HomeMy WebLinkAbout2025-08-27 PC PacketPage 1 of 2
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 or view the virtual meeting, go to the following link: https://us06web.zoom.us/j/83128884939
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• Call (toll free) 1-888-788-0099
• Enter the Access Code: 831 2888 4939
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Alternatively, you may view the meeting (without participating) by clicking on the name of the meeting at
www.cityofukiah.com/meetings.
August 27, 2025 - 5:15 PM
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE
4. AB 2449 NOTIFICATIONS AND CONSIDERATIONS
5. APPROVAL OF MINUTES
5.a. Approval of the Minutes of August 13, 2025, a Regular Meeting.
Recommended Action: Approve the Minutes of August 13, 2025, a Regular Meeting.
Attachments:
1. 2025-08-13 PC Draft Minutes
6. 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 appears and states 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 [date].
7. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
The Planning Commission welcomes input from the audience. If there is a matter of business on the agenda that you are
interested in, you may address the Planning Commission when this matter is considered. If you wish to speak on a matter that
is not on this agenda that is within the subject matter jurisdiction of the Planning Commission, you may do so at this time. In
order for everyone to be heard, please limit your comments to three (3) minutes per person and not more than ten (10) minutes
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per subject. The Brown Act regulations do not allow action to be taken on audience comments in which the subject is not listed
on the agenda.
8. SITE VISIT VERIFICATION
9. VERIFICATION OF NOTICE
10. PLANNING COMMISSIONERS REPORT
11. DIRECTOR'S REPORT
11.a. Receive Community Development Director's Report.
Recommended Action: Receive Community Development Director's August 2025 Report and
discuss questions with Staff.
Attachments:
1. Planning Division Projects Report - 08-05-25
12. CONSENT CALENDAR
The following items listed are considered routine and will be enacted by a single motion and roll call vote by the Planning
Commission. Items may be removed from the Consent Calendar upon request of a Commissioner or a citizen in which even
the item will be considered at the completion of all other items on the agenda. The motion by the Commission on the Consent
Calendar will approve and make findings in accordance with Administrative Staff and/or the Commission recommendations.
13. UNFINISHED BUSINESS
14. NEW BUSINESS
14.a. Planning Commission Training: An Overview of Recently Approved Discretionary Projects and
Discussion with Staff (414 East Perkins Street; 105 Pomeroy Street; 162 Talmage Road).
Recommended Action: Receive training presentation on recently approved discretionary projects
and discuss questions with Staff.
Attachments:
1. 414 Ea Perkins St - Planning Commission Staff Report
2. 105 Pomeroy St - Zoning Administrator Staff Report & Site Plan(s)
3. 162 Talmage Rd - Planning Commission Staff Report & Site Plan(s)
15. ADJOURNMENT
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 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.
Kristine Lawler, City Clerk
Dated: 8/21/25
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Agenda Item 5a.
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CITY OF UKIAH
PLANNING COMMISSION MINUTES
REGULAR MEETING
Civic Center Council Chamber ♦ 300 Seminary Avenue ♦ Ukiah, CA 95482
Virtual Meeting Link: https://us06web.zoom.us/j/83128884939
August 13, 2025
5:15 p.m.
1. CALL TO ORDER
The City of Ukiah Planning Commission held a Regular Meeting on August 13, 2025. The meeting was
legally noticed on August 7, 2025. The meeting was held in person and at the following virtual link:
https://us06web.zoom.us/j/83128884939. Vice Chair Hilliker called the meeting to order at 5:15 p.m.
VICE CHAIR HILLIKER PRESIDING
2. ROLL CALL
Roll was taken with the following Commissioners Present: Jacob Brown, Delvery Montano, Rick
Johnson, and Mark Hilliker. Commissioner Absent: Alex de Grassi. Staff Present: Craig Schlatter,
Community Development Director; Jesse Davis, Chief Planning Manager; and Kristine Lawler, City
Clerk.
3. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was led by Commissioner Johnson.
4. AB 2449 NOTIFICATIONS AND CONSIDERATIONS
No notifications or considerations received.
5. APPROVAL OF MINUTES
a. Approval of the Minutes of July 23, 2025, a Regular Meeting.
Motion/Second: Johnson/Montano to approve the minutes of the July 23, 2025, a Regular Meeting,
as submitted. Motion carried by the following Roll Call votes: AYES: Montano, Johnson, and Hilliker.
NOES: None. ABSENT: de Grassi. ABSTAIN: Brown.
6. APPEAL PROCESS
Vice Chair Hilliker stated the appeals deadline date is August 25, 2025.
7. COMMENTS FROM THE AUDIENCE ON NON-AGENDA ITEMS
No public comment was received.
Clerk noted that there was no public presence online.
8. SITE VISIT VERIFICATION
No site visit was necessary.
9. VERIFICATION OF NOTICE
Vice Chair Hilliker noted that the agenda was properly noticed.
10. PLANNING COMMISSIONERS' REPORTS
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Minutes of the Ukiah Planning Commission August 13, 2025, Continued:
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Presenters: Commissioner Johnson and Vice Chair Hilliker.
11. DIRECTOR’S REPORT
Presenters: Craig Schlatter, Community Development Director and Jesse Davis, Chief
Planning Manager.
Public Comment: Pinky Kushner.
Report was received.
12. CONSENT CALENDAR
No items on the Consent Calendar.
13. UNFINISHED BUSINESS
No items on Unfinished Business.
14. NEW BUSINESS
a. Receive New Planning Commissioner Orientation Presentation and Discuss Questions with
Staff.
Presenter: Craig Schlatter, Community Development Director.
Public Comment: Pinky Kushner.
Presentation was received.
15. ADJOURNMENT
There being no further business, the meeting adjourned at 7:26 p.m.
____________________________
Kristine Lawler, City Clerk
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Agenda Item No: 11.a.
MEETING DATE/TIME: 8/27/2025
ITEM NO: 2025-940
AGENDA SUMMARY REPORT
SUBJECT: Receive Community Development Director's Report.
DEPARTMENT: Community
Development PREPARED BY: Craig Schlatter, Community Development Director
PRESENTER: Craig Schlatter, AICP
ATTACHMENTS:
1. Planning Division Projects Report - 08-05-25
Summary: Planning Commission will receive the Community Development Director's Report and discuss
questions with Staff.
Background: Director's Reports are bi-monthly oral reports given by the Community Development Director on
the status of projects, primarily within 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 2040 General Plan programs and projects, and
updates related to the activities of other divisions of the Department.
Discussion: This report is expected to provide updates in the following areas:
• August 2025 Planning Division Projects Report (Attachment 1)
o This is a monthly report produced on the first of each month. The August 2025 report and
previous monthly reports are located on the Planning Division Services webpage, under
"Current Planning Reports": https://cityofukiah.com/community-development/planning-services.
• Any updates since the previous Director's report at the Planning Commission's meeting on August 13,
2025, will be provided verbally during the meeting.
Recommended Action: Receive Community Development Director's August 2025 Report and discuss
questions with Staff.
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Permit #Site Address Date
Submitted Summary of Project Status
17-3069 1294 N. State St. 7/11/23
Resubmitted Major Use Permit and Site Development Permit to allow for
construction of two retail suites (including one drive-through), within the
Community Commercial (C1) zoning district at the "Old Tackroom" location.
Original submittal 9/13/17; initial DRB evaluation on January 25, 2018.
Incomplete/awaiting applicant response. Design Review Board
(DRB) hearing: 04/25/24 and recommended Approval to
Planning Commission (PC). On 03/04/25, applicant revised
application and plan materials were submitted to the attention
of staff.
PA24-000020/21 534 E. Perkins St.12/23/24
Major Site Development Permit of APN 002-200-43 within the Pear Tree Center,
approximately 150 feet west of the E. Perkins St./S. Orchard Ave. intersection.
The proposal includes the construction of a ±1,700 sq. ft. Starbucks retail,
operating as carry-out and drive-through only, with no interior dining, and a total
gross building area, including the outdoor canopy, of approximately 2,885 sq. ft.
Incomplete/awaiting applicant response. Received revised
project scope request to eliminate the subdivision
consideration on 01/23/25.
PA25-000013 1244 S State St.7/29/25
Major Use Permit for an Outdoor Sales Establishment longer than 30 days in
the Heavy Commercial (C-2) zoning district. The proposal includes a seasonal
food truck (6 months or less) in the parking lot of the premises
Initial Application Review.
City of Ukiah
Submitted Planning Applications
8/5/2025
Page 1 of 5
ATTACHMENT 1
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General Plan
Element
Implementation
Program Date Due Description Status / Comments
Land Use E - Zoning Code
Amendments 12/31/2025
Zoning districts and map consistency with the 2040 Land Use diagram.
