Home Community DevelopmentPlanning Services

Planning Services

Planning Services Division

The Planning Services Division guides the City of Ukiah’s long-term development and growth by implementing the 2040 General Plan and ensuring compliance with adopted zoning codes, development standards, and discretionary permit requirements. The Division serves as a primary public resource, providing clear, accessible information to residents, other City Departments, and businesses about land use regulations and development processes.

 

The Division oversees most environmental review and analysis in accordance with the California Environmental Quality Act (CEQA) as part of the land use entitlement process. Staff reviews all business licenses and building permit applications for consistency with the Ukiah City Code, applicable land use regulations, and local development standards.

In carrying out these responsibilities, Division staff supports several official bodies, including the Planning Commission, Zoning Administrator, Design Review Board, City Engineer, and the Demolition Permit Review Committee.

Additionally, the Division plays an active role in supporting and integrating City services through Geographic Information Systems (GIS). GIS tools enhance decision-making, improve transparency, and streamline internal workflows by providing spatial data and mapping resources critical to planning, infrastructure coordination, and public engagement.

Planning Inquiries

Jesse Davis, AICP

Chief Planning Manager
jdavis@cityofukiah.com

Katherine Schaefers

Mariam Garcia

Associate Planner (GIS Analyst)
mgarcia@cityofukiah.com

City of Ukiah - Interactive Zoning Map

Provides information for assessor parcels, including zoning and general plan information (Updates Pending)

Current Planning

Current planning consists of assistance to property owners, developers, and the public in matters related to the use and development of private property. Current planning staff also process land use entitlements, including Use Permits, Site Development Permits, Variances, Lot Line Adjustments, General Plan Amendments, and subdivisions of land. As part of the processing of applications for land use entitlements, Division staff perform environmental review and analysis as required by the California Environmental Quality Act (CEQA).

Long Range Planning

The primary focus of Long Range Planning is to implement the goals and strategies contained in the City’s 2040 General Plan. Long range planning also develops, implements, and assists in the creation of special programs, projects, and studies related to community development. Another important facet is collaboration with the County of Mendocino on implementation of the Ukiah Valley Area Plan.

2040 General Plan

The Ukiah 2040 General Plan is a long-range plan that guides decision-making and conveys the community’s vision for its future through the year 2040. The General Plan process began in Spring 2019, and included several community engagement events where input was solicited to help guide the future of the City. On December 7, 2022, the City Council adopted the 2040 General Plan (Resolution No. 2022-79), and certified the EIR (Resolution No. 2022-78). More information can be found on the City’s 2040 General Plan Website.

General Plan Elements

General Plan Enviornmenatal Review

Decision-Making and Advisory Bodies

Staff provides professional planning support to the Planning Commission, City Council, Design Review Board, Zoning Administrator, City Engineer, and the Demolition Permit Review Committee.

Planning Commission

The Planning Commission is composed of five members appointed by the City Council. The Planning Commission is responsible for reviewing and deciding on major land use entitlements such as Major Use Permits, Site Development Permits, and Variances. The Planning Commission also makes recommendations to to the City Council on proposed changes to the General Plan, Zoning Code, and other land use matters.

The Planning Commission meetings are on the second and fourth Wednesdays of the month at 6:00 p.m. in the City Council chambers at the Civic Center.

Design Review Board

The Design Review Board is composed of five members appointed by the City Council. The members have various types of education and/or experience in architecture and design, landscape architecture, building contracting, urban planning, civil engineering, or a similar field. The Design Review Board is advisory to the City Council, Planning Commission, and Zoning Administrator on all Site Development Permits, Planned Developments, Precise Development Plans, and urban design.

The Design Review Board meetings are on the second Thursday of the month at 3:00 p.m. at the Civic Center.

Zoning Administrator

The Planning Director acts as the Zoning Administrator. The purpose of the Zoning Administrator is to improve efficiency and reduce the time needed to process minor discretionary land use applications, such as Use Permits, Site Development Permits, and Variances. The Zoning Administrator has the authority to refer any application to the Planning Commission for review and decision.

The Zoning Administrator meets as needed once applications are ready for public hearing. The meetings are held virtually or at the Civic Center.

