Supervisors Rezone Former Rangeland for Limited Residential Use Near Ukiah
There is no current agricultural use and current forage is insufficient for grazing
The Mendocino County Board of Supervisors voted unanimously Tuesday to rezone 160+ acres of rangeland east of Ukiah, allowing a longtime property owner to divide the land among his children.
The decision changes the general plan designation of the parcel at 1961 Vichy Springs Road from rangeland to remote residential, with a corresponding zoning change to upland residential. The new designation requires a 40-acre minimum lot size, meaning the 160-acre parcel could eventually be subdivided into up to four lots.
The applicant, 91-year-old Jared Carter, told supervisors the request is intended for estate planning. Carter, who has owned the property for 25 years, said he does not plan to develop the land during his lifetime.
“I’m not going to be developing it,” Carter said. “It’s primarily an estate planning step.”
Senior Planner Russ Ford said the rezoning increases potential density but reduces the number of allowed uses on the property. Six uses that are currently permitted with a use permit under rangeland zoning would be prohibited under the new residential designation.
The property was previously enrolled in a Williamson Act contract for grazing, but the contract was not renewed more than a decade ago. County staff concluded the land is no longer viable for commercial agriculture, citing soil studies from nearby developments that found insufficient forage for large-scale grazing.
The parcel is bordered by ridgelines and sits near existing residential development, including the Regina Heights and Vichy Springs subdivisions. The property is within the Regina Water Company service area and immediately adjacent to the Ukiah Valley Sanitation District and so staff found the change would not contribute to premature urban sprawl and is consistent with county development policies.
Supervisor Ted Williams, who supported the proposal, noted the applicant had initially requested a different zoning designation but revised it to the Upland Residential 40-acre (UR40) standard to better align with county policy.
The board also adopted a negative declaration under the California Environmental Quality Act, finding the rezoning would not result in immediate environmental impacts. Any future subdivision of the property would require additional review and environmental analysis.