This Ordinance Amendment will facilitate the creation of an Open
Space (O-S) zoning designation, as envisioned in the Ukiah 2040
General Plan. The designation seeks to preserve and manage areas of
significant natural value, such as wildlife habitats, riparian corridors,
creeks, and scenic resources, while supporting community resilience
and sustainable land use practices.
Staff has incorporated Planning
Commission (PC) comments from first
meeting. Final draft to be presented to
PC for approval in August or
Semptember of 2025.
Land Use E - Zoning Code
Amendments 12/31/2025
Zoning amendment to establish a consistent program for new signage,
streamlining the application process and implementing design
standards. This Ordinance Amendment addresses goals related to
lighting, community character, and consistency across zoning
designations, focusing on reducing poor signage that detracts from the
built environment.
Completed. Updated sign ordinance
adopted by City Council (CC) on 6/4/25
and will be effective 7/4/25.
Land Use E - Zoning Code
Amendments 12/31/2025 The City shall amend the Zoning Code to addres the following topics:
Downtown Zoning Code and Design Guidelines
In progress. Commissioner Hilliker
selected by PC to provide input to
Downtown Zoning Code City Council Ad
Hoc Committee. Committee will likely
meet in August 2025.
Environment &
Sustainability
H - Cultural and Historic
Registry 12/31/2025 The City shall update the list of cultural and historic resources worthy of
nomination to state or national preservation lists.
In progress but will be deferred until after
the historic preservation ordinance is
developed and adopted.
City of Ukiah
2040 General Plan Implementation - Status
8/5/2025
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General Plan
Element
Implementation
Program Date Due Description Status / Comments
Environment &
Sustainability
I - Historic Preservation
Ordinance 12/31/2030
The City shall adopt a Historic Archaeological Preservation Ordinance
to review permanent changes to the exterior or setting of designated
historic or impacts to Archaeological resources. Among other topics,
the Ordinance should address the following: archaeological resource
impact avoidance, new development in historicallysensitive
neighborhood, compatibility of energy conservation retrofitting, design
review standards for new structures replacing demolished historic
structures, and requirements for preservation of records and artifacts
from demolished historic structures.
In progress. Community Workshop #1 is
tentatively scheduled for August 7, 2025
to collect input towards the development
of an historic preservation ordinance.
Environment &
Sustainability
M - Adopt a Municipal
Climate Action Plan
(CAP)
12/31/2025
A Climate Action Plan (CAP) and a Climate Adaptation & Resilience
Strategy (CARS) are currently being prepared. Together, the CAP and
CARS will establish a strategic roadmap for how the City will reduce
greenhouse gas emissions, prepare for climate hazards, & build a more
resilient community.
Completed. Climate Action Plan
adopted by the City Council at a Public
Hearing on 05/21/25.
Economic
Development
A - Economic
Development Strategy 12/31/2025
The City shall prepare, adopt, and regularly update an Economic
Development Strategy, which shall be used as an operational guide to
implement the economic development goals and policies of the General
Plan.
Economic Development Strategy
currently deferred until the City's
reorganization application is further
progressed.
Agriculture E - Reduce Regulation
for Local Agriculture 12/31/2025
Ordinance Amendment to bring consistency to create a new
Administrative Use Permit (AUP) process in the City of Ukiah’s Zoning
Code. The new process would allow certain low-impact uses, which are
currently subject to a public hearing, to be reviewed and approved by
City staff if they meet specific standards. The ordinance also introduces
detailed criteria for uses such as noncommercial animal keeping,
outdoor sales, community gardens, live entertainment, and specialty
food and beverage tastings. The goal is to simplify the review process
for qualifying projects while maintaining protections for neighbors and
the surrounding community.
Zoning Reform Ad Hoc Committee met
to discuss the ordinance on 07/23/25.
City Council Introduction and Public
Hearing scheduled for 08/20/25.
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General Plan
Element
Implementation
Program Date Due Description Status / Comments
Housing Element
3c - Explore other
policies and regulations
that facilitate new infill
housing development
3d - Facilitate
improvements to permit
processing to
streamline housing
development
Completed/Ongoing
An ordinance amending the Ukiah City Code in response to comments
from the California Department of Housing and Community
Development (HCD). This ordinance updates the City’s zoning
regulations to implement state law requirements for Accessory Dwelling
Units (ADUs) and Junior Accessory Dwelling Units (JADUs) pursuant to
Government Code Section 65852.2, establishing and expanding
ministerial allowances. The ordinance also amends, removes, and adds
regulations in response to written findings issued by HCD on April 24,
2025.
Zoning Reform Ad Hoc Committee met
to discuss the ordinance on 07/23/25.
City Council Introduction and Public
Hearing scheduled for 08/20/25.
Agriculture
Element, Land
Use Element
C - Align Agricultural
Standards Completed/Ongoing
Align City Agricultural Standards with those of Mendocino County; and
Development Pattern LU-7, to ensure the orderly and timely growth and
expansion of the City.
Planning Commission hearing held
06/11/25, wherein the Item was
continued to a Date Certain of 06/25/25.
The Item was further continued to a Date
Uncertain to ensure adequate
information is provided to
Commissioners and the public.
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Permit #Site Address Approved Date Summary of Project Comments
LLA25-
000004 660/680 N. State St.5/30/25
Commercial Lot Line Adjustment (LLA) involving two parcels: 660 (Parcel
1) and 680 (Parcel 2) North State Street. As shown on the Tentative Map,
the gravel parking area is being shifted from Parcel 2 to Parcel 1. No new
development is proposed or associated with this request. Following the
adjustment, Parcel 1 will increase in size by approximately 1,675 square
feet, and Parcel 2 will decrease by the same amount.
City Engineer Approved: 06/30/25
City of Ukiah
Recently (Within Previous 90 Days) Approved Projects
8/5/2025
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Agenda Item No: 14.a.
MEETING DATE/TIME: 8/27/2025
ITEM NO: 2025-933
AGENDA SUMMARY REPORT
SUBJECT: Planning Commission Training: An Overview of Recently Approved Discretionary Projects and
Discussion with Staff (414 East Perkins Street; 105 Pomeroy Street; 162 Talmage Road).
DEPARTMENT: Community
Development PREPARED BY: Jesse Davis, Chief Planning Manager
PRESENTER: Jesse Davis, AICP
ATTACHMENTS:
1. 414 Ea Perkins St - Planning Commission Staff Report
2. 105 Pomeroy St - Zoning Administrator Staff Report & Site Plan(s)
3. 162 Talmage Rd - Planning Commission Staff Report & Site Plan(s)
Summary: Planning Commission will receive training that summarizes recently approved discretionary
projects and discuss related questions with Staff.
Background: This item has been scheduled to provide an overview of recently approved discretionary
projects and allow the Planning Commission an opportunity to discuss questions with Staff. Staff scheduled
this training after hearing questions from Planning Commissioners about how project analysis is approached
by Staff and the roles of Commissioners and Staff during public hearings and reviews of projects. The training
presentation is intended to reinforce the Planning Commission’s quasi-judicial responsibilities by showing how
local planning policies are implemented through actual project review.
The Planning Commission plays a vital role in shaping the physical and functional character of the city through
its oversight of major discretionary land use decisions. Commissioners are responsible for interpreting and
applying adopted plans, zoning regulations, and policy frameworks to individual projects, ensuring that private
development aligns with the broader public interest. This role requires not only an understanding of the rules,
but also a recognition of how land-use decisions are shaped by the applicability of regulations, compromise,
and community values.
Unlike cities experiencing gentrification or those undergoing rapid new land development, planning in Ukiah
often centers on redevelopment, adaptive reuse, and infill. The Commission must consider how to support
economic development and community well-being but within the constraints of existing infrastructure, older
building stock, and at times, disjointed or overlapping regulations.
To support the Commission’s understanding of these planning issues pertinent to Ukiah, Staff have selected
three recently approved discretionary projects to present as case studies. Each project demonstrates how
specific regulatory frameworks were applied in practice, including the Downtown Zoning Code, the Ukiah
Municipal Airport Land Use Compatibility Plan, and the role of the Zoning Administrator. Selected projects
highlight the practical application of key tools and the Commission’s role in making consistent, equitable, and
actionable land use decisions.
