use permit, except as provided for in subsection B5 of this section. 3. Amplified Entertainment: Amplified live entertainment may be authorized with Zoning Administrator approval of a minor use permit, except as provided for in subsection B5 of this section. 4. Extended Hours: Live entertainment may be authorized past the hours of nine o’clock (9:00) P.M. with Zoning Administrator approval of a minor use permit, except as provided for in subsection B5 of this section. 5. Planning Director Determination: When a use permit is required and the type of use permit required (minor or major) has not been prescribed by this section, the Planning Director shall determine the level of use permit required. The Planning Director may refer any application for a live entertainment use permit to the Planning Commission for public hearing. C. Use Permit: Use permits for live entertainment shall be processed in compliance with section 9262 of this code. In addition to the findings required by subsection 9262E of this code, an application for a live entertainment use permit shall address the following considerations: 1. Potential for loitering. 2. Adequacy of lighting for security and safety purposes. 3. Compatibility and suitability with the existing and allowed uses in the area and/or character of the area, including but not limited to proximity to sensitive land uses such as residences, schools, parks, daycare facilities, and churches. 4. Likelihood the use would facilitate the vitality, economic viability, and/or provide recreational or entertainment opportunities in an existing commercial area without presenting a significant impact on health and safety. 5. Comments from the Ukiah Police Department and Fire Department, including a projection of the increased burden to providing police services, potential for the use to add to law enforcement problems in the area and/or to contribute to or aggravate an existing crime problem in the area. 6. The potential for the need for annual review of the use permit. 7. Other information deemed necessary on a case-by-case basis. (Ord. 1139, §2 (Exh. A, 5.060), adopted 2012) §9224.7 OUTDOOR DINING On-site outdoor dining shall comply with the requirements of this section where allowed by Table 3: Allowed Uses and Permit Requirements, and only when the outdoor dining is incidental to and part of the operation of a restaurant located on the same parcel. A. Purpose: The provisions of this section are intended to allow outdoor dining in association with a restaurant located on the same parcel as the outdoor dining, where the outdoor dining is clearly incidental to the adjacent restaurant use and will not negatively impact the operations and function of the existing restaurant, including parking facilities, pedestrian access and circulation, and disabled access facilities. B. Location of Outside Dining: Outdoor dining shall be located on the same site as the restaurant which the outdoor dining will serve. Outdoor dining facilities, such as tables, chairs, umbrellas, etc., shall not be located in pedestrian walkways, required parking spaces, or disabled access facilities (such as parking spaces, walkways, entries, etc.) on or adjacent to said site. However, where there is sufficient clearance to accommodate the usual pedestrian traffic and to comply with applicable state and federal law, outdoor dining facilities are a permitted use in the areas described in the preceding sentence, subject to Zoning Administrator approval of a minor use permit. Outdoor dining areas may be located in landscaped areas if located in such a manner as not to damage the landscaping. C. Hours of Operation: Days and hours of operation for the outdoor dining shall not extend beyond the hours of

ral law, outdoor dining facilities are a permitted use in the areas described in the preceding sentence, subject to Zoning Administrator approval of a minor use permit. Outdoor dining areas may be located in landscaped areas if located in such a manner as not to damage the landscaping. C. Hours of Operation: Days and hours of operation for the outdoor dining shall not extend beyond the hours of

ral law, outdoor dining facilities are a permitted use in the areas described in the preceding sentence, subject to Zoning Administrator approval of a minor use permit. Outdoor dining areas may be located in landscaped areas if located in such a manner as not to damage the landscaping. C. Hours of Operation: Days and hours of operation for the outdoor dining shall not extend beyond the hours of operation for the restaurant which it serves. Movable tables, chairs, and all other furniture used in the operation of outdoor dining shall be removed from any pedestrian walkways and stored indoors at night and whenever the cafe is not in operation. D. Live Entertainment: Outdoor dining shall not be used for live entertainment unless in compliance with section 9224.6 of this code. E. Structures, Tables, Chairs, Furniture, Signage: 1. In order to provide adequate and safe ingress/egress, a minimum unobstructed pedestrian walkway width of forty-eight inches (48") or the width of the doors, whichever is greater, shall be maintained. The required width of the unobstructed pedestrian walkway shall extend from the front of the door(s) to the public sidewalk. A reduced width may be approved by the Building Official in compliance with the building code. 2. A minimum of sixty inches (60") of unobstructed space shall be maintained between exits and any structures, furniture or fixtures related to outdoor dining, or as required by the building code, whichever is greater.

3. All outdoor dining furniture, including tables, chairs, umbrellas, and planters, shall be movable. However, permanent outdoor dining furniture such as concrete tables and benches are a permitted use, subject to Zoning Administrator approval of a minor use permit.

4. Umbrellas shall be secured with a minimum base of not less than sixty (60) pounds and shall leave a vertical clearance of seven feet (7') from the sidewalk surface.

5. Outdoor heaters are allowed subject to fire and building code compliance. Non-live music and/or speakers may be authorized with Zoning Administrator approval of a minor use permit.

6. No signage shall be allowed in the outdoor dining area except for the name of the establishment on an awning or umbrella fringe and in compliance with this section and Division 3, Chapter 7 of this code (sign ordinance).

7. Permanent outdoor dining structures such as shade covers and barriers are a permitted use, subject to Zoning Administrator approval of a minor use permit.

• F. Maintenance: The permittee is responsible for maintaining all outdoor dining furnishings and the outdoor dining area in good condition, including but not limited to the following:

1. All outdoor dining furnishings and all exterior surfaces within the outdoor dining area shall be easily cleanable and kept clean and free of debris.

2. The outdoor dining area and adjacent areas kept in a clean and safe condition.

• G. Food and Beverages: Outdoor dining areas may only serve food and nonalcoholic beverages prepared or stocked for sale at the adjoining indoor restaurant; provided, however, that the service of beer or wine or both solely for on-premises consumption by customers within the outdoor dining area may be authorized by the Planning Director and Police Department if each of the following requirements are met:

1. The outdoor dining operation is duly licensed, or prior to the service of any beer or wine will be duly licensed by State authorities to sell beer or wine for consumption within the outdoor dining area.

2. The authorized outdoor dining area is identified in a manner which will clearly separate and delineate it from the areas of the sidewalk that will remain open to pedestrian traffic.

