Overview
The City is proposing a new Administrative Use Permit (AUP) process to provide a simpler and faster way to review certain small-scale projects that need minor exceptions to existing rules. These projects would still need to meet basic City standards and be compatible with surrounding neighborhoods, but wouldn’t have to go through a full public hearing.
The AUP process would allow City staff to review and approve these types of requests at a staff level, without the more time-consuming steps required for larger or more complex projects. It provides a more efficient and responsive approach for small-scale proposals, while still ensuring accountability and alignment with City standards
Background
This ordinance was developed in response to growing community interest in activities such as backyard chickens, community gardens, and other small-scale agricultural uses. While these uses are generally compatible with residential and commercial areas in Ukiah, the City identified a need for a more predictable and efficient process to review proposals, particularly when an applicant requests relief from established performance standards.
Currently, projects that do not fully comply with adopted development standards are generally required to obtain a Minor Use Permit. Small-scale animal keeping activities, such as the keeping of hens, rabbits, or bees, are automatically subject to a Minor Use Permit regardless of their size or impact. This permit process involves public hearings, mailed notices, and coordination with multiple City departments and external agencies. While this level of review may be appropriate for larger or more complex developments, it is often not the most practical or efficient method for reviewing smaller, lower-impact proposals.
Discussion
This ordinance consolidates performance standards for the following small-scale uses in a new area (Article 23) of the Ukiah City Code:
- Community gardens
- Live entertainment
- Outdoor dining and sidewalk cafés
- Specialty food and beverage sales with tastings
Small-scale animal keeping, including hens and rabbits
Most of these uses are currently permitted by right, as long as they meet all applicable performance standards, and will continue to be allowed without a public hearing under those conditions. For future projects that fall under one of the above categories, and are unable to meet these performance standards, the Administrative Use Permit (AUP) process would be the appropriate pathway forward.
The AUP is reviewed and approved at the staff level by the Community Development Director. It provides an option for applicants to request minor exceptions to the standards without triggering a full public hearing and the additional steps required under a Minor Use Permit. This approach allows for a more efficient review while maintaining oversight.
The ordinance provides the City with tools to ensure that approved projects remain consistent with community expectations. Specifically, the City may:
- Apply conditions of approval to address site-specific concerns
- Modify an existing Administrative Use Permit if circumstances change
Revoke a permit in cases of noncompliance or verified public nuisance
The staff-level review process ensures these projects can move forward efficiently when they comply with established regulations.
Ukiah 2040 General Plan
The ordinance supports multiple goals in the Agriculture Element of the Ukiah 2040 General Plan, including:
Implementation Program C: Promoting consistency in land use terminology and definitions with other jurisdictions in the Ukiah Valley to support coordinated planning and future annexations.
Implementation Program E: Encouraging small-scale, low-intensity agriculture in residential areas, such as backyard beekeeping, chickens, and gardens, by reducing regulatory barriers and establishing clear, objective standards.
Implementation Program I: Facilitating the creation of community gardens by streamlining the permitting process and recognizing the benefits these spaces offer to neighborhoods and food security.