Discussion: Project #1 - 414 East Perkins - Downtown Zoning Code: On October 6, 2024, Redwood
Credit Union submitted an application to renovate and reuse the legal nonconforming structure at 414 East
Perkins Street. Although the proposed use was functionally identical to the prior use (Savings Bank of
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Mendocino County, Pear Tree), the project required discretionary review due to its location within the
Downtown Zoning Code (DZC) area, the structure’s nonconforming status, and the applicant’s intent to
reactivate the drive-through facility. The applicant sought a Minor Use Permit under Ukiah City Code Section
9231.14(C)(3) for voluntary modifications to the nonconforming structure, as well as a Major Site Development
Permit to allow continued drive-through operations pursuant to DZC Tables 3, 9, and 27.
The proposal included interior and exterior renovations, installation of walk-up ATMs, a detached trash
enclosure, roof replacement, expanded landscaping, and enhanced pedestrian connectivity to the adjacent
commercial center. The structure’s footprint remained unchanged, although additional improvements to
pedestrian circulation were incorporated in response to Planning Commission feedback. The project
underscored a policy tension in the DZC, which both encourages preservation of existing buildings and
discourages auto-centric uses.
Additional considerations complicated the review. A private deed restriction tied to a former owner prohibited
reuse of the building by another financial institution. The applicant’s desire to retain features such as vehicular
drop-offs and drive-through service required careful balancing of the DZC with practical reuse of the site,
particularly after an unsuccessful attempt to establish a similar facility at 101 South Main Street.
Attachment 1 - Planning Commission Staff Report (File No. 24-000015) and Site Plan
Project #2 - 105 Pomeroy - Zoning Administrator: On March 10, 2025, UK 105 Investments, LLC, applied to
renovate and reuse the existing commercial building at 105 Pomeroy Street. The building, constructed in 1969
and previously operated as a formula restaurant (Denny’s), was proposed for continued use as an Eating and
Drinking Establishment with a new tenant, Habit Burger & Grill, and the addition of a drive-through. The
request was consistent with Ukiah City Code Section 9081 (Allowed Uses in C1) and Section 9198(D) (Off-
Street Parking and Drive Through).
The project retained the existing 3,100 square foot building footprint and introduced site and building
improvements, including a drive-through, updated façade, expanded landscaping, revised vehicle circulation,
new signage, and reduced parking. Because the request did not involve demolition, a change in use, or a
significant expansion, it qualified for review as a Minor Site Development Permit under Section 9263(A). Had
the project involved demolition, expansion of more than 150 square feet, or a new use type, it would have
required a Major Site Development Permit and Planning Commission review.
The Zoning Administrator (ZA) reviewed the application as authorized under the Ukiah City Code to act on
specific land use requests that qualify for minor discretionary review. The ZA ensures consistency with zoning
standards while allowing projects that do not require Planning Commission oversight to move forward more
efficiently. This process reduces costs, shortens timelines, and ensures compliance with adopted policy.
The project site remains zoned Community Commercial (C1), which accommodates a wide range of
commercial uses, including eating and drinking establishments. Under UCC §9081, such uses were allowed
by right, regardless of restaurant type (e.g., quick-service, sit-down dining, formula restaurant). However, the
inclusion of a drive-through required compliance with additional standards under UCC §9198(D), which
regulated queuing, off-street parking, and circulation to reduce conflicts with surrounding uses. The inclusion
of a drive-through in a C-1 does not by itself require discretionary review in the C1, unlike the DZC.
Although the project’s zoning and use were consistent with the C1 district, the ZA addressed concerns from
stakeholders, including CALTRANS, related to circulation, visibility, and signage along Pomeroy Street. With
Design Review Board input, the project received approval within 45 days. This case demonstrated how
administrative review can facilitate the efficient reuse of existing commercial buildings while ensuring
consistency with adopted standards.
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Attachment 2 – Zoning Administrator Staff Report & Site Plan(s)
Project #3 - 162 Talmage Road - Ukiah Municipal Airport Land Use Compatibility Plan: On January 10,
2024, the Planning Commission approved a Major Amendment to a previously granted Major Site
Development Permit (MaSDP #22-7956) for redevelopment of a car wash facility at 162 Talmage Road. The
project involved demolition of the ±2,857 square foot car wash constructed in 1988 and construction of a
±2,313 square foot automated tunnel car wash. Associated site improvements included vacuum stations,
updated signage, circulation revisions, and landscaping. Car washes are an allowed use within the Heavy
Commercial (C2) zoning district.
Although the replacement facility was functionally similar, the project required discretionary review due to its
location within the Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP) Zones 1, 1*, and 2. Staff
and the City Attorney determined the project could not qualify as an “Existing Land Use” eligible for
nonconforming protections because demolition was a substantial part of the request. Instead, redevelopment
standards of the UKIALUCP applied. This interpretation aligned with earlier correspondence regarding the
change in compatibility zones that restricted redevelopment of the site.
In October 2023, the applicant submitted a revised site plan relocating the car wash facility into Zone 2 of the
UKIALUCP. Within Zone 2, car washes are conditionally compatible and subject to discretionary review.
Adjustments to building placement, signage height, tunnel length, and circulation were incorporated to bring
the proposal into compliance.
The Planning Commission approved the amendment with conditions, acknowledging the applicant’s
operational needs while ensuring conformance with zoning regulations and the UKIALUCP. The UKIALUCP,
adopted under the California State Aeronautics Act and overseen locally by the Mendocino County Airport
Land Use Commission (ALUC), sets policies to protect public safety, minimize noise, prevent hazards to flight,
and preserve long-term airport operations.
Attachment 3 - Planning Commission Staff Report & Site Plan(s)
Recommended Action: Receive training presentation on recently approved discretionary projects and
discuss questions with Staff.
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AGENDA ITEM NO. 14A
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Planning Commission | Staff Report
Major Site Development Permit & Minor Use Permit
414 East Perkins Street
File No.: 24-000015
1
DATE: December 11, 2024
TO: Planning Commission
FROM: Jesse Davis, Chief Planning Manager
SUBJECT: Consideration of a Minor Use Permit for voluntary modifications to an existing
structure per Ukiah City Code Section 9231.14(C)(3) to facilitate its reuse for
'Financial Services', as well as a Major Site Development Permit to utilize the
existing drive-through facility in accordance with the Downtown Zoning Code
(DZC) at 414 Ea Perkins Street, Ukiah, CA; APN 002-200-35; File No. 24-000015.
SUMMARY
OWNER: Kevin Nguyen, TTTE
APPLICANT & AGENT: Redwood Credit Union (Tony Hildesheim); Axia Architects
(Doug Hilberman)
LOCATION: 414 Ea Perkins Street, Ukiah, CA; APN 002-200-35
TOTAL ACREAGE: ±0.69 acres
GENERAL PLAN: Downtown Core (DC)
ZONING DISTRICT: Downtown Zoning Code (Urban Center)
ENVIRONMENTAL
DETERMINATION:
Categorical Exemption, pursuant to CEQA Guidelines Article
19, Section 15301(a), Existing Facilities
RECOMMENDATION: Conditional Approval, based on the Findings in Attachment 1
and Conditions of Approval in Attachment 2.
PROJECT LOCATION & EXISTING CONDITIONS
The ±0.69-acre project site (APN 002-200-36) is located north of East Perkins Street,
approximately 1,000 feet west of U.S. Highway 101. It is adjacent to the Pear Tree Center, an
existing commercial shopping area, as well as a vacant parcel to the west, which has remained
unimproved since 2009, when a fire destroyed the associated restaurant. The subject parcel
features a vacant single-story, ±4,400 square foot structure, as well as an open parking lot
containing ±27 off-street parking spaces, based on the current striping layout. Previously, this
subject structure was used for ‘Financial Services’ and features a multi-lane drive-through ATM
and banking facility. The building was intentionally designed at a 30-degree angle to Perkins
Street, with the drive-up banking facility screened from the public right of way. The building is ±28
feet in height with a trombe wall for internal air circulation and glass windows oriented for passive
solar heating.
Access to the parcel is primarily provided via an existing encroachment from East Perkins Street,
but the property also includes a 24’ wide driveway to the Pear Tree Center along its northern
property line.
Attachment 1
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Planning Commission | Staff Report
Major Site Development Permit & Minor Use Permit
414 Ea Perkins Street
File No.: 24-000015
2
BACKGROUND
In June 1981, Site Development Application No. 81-25 (81-87) was approved and conditioned by
the Ukiah Planning Commission. After approximately a year of deliberation and modifications, the
approved design featured a wooden building with a tile roof, intended to complement the adjacent
Pear Tree Center while maintaining a distinct commercial identity. The existing nonconforming
commercial structure was completed in 1982 under building permit #669 (Attachment 3).