3. One or more signs, as approved as part of the encroachment permit, are posted during all times the sidewalk cafe is in operation, which shall give notice to the cafe’s customers that the drinking of beer or wine or the carrying of any open container which contains beer or wine is prohibited and unlawful outside the delineated outdoor dining area. Outdoor dining areas authorized by the Planning Department and Police Department and in compliance with the requirements of this section are exempt from section 6000 of this code. H. Service Requirements: 1. Service areas (such as busing and service stations) may be located within the outdoor dining area. Service areas shall comply with subsection B of this section (Location of Outside Dining). Outdoor food preparation in the outdoor dining area is prohibited. 2. Restrooms for the outdoor dining area shall be provided in the adjoining indoor restaurant. Seating for the outdoor dining may be counted in determining the restroom requirements for the indoor restaurant at the discretion of the Building Official. I. Revocation: The outdoor dining may be revoked by the City upon finding that one or more of the requirements of this section have been violated or that the outdoor dining is being operated in a manner that constitutes a nuisance. (Ord. 1139, §2 (Exh. A, 5.070), adopted 2012; Ord. 1210, §1, adopted 2021) §9224.8 SIDEWALK CAFE A sidewalk cafe shall comply with the requirements of this section where allowed by Table 3: Allowed Uses and Permit Requirements. A. Purpose: The provisions of this section are intended to allow a sidewalk cafe to operate in association with an allowed restaurant use, where the sidewalk cafe is clearly incidental to the restaurant use and will not negatively impact the right-of-way. B. Permit Requirements: A sidewalk cafe shall require the approval of an encroachment permit from the Department of Public Works and Planning and Community Development Department. C. Limitations and Requirements: A sidewalk cafe may be allowed only where allowed by Table 3 and only when the sidewalk cafe is incidental to and part of the operation of an adjacent restaurant and when in compliance with the following requirements of this section. 1. Where Permissible: A sidewalk cafe may be located on a public sidewalk immediately adjacent to and abutting the indoor restaurant which operates the cafe; provided, that the area in which the sidewalk cafe extends is no farther along the sidewalk frontage than the operating indoor restaurant. 2. Location of Sidewalk Cafes: Each cafe shall be confined to a defined location on the sidewalk immediately adjacent to the restaurant which operates the cafe. 3. Hours of Operation: Sidewalk cafes may operate on days whenever fair weather would enhance outdoor dining. The hours of operation shall not exceed eight o’clock (8:00) A.M. to nine o’clock (9:00) P.M. Tables, chairs, and all other furniture used in the operation of a sidewalk cafe shall be removed from the sidewalk and stored indoors at night and whenever the cafe is not in operation. Additional hours may be authorized with Zoning Administrator approval of a minor use permit. 4. Sidewalk Clearances: A sidewalk cafe may be allowed only where the sidewalk is wide enough to adequately accommodate the usual pedestrian traffic in the area, to comply with California State accessibility standards and federal ADA requirements, and the operation of the proposed cafe. 5. Live Entertainment: A sidewalk cafe shall not be used for live entertainment. Live entertainment at sidewalk cafes may be authorized in compliance with section 9224.6 of this code. D. Tables, Chairs, Furniture, Signage: 1. All tables and chairs comprising a sidewalk cafe shall be situated in a safe fashion and away from any sidewalk or street barrier including a bollard, and shall not be within eight feet (8') feet of any designated bus stop. 2. The dining area shall not impede the use of public furnishings such as lighting, benches, etc. 3. In order to provide adequate and safe ingress/egress, a minimum unobstructed public sidewalk width of forty-eight inches (48") shall be maintained for the entire length of the sidewalk cafe. The required width shall extend from the front of the door(s) to the end of the sidewalk cafe. 4. A minimum of sixty inches (60") of unobstructed space shall be maintained between exits and any furniture or fixtures related to the sidewalk cafe, or as required by the building code, whichever is greater. 5. All sidewalk cafe furniture, including tables, chairs, umbrellas, and planters, shall be movable. 6. Umbrellas shall be secured with a minimum base of not less than sixty (60) pounds and shall leave a vertical clearance of seven feet (7') from the sidewalk surface. 7. Outdoor heaters are allowed subject to fire and building code compliance. Music and/or speakers may be authorized with Zoning Administrator approval of a minor use permit. 8. No signage shall be allowed at the sidewalk cafe except for the name of the establishment on an awning or umbrella fringe and in compliance with this section and the sign ordinance (Division 3, Chapter 7 of this code). 9. All furnishings and other items associated with the sidewalk cafe shall be removed from the sidewalk during nonoperating hours of the cafe. Storage of these items outside may be authorized with Zoning Administrator approval of a minor use permit. E. Maintenance: The permittee is responsible for maintaining all outdoor dining furnishings and the sidewalk cafe area in good condition, including but not limited to the following: 1. All outdoor dining furnishings and all exterior surfaces within the sidewalk cafe area shall be easily cleanable and kept clean and free of debris. 2. The sidewalk cafe area and adjacent areas kept in a clean and safe condition. F. Food and Beverages: A sidewalk cafe may serve only food and nonalcoholic beverages prepared or stocked for sale at the adjoining i

t not limited to the following: 1. All outdoor dining furnishings and all exterior surfaces within the sidewalk cafe area shall be easily cleanable and kept clean and free of debris. 2. The sidewalk cafe area and adjacent areas kept in a clean and safe condition. F. Food and Beverages: A sidewalk cafe may serve only food and nonalcoholic beverages prepared or stocked for sale at the adjoining i

t not limited to the following: 1. All outdoor dining furnishings and all exterior surfaces within the sidewalk cafe area shall be easily cleanable and kept clean and free of debris. 2. The sidewalk cafe area and adjacent areas kept in a clean and safe condition. F. Food and Beverages: A sidewalk cafe may serve only food and nonalcoholic beverages prepared or stocked for sale at the adjoining indoor restaurant; provided, however, that the service of beer or wine or both solely for on-premises consumption by customers within the areas of the sidewalk cafe may be authorized by the Planning Director and Police Department as part of the required encroachment permit if each of the following requirements are met: 1. The sidewalk cafe operation is duly licensed, or prior to the service of any beer or wine will be duly licensed by State authorities to sell beer or wine for consumption within the area of the sidewalk cafe. 2. The area in which the sidewalk cafe is authorized is identified in a manner, as part of the encroachment permit, which will clearly separate and delineate it from the areas of the sidewalk that will remain open to pedestrian traffic.

3. One or more signs, as approved as part of the encroachment permit, are posted during all times the sidewalk cafe is in operation, which shall give notice to the cafe’s customers that the drinking of beer or wine or the carrying of any open container which contains beer or wine is prohibited and unlawful outside the delineated area of the sidewalk cafe. Sidewalk cafes authorized by the Planning Department and Police Department as part of the required encroachment permit and in compliance with the requirements of this section are exempt from section 6000 of this code.

mers that the drinking of beer or wine or the carrying of any open container which contains beer or wine is prohibited and unlawful outside the delineated area of the sidewalk cafe. Sidewalk cafes authorized by the Planning Department and Police Department as part of the required encroachment permit and in compliance with the requirements of this section are exempt from section 6000 of this code.

G. Service Requirements: 1. The outdoor preparation of food and busing and service stations are prohibited at the sidewalk cafe. Outdoor service station may be authorized with Zoning Administrator approval of a minor use permit. 2. Restrooms for the sidewalk cafe shall be provided in the adjoining indoor restaurant. Seating for the sidewalk cafe may be counted in determining the restroom requirements for the indoor restaurant at the discretion of the Building Official. 3. Trash and refuse receptacles for the sidewalk cafe shall not be permitted within the area designated for the sidewalk cafe or on adjacent sidewalk areas and the permittee shall remove trash and litter as they accumulate. Trash and/or refuse containers may be authorized within the outdoor dining area or adjacent sidewalk areas with Zoning Administrator approval of a minor use permit. H. Power to Prohibit Operation of the Sidewalk Cafe: The City shall have the right and power, acting through the City Manager or designee, to prohibit the operation of a sidewalk cafe at any time because of anticipated or actual problems or conflicts in the use of the sidewalk area. Such problems may arise from, but are not limited to, scheduled festivals and similar events, or parades or marches, or repairs to the street or sidewalk, or from demonstrations or emergencies occurring in the area. To the extent possible, the permittee shall be given prior written notice of any time period during which the operation of the sidewalk cafe will be prohibited by the City, but any failure to give prior written notice shall not affect the right and power of the City to prohibit the cafe’s operation at any particular time. I. Conditions: In connection with granting the encroachment permit for a sidewalk cafe, conditions may be imposed in granting approval as deemed necessary for the proposed operation to meet the operating requirements of this section. J. Modifications: In the event the City determines during the operation of an approved sidewalk cafe that additional or revised conditions are necessary in order for the sidewalk cafe to comply with the requirements of this section, the City shall have the ability to add additional conditions to the approved encroachment permit. K. Revocation: The encroachment permit to operate a sidewalk cafe may be revoked by the City upon finding that one or more conditions of the permit or this section have been violated or that the sidewalk cafe is being operated in a manner that constitutes a nuisance, or that the operation of the sidewalk cafe unduly impedes the movement of pedestrians past the sidewalk cafe. (Ord. 1139, §2 (Exh. A, 5.080), adopted 2012)

A formula fast food restaurant shall comply with the requirements of this section when allowed by Table 3: Allowed Uses and Permit Requirements.