City Engineer

The City Engineer is the review and approval authority for Minor Subdivisions and Lot Line Adjustments. The City Engineer meets as needed once applications are ready for public hearing. The meetings are held at the Civic Center.

Demolition Permit Review Committee

The Demolition Permit Review Committee serves in an advisory capacity to the City Council on applications to demolish structures more than 50 years of age. The Committee consists of five members appointed by the City Council, including three members of City staff.

The Committee meets as needed to review and make recommendations on demolition permit applications. Meetings are held at the Civic Center.

The options for land use depend on the location of your property and how the property is zoned. To find out your property’s zoning use the City of Ukiah Zoning Map and then review the allowances for that zoning designation within the Ukiah City Code. 

Each parcel within the Ukiah city limits has a zoning designation which determines how the property can be used and developed. The Zoning Ordinance defines all zones and establishes the uses allowed, parcel size, building setbacks, parking requirements, and other requirements. The zoning may also be found by viewing the City of Ukiah Zoning Map.

The size of the structure that can be built is determined by the development requirements for the property. The development standards are determined by the zoning district in which the property is located. The development standards typically include requirements for building height, building setbacks, parking, and landscaping. Other considerations or constraints on building size may include proximity to other buildings or structures, location of onsite easements, location in a flood zone, and setbacks from creeks or streams. 

Setbacks are determined by your property’s zoning designation and often differ between primary structures and accessory buildings.

If you know your zoning, setback requirements can be found in the Zoning Ordinance (Division 9, Chapter 2) under the standards for your zoning district (for example, R-1, R-2, etc.). For property-specific information, contact the Planning Services Division with the property address or assessor’s parcel number so staff can help confirm the applicable setbacks.

The types of businesses allowed on a property depend on its zoning designation. Each zoning district lists which uses are allowed by right and which are permitted with approval of a Use Permit.

These requirements are outlined in the Zoning Ordinance (Division 9, Chapter 2 of the Ukiah City Code), which also includes definitions to help clarify specific business types. Reviewing the standards for your zoning district will show whether a proposed business is allowed and whether additional approvals are required.

Please note that a business license is required to operate within the city limits, even if the use is allowed under zoning. For help interpreting zoning requirements or confirming whether a proposed business is permitted, contact the Community Development Department.

In order to provide a zoning clearance, an exact address and a complete description of the type of business, including any accessory uses must be provided. Planning Services Division review of the use(s) and location are necessary to determine whether the type of business is allowed for the location or if a Use Permit is required. If the business is only a change in ownership and the previous owner had a zoning clearance or use permit for the use, a simple verification of the clearance or use permit is all that is needed. For a new business, verification that the use is allowed at the proposed location is required. In some cases, approval of a use permit may be required before the use can be allowed. Home occupations also require zoning clearance.

Home occupations are accessory commercial activities or business services, conducted on the site of a detached single-family dwelling, and operated by the occupant(s) of the dwelling. Home occupations are allowed in the R1, R2, R3, and CN zoning districts and subject to specific requirements. The following businesses are not allowed as Home Occupations: auto repair or dismantling, medical or dental offices, retail sales, commercial kennels, restaurants, equipment repair involving outdoor storage of equipment, and other similar uses. The Planning Services Division has prepared a handout on Home Occupations. Home occupations also require a business license.

Yes. Temporary banners and similar temporary signs are allowed on commercial properties for up to 15 days per calendar year and do not require a sign permit. These changes were adopted to reduce staff review requirements while still allowing short-term promotional signage. All banners must still meet basic placement and safety standards outlined in the City’s Sign Ordinance. For longer display periods or questions about specific sign types, contact the Community Development Department for guidance.

Yes. The Sign Ordinance was recently updated to clarify which types of signs are allowed and which are prohibited, while limiting signs that may create visual or safety distractions, including certain digital, animated, inflatable, or sound-emitting signs. The updates also include revised illumination standards to reduce light pollution and streamline the review and approval process for temporary signs and signs that do not require a building permit. In addition, the allowable display period for temporary banners was reduced to 15 days per year without a permit, and the approval process for murals on private buildings was simplified by requiring only design review, rather than a Planning Commission hearing.

