§9222.1 APPLICABILITY

The regulations in section 9222 of this code, including the Zoning Map, apply to all proposed development within the boundaries of this code shown on the Zoning Map. No grading or building permit shall be issued and no discretionary entitlement shall be approved unless the proposed construction and land uses comply with this article. 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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