HomeMy WebLinkAbout2024-01-10 PC PacketPage 1 of 3
Planning Commission
Regular Meeting
AGENDA
(to be held both at the physical and virtual locations below)
Civic Center Council Chamber ♦ 300 Seminary Avenue ♦ Ukiah, CA 95482
To participate virtually, go to the following link: https://us06web.zoom.us/j/91264543193
To view the meeting (without participating), go to: http://www.cityofukiah.com/meetings/
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• Toll-free 1-669-444-9171
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January 10, 2024 - 6:00 PM
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
4.a. Approval of the Minutes of November 08, 2023, a Regular Meeting
Recommended Action: Approve the Minutes of November 08, 2023, a Regular Meeting
Attachments:
1. November 08, 2023, Minutes
5. APPEAL PROCESS
All determinations of the Planning Commission regarding major discretionary planning permits are final unless a written appeal,
stating the reasons for the appeal, is filed with the City Clerk within ten (10) days of the date the decision was made. An
interested party may appeal only if he or she appeared and stated his or her position during the hearing on the decision from
which the appeal is taken. For items on this agenda, the appeal must be received by January 22, 2023.
6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
The Planning Commission welcomes input from the audience that is within the subject matter jurisdiction of the Planning
Commission. In order for everyone to be heard, please limit your comments to three (3) minutes per person and not more than
ten (10) minutes per subject. The Brown Act regulations do not allow action to be taken on audience comments.
7. SITE VISIT VERIFICATION
Page 1 of 69
Page 2 of 3
8. VERIFICATION OF NOTICE
9. PLANNING COMMISSIONERS REPORT
10. DIRECTOR'S REPORT
10.a. Receive Community Development Director's Report.
Recommended Action: Receive Community Development Director's Report.
Attachments:
1. Planning Division Projects Report - 1-1-24
11. CONSENT CALENDAR
12. UNFINISHED BUSINESS
13. NEW BUSINESS
13.a. Consideration of a Proposed Major Use Permit for Operation of a Secondhand Vintage Clothing
Store by Clutts Co. within an Existing Commercial Structure located at 108 North School Street,
APN 002-222-08, File No. 23-8991.
Recommended Action: Approve Major Use Permit for operation of a secondhand vintage clothing
store by Clutts Co. within an existing commercial structure located at 108 N School St, APN 002-
222-08, File No. 23-8991.
Attachments:
1. Attachment 1 - Draft Findings
2. Attachment 2 - Draft Conditions of Approval
3. Attachment 3 - Application Materials
13.b. Consideration of a major amendment to a previously approved Major Site Development Permit
(File No. 22-7956) to demolish an existing ±2,857 sq. ft. car wash facility and construct a new
±2,313 sq. ft. automated car wash facility/tunnel, eight (8) vacuum stations, landscaping, and
commercial signage at 162 Talmage Road, Ukiah, CA; APNs 003-140-49; 003-140-05; File No.
23-9045
Recommended Action: Staff recommends that the City of Ukiah Planning Commission:
1) Conduct a public hearing; and
2) Approve the Major Amendment to the previously approved Major Site Development Permit to
demolish an existing car wash facility and construct a new automated car wash facility at 162
Talmage Road, Ukiah, CA; APNs 003-140-49; 003-140-05; File No. 23-9045, based on the Findings
in Attachment 1, and subject to the Conditions of Approval in Attachment 2.
Attachments:
1. Attachment 1 - Draft Findings
2. Attachment 2 - Draft Conditions of Approval
3. Attachment 3 - Application Materials
4. Attachment 4 - Agency Referral
14. ADJOURNMENT
Page 2 of 69
Page 3 of 3
Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific accommodations or interpreter services
are needed in order for you to attend. The City complies with ADA requirements and will attempt to reasonably accommodate individuals with
disabilities upon request. Materials related to an item on this Agenda submitted to the Planning Commission after distribution of the agenda
packet are available at the Civic Center 300 Seminary Ave. Ukiah, CA 95482; and online at: www.cityofukiah/meetings/ at the end of the next
business day.
I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda was posted on the bulletin board at
the main entrance of the City of Ukiah City Hall, located at 300 Seminary Avenue, Ukiah, California, not less than 72 hours prior to the meeting
set forth on this agenda.
Dated:
Stephanie Abba, Planning Commission Secretary
Page 3 of 69
Agenda Item 4a
Page 1 of 2
CITY OF UKIAH
PLANNING COMMISSION MINUTES
REGULAR MEETING
Civic Center Council Chamber ♦ 300 Seminary Avenue ♦ Ukiah, CA 95482
Virtual Meeting Link: https://zoom.us/j/91264543193
November 8, 2023
6:00 p.m.
1. CALL TO ORDER
The City of Ukiah Planning Commission held a Regular Meeting on November 08, 2023. The meeting
was legally noticed on November 01, 2023. The meeting was held in person and at the following virtual
link: https://zoom.us/j/91264543193. Chair Mark Hilliker called the meeting to order at 6:01 p.m.
CHAIR M. HILLIKER PRESIDING.
2. ROLL CALL
Roll was taken with the following Commissioners Present: Thao Phi, Alex deGrassi, Rick Johnson,
and Chair Mark Hilliker. Commissioners Absent: None. Staff Present: Craig Schlatter, Community
Development Director; Michelle Irace, Planning Manager; and Stephanie Abba, Planning Commission
Secretary.
3. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was recited.
4. APPROVAL OF MINUTES
a. Approval of the Minutes of October 11, 2023, a Regular Meeting.
Motion/Second: A. deGrassi/T. Phi to approve the Minutes of October 11, 2023, a Regular Meeting
as submitted. Motion carried by the following Roll Call votes: AYES: T. Phi, A. deGrassi, R. Johnson
and Chair M. Hilliker. NOES: None. ABSENT: None. ABSTAIN: None.
5. APPEAL PROCESS
Chair Hilliker stated that the appeals deadline date is November 20, 2023. No appeals were received.
6. COMMENTS FROM THE AUDIENCE ON NON-AGENDA ITEMS
No Comments from Audience
7. SITE VISIT VERIFICATION
Verified by Commissioners
8. VERIFICATION OF NOTICE
Verified by Staff
9. PLANNING COMMISSIONERS REPORTS
None
Page 4 of 69
Minutes of the Planning Commission November 8, 2023 Continued:
Page 2 of 2
10. DIRECTOR’S REPORT
Presenter: Craig Schlatter, Community Development Director
Director Schlatter reported that the November 22, 2023, Planning Commission Meeting is
canceled.
Report received regarding Michelle Irace leaving the City of Ukiah.
11. CONSENT CALENDAR
No items on the Consent Calendar
12. UNFINISHED BUSINESS
No Unfinished Business Agendized.
13. NEW BUSINESS
a. Recommendation to the City Council for Approval of an Amendment of the Western Hills
Annexation Area, Prezoning, and Adoption of an Addendum to the Ukiah Wester Hill Open
Land Acquisition & Limited Development Project Initial Study/Mitigated Negative
Declaration
Presenters: Michelle Irace, Planning Manager, Maya Simerson, Project Administrator
PUBLIC COMMENT: Roseanne Wetzel; Jeanne Chinn; Steve Prochter; Edward Ark; Dennis Dill;
Jason Strand; Karen Pireth Rosen; Karina Andrade; Steve Lincoln; Steven Andrew Lutsky; Adonis
Noguera;
Motion/Second: A. de Grassi/T. Phi to approve that Planning Commission recommend to City Council
to adopt the Addendum to the 2021 Western Hills Project Initial Study and Mitigated Negative
Declaration (SCH No. 2021040428); and make a recommendation to City Council to approve the
amendment to the Western Hills Annexation Area and propose prezoning considering that the 15 acres
R1-H as one parcel to be developed. Motion carried by the following Roll Call votes: AYES : T. Phi, A.
deGrassi, and Chair M. Hilliker. NOES: R. Johnson ABSENT: None. ABSTAIN: None.
Motion/Second: T. Phi/A. de Grassi to make a recommendation to City Council to approve the
proposed R1-H Prezoning for the 44 acres of privately owned parcels included in the existing Western
Hills Annexation Area (knowh as the “clean up Parcels”). Motion carried by the following Roll Call
votes: AYES: T. Phi, A. deGrassi, and Chair M. Hilliker. NOES: R. Johnson ABSENT: None. ABSTAIN:
None.
14. ADJOURNMENT
There being no further business, the meeting adjourned at 8:11 p.m.
______________________________________
Stephanie Abba, Planning Commission Secretary
Page 5 of 69
Page 1 of 1
Agenda Item No: 10.a.
MEETING DATE/TIME: 1/10/2024
ITEM NO: 2023-3237
AGENDA SUMMARY REPORT
SUBJECT: Receive Community Development Director's Report.
DEPARTMENT: Community
Development PREPARED BY: Craig Schlatter, Community Development Director
PRESENTER: Craig Schlatter, Community Development
Director
ATTACHMENTS:
1. Planning Division Projects Report - 1-1-24
Summary: Planning Commission will receive the Community Development Director's Report.
Background: Director's Reports are bi-monthly oral reports given by the Community Development Director on
the status of projects and planning permit applications of the Planning Division of the Community Development
Department. Updates may include, but are not limited to, application status of major and minor discretionary
permits, the implementation status of advanced planning and related General Plan implementation programs
and projects, and updates related to activities of other Divisions of the Department.
Discussion: This report is expected to focus specifically on updates related to the following:
• January 2024 Planning Division Projects Report (Attachment 1)
Recommended Action: Receive Community Development Director's Report.
Page 6 of 69
Permit #Site Address
Date of
Submittal/
Resubmittal Summary of Project Status
23-8950 414 E. Perkins St.10/12/23;
11/28/23
Site Development Permit for remodel of existing building for operation
of Redwood Credit Union bank facility within the Urban Center (UC)
zoning district of the Downtown Zoning Code
Incomplete 10/25/23; additional
information received 11/28/23 and under
review by Staff.
23-8972 441 N State St.10/19/23
Major Use Permit for addition of outdoor cannabis consumption
lounge at existing Vibe dispensary within the Community Commercial
(C1) zoning district
Project referred to departments and
agencies 11/1/23; referrals received and
project in final completeness review.
Planning Commission (tentative) on
1/24/24
23-8991 108 N. School St.10/26/23 Major Use Permit for operation of a second hand vintage clothing
store within the Urban Center (UC) zoning district of the Downtown
Zoning Code
Project referred to departments and
agencies 11/1/23; referrals received and
analysis completed. Planning
Commission hearing: 1/10/24
22-7956 162 Talmage Rd.
6/28/23;
10/10/23;
11/14/23
Major Amendment to Major Site Development Permit for the Splash
Express Car Wash (formerly and approved as LUV Car Wash).
Includes demolition of the existing structures and redevelopment of a
new car wash facility, located within the Heavy Commercial (C2)
zoning district.
Approved by Planning Commission on
6/28/23; Project modified and
resubmitted by Applicant for 10/18/23
City Council appeal hearing; Major
Amendment scheduled for Planning
Commission hearing: 1/10/24
17-3069 1294 N. State St.
9/13/17;
9/14/21;
9/28/22;
5/12/23;
7/11/23
Resubmitted Major Use Permit and Site Development Permit to allow
for construction of two retail suites (including one drive-through),
located in the C-1 (Community Commercial) zoning district.
Incomplete 6/2/22; 9/29/22; 5/27/23;
Design Review Board Meeting: TBD;
Awaiting response from Applicant.
City of Ukiah
Submitted Planning Applications
As of 1/1/2024
Page 1 of 4
Attachment 1
Page 7 of 69
23-9153
1230 Airport Park Blvd.
Suite C 12/20/23
Minor Amendment to a Major Use Permit to allow 'Cannabis
Distribution' within an existing structure that currently facilitates
'Cannabis Retail' located within the Airport Industrial Park Planned-
Development (Light Manufacturing/Mixed-Use) zoning district. Incomplete 12/26/23.
