Local zoning · Ukiah

Ukiah — Overlay Districts

Overlay Districts under the Ukiah local zoning and planning code, with the controlling citations.

Last reviewed: July 6, 2026

Overview

Ukiah’s zoning ordinance uses a small set of named overlay tools that sit on top of base zoning to either streamline specific outcomes or allow tailored, site-specific regulation. The primary overlays in use are the Planned Development (PD) Combining Zone, the East Gobbi Housing Overlay Zone (HOZ), and the Homeless Shelter Overlay District/Zone. Each overlay either adds standards or changes approvals relative to the base district; where an overlay is silent, base-zone rules and the city’s development standards continue to apply.

The East Gobbi Housing Overlay Zone allows by-right multifamily housing within the overlay if at least 20% of units are affordable to lower-income households and the project meets objective standards, with only ministerial review required. See § 9054 and § 9055.

How overlays work in Ukiah

Overlays are mapped on top of base districts and can modify uses, processes, or standards. The PD Combining Zone may be combined with any zoning district and is shown on the zoning map by the letters “PD,” with an ordinance number sequence attached (§ 9166, § 9168). A PD can expire if not built, reverting to the prior zoning (§ 9169).
The HOZ is a mapped overlay limited to East Gobbi that guarantees ministerial approval for qualifying multifamily, subject to citywide objective standards in Article 5.2 (§ 9054, § 9055).
The Homeless Shelter Overlay District/Zone allows homeless facilities in designated areas and requires compliance with adopted guidelines; homeless facilities otherwise need a use permit in listed base zones (§ 9171, § 9172). The code also defines “Homeless Facility Zones” that divide the city into four siting quadrants for distribution purposes.
Within the Downtown Zoning Code area, planned developments are explicitly prohibited and the DZC’s transect zones and exceptions process control (§ 9231.7, § 9231.8).

District-by-district breakdown

East Gobbi Housing Overlay Zone (HOZ)

Purpose and effect
- Establishes a housing overlay that allows by-right multifamily projects with at least 20% lower-income affordability, using objective design and development standards, to streamline approvals (§ 9054A–B). Ministerial review only if standards are met (§ 9054B, § 9055).
Typical permitted development
- Multifamily residential consistent with the overlay’s affordability and objective standards; other uses are not identified as receiving by-right treatment under the HOZ. Verify with the jurisdiction for any non-residential components. Not found in retrieved materials for non-residential uses.
Key dimensional/physical standards
- Projects must meet the city’s objective standards in Article 5.2 (e.g., setbacks track the base zone’s front setback; additional site, design, landscaping, and related standards apply) (§ 9055.1–§ 9055.2).
Where it applies
- Applies to the mapped East Gobbi area. Detailed parcel list or map not found in retrieved materials. Verify with the jurisdiction. Not found in retrieved materials.

Planned Development (PD) Combining Zone/District

Purpose and effect
- A flexible “combining” overlay to enable creative, efficient development and deviations from standardized zoning where justified (§ 9165). It can be combined with any base district (§ 9166A).
Typical permitted development
- Uses are those of the base zone as modified by the adopted PD plan; when a PD district and a precise development plan are proposed together, a separate base-zone use permit is not required (§ 9166B).
Key dimensional/physical standards
- Minimum area: 0.5 acre under unified control, unless a project in the downtown master plan area meets all listed characteristics (walkable location, transit access, services available, etc.), in which case there is no minimum (§ 9167B). The approved PD ordinance incorporates the concept/precise plan and governs site development (§ 9168C(3)). A PD expires after 3 years if construction has not occurred (one-year administrative extension possible), reverting to prior zoning (§ 9169).
Where it applies
- Citywide by rezoning. Shown as “PD” with a sequential identifier on the zoning map (§ 9168C(4)). Note: PDs are prohibited inside the Downtown Zoning Code area (§ 9231.8).

Homeless Shelter Overlay District/Zone

Purpose and effect
- Identifies areas where homeless facilities are allowed and requires compliance with adopted Homeless Shelter Facility Use Development Guidelines; homeless facilities otherwise require a use permit in specified base zones (§ 9171C–D, § 9172G).
Typical permitted development
- Homeless facilities, subject to overlay location and the city’s guidelines. Outside the overlay, homeless facilities are allowed with a use permit in CN, C-1, C-2, PF, M, R-1, R-2, R-3 (§ 9171C).
Key dimensional/physical standards
- The overlay itself does not set dimensional standards in the retrieved text; projects must follow applicable zoning standards and the adopted guidelines (§ 9172). Not found in retrieved materials for overlay-specific dimensions.
Where it applies
- Mapped “Homeless Shelter Overlay District/Zone.” Specific map boundaries not found in retrieved materials. The code also defines four “Homeless Facility Zones” used for siting distribution (Zones 1–4) (§ 9172; definitions). Verify current overlay map and zone usage with the City.

