Loading...
HomeMy WebLinkAbout2025-09-25 DRB PacketPage 1 of 2 Design Review Board Regular Meeting AGENDA (to be held both at the physical and virtual locations below) Civic Center Conference Room 3 ♦ 300 Seminary Avenue ♦ Ukiah, CA 95482 To participate or view the virtual meeting, go to the following link: https://us06web.zoom.us/j/81047660551 Or you can call in using your telephone only: • Call (toll free) 1-888-788-0099 • Enter the Access Code: 810 4766 0551 • To Raise Hand enter *9 • To Speak after being recognized: enter *6 to unmute yourself Alternatively, you may view the meeting (without participating) by clicking on the name of the meeting at www.cityofukiah.com/meetings. September 25, 2025 - 3:00 PM The Design Review Board serves as an advisory body to City staff, Zoning Administrator, Planning Commission and City Council to make site design recommendations consistent with the City’s Design Review Guidelines. The Design Review Board works with staff and applicants to review proposed site development permit applications, planned development applications and precise development plans, and make recommendations concerning architecture, site design layout, landscaping, parking, signage, exterior lighting and other aspects of urban design to City staff, Zoning Administrator, Planning Commission and City Council as appropriate. The Design Review Board encourages applicants and/or their representatives to be available at the meeting to answer questions so that no agenda item need be deferred to a later date due to a lack of pertinent information. 1. CALL TO ORDER 2. ROLL CALL 3. CORRESPONDENCE 4. APPROVAL OF MINUTES 4.a. Approval of the March 27, 2025 - Regular Meeting Minutes Recommended Action: Approve the Regular Meeting Minutes of March 27, 2025 Attachments: Page 1 of 78 Page 2 of 2 1. 2025-03-27 Design Review Board Draft Minutes 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS The Design Review Board (DRB) welcomes input from the audience that is within the subject matter jurisdiction of the DRB . 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. 6. NEW BUSINESS 6.a. Evaluate a Minor Site Development Permit for a Remodel at 1201 Airport Park Boulevard (APN 180-080-41), Including Interior and Exterior Updates Within the Existing Building Footprint and Use of Previously Approved Signage for Continued Restaurant Use. Recommended Action: Staff requests that the Design Review Board (DRB) evaluate the project for consistency with zoning standards, land use objectives, and the discretionary Site Development Permit findings and provide a recommendation to the Zoning Administrator. Attachments: 1. Application Materials 7. MATTERS FROM THE COMMISSION 8. MATTERS FROM STAFF 9. ADJOURNMENT Please be advised that the Design Review Board (DRB) 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 DRB complies with ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon request. 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 Civic Center, located at 300 Seminary Ave., Ukiah, California, not less than 72 hours prior to the meeting set forth on this agenda. Kristine Lawler, City Clerk Posted: 9/18/25 Page 2 of 78 AGENDA ITEM 4a Page 1 of 3 CITY OF UKIAH DESIGN REVIEW BOARD MEETING MINUTES Regular Meeting CIVIC CENTER CONFERENCE ROOM #3 300 Seminary Avenue, Ukiah, CA 95482 Virtual Meeting Link: https://us06web.zoom.us/j/87803999530 March 27, 2025 5:00 p.m. 1. CALL TO ORDER The Design Review Board met at a Regular Meeting on March 27, 2025, having been legally noticed on March 24, 2025. The meeting was held in person and virtually at the following link: https://us06web.zoom.us/j/87803999530. Chair Liden called the meeting to order at 3:06 p.m. 2. ROLL CALL Roll was taken with the following Board Members Present: Lorena Akin (arriving at 3:29 p.m.), William Hawkes, Ronald J. Meaux, and Tom Liden. Absent by Prearrangement: Kali Gordon. Staff Present: Jesse Davis, Chief Planning Manager and Kristine Lawler, City Clerk. CHAIR LIDEN PRESIDING. 3. CORRESPONDENCE Jessie Davis stated that all correspondence had been distributed and posted online. 4. APPROVAL OF MINUTES a. Approval of the February 27, 2025 - Regular Meeting Minutes. Motion/Second: Hawkes/Meaux to approve the Regular Meeting Minutes of February 27, 2025. Motion carried by the following roll call votes: AYES: Hawkes, Meaux, and Liden. NOES: None. ABSENT: Akin and Gordon. ABSTAIN: None. 5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS No public comment was received. 6. NEW BUSINESS a. A Minor Site Development Permit at 105 Pomeroy Street (APN 002-247-02) to renovate and repurpose an existing commercial structure within its current footprint and utilization of its previously approved signage allowance for a continued restaurant use. The project includes the addition of a drive-through component, as permitted under Ukiah City Code (UCC) §9081, and in compliance with the off-street parking requirements of UCC §9198(D). Presenter: Jesse Davis, Chief Planning Manager. UK 105 Investments, LLC. (Applicant) Representative Comment: Greg Bardini, Public Hearing opened at 3:27 p.m. Public Comment: Pinky Kushner. Board Member Akin arrived at 3:29 p.m. Architect Comment: Brandon Petrunio, Brandon Petrunio & Associates, Inc.. Page 3 of 78 Design Review Board Minutes for March 27, 2025, Continued: Page 2 of 3 Public Hearing closed at 3:50 p.m. Landscape Architect Comment: Scott Meinert, Lingle Design Group, Inc. UK 105 Investments, LLC. (Applicant) Representative Comment: Victor Chiang. Motion/Second: Meaux/Hawkes to approve the following recommended conditions of approval and general recommendations to the Zoning Administrator for the site development permit at 105 Pomeroy Street (APN 002-247-02) [as summarized by Staff]:  A Final Sign Plan shall be submitted to and approved by the Community Development Director prior to the issuance of any building permit for illuminated signage. All signage shall comply with the applicable design and development standards of the Ukiah City Code and remain consistent with previous entitlements or approvals related to signage on the site.  In coordination with the City Engineer, the Applicant shall increase the landscaping area along the Pomeroy sidewalk frontage, as substitute for the otherwise required street trees.  