From 1982 to 2016, the structure and parcel served as a branch of a local financial services
company (Savings Bank of Mendocino County – Pear Tree Center). Since branch closure in 2016,
the property has remained vacant. While originally well-maintained, the structure and property
have increasingly fallen into a state of disrepair. In 2022, windows of the facility and glass doors
were boarded to prevent vandalism, and in 2023 temporary fencing was installed around alcoves
and entrances to prevent trespass and loitering. Since 2019, the landscaping associated with the
property has become increasingly overgrown, and maintenance or care provided has been
sporadic, resulting in an unkempt appearance that detracts from the visual appeal of the site and
its surrounding area/commercial corridor.
Under Ukiah City Code Article 18 (Downtown Zoning Code), the structure is considered legal
nonconforming, as it does not comply with the current site development regulations for the Urban
Center (UC) zoning district in which it is located or with applicable general regulations, such as
those regarding accessibility, building or energy efficiency; however, it did comply with the
provisions in effect at the time of its construction.
PROJECT DESCRIPTION
On October 6, 2024, the applicant, Redwood Credit Union, submitted an application (Attachment
4) to renovate and reuse the existing structure at 414 East Perkins Street. The applicant requests
a Minor Use Permit for voluntary modifications and improvements per Ukiah City Code Section
9231.14(C)(3) and a Major Site Development Permit to utilize the existing drive-through facility,
in accordance with Tables 3, 9, and 27 of the Downtown Zoning Code (DZC).
The proposed improvements, as detailed in the application materials, include interior and exterior
renovations, installation of a backup generator, construction of a detached trash enclosure, minor
modifications to the façade and building footprint to accommodate walk-up ATMs, roof
replacement, pedestrian improvements, enhanced connectivity to an adjacent commercial
shopping center, expanded landscaping, and the addition of bicycle parking at the building’s
entrance.
Please refer to the project description and design details submitted by the applicant in Attachment
4 for more information. Attachment 4 also includes the site plan, architectural plans and
elevations, landscaping plan, photometric plan, street view images (2007-2024) and site
improvement plans.
Specific project considerations for the renovation and reuse of the subject property include:
• Construction of a new off-street encroachment along the eastern property line to connect
the subject property to the existing Pear Tree Center, improving site circulation;
• Construction of a new peripheral curb and sidewalk along the eastern property line with
striping and crosswalk to the Pear Tree Center;
• Interior and exterior improvements to the existing structure, including enhanced mechanical
systems, energy efficiency upgrades, revised window placement, and interior alterations;
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• Construction of a detached trash enclosure and installation of an emergency backup
generator;
• Replacement of the existing roof with a vertical seam metal roof in Classic Green;
• Installation of new irrigation and landscaping, including parking lot trees;
• Delineation and construction of pedestrian walkways;
• Redwood Credit Union signage on public-facing façades;
• Installation of down-shielded parking lot and building lighting;
• Hours of operation: generally 9:00 a.m. to 5:00 p.m., Monday through Friday, and 9:00 a.m.
to 2:00 p.m. on Saturdays.
SURROUNDING USES AND ZONING
The property is surrounded by primarily commercial uses that are reviewed in Table 1:
TABLE 1: SURROUNDING USES AND ZONING
DOWNTOWN ZONING CODE
The Project site has a 2040 General Plan land use designation of Downtown Core (DC) and is
zoned Urban Cener (UC) within the Downtown Zoning Code (DZC). The DZC was adopted in
2012 and prescribes several development and architectural standards. As described in Ukiah City
Code, the UC Zone allows for higher density residential and mixed-use buildings that may
accommodate retail, office, services, local and regional civic uses, and residential uses.
Per Ukiah City Code Section 9231.12, it is the intent of DZC to discourage the long-term
continuance of nonconformities, providing for their eventual elimination, while allowing them to
exist under the limited conditions. As conveyed by the DZC, the continuance of a nonconforming
use or structure is generally considered detrimental to the orderly development of the area within
the boundaries of this code and the general welfare of its residents and is particularly detrimental
to the welfare of persons and property in the vicinity of the nonconformity.
That being said, the level and impact of the nonconformity is not particularly conveyed within the
DZC, effectively treating all nonconforming situations in the manner described above, detrimental
to the welfare of persons and property.
At the same time, and perhaps more critically, per UCC Section 9220.1(E), it is also the intent of
the DZC to promote and encourage sustainability through the reuse and improvement of existing
buildings. If not considered historic, nearly all existing structures within the DZC feature some
level of nonconformity, due to setback, structure height, frontage type, or lot coverage.
Within the DZC, nonconforming structures are regulated per Ukiah City Code Section 9231.14.
Since the subject structure was not involuntarily damaged or destroyed by accident (e.g., fire,
ZONING: USE:
NORTH Community Commercial
(C-1)
Pear Tree Shopping Center
EAST Urban Center (UC) Vacant
SOUTH Urban Center (UC) Office
WEST Urban Center (UC) Commercial/Residential
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explosion, etc.) or natural disaster (e.g., earthquake, etc.), it is primarily, but not completely,
subject to UCC Section 9231.14(C), which regulates the voluntary modifications, as well as major
and minor repair of nonconforming structures. As conveyed in Attachment 4, there are some
nonvoluntary repairs required due to vandalism, age or safety of the existing structure.
Since a nonconforming structure may undergo ordinary repair and maintenance only in a specified
manner, UCC Section 9231.14(C), specifies how the reconstruction or structural alteration of a
nonconforming structure may be allowed with approval of a minor use permit; provided, that the
review authority first determines that the modification is necessary to secure added safety or to
reduce the fire hazard and/or to secure aesthetic advantages through the alignment, architecture,
or closer conformity to surrounding allowed structures in the immediate neighborhood.
Staff review has determined that minor repair and other voluntary modifications provide the most
appropriate framework for the Planning Commission's evaluation of the repairs and modifications
requested. While required by Ukiah City Code, relying on appraised value as a basis to restrict
repairs or modifications presents difficulties when addressing worsening non-historic structures.
To ensure compliance with this aspect of the DZC, Staff conditions the project to provide a recent
appraisal of the commercial property for compliance with UCC Section 9231.14(C) ensuring that
proposed work does not exceed fifty percent (50%) of the current market value of the structure
during any calendar year.
As conveyed by UCC Section 9231.16, alterations, reconstruction, or repairs otherwise required
by law (e.g., City adopted building, electrical, plumbing codes) shall be allowed. Reconstruction
required to reinforce unreinforced masonry structures or to comply with building code
requirements shall be allowed without cost limitations; provided, the retrofitting and code
compliance are limited exclusively to compliance with safety standards other applicable building
code requirements.
Processing a structure as an "existing building" under an updated zoning code does not inherently
remove its nonconforming status unless the zoning code explicitly provides for such an outcome,
which the DZC does not. Nor does the DZC include a mechanism (like reclassification or
amortization) to eliminate nonconformity of such structures. The DZC does, however, provide
allowances for ‘Existing Buildings’ as conveyed by Table 6, and encourages reuse and
improvement as conveyed through UCC §9220.1(I).
ASSOCIATED DEFINITIONS
• Drive-Through: A facility where food and other products may be purchased or services
may be obtained by motorists without leaving their vehicle. Examples of these include fast
food restaurants, drive-through coffee, pharmacies, drive-through teller windows and
automatic teller machines (ATMs). Does not include fueling stations/gas stations or other
vehicle services which are separately defined (§9232.3 DEFINITIONS).
• Financial Services: Establishments primarily providing financial and banking services.
Typical uses include banks, savings and loan institutions, credit and lending services, and
similar services (§9278 DEFINITIONS).
• Structure, Legal Nonconforming: A building or structure including off street parking or
loading space, that does not comply with current applicable site development regulations
for the district in which it is located, or with applicable general regulations, but which
complied with applicable provisions at the time of construction( §9278 DEFINITIONS).
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• Substantial Modification: Any alteration, abandonment, damage, destruction, or loss of or
to a building that would result in the loss of status as a nonconforming use or
nonconforming buildings under subsection 9209D or E of this code or would require a
discretionary permit (§9232.3 DEFINITIONS).
ARCHITECTURAL STANDARDS
For the purposes of review by the DRB, Table 2 below provides a list of applicable DZC design
standards (generally identified in DZC Tables 6,7,11 & 12), as well as a summary of landscaping
and parking standards, and a consistency analysis for the proposed project. Also addressed are
considerations utilize the existing drive-through facility in accordance with DZC Tables 3, 9, and
27.