“-A” Overlay (referenced)

Purpose and effect
- The code references districts “combined with -A Overlay” for outdoor commercial cannabis cultivation alongside the A-E district (§ 9174.2.C.4). Specific purpose, process, and standards for the “-A” Overlay were not found in the retrieved materials. Not found in retrieved materials.
Typical permitted development, standards, and boundaries
- Not found in retrieved materials. Verify with the jurisdiction.

Overlay quick reference

Overlay	What it does	Where it applies	Key triggers/standards	Code reference
HOZ (East Gobbi Housing Overlay Zone)	Makes multifamily by-right with at least 20% lower-income units; ministerial approvals using objective standards	Mapped East Gobbi area	Comply with Article 5.2 objective standards (§ 9055); affordability ≥ 20%; ministerial review	§ 9054–§ 9055
PD Combining Zone	Tailored plan that can deviate from base standards; integrates a concept/precise plan	Citywide via rezoning; shown as “PD”	Min. 0.5 acre unless downtown master plan criteria met; PD expires after 3 years if unbuilt; no separate base use permit when a precise PD is approved	§ 9165–§ 9169
Homeless Shelter Overlay District/Zone	Allows homeless facilities in designated overlay areas with guideline compliance	Mapped overlay areas	Homeless facilities otherwise require a use permit in CN, C-1, C-2, PF, M, R-1, R-2, R-3; must comply with adopted guidelines	§ 9171–§ 9172
“-A” Overlay (referenced)	Cited for outdoor commercial cannabis cultivation alongside A‑E	Districts “combined with -A”	Standards and map not provided in retrieved text	§ 9174.2.C.4

Practical notes and interactions

Inside the Downtown Zoning Code, PDs are not allowed; deviations occur through the DZC exception process, and variances are prohibited (§ 9231.5–§ 9231.8).
Airport compatibility and floodplain rules appear throughout the code as external constraints, but the DZC notes the “Flood Plain” shown on its map is informational, not a zoning designation, with separate flood regulations controlling (§ 9222.1(B)(4)).
HOZ projects still need to meet objective site and design items, such as setbacks linked to the base zone and landscaping standards; these are reviewed ministerially under Article 5.2 (§ 9055.1–§ 9055.2). Coordinate early on parking and landscaping and screening.
PD submittals must include robust concept/precise plan materials (site plan, elevations, signage details, parking plans, landscaping/lighting) and meet findings geared toward compatibility and design quality (§ 9167D–F).

Checklist

Confirm whether your parcel is inside the HOZ, a PD area, or the Homeless Shelter Overlay (request the current overlay map from the City). Not found in retrieved materials for overlay maps.
For HOZ multifamily: demonstrate at least 20% lower-income affordability and show compliance with Article 5.2 objective standards for ministerial approval (§ 9054–§ 9055).
For PD: confirm eligibility (generally ≥ 0.5 acre, unless downtown master plan criteria are all met), prepare a concept or precise development plan package per § 9167, and note the 3‑year expiration rule (§ 9167, § 9169).
For Homeless Shelter Overlay: verify the parcel is within the overlay and prepare a project consistent with the City’s adopted shelter guidelines; outside the overlay, plan for a use permit in one of the listed zones (§ 9171–§ 9172).
If inside the Downtown Zoning Code area, remember PDs are prohibited and exceptions, not variances, govern deviations (§ 9231.7–§ 9231.8).
Coordinate concurrently on design review needs for non‑HOZ projects, nonconforming uses, and potential variances and exceptions as applicable.

Risks & Ambiguities

Issue	Why it matters	What to verify
HOZ map/boundary clarity	Ministerial by-right status only applies inside the HOZ	Obtain the current HOZ map and parcel list. Not found in retrieved materials (§ 9054).
PD timing/expiration	PDs expire after 3 years if not built; zoning reverts	Project phasing schedule and extension request timing (§ 9169).
PD inside Downtown Zoning Code	PDs are prohibited within DZC	Check if your site is within DZC boundaries (§ 9231.8).
Homeless Shelter Overlay boundaries	Siting depends on overlay mapping and guidelines	Confirm overlay map and apply City’s adopted guidelines (§ 9171–§ 9172).
“-A” Overlay details	Cannabis siting references an “-A” Overlay	Request standards/boundary documentation; not found in retrieved materials (§ 9174.2.C.4).
External constraints (flood/airport)	May supersede heights/placement without being “overlays”	Floodplain shown in DZC is informational, not zoning; airport plans may cap heights (§ 9222.1(B)(4); § 9225.4 notes ACULP).