As part of the northerly encroachment expansion for the drive-through lane, the applicant shall maintain the existing encroachment width through a combination of striping, landscaping and curb modifications while facilitating ADA compliance.  For parking lot trees, provide additional space for tree wells, resulting in an increased number of compact parking stalls  A general recommendation for the Zoning Administrator to consider additional reductions to the number of the parking stalls. Motion carried by the following roll call votes: AYES: Akin, Hawkes, Meaux, and Liden. NOES: None. ABSENT: Gordon. ABSTAIN: None. b. Discussion and Possible Nomination and Appointment of a Chair and Vice Chair of the Ukiah Design Review Board (DRB) for one (1) year. Presenters: Chair Liden and Jesse Davis, Chief Planning Manager. No public comment was received. Motion/Second: Liden/Meaux to nominate and appoint Lorena Akin for the new Chair and Kali Gordon for the new Vice Chair of the City of Ukiah Design Review Board for one (1) year. Motion carried by the following roll call votes: AYES: Akin, Hawkes, Meaux, and Liden. NOES: None. ABSENT: Gordon. ABSTAIN: None. 7. MATTERS FROM THE COMMISSION Presenter: Jesse Davis Chief Planning Manager. No public comment was received. 8. MATTERS FROM STAFF Presenter: Jesse Davis Chief Planning Manager. No public comment was received. Page 4 of 78 Design Review Board Minutes for March 27, 2025, Continued: Page 3 of 3 OUTGOING CHAIR LIDEN HANDED THE PROVERBIAL GAVEL TO INCOMING CHAIR AKIN. CHAIR AKIN PRESIDING 9. ADJOURNMENT There being no further business, the meeting adjourned at 4:35 p.m. ________________________________ Kristine Lawler, City Clerk Page 5 of 78 AGENDA ITEM NO. 6a Department of Community Development 300 Seminary Ave. Ukiah, CA 95482 planningdivision@cityofukiah.com TO: Design Review Board FROM: Katherine Schaefers, Planning Manager DATE: September 25, 2025 SUBJECT: Request for review and recommendation to the Zoning Administrator for a Minor Site Development Permit for a Remodel at 1201 Airport Park Boulevard (APN 180-080-41), Including Interior and Exterior Updates Within the Existing Building Footprint and Use of Previously Approved Signage for Continued Restaurant Use. File No. 25-000969; Permit No. PA25-000015. I. DESIGN REVIEW BOARD BACKGROUND The City of Ukiah Design Review Board (DRB) serves as an advisory body to the Zoning Administrator on Use and Site Development Permits. The Board represents a cross section of the community and a range of experience relevant to its functions, such as architecture, landscape architecture, building design, community, city planning, construction, engineering, historical or cultural preservation, and environmental planning. II. PROJECT SUMMARY Project Description: On August 18, 2025, the City of Ukiah received an application from Rodeo Builders (Peyman Kohanbash) for a proposed remodel at 1201 Airport Park Boulevard. The project introduces a dual-branded restaurant concept that would incorporate an IHOP into the existing Applebee’s. The applicant is proposing a minor remodel with no changes to the building’s footprint or seating layout. The planned updates are primarily cosmetic and include: • Additional signage for IHOP branding, specifically adding a new can to the monument sign. • No structural work proposed. • New flooring finish. • New paint and artwork. • New furniture, including booths, tables, and chairs. • New interior light fixtures (utilizing existing J-box connection). • New exterior awning colors. • New exterior paint. • An ADA Survey (to be conducted by the owner) for phase or immediate compliance. • Extension of the bar die wall and top. • Reconfiguration of existing kitchen equipment, with the existing hood remaining. • An ADA Survey is proposed, with plans for compliance with recommendations Project Background: The project site is currently developed with an existing 164-seat Applebee’s restaurant, Page 6 of 78 Design Review Board Staff Report Dual-Branded Restaurant – Applebee’s/IHOP - MiSDP 1201 Airport Park Blvd (APN 180-080-41) File No. 25-000969; Permit No. PA25-000015 originally constructed and approved under Major Use Permit No. 01-04 on May 23, 2001. Subsequently, the structure received approval from the City of Ukiah Zoning Administrator on October 20, 2011, for a Minor Site Development Permit (File No. 11-15-SDP-ZA) to allow exterior modifications including new signage and new awnings. Project Location: The ±0.95-acre project site (APN 180-080-41) is located at 1201 Airport Park Boulevard, lying at the corner of Airport Park Boulevard and Commerce Drive. The site is situated within a well- established commercially developed area characterized by an array of retail, restaurant, and visitor-serving businesses. Adjacent commercial enterprises include the Furniture Design Center, Michaels, and Staples. To the north, across Commerce Drive, is Walmart, and to the west, across Airport Park Boulevard, are Starbucks and other commercial establishments (See Table 1 below). TABLE 1: SURROUNDING USES AND ZONING Direction Zoning Use North PD-Commercial Commerce Drive, Walmart East PD-Commercial Parking Lot, Furniture Design Center, Michales, Staples South PD-Commercial Parking Lot West PD-Commercial Airport Park Blvd., Starbucks, Check into Cash III. PROJECT ANALYSIS The proposed Minor Site Development Permit for the remodel is evaluated against the planning framework established by the Ukiah 2040 General Plan, the Airport Industrial Park Planned Development (AIP-PD) Ordinance No. 1213, the Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP), the Ukiah City Code (UCC), and the 1992 Design Guidelines for projects outside of the Downtown Design District. General Plan Consistency: The project site falls under the Mixed Use: AIP-PD designation of the Ukiah 2040 General Plan, specifically within the Retail Commercial Designation. The General Plan encourages distinctive, high-quality commercial building design and site planning that aligns with Ukiah's character while promoting economic development. It also stresses that new developments should enhance the community’s visual appeal through site design, architecture, and landscaping. The proposed remodel of an existing restaurant aligns with the Retail Commercial designation, which permits restaurants (excluding drive-thru establishments) by Use Permit. This cosmetic renovation of the existing restaurant does not introduce a new or incompatible use, and as such, it remains fully consistent