Table 2, Project Consistency with DZC Design Standards
STANDARDS Urban Center (UC)
MODIFICATION TO
STANDARD
PROJECT
CONSISTENCY
EXISTING BUILDING
Frontage type Exterior modifications and additions to
existing buildings with nonconforming
facade orientation shall utilize an
allowed frontage type as required by
Table 6
Major Exception
(Table 6)
Major Exception
Required
Setbacks Additions not exceeding 1,000 square
feet of gross floor area or 50% of the
gross floor area of the existing
building, whichever is less, may
continue the setbacks of the existing
building.
Major Exception
(Table 6)
Consistent
Height Additions not exceeding 1,000 square
feet of gross floor area or 50% of the
gross floor area of the existing
building, whichever is less, may
continue the existing building height.
Major Exception
(Table 6)
Consistent
PARKING, DRIVE-THROUGH ACCESS
Existing
Facilities
Parking
Existing open parking facilities as of
the date of the adoption of this code
shall be considered legal
nonconforming; provided, that they
were legal at the time of their creation.
None (Table 18) Consistent
Existing Open
Parking – No
Expansion
Existing parking facilities that are
nonconforming in terms of location
(layer) are not required to be relocated
to comply with the parking layer
requirement.
None (Table 17) Consistent
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STANDARDS Urban Center (UC)
MODIFICATION TO
STANDARD
PROJECT
CONSISTENCY
Existing
Facilities
Parking -
Modification
Modifications to existing parking
facilities shall comply with the
requirements of Tables 16, 17 and 18.
Minor Exception
(Table 18)
Minor Exception
Required
Drive-through
or drive-up –
bank,
pharmacy
Use Allowed Accessory to a Principal
Use (Drive-through Lane/facility is
subject to Planning Commission
approval of a site development
permit.)
None
(Table 3)
Consistent
Drive-Through
Facility
Design
To reduce noise and visual impacts as
viewed from frontages. On a project-
by-project basis, screening and
landscaping may be required in order
to comply with this requirement.
Major Exception
(Table 9)
Consistent
Drive-Through
Facility
Location
Prohibited on frontage(s). In areas
with residential uses, locate to reduce
exposure of residential uses to noise,
exhaust, and visual impacts. On a
project-by-project basis, delivery hours
may be restricted in order to comply
with this requirement.
Major Exception
(Table 9)
Consistent
Drive-Through
Screening
Screen from view from all frontage(s). Major Exception
(Table 9)
Consistent
OUTDOOR LIGHTING
Design Compatible with building architecture. Minor Exception
(Table 9)
Consistent
Direction of
Fixtures
Directed downward and away from
adjoining properties and public right-
of-way.
Minor Exception
(Table 9)
Consistent
Energy
Efficiency
Energy efficient fixtures/lamps, such
as high-pressure sodium, hard-wired
compact fluorescent, LED, or other
lighting technology that is of equal or
greater energy efficiency.
Minor Exception
(Table 9)
Consistent
BUILDING MATERIALS & ARCHITECTURE
Facade(s) –
Primary
Exterior Finish
Brick, wood siding, fiber cement
siding, stucco, stone.
Minor Exception
(Table 12)
Consistent
Facade –
Location of
Materials
Combined horizontally with heavier
material below the lighter material.
Minor Exception
(Table 12)
Minor Exception
Requested
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STANDARDS Urban Center (UC)
MODIFICATION TO
STANDARD
PROJECT
CONSISTENCY
DEVELOPMENT STANDARDS
Trash /
Recycling
Receptacles:
Location – All Building Types:
Prohibited on frontage(s).
Major Exception
(Table 9)
Consistent
(Staff
Determination)
REQUESTED EXCEPTIONS
Section 9231.5 of the DZC, allows specific requirements to be modified with approval of an
exception. Table 29, Exception Procedures, establishes two levels of exceptions, major and minor,
and the procedures for the review and processing of exceptions. Upon review of Staff the following
major and minor exceptions to the DZC development and design standards are required or
requested. As noted in DZC Table 29, the below exceptions may be granted with approval by the
Planning Commission.
1) Existing Building – Frontage Type (Major Exception Required)
- Requirement: Exterior modifications and additions to existing buildings with
nonconforming facade orientation shall utilize an allowed frontage type as
required by Table 6.
- Major Exception – Required: Given the current layout, orientation, and architectural
character of this existing building, adhering strictly to an allowed frontage type per
Table 6 would require substantial structural changes, essentially amounting to a
complete rebuild given its unique shape and orientation to the frontage. Such a
modification would not only be impractical but would also conflict with the City of
Ukiah’s goals for sustainability and environmental responsibility, which prioritize the
adaptive reuse of existing buildings.
The building’s current orientation, which does not meet the prescribed frontage
types, is a legacy condition. Modifying this facade to meet current DZC standards
would compromise the project’s sustainability objectives by necessitating major
demolition and reconstruction activities, while only minimal upgrades are presently
requested to reoccupy structure. Additionally, the building’s unique angled rooflines
and architectural features, including its Trombe wall, add character to the
commercial area and would be challenging to replicate under a strict frontage
requirement.
Furthermore, the DZC emphasizes flexibility in reusing existing structures as a
means to foster a vibrant and sustainable commercial corridor. As this project aligns
closely with the DZC’s broader objectives—supporting local businesses, enhancing
pedestrian connectivity, and minimizing environmental impacts—a Major Exception
for the facade orientation is both reasonable and consistent with the DZC’s intent.
This exception allows Redwood Credit Union to preserve the architectural integrity
of the existing building while updating its functionality and aesthetic.
The requested exception aligns with the DZC's purpose and is therefore
appropriate for consideration by the Planning Commission. By allowing this
exception, the City can ensure that the structure retains its architectural
distinctiveness.
2) Existing Facilities (Parking) – Modifications
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- Requirement: Modifications to existing parking facilities shall comply with the
requirements of Tables 16, 17 and 18.
- Minor Exception – Requested: In accordance with Table 18 of the DZC, existing
open parking facilities that were legal at the time of their creation are recognized as
legal nonconforming uses. While Redwood Credit Union does not intend to expand
the parking area at 414 East Perkins Street, they do propose minor modifications
aimed at improving accessibility, circulation, and connectivity—particularly by
creating a new access connection and walkway to the adjacent Pear Tree Center.
These proposed improvements align with the City's objectives for increased modal
connectivity. Given the requirements of Tables 16, 17, and 18, however, even
relatively minor modifications to existing parking areas that require consistency with
current DZC standards for layout, accessibility, and design can be costly and
counterproductive to adaptive reuse that would otherwise be permitted if the
parking lot remained unchanged.
The applicant’s modifications are intended to:
i. Enhance ADA accessibility by refining access points and walkways and
installing improvements (e.g. tactile warning surfaces, signage and
accessible routes); and
ii. Improve overall circulation to better delineate pedestrian and vehicular
areas, which would improve public safety and connectivity; and
iii. Create a new connection to the Pear Tree Center, promoting ease of
access and further distribute vehicular traffic, while creating a new
pedestrian path; and
iv. Reduce the number of parking spaces to accommodate landscaping, trash
enclosures, and backup generator.
To accommodate these updates, a Minor Exception is required so that the
modifications conveyed above can be made without being subject to the
comprehensive DZC standards outlined in Tables 16, 17, and 18. The proposed
circulation pattern allows for queuing to occur on-site, while reducing pressure on
the existing on-site encroachment onto Perkins Street. While the facility remains
autocentric, Staff considers the requested modification an incremental
improvement to a facility that previously served a similar purpose.
The proposed updates will leave most of the existing parking unchanged, while
making the site area more functional and accessible, benefiting both the property
itself and the adjacent commercial property with only minimal alterations.
Given the nonconforming but legally established status nature of the existing
parking facility, these improvements provide a balanced approach to the regulatory
environment created by the DZC, thereby supporting improvements without
extensive redevelopment.
3) Facade – Location of Materials – Minor Exception Requested
- Requirement: Combined horizontally with heavier material below the lighter
material.
- Minor Exception – Requested: The architectural design at 414 East Perkins Street
is characterized by angular forms and unique, modernist lines that create a visually
distinctive, dynamic facade. The Redwood Credit Union’s proposal to forgo the
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horizontal base banding requirement aligns with the intention to preserve this
existing aesthetic while avoiding visual clutter that could detract from the building's
character. The project architect has highlighted that adding horizontal base
banding, as required by the DZC, would compete with the structure’s angular
design, leading to a visually overwhelming appearance. The base banding
requirement typically serves to add stability and grounding to a building’s
appearance, especially when transitioning between lighter and heavier materials.
In this case, however, the building’s design already achieves a grounded aesthetic
through its massing, scale, and material choice, which collectively fulfill the intent
of the DZC's requirement.