A. Purpose: The purpose of this section is to maintain the character of the area by limiting the type and number of formula fast food restaurants within the boundaries of the code in order to reduce their impact on the existing character of the area which is predominantly defined by smaller buildings, historic architecture, smaller walkable blocks, and smaller, independently owned businesses each with its own unique visual appearance, character, and offerings of goods and services. B. Formula Fast Food Restaurant – Prohibited: New restaurants meeting the definition of “Restaurant – Formula Fast Food” included in section 9232 of this code, Glossary, are prohibited within the boundaries of this code. C. Formula Fast Food Restaurant – Exemptions: Establishments meeting the definition of the exemption to “Restaurant – Formula Fast Food” shall be subject to the permit requirements established by Table 3: Allowed Uses and Permit Requirements, for “Restaurant, cafe, coffeehouse.” D. Requirements for Formula Fast Food Restaurant – Exemptions: Establishments meeting the definition of the exemption to “Restaurant – Formula Fast Food” shall be allowed within the boundaries of this code in compliance with the following requirements: 1. Number: As of the date of the adoption of this code, no more than four (4) additional businesses consistent with the exemptions allowed to “Restaurant – Formula Fast Food” in section 9232 of this code, Glossary, shall be allowed within the boundaries of this code. 2. Storefront Size: The maximum storefront width shall not exceed thirty lineal feet (30'). 3. Site Development Permit: Approval of a site development permit is required for any exterior building modifications. A site development permit application shall include the following as well as the items required by subsection 9263B of this code. a. Design: Buildings shall be designed so that facades, signs and other appurtenances have an integrated, harmonious and attractively arranged appearance, and in size and manner will not adversely affect the appearance of surrounding development. b. Sign Design: The use of halo-lit signs and dye-cut metal sign panels with individually illuminated letters or logos, alternative materials or lighting solutions, and/or adjustments to the scale of trademarks or logos may be required in place of internally illuminated or box type signs. c. Sign Lighting: Internally illuminated signs are prohibited. d. Window Signs: Advertising or any display of the corporate logo in the windows is prohibited. e. Modifications: Modifications to the extent, size, or scale of the color scheme, trademark, service mark, signage and/or decor used throughout the exterior of the establishment may be required in order to mitigate contrasting color schemes and/or harmonize and be compatible with the color scheme, trademark, service mark, signage and/or decor/design of the surrounding neighborhood. f. Trash Disposal Plan: A “Trash Disposal Plan” shall be prepared and approved by the decision making authority. The plan shall address litter control, trash collection, on-site storage, and pickup on a regular basis. The plan shall include proof of a contract with the City disposal contractor, and specify that such a contract shall be maintained as a requirement for the issuance and retention of the site development permit. (Ord. 1139, §2 (Exh. A, 5.090), adopted 2012) §9224.10 CONDOMINIUMS New construction of condominiums and conversion of existing buildings to condominiums shall comply with the requirements of this section where allowed by Table 3: Allowed Uses and Permit Requirements. A. Permit Requirements: New construction of condominiums and conversion of existing buildings to condominium are subject to City Council approval of a tentative subdivision map in addition to the permit requirements established by Table 27: Site Development Permit Procedures. B. Development Standards: Construction of new condominiums and conversion of existing buildings to condominiums shall comply with the development standards included in this article for the specific zoning district in which the property is located. Condominiums within the boundaries of the downtown zoning code are not subject to the requirements of Chapter 2, Article 12 of this division: Condominium Developments. C. Density: As determined by the General Plan land use designation for the parcel on which the condominium project is located. D. Minimum Lot Size: As determined by Table 4: Site Development Standards. E. Required Parking: The number of parking spaces required shall be provided as prescribed by section 9228.2 of this code. The number of parking spaces required may be reduced as allowed by section 9228.3 of this code. F. Location of Parking: Parking shall be located as prescribed by section 9228.5 of this code. G. Usable Outdoor Space: Usable outdoor space as defined in section 9232 of this code, Glossary, shall be provided as a part of a condominium project and shall comply with the following requirements: H. Private Outdoor Space: A minimum of thirty (30) square feet of private outdoor space shall be provided for each unit. Private outdoor space shall have a minimum depth of three feet (3') and a maximum slope of ten percent (10%). I. Common Outdoor Space: Common outdoor space may be provided in lieu of private outdoor space. J. Storage: A minimum of forty (40) square feet of covered, secure storage shall be provided for each condominium unit. Relief from this requirement may be authorized as part of the discretionary permit required for the project. If no discretionary permit is required, relief from this requirement may be authorized with Zoning Administrator approval of a minor use permit. (Ord. 1139, §2 (Exh. A, 5.100), adopted 2012)

m of forty (40) square feet of covered, secure storage shall be provided for each condominium unit. Relief from this requirement may be authorized as part of the discretionary permit required for the project. If no discretionary permit is required, relief from this requirement may be authorized with Zoning Administrator approval of a minor use permit. (Ord. 1139, §2 (Exh. A, 5.100), adopted 2012)

§9224.11 LIVE/WORK UNITS

A live/work unit shall comply with the requirements of this section where allowed by Table 3: Allowed Uses and Permit Requirements.

A. Purpose: This section provides standards for the development of new live/work units and for the reuse/conversion of existing commercial structures to live/work units. Live/work units are required to be occupied by business operators who live in the same structure that contains the commercial activity. A live/work unit is intended to accommodate both living and work space. The work-related activities are beyond the scope of a home occupation.

B. Limitations on Use: The nonresidential component of a live/work project shall be a use allowed by Table 3: Allowed Uses and Permit Requirements. A live/work unit shall not be established in conjunction with any of the following activities:

adult entertainment business/adult cabaret;

vehicle maintenance or repair;

occupancy classified as Class H occupancy by the California Building Code;

any use that includes the storage of flammable liquids or hazardous materials beyond that normally associated with a residential use;

welding, machining, or any open flame work; or

any other activity or use determined by the Planning Director not to be compatible with residential activities and/or having the potential to affect the health or safety of live/work residents because the use may possibly create dust, glare, heat, noise, noxious gases, odor, smoke, traffic, vibration, or other impacts, or would be hazardous because of materials, processes, products, or wastes.

C. Density: Live/work units shall comply with the maximum density requirements of the applicable General Plan land use designation and zoning district.

• D. Design Standards:

1. Floor Area Requirements: The minimum net total floor area of a live/work space shall be one thousand (1,000) square feet. All floor area other than that reserved for working space shall be reserved and regularly used for living space.

2. Separation and Access: Each live/work unit shall be separated from other units and other uses in the structure. Access to each unit shall be provided from common access areas, corridors, halls, and/or public street sidewalk; and access to each unit shall be clearly separate from other live/work uses within the structure.

3. Facilities to Accommodate Commercial Activities: A live/work unit shall be designed to accommodate commercial uses as evidenced by the provision of ventilation, interior storage, flooring, and other physical improvements of the type commonly found in exclusively commercial facilities used for the same work activity.

4. Integration of Living and Working Space: Areas within a live/work unit that are designated as living space shall be an integral part of the live/work unit and not separated (or occupied and/or separately rented) from the work space, except that mezzanines and lofts may be used as living space subject to compliance with other provisions of this section, and living and working space may be separated by interior courtyards or similar private space.

5. Mixed Occupancy Buildings: If a building contains mixed occupancies of live/work and other nonresidential uses, occupancies other than live/work shall meet all applicable requirements for those uses, and proper occupancy separations shall be provided between live/work units and other occupancies, as determined by the Building Official.