Page 2 of 4
Page 8 of 69
Permit #Site Address Approval Date Summary of Project Comments
23-8753 104 Echo Way 10/19/23 104 Echo Way Minor Subdivision Modification Approved by City Engineer on 10/19/23
23-8774 1104 S. State St.10/11/23
Green Advt 101/Cookies Renewal of existing cannabis Major Use
Permit within the Heavy Commercial (C2) zoning district
Approved by Zoning Administrator on
10/11/23
N/A 600 Live Oak Ave.10/11/23 Todd Grove Public Art Mural Permit within the Public Facilities (PF)
zoning district
Approved by Planning Commission on
10/11/23
22-7977 101 S. Main St.9/29/23
Major Site Development Permit for construction of a new Redwood
Credit Union bank facility, located within the Urban Center (UC)
zoning district.
Planning Commission denied the Project
on 6/14/23; Appeal from applicant
approved by City Council on 9/29/23
A_2021-01 Citywide 9/11/2023 Annexation of City-Owned Parcels.
Application approved by LAFCo on
09/11/23. State Board of Equalization
Acknowlegement letter received from
LAFCo 11/20/23.
City of Ukiah
Recently (Within Previous 90 Days) Approved Projects
As of 1/1/24
Page 3 of 4
Page 9 of 69
Permit #Site Address Approved Date Summary of Project Comments
N/A Citywide N/A
Ordinance Amendment for modifications to
Objective Design and Development Standards for
New Residential Construction (UCC 9055)
First Reading by City Council on 10/4/23; Second
Reading and Adoption by City Council on
10/18/23. Ordinance effective 11/17/23.
N/A Citywide N/A Ordinance Amendment for modifications to UCC
3016 for Demolition Permit procedures
Working with Rincon Consultants, Inc. to
update/streamline Demolition Permit procedures.
Funded by Local Early Action Planning (LEAP)
Grant. Anticipate bringing proposed amendments
forward in early 2024.
N/A Citywide N/A 2040 General Plan Implementation Programs
Climate Action Plan, Right-to-Farm Ordinance, SB
743 methodology, Update to Demo Permit
Procedures in-process
A_2022-02 Unincorporated
Western Hills N/A Amendment of the Western Hills Annexation Area -
Annexation Application.
Annexation application submitted to LAFCo:
6/8/22. Incomplete letter from LAFCo received
6/29/22. Planning Commission hearing for
recommendation to City Council: 11/8/23; City
Council hearing: 12/6/23. Submit an amended
application to LAFCo in early-2024.
N/A Citywide N/A Ordinance Amendment for modifications to Lot Line
Adjustment Requirements. Proposed amendments planned early 2024.
City of Ukiah
Advanced Planning Projects
As of 1/1/24
Page 4 of 4
Page 10 of 69
Staff Report
Major Use Permit
Clutts Co. – Secondhand Vintage Clothing Store
108 N. School St.
File No: 23-9881
1
AGENDA ITEM NO. 13a
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
DATE: December 13, 2023
TO: Planning Commission
FROM: Joshua Montemayor, Contract Planner
SUBJECT: Request to review and consider a proposed Major Use Permit for operation of a
secondhand vintage clothing store by Clutts Co. (“Applicant”) within an existing
commercial structure located at 108 N. School St., APN 002-222-08, File No. 23-
8991.
SUMMARY
OWNERS: Susan Mason
APPLICANT: Jon Young
AGENT: Jon Young
LOCATION: 108 N. School Street; APN 002-222-08
TOTAL ACREAGE: ±0.038 ac (1,695 sf)
GENERAL PLAN: DC – Downtown Core
ZONING DISTRICT: UC – Urban Center
Downtown Zoning Code
AIRPORT COMPATIBILITY:
ENVIRONMENTAL
DETERMINATION:
Zone 4 (Outer Approach/Departure Zone)
Categorical Exemption, pursuant to CEQA Guidelines Article
19, Section 15301, Existing Facilities
RECOMMENDATION: Adopt Resolution in Attachment 1 approving the project, based on
the Findings in Attachment 2 and Conditions of Approval in
Attachment 3.
Page 11 of 69
Staff Report
Major Use Permit
Clutts Co. – Secondhand Vintage Clothing Store
108 N. School St.
File No: 23-9881
2
PROJECT BACKGROUND & DESCRIPTION
Clutts Co. seeks a Major Use Permit (MaUP) to operate a secondhand vintage clothing store
inside of an existing building located at 108 N School St. The proposed business location falls
within the UC (Urban Center) Zone, within the Downtown Zoning Code. Pursuant to Downtown
Zoning Code (UCC §9231.4), a Major Use Permit (MaUP) is mandatory for this type of
establishment.
A MaUP is required as per Table 3, under Retail (2), “Secondhand Store, Thrift Store” – A retail
store that buys and sells used products, including clothing, furniture and household goods,
jewelry, appliances, musical instruments, business machines, office equipment, tools, motors,
machines, instruments, or any similar secondhand articles or objects. Clutts Co. proposes to sell
secondhand vintage clothing of distinct fashion styles which pre-date 2000.
Business License
Clutts Co. has been operating for a few months now, but cannot obtain a business license
without the required Major Use Permit. The Business License Division brought attention of this
issue to the Planning Division on October 18, 2023 and the owner of the business subsequently
filed a Major Use Permit Application on October 20, 2023. The Planning Commission must
review and decide on the application to regularize the business's operation.
Project Description
A general summary of the business’ description and operations are provided in Table 1, below.
Table 1 – Clutts Co. Business Description and Operations
Purpose Resale of secondhand vintage clothing dating pre-2000.
Activities The acquisition of clothing will be facilitated through
scheduled appointments and walk-in purchases from
the general public.
Strategic advertising will be employed to attract
specific types of clothing for sale. Items obtained in
this manner may be traded in-store for store credit.
The actual sale of the collected clothing will take place
within the store premises.
Products Sold Vintage (used) clothing pre-dating 2000: tee shirts, pants,
jackets, hats, sweaters, shorts, and shoes.
Hours of Operation Two formats:
Scheduled Public Hours: Friday, Saturday, and
Sunday from 1pm – 9pm.
Page 12 of 69
Staff Report
Major Use Permit
Clutts Co. – Secondhand Vintage Clothing Store
108 N. School St.
File No: 23-9881
3
Appointment Hours: Monday through Sunday from
10am – 6pm.
Number of Employees 2
Signage Window decals will be installed on front window of the
building facing School Street with the store name, store
slogan, contact data, address, and items that the store
intends to purchase.
SURROUNDING LAND USES
The subject property is a pre-existing mercantile building situated at the northwest intersection
of N. School Street and W. Perkins. This parcel is designated for Downtown Core (DC) use in
accordance with the General Plan Land Use classification and falls within the Urban Center
(UC) Zoning District. Notably, the project site is enveloped by neighboring parcels zoned as
General Urban (GU), Urban Center (UC), and Downtown Core (DC) —all of which align with the
regulations stipulated in the Downtown Zoning Code.
The surrounding uses adjacent to the subject site are listed in Table 2, below. Figure 1 depicts
the General Plan land use designations; Figure 2 depicts the zoning designations; Figure 3
provides an aerial image of the site; and Figure 4 provides a street view of the existing building.
Table 2 – Surrounding Uses
ZONING: USE:
NORTH Urban Commercial Martial Arts Gym
EAST Downtown Core County Court House
SOUTH Urban Commercial Law Offices
WEST General Urban Law Offices
Page 13 of 69
Staff Report
Major Use Permit
Clutts Co. – Secondhand Vintage Clothing Store
108 N. School St.
File No: 23-9881
4
Figure 1 – General Plan Land Use Designation
Figure 2 – Zoning Designation
Figure 3 – Aerial Image
Figure 4 – Google Street View (March 2023)
AGENCY COMMENTS
Project referrals were sent to the following responsible or trustee agencies with interest or
jurisdiction over the Project: Ukiah Valley Fire Authority, City of Ukiah Public Works Department,
City of Ukiah Police Department, City of Ukiah Electric Utility Department, and City of Ukiah
Community Development Department – Building Division. One comment from the City of Ukiah
Police Department was received and is included within the recommended Condition of
Approvals contained in Attachment 3.
STAFF ANALYSIS
The proposed Project involves the establishment of a second-hand vintage clothing store within
the existing mercantile building situated at the northwest corner of N. School Street and W.
Perkins. The parcel is designated for Downtown Commercial use and falls within the Urban
Center Zoning District. Additionally, the project site is surrounded by parcels zoned as General
Urban, Urban Center, and Downtown Core, aligning with the Downtown Zoning Code. The
Project, overall, conforms with the Downtown Zoning Code and Downtown Core Objective as
outlined in the Ukiah 2040 General Plan.
The Project aligns with the objectives outlined in the Downtown Zoning Code, as well as the
specific goals of the Downtown Core designation based on the City of Ukiah General Plan. The
Page 14 of 69
Staff Report
Major Use Permit
Clutts Co. – Secondhand Vintage Clothing Store
108 N. School St.
File No: 23-9881
5
addition of a new mercantile use within the Downtown Core contributes to the creation of a
healthy, safe, diverse, compact, and walkable urban community. The Project will not disturb the
existing character of the building and is an inviting opportunity to support an infill-oriented
environment with a mix of uses.
The coexistence of various uses within the Downtown environment will be enhanced with the
addition of the proposed new business, fostering a lively and vibrant atmosphere, as
encouraged by the Downtown Core's intention to establish Downtown Ukiah as the central
gathering place for commercial, entertainment, hospitality, and urban living. The proposal aligns
with the objective of supporting local businesses and creating a vibrant commercial downtown
by activating pedestrian-friendly uses and ensuring that buildings meet the street, as
emphasized in the Downtown Core.
Taken together, given the project's alignment with both the Downtown Zoning Code and the
Downtown Core's specific objectives, staff recommends the Planning Commission approve the
Major Use Permit for Clutts Co. This approval not only supports the local economy but also
enhances the Downtown area's character, vitality, and functionality as a central gathering place
for the community.
ENVIRONMENTAL DOCUMENTATION
The proposed Project is subject to the California Environmental Quality Act (CEQA). The Project
qualifies for a categorical exemption pursuant to CEQA Guidelines Article 19, Section 15301
Existing Facilities which consists of the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, involving negligible or no
expansion of existing or former use. The project must not involve significant amounts of
hazardous materials, all necessary public services and facilities must be available, and the
surrounding area must not be environmentally sensitive.
Staff has determined the exemption is appropriate, as the Project is located in an urbanized
area and zoned for commercial uses; is developed with an existing building that has been
historically used for commercial uses; utilities and services are connected to the site; the Project
does not involve the use of significant hazardous materials; the site is not environmentally
sensitive and does not contain water bodies; the Project does not propose removal of existing
trees or landscaping; and the Project does not propose an expansion of the building or use. As
such, the Project qualifies for the use of the aforementioned CEQA exemption.
NOTICE
Notice of the Public Hearing was provided in the following manner, in accordance with UCC
§9262(C):
•Posted on the Project site on December 29, 2023
•Mailed to property owners within 300 feet of the project parcel on December 29, 2023.
•Published in the Ukiah Daily Journal on December 31, 2023; and
•Posted at the Civic Center (glass case) 72 hours prior to the public hearing.
RECOMMENDATION
Staff recommends that the Planning Commission adopt a Resolution approving a Major Use
Permit for a secondhand vintage clothing store based on the Findings in Attachment 2 and
subject to the Conditions of Approval in Attachment 3.
Page 15 of 69
Staff Report
Major Use Permit
Clutts Co. – Secondhand Vintage Clothing Store
108 N. School St.
File No: 23-9881
6
ATTACHMENTS
1.Draft Findings
2.Draft Conditions of Approval
3.Application Materials
Page 16 of 69
Findings
Major Use Permit
Clutts Co. – Secondhand Vintage Clothing Store
108 N. School St.
File No: 23-9881
1
FINDINGS TO APPROVE A MAJOR USE PERMIT TO ALLOW OPERATION OF
CLUTTS CO., A SECONDHAND VINTAGE CLOTHING STORE
AT 108 N. SCHOOL STREET; APN 022-222-08.