with the permitted land use under the General Plan. Airport Industrial Park Planned Development (AIP-PD) Consistency: The AIP-PD, adopted in 2021, provides the regulatory framework for development within the Airport Industrial Park, covering land uses, development standards, and design guidelines. The site is located in the Retail Commercial designation, which applies to approximately 52.3 acres Page 7 of 78 Design Review Board Staff Report Dual-Branded Restaurant – Applebee’s/IHOP - MiSDP 1201 Airport Park Blvd (APN 180-080-41) File No. 25-000969; Permit No. PA25-000015 south of Commerce Drive, bounded by Airport Park Boulevard on the west and Highway 101 on the east. Land Use The property's designation as Retail Commercial permits restaurants with a Use Permit. The proposed project is a cosmetic renovation for a continued restaurant use within the existing building, which is consistent with this permitted land use. Architectural Design Buildings situated along Airport Park Boulevard are subject to higher design and site planning standards due to their prominent visibility. Architectural facades are required to be designed to soften height, bulk, and mass. All four building elevations should incorporate architectural design requirements in a reasonable and feasible manner. The AIP-PD also dictates that dominant building colors be subdued and earth tone in nature, compatible with adjoining structures, and explicitly prohibits "strong or loud colors" as dominant hues. Exterior modifications to existing buildings are specifically required to be designed to complement and harmonize with the design of the existing structure and surrounding developments. The applicant’s exterior facade and sign plan demonstrate a predominantly neutral building color with brand-specific accents, discussed further below under the ‘Design Guidelines Consistency’ subsection. Signage The amount and type of signage should generally comply with the Ukiah City Code. The colors, materials, and lighting of all signs must be restrained and harmonious with the building and site. The amount of sign area proposed for the new signs, including the monument sign, is roughly 346.46 sf. Based on the AIP-PD, which defaults to the Ukiah City Code (UCC), the subject parcel is allowed to have 454 square feet of sign area on the Airport Park Boulevard frontage and 164.01 square feet on the Commerce Drive frontage. However, per the sign ordinance the total sign area for any frontage cannot exceed 500 square feet. The proposed signs included with this request are within the allowable sign area. Notably, the new monument sign area would remain the same (62.32 sq ft) and feature an Applebee’s/IHOP combination logo. During building permit review, finalized signage plans will again be evaluated for conformance with the City of Ukiah signage regulations. Of note on the initial sign plan submitted with this application, the red, illuminated outlining of the building is prohibited pursuant to UCC §3226(K). This design element will need to either be removed or modified to eliminate the illumination effect. Landscaping The AIP-PD mandates street trees and a meandering sidewalk along Airport Park Boulevard. A comprehensive landscape plan is required for review and approval as part of the Site Development Permit process. Landscaping standards generally align with Section "I" of the Ordinance. These standards include requirements for sufficient landscaped areas to screen structures and paved areas, specific coverage percentages (20% of gross parcel area, with 50% live plantings), tree placement in parking lots for canopy coverage, and the use of drought- resistant, native species. Landscaping was analyzed under the 2011 Site Development Approval and the 2001 Use Permit Approval. Back when these approvals were granted, the relevant governing document regarding landscaping for airport compatibility was the 1996 Mendocino County Airport Comprehensive Land Use Plan (MCACLUP), alongside other applicable City of Ukiah zoning and development standards in effect at those specific times. As Page 8 of 78 Design Review Board Staff Report Dual-Branded Restaurant – Applebee’s/IHOP - MiSDP 1201 Airport Park Blvd (APN 180-080-41) File No. 25-000969; Permit No. PA25-000015 there are no proposed changes to landscaping with this remodel, the existing landscaping elements of the project are considered an "Existing Land Use" under the Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP). Therefore, the existing landscaping is not required to be updated to comply with the current AIP-PD landscaping standards for this minor remodel, remaining consistent with its original approval. Parking and Access The project's existing parking and access provisions were originally established and approved under the 2001 Major Use Permit. At the time of this approval, parking and access standards would have been governed by the Ukiah City Code in effect along with the 1996 MCACLUP. Since no changes to parking or access are proposed as part of this minor remodel, and the project is contained within the existing building footprint and seating configuration, the existing facilities retain their status as an “Existing Land Use". Therefore, the project is not required to be brought into full compliance with the current AIP-PD parking and access standards for this minor remodel, remaining consistent with its original approvals. Outdoor Storage and Service Areas The proposed project is not making changes to outdoor storage or service areas. Similar to the above sections, the project's existing outdoor storage and service areas would also have been designed and approved under the 2001 Major Use Permit. As there are no proposed changes to these elements with this remodel, the existing outdoor storage and service areas would also retain their status as an "Existing Land Use" under the Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP). Pedestrian Orientation The AIP-PD mandates pedestrian walkways that directly and safely link parking areas with building entrances, off-site transportation facilities, established sidewalks, and adjacent public rights-of-way. A 5-foot wide meandering sidewalk within the required front setback along Airport Park Boulevard is also required and is currently existing. The remodel does not propose changes to existing pedestrian connections, and connections approved under the 2001 Use Permit will continue to apply to the project. Lighting In the AIP-PD, exterior lighting must be subdued, low wattage, and designed to enhance building aesthetics and provide safety/security. It is prohibited from spilling out, creating glare on adjoining properties, or being directed towards the night sky. Tall lighting fixtures for large areas are not allowed. The existing exterior lighting is considered an existing use and is not required to be brought into full compliance with the current AIP-PD standards for this minor remodel. New interior light fixtures, and some exterior signage elements are proposed with illumination, and finalized signage/lighting plans will be evaluated for compliance with AIP-PD and electrical regulation compliance during building permit review. Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP) consistency: The project site is situated within Airport Compatibility Zone 6. All development within the Airport Industrial Park must comply with the Federal Aviation Administration (FAA) side slope criteria, Page 9 of 78 Design Review Board Staff Report Dual-Branded Restaurant – Applebee’s/IHOP - MiSDP 1201 Airport Park Blvd (APN 180-080-41) File No. 25-000969; Permit No. PA25-000015 density requirements, and all other applicable provisions of the Ukiah Airport Master Plan and the UKIALUCP. The UKIALUCP classifies "Eating/Drinking Establishments" as "Normally Compatible" in Zone 6. While overflight policies in Zone 6 primarily focus on notification (e.g., Recorded Overflight Notification for residential projects and Airport Proximity Disclosure for real estate transactions) rather than development restrictions, the project must ensure no new visual hazards (e.g., confusing or bright lights, glare, smoke/steam) or increased wildlife attraction inconsistent with FAA rules are introduced. As far as lighting, this means that while existing lighting is grandfathered, any new lighting (even if interior but visible externally) or changes that introduce such hazards could warrant specific review for airport compatibility. Finalized project lighting will be reviewed during the Building Permit process for adherence to Ukiah City Code and UKIALUCP compatibility. Ukiah City Code (UCC) Consistency: Development standards not explicitly addressed by the AIP-PD regulations defer to those specified in Chapter 2 (Zoning), Division 9 of the Ukiah City Code. This includes general signage regulations and parking requirements. The proposed signage, as analyzed, falls within both UCC and AIP-PD limits Design Guidelines Consistency: The City of Ukiah adopted Design Guidelines in 1992, which serve as a bridge between the goals in the General Plan and the requirements of the Zoning Code. These Design Guidelines are applicable to all commercial development outside the existing Downtown Design District. Analysis sections on signage, exterior lighting, outdoor service and storage areas, landscaping, parking and pedestrian orientation may be found under the ‘Airport Industrial Park Planned Development (AIP-PD) Consistency’ subsection above. Additional design categories not specifically discussed below are represented in the Table 2 Checklist. Purpose and Intent The guidelines aim to implement the goals and policies of the Community Design Element of the General Plan and to provide design guidelines and criteria for commercial development to enhance community character and overall attractiveness. The project, as a remodel for continued restaurant use, and stated design intent for a "cohesive design that would integrate each brands colors, and branding elements" would be evaluated towards the goal of high-quality design. Building Materials The guidelines encourage the use of wood, stucco, masonry, brick, stone, and tile, while discouraging metal. Acceptable materials should create compatibility with design guidelines, the building, and adjoining buildings. The project is not proposing changes to existing building materials, but is proposes new exterior paint and awning colors. Exterior Paint & Awnings The guidelines specify that dominant building colors must be subdued and earth-toned; strong or loud colors would not be permitted as primary colors. The proposed new exterior paint and awning colors must adhere to this. The applicant’s exterior facade and sign plan, demonstrate a predominantly neutral building color (Sherwin Williams’ “Snowbound” and “Rare Gray”) with brand-specific blue and red accents. Awning colors will be “re-skinned” from “Applebee’s Red” to an “IHOP Blue”. The Page 10 of 78 Design Review Board Staff Report Dual-Branded Restaurant – Applebee’s/IHOP - MiSDP 1201 Airport Park Blvd (APN 180-080-41) File No. 25-000969; Permit No. PA25-000015 proposed colors are consistent with other exterior paint colors on surrounding properties. Specifically, they are similar and will complement the adjacent Walmart and Staples. Checklist The Design Guidelines for projects outside the Downtown Design District are evaluated in their entirety for conformance with the associated Project Review Checklist below: TABLE 2 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 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 Page 11 of 78 Design Review Board Staff Report Dual-Branded Restaurant – Applebee’s/IHOP - MiSDP 1201 Airport Park Blvd (APN 180-080-41) File No. 25-000969; Permit No. PA25-000015 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). 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 Page 12 of 78 Design Review Board Staff Report Dual-Branded Restaurant – Applebee’s/IHOP - MiSDP 1201 Airport Park Blvd (APN 180-080-41) File No. 25-000969; Permit No. PA25-000015 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). III. SITE DEVELOPMENT PERMIT FINDINGS Pursuant to Zoning Ordinance Section 9261(b), a Minor Site Development Permit was determined as the appropriate level of review. Given that the remodel primarily consists of interior and exterior cosmetic updates within the existing building envelope and does not involve significant structural changes or an expansion of the building's size, it falls under the purview of a minor site modification. This scope distinguishing it from projects deemed "major" which typically involve new construction on vacant parcels, large additions/expansions, or substantial amendments that increase impacts like traffic or noise. Below, Table 3 shows the specific findings