E. Operating Requirements: 1. Occupancy: A live/work unit shall be occupied and used only by the operator of the business located within the unit, or a household of which at least one member shall be the business operator. 2. Sale or Rental of Portions of Unit: No portion of a live/work unit may be separately rented or sold as a commercial space for any person not living in the premises or as a residential space for any person not working in the same unit. 3. Notice to Occupants: The owner or developer of any building containing live/work units shall provide written notice to all occupants and users that the surrounding area may be subject to levels of dust, noise, fumes, or other effects associated with commercial uses at higher levels than would be expected in residential areas. State and federal health regulations notwithstanding, noise and other standards shall be those applicable to commercial properties in the applicable zone. 4. Nonresident Employees: Up to three (3) persons who do not reside in the live/work unit may work in the unit unless this employment is prohibited or limited by a use permit. The employment of more than three (3) persons who do not reside in the live/work unit may be allowed subject to approval of a use permit, based on findings that the employment will not adversely affect traffic and parking conditions in the vicinity of the site. The employment of any persons that do not reside in the live/work unit shall comply with all applicable building code requirements. F. Changes in Use: After approval, a live/work unit shall not be converted to entirely residential use unless authorized through minor use permit approval. Minor use permit approval shall require that the Zoning Administrator first find that the exclusively residential use will not impair the ability of nonresidential uses adjacent to the site to continue operating because of potential health and safety concerns or nuisance complaints raised by the exclusively residential use and/or its occupants. G. Required Findings: The approval of a live/work unit shall require that the review authority first make all of the following findings: 1. The proposed use of each live/work unit is a bona fide commercial activity consistent with subsection B of this section (Limitations on Use). 2. The establishment of the live/work unit would not conflict with nor inhibit commercial uses in the area where the project is proposed. 3. Any changes to the exterior appearance of the building will be compatible with adjacent commercial uses where all adjacent land is zoned for commercial uses. If there is adjacent residentially zoned land, the proposed changes in the building will make the commercial building being converted more compatible with the adjacent residential area. (Ord. 1139, §2 (Exh. A, 5.110), adopted 2012) §9224.12 MIXED-USE PROJECTS

erior appearance of the building will be compatible with adjacent commercial uses where all adjacent land is zoned for commercial uses. If there is adjacent residentially zoned land, the proposed changes in the building will make the commercial building being converted more compatible with the adjacent residential area. (Ord. 1139, §2 (Exh. A, 5.110), adopted 2012) §9224.12 MIXED-USE PROJECTS

Mixed-use projects shall comply with the requirements of this section where allowed by Table 3: Allowed Uses and Permit Requirements. A. Design Objectives: A mixed-use project shall be designed to: 1. Provide shopfronts along street frontages to maintain a pedestrian orientation at the street level. Residential developments, including live/work, shall be designed such that ground level units may be converted to retail/commercial shopfronts and to establish a clear, functional design relationship to the street front. 2. Provide for internal compatibility among different uses within the project. 3. Minimize the effects of any exterior noise, odors, glare, vehicular and pedestrian traffic, and other potentially significant impacts on the residential portions of the project to allow a compatible mix of residential and nonresidential uses on the same site. 4. Include specific design features to minimize the potential impacts of the mixed-use project on adjacent properties. 5. Ensure residential units are of a residential character and that privacy between residential units and between other uses on the site is maximized. 6. Be compatible with and enhance the adjacent and surrounding neighborhood in terms of site planning, scale, building design, color, exterior materials, roof styles, lighting and landscaping. B. Mix of Uses: A mixed-use project may combine residential units with any other use, or combinations of uses allowed by Table 3: Allowed Uses and Permit Requirements; provided, that where a mixed-use project is proposed with a use which requires approval of a use permit, the entire mixed-use project shall be subject to that use permit requirement. C. Location of Residential Uses: A mixed-use project that provides commercial and/or office space on the ground floor with residential units above (vertical mixed-use) is encouraged over a project that provides commercial structures on the front portion of the lot with residential uses placed at the rear of the lot (horizontal mixed-use). D. Maximum Density: When residential units are combined with office or retail commercial uses in a single building or on the same site, the maximum density allowed by the applicable General Plan land use designation and zoning district shall be calculated on the basis of the total area of the parcel. When calculating density for a particular parcel, City staff shall use the parcel area measured to the center line of streets or other public rights-of-way such as easements or other dedications for public purposes which are contiguous to the property lines of the parcel. E. Loading Areas: Commercial loading areas shall be located as far as possible from residential units and shall be screened from view from the residential portion of the project to the extent feasible and in compliance with section 9225 of this code, Site and Building Development Standards.

ments or other dedications for public purposes which are contiguous to the property lines of the parcel. E. Loading Areas: Commercial loading areas shall be located as far as possible from residential units and shall be screened from view from the residential portion of the project to the extent feasible and in compliance with section 9225 of this code, Site and Building Development Standards.

F. Trash and Recycling: Areas for the collection and storage of refuse and recyclable materials shall be located on the parcel in location(s) convenient for both the residential and nonresidential uses and in compliance with section 9225 of this code, Site and Building Development Standards.

G. Lighting: Lighting for the commercial uses shall be appropriately shielded to not negatively impact the residential units and in compliance with section 9225 of this code, Site and Building Development Standards.

H. Noise: All nonresidential units shall be designed to minimize their adverse impacts on residential units, in compliance with City noise regulations.

I. Nonresidential Hours of Operation: A mixed-use project proposing a commercial component that will operate outside normal business hours (eight o’clock (8:00) A.M. to six o’clock (6:00) P.M.) shall require Zoning Administrator approval of a minor use permit to ensure that the commercial use will not negatively impact the residential uses within the project. (Ord. 1139, §2 (Exh. A, 5.120), adopted 2012; Ord. 1189, §2, adopted 2018)

A second unit shall comply with the requirements of this section where allowed by Table 3: Allowed Uses and Permit Requirements.

A. Accessory Use: Second units are allowed accessory to a single-family residence where allowed by Table 3: Allowed Uses and Permit Requirements. B. Attached or Detached: A second unit may be attached to a single-family residence or detached as a separate structure. C. Architecture: 1. Existing Single-Family Home – No Modifications: When a second unit will be constructed accessory to an existing single-family home and the exterior of the single-family home will not be modified, the second unit shall incorporate the same or substantially similar architectural design and details, and building materials as the existing single-family home.

2. Existing Single-Family Home – Modifications: When a second unit will be constructed accessory to an existing single-family home and the exterior of the single-family home will be modified, the modifications to the single-family home and the design of the second unit shall comply with the applicable development standards requirements of this code. 3. New Single-Family Home: When a second unit will be constructed at the same time as a new single-family home, the second unit and single-family home shall comply with the development and architectural standards of this code. D. Access: The second unit shall have a separate door. In the event of an attached unit, the entrance to the second unit may be located along the front of the existing single-family residence only when the entrance and address is obviously visible from the street in front of the residence. E. Density: Second units are exempt from the density calculation. F. Development Standards: A second unit shall comply with the development standards of the zoning district in which the second unit is located. For parcels that adjoin a differently zoned parcel, the side and rear yard setbacks shall be as determined by the zoning of the parcel on which the second unit would be located or the adjoining parcel(s), whichever is greater. G. Conversion: Existing structures proposed for conversion to a second unit shall comply with the development standards of the zoning of the parcel on which the second unit would be located. H. Parking: Parking shall be provided for the single-family residence as required by the zoning district in which the parcel is located. One additional parking space per bedroom shall be provided for the second unit. The parking spaces for the single-family residence and the second unit shall be independently accessible. I. Owner Occupancy: One of the units on the parcel shall be occupied by the owner of the property. J. Rental: The second unit may be used for rental purposes.

zoning district in which the parcel is located. One additional parking space per bedroom shall be provided for the second unit. The parking spaces for the single-family residence and the second unit shall be independently accessible. I. Owner Occupancy: One of the units on the parcel shall be occupied by the owner of the property. J. Rental: The second unit may be used for rental purposes.

K. Size: The maximum size of a second unit shall be seven hundred fifty (750) square feet. L. Subdivision: These regulations do not allow the division of property upon which a second unit is located unless all requirements of the applicable zoning district, and any other requirements of this code, are met. M. Code Compliance: The second unit shall meet all applicable building and fire codes and shall have electric, water, and sewer service provided through the City with the type of meter arrangement at the property owner’s option. Water, sewer, and electrical services shall be available prior to the issuance of a building permit for a second unit. (Ord. 1139, §2 (Exh. A, 5.130), adopted 2012)

A single room occupancy (SRO) facility shall comply with the requirements of this section where allowed by Table 3: Allowed Uses and Permit Requirements.