FILE NO. 23-8991
The Community Development Department’s recommendation for conditional approval of a Major
Use Permit to allow the operation of Clutts Co at an existing building at 108 N. School Street, as
described in the application materials and Staff Report dated December 13, 2023, is based in
part on the following findings, in accordance with UCC §9262.E Use Permit Findings.
A. The proposed land use is consistent with the provisions of this Title as well as the goals
and policies of the City General Plan.
The proposed land use is consistent with the provisions of the Ukiah Zoning Code as
well as the goals and policies of the General Plan in that Clutts Co. involves the
establishment of a second-hand vintage clothing store within an existing mercantile
building. The parcel carries a General Plan land use designation of Downtown Core and
falls within the Urban Center Zoning District. Additionally, the project site is surrounded
by parcels zoned as General Urban, Urban Center, and Downtown Core, aligning with
the Downtown Zoning Code. The Project, overall, conforms with the Downtown Zoning
Code and Downtown Core Objective as outlined in the Ukiah 2040 General Plan.
B. The proposed land use is compatible with surrounding land uses and shall not be
detrimental to the public’s health, safety and general welfare.
The proposed land use is compatible with the surrounding land uses in the Downtown
Core because the project site is notably enveloped by neighboring parcels zoned for
General Urban (GU), Urban Center (UC), and Downtown Core (DC) —all of which align
with the regulations stipulated in the Downtown Zoning Code. The project location is in a
highly developed area of Downtown and the use of a mercantile to sell secondhand
vintage clothing will not create detriment to the public’s health, safety and general
welfare. The Project will not disturb the existing character of the building and is an
inviting opportunity to support an infill-oriented environment with a mix of uses.
The coexistence of various uses within the Downtown environment will be enhanced
with the addition of the proposed new business, fostering a lively and vibrant
atmosphere, as encouraged by the Downtown Core's intention to establish Downtown
Ukiah as the central gathering place for commercial, entertainment, hospitality, and
urban living. The proposal aligns with the objective of supporting local businesses and
creating a vibrant commercial downtown by activating pedestrian-friendly uses and
ensuring that buildings meet the street, as emphasized in the Downtown Core.
ATTACHMENT 1
Page 17 of 69
Findings
Major Use Permit
Clutts Co. – Secondhand Vintage Clothing Store
108 N. School St.
File No: 23-9881
2
ENVIRONMENTAL DOCUMENTATION
The proposed Project is subject to the California Environmental Quality Act (CEQA). The Project
qualifies for a categorical exemption pursuant to CEQA Guidelines Article 19, Section 15301
Existing Facilities which consists of the operation, repair, maintenance, permitting, leasing,
licensing, or minor alteration of existing public or private structures, involving negligible or no
expansion of existing or former use. The project must not involve significant amounts of
hazardous materials, all necessary public services and facilities must be available, and the
surrounding area must not be environmentally sensitive.
Staff has determined the exemption is appropriate, as the Project is located in an urbanized
area and zoned for Urban Commercial uses in Downtown; is developed with an existing
building; that the subject site has been historically used for commercial uses; utilities and
services are connected to the site; the Project does not involve the use of significant hazardous
materials; the site is not environmentally sensitive and does not contain water bodies; the
Project does not propose removal of existing trees or landscaping; and the Project does not
propose an expansion of the building or use.
As such, the Project qualifies for the use of the aforementioned CEQA exemption.
Page 18 of 69
Conditions of Approval
Major Use Permit
Clutts Co. – Secondhand Vintage Clothing Store
108 N. School St.
File No: 23-9881
1
CONDITIONS OF APPROVAL FOR A MAJOR USE PERMIT TO ALLOW OPERATION OF
CLUTTS CO., A SECONDHAND VINTAGE CLOTHING STORE AT 108 N. SCHOOL
STREET; APN 022-222-08.
FILE NO. 23-8991
The following Conditions of Approval shall be made a permanent part of the Major Use Permit,
shall remain in force regardless of property ownership, and shall be implemented in order for
this entitlement to remain valid.
Approved Project Description: The Applicant proposes to operate a secondhand vintage
clothing store in an existing building at 108 N. School Street as described in the application
materials and Staff Report dated December 13, 2023.
CITY OF UKIAH SPECIAL CONDITIONS
1.The City of Ukiah Police Department shall be provided with afterhours contact information in
the event a business representative is needed.
2.The Applicant shall obtain all required Sign Permits, in compliance with Division 3, Chapter
7, Signs, of the Ukiah City Code (UCC). Prior to the placement/installation of any sign(s), the
applicant shall make application for and receive approval of a sign permit.
CITY OF UKIAH STANDARD CONDITIONS
3.This approval is not effective until the 10-day appeal period applicable to this Major Use
Permit has expired without the filing of a timely appeal. If a timely appeal is filed, the project
is subject to the outcome of the appeal and shall be revised as necessary to comply with
any modifications, conditions, or requirements that were imposed as part of the appeal.
4.All use, construction and the location thereof, or occupancy, shall conform to the application
and to any supporting documents submitted therewith, including any maps, sketches, or plot
plans accompanying the application or submitted by applicant in support thereof.
5.All construction requires a Building Permit. Any construction shall comply with the "Standard
Specifications" for such type of construction now existing or which may hereafter be
promulgated by the Engineering Department of the City of Ukiah; except where higher
standards are imposed by law, rule, or regulation or by action of the Planning Commission
such standards shall be met.
6.Building permits shall be issued within two years after the effective date of the Use Permit or
same shall be null and void.
ATTACHMENT 2
Page 19 of 69
Conditions of Approval
Major Use Permit
Clutts Co. – Secondhand Vintage Clothing Store
108 N. School St.
File No: 23-9881
2
7.In addition to any particular condition which might be imposed; any construction shall
comply with all building, fire, electric, plumbing, occupancy, and structural laws, rules,
regulations, and ordinances in effect at the time the Building Permit is approved and issued.
8.The Applicant shall submit verification of all applicable permits or approvals in compliance
with all local, state and federal laws to the Community Development Department prior to
issuance of building permits.
9.All fees associated with the project planning permits and approvals shall be paid in full prior
to occupancy.
10. As outlined in Article 20, Administration and Procedures, of the Zoning Code, this planning
permit may be revoked through the City’s revocation process if the approved project related
to this Permit is not being conducted in compliance with these stipulations and conditions of
approval; or if the project is not established within two years of the effective date of this
approval; or if the established use for which the permit was granted has ceased or has been
suspended for 24 consecutive months.
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ATTACHMENT 3Page 21 of 69
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AGENDA ITEM NO. 13B
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Planning Commission | Staff Report
Major Amendment Site Development Permit
162 Talmage Road
File No.: 23-9045
1
DATE: December 15, 2023
TO: Planning Commission
FROM: Jesse Davis, Chief Planning Manager
SUBJECT: Consideration of a Major Amendment to a previously approved Major Site
Development Permit (File No. 22-7956) to demolish an existing ±2,857 sq. ft. car
wash facility and construct a new ±2,313 sq. ft. automated car wash facility/tunnel,
eight (8) vacuum stations, landscaping, and commercial signage at 162 Talmage
Road, Ukiah, CA; APNs 003-140-49; 003-140-05; File No. 23-9045
SUMMARY
OWNER: Santa Rosa Avenue Partners LLC
APPLICANT & AGENT: Ramos & Associates, Inc.
LOCATION: 162 Talmage Road. (APNs 003-140-49; 003-140-05)
TOTAL ACREAGE: ±0.47 acres
GENERAL PLAN: Community Commercial (CC)
ZONING DISTRICT: Heavy Commercial (C-2)
ENVIRONMENTAL
DETERMINATION:
Categorical Exemption, pursuant to CEQA Guidelines Article
19, Section 15303, New Construction
RECOMMENDATION: Conditional Approval, based on the Findings in Attachment
1 and Conditions of Approval in Attachment 2.
PROJECT LOCATION
The ±0.47-acre commercial project site is situated within the City of Ukiah, approximately ±0.5
miles west of U.S. Route 101 on Talmage Road. It is positioned immediately northwest of the
intersection with Perry Street and has an address of 162 Talmage Road, Ukiah, CA, 95482. The
associated Assessor Parcel Numbers (APNs) for the site are 003-140-49 and 003-140-05. Figure
1 offers a location map depicting the project site.
EXISTING CONDITIONS
The subject property comprises two (2) parcels and currently features the former Redwood Plaza
Car Wash. The existing car wash structure spans approximately ±2,857 square feet, featuring
four (4) self-service wash bays and three (3) vacuum islands with a total of six (6) vacuum stations.
Unmarked parking is situated on the south side of the wash bays, while striped parking is located
near the northeast corner of the site. The property has two (2) encroachments, with access
available from both Talmage Road and Perry Street. It is relatively flat and predominantly covered
by structures or paving, with limited landscaping along the perimeters, including trees planted
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Planning Commission | Staff Report
Major Amendment Site Development Permit
162 Talmage Road
File No.: 23-9045
2
along Talmage Road. A masonry wall along the northern property line obscures views, previously
serving as a backdrop for the vacuum stations.
Since 2017, the project site has undergone significant deterioration, marked by the removal of
much of the associated equipment. The automatic car wash tunnel has been fenced off to prevent
unauthorized access. Notably, the existing structure is not listed on the City of Ukiah's Historic
and Architectural Inventory Table, and it is not identified in any historical analysis conducted by
the City.
The project parcels maintain an 'X Zone' or 0.2% Annual Chance flood designation according to
FEMA, indicating a 0.2 percent annual chance of flooding. No base flood elevations or additional
flood-protection requirements are mandated for new construction under this designation. While
there are no watercourses on-site, Doolin Creek is underground nearby and surfaces on the
eastern side of Perry Street, opposite the subject parcels.
APN 003-140-05 is recognized as a separate legal parcel. It remains undeveloped, lacking
sidewalks, curb, gutter, and associated improvements. Historically, this parcel was not linked to
Redwood Plaza Car Wash, as it was under separate ownership. In May 2022, the
Owner/Applicant (Santa Rosa Avenue Partners LLC) acquired this parcel to facilitate the
development of the proposed car wash facility.
SURROUNDING USES AND ZONING
The project site is located within the City of Ukiah, ±0.5 miles west of U.S. Route 101 on Talmage
Road, immediately northwest of its intersection with Perry Street at 162 Talmage Road, Ukiah,
CA, 95482; APNs 003-140-49; 003-140-05. The property is surrounded by a mixture of
commercial, manufacturing and public uses that are reviewed in Table 1:
APPLICANT STATEMENT
Splash Express Carwash is proposing to improve the property located at 162 Talmage Road in
Ukiah with a high-tech automated car wash. This property was previously a car wash station that
is currently out of use and will be demolished for the new facility. This project was previously
approved by the planning commission, Major Site Development Permit #22-7956. We will be
amending this approval under the current application.
The demolition of the site will utilize an excavator to complete the demolition of the building and
site features. All required dust, noise and erosion control measures will be utilized per the Best
Management Practices set forth by state and local authorities including Mendocino Air Quality
Management District. All debris will be sorted with recyclable materials being recycled and the
rest being disposed of accordingly.
TABLE 1: SURROUNDING USES AND ZONING
ZONING: USE:
NORTH Heavy Commercial (C-2) Vacant
EAST Manufacturing (M) Junk yards/Lumber yards
SOUTH Public Facilities (PF) Vacant - Airport
WEST Heavy Commercial (C-2) Commercial (Retail, Restaurants, Laundromat)
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Planning Commission | Staff Report
Major Amendment Site Development Permit
162 Talmage Road
File No.: 23-9045
3
PROJECT DESCRIPTION
While the existing Major Site Development Permit (MaSDP #22-7956) was approved by the
Design Review Board on April 27, 2023, and the Planning Commission on June 28, 2023, the
Applicant is now requesting a Major Amendment to address an appeal that was submitted on July
10, 2023 and reviewed by the Ukiah City Council on October 18, 2023. The proposed Major
Amendment aims to achieve the following:
1. Relocate the entire car-wash structure/tunnel to Compatibility Zone 2.
2. Reduce the height of free-standing signage (from ±18 feet to 7.5 feet).
3. Update the branding, appearance, and operation of the commercial facility from LUV
Carwash to Splash Express Carwash.