Therefore, an exception to this requirement would not compromise the appearance
or stability of the facade. Additionally, the building’s design features a complexity in
form and massing that would be diluted by the addition of horizontal bands. Adding
such a design element would impose a competing visual language that conflicts
with the existing architectural style. By allowing the proposed exception, the
Planning Commission can help preserve the building's architectural integrity and
avoid compromising its unique character.
4) Trash / Recycling Receptacle – Consistent (Staff Determination)
- Requirement: Location – All Building Types: Prohibited on frontage(s).
- Consistent: In this proposal, the location of the trash and generator enclosures—
set back from Perkins Street and positioned near the commercial entry and
shipping/receiving lane of the adjacent Pear Tree Center—aligns with the DZC
requirements for such enclosures regarding frontages, even though they are
relatively exposed.
While the DZC typically discourages placing trash and generator enclosures on prominent
frontages, the selected location in this proposal ensures they are both visually screened and
strategically positioned to minimize impacts on pedestrian areas and streetscape visibility,
especially along East Perkins Street. The project’s design includes appropriate screening for the
trash and generator areas, ensuring that they remain visually unobtrusive. Screening mitigates any
potential impact on the commercial entry of Pear Tree Center, blending the enclosures with
surrounding structures and landscaping.
AGENCY CONSIDERATIONS & REFERRAL
On November 7, 2024, project referrals were sent to the following responsible or trustee agencies
with jurisdiction over the Project (See Table 3). Only limited comments were received. All
responding departments and agencies are included in Attachment 5 and comments reflected
within the Conditions of Approval, as appropriate.
Table 3: Agency Comments
Agency Comment
City of Ukiah, Community Development Director No Response
City of Ukiah, Building Inspection Division Response Received – Conditions
Requested
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City of Ukiah, Fire Prevention Division Response Received – Conditions
Requested
City of Ukiah, Electrical Utility, Department Response Received
City of Ukiah, Public Works Department No Response
Mendocino County Air Quality Management Dist. No Response
City of Ukiah Police Department (UPD) No Comment
City of Ukiah, Code Enforcement Division No Response
Ukiah Valley Fire Authority No Response
City of Ukiah, City Manager’s Office No Response
Design Review Board Hearing – November 21, 2024
City Manager’s Office No Response
STAFF ANALYSIS
AIRPORT LAND USE CONSISTENCY: The proposed reuse of the structure aligns with the Ukiah
Municipal Airport Land Use Compatibility Plan (UKIALUCP), as the subject parcel is located within
Compatibility Zone 6 (Traffic Pattern). Compatibility Zone 6 is designated for areas with the lowest
levels of airport-related impacts, primarily concerning overflight annoyance and potential hazards
related to aircraft operations. Zone 6 permits most types of urban development and commercial
uses, provided they are not highly noise-sensitive or involve large gatherings of people in outdoor
spaces. The reuse of the bank structure would be considered ‘Normally Compatible’ with the only
criteria being that the intensity limits are compatible. Zone 6 features a Max. Single-Acre Intensity
of 1,200 people per acre.
DESIGN REVIEW BOARD: At its special meeting on November 21, 2024, the City of Ukiah
Design Review Board (DRB) reviewed the proposal for the renovation and reutilization of the
existing structure at 414 East Perkins Street. The project, presented by representatives from Axia
Architects and Redwood Credit Union, presented the associated plan, and engaged members of
the DRB on a variety of topics including access, solar energy, and materials selection. Public
input was provided, including correspondence and verbal comments, which were considered by
the DRB during the review. A draft copy of the meeting minutes is available for review as
Attachment 6.
Following a staff presentation and discussion, the DRB unanimously voted to recommend the
project to the Planning Commission with the following key considerations:
1. Rooftop Photovoltaic System: The applicant should further study and provide detailed
plans for the installation of a rooftop solar energy system, addressing structural and
location feasibility.
2. Pedestrian Access Enhancements: Additional pedestrian access improvements
should be evaluated, considering feedback from public correspondence and discussions
with an aim to enhance connectivity with adjacent properties, improve walkability, and
align with existing public crosswalks.
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3. Architectural Cohesion: The design should incorporate softer material transitions and
refined corner treatments to create a more visually appealing and cohesive building
façade.
The DRB's unanimous decision to recommend the project indicates their overall support for the
proposal, subject to these refinements and further evaluation of the considerations provided by
RCU and the Planning Commission.
GENERAL PLAN (2040): The Project site carries a General Plan designation of Downtown Core
(DC). The proposal aligns with the City’s 2040 General Plan by revitalizing a longstanding vacant
building (LU-11.9) and promoting sustainable development through the renovation of an existing
structure (ENV-3.7). This approach also meets the intent of the Downtown Zoning Code (DZC),
which encourages a sustainable community through the reuse and improvement of existing
buildings (UCC §9220.1(I)). Additionally, by incrementally improving the parking lot and enhancing
pedestrian connectivity with neighboring commercial areas, the project supports policies within the
City’s Mobility Element (MOB-2.3).
The project aligns with the following goals and policies contained within the Environment &
Sustainability, Mobility, and Land Use elements of the 2040 General Plan, as described below:
Land Use Element
• LU-3: To improve and enhance the appearance and vibrancy of Downtown Ukiah to create
a high-quality place for residents, businesses, and visitors.
• 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.
• Policy LU-11.9 Historic Preservation & Restoration: The City shall encourage restorative
maintenance to deteriorated buildings, particularly in Downtown, and restrict the
demolition of historically and/or architecturally significant buildings to accommodate new
development.
By revitalizing a prominent location along a prominent corridor to Downtown Ukiah, the project
enhances the City’s appearance and vibrancy. Improvements like the updated façade,
landscaping, and pedestrian access contribute to a higher-quality commercial space attractive to
residents, businesses, and visitors. Though not explicitly designated as historically significant, the
project's restorative approach—focused on upgrades rather than demolition—supports adaptive
reuse and preservation of the structure’s architectural integrity.
Mobility Element
• 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.
Enhanced pedestrian connectivity, including new walkways, curbs, and a crosswalk connecting
to the Pear Tree Center, aligns with this policy’s focus on improving safe, direct access to nearby
amenities and destinations. Presently, no such access consieration for pedestrians exists. The
proposed mobility improvements, including new pedestrian walkways, a crosswalk, and enhanced
connectivity to the Pear Tree Center, are proportional to the scale and scope of the requested
renovation and reuse of the property at 414 East Perkins Street. These upgrades align with the
project's objective to modernize the site while incrementally improving accessibility and
circulation. Staff find these mobility enhancements to be appropriate, as they contribute to the
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overall functionality of the site without exceeding the scope of the requested modifications.
Eniornment & Sustainability Element
• ENV-3.7 Adaptive Reuse. The City shall encourage appropriate adaptive reuse of historic
resources.
Modernization and reuse of the building minimizes resource consumption compared to new
construction, supporting sustainability and the City's emphasis on environmentally conscious
redevelopment. Additionally, the Downtown Zoning Code aims to promote revitalization, enhance
economic vitality, and encourage sustainable development in the downtown area. Adaptive reuse
supports these goals by preserving and updating underutilized buildings, reducing environmental
impacts associated with demolition and new construction, and fostering economic growth through
reinvestment.
ENVIRONMENTAL DOCUMENTATION
The proposed project at 414 East Perkins Street 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), which covers minor interior or exterior alterations.
The project involves relatively limited renovations to an existing 4,400-square-foot commercial
structure, avoiding any significant changes to the building's footprint or surrounding site. The
planned modifications by Redwood Credit Union (RCU) will not damage or disturb any significant
natural features on the property.
Additionally, the project is consistent with existing zoning and planning regulations, including the
2040 General Plan, Downtown Zoning Code requirements, and other relevant local policies,
aligning with the City’s established land-use expectations 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.
NOTICE
Notice of the Public Hearing was provided in the following manner, in accordance with UCC
§9264:
• Notice of the Public Hearing was provided in the following manner, in accordance with
UCC §9231.3, 9263 and 9264:
• Published in the Ukiah Daily Journal on December 1, 2024
• Posted on the Project site on December 1, 2024;
• Posted at the Civic Center (glass case) on December 1, 2024; and
• Mailed to property owners within 300 feet of the Project parcels on December 1, 2024
• Emailed to all agencies having jurisdiction: December 1, 2024.
RECOMMENDATION
Staff recommends that the City of Ukiah Planning Commission:
1) Conduct a public hearing; and
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2) Approve the Minor Use Permit to allow voluntary modifications to an existing structure
at 414 East Perkins Street, Ukiah, CA; APN 002-200-35 per Ukiah City Code Section
9231.14(C)(3) to facilitate its reuse for 'Financial Services'; and
3) Approve the Major Site Development Permit to utilize the existing drive-through facility
in accordance with the Downtown Zoning Code (DZC) Table 9.