A. Purpose: The provisions of this section are intended to provide opportunities for the development of permanent, affordable housing for small households and for people with special needs in proximity to transit and services, and to establish standards for these units. B. Development Standards: 1. Single Room Occupancy Facilities: a. Density: An SRO facility is not required to meet the density standards of the General Plan. b. Common Area: Four (4) square feet per living unit shall be provided, with at least two hundred (200) square feet in area of interior common space, excluding janitorial facilities and common hallways. c. Laundry Facilities: Laundry facilities shall be provided in a separate room at the ratio of one washer and one dryer for every ten (10) units or fractional number thereof, with at least one washer and one dryer per floor. d. Cleaning Supply Room: A cleaning supply room or utility closet with a wash tub with hot and cold running water shall be provided on each floor of the SRO facility. 2. Single Room Occupancy Units: a. Unit Size: An SRO unit shall have a minimum size of one hundred fifty (150) square feet and a maximum of four hundred (400) square feet. b. Occupancy: An SRO unit shall accommodate a maximum of two (2) persons. c. Bathroom: An SRO unit is not required to but may contain partial or full bathroom facilities. A partial bathroom facility shall have at least a toilet and a sink; a full facility shall have a toilet, sink, and bathtub, shower, or bathtub/shower combination. If a full bathroom facility is not provided, common facilities shall be provided in accordance with the building code for congregate residences with at least one full bathroom per floor. d. Kitchen: An SRO unit is not required to but may contain partial or full kitchen facilities. A full kitchen includes a sink, a refrigerator, and a stove, range top or oven. A partial kitchen is at least one of these appliances. If a full kitchen is not provided, common kitchen facilities shall be provided with at least one full kitchen per floor. e. Closet: Each SRO unit shall have a separate closet. f. Code Compliance: SRO units shall comply with all requirements of the building code. C. Accessibility: All SRO units shall comply with all applicable accessibility and adaptability requirements. All common areas shall be fully accessible. D. Management: 1. Facility Management: An SRO facility with ten (10) or more units shall provide on-site management that includes a manager’s unit on the premises. An SRO facility with less than ten (10) units shall provide a management office on site. 2. Management Plan: A management plan shall be submitted with the development application for an SRO facility and shall be approved by the City. The management plan shall address management and operation of the facility, rental procedures, safety and security of residents, and building maintenance.

premises. An SRO facility with less than ten (10) units shall provide a management office on site. 2. Management Plan: A management plan shall be submitted with the development application for an SRO facility and shall be approved by the City. The management plan shall address management and operation of the facility, rental procedures, safety and security of residents, and building maintenance.

E. Vehicle Parking: Off-street parking shall be provided at a rate of 0.50 spaces per unit (two (2) units would require one parking space).

F. Bicycle Parking: Secure bicycle parking shall be provided at a rate of 0.50 spaces per unit (two (2) units would require one parking space).

G. Tenancy: Tenancy of SRO units shall be limited to thirty (30) or more days.

H. Existing Structures: An existing structure may be converted to an SRO facility when in compliance with the provisions of this section. (Ord. 1139, §2 (Exh. A, 5.140), adopted 2012)

Specialty food and beverage sales with tastings shall comply with the requirements of this section where allowed by Table 3: Allowed Uses and Permit Requirements.

A. Days and Hours of Operation: Days and hours of operation shall be limited to daily from ten o’clock (10:00) A.M. to ten o’clock (10:00) P.M. Additional hours may be authorized with Zoning Administrator approval of a minor use permit.

B. Live Entertainment: Live entertainment is allowed in compliance with section 9224.6 of this code and may perform until eight o’clock (8:00) P.M. Other arrangements for live entertainment may be authorized with Zoning Administrator approval of a minor use permit.

• C. Outdoor Seating: Outdoor seating is allowed in compliance with the applicable requirements for outdoor dining included in section 9224.7 of this code or sidewalk cafes in section 9224.8 of this code.

• D. Minor Use Permit: An application for a minor use permit to allow additional operating hours and/or live entertainment in a manner that exceeds the operating characteristics required in this section may be authorized with Zoning Administrator approval of a minor use permit. An application for a minor use permit shall address the following considerations:

1. Potential for loitering.

2. Adequacy of lighting for security and safety purposes.

3. Compatibility and suitability with the existing and allowed uses in the area and/or character of the area, including but not limited to proximity to sensitive land uses such as residences, schools, parks, daycare facilities, and churches.

4. Likelihood the use would facilitate the vitality, economic viability, and/or provide recreational or entertainment opportunities in an existing commercial area without presenting a significant impact on health and safety.

5. Comments from the Ukiah Police Department and Fire Department, including a projection of the increased burden to providing police services, potential for the use to add to law enforcement problems in the area and/or to contribute to or aggravate an existing crime problem in the area.

6. The potential for the need for annual review of the use permit.

7. Other information deemed necessary on a case-by-case basis.

E. Minor Use Permit Findings: The above considerations shall be incorporated as findings for approval, conditional approval, or disapproval of a use permit for a specialty food and beverage sales with tastings in addition to the findings required by subsection 9262E of this code. (Ord. 1139, §2 (Exh. A, 5.150), adopted 2012)

The purpose of section 9225 of this code is to produce an environment of stable and desirable character that is compatible with existing and future development and that protects the use and enjoyment of neighboring properties. (Ord. 1139, §2 (Exh. A, 6.010), adopted 2012)

Proposed development, redevelopment, subdivision, building, site work, demolition, restoration, renovation or improvements within the boundaries of this code shall comply with each of the development standards in sections 9225 through 9230 of this code for the zoning district in which the parcel is located.

Table 4: Site Development Standards

1. See section 9232 of this code, Glossary, for an explanation of terms.

2. See section 9231 of this code, Administration and Procedures. 3. Any nonresidential project exceeding a density of 90 people per acre is required to be referred to the Airport Land Use Commission for compatibility review.

3. General Plan amendment is required in order to exceed the maximum density, except projects that meet State requirements for affordable housing projects which are eligible for a density bonus as allowed by State law.

4. Alternate circulation methods may be proposed in order to comply with the block perimeter requirements as allowed in section 9230 of this code, Circulation Standards.

5. All new subdivisions shall comply with these lot standards.

6. No minimum when development is proposed and constructed as part of the subdivision. See section 9231 of this code, Administration and Procedures. 8. No minimum lot size or dimensions required for condominium projects when development is proposed and constructed as part of the subdivision.

(Ord. 1139, §2 (Exh. A, 6.020), adopted 2012; Ord. 1189, §3, adopted 2018)

Table 5 illustrates the required location of each building type depicted relative to the frontage lines and lot lines of a parcel and identifies uses often associated with each building type.

Table 5: Building Types

Table 6: Principal Building Standards

1. Encroachment into the public right-of-way requires approval of an encroachment permit from the Public Works Department.

2. See section 9232 of this code, Glossary, for an explanation of terms.

3. See section 9231 of this code, Administration and Procedures.

4. Corner lots have two frontages, one rear and one side. The rear and side shall be determined as part of the project review process.

5. Rear alleys shall not provide the primary or only access to any lot or building. All access shall comply with all fire and emergency access requirements.

6. See Table 5: Building Types, for additional information and examples of each building type.

7. See Figure 9: Special Designations Map, for locations of “Required Storefront Frontages.”

8. Building heights may be superseded by the Mendocino County Airport Comprehensive Land Use Plan height restrictions. Any building being proposed over the story minimum in the B2 Airport Compatibility Zone requires Mendocino County Airport Land Use Commission approval.

9. See Figures 2A and 2B: Building Height.

Table 7: Accessory Building Standards

1. See section 9231 of this code, Administration and Procedures.

2. Accessory buildings are prohibited with courtyard buildings.

3. Public Works and/or the Fire Marshal may require more than the minimum setback.

4. Building heights may be superseded by the Mendocino County Airport Comprehensive Land Use Plan height restrictions.

5. See Figures 2A and 2B.

(Ord. 1139, §2 (Exh. A, 6.030), adopted 2012)

The maximum building height allowed is determined by Table 6 for the principal building and Table 7 for an accessory building. Figures 2A and 2B illustrate the building height for the building types allowed in Table 4: Site Development Standards.