4. Shorten the length of the car-wash tunnel from 85 feet to 80 feet.
5. Reduce the number of vacuum stations from nine (9) to eight (8).
6. Revise on-site circulation by providing an additional encroachment from Perry Street.
* During the Planning Commission hearing on June 28, 2023, a Special Condition of Approval
(#33) was applied to “Reduce the height and width of the 'Freestanding Sign' to a height similar
to other signage within the vicinity of the intersection of Talmage and South State Street to the
satisfaction of the Community Development Director.”
As previously communicated, the Applicant proposes to demolish and replace the existing car
wash facility, originally constructed in 1988. In 1994, the car wash property was separated from
the adjacent commercial center via a minor subdivision (#94-34). Although the request involves
demolition, it is not subject to Ukiah City Code (UCC) §3016, which pertains to the demolition of
structures greater than 50 years of age.
Exterior building materials include painted and galvanized corrugated metal panels, metal
awnings, and a sloped roof above the car wash exit. A separate vacuum area with eight (8)
vacuum stations, including one (1) ADA vacuum stall, will be provided. The vacuum stalls will
feature shade awnings, complemented by the coverage provided by proposed perimeter trees.
These vacuums are intended solely for customers exiting the car wash facility and are not
considered 'Parking Spaces,' in accordance with UCC §9198(B)(5), which prohibits work or
activity in designated parking spaces, such as vacuum stalls or automobile repair garage spaces.
Commercial signage has been revised and reduced to 7.5 feet in height, and the proposed car-
wash tunnel has a maximum height of 25 feet. For reference, the proposed facility will be
substantially shorter than the existing PG&E utility pole near the project site's Talmage Road
encroachment, which stands at approximately 50 feet in height and is identified as 'Item #206' on
the City's 2016 Airport Layout Plan at an elevation of 653 feet.
Commercial signage has been revised and reduced to 7.5 feet in height, and the proposed car-
wash tunnel has a maximum height of 25 feet. For reference, the proposed facility will be
substantially shorter than the existing PG&E utility pole near the project site's Talmage Road
encroachment, which stands at approximately 50 feet in height and is identified as 'Item #206' on
the City's 2016 Airport Layout Plan at an elevation of 653 feet.
Revised application materials, including site plans, architectural renderings, elevations,
landscaping plan and signage plan are included as Attachment 3.
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Major Amendment Site Development Permit
162 Talmage Road
File No.: 23-9045
4
Figure 1: Location Map Figure 2: Zoning Designation
Figure 3, General Plan Land Use
RELATED APPLICATIONS ON-SITE
• 2023: Major Site Development Permit (#22-7956)
• Demolition of existing car wash and construction of a new ±2,433 sq. ft automatic
car wash facility.
• 2004: Minor Site Development Permit (#04-25)
• Construction of 300 square foot addition/office and shade canopy.
• While this request for a Minor Site Development Permit was approved
by the Zoning Administrator, it was never constructed.
• 1994: Minor Subdivision (#94-34)
• Division of existing commercial lot to separate carwash and commercial center.
• 1987: Major Use Permit (#87-75)
• Development of a neighborhood commercial center and carwash.
BACKGROUND
Property Purchase & MaSDP Application Submittal, May 9, 2022 - December 15, 2022
On May 9, 2022, APNs 003-140-05 & 003-140-49 were purchased by the Owner/Applicant (Santa
Rosa Avenue Partners LLC) to facilitate demolition of the existing car-wash structures and
development of a new automatic car wash facility.
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Planning Commission | Staff Report
Major Amendment Site Development Permit
162 Talmage Road
File No.: 23-9045
5
On December 9, 2022, the Applicant submitted a Major Site Development Permit (MaSDP 22-
7956) to facilitate construction of a new automated car wash facility.
On December 15, 2022, Planning Division Staff notified the Applicant that the submitted Site
Development Permit application was ‘Incomplete‘, and that a ‘Consistency Determination’
‘Consistency Determination’ was required from the Airport Land Use Commission (ALUC).
ALUC Application Review, February 9, 2023 - April 9, 2023
On February 9, 2023, after completing an aeronautical study and obtaining a “Determination of
No Hazard to Air Navigation” from the Federal Aviation Administration (FAA), the Applicant
applied to the Mendocino County ALUC for a ‘Consistency Determination’.
ALUC Staff reviewed the request, determined that the Application was complete, and prepared a
hearing packet for the review of the ALUC. ALUC Staff recommended that the proposed car wash
facility be approved, as they determined that request was consistent with the Ukiah Municipal
Airport Land Use Compatibility Plan (UKIALUCP)’s ’s nonconforming use considerations and
procedures. All components of this ALUC hearing packet are included with this agenda item
(Attachments 2).
While ALUC Staff prepared and publicly noticed the item, the scheduled ALUC meetings for
March 23, 2023 and April 6, 2023 were cancelled due to a lack of quorum.
On April 9, 2023, pursuant to UKIALUCP Chapter 2 –Procedural –Procedural Policies, Policy
2.3.4(a)(3-4), since the ALUC failed to make a determination within 60 days of the date of referral,
the proposed major land use action was deemed consistent with the UKIALUCP per ALUC Staff.
City of Ukiah - Agency Referral, Design Review and Planning Commission, April 9, 2023 -
June 28, 2023
Upon receiving notification from ALUC Staff that the requested project would be deemed
consistent, Planning Division Staff referred the project to associated agencies and City
Departments for review and input. Referral agencies included the Department of Public Works
and the City of Ukiah Airport Manager. Their input was received, and the item was scheduled for
a hearing before the Design Review Board (DRB) on May 25, 2023.
At the DRB Hearing on May 25, 2023, Planning Division Staff incorporated input from the DRB
and the public, including alterations to the color massing on the car-wash structure, as well as
reduction of the freestanding sign height from 30’ to 22’. The reduction of sign height addressed
suggestions and recommendations from the City of Ukiah Airport Manager.
On June 28, 2023, the item was reviewed by the City of Ukiah Planning Commission, where
additional input was received and incorporated before receiving unanimous approval (3-0 Vote)
with modified Conditions of Approval. The ‘Final Conditions of Approval’ feature modifications to
the wording of Conditions of Approval #19 and #20. Additionally, the Final Conditions of Approval
required further reduction of the height of the car wash structure (Condition of Approval #32), as
well as further reduction of the height of the proposed freestanding sign similar to existing
freestanding signage within the vicinity of the intersection of Talmage Road and South State
Street to the satisfaction of the Community Development Director.
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Planning Commission | Staff Report
Major Amendment Site Development Permit
162 Talmage Road
File No.: 23-9045
6
Appeal, July 10, 2023 – November 14, 2023
On July 10, 2023, a written appeal to the project was received from Eric Crane (Appellant). The
Appellant's principal concern was that the location of a new structure was partially within Zone 1*
of the UKIALUCP.
On August 16, 2023, the item was scheduled for review and consideration of the City Council but
was deferred at the request of the City Manager's Office to allow for further discussion between
the City, Applicant, and Appellant.
In September 2023, City Staff received feedback and input from the City Attorney regarding the
validity and appropriateness of the ALUC's Consistency Determination, as well as a regulatory
interpretation of the UKIALUCP. Per the City Attorney, due to UKIALUCP Policy 2.3.4(b), the
provision of the ‘Consistency Determination’ by ALUC Staff was errant, as the requested analysis
and evaluation by the ALUC was submitted as a ‘Voluntary Referral’. Policy 2.3.4(b) of the
UKIALUCP does not require that a review is completed within a 60-day time-frame when
submitted as a ‘Voluntary Referral’, but rather that it be “…completed in a timely manner enabling
the comments to be considered by decision-making bodies of the referring Local Agency.”
Furthermore, based on input from the City Attorney, the proposed car wash could not be
considered an 'Existing Land Use' that could avail itself of Non-Conforming Use considerations.
Instead, the proposed car wash was subject to 'Redevelopment' as suggested in the Planning
Division's Incomplete Letter dated December 15, 2022.
In October 2023, Planning Division Staff and the City Manager's Office worked closely with the
Applicant and Appellant to identify a compromise that would address concerns regarding the
proposed project and satisfy all parties. Staff reached out to the Applicant to determine if the
Project could be located fully within Zone 2 of the UKIALUCP. The Applicant was amenable to
the idea, and on October 10, 2023, submitted a revised site plan that relocated the entirety of the
carwash structure to within Zone 2, where it is considered a ‘Conditionally Compatible’ use per
the UKIALUCP.
With information that the Applicant intended to submit an amended application to locate the
entirety of the proposed carwash structure within Zone 2, Staff reached out to the Appellant. On
October 13, 2023, the Appellant submitted correspondence supporting City staff's current
recommendation for referral back to the Planning Commission along with support for relocating
the building into Zone 2.
On October 18, 2023, the appeal was reviewed by the City Council, and it was determined that
the Major Amendment should be re-evaluated by the Planning Commission. The Applicant
submitted the Major Amendment on November 14, 2023, and Staff subsequently prepared the
amendment for review by the Planning Commission.
AGENCY CONSIDERATIONS & REFERRAL
On November 17, 2023, revised project referrals were sent to the following responsible or trustee
agencies with jurisdiction over the Project (See Table 2). Only limited comments from the
Mendocino ALUC were received. All responding departments and agencies are included in
Attachment 4 and comments reflected within the Conditions of Approval, as appropriate.
Table 2: Agency Comments
Agency Comment
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Planning Commission | Staff Report
Major Amendment Site Development Permit
162 Talmage Road
File No.: 23-9045
7
City Water & Sewer Utility No Response
City Building Official No Response
Ukiah Valley Fire Authority No Response
Ukiah Police Department No Response
City Manager’s Office No Response
City Electric Utility Comment – Standard Conditions
Mendocino County Air Quality Management
District (MCAQMD)
No Response
Mendocino County Environmental Health No Response
Mendocino County Planning & Building Services No Response
Mendocino County Airport Land Use Commission
(ALUC)
Comment – UKIALUCP Background
Ukiah Municipal Airport No Comment
Department of Public Works (DPW) No Response
STAFF ANALYSIS
AIRPORT LAND USE CONSISTENCY: Upon reviewing the initial request in 2022, City Staff
notified the Applicant that the Mendocino County Airport Land Use Commission (ALUC) would
need to conduct a review due to questions regarding the project's compatibility with the Ukiah
Municipal Airport Land Use Compatibility Plan (UKIALUCP). The project site is divided among
several compatibility zones, including Airport Zone 1 (Runway Protection Zone), Airport Zone 1*
(Runway Protection Zone), and Airport Zone 2 (Inner Approach/Departure Zone), each with
various restrictions and prohibitions.
At the Applicant's request, the Federal Aviation Administration (FAA) conducted an aeronautical
study under 49 U.S.C., Section 44718 and Title 14 of the Code of Federal Regulations, part 77,
regarding the proposed project. The study determined that the original structure adhered to
obstruction standards and posed no hazard to air navigation. The FAA stated that, based on their
evaluation, marking and lighting were not necessary for aviation safety on the original structure and
sign. However, if installed, the FAA recommended following FAA Advisory Circular 70/7460-1 M.
On April 9, 2023, the original application was deemed consistent with the UKIALUCP, pursuant to
procedural policy 2.3.4(a)(4). It was conveyed by ALUC staff that the proposed project would not
result in an expansion of the floor area or increase in the usage intensity (people per acre). It was
further conveyed that the ALUC has no ability to reduce or remove nonconforming land uses from
the airport environs, ALUC Staff recommended that the ALUC find the proposed project consistent
and allow it to be reconstructed as proposed in the original application. Again, per the City
Attorney, due to UKIALUCP Policy 2.3.4(b), the provision of the ‘Consistency Determination’ by
ALUC Staff was errant, as the requested analysis and evaluation by the ALUC was submitted as
a ‘Voluntary Referral’.
