Planning commission recommends approval of General Plan amendment for 160‑acre parcel near Ukiah

The Mendocino County Planning Commission on Feb. 5 recommended that the Board of Supervisors adopt a negative declaration and approve a General Plan amendment and rezoning for a 160‑acre parcel at 1961 Vichy Springs Road, just east of Ukiah.

Russ Ford, senior planner, told commissioners the UR40 zone "would reduce the minimum lot size from 160 acres to 40 acres, which would allow a possible future subdivision to divide the property into as many as 4 separate parcels," but he cautioned any subdivision would require its own discretionary review and CEQA environmental review. Staff concluded the proposed change is consistent with applicable General Plan and Upland Valley Area Plan policies and recommended approval.

The parcel, currently classified as Rangelands (RL), is adjacent to the Regina Heights subdivision and Vichy Springs Community Homes. Ford said the site was previously in a Williamson Act contract that was non‑renewed more than 10 years ago. Applicant Jared Carter told the commission the application is "primarily just an estate planning move" and that he does not intend intensive development on the property.

Commissioners pressed staff and the applicant on several practical issues that would arise if future development were proposed: availability of water and sewer service, soils and agricultural suitability, and tribal and agency review. Ford said the property is within the Regina Water Company service area but is not currently inside the Ukiah Valley Sanitation District; he noted any annexation would be initiated by the sanitation district if it had capacity and desired to extend services. Julia Krog, Planning and Building Services Director, said tribal notification obligations under Assembly Bill 52 and SB 18 were completed for this stage and that future discretionary permits would trigger additional cultural and agency referrals.

Deputy County Counsel Matthew Kudrowski pointed commissioners to the staff report’s recommended motion. A commissioner moved that the Planning Commission "recommend that the Board of Supervisors adopt a negative declaration and approve the project as proposed by the applicant based upon the facts and findings" in the staff report; Commissioner Richards seconded. A roll call vote recorded affirmative votes from Commissioner Wedeman, Commissioner Richards and Chair Pollan; the motion passed unanimously.

The Planning Commission’s action is a recommendation to the Board of Supervisors; the Board will consider the project at a later date. No members of the public spoke on the item in person or on Zoom during the public comment period.