Figure 2A: Rear and Side Yard Building Height

Figure 2B: Courtyard Building Height

Measuring Building Height

Building height shall comply with all of the following:

1. Building height is determined by the number of stories, not including a raised basement.

See Table 6: Principal Building Standards

Measuring Building Height

See Table 7: Accessory Building Standards

2. Each story shall not exceed 14 feet clear. 3. Height is measured to the eave of a sloped roof or the surface of a flat roof. The roof above the eave and the parapet are excluded from the height measurement. 4. Building heights may be superseded by Ukiah Airport Master Plan and Mendocino County Airport Comprehensive Land Use Plan height restrictions.

(Ord. 1139, §2 (Exh. A, 6.040), adopted 2012)

The setbacks required for each building type are determined by Table 6: Principal Building Standards, and based on the zoning of the parcel. Figures 3A, 3B, and 3C illustrate the setbacks for side yard, rear yard and courtyard building types.

==> picture [222 x 358] intentionally omitted <==

Figure 3A: Side Yard Building

Figure 3B: Rear Yard Building

Figure 3C: Courtyard Building

Lot Types Corner Lot This lot type has two “fronts” located on streets that are generally perpendicular (90degree angle) to one another. One front is located on each frontage line. Corner lots have two frontages, one rear lot line, and one side lot line. The rear and side shall be determined as part of the project review process. The setbacks required in Table 6 apply to both “fronts.” Double Frontage Lot (Through Lot) This lot type has two “fronts” located on streets that are generally parallel to each other. One front is located along each frontage. The setbacks required in Table 6 apply to both “fronts.” Interior Lot This lot type has frontage on only one street. Alley Access

Lot Types

Lots may have access from a frontage and/or an alley. Alley access is encouraged, but cannot provide the only access to the parcel.

(Ord. 1139, §2 (Exh. A, 6.050), adopted 2012)

Table 8: Private Frontage Types, illustrates the various frontage types allowed by this code. The specific frontage types allowed are determined by Table 6: Principal Building Standards, and based on the zoning of the parcel.

Table 8: Private Frontage Types

Table 9: Development Standards for All Land Uses

• (Ord. 1139, §2 (Exh. A, 6.060), adopted 2012)

Certain improvements are allowed only in a specific layer as prescribed by Table 9: Development Standards for All Land Uses, and Table 17: Parking Design Standards. Figures 4A and 4B illustrate the layers based on building type (side yard, rear yard, or courtyard).

Figure 4A: Side Yard and Rear Yard Buildings – Corner Lot and Interior Lot

Figure 4B: Courtyard Building – Corner Lot and Interior Lot

Side Yard and Rear Yard Buildings 1st layer is located between the front lot line and the required setback line or facade line. 2nd layer is the first 20 feet behind the 1st layer. 3rd layer is the portion of the lot that is not the 1st or 2nd layer. Utility boxes, HVAC units, direct vent fireplaces and similar accessory site features in 3rd layer only. Trash facilities/recycling, outdoor storage yard in 3rd layer only. Open parking is allowed only in the 3rd layer. See Table 17: Parking Design Standards. Loading docks, services areas, and trash/recycling facilities prohibited on frontage(s). Drive-through lane prohibited on frontage(s). Courtyard Buildings 1st layer is located between the front lot line and the required setback line or facade line. 2nd layer is the first 20 feet behind the 1st layer. 3rd layer is the portion of the lot that is behind the 2nd layer and includes the courtyard. 4th layer is the portion of the lot that is not the 1st, 2nd, or 3rd layers. Utility boxes, HVAC units, direct vent fireplaces and similar accessory site features in 4th layer only. Trash facilities/recycling, outdoor storage yard in 4th layer only. Open parking is allowed only in the 4th layer. See Table 17: Parking Design Standards. Loading docks, service areas, and trash/recycling facilities prohibited on frontage(s). Drive-through lane prohibited on frontage(s).

Table 10: Landscaping Standards for All Developments

1. See section 9231 of this code, Administration and Procedures.

2. Modification to this standard requires review and approval of the Planning Department, Public Works Department, Fire Department and Electric Utility Department as applicable to the specific project.

3. See Tables 20 – 25 for specific species requirements for street trees, parking lots and riparian corridors.

4. Where the requirements of this table conflict with the requirements of section 9228 of this code, Parking Standards and Procedures, the requirements of section 9229 of this code shall control.

5. Where the requirements of this table conflict with the requirements of section 9229 of this code, Tree Preservation and Planting Requirements, the requirements of section 9229 of this code shall control.

6. Maintenance requirements are provided to ensure the long-term health and viability of landscaping and trees. No modification to maintenance requirements is allowed.

7. For information regarding proper pruning techniques, see the International Society of Arboriculture website, www.isa-arbor.com.

8. Turf areas are not required to be kept green during times of mandatory water conservation, water moratorium, or a declared water emergency.

(Ord. 1139, §2 (Exh. A, 6.070), adopted 2012)

Table 11: Frontage Types and Storefront Standards

STANDARDS MODIFICATION GENERAL URBAN DOWNTOWN TO STANDARD (1) (2) URBAN GU CENTER UC CORE DC (3) 4. On corner lots, orientation of the principal pedestrian entrance shall be to the corner.

5. Existing buildings with nonconforming frontage types may retain the existing facade when making interior modifications that do not affect the exterior of the building.

6. Refer to Figure 9: Special Designations Map, for locations of “required” and “recommended” storefront frontages.

7. Where shopfront frontage is required by Figure 9: Special Designations Map.

8. Doors shall be installed as required. All doors are not required to be operable. Compliance with the location of the primary entrance for corner building is required and this door shall be operable.

9. Encroachment into the public right-of-way may be allowed with approval of the review authority and the Public Works Department.

10. An exception is not required in order to encroach into the setback. Approval of the Planning Department, Public Works Department, and Electric Department is required.

Table 12: Architectural Elements and Materials

(Ord. 1139, §2 (Exh. A, 7), adopted 2012)

All proposed modifications to buildings listed on the City’s Historical and Architectural Inventory or buildings that are more than fifty (50) years old shall comply with the standards in Table 13. The age of the building shall be supported by documentation that is acceptable to the review authority (Planning Commission, Zoning Administrator, Planning Department).

Table 13: Historical Building Standards

(Ord. 1139, §2 (Exh. A, 8.010), adopted 2012)

§9228 PARKING STANDARDS AND PROCEDURES

Each building and land use, including a change or expansion of a building or land use, shall provide parking areas in compliance with section 9228 of this code. No building shall be occupied and no land use shall commence until the improvements required by section 9228 of this code are completed and approved by the Planning Director. (Ord. 1139, §2 (Exh. A, 9.010), adopted 2012)

A. Each site shall provide the number of parking spaces required by Table 14: Number of Parking Spaces Required by Zone, except where the parking requirement is reduced or otherwise modified in compliance with section 9228.3 of this code.

B. The number of parking spaces required shall be based on the use(s) of the building and parcel. Where more than one use will occupy a building or parcel, the number of parking spaces is required to equal the sum of the spaces required for each use, except as provided in Table 15: Vehicular Shared Parking Factor.

• C. On-street parking located along the frontage line(s) of the parcel shall be counted toward fulfilling the parking requirements.

D. Downtown Parking Improvement District – Exemption. All existing commercial structures as of January 1, 1979, within the area defined as the City of Ukiah Parking District No. 1, shall be exempt from the required off-street parking requirements prescribed in this section. This exemption applies to changes in the structure, a sale of the property or business, or expansion into existing structure space. New commercial construction, including demolition, reconstruction, structural additions and existing or new residential uses within said district, are not exempt. The exemption provided in this section does not require variance or exception approval by the Planning Commission or City Council.

Table 14: Number of Parking Spaces Required by Zone

(Ord. 1139, §2 (Exh. A, 9.020), adopted 2012)

The parking required by Table 14 may be reduced in compliance with the following:

A. Shared Parking: The parking required for more than one use of a single building or parcel may be reduced based on Table 15: Vehicular Shared Parking Factor. The number of parking spaces required shall be determined by Table 14: Number of Parking Spaces Required by Zone, multiplied by the shared parking factor applicable to the mix of uses.