From the date of submittal, substantial deference was given to the ALUC and its Staff to ensure
that the requested use would not be detrimental to established plans for Ukiah Municipal Airport
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(UKI). It is understood that the original structure would not have impacted current operations of
UKI at its current runway length of 4,423 feet or its approved length of 4,888 feet, but that it posed
a potential conflict should the UKI runway be extended to 5,000 feet in length.
It was subsequently determined that the project did not qualify as an 'Existing Land Use' eligible
for non-conforming use considerations under the UKIALUCP. Instead, it fell under
'Redevelopment' and the current iteration of the UKIALUCP. According to the UKIALUCP;
“ALUC review of Redevelopment under [Policies 3.3.1 and 3.3.4] includes Redevelopment of a
property for which the Existing Land Use is consistent with the general plan and/or specific plan,
but Nonconforming with the compatibility criteria set forth in this UKIALUCP. This policy is
intended to address circumstances that arise when a general plan or specific plan land use
designation does not conform to UKIALUCP compatibility criteria but is deemed consistent with
the UKIALUCP because the designation reflects an Existing Land Use. Proposed Redevelopment of
such lands voids the consistency status and is to be treated as a new Land Use Action subject to
ALUC review even if the proposed use is consistent with the local general plan or specific plan.”
By submitting a Major Amendment to relocate the proposed structure entirely within Zone 2,
concerns regarding airport compatibility are addressed, as a 'Car Wash' is considered a
'Conditionally Compatible' use per the UKIALUCP. Additionally, as part of the submitted Major
Amendment, adjustments have been made to enhance compatibility. Signage has been reduced
in height, the structure is now positioned at the maximum distance from the extended runway
centerline, and there have been reductions in site coverage (from ±2,433 sq. ft to ±2,313 sq. ft)
and intensity (from 9 vacuum stations to 8 vacuum stations). For comparison, the existing car
wash facility, which is ±2,857 square feet in size, is situated on a smaller subject property closer
to the runway. It's worth noting that the existing car wash facility does not utilize APN 003-140-
05, unlike the proposed development. These modifications demonstrate a commitment to
addressing airport compatibility concerns and aligning with the UKIALUCP guidelines.
Upon review, the project conforms to the maximum sitewide and single-acre intensity limits of
Compatibility Zone 2. Calculated using the size of the proposed structure (±2,313 sq. ft), the
projected intensity for the proposed car wash facility is 11.565 persons per acre.1 As a portion of
the subject parcels, Zone 2 comprises approximately 0.20 acres of the subject property and
maintains a maximum sitewide intensity of 60 people per acre, equating to 12 persons for the
project area. Therefore, it can be determined that the project complies with the Zone 2 intensity
requirements.
HEAVY COMMERCIAL (C-2) ZONING:
The subject parcel falls within the Heavy Commercial (C-2) zoning district. The primary purpose
of the C-2 zoning district is to offer opportunities for commercial services and activities that are
generally deemed inappropriate for areas developed with professional offices and retail stores.
Service (gas) stations, automobile repair, and car washing facilities are considered allowed uses
within the C-2 Zoning district, meaning that no Use Permit is required. Despite the absence of a
Use Permit requirement, any new commercial construction exceeding 150 square feet in size
necessitates a Site Development Permit per UCC §9262.
According to Ukiah City Code, all development projects within the C-2 zoning district are required
to include a proposed landscaping plan commensurate with the size and scale of the proposed
1 Calculations for Personal and Miscellaneous Services: barbers, car washes, print shops, etc. are approximately 200 Square Feet
per Person. (UKIALUCP Compatibility Criteria (Table 3A)
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File No.: 23-9045
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development project. Landscaping plans must be submitted as a mandatory component at the
time of application filing. For this project, all proposed landscaping, as mandated by UCC
§9101(C), has been found satisfactory by Staff. The landscape plan is included for review as part
of Attachment 3:
a) Landscape plantings shall be those which grow well in Ukiah’s climate without extensive
irrigation. Native species are strongly encouraged.
b) Deciduous trees shall constitute fifty-one percent (51%) of the trees proposed along the
south and west building exposures; non-deciduous street species shall be restricted to
areas that do not inhibit solar access.
c) Parking lots with twelve (12) or more parking stalls shall have a tree placed between
every four (4) parking stalls within a continuous linear planting strip rather than individual
planting wells, unless clearly infeasible. Parking lot trees shall primarily be deciduous
species and shall be designed to provide a tree canopy coverage of fifty percent (50%)
over all paved areas within fifteen (15) years of planting.
d) Parking lots shall have a perimeter planting strip with both trees and shrubs.
e) Parking lots with twelve (12) or more parking stalls shall have defined pedestrian
sidewalks or marked pedestrian facilities of no less than three feet (3') in width within
landscaped areas and/or separated from automobile travel lanes.
f) Street trees may be placed on the property proposed for development instead of within
the public right-of-way if the location is approved by the City Engineer, based upon
safety and maintenance factors.
g) All new developments shall include a landscaping coverage of twenty percent (20%) of
the gross area of the parcel. A minimum of fifty percent (50%) of the landscaped area
shall be dedicated to live plantings.
h) Landscaping plans shall include an automatic irrigation system and lighting plan.
i) All required landscaping for commercial development projects shall be maintained.
j) All healthy existing mature trees on development project sites shall be preserved and
incorporated into the proposed landscaping plan, if feasible.
Per UCC §9099, the requested development complies with the required 5’ front yard setbacks, as
well as the height limitations and parking/queuing requirements of this zoning district and requested
use. Bicycle parking is not identified within the provided application materials, but per UCC
§9100(A)(6), it can be determined that the requested use would not attract bicyclists, given the
limited number of employees and the auto centric nature of the requested use.
While trees are now identified for removal, it is due to the need to relocate the proposed structure
within Compatibility Zone 2 and revise on-site circulation. Upon review and consideration of the C-
2 requirements, Staff included conditions of approval, as appropriate, to ensure that the project
complies with these requirements. Required application materials are included within Attachment
3.
COMMERCIAL DESIGN GUIDELINES: In 2007, Staff was directed by the Planning Commission
to prepare review checklists to aid in review of projects for consistency with the adopted design
guidelines. On June 27, 2007, the Planning Commission adopted two (2) Project Review
Checklists:
• One (1) checklist for commercial development outside of the Downtown Design District
• One (1) checklist for projects within the Downtown Design District
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o These checklists were intended to assist developers, Staff, and policy boards in
determining consistency with the design guidelines.
The Design Guidelines for Projects Outside of the Downtown Design District is included below:
Table 3 - Commercial Projects Outside Downtown Design District
Yes No N/A
X Site Features: Site design is compatible with the natural environment,
and incorporates the major existing features (trees, landscaping, city
creeks, riparian habitat, lot shape, size, relationship to surrounding
area).
X Coordination: Facilities are shared and coordinated with adjacent
properties.
X Coordination: Setbacks are compatible with character of adjacent
frontages.
X Coordination: Setbacks are minimized to enhance the pedestrian
environment.
X Pedestrian Access: Site has pedestrian orientation, consistent with
uses, design, and architecture.
X Pedestrian Access: Pedestrian elements are attractive and functional
(walkways link parking to building entrances and other walkways;
planters, street furniture, outdoor seating, pedestrian oriented signs,
low level lighting provided).
X Pedestrian access: Parking areas with 12 or more stalls: defined
sidewalk or marked pedestrian facilities in landscaped areas or
separated from traffic lanes required.
X Parking lots: Decrease visual prominence and reduce heat island
effect (locate behind buildings, divide into smaller lots, avoid large
unbroken expanses of paving; emphasize screening, shading,
landscaping).
X Landscaping: Scale and nature of landscape materials is appropriate
to the site and structures.
X Landscaping: 20% of gross lot area landscaped / 50% live plantings;
landscape redevelopment or reuse projects to extent feasible (Plants
are of type, spacing and sizing to reach maturity within reasonable
time. Hardy, drought tolerant, low maintenance species adapted to
Ukiah climate are emphasized, parking lots trees also withstand heat,
pollutants. Deciduous trees used on south and west. Automatic
irrigation required for new commercial development
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X Landscaping: Parking areas with 12 or more stalls: 1 tree per 4 stalls
within continuous linear strips. Perimeter planting strips use trees and
shrubs. Focus on deciduous trees achieving 50% shading within 10
years
X Landscaping: Parking lots generally: Perimeter planting strips, Street
trees selected from Ukiah Master Tree List required
X Signs: Signs are compatible with architectural character of buildings
(signage does not dominate site, uses compatible colors and material,
lighting is restrained and harmonious, sandwich boards are
creative/subdued co/or/minimal copy).
X Lighting: Lighting harmonizes with site, building design, architecture
and landscaping (lighting form, function, character, fixture styles,
design and placement; lighting does not interfere with pedestrian
movement).
X Energy Conservation: Active and passive solar and other renewable
energy design and devices are used (building orientation, landscaping,
lighting, heating and cooling, photovoltaic system-ready or installed).
X Energy Conservation: Devices are unobtrusive and complement
design (solar panels flush with roof).
X Visual Appearance: Buildings are visually cohesive, compatible and
complementary (scale, proportion, design, style, heights, mass,
setbacks).
X Visual Appearance: Buildings exhibit variety and distinctiveness (but
avoid overly obtrusive or overly monotonous designs, or strong
contrast with adjacent buildings, creative use of natural and recycled
materials; metal discouraged unless creative and consistent with
Guidelines)
X Visual Appearance: Variety of architectural features encouraged tied
to comprehensive design theme (arches, raised parapets, cornices,
eaves, windows, balconies, entry insets, roof angles and pitches, wall
relief features).
X Visual Appearance: Building exteriors compatible with surrounding
properties (compatible materials, colors, quality, coordinated but not
the same as surrounding properties, avoid strong or vivid colors unless
they fit within local context, concrete block/exposed concrete on visible
waifs finished in aesthetic manner).
X Visual Appearance: Visible fences compatible with project and
visually attractive (compatible colors, materials, styles; wire fences,
high barriers and use for advertising discouraged).
Page 38 of 69
Planning Commission | Staff Report
Major Amendment Site Development Permit
162 Talmage Road
File No.: 23-9045
12
X Visual Appearance: Site and buildings are visually attractive from
neighboring properties, traffic and corridors, and public spaces
(service areas and devices screened, integrated and compatible with
site features; common mailboxes architecture consistent and located
close to building; above criteria is applied to areas visible to public
view; rear and side views are visually interesting, coordinated and
well-maintained).
X Maintenance: Demonstrate consideration of site and building
maintenance.
X Walkable and bikeable communities: The project provides
connections for walkers and bicyclists to the surrounding community
(provides walking/biking facilities on the site, connects to nearly
walking/biking facilities, provides shortcuts for walkers/bikers, project
is located within ¼ or ½ of other places to walk).
X Walkable and bikeable Communities: Sidewalks provide are
convenient and safe access (sidewalks sufficiently wide, without
obstruction; curbs, shade, lighting provided; buffers between walkers
and traffic provided; safe and direct street crossings for walkers).
X Walkable and bikeable communities: Entrances provide convenient
access (entrances adjacent to street, minimal setback, routes and
accessways are well marked, sidewalks provided uninterrupted access
to entrances, safe bike parking is located close to entrances).
X Green Building: Sustainable site
X Green Building: Water efficiency
X Green Building: Energy
X Green Building: Materials and resources
X Green Building: Indoor environmental quality
X Visitability and Universal Design: The site and its elements are
accessible to people at differing stages, ages and circumstances:
accessible primary and interior entrance and routes, accessible kitchen
and bath space and devices, for dwellings accessible bedroom,
common room, and devices).
GENERAL PLAN (2040): The Project site carries a General Plan designation of Community
Commercial (CC). This designation identifies areas generally located along major corridors in the
city including State Street, East Gobbi Street, and Talmage Road, with the intent of providing a
transition between higher-intensity commercial uses along Highway 101 and residential
neighborhoods on the western side of the city.