ATTACHMENTS
1. Draft Findings
2. Draft Conditions of Approval
3. Original Entitlement Documents (1980-1982)
4. Application Materials – File No. 24-000015; Project Description; Site Plan; Landscape
and Photometric Plan; Color and Materials Board; Architectural Details & Elevations;
Maps; Interior Photographs
5. Agency Referral Responses
6. Design Review Board Draft Minutes – November 21, 2024
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AGENDA ITEM NO. 7A
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Planning Commission | Staff Report
Major Site Development Permit & Minor Use Permit
414 East Perkins Street
File No.: 24-000015
1
DATE: April 15, 2024
TO: Zoning Administrator
FROM: Jesse Davis, Chief Planning Manager
SUBJECT: Consideration of a Minor Site Development Permit to renovate and repurpose an
existing commercial structure and utilize its previously approved signage
allowance for continued restaurant use. The project includes the integration 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); File No.
PA25-000007.
SUMMARY
OWNER: Chirayu Patel
APPLICANT & AGENT: UK 105 Investments, LLC (Victor Chiang)
LOCATION: 105 Pomeroy Street, Ukiah, CA; APN 002-247-02
TOTAL ACREAGE: ±0.78 acres
GENERAL PLAN: Highway Commercial (HC)
ZONING DISTRICT: Community Commercial (C-1)
ENVIRONMENTAL
DETERMINATION:
Categorical Exemption, pursuant to CEQA Guidelines Article
19, Section 15301(a), Existing Facilities
RECOMMENDATION: Conditional Approval, based on the Findings in Attachment
1 and Conditions of Approval in Attachment 2.
PROJECT LOCATION & EXISTING CONDITIONS
The ±0.78-acre project site (APN 002-247-02) is located at 105 Pomeroy Street, adjacent to the
southbound corridor of U.S. Highway 101, immediately southeast of the intersection of East
Perkins Street and Pomeroy Street. The site is situated within a commercially developed area
that includes a variety of retail, restaurant, and visitor-serving uses.
The subject parcel features an open parking lot and a vacant, single-story, ±3,100-square-foot
commercial structure, formerly operated as a full-service restaurant. The building remains in its
original configuration, including a commercial kitchen, dining area, and associated utility
infrastructure. Site access is provided via two existing encroachments from Pomeroy Street. The
property includes approximately 72 off-street parking spaces, as currently striped, as well as
existing signage infrastructure.
BACKGROUND
The existing 3,100-square-foot commercial structure at 105 Pomeroy Street was originally
Attachment 2
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Minor Site Development Permit
105 Pomeroy Street
File No.: PA25-0000072
2
constructed as a Denny’s restaurant, approved under Building Permit No. 251 on August 6, 1968.
Over the years, multiple building permits were issued for minor additions, repairs, and renovations
to support continued restaurant operations, including the following discretionary permits:
- Site Development Permit (SDP) No. 89-45 – Approved the installation of a 75-foot
freeway-oriented pole sign, replacing a prior sign with an internally illuminated sign within
600 feet of U.S. Highway 101.
- Site Development Permit (SDP) No. 95-201 – Authorized a 112-square-foot expansion,
including ADA-compliant restroom upgrades and a full interior renovation, as well as
replacement of the existing pole signage.
Denny’s operated continuously from 1969 until 2023; however, staff notes that building conditions
began to significantly deteriorate in 2019.
On September 27, 2019, a violation was issued by the City’s Building Inspection Division due to
unpermitted remodeling and repairs, as well as concerns related to dry rot and parapet
deterioration along the roofline. Restaurant operations ceased in 2023, and since that time, the
structure has remained vacant.
PROJECT DESCRIPTION
On March 10, 2025, the applicant, UK 105 Investments, LLC, formally applied to renovate and
reuse the existing commercial structure at 105 Pomeroy Street. The structure, originally
constructed in 1969, has historically operated as a ‘Formula Restaurant – Eating & Drinking
Establishment’. The most recent tenant vacated the structure in 2023, and it has remained
unoccupied since. The Applicant proposes to renovate and reuse the existing 3,100-square-foot
structure within its current footprint for continued restaurant use as a ‘Habit Burger & Grill’,
integrating a drive-through component as allowed under Ukiah City Code (UCC) §9081 – (Allowed
Uses – C1) and in compliance with UCC §9198(D) (Off-Street Parking – Drive Through). A Minor
Site Development Permit is required to facilitate façade updates, expand landscaping, and
reconfigure parking and site circulation.
The reconfiguration of the parking lot will accommodate the proposed drive-through while
incorporating bicycle storage and storage infrastructure per UCC §9086(A)(5): Required
Commercial Use - Parking. As requested, there are no changes to the proposed parking lot
lighting, beyond the replacement of illuminated signage. On April 2nd, 2025, the Applicant provided
a revised site plan that is included in Attachment 3. The revised site plan facilitates the following
modifications in response to the Design Review Board, City Engineer and CALTRANS
Please refer to the project description and design details submitted by the applicant in
Attachment 3 for more information. Attachment 3 also includes the site plan, architectural plans
and elevations, landscaping plan, and site improvement plans. Attachment 4 includes materials
specific to previous sign entitlements, approvals and determinations.
Specific project considerations for the renovation and reuse of the subject property include:
• Renovation of the existing restaurant structure;
• Integration of a drive-through component, located in an underutilized portion of the
existing parking lot, with a double-wide queuing area capable of accommodating 13
vehicles;
Page 29 of 55
Planning Commission | Staff Report
Minor Site Development Permit
105 Pomeroy Street
File No.: PA25-0000073
3
• Reconfiguration of parking and site layout to comply with City off-street parking
standards for drive-through/takeout restaurants, based on the anticipated seating
capacity (48 seats) and employee count (maximum shift of 10 employees).
• The final submitted layout provides 43 parking spaces, including compact, EV
charging and ADA stalls. The circulation pattern is also reoriented to improve traffic
flow on Pomeroy Street.
o Based on calculations approximately 31 parking spaces are required per
UCC 9198(D)(2), or 21 parking spaces per UCC 9086(A)(4).
UCC 9198(D)(2): Drive-In, Drive-Through and Takeout Restaurants:
Minimum of ten (10) parking spaces or one space for each one
hundred (100) square feet of gross floor area, whichever is greater
and stacking area for at least eight (8) vehicles for drive-up windows.
• 3100 Square Feet=31 Parking Spaces + 8 vehicle queue
minimum
UCC 9086(A)(4): One parking space for every three (3) seats, with a
minimum of four (4) spaces. An additional parking space for each two
(2) employees at maximum shift.
• 48 Seats/3=16+(10 Employees/2)=21 Parking Spaces + 8
vehicle queue
• Preservation of existing ingress and egress points, maintaining a 24-foot-wide drive aisle
for vehicular circulation, and updating on-site circulation to accommodate installation of
drive-through component;
• Enhanced pedestrian and bicycle access, including:
o Long-term and short-term bicycle parking per UCC §9086(A)(5);
o A striped pedestrian path of travel from the rear parking area to the restaurant
entrance and from the restaurant to the trash enclosure.
• Façade and site improvements, including:
o Modernization of the building exterior;
o A proposed landscaping plan commensurate with the size and scale of the
proposed project to increase landscaping coverage to more than 20%;
o Installation of new landscaping along the perimeter and within the parking area to
enhance site aesthetics.
SURROUNDING USES AND ZONING
The property is surrounded by primarily commercial uses that are reviewed in Table 1:
TABLE 1: SURROUNDING USES AND ZONING
ZONING: USE:
NORTH Community Commercial (C-1) Pear Tree Shopping Center
EAST N/A US 101
Page 30 of 55
Planning Commission | Staff Report
Minor Site Development Permit
105 Pomeroy Street
File No.: PA25-0000074
4
ZONING CODE & LAND USE DESIGNATION
General Plan Land Use Designation – Highway Commercial: The project site at 105 Pomeroy
Street is designated Highway Commercial (HC) under the 2040 Ukiah General Plan. This
designation is intended to accommodate commercial development along major transportation
corridors, providing a transition between higher-intensity commercial uses along U.S. Highway 101
and nearby residential or Community Commercial uses. The Highway Commercial designation is
intended to support a range of activities, but the General Plan cites large-format retail, shopping
centers, restaurants, lodging establishments, and other visitor services, like fueling stations or EV
charging hubs.
The proposed renovation repurposes the existing restaurant and adds a drive-through, aligning the
requested use with the Highway Commercial designation. The project site’s adjacency to the U.S.