Table 15: Vehicular Shared Parking Factor

B. Special Needs Housing: The Planning Director may approve a reduction in parking requirements not exceeding thirty percent (30%) for housing projects with at least four (4) dwelling units reserved for seniors, disabled persons, emergency shelters, transitional housing, single room occupancies, or other special needs housing with reduced parking demand based on factors such as age of occupants, disabilities, household size, or other factors that support a finding of reduced parking demand. An agreement acceptable to the City restricting the use consistent with the reduction in parking may be required to be recorded in the office of the County Recorder. For the purposes of this subsection, “senior” means a person sixty-two (62) years of age or older, or fifty-five (55) years of age in a senior citizen housing development as defined in California Civil Code section 51.3.

C. Affordable Housing Projects: In any district, the Planning Director may approve a reduction in parking requirements not exceeding twenty percent (20%) for housing projects with at least four (4) units affordable to persons of low, very low, or extremely low income as defined by the California Health and Safety Code based on factors that support a finding of reduced parking demand. An agreement

acceptable to the City ensuring the long-term affordability of the housing units shall be required and recorded in the office of the County Recorder. The term “long-term” shall mean the typical time frame required for affordable housing projects associated with HOME grants and other affordable housing funding sources.

D. Residential Housing Projects: In any district, the sum of the separate parking requirements for each use in a mixed residential/commercial project may be reduced by not more than thirty-five percent (35%) where day and night-time uses offset parking demand based on documentation that supports a finding of reduced parking demand. An agreement acceptable to the City restricting the use consistent with the reduction in parking may be required to be recorded in the office of the County Recorder.

ach use in a mixed residential/commercial project may be reduced by not more than thirty-five percent (35%) where day and night-time uses offset parking demand based on documentation that supports a finding of reduced parking demand. An agreement acceptable to the City restricting the use consistent with the reduction in parking may be required to be recorded in the office of the County Recorder.

E. Bicycle Parking Facility: A reduction of parking spaces may be granted to projects involving new construction at a rate of one vehicle space for every five (5) bicycle parking spaces provided. The required vehicular parking shall not be reduced by more than two (2) spaces under this subsection. A bicycle parking space is a designated area within a facility designed for the parking and securing of bicycles.

F. Off-Site Parking: A project that is not located in Downtown Parking District No. 1 may locate required parking away from the site of the proposed use.

1. Less Than One-Quarter Mile: Off-site parking may be located up to one-quarter mile from the site it serves with approval of a minor exception.

2. More Than One-Quarter Mile: Off-site parking may be located more than one-quarter mile from the site it serves and may be considered by major exception. When considering the location of parking more than one-quarter mile from the site served, the review authority shall consider: whether adequate provisions, such as shuttle service, have been provided; if the project is well served by public transit; and if the project provides bicycle facilities or other alternative forms of transportation.

3. Guarantee of Availability: Required parking spaces that are located off site shall be committed by a recordable covenant, lease, or other agreement that is acceptable to the City Attorney.

G. Reduction of Water Pollution and Stormwater Run-Off: When a site is provided with low impact development improvements that treat all of the parking area(s) or the parking area is constructed of permeable surfaces, the number of parking spaces required shall be reduced by twenty percent (20%). If the LID improvements treat or permeable surface is used for only a fraction of the parking area, then only a proportionate fraction of the twenty percent (20%) reduction in the parking requirement shall be granted.

H. In-Lieu Fees.

1. Owners of property (a single parcel or combination of contiguous parcels) smaller than seven thousand (7,000) square feet in area may pay an in-lieu fee rather than providing all the required on-site parking spaces. The increased developable portion of the parcel that would have been used for vehicle parking spaces shall not be solely used for structure(s) or building expansion. A reasonable amount of area, as determined by the City Design Review Board, shall be landscaped and/or developed as an outdoor component of the project.

ay an in-lieu fee rather than providing all the required on-site parking spaces. The increased developable portion of the parcel that would have been used for vehicle parking spaces shall not be solely used for structure(s) or building expansion. A reasonable amount of area, as determined by the City Design Review Board, shall be landscaped and/or developed as an outdoor component of the project.

2. Owners who propose to construct, demolish, reconstruct or make structural additions to a commercial structure on a parcel of land consisting of less than seven thousand (7,000) square feet may elect to pay a fee in lieu of providing on-site parking spaces required by Table 14: Number of Parking Spaces Required by Zone. The actual amount of the fee per parking space shall be established pursuant to sections 9542 and 9544 of this code.

3. All in-lieu fees for parking purposes shall be used by the City for the construction or improvement of automobile or bicycle parking facilities or alternative transportation facilities at an appropriate time which serves the employees and customers of the commercial area within Parking District No. 1.

4. Prior to the issuance of a building permit, the property owner shall pay the required in-lieu fee to the City. (Ord. 1139, §2 (Exh. A, 9.030), adopted 2012)

• Parking proposed that exceeds that amount of parking required by Table 14: Number of Parking Spaces Required by Zone, may be allowed with the approval of a major exception. (Ord. 1139, §2 (Exh. A, 9.040), adopted 2012)

Required parking shall be located on the same parcel as the use(s) served unless off-site parking is authorized in compliance with subsection 9228.3F of this code, Off-Site Parking. Parking shall be located on each site in compliance with the parking layer requirements in Table 17: Parking Design Standards, and section 9225.7 of this code, Layers. (Ord. 1139, §2 (Exh. A, 9.050), adopted 2012)

Parking facilities and stalls shall be designed with the dimensions included in Table 16: Minimum Parking Space and Aisles Dimensions, and as illustrated in Figure 5: Minimum Parking Space and Aisle Dimensions, except as provided below.

• A. Compact Stalls: A maximum of forty percent (40%) of the required parking spaces may be compact spaces. Compact stalls shall be eight feet (8’) in width and sixteen feet (16’) in length and marked as compact. Compact spaces shall not be combined with uni-stall spaces.

• B. Uni-Stalls: Uni-stall parking spaces may be used in place of a combination of standard and compact parking stalls. Uni-stalls shall be eight and one-half feet (8.5') in width and eighteen feet (18') in length.

C. Obstructions: Where posts, columns, or other architectural appenditures, other than wheel stops, are located within parking areas, these obstructions shall not be included in the minimum parking dimensions set forth in this section. Such obstructions shall not interfere with vehicular movement, parking or the opening of vehicle doors.

Table 16: Minimum Parking Space and Aisle Dimensions

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Figure 5: Minimum Parking Space and Aisle Dimensions

Table 17: Parking Design Standards – Open Parking and Parking Garages

Table 18: Open Parking Lot Design Standards

Figure 6: Liner Building Concept

With a liner building, the parking is located in the third or fourth layer with the liner units located along the street frontage within the first and second layers. The design of the building frontage is required to

==> picture [231 x 204] intentionally omitted <==

be consistent with the frontage type allowed for the zoning district in which the parcel is located.

==> picture [177 x 315] intentionally omitted <==

Figure 7: Conceptual Live/Work or Park under Building

Garage Concept This conceptual plan provides the option of ground floor parking or ground floor work space. When the wall of the garage facing the street is designed as one of the allowed frontage types and accessed from an alley rather than the street, the garage may be located in the first or second layer. Work/Flex This concept does not include parking as part of the unit. Parking could be provided along the frontage of the parcel, in an open parking lot on the site in compliance with the parking layer requirements, in a shared parking structure, or off site. Liner Concept Illustration The live/work concept illustrated in Figure 7: Conceptual Live/Work or Park under Building, could be used as the liner units. Number of Stories The number of stories is determined by the zoning district (GU, UC, DC) and is subject to Airport Zone height restrictions.

(Ord. 1139, §2 (Exh. A, 9.060), adopted 2012; Ord. 1268, §10, adopted 2026)

The City of Ukiah acknowledges the importance of trees to the community’s health, safety, welfare, and tranquility. Trees are a source of beauty, provide shade and other environmental benefits, enhance property values, create community identity, and generally enhance the quality of urban life. The City is committed to planting new trees as well as protecting existing trees to the greatest extent possible. The purpose of section 9229 of this code is to identify protected trees and landmark trees and to establish the tree planting requirements for street trees, parking lots, and riparian corridors, and tree protection requirements. (Ord. 1139, §2 (Exh. A, 10.010), adopted 2012)

Section 9229 of this code shall apply to new development and redevelopment within the boundaries of this code as shown on the Zoning Map (Figure 1). (Ord. 1139, §2 (Exh. A, 10.020), adopted 2012)

A. Protected Trees: Table 19: Protected Trees, identifies the trees that are protected within the boundaries of this code. Removal of a tree included in Table 19 requires approval of a major exception as prescribed in Table 29.