that are required before the Site Development Permit can be approved along with staff consistency analysis: Table 3: Project Consistency - Site Development Permit Findings Site Development Permit Findings Staff Analysis The proposal is consistent with the goals, objectives, and policies of the City General Plan. The project site is designated Mixed Use: Airport Industrial Park Planned Development (AIP-PD), Retail Commercial Designation under the Ukiah 2040 General Plan. The proposed minor remodel continues an existing restaurant use (Applebee's/IHOP dual brand) within the existing building footprint and seating layout. Restaurants are permitted uses within the Retail Commercial designation with a Use Permit. The project's continued use and cosmetic upgrades are consistent with the General Plan's objectives for commercial development in this area. The existing restaurant use was originally approved under Major Use Permit No. 01-04 on May 23, 2001, and subsequent exterior modifications were approved under Minor Site Development Permit No. 11-15-SDP-ZA on October 20, 2011. Furthermore, the Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP), an implementing plan for the General Plan, classifies Page 13 of 78 Design Review Board Staff Report Dual-Branded Restaurant – Applebee’s/IHOP - MiSDP 1201 Airport Park Blvd (APN 180-080-41) File No. 25-000969; Permit No. PA25-000015 "Eating/Drinking Establishments" as "Conditional" in Compatibility Zone 6 (where the project is located), indicating compatibility if certain conditions are met. As a remodel of an existing, approved use, the project maintains this consistency. The location, size, and intensity of the proposed project will not create a hazardous or inconvenient vehicular or pedestrian traffic pattern. The project is a cosmetic remodel within the existing building footprint and use, with no changes to the seating layout (remaining a 164-seat restaurant). No changes to the existing off-street parking areas, site access, or pedestrian orientation are proposed. The project's location, size, and intensity of use (as measured by the number of people per acre, or "Intensity" for non-residential uses, as defined in UKIALUCP) are not increasing from their previously approved state. The existing vehicular and pedestrian traffic patterns were established and evaluated during the 2001 Major Use Permit approval and remained unchanged and found compliant during the 2011 Minor Site Development Permit approval process. The Ukiah 2040 General Plan's Mobility Element advocates for multi-modal mobility and access, and the existing patterns were deemed consistent with these broader goals at the time of their establishment. Since the project will not alter the traffic-generating characteristics or circulation, it will not create any new or increased hazardous or inconvenient vehicular or pedestrian traffic patterns. 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. The project proposes no changes to the existing off- street parking areas or site access. The current parking and access facilities were initially established and approved under the 2001 Major Use Permit. These existing facilities are considered an “Existing Land Use" and will not create any new hazardous or inconvenient conditions related to parking or traffic. 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. The project involves no proposed changes to the existing landscaping on the site. The current landscaping was established and approved as part of the 2001 Major Use Permit and found to be consistent with the uses allowed in the Retail Commercial designation of the Airport Industrial Park Planned Development as part of the 2011 Minor Site Development Permit (Finding 2). As an "Existing Land Use," the landscaping is deemed consistent with its prior approvals. 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 The project involves a cosmetic remodel within the existing building footprint and use. There are no proposed changes to the building's height, bulk, or mass. Consequently, the project will not restrict or Page 14 of 78 Design Review Board Staff Report Dual-Branded Restaurant – Applebee’s/IHOP - MiSDP 1201 Airport Park Blvd (APN 180-080-41) File No. 25-000969; Permit No. PA25-000015 development or use of buildings in the neighborhood or impair the value thereof. cut out light and air on the property or in the surrounding neighborhood. The proposed interior remodeling, new exterior paint, and new exterior awning colors are aesthetic upgrades intended to enhance the building's appearance, contributing to the value and character of the commercially developed area 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 site is located within a commercial area, with no immediate adjacent residential zoning districts that would experience a substantial detrimental impact. The proposed development will not excessively damage or destroy natural features, including trees, shrubs, creeks, and the natural grade of the site. The project can be characterized as a cosmetic renovation and no site grading or disturbance to natural features is proposed. The remodel is entirely contained within the existing building footprint and involves no changes to landscaping. Therefore, the project will not cause excessive damage or destruction to any natural features, trees, shrubs, creeks, or the natural grade of the site. 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. The remodel introduces a dual-branded IHOP/Applebee's concept through cosmetic updates, including new exterior paint, new exterior awning colors, and additional signage for IHOP branding. The applicant's design team proposes to create a "cohesive design that would integrate each brands colors, and branding elements in a way they each complement each other, and transition smoothly from one side of the building to the other." This effort to integrate two distinct brands and refresh the exterior finishes demonstrates an intent to enhance the architectural variety and articulation, moving away from a monotonous or uninteresting appearance. This aligns with the City of Ukiah’s Design Guidelines for Commercial Projects Outside the Downtown Design District (See Table 2 above), which encourage projects that exhibit variety and distinctiveness and achieve visually cohesive, compatible and complementary buildings. IV. ENVIRONMENTAL DOCUMENTATION The proposed project