Page 39 of 69
Planning Commission | Staff Report
Major Amendment Site Development Permit
162 Talmage Road
File No.: 23-9045
13
The proposed project would include redevelopment of a degraded commercial property along the
Talmage Road corridor that was previously utilized for the commercial activity proposed. The
proposed project incorporates input from Staff, other City departments, the general public, airport
stakeholders, outside agencies and recommendations by the DRB to incorporate a high-quality
design, landscape and pedestrian improvements to Talmage Road and Perry Street. The project
will aid in enhancing a corner parcel and reutilizing a site that has few development opportunities
due to restrictions associated with the UKIALUCP.
The project supports the following goals and policies contained within the Economic Development,
Mobility, and Land Use elements of the General Plan.
Economic Development Element
• Goal ED-6: To maintain a supportive business climate and a healthy economy that leads
to the expansion of existing businesses and the attraction of new ones.
• Goal ED-7: To grow the local economy and employment base by supporting efforts to
retain, expand and attract local businesses.
Mobility Element
• Policy MOB-1.2: Multi-modal Access. The City shall require that all new development and
redevelopment projects include provisions for multi-modal access provisions such as
pedestrian and bicycle facilities, and vehicle and transit where relevant.
• Policy MOB-1.8: New Development and Complete Streets. The City shall require all new
development to provide adequate access for pedestrians, bicyclists, motorists, transit
users, and persons with disabilities, as well as facilities necessary to support the City’s
goal of maintaining a complete street network.
• Policy MOB-2.3: Pedestrian Facilities. The City shall encourage new development and
redevelopment that increases connectivity through direct and safe pedestrian connections
to public amenities, neighborhoods, shopping and employment destinations throughout
the City.
Land Use Element
• Policy LU-4:1: High-Quality Building Design. The City shall encourage distinctive and high-
quality commercial building design and site planning that respects the character of Ukiah.
• Policy LU-8.4: Reuse of Underutilized Property. The City shall encourage property owners
to revitalize or redevelop abandoned, obsolete, or underutilized properties to
accommodate growth.
• Goal LU-11: To ensure high-quality site planning, landscaping, and architectural design
for all new construction, renovation, or remodeling.
ENVIRONMENTAL DOCUMENTATION
The proposed project is subject to the California Environmental Quality Act (CEQA). The project
qualifies for a categorical exemption pursuant to CEQA Guidelines Article 19, Class 3 (C): New
Construction of Commercial Structures. It is noted that this exemption can be applied to up to four
commercial buildings not exceeding 10,000 square feet in floor area on sites zoned for such use,
if not involving the use of significant amounts of hazardous substances where all necessary public
services and facilities are available, and the surrounding area is not environmentally sensitive.
Staff has determined the exemption is appropriate, as the project is in an urbanized area and
Page 40 of 69
Planning Commission | Staff Report
Major Amendment Site Development Permit
162 Talmage Road
File No.: 23-9045
14
zoned for heavy-commercial use; that it consists of commercial structures of less than 10,000
total square feet; that all needed public services and facilities are available; and that the
surrounding area is not environmentally sensitive.
NOTICE
Notice of the Public Hearing was provided in the following manner, in accordance with UCC
§9264:
• Published in the Ukiah Daily Journal on December 31, 2023;
• Posted on the Project site on December 29, 2023;
• Posted at the Civic Center (glass case) 72 hours prior to the public hearing; and
• Mailed to property owners within 300 feet of the Project parcels on December 29,
2023.
RECOMMENDATION
Staff recommends that the City of Ukiah Planning Commission:
1) Conduct a public hearing; and
2) Approve the Major Amendment to the previously approved Major Site Development
Permit to demolish an existing car wash facility and construct a new automated car wash
facility at 162 Talmage Road, Ukiah, CA; APNs 003-140-49; 003-140-05; File No. 23-
9045, based on the Findings in Attachment 1, and subject to the Conditions of Approval
in Attachment 2.
ATTACHMENTS
1. Draft Findings
2. Draft Conditions of Approval
3. Major Site Development Permit - Application Materials
4. Agency Referral Responses
Page 41 of 69
Planning Commission | Findings
Major Amendment –
Site Development Permit
162 Talmage Road
File No.: 23-9045
ATTACHMENT 1
DRAFT FINDINGS TO APPROVE MAJOR AMENDMENT TO A PREVIOUSLY APPROVED
MAJOR SITE DEVELOPMENT PERMIT (FILE NO. 22-7956) TO DEMOLISH AN EXISTING
±2,857 SQ. FT. CAR WASH FACILITY AND CONSTRUCT A NEW ±2,313 SQ. FT.
AUTOMATED CAR WASH FACILITY/TUNNEL, EIGHT (8) VACUUM STATIONS,
LANDSCAPING, AND COMMERCIAL SIGNAGE AT 162 TALMAGE ROAD, UKIAH, CA;
APNS 003-140-49; 003-140-05; FILE NO. 23-9045
The Community Development Department’s recommendation for conditional approval of a Major
Amendment to a previously approved Major Site Development Permit (File No. 22-7956) to
allow the demolition of an existing car wash facility and construct a new ±2,313 sq. ft. automated
car wash facility/tunnel, eight (8) vacuum stations, landscaping, and commercial signage at 162
Talmage Road, Ukiah, CA; APNs 003-140- 49; 003-140-05; File No. 23-9045.
This approval is based on the following findings, in accordance with Sections 9263(E):
Site Development Permit Findings
Permit Findings Staff Analysis
The proposal is consistent with the
goals, objectives, and policies of
the City General Plan.
The proposed project is consistent with multiple goals,
objectives, and policies of the 2040 General Plan as
described within the associated Staff Report. By relocating
the proposed structure entirely within Zone 2, questions
regarding compatibility are addressed, as a ‘Car Wash’ is
considered a ‘Conditionally Compatibility’ use per the
UKIALUCP. Additionally, the structure is now located the
maximum distance from the extended runway centerline,
reduced in size (±2,433 sq. ft > ±2,313 sq. ft) and intensity
(9 vacuum stations > 8 vacuum stations). In conformance
with the Heavy Commercial Zoning District, the proposal is
identified as an ‘Allowed Use and conforms with all
objective development standards. This proposed structure
is distinctive and features a unique high-quality commercial
design that improves the surrounding area with input. With
onsite and offsite infrastructure improvements, the project
will lead to enhanced pedestrian connections to a long-
standing neighborhood shopping plaza along an important commercial corridor; and
The location, size, and intensity of
the proposed project will not
create a hazardous or
inconvenient vehicular or
pedestrian traffic pattern.
The location, size, and intensity of the project will not create
hazardous or inconvenient vehicular or pedestrian traffic
patterns, as the proposed development replaces a similar
land use that was operable as recent as 2017. The project
was reviewed by the Department of Public Works, and no
formal comments were provided. The project will improve
pedestrian considerations, as it will install sidewalk
infrastructure on a vacant and underdeveloped parcel at the
intersection of Talmage Road and Perry Street. The
provided entrance from Perry Street encourages use of the
broader existing local road network, including the use of
Thomas Street; and
Page 42 of 69
Planning Commission | Findings
Major Amendment –
Site Development Permit
162 Talmage Road
File No.: 23-9045
The accessibility of off-street
parking areas and the relation of
parking areas with respect to traffic on adjacent streets will not create a hazardous or inconvenient condition to adjacent or surrounding uses.
While limited, the accessibility of off-street parking areas for
employees will not create a hazardous or inconvenient
condition to adjacent or surrounding land uses, as
sufficient off-street parking and queuing areas are
provided for the requested use in conformance with
Ukiah City Code Article 17 (Off-Street Parking). No
customer parking is required for this automatic car wash
facility; and
Sufficient landscaped areas have
been reserved for purposes of
separating or screening the
proposed structure(s) from the
street and adjoining building sites
and breaking up and screening
large expanses of paved areas.
Sufficient landscaped areas, including living-walls/plant
trellis, will be reserved for purposes of separating or
screening the development from the street and adjoining
building sites. Irrigated landscaping is included as an
integrated design consideration of the proposal. The site
features multiple landscape areas that will utilize reclaimed
water from the car wash-facility to limit commercial water
usage. Also, the proposal includes street trees along
Talmage and Perry Streets. Existing and mature trees along
the perimeter of the site will be replaced, as their removal
is required by the revised location of the proposed car
wash structure. Therefore, Staff can determine that
sufficient landscape areas exist for the proposed
development in conformance with the standards of the
Heavy Commercial Zoning District for this ‘Allowed Use’ per
UCC Section 9096; and
The proposed development will
not restrict or cut out light and air
on the property, or on the property
in the neighborhood; nor will it
hinder the development or use of
buildings in the neighborhood or
impair the value thereof.
The proposed development will not restrict light and air on
the property, or on property in the neighborhood. The
proposal features a commercial use adjacent to an existing
commercial retail center. The site has historically featured a
car wash facility that fell into disrepair and became
unutilized in 2017. As this facility is considered abandoned,
development of the property serves to improve the
neighborhood and reduce associated trespassing and quality of life issues; and
The improvement of any
commercial or industrial structure
will not have a substantial
detrimental impact on the
character or value of an adjacent
residential zoning district.
The development of this car wash structure will not have a
detrimental impact on the character or value of an adjacent
zoning district since there are no residential improvements
or zoning districts within 300’ proximity to the requested use;
and
The proposed development will
not excessively damage or
destroy natural features, including
trees, shrubs, creeks, and the
natural grade of the site.
There are no water courses, wildlife, wildlife-habitat, or
floodway on-site, nor are there any identified
environmentally sensitive habitat areas within or near the
project site. Per the California Department of Conversation’s
Farmland Mapping and Monitoring Program (FMMP), the
site and its surroundings are described as ‘Urban and Built-
Up’. The subject property is considered abandoned, and the
existing on-site improvements are deteriorating. To
the extent feasible, on-site trees will be preserved. The
proposed landscaping plan and new tree plantings serve
to improve the property, and only minimal grading is
required to facilitate construction, as the subject parcels
are predominantly flat and developed; and
Page 43 of 69
Planning Commission | Findings
Major Amendment –
Site Development Permit
162 Talmage Road
File No.: 23-9045
There is sufficient variety,
creativity, and articulation to the
architecture and design of the
structure(s) and grounds to avoid
monotony and/or a box-like
uninteresting external appearance.
There is sufficient variety, creativity, and design so that the
proposed improvements are not considered or presented as
box-like or feature uninteresting external appearances. The
structure presents unique colors and design features that
are inviting to the public and serve to enhance the Talmage
Road corridor, which presently features a handful of
businesses that utilize vivid color pallets.
ENVIRONMENTAL DOCUMENTATION
The proposed project is subject to the California Environmental Quality Act (CEQA). The project
qualifies for a categorical exemption pursuant to CEQA Guidelines Article 19, Class 3 (C): New
Construction of Commercial Structures. It is noted that this exemption can be applied to up to four
commercial buildings not exceeding 10,000 square feet in floor area on sites zoned for such use,
if not involving the use of significant amounts of hazardous substances where all necessary public
services and facilities are available and the surrounding area is not environmentally sensitive.
Staff has determined the exemption is appropriate, as the project is located in an urbanized area
and zoned for heavy-commercial use; that it consists of commercial structures of less than 10,000
total square feet; that all needed public services and facilities are available; and that the
surrounding area is not environmentally sensitive.
NOTICE
Notice of the Public Hearing was provided in the following manner, in accordance with UCC
§9264:
•Published in the Ukiah Daily Journal on December 31, 2023;
•Posted on the Project site on December 28, 2023;
•Posted at the Civic Center (glass case) 72 hours prior to the public hearing; and
•Mailed to property owners within 300 feet of the Project parcels on December 28,
2023.
Page 44 of 69
Planning Commission | Conditions of Approval
Major Amendment –
Site Development Permit
162 Talmage Road
File No.: 23-9045
1
ATTACHMENT 2
DRAFT CONDITIONS OF APPROVAL FOR A MAJOR AMENDMENT TO A PREVIOUSLY
APPROVED MAJOR SITE DEVELOPMENT PERMIT (FILE NO. 22-7956) TO DEMOLISH
AN EXISTING ±2,857 SQ. FT. CAR WASH FACILITY AND CONSTRUCT A NEW ±2,313 SQ.