B. Landmark Trees: Table 20: Landmark Trees on Private Property, designates specific trees as landmark trees. The trees included in Table 20 were selected as worthy of landmark status based on one or more of the following characteristics:

1. Outstanding specimen of a species desirable to the community;

2. One of the largest or oldest trees in the City of Ukiah;

3. Historical/commemorative interest;

4. Distinctive form and/or aesthetic appeal; and/or

5. Environmental value, including importance as habitat for wildlife.

Removal of a tree included in Table 20 requires approval of a major exception as prescribed in Table 29.

C. Development Projects:

1. The design of every development project shall recognize the desirability of preserving the protected trees identified in Table 19: Protected Trees, and Table 20: Landmark Trees on Private Property, to the greatest extent possible. The design of the grading and site improvements shall reflect consideration of the following safeguards:

a. Provision of sufficient growing areas as required by individual species;

b. No disruption or removal of structural roots or majority loss of feeder roots;

• c. Fencing of trees at or beyond the drip lines during grading and construction activities;

d. No ornamental landscape, filling, cutting, development, or compaction of soils within the drip line;

• e. Posting of a sign identifying the Tree Protection Zone during all grading and construction activities; and

• f. Other measures required by the particular species of tree(s) to be preserved as recommended by the consulting arborist, horticulturist, or landscape architect.

2. It is recognized that the preservation of all existing trees on a development site may sometimes conflict with reasonable land development considerations (e.g., adequate drainage, circulation, safety, and provision of utilities). However, the design of the proposed development shall address the preservation of the most desirable and significant of the healthy trees and the developer is encouraged to utilize creative land planning techniques to achieve this goal.

3. In order to ensure the long-term health of tree(s) to be preserved, trees proposed for preservation shall meet the following criteria as determined by a certified arborist:

a. Good (4) or excellent (5) health;

b. Moderate (3) to good (4) structure; and

• c. The ability of the tree to withstand the long-term and short-term impacts of construction and development.

4. Grading and landscaping plans shall implement the approved tree preservation plan. The locations of all protected trees shall be indicated on the plans by the number of the tree as described in the City approved project plans and/or City approved arborist report. Plans shall be consistent with the required tree protection measures included in the project conditions of approval and/or mitigation measures included in the initial study, mitigated negative declaration, or environmental impact report. D. Tree Protection Requirements: Trees required to be preserved are subject to the following protection measures in order to reduce the likelihood of construction-related impacts and to ensure the longterm health of the tree(s). 1. Prior to initiating any construction activity on a construction project, including demolition or grading, protective tree fencing shall be installed at the Tree Protection Zone for each tree to be preserved. 2. The protective tree fencing shall be shown on the approved building permit or improvement plans. This fencing shall serve as a barrier to prevent encroachment of any type by construction activities, equipment, materials storage, or personnel. 3. The Tree Protection Zone (TPZ) is illustrated on the improvement and/or building permit plans and represents the area around each tree or group of trees which must be protected at all times with tree protection fencing. No encroachment into the TPZ is allowed at any time without approval from the project arborist. Signs identifying the TPZ shall remain in place for the duration of grading and construction. The sign shall read: “Warning: Tree Protection Zone. This fencing shall not be removed without approval of the Planning Director.” 4. Contractors and subcontractors shall direct all equipment and personnel to remain outside the fenced area at all times until the project is complete, and shall instruct personnel and subcontractors as to the purpose and importance of fencing and preservation.

5. No grading shall occur within the protective barriers without approval by the Planning Director.

6. No attachments or wires other than those of a protective and nondamaging nature shall be attached to a protected tree. 7. Excavation or landscape preparation within the protective barriers shall be limited to the use of hand tools and small handheld power tools and shall not be of a depth that could cause root damage. 8. When the existing grade around a protected tree is to be raised, the project arborist shall provide written directions on which method(s) may be used to drain liquids away from the trunk. 9. When the existing grade around a protected tree is to be lowered, the project arborist shall provide written directions on which method(s) may be used (such as terracing, retaining wall) to allow the drip line to be left at the original grade. 10. No equipment, solvents, paint, asphalt, or debris of any kind shall be placed, stored, or allowed within the protective barrier. E. Replacement Trees: 1. Development Projects: Healthy trees as defined by subsection C3 of this section approved for removal as part of a development project shall be replaced at a ratio determined by the conditions of approval or the mitigation measures for the project. If there is inadequate space on the site to replace the trees, the trees may be planted off site at a location to be determined by the City. 2. Protected Trees: If the City authorizes the removal of a protected tree(s) because it is dead, dangerous, or a nuisance, no tree replacement is required. In all other cases, the tree(s) must be replaced. 3. Street Trees: If the City authorizes removal of a street tree in connection with a development project, the replacement requirements shall be specified in the conditions of approval for the permit for the development project. F. Exceptions: The removal or relocation of protected trees is exempt from the provisions of this section under the following circumstances: 1. Emergency Situations: In cases of emergency where the City of Ukiah determines there is a substantial, imminent risk or hazard to the public, adjacent properties, or to public facilities, a protected or landmark tree may be removed. In cases where there is a substantial, imminent risk or hazard to the public, adjacent properties, or to public facilities and City of Ukiah approval cannot be obtained due to City Hall closure (such as weekend, City holiday, or after hours), the tree may be removed; provided, that documentation of the emergency situation be provided to the Planning Department as soon as possible.

7. Traffic Visibility Obstructions: To maintain adequate line of sight distances as required by the Director of Public Works.

8. Public Utility Damage: To protect existing electrical power or communications lines.

9. Damage to Building Foundation: To prevent damage to the foundation of existing buildings. (Ord. 1139, §2 (Exh. A, 10.030), adopted 2012)

A. Required Tree Planting: Tables 21, 23, 24, and 26 identify the required tree species for planting as street trees, parking lot trees, and riparian trees, respectively. These tables also include information regarding the characteristics of each tree in the table (such as evergreen or deciduous, size, drought tolerance, native, and the suitability/compatibility with various locational constraints). Tree species should be selected based on the conditions specific to the proposed development. The tree species included in Tables 21 and 23 were selected based on hardiness, drought tolerance, native/local preference, as well as unifying design principles.

B. Minimum Tree Size: The minimum tree size for street trees, parking lot trees, riparian trees, and replacement trees required as condition of project approval or as mitigation measures for a project shall be No. 15 unless a different size is approved by the decision making body or required in order to mitigate an environmental impact of the project.

C. Irrigation Plan: Irrigation shall be provided to new trees. The type of irrigation provided (e.g., drip, bubbler, spray) shall be determined by the water requirements of the specific species. Every effort shall be made to place plants with similar water needs together. A conceptual irrigation plan shall be included as part of the landscaping plan submitted as part of the development permit application.

D. Additional Requirements: Additional considerations for tree planting and landscaping are included in section 9225 of this code, Table 10: Landscaping Standards for All Developments, and section 9228 of this code, Table 18: Open Parking Lot Design Standards.

E. Street Trees Required: Residential, commercial, and industrial developments and the development of individual lots shall include the planting of street trees at developer’s/property owner’s expense, including the following:

1. Operable irrigation system;

2. Tree wells a minimum of four feet (4') by four feet (4');

3. Root barriers when required by the Department of Public Works;

4. Trees grates when required by the Department of Public Works;

5. Structural soil when required by the Department of Public Works or Planning Department; and

6. One street tree for every thirty feet (30') of parcel frontage with the exact location to be determined by the Public Works Department and Planning Department based on the location of sewer and water lines, underground and overhead lines and the purpose requirements of this code. (Ord. 1139, §2 (Exh. A, 10.040), adopted 2012)