is subject to the California Environmental Quality Act (CEQA) and qualifies for a Categorical Exemption under CEQA Guidelines, Article 19, Class 1, Section 15301 (Existing Facilities) (a). This exemption is applicable to minor interior or exterior alterations of existing structures within an urbanized area. The project involves cosmetic renovations of an existing commercial structure for continued restaurant use, with no change to the building’s footprint and no site grading or disturbance to natural features proposed. Page 15 of 78 Design Review Board Staff Report Dual-Branded Restaurant – Applebee’s/IHOP - MiSDP 1201 Airport Park Blvd (APN 180-080-41) File No. 25-000969; Permit No. PA25-000015 Additionally, the project is consistent with existing zoning and planning regulations, including the 2040 General Plan, Ukiah City Code requirements, and other relevant local policies, aligning with the City’s established land-use activities for the site. Upon review, it has been determined that the project will not impact sensitive environmental resources, such as habitats for endangered species, geologically sensitive areas, or sites of historical or archaeological importance. V. STAFF REQUEST Staff requests that the Design Review Board (DRB) evaluate the project for consistency with zoning standards, land use objectives, and the discretionary Site Development Permit findings conveyed above, and provide a recommendation to the Zoning Administrator. ATTACHMENTS 1. Application Materials: Project Description; Plot Plan, Sign Plan, Demolition Plan, Existing and Proposed Floor/Ceiling Plans, Architectural Details & Elevations; Prior Project Approvals Page 16 of 78 AUTHORIZED AGENT I,______________________________________________ , owner authorize _____________________________ to act on my behalf for this project and I have read and agree with all of the above. (Application must be signed by owner). PROPERTY OWNER SIGNATURE DATE I, _______________________________________________, am the owner /  authorized agent of the property for which the development is proposed. The above information and attached documents are true and accurate to the best of my knowledge. I have read and agree with all of the above. I hereby authorize employees of the City of Ukiah, the City’s authorized agents, and persons with review or decision making authority for the project to enter upon the subject property, as necessary, to inspect the premises, post notices, and process this application. I understand that conditions of approval may be placed on my project by the city of Ukiah and it is my responsibility to fully understand the conditions and ask questions about them before action is taken on my planning permit. OWNER / AUTHORIZED AGENT DATE INDEMNIFICATION AGREEMENT As part of this application, the applicant agrees to defend, indemnify, and hold harmless the City of Ukiah, its agents, officers, council members, employees, boards, commissions or Council from any claim, action or proceeding brought against any of the foregoing n individuals or entities, the purpose of which is to attack, set aside, void, or annul any approval of the application or related decision, or the adoption or certification of any environmental documents or negative declaration which relates to its approval. This indemnification shall include, but is not limited to, all damages, costs, expenses, attorney fees or expert witness fees that may be awarded to the prevailing party arising out of it or in connection with the approval of the application or related decision, whether or not there is concurrent, passive, or active negligence on the part of the City, its agents, officers, council members, employees, boards, commissions of Council. If for any reason, any portion of this indemnification agreement is held to be void or unenforceable by a court of competent jurisdiction, the remainder of the agreement shall remain in full force and effect. The City of Ukiah shall have the right to appear and defend its interests in any action through its City Attorney or outside counsel. The applicant shall not be required to reimburse the City for attorney’s fees incurred by the City Attorney of the City’s outside counsel if the City chooses to appear and defend itself in the litigatio n. I have read and agree to all of the above.  PROPERTY OWNER / AUTHORIZED AGENT (PLEASE PRINT NAME)  PROPERTY OWNER / AUTHORIZED AGENT DATE (SIGNATURE) Revised 09/03/2019 Siyavoush Soleimani Peyman Kohanbash 08/18/2025 Siyavoush Soleimani 08/18/2025 Siyavoush Soleimani 08/18/2025 ATTACHMENT 1 Page 17 of 78 Here you go: We are working on planning our Dual Brands Upgrades to our existing Applebee's in Ukiah, CA. Our brand is in the very exciting stage of delivering a Dual Brands Concept that combines our iconic concepts IHOP and Applebee's under one roof. While we are proposing a MINOR REMODEL it is important that we can deliver our design intent in order to stay true to the branding elements that make each concept recognizable in every household. Our Design & Architecture team, worked very hard on a cohesive design that would integrate each brands colors, and branding elements in a way they each complement each other, and transition smoothly from one side of the building to the other. It is important to us that we can in fact deliver this design intent. Applebee's adding IHOP - Minor Remodel Scope of Work Includes: • ADA Survey (By Owner) - phase or immediate compliance • No structural work • New finish of floor • Paint walls / new artwork • New furniture - booths, tables, chairs • Building footprint and seating configuration remains the same • Bar die wall and top extension • New interior light fixtures - same J-box connection • Exterior awnings to new color • New exterior paint • Additional signage for IHOP branding - adding a new can to monument/pole sign • FS equipment - existing hood remains the same with equipment reconfigured Page 18 of 78 Page 19 of 78 Page 20 of 78 Page 21 of 78 Page 22 of 78 Page 23 of 78 Page 24 of 78 6.25 ft 3.27 ft 20.43 Sqft Right Side Specs Page 25 of 78 7.72 ft 3.53 ft 27.25 Sqft Right Side Specs Page 26 of 78 4.22 ft 8.04 ft 33.92 Sqft Page 27 of 78 8.74 ft 4 ft 34.96 sqft Page 28 of 78 6.01 ft 13.11 ft 78.79 Sqft Page 29 of 78 Page 30 of 78 EXIT EXIT EXITEXIT 1 ARCHITECTURAL 1 LIST OF CONTACTS 1FLOOR PLAN 1/4"=1'-0" OWNER CONTACT SITE LOCATION MAP GENERAL PROJECT NOTESSYMBOL LEGEND DEFERRED SUBMITTAL APPLEBEE'S/IHOP RESTAURANT APPLEBEE'S-IHOP DUAL BRAND RESTAURANT SHEET TITLE: SHEET NUMBER: COVER SHEET T1.0 1201 AIRPORT PARK BLVD. UKIAH, CA 95482 SHEET INDEX: ARCHITECTURAL: 08.18.2025 DATE DESCRIPTION CLIENT: APPLE AB ENTERPRISES, INC. 7006 SUNSET BLVD. HOLLYWOOD, CA 90028 www.yourihop.com PROJECT NUMBER: IHF25018 AP P L E B E E ' S - I H O P UK I A H , C A 12 0 1 A I R P O R T P A R K B L V D . UK I A H , C A 9 5 4 8 2 AP P L E B E E ' S A B E N T E R P R I S E S , I N C . 