Plain-English Summary

Ukiah’s overlays are add-ons to base zoning. If you’re in the HOZ and commit at least 20% affordable units, your multifamily project is processed ministerially under objective standards. A PD overlay is a custom plan on top of base zoning, but it has minimum size rules and expires if not built. Homeless facilities may use the Homeless Shelter Overlay (with City guidelines) or seek permits in listed zones. When in doubt, confirm the overlay map and default back to your underlying zoning rules.

Source References

§ 9054–§ 9055 (East Gobbi Housing Overlay Zone; Objective Residential Standards)
§ 9165–§ 9169 (Planned Development Combining Zone/District: purpose, application, process, action, expiration)
§ 9171–§ 9172 (Homeless Facilities; Homeless Shelter Overlay District/Zone and guidelines)
Homeless Facility Zone definitions (Zones 1–4 for siting distribution)
§ 9231.5–§ 9231.8 (DZC administration: exceptions, variance prohibition, PD prohibition)
§ 9222.1(B)(4) (DZC flood plain note—informational, not zoning)
§ 9174.2.C.4 (Reference to districts combined with “-A” Overlay)

Sources

Retrieved passages

Ukiah Zoning Code (§1) High relevance
Ukiah Zoning Code (§1) Medium relevance
Ukiah Zoning Code (article 20) Medium relevance
Ukiah Zoning Code (§1) Medium relevance
Ukiah Zoning Code (§1) Medium relevance
Ukiah Zoning Code Medium relevance
CBC § 2 (article take) Medium relevance
Ukiah Zoning Code (§1) Medium relevance
Ukiah Zoning Code (§1) High relevance
Ukiah Zoning Code (§5) Medium relevance
Ukiah Zoning Code (§9229.12) Medium relevance
Ukiah Zoning Code (§2) Medium relevance
Ukiah Zoning Code (§9171) High relevance

Cited sections

§ 9054–§ 9055 (East Gobbi Housing Overlay Zone; Objective Residential Standards) (§ 9054)
§ 9165–§ 9169 (Planned Development Combining Zone/District: purpose, application, process, action, expiration) (§ 9165)
§ 9171–§ 9172 (Homeless Facilities; Homeless Shelter Overlay District/Zone and guidelines) (§ 9171)
Homeless Facility Zone definitions (Zones 1–4 for siting distribution)
§ 9231.5–§ 9231.8 (DZC administration: exceptions, variance prohibition, PD prohibition) (§ 9231.5)
§ 9222.1(B)(4) (DZC flood plain note—informational, not zoning) (§ 9222.1)
§ 9174.2.C.4 (Reference to districts combined with “-A” Overlay) (§ 9174.2.C.4)
Ukiah_ZoningCode.md

Frequently asked questions

Is multifamily housing truly by-right in the East Gobbi HOZ?

Yes—if your project is within the HOZ, provides at least 20% of units affordable to lower-income households, and meets the City’s objective design and development standards, it is reviewed ministerially with no discretionary hearing (§ 9054–§ 9055).

What does a PD (Planned Development) overlay change for my project?

A PD overlays a site-specific plan that can deviate from standardized zoning to achieve a better design. If a PD district and precise plan are approved together, you don’t need a separate base-zone use permit, but the PD will expire after 3 years if not built (§ 9166B, § 9169).

Can I establish a PD within Ukiah’s Downtown Zoning Code area?

No. The Downtown Zoning Code prohibits planned developments within its boundaries; deviations occur through the DZC exception process, not variances (§ 9231.5, § 9231.7–§ 9231.8).

Where are Homeless Shelter Overlay sites located?

The code confirms the overlay exists and applies adopted guidelines, but the retrieved materials do not include a map. Homeless facilities outside the overlay need a use permit in CN, C‑1, C‑2, PF, M, R‑1, R‑2, or R‑3 (§ 9171–§ 9172). Verify overlay boundaries with the City.

Does the HOZ override base-zone setbacks and heights?

Not across the board. The HOZ relies on the City’s objective standards in Article 5.2, which tie certain items (like front setbacks) back to the base zone while imposing additional objective rules; compliance is checked ministerially (§ 9055.1–§ 9055.2).

How big must a PD site be?

Generally at least 0.5 acre under unified control. There is no minimum site area if a downtown master plan location meets all listed walkability/transit/service criteria (§ 9167B).

What happens if a PD isn’t built?

It expires after 3 years from City Council approval unless an administrative one‑year extension is granted; the prior zoning comes back into force (§ 9169).

I see “-A Overlay” in the cannabis rules—what is it?

The ordinance references districts “combined with -A Overlay” for outdoor commercial cultivation alongside A‑E, but the retrieved materials don’t include its standards or map (§ 9174.2.C.4). Verify details with the City.

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