 

For specific sign questions or to confirm whether a permit is required, contact the Community Development Department.

Some signs do, and some do not. Whether a sign requires a permit depends on the type, size, location, and duration of the sign. Permanent signs and certain temporary signs generally require a permit before installation, while other sign types are exempt if they meet the standards outlined in the Sign Ordinance. These exemptions are intended to streamline review for signs with minimal impacts. To determine whether a specific sign requires a permit, contact the Community Development Department, which can review your proposal and explain any applicable requirements. 

By contacting Planning Services at 707-463-6268 and giving the planner your address, you can learn the zoning of your property and the regulations regarding height, setbacks, lot coverage, and design review/use permit (if applicable).

Yes. Beekeeping is allowed within the city if it meets the City’s performance standards. Up to four beehives are permitted on a property without special approval, as long as minimum lot size, hive placement, and maintenance requirements are met.

Lots must be at least 4,000 square feet. Properties between 4,000 and 10,000 square feet may have up to two hives, while lots between 10,001 and 43,560 square feet may have up to four hives. Larger lots may have additional hives if there is 2,500 square feet of extra lot area per hive. Hives may not be located in required front yards and must be set back at least 10 feet from side and rear property lines. A nearby, accessible water source must be provided, and hives must be maintained in good condition and arranged to allow inspection.

To reduce impacts on neighboring properties, a flyway barrier is required when hives are located within 25 feet of a property line. This barrier must direct bees to fly upward and may consist of a fence, wall, vegetation, or a combination of these elements.

All beekeepers must register their colonies with the Mendocino County Agricultural Commissioner and comply with all applicable state laws. If a property cannot fully meet the standards, limited exceptions may be considered through an Administrative Use Permit, which is reviewed by staff and does not require a public hearing.

Yes. Hen chickens, and rabbits are allowed in the city as long as they meet the City’s performance standards, which are designed to ensure neighborhood compatibility. No public hearing is required.

For small-scale, personal use, hens and rabbits are allowed on parcels 40,000 square feet or smaller if all of the following standards are met: no more than six animals total, coops or pens must be located at least 50 feet from buildings used for human habitation, placed within the rear one-third of the lot, and set back at least 5 feet from side and rear property lines.

If a proposed setup does not fully meet these standards, minor deviations may be considered through an Administrative Use Permit, which is reviewed by staff only. This process allows flexibility for limited exceptions while still protecting surrounding properties.

For confirmation that your property qualifies or help determining whether a permit is needed, contact the Community Development Department.

The City has adopted Master Tree Lists for Street Trees, Parking Lot Trees, Parks Tree List, Riparian Trees List, and Residential Trees List. The Street, Parking Lot, Parks, and Riparian Master Trees Lists identify the required trees to be planted and provides a process that allows fort the planting of an alternative tree. The Residential Master Tree List is informational and identifies trees that are known to grow well in Ukiah’s climate but are not required to be planted.

A Protected Tree List and Landmark Tree List has been adopted as part of the Downtown Zoning Code and applies to the properties within the boundaries of the Code.

Street trees cannot be removed without approval from the City of Ukiah Public Works Department and may require replacement if removed. Trees required to be planted or retained as part of a development project cannot be removed without approval from the City and may require replacement if removed.

In most cases, a site map is helpful to begin a preliminary discussion regarding planning and building issues. Photos of the building and site may also be beneficial.

Yes. If you can provide the exact address, assessor’s parcel number, or permit number, staff can let you know whether any projects are under review or if permits have been issued for a property. If you believe a code violation may have occurred, inquiries may be referred to Code Enforcement for review. For general project or permit status questions, contact the Community Development Department.

Possibly. Whether a property can be subdivided depends on its General Plan land use designation and zoning district, which regulate minimum lot size, density, access, and other development standards. To find out if subdivision may be allowed, contact the Planning Services Division with the property address or assessor’s parcel number. A planner can review the applicable regulations and explain what type of subdivision, if any, may be permitted and what approvals would be required.

Planning Applications

Plans & Codes

 

Planning Guidance Documents

 
Planning Handouts

Current Planning Reports

Close Search Window
↑