New commissioners receive orientation; staff flags downtown zoning code hybrid and exception issues

The Ukiah Planning Commission on Aug. 13 received a comprehensive orientation from planning staff that covered the commission’s duties, Brown Act rules, where to find Ukiah City Code and the general plan, and a detailed discussion of the downtown zoning code’s hybrid form-based/Euclidean structure.

Chief Planning Manager Jesse Davis and Community Development Director Craig Schlotter led the session for two newly seated commissioners and other commission members. Schlotter told the group the general plan “is the constitution for the community” and that the zoning code must be consistent with the general plan’s land-use designations.

Staff emphasized key compliance and process items: the Brown Act’s open-meeting rules, conflict-of-interest disclosure, the difference between ministerial and discretionary permits, and the commission’s quasi-judicial (permit decisions) versus quasi-legislative (policy/recommendation) roles. Schlotter reminded commissioners that “your job is to make recommendations and to follow what is prescribed within the zoning code” and that only the City Council adopts policy.

Downtown zoning code issues: staff and commissioners focused on the downtown code (adopted 2012) and explained it is a hybrid mix of form-based and Euclidean zoning that, staff said, has produced practical problems: it prescribes building form but also maintains many use-based discretionary requirements. Jesse Davis noted that the downtown code “is kind of a mash up between a form based code and a Euclidean code,” and Commissioner comments and staff said that hybridization has limited adaptive reuse and left commissioners dependent on exceptions and variances without clear guidance on when exceptions should be granted.

An ad hoc City Council group is now advising staff on downtown code amendments; Davis and Schlotter said the downtown code is a high-priority follow-up for the coming year. Staff also reminded commissioners that the city must update its housing element in 2027, which will require review of housing, safety and conservation elements.

Why it matters: commissioners make project findings and recommendations; unclear or mismatched code language can force ad hoc decisions that generate appeals or unintended outcomes. Staff encouraged commissioners to use the planning division resources, ask for one-on-one briefings, and take advantage of training materials and American Planning Association resources provided in the orientation packet.

Closing: staff offered to provide follow-up materials and 1-on-1 briefings; commissioners welcomed the orientation and said they would rely on staff and fellow commissioners as they handle upcoming discretionary permit and long-range planning items.