Staff says retaining county zoning in annexation areas keeps build‑out assumptions intact

Jesse Davis, chief planning manager for Ukiah, outlined staff’s rationale for the proposed pre‑zoning for the Ukiah 2026 reorganization project: to apply county inland zoning districts to areas outside the city limits that are proposed for annexation so that existing uses, setbacks and minimum lot sizes continue to operate without creating nonconformities.

Davis said that retaining county zoning also preserves the traffic, wastewater and service projections used in the supplemental environmental impact report (SEIR) and in the plan for services. He told the commission that "pre‑zoning is a zoning designation that's formally adopted by the city and it applies to property outside of city limits. It has no effect until the property is annexed." He stressed the two‑division approach — Division 1 for lands inside the city and Division 2 for lands that would remain under county zoning until annexed — as a way to keep regulations aligned with parcel characteristics and service availability.

Staff said Attachment 1 lists approximately 1,485 parcels proposed for pre‑zoning and that 88 of those are designated as UVAAP‑specific under the Ukiah Valley Area Plan. Staff further noted that the pre‑zoning recommendation is advisory to City Council and that Mendocino LAFCO is the deciding body for annexation; LAFCO will rely on the city’s SEIR and plan for services when reviewing any application.