FT. AUTOMATED CAR WASH FACILITY/TUNNEL, EIGHT (8) VACUUM STATIONS,
LANDSCAPING, AND COMMERCIAL SIGNAGE AT 162 TALMAGE ROAD, UKIAH, CA;
APNS 003-140-49; 003-140-05; FILE NO. 23-9045
The following Conditions of Approval shall be made a permanent part of the Major Site Development
Permit (File No. 22-7956), shall remain in force regardless of property ownership, and shall be
implemented for this entitlement to remain valid.
Approved Project Description: The Applicant proposes a Major Amendment to a previously approved
Major Site Development Permit (File No. 22-7956) to allow the demolition of an existing car wash
facility and construct a new ±2,313 sq. ft. automated car wash facility/tunnel, eight (8) vacuum stations,
landscaping, and commercial signage at 162 Talmage Road, Ukiah, CA; APNs 003-140- 49; 003-140-
05; File No. 23-9045
CITY OF UKIAH STANDARD CONDITIONS
1. This approval is not effective until the 10-day appeal period applicable to this Major Site
Development Permit has expired without the filing of a timely appeal. If a timely appeal is filed,
the project is subject to the outcome of the appeal and shall be revised as necessary to comply
with any modifications, conditions, or requirements that were imposed as part of the appeal.
2. All use, construction and the location thereof, or occupancy, shall conform to the application
and to any supporting documents submitted therewith, including any maps, sketches, or plot
plans accompanying the application or submitted by applicant in support thereof.
3. Any construction shall comply with the "Standard Specifications" for such type of construction
now existing or which may hereafter be promulgated by the Engineering Department of the City
of Ukiah; except where higher standards are imposed by law, rule, or regulation or by action of
the Planning Commission such standards shall be met.
4. Building permits shall be issued within two years after the effective date of the Site
Development Permit or same shall be null and void.
5. In addition to any particular condition which might be imposed; any construction shall comply
with all building, fire, electric, plumbing, occupancy, and structural laws, rules, regulations, and
ordinances in effect at the time the Building Permit is approved and issued.
6. The Applicant shall obtain all required Sign Permits, in compliance with Division 3, Chapter 7,
Signs, of the UCC. Prior to the placement/installation of any sign(s), the applicant shall make
application for and receive approval of a sign and building permit.
7. The Applicant shall submit verification of all applicable permits or approvals in compliance with
all local, state and federal laws to the Community Development Department prior to issuance of
building permits.
8. All fees associated with the project planning permits and approvals shall be paid in full prior to
occupancy.
9. All required landscaping for commercial development projects shall be maintained.
Page 45 of 69
Planning Commission | Conditions of Approval
Major Amendment –
Site Development Permit
162 Talmage Road
File No.: 23-9045
2
10.As outlined in Article 20, Administration and Procedures, of the Zoning Code this planning
permit may be revoked through the City’s revocation process if the approved project related to
this Permit is not being conducted in compliance with these stipulations and conditions of
approval; or if the project is not established within two years of the effective date of this
approval; or if the established use for which the permit was granted has ceased or has
been suspended for 24 consecutive months.
ELECTRIC UTILITY DEPARTMENT
11.This property will be served from existing underground power.
12. Developer is to provide EUSERC approved electrical equipment compatible with the City of
Ukiah's EUSERC Acceptability Chart before the panel can be used on this project. Size of
panel and load calcs to be include.
13.All future site improvements shall be submitted to the Electric Utility Department for review and
comment. At that time, specific service requirements, service Voltage and developer costs and
requirements will be determined.
14. Developer/customer shall incur all costs of this future project to include (labor, materials,
equipment and future services).
15. There shall be an easement provided to the EUD for any Primary or Secondary that
transverses through the property. Or around any City owned Electric equipment.
UKIAH POLICE DEPARTMENT
16. Provide UPD dispatch with current appropriate business contact names and telephone
numbers for after-hours contact.
17. Keep dumpsters locked to limit unauthorized dumping or scavenging or keep in locked/gated
area.
18.Place no trespassing signs on property.
19.Any exterior electrical outlets shall have locking plates or decommission for non-use to limit
illegal usage.
20.Any exterior water faucets shall have a locking box cover or decommission for non-use to
limit illegal usage.
BUILDING INSPECTION DIVISION
21. The design and construction of all site alterations shall comply with the 2022 California Building
Code, 2022 Plumbing Code, 2022 Electrical Code, 2022 California Mechanical Code, 2022
California Fire Code, 2022 California Energy Code, 2022 Title 24 California Energy Efficiency
Standards, 2022 California Green Building Standards Code, City of Ukiah, and
FIRE PREVENTION DIVISION
22. For assistance with fire-related plan review issues, technical questions, firer-elated inspection
questions or issues, please call (707) 467-5718.
23. Per 507.5.1 a new steamer fire hydrant (white) will be required on the corner of Perry and
Talmage.
Page 46 of 69
Planning Commission | Conditions of Approval
Major Amendment –
Site Development Permit
162 Talmage Road
File No.: 23-9045
3
24. All electrical disconnects shall be accessible from the exterior of the building.
25. Knox boxes/key cabinets shall be provided for all pool enclosures, gates in the path of
firefighter travel to structures, secured parking levels, doors giving access to alarm panels
and/or annunciators, and any other structures of areas where immediate access is required or
is unduly difficult.
26. Address Identification: Approved numbers and/or addresses shall be placed and maintained on
all new and existing buildings and at appropriate additional locations as to be plainly visible and
legible from the street or roadway fronting the property from either direction of approach.
AIRPORT LAND USE COMMISSION
27. Prior to the issuance of any discretionary planning permits from the City of Ukiah, including a
site development permit for the proposed car washing facility, the owner/applicant shall
dedicate an Avigation Easement consistent with Policy 3.3.6 of the UKIALUCP. The Avigation
Easement shall be in a form and content acceptable to the City Attorney.
28. It is required that FAA Form 7460-2, Notice of Actual Construction or Alteration, be filed any
time the project is abandoned or within 5 days after the construction reaches its greatest
height.
PUBLIC WORKS
29. To align with pending capital improvement projects along the Talmage Road corridor, prior to
issuance of any encroachment permit for proposed street infrastructure/improvements, the
Applicant shall coordinate with the City Engineer to ensure the most appropriate location(s) are
identified and improved.
Page 47 of 69
804 Fourth Street, Santa Rosa, CA 95404 Office: (707) 318-2990
November 7, 2023
Attn: Craig Schlatter
Director of Community Development
City of Ukiah
300 Seminary Drive
Ukiah, CA 95482
(707) 463-2200
RE: Project Description
Splash Car Wash #5
162 Talmage Road
Ukiah, California
RA Job #10053
Dear Craig,
Below is the project description for this project. Because this site was previously a self-serve
coin operated car was, we feel the new facility will be a perfect enhancement to this property
and the city of Ukiah. The project description is as follows:
Splash Express Carwash is proposing to improve the property located at 162 Talmage Road in
Ukiah with a high-tech automated car wash. This property was previously a car wash station
that is currently out of use and will be demolished for the new facility. This project was
previously approved by the planning commission, Major Site Development Permit #22-7956.
We will be amending this approval under the current application.
The demolition of the site will utilize an excavator to complete the demolition of the building and
site features. All required dust, noise and erosion control measures will be utilized per the Best
Management Practices set forth by state and local authorities including Mendocino Air Quality
Management District. All debris will be sorted with recyclable materials being recycled and the
rest being disposed of accordingly.
The lot is 0.471 acres located within a shopping center that also includes the Bottle Shop,
Marino’s Pizza, Joyeria Angelicia, Coin Laundry and Chevron on the west side corner of the
block. This modern car wash utilizes reclaimed water and processes cars in/out within roughly
3-5 minutes. The facility will include the car wash building as well as 8 vacuuming stations.
Please see the proposed site plan(s) for considered options.
Respectfully,
Jonathan Ramos
President
Attachment 3
Page 48 of 69
Planning Permit Application
PROJECT NAME:
PROJECT ADDRESS/CROSS STREETS: AP NUMBER(S):
APPLICANT/AUTHORIZED AGENT: PHONE NO: FAX NO: E-MAIL ADDRESS:
APPLICANT/AUTHORIZED AGENT ADDRESS: CITY: STATE/ZIP:
PROPERTY OWNER IF OTHER THAN APPLICANT/AGENT: PHONE NO: FAX NO: E-MAIL ADDRESS:
PROPERTY OWNER ADDRESS IF OTHER THAN APPLICANT CITY: STATE/ZIP:
HAS YOUR PROJECT RECEIVED A PRELIMINARY REVIEW? YES NO
□AIRPORT LAND USE COMM.
DETERMINATION REFERRAL
100.0800.611.003
$ □REZONING – PLANNED DISTRICT
100.0800.611.001
$ □USE PERMIT – AMENDMENT
100.0400.449.001
$
□ANNEXATION
100.0800.611.001
$ □SITE DEVELOPMENT PERMIT –
AMENDMENT 100.0400.449.001
$ □USE PERMIT – MAJOR
100.0400.449.001
$
□ APPEAL
100.0400.449.001
$ □SITE DEVELOPMENT PERMIT –
MAJOR 100.0400.449.001
$ □USE PERMIT – MINOR
100.0400.449.001
$
□GENERAL PLAN AMENDMENT
100.0800.611.001
$ □SITE DEVELOPMENT PERMIT –
MINOR 100.0400.449.001
$ □VARIANCE – MAJOR
100.0400.449.001
$
□MURAL PERMIT
100.0400.449.001
$ □SPECIFIC/MASTER PLAN
100.0800.611.003
$ □VARIANCE – MINOR
100.0400.449.001
$
□PRE-DEVELOPMENT MEETING
100.0800.611.003
$ □MINOR SUBDIVISION/TENTATIVE
PARCEL MAP (4 OR FEWER LOTS)
100.0800.610.001
$ □ZONING AMENDMENT MAP OR
TEXT
100.0800.611.001
$
□STAFF RESEARCH (MORE THAN 1
HOUR)
10023100.41153
$ MAJOR SUBDIVISION/TENTATIVE
SUBDIVISION MAP
(5 OR MORE LOTS) 100.0800.610.001
$ □REZONING
100.0800.611.001
$
□LOT LINE ADJUSTMENT OR
MERGER
100.0800.610.001
$ □OTHER $ □OTHER $
COUNTY CEQA FILING FEE:
CHECK PAYABLE TO MENDOCINO CO.
$ MAJOR PERMIT DEPOSIT: $ FILING DATE:
COUNTY CEQA (NEG DEC) FEE:
CHECK PAYABLE TO MENDOCINO CO.
$ MINOR PERMIT FEE: $ TOTAL AMOUNT PAID: $
COUNTY CEQA (EIR) FEE:
CHECK PAYABLE TO MENDOCINO CO.
$ TOTAL FEE: $ RECEIPT NUMBER:
APPLICATION NUMBER(S):
Recommendation: Prior to submitting an application, discuss your project with Staff to discover what fees (sewer,
water, in-lieu park fees, traffic impact fees, etc.) may be required for your project. Also, ask about street tree
requirements, required sidewalk repairs, drainage issues, storm water mitigation requirements, frontage improvements,
etc.
Community Development Department
Planning Division
300 Seminary Ave., Ukiah CA 95482
Email: planning@cityofukiah.com
Web: www.cityofukiah.com
Phone: (707) 463 -6268
Fax: (707) 463-6204
003-140-49 & 003-140-05
$3,000 12/09/2022
#22-7956
Cost Recovery Cost Recovery.
Cost Recovery.
Page 49 of 69
Project Description
Please attach a written project description including summary of work (both interior and exterior for construction and
operation) and/or business proposed. The purpose of the project description is to assist Staff in understanding the
project. The project description will also be included in the Staff Report required to review (and ultimately approve or
deny) the planning permit. Providing complete information will help expedite the project review process and in
determining what additional information, if any, related to the project and required environmental review is required.
Environmental Review and Reports
Please be aware that projects are required to comply with the California Environmental Quality Act (CEQA). Projects
will be reviewed by Staff for compliance with CEQA and Staff will determine the appropriate CEQA document to prepare
for the project (exemption, negative declaration, etc.). In order to make this determination, specific reports (traffic,
arborist, soils, etc.) and or additional information may be required.
