Background
The City of Ukiah’s 2040 General Plan Land Use Element introduces an Open Space (O-S) Land Use Designation. However, this designation has not yet been applied to any parcels within the City’s jurisdiction. Furthermore, there is no corresponding zoning district to implement the associated land- use goals of the designation, although it could be combined with other zoning districts, such as Public Facilities (PF).
The General Plan implementation schedule identifies the creation and application of an Open Space Zoning District as a 2024–2026 objective.
General Plan and Related Documents
The City of Ukiah’s Land Use Element and Environment & Sustainability Element provide a strong foundation for preserving open space in areas such as the Western Hills, portions of the Vichy Hills landfill, and Doolin Creek headwaters. However, to fully realize the General Plan’s vision and effectively protect these valuable lands, the creation of an Open Space zoning district is a helpful component.
Establishing this zoning designation would allow the City to advance its goals for habitat conservation, recreation, and natural resource management by setting appropriate uses and development standards that reflect those priorities, ensuring the long-term preservation and oversight of open-space parcels under City jurisdiction..
The City’s 2040 General Plan outlines several particular goals, policies, and action items that guide how the City manages open space and updates its zoning code. These include:
Goal ENV-1: Preserve open space land for agricultural and productive uses, protection of natural resources, recreation and scenic enjoyment, protection of tribal resources, and protection from natural hazards.
Policy ENV-6.7: Collaborate with Mendocino County and the Public Spaces Commission to identify and prioritize creek corridors, hillsides, and ridgelines for future trails, pocket parks, wildlife preserves, or other public open space.
Action Item ENV-1.2 (C): Revise the zoning code to include standards for maintaining open space and green areas in new developments.
Policy ENV-1.3: Support renewable energy production within City-owned open space where feasible.
Policy PFS-12.1: Create a connected park system that functions as an urban greenbelt and links all trail systems in the City’s open space network.
Policy LU-6.3: Encourage hillside developments to provide public access, where appropriate, to adjacent greenways, trails, parks, and open space corridors.
Planning Commission Workshop #1 (01/08/2025)
Summary: At its January 8, 2025, regular meeting, the Planning Commission discussed creating an open space zoning district to clarify the intent and purpose of the existing open space land use designation, as described and prioritized for creation in the Ukiah 2040 General Plan Land Use Element.
At that meeting, key topics included: discussion of open space goals such as habitat preservation, recreation, and wildfire resilience; identifying zoning standards and boundaries, particularly for newly annexed areas like the ‘Western Hills’; and exploring long-term management strategies, such as those conveyed in the ‘Western Hills Watershed Protection Area management Plan’. The Commission emphasized the importance of public access and trail connectivity, while discouraging incompatible uses such as mining or large-scale utility infrastructure, which are currently permitted under Mendocino County open space zoning district.
Planning Commission Workshop #2 (05/28/2025)
Summary: At its May 28, 2025 regular meeting, the Planning Commission reviewed the draft Open Space Zoning District with a focus on identifying publicly owned lands that may be suitable for the new designation. Sites discussed included Western Hills, Eastern Hills, Riverside Park, and Low Gap Park.
Staff also presented an initial draft of the zoning code chapter, which included potential definitions, use standards, and administrative roles. Commissioners provided feedback on setbacks, compatible agricultural uses, and clarified responsibilities across departments such as Public Works, Community Development, and Community Services for administering routine functions.