70 0 6 S U N S E T B L V D . HO L L Y W O O D , C A 9 0 0 2 8 DATE DESCRIPTIONDATEDESCRIPTION PHONE: 972.870.1288 E-MAIL: ksterling@fusion-ae.com ARCHITECT: DAVID SCOTT WINDLE, AIA IRVING, TX 75063 6201 CAMPUS CIRCLE DRIVE E ISSUE FOR PERMIT NO. C 19513 LI C E N S E D A RCHIT E C T S T A TE OF C A L I F O R N IA DA V I D S C O T T WIN D L E REN ______6.30.25 08.18.25 ISSUE FOR PERMIT EXISTING ACCESSIBILITY NOTE CODE INFORMATION SCOPE OF WORK BUILDING SQUARE FOOTAGE RESTROOM REQUIREMENTS OCCUPANCY LOAD CALCULATION REQUIRED EXITS Page 31 of 78 1DEMOLITION PLAN 1/4"=1'-0" 08.18.2025 DATE DESCRIPTION CLIENT: PROJECT NUMBER: IHF25018 AP P L E B E E ' S - I H O P UK I A H , C A 12 0 1 A I R P O R T P A R K B L V D . UK I A H , C A 9 5 4 8 2 AP P L E B E E ' S A B E N T E R P R I S E S , I N C . 70 0 6 S U N S E T B L V D . HO L L Y W O O D , C A 9 0 0 2 8 DATE DESCRIPTIONDATEDESCRIPTION PHONE: 972.870.1288 E-MAIL: ksterling@fusion-ae.com ARCHITECT: DAVID SCOTT WINDLE, AIA IRVING, TX 75063 6201 CAMPUS CIRCLE DRIVE E ISSUE FOR PERMIT NO. C 19513 LI C E N S E D A RCHIT E C T S T A TE OF C A L I F O R NIA DA V I D S C O T T WIN D L E REN ______6.30.25 08.18.25 ISSUE FOR PERMIT SHEET TITLE: SHEET NUMBER: DEMOLITION FLOOR PLAN D.1 KEYNOTES Page 32 of 78 EX I T EXIT EX I T EX I T 1DEMOLITION CEILING PLAN 1/4"=1'-0" 08.18.2025 DATE DESCRIPTION CLIENT: PROJECT NUMBER: IHF25018 AP P L E B E E ' S - I H O P UK I A H , C A 12 0 1 A I R P O R T P A R K B L V D . UK I A H , C A 9 5 4 8 2 AP P L E B E E ' S A B E N T E R P R I S E S , I N C . 70 0 6 S U N S E T B L V D . HO L L Y W O O D , C A 9 0 0 2 8 DATE DESCRIPTIONDATEDESCRIPTION PHONE: 972.870.1288 E-MAIL: ksterling@fusion-ae.com ARCHITECT: DAVID SCOTT WINDLE, AIA IRVING, TX 75063 6201 CAMPUS CIRCLE DRIVE E ISSUE FOR PERMIT NO. C 19513 LI C E N S E D A RCHIT E C T S T A TE OF C A L I F O R NIA DA V I D S C O T T WIN D L E REN ______6.30.25 08.18.25 ISSUE FOR PERMIT SHEET TITLE: SHEET NUMBER: DEMOLITION CEILING PLAN D.2 KEYNOTES Page 33 of 78 WAIT DINING WOMEN MEN OFFICE HOSTVESTIBULE DINING APPLEBEE'S APPLEBEE'S BAR DINING IHOP 18B 18A 1NOTED FLOOR PLAN 1/4"=1'-0" 08.18.2025 DATE DESCRIPTION CLIENT: APPLE AB ENTERPRISES, INC. 7006 SUNSET BLVD. HOLLYWOOD, CA 90028 www.yourihop.com PROJECT NUMBER: IHF25018 AP P L E B E E ' S - I H O P UK I A H , C A 12 0 1 A I R P O R T P A R K B L V D . UK I A H , C A 9 5 4 8 2 AP P L E B E E ' S A B E N T E R P R I S E S , I N C . 70 0 6 S U N S E T B L V D . HO L L Y W O O D , C A 9 0 0 2 8 DATE DESCRIPTIONDATEDESCRIPTION PHONE: 972.870.1288 E-MAIL: ksterling@fusion-ae.com ARCHITECT: DAVID SCOTT WINDLE, AIA IRVING, TX 75063 6201 CAMPUS CIRCLE DRIVE E ISSUE FOR PERMIT NO. C 19513 LI C E N S E D A RCHIT E C T S T A TE OF C A L I F O R NIA DA V I D S C O T T WIN D L E REN ______6.30.25 08.18.25 ISSUE FOR PERMIT SHEET TITLE: SHEET NUMBER: NOTED FLOOR PLAN A1.1 DECOR SCHEDULE: GENERAL NOTES KEY NOTES: SCHEDULE LEGEND FLOOR BASE TRANSITION STRIPS WAINSCOT AND WALLS INTERIOR PAINT MISC. INTERIOR FURNITURE/MILLWORK FINISHESPLAN NORTH N Page 34 of 78 WAIT DINING WOMEN MEN OFFICE HOST VESTIBULE DINING APPLEBEE'S APPLEBEE'S BAR DINING IHOP 1FINISH FLOOR PLAN 1/4"=1'-0" 08.18.2025 DATE DESCRIPTION CLIENT: APPLE AB ENTERPRISES, INC. 7006 SUNSET BLVD. HOLLYWOOD, CA 90028 www.yourihop.com PROJECT NUMBER: IHF25018 AP P L E B E E ' S - I H O P UK I A H , C A 12 0 1 A I R P O R T P A R K B L V D . UK I A H , C A 9 5 4 8 2 AP P L E B E E ' S A B E N T E R P R I S E S , I N C . 70 0 6 S U N S E T B L V D . HO L L Y W O O D , C A 9 0 0 2 8 DATE DESCRIPTIONDATEDESCRIPTION PHONE: 972.870.1288 E-MAIL: ksterling@fusion-ae.com ARCHITECT: DAVID SCOTT WINDLE, AIA IRVING, TX 75063 6201 CAMPUS CIRCLE DRIVE E ISSUE FOR PERMIT NO. C 19513 LI C E N S E D A RCHIT E C T S T A TE OF C A L I F O R NIA DA V I D S C O T T WIN D L E REN ______6.30.25 08.18.25 ISSUE FOR PERMIT SHEET TITLE: SHEET NUMBER: FINISH FLOOR PLAN A1.3 GENERAL NOTES KEY NOTES: FLOOR FINISH LEGEND SCHEDULE LEGEND FLOOR BASE TRANSITION STRIPS WAINSCOT AND WALLS INTERIOR PAINT PLAN NORTH N MISC. INTERIOR FURNITURE/MILLWORK FINISHES Page 35 of 78 EX I T EXIT EX I T EX I T LIGHTING LEGEND INDOOR L-3 L-8 L-16 L-17 L-9 L-22 OUTDOOR WALL SCONCE L-1 L-25 L-24 GOOSENECK FIXTURE RED LED STRIP UP/DOWN EXTERIOR WALL SCONCE COLOR: BRONZE SUPPLIER: WAC Lighting MODEL: WS-W54614-BZ-2T WALL FIXTURE VINTAGE BARN WHITE FINISH (IHOP TERRACE) BLACK FINISH (TO GO ENTRANCE) SUPPLIER: RESTORATION HARDWARE OR SIMILAR RED 3000ºK IP65 DECORATIVE GARLAND LIGHT AMERICAN LIGHTING TYPE: SHATTER RESISTANT STRING LIGHT COLOR: COLOR CHANGING MODEL NO: CLP-LS2-MS-24-48-BK CITY LIGHTING DECORATIVE MIRROR LAMP CANARM LIGHTING BATHROOM VANITY 4 LAMP MODEL NO: IVL752A04BKW CITY LIGHTING CITY LIGHTINGDECORATIVE CORD MOUNT PENDANT HI-LITE MANUFACTURING CUSTOM PENDANT MODEL NO: H-CLPIHGRWDL1 CITY LIGHTINGDECORATIVE CORD MOUNT PENDANT HI-LITE MANUFACTURING CUSTOM PENDANT MODEL NO: H-CLPIHSHGRDL2 CITY LIGHTINGRECESSED DOWNLIGHT ELITE LED LIGHTING 6" DOWNLIGHT MODEL NO: LD6IC-AT-DIMTR-120-RL664-900L-DIMTR- 120-27K-90-W-WH TRACK AND TRACK HEADS CITY LIGHTINGWAC LIGHTING BLACK TRACK HEADS MODEL NO: HTK-720-BK L-23 TAPE LIGHT CITY LIGHTINGGM LIGHTING 3W/FT. MODEL NO: LTR-P-3.0W-30K-16 VENDORMANUF/MODELLIGHT TYPETAGSYMBOL L-10 CITY LIGHTINGDECORATIVE CORD MOUNT PENDANT HI-LITE MANUFACTURING CUSTOM PENDANT MODEL NO: H-CLPAPRIG CAGE LIGHT DIMMABLE; COLOR: BLACK L-11 CITY LIGHTINGDECORATIVE CORD MOUNT RED DRUM PENDANT PRENTALUX PRLX-ETO-144580 ABOVE HOST STAND L-27 LED LINEAR FIXTURE BARTCO BC8816 4-50-RNW-R-L-A-WBR- SN-ESS-MODGLARE RESTAURANT LIGHTING CONCEPTS L-26 CITY LIGHTINGDAMP RATED RECESSED DOWNLIGHT APOGEE LIGHTING 6" DOWNLIGHT MODEL NO: IP65D-6-30-18-STD PROVIDE 'EM' OPTION AT ENTRY DOOR E-EX DIRECTIONAL EXIT SIGNEXIT EXISTING TO REMAIN E-EL EMERGENCY LIGHTING EXISTING TO REMAIN 1NOTED REFLECTED CEILING PLAN 1/4"=1'-0" 08.18.2025 DATE DESCRIPTION CLIENT: APPLE AB ENTERPRISES, INC. 7006 SUNSET BLVD. HOLLYWOOD, CA 90028 www.yourihop.com PROJECT NUMBER: IHF25018 AP P L E B E E ' S - I H O P UK I A H , C A 12 0 1 A I R P O R T P A R K B L V D . UK I A H , C A 9 5 4 8 2 AP P L E B E E ' S A B E N T E R P R I S E S , I N C . 