Use Information
Please provide the following information related to the use of the site and building:
Description of Building & Site
Parcel Size: Building Size: Number of Floors:
Use of Building (check all that apply) Description Square Footage Number of Units/Suites
□ Office (business/professional)
□ Office (medical/dental)
□ Retail
□ Light Industrial
□ Residential
□ Other:
Operating Characteristics
Days and Hours of Operation:
Number of Shifts: Days and Hours of Shifts:
Number of Employees/Shift:
Loading Facilities: □ Yes □ No Type/Vehicle Size:
Deliveries:
□ Yes □ No
Type: Number (day/week/month): Time(s) of Day:
Outdoor areas associated with
use? (check all that apply)
□ Yes □ No
Sales area:
□ Yes □ No
Square Footage:
Unloading of deliveries:
□ Yes □ No
Square Footage:
Storage:
□ Yes □ No
Square Footage:
Noise Generating Use? □ Yes □ No Description:
To Be Completed by Staff
General Plan Designation:
Zoning District:
Airport Land Use Designation:
City’s Architectural & Historic
Inventory:
□ YES □ NO
Age of Building: Demolition Policy:
Hillside:
□ YES □ NO
Flood Designation FIRM Map:
Flood Designation Floodway Map:
Tree Policies
General Plan Open Space Conservation
□ NO □ YES GOAL/POLICY #:
Community Forest Management Plan
□ NO □ YES GOAL/POLICY #:
Landscaping and Streetscape Design Guidelines
□ NO □ YES GUIDELINE #:
Commercial Development Design Guidelines
□ NO □ YES GUIDELINE #:
Tree Protection and Enhancement Policy
□ NO □ YES NOTES:
Tree Planting and Maintenance Policy
□ NO □ YES NOTES:
UCC: Street Tree Policy, Purpose and Intent
□ NO □ YES NOTES:
Other:
Notes
Community Commercial C-2 Heavy Commercial Zones 1, 1*, 2
Demolition Requested34 Years
0.2 Pct. Annual Flood N/A
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EMERGENCY
EXIT ONLYGARBAGE TRUCKONLYPage 54 of 69
C I V I L E N G I N E E R I N G
C I V I L E N G I N E E R I N G L A N D P L A N N I N G
M ELLESNUPage 55 of 69
EMERGENCYEXIT ONLYGARBA
G
E
T
R
U
C
K
ONLY
TREES QTY BOTANICAL / COMMON NAME CONT WUCOLS
5 Lagerstroemia indica 'Cherokee' / Cherokee Crape Myrtle 15 gal.Low
2 Ulmus parvifolia 'True Green' / True Green Lacebark Elm 15 gal.Moderate
SHRUBS QTY BOTANICAL / COMMON NAME CONT WUCOLS
12 Arctostaphylos densiflora 'Harmony' / Harmony Vine Hill Manzanita 5 gal.Low
111 Callistemon viminalis 'LJ1' TM / Better John Bottlebrush 5 gal.Low
178 Dianella revoluta 'DTN03' / Baby Bliss™ Flax Lily 5 gal.Low
30 Phormium x 'Dark Delight' / Dark Delight Purple Flax 5 gal.Low
15 Rhamnus californica 'Mound San Bruno' / Mound San Bruno Coffeeberry 5 gal.Low
72 Yucca x `Bright Star` / Variegated Spanish Dagger 5 gal.Low
VINES/ESPALLIERS QTY BOTANICAL / COMMON NAME CONT WUCOLS
8 Clematis armandii 'Apple Blossom' / Evergreen Clematis 5 gal.Moderate
4 Magnolia grandiflora 'Little Gem' / Espallier Little Gem Dwarf Southern Magnolia 15 gal.Moderate
GROUND COVERS QTY BOTANICAL / COMMON NAME CONT WUCOLS SPACING
41 Grevillea lanigera 'Mt. Tamboritha' / Mt. Tamboritha Woolly Grevillea 1 gal.Low 48" o.c.
27 Muhlenbergia rigens / Deer Grass 1 gal.Low 36" o.c.
53 Rosa x 'Novarospop' / Popcorn Drift® Groundcover Rose 1 gal.Low 36" o.c.
56 Rosmarinus officinalis 'Prostratus' / Dwarf Rosemary 1 gal.Low 48" o.c.
PLANT SCHEDULE
EXISTING TREE TO REMAIN
EXISTING PLANT LEGEND
EXISTING TREE TO BE REMOVED
8" SWEET GUM
VACUUM STALLS/
EQUIPMENT (TYP.)
8" SWEET GUM
12", 12", 12" SWEET GUM
12" SWEET GUM
12" SWEET GUM
12" SWEET GUM
HYDROZONE/PLANTING
DESCRIPTION
PLANT
FACTOR
(PF)
IRRIG.
METHOD
Maximum Applied Water Allowance (MAWA). MAWA= (ETo) (Conversion factor) ((ETAF)(Landscape Area)) + ((1-ETAF) x SLA)
(40.9) (.62) (.45 x 4,380) + (1-.45) X 0) =49,981 GALLONS
Estimated Total Water use (ETWU). ETWU= (ETo)) (Conversion factor) ((ETAF) (Area))
(40.9) (.62)(1,596)= 40,471 GALLONS
IRRIG.
EFFICIENCY
(IE)
ETAF
(PF/IE)
LANDSCAPE
AREA
(Sq. Ft.)
ETAF
x AREA
ESTIMATED TOTAL
WATER USE
(ETWU)
TOTALS (A)4,380 (B) 1,596
ETWU Total 40,471 GAL.
Total ETAF x Area
Total Area (A) 4,380
Average ETAF (B / A) .36
Water Efficient Landscape Worksheet (New Landscape areas)
Note:
1.Average ETAF for Regular Landscape
Areas must be below .55 for residential
areas and .45 for non-residential areas.
LOW WATER USE PLANTS
MEDIUM WATER USE PLANTS
REGULAR LANDSCAPE AREA
.3
.5
.81
.81
DRIP
DRIP
4,230
150
.37
.62
1,565
31
39,685 GAL.
786 GAL.
ETAF Calculations
Regular Landscape Areas
HIGH WATER USE PLANTS -------
GENERAL NOTES
1. All landscape planting areas shall receive a minimum 3" layer of organic wood chip
mulch top dressing.
2. A soils fertility analysis report and recommendations by a certified soils analysis laboratory
shall be completed prior to construction. Soil samples shall be collected after site rough
grading has been completed.
3. All trees, shrubs and groundcover shall be irrigated with a drip system, smart controller ,
weather sensor, etc.and shall meet City of Ukiah Water Efficient standards/regulations.
4. All new trees located within 7' of pavement or permanent structure shall have a root
barrier.
EXISTING TREE TO REMAIN
(TYP.)
EXISTING TREE TO BE REMOVED
(TYP.)
NEW MONUMENT SIGN
(ON MOUNDING)
LIGHT STANDARD
(TYPICAL)
STORM WATER TREATMENT AREA
(PLANTED WITH DEER GRASS)
TRUMPET VINES LOCATED AT WIRE
TRELLISES ON BUILDING. SEE
ARCHITECTURAL PLANS FOR TRELLIS
LOCATIONS AND DESIGN. (TYPICAL OF 4
LOCATIONS)
14" SWEET GUM
8", 8" SWEET GUM
14" SWEET GUM
CARWASH BUILDING
TALMAGE ROAD PERRY STREETSIDEWALKOFFSITE TREE
TRASH ENCLOSURE
(TO BE SCREENED WITH
SHRUBS AND ESPALIERS)
WALKWAY
DRIVEWAY
DRIVEWAY
PEDESTRIAN ACCESS
(B) 1,596
14" SWEET GUM
10" ELM
DRIVEWAY
DRIVEWAY
SMALL TREE TO BE PLANTED IN
FLIGHT ZONE #1 (TYP.)WALKWAYLARGE TREES TO BE REMOVED IN
DESIGNATED FLIGHT PATH ZONE #1
EXISTING SIDEWALK
EMPLOYEE PARKING
PROPERTY LINE (TYP.)
UTILITY ENCLOSURE
P.O. Box 2083
Petaluma CA 94952
707-280-8990
OliveStreetLandscape.com
rod@olivestreetlandscape.com
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11/4"=1'-0"PRELIMINARY FLOOR PLANPage 57 of 69
UNISEXTOILETNORTH BUILDING ELEVATION 4EAST BUILDING ELEVATION2SOUTH BUILDING ELEVATION1WEST BUILDING ELEVATION3Page 58 of 69
AeccDbCogoPo
int
(A
eccLan
d130)AeccDbCogoPoin
t
(Aecc
Land130
)AeccDbCogoPoint (AeccLand130)AeccDbCogoPoint (AeccLand130)AeccDbCogoPoint (AeccLand130)AeccDbCogoPoint (AeccLand130)EMERGENCYEXIT ONLYGARBAGE TRUCKONLYUNISEXTOILETSCALE: 1/4"=1'-0"SCALE: NTSSCALE: NTSSCALE: 1"=20'-0"Page 59 of 69
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PERRY STREETTA L M A G E R O A D
1*
1
2
C A SE :OW N E R :A P N :A P LC T:A G E N T :A D D R E S S :
µR 2 0 23 -0 0 0 4VariousVariousCounty o f M e n d oc i n o
S i m m e r l y R o a d , L ay to nv i l l e
1:300
0 2512.5 Feet
0 0.0040.002 Miles
Airport Zones 052021
ZONE
1
1*
2
I M AG E RY DAT E : 0 6 /2 0 2 1 MENDOCINO COUNTY PLANNING DEPARTMENT- 9/14/2023A E R I A L I M A G E RY & A I R P O RT Z O N E S
THIS MAP AND DATA ARE PROVIDED WITHOUT WARRANT Y OF ANY KIND.DO NOT USE THIS MAP TO DETERMINE LEGAL PROPERTY BOUNDARIES
Map produced by the Mendocino County Planning & Building Svcs. Dept., September 2023Coordinate System: NAD 83, Calif. State Plane Zone IIProjection: Lambert Conformal ConicParcel Data: Mendocino County Information Services, October, 2022Aerial Imagery: US Dept. of Agriculture/ArcGIS Online mosaicTopographic Data: USGS 7.5 minute quad series Mount Diablo Base & MeridianParcel numbers are for tax purposes only and do not represent legal or salable parcels.All spatial data is approximate. This map is not a substitute for a proper land survey.
Public Roads
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PROJECT REVIEW REFERRAL
Please provide comments by:
The City of Ukiah Community Development Department is soliciting input on the project described below for
use in the staff analysis, CEQA document, and public hearing documents. Please identify any questions you
have or missing information you need to complete your review, as well as suggested Conditions of Approval.
Please indicate whether you have comments and sign and date below. Return this Project Referral Form by the date
noted above to the Project Planner listed.
Name and Affiliation/Department (please print) _____________________________________________________
☐No Comment
☐Comments / Conditions of Approval Attached
Signature Date
TO:
City Water & Sewer Director Mendocino County Planning and Building
City Building Official Mendocino County Surveyor/Assessor
City Public Works Dept. Mendocino Transit Authority
Ukiah Valley Fire Authority US Army Corps of Engineers
Ukiah Police Department Regional Water Quality Control Board
City Manager's Office CA Dept. of Fish and Wildlife
City Electric Utility Dept. CA Dept. of Transportation
Ukiah Municipal Airport Operations Manager Sonoma State Northwest Information Center
Airport Land Use Commission AT & T
Mendocino County Air Quality PG & E (gas)
Mendocino County Environmental Health PG & E (Land Rights)
FROM PROJECT PLANNER:
PROJECT INFORMATION:
Project Name & Permit #:
Site Address & APN:
General Plan:
Zoning:
Airport Compatibility Zone:
Date Filed:
Resubmittal:
Date Referred:
Prev. Projects on Site (include file #)
Applicant/Agent Name:
Phone:
Email:
Project Summary:
Other:California Military Land Use Office
Attachment 4
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Comments / Conditions of Approval:
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