70 0 6 S U N S E T B L V D . HO L L Y W O O D , C A 9 0 0 2 8 DATE DESCRIPTIONDATEDESCRIPTION PHONE: 972.870.1288 E-MAIL: ksterling@fusion-ae.com ARCHITECT: DAVID SCOTT WINDLE, AIA IRVING, TX 75063 6201 CAMPUS CIRCLE DRIVE E ISSUE FOR PERMIT NO. C 19513 LI C E N S E D A RCHIT E C T S T A TE OF C A L I F O R NIA DA V I D S C O T T WIN D L E REN ______6.30.25 08.18.25 ISSUE FOR PERMIT SHEET TITLE: SHEET NUMBER: NOTED REFLECTED CEILING PLAN A1.4 KEY NOTES: FINISH SCHEDULE INTERIOR PAINT CEILING GENERAL NOTES Page 36 of 78 Welcome Back! 08.18.2025 DATE DESCRIPTION CLIENT: APPLE AB ENTERPRISES, INC. 7006 SUNSET BLVD. HOLLYWOOD, CA 90028 www.yourihop.com PROJECT NUMBER: IHF25018 AP P L E B E E ' S - I H O P UK I A H , C A 12 0 1 A I R P O R T P A R K B L V D . UK I A H , C A 9 5 4 8 2 AP P L E B E E ' S A B E N T E R P R I S E S , I N C . 70 0 6 S U N S E T B L V D . HO L L Y W O O D , C A 9 0 0 2 8 DATE DESCRIPTIONDATEDESCRIPTION PHONE: 972.870.1288 E-MAIL: ksterling@fusion-ae.com ARCHITECT: DAVID SCOTT WINDLE, AIA IRVING, TX 75063 6201 CAMPUS CIRCLE DRIVE E ISSUE FOR PERMIT NO. C 19513 LI C E N S E D A RCHIT E C T S T A TE OF C A L I F O R N IA DA V I D S C O T T WIN D L E REN ______6.30.25 08.18.25 ISSUE FOR PERMIT 1SOUTH ELEVATION 3/16"=1'-0" 3EAST ELEVATION 3/16"=1'-0" KEY NOTES SHEET TITLE: SHEET NUMBER: EXTERIOR ELEVATIONS A2.0 EXTERIOR FINISHES FINISH SCHEDULE 4SOUTH ELEVATION 3/16"=1'-0" 2WEST ELEVATION 3/16"=1'-0" SIGNAGE SCHEDULE Page 37 of 78 !!!Major Towns & Places Highways Major Roads !!! !!! U k i a h Ta l m a g e US 101 S H 2 5 3 SH 222 OrrSpringsRo ad LowGap Road Sources: Esri, HERE, DeLorme, increment P Corp., NPS, NRCan, OrdnanceSurvey, © OpenStreetMap contributors, USGS, NGA, NASA, CGIAR, NRobinson, NCEAS, NLS, OS, NMA, Geodatastyrelsen, Rijkswaterstaat, GSA,Geoland, FEMA, Intermap and the GIS user communityE E E E E E E E EEE E E E EE E E E E EE E E E E E E E E E l k U k i a h P h i l o C o v e l o A l b i o n L e g g e t t W i l l i t s N a v a r r o H o p l a n d G u a l a l a W e s t p o r t C o m p t c h e C a l p e l l a M e n d o c i n o B o o n v i l l e Yo r k v i l l e F o r t B r a g g L a y t o n v i l l e P o i n t A r e n a P o t t e r Va l l e y C A SE :O W N E R :A P N :A P L C T:A G EN T:A D D R ESS: A P P H O P 2 C A L L C180-0 8 0 -4 1 1 2 0 1 A i r p o r t P a r k B lvd. THIS MAP AND DATA ARE PROVIDED WITHOUT WARRANTY OF ANY KIND.DO NOT USE THIS MAP TO DETERMINE LEGAL PROPERTY BOUNDARIES SU BJECT PARC EL µ0 5,6002,800 Feet 0 10.5 Miles1:63,360 L O C AT I O N Page 38 of 78 Highways (2017) Public Roads Railroads U S 1 0 1 A I R P O R T R O A D A I R P O R T P A R K B O U L E V A R D C O M M E R C E D R I V E H A S T I N G S F R O N T A G E R O A D H A S T I N G S A V ENUE N o r t h w e s t e r n P a c i f i c R a i l r o a d Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community,Source: Esri, Maxar, Earthstar Geographics, IGN, and the GIS User Community C A SE :O W N E R :A P N :A P L C T:A G EN T:A D D R ESS: A P P H O P 2 C A L L C180-0 8 0 -4 1 1 2 0 1 A i r p o r t P a r k B lvd. THIS MAP AND DATA ARE PROVIDED WITHOUT WARRANTY OF ANY KIND.DO NOT USE THIS MAP TO DETERMINE LEGAL PROPERTY BOUNDARIES µ0 270135 Feet 0 0.0450.0225 Miles1:3,000 A E R I A L I M A G E R Y Page 39 of 78 Assessors Parcels PD PF M C1 C1 C2 C1 R2C2 C A SE :O W N E R :A P N :A P L C T:A G EN T:A D D R ESS: A P P H O P 2 C A L L C180-0 8 0 -4 1 1 2 0 1 A i r p o r t P a r k B lvd. THIS MAP AND DATA ARE PROVIDED WITHOUT WARRANTY OF ANY KIND.DO NOT USE THIS MAP TO DETERMINE LEGAL PROPERTY BOUNDARIES µ0 360180 Feet 0 0.060.03 Miles1:4,000 Z O N I N G Page 40 of 78 Assessors Parcels 1 2 3 5 6 6 1 2 3 5 5 C A SE :O W N E R :A P N :A P L C T:A G EN T:A D D R ESS: A P P H O P 2 C A L L C180-0 8 0 -4 1 1 2 0 1 A i r p o r t P a r k B lvd. THIS MAP AND DATA ARE PROVIDED WITHOUT WARRANTY OF ANY KIND.DO NOT USE THIS MAP TO DETERMINE LEGAL PROPERTY BOUNDARIES µ0 360180 Feet 0 0.060.03 Miles1:4,000 A I R P O RT Z O N E S Page 41 of 78 Public Roads A I R P O R T P A R K B O U L E V A R D Source: Esri, Maxar, Earthstar Geographics, and the GIS User Community,Source: Esri, Maxar, Earthstar Geographics, IGN, and the GIS User Community C A SE :O W N E R :A P N :A P L C T:A G EN T:A D D R ESS: A P P H O P 2 C A L L C180-0 8 0 -4 1 1 2 0 1 A i r p o r t P a r k B lvd. THIS MAP AND DATA ARE PROVIDED WITHOUT WARRANTY OF ANY KIND.DO NOT USE THIS MAP TO DETERMINE LEGAL PROPERTY BOUNDARIES µ0 4020 Feet 0 0.0070.0035 Miles1:453.64 A E R I A L I M A G E R Y Page 42 of 78 Assessors Parcels 180-030-RW 0 A± 180-070-38WAL MART REAL ESTATE BUSIN13.44 A± 180-080-52R1 UKIAH LLC2.18 A± 180-080-51REDWOOD BUSINESS PARK OF U5.04 A± 180-080-73DANNA MICHAEL ANTHO NY 5/81.58 A± 180-080-53REDWOOD BUSINESS PARK OF U1.88 A± 180-080-88UKIAH APB LLC1.15 A± 180-080-41WONG SUCCTTEE CECILE R1 A± 180-070-241180 AIR PORT PARK BLVD LLC1.02 A± 180-080-72AKHIL HOSPITALITY LLC1.38 A± 180-080-81GUILLON-PETERSON ENTERPRIS1.22 A± 180-080-54MURNER TTEE G INGER RENEE1.28 A± 180-080-89UKIAH APB LLC0.67 A± 180-070-41S AND K INNS O F AMERICA INC0 A± 180-080-80GUILLON PETERSON ENTERPRIS0.5 A± C A SE :O W N E R :A P N :A P L C T:A G EN T:A D D R ESS: A P P H O P 2 C A L L C180-0 8 0 -4 1 1 2 0 1 A i r p o r t P a r k B lvd. THIS MAP AND DATA ARE PROVIDED WITHOUT WARRANTY OF ANY KIND.DO NOT USE THIS MAP TO DETERMINE LEGAL PROPERTY BOUNDARIES µ0 11055 Feet 0 0.020.01 Miles1:1,250 A D J A C E N T P A R C E L S Page 43 of 78 Page 44 of 78 Page 45 of 78 Page 46 of 78 Page 47 of 78 Page 48 of 78 Page 49 of 78 Page 50 of 78 Page 51 of 78 Page 52 of 78 Page 53 of 78 Page 54 of 78 Page 55 of 78 Page 56 of 78 Page 57 of 78 Page 58 of 78 Page 59 of 78 Page 60 of 78 Page 61 of 78 Page 62 of 78 Page 63 of 78 Page 64 of 78 Page 65 of 78 Updated document presented at meeting Page 66 of 78 Page 67 of 78 Page 68 of 78 Page 69 of 78 Page 70 of 78 Page 71 of 78 6.25 ft 3.27 ft 20.43 Sqft Right Side Specs Page 72 of 78 7.72 ft 3.53 ft 27.25 Sqft Right Side Specs Page 73 of 78 4.22 ft 8.04 ft 33.92 Sqft Page 74 of 78 8.74 ft 4 ft 34.96 sqft Page 75 of 78 6.01 ft 13.11 ft 78.79 Sqft Page 76 of 78 Page 77 of 78 Page 78 of 78