Highway 101 corridor and existing commercial infrastructure makes it a suitable location for
continued restaurant use and appears consistent with identified economic and land use polices and
goals of the 2040 General Plan.
Zoning Designation – Community Commercial (C1): The subject property is zoned Community
Commercial (C1) under the City of Ukiah Zoning Ordinance (UCC Chapter 9, Article 7). The C1
zoning district is intended to accommodate commercial uses that serve both the local and regional
population, including retail establishments, eating and drinking establishments, personal services,
and offices. Unlike other sections of the Ukiah City Code, the C1 zoning district does not distinguish
between types of eating and drinking establishments and is understood to allow all restaurant
specific activities (e.g. Fast-Food Restaurant (Quick-Service Restaurant - QSR), Full-Service
Restaurant (Sit-Down Dining), Café / Coffee Shops, etc. are allowed.
Per UCC §9081 (Restaurants), eating and drinking establishments (including formula restaurants)
are allowed by right in the C1 zoning district. However, the addition of a drive through facility requires
compliance with UCC §9198(D) (Drive-In, Drive-Through, and Takeout Restaurants), which
establishes specific requirements related to vehicle queuing and off-street parking.
Site Development Permit Requirement: Based on staff review, the proposed project and use are
allowed under the C1 zoning designation but require a Site Development Permit per UCC §9261(B).
Although the project does not modify the building footprint, it includes façade changes that
modernize the structure’s architectural character and appearance. Given the limited scope of these
modifications, the Site Development Permit qualifies as minor under UCC §9263(A) and will be
scheduled for a public hearing before the Zoning Administrator.
AGENCY CONSIDERATIONS & REFERRAL
In March 2025, project referrals were sent to the following responsible or trustee agencies with
jurisdiction over the Project (See Table 2). Only limited comments were received. All responding
departments and agencies are included in Attachment 5 and comments reflected within the
Conditions of Approval, as appropriate.
TABLE 2: AGENCY COMMENTS
Agency Comment
SOUTH Community Commercial (C-1) Shopping Center
WEST Urban Center (UC) Gas Station
Page 31 of 55
Planning Commission | Staff Report
Minor Site Development Permit
105 Pomeroy Street
File No.: PA25-0000075
5
City of Ukiah, Community Development Director None
City of Ukiah, Building Inspection Division None
City of Ukiah, Fire Prevention Division None
City of Ukiah, Electrical Utility, Department Comment – Condition of Approval
City of Ukiah, Public Works Department Comment Response
California Department of Transportation (District 1) Comment – Condition of Approval
Mendocino County Air Quality Management District Comment – Condition of Approval
Ukiah Police Department No Comment
City of Ukiah, Code Enforcement Division None
Ukiah Valley Fire Authority None
City of Ukiah, City Manager’s Office None
City of Ukiah, Water and Sewer None
Community Services Director Comment Response
Design Review Board
At its regular meeting on March 27, 2025, the City of Ukiah Design Review Board (DRB) reviewed
the proposed Site Development Permit for the renovation and reuse of the existing commercial
structure at 105 Pomeroy Street (APN 002-247-02). Following a presentation by City staff and
discussion with the applicant, the DRB considered the site plan, architectural features, and
proposed layout, including signage, landscaping, circulation, and parking.
The Board unanimously approved a motion (Meaux/Hawkes) to recommend the project to the
Zoning Administrator, subject to the following considerations:
1. Final Sign Plan: A Final Sign Plan shall be submitted to and approved by the Community
Development Director prior to issuance of any building permit for illuminated signage. All
signage must comply with the applicable design and development standards of the Ukiah
City Code and remain consistent with prior entitlements or approvals related to signage.
2. Sidewalk Landscaping Substitution: In coordination with the City Engineer, the
applicant shall increase the landscaping area along the Pomeroy Street sidewalk frontage
as a substitute for the required street trees.
3. Drive-Through Encroachment Design: As part of the northerly encroachment
improvements for the drive-through lane, the applicant shall maintain the existing
encroachment width through a combination of striping, landscaping, and curb
modifications, while ensuring ADA compliance for the adjacent sidewalk.
4. Parking Lot Tree Wells: The applicant shall provide additional space for parking lot tree
wells, which will result in a corresponding increase in the number of compact parking stalls.
Page 32 of 55
Planning Commission | Staff Report
Minor Site Development Permit
105 Pomeroy Street
File No.: PA25-0000076
6
5. Parking Supply Adjustment: The DRB also provided a general recommendation that the
Zoning Administrator consider further reducing the total number of parking stalls, where
appropriate, to support increased landscaping and site efficiency.
The DRB’s recommendation reflects overall support for the project, but with an emphasis on
enhancing landscape quality, pedestrian accessibility, and reduced onsite parking. A draft copy
of the meeting minutes is included as Attachment 6.
On April 2nd, 2025, the Applicant provided a revised site plan that is included in Attachment 3.
The revised site plan facilitates the following modifications in response to the Design Review
Board, City Engineer and CALTRANS:
- As part of the northerly encroachment modification onto Pomeroy Street, the Applicant
reduced the width through added landscaping and curb adjustments. These
improvements increase separation from the Perkins Street intersection as identified by
CALTRANS.
- The Applicant expanded the landscaped area along the Pomeroy Street sidewalk frontage
in lieu of the standard street tree requirement. This change will be further detailed in the
Final Landscaping Plan.
- Additional tree wells were added in the parking lot to improve shade coverage, particularly
over the drive aisles. One tree well was relocated to enhance both landscaping
effectiveness and site accessibility near the entry.
- Due to the revised layout, the total number of parking stalls was further reduced from 46
to 43.
STAFF ANALYSIS
AIRPORT LAND USE CONSISTENCY: The proposed reuse of the structure aligns with the Ukiah
Municipal Airport Land Use Compatibility Plan (UKIALUCP), as the subject parcel is located within
Compatibility Zone 6 (Traffic Pattern). Compatibility Zone 6 is designated for areas with the lowest
levels of airport-related impacts, primarily concerning overflight annoyance and potential hazards
related to aircraft operations.
Zone 6 permits most types of urban development and commercial uses, provided they are not
highly noise-sensitive or involve large gatherings of people in outdoor spaces. The reuse of the
bank structure would be considered ‘Normally Compatible’ with the only additional criteria being
that the intend criteria are met. Zone 6 features a Max. Single-Acre Intensity of 1,200 people per
acre.
SIGNGE: The proposed Habit Burger & Grill at 105 Pomeroy Avenue (APN 002-247-02) seeks to
utilize the existing pole sign associated with the former restaurant at the site. Per Ukiah City Code
Section 3227(A)(12), businesses catering to the traveling public along U.S. 101—located within
600 feet of the freeway centerline and 300 feet of an intersecting street—may have a single
freestanding sign up to 50 feet in height, subject to Planning Commission approval of a Site
Development Permit.
However, signage for this location was previously approved under Site Development Permit
(SDP) No. 89-45, which authorized the installation of a 75-foot freeway-oriented pole sign to
replace a prior internally illuminated sign within 600 feet of U.S. Highway 101. Staff confirms that
the existing pole sign, or a new sign up to 75 feet in height, is allowable under SDP No. 89-45,
given that the entitlement was never revoked or expired. Increased signage allowances are
Page 33 of 55
Planning Commission | Staff Report
Minor Site Development Permit
105 Pomeroy Street
File No.: PA25-0000077
7
reinforced by the consideration that pole signage was replaced as part of Site Development
Permit (SDP) No. 95-201, which was after the adoption of updated signage regulations.
As part of this application (Attachment 4), the applicant has proposed reusing the existing pole
sign infrastructure. Similar to other permits reviewed by the Zoning Administrator of Planning
Commission, Staff recommends conditioning approval on the submission of a Final Sign Plan to
be reviewed and approved by the Community Development Director prior to the issuance of
building permits to ensure compliance with city standards and previous entitlements.
ZONING - LAND USE: The proposed plan demonstrates substantial conformance with applicable
zoning requirements and objectives, with noted exceptions where site constraints and project
characteristics warrant discretionary consideration. Staff notes that the ‘Restaurant’ use is
‘Allowed’ within the C-1 zoning district and that it conforms to the minimum parking requirements
of the zoning district.
PLANT SELECTION AND COMPATIBILITY: The proposed landscape plan features drought-
tolerant species that are appropriate for Ukiah’s climate. Although the plan does not emphasize
native or regionally sourced plantings as recommended by the Ukiah City Code, the selected
species have been thoughtfully chosen based on their cultivar performance and suitability to local
conditions. Planning Division Staff recommend further review of the Community Services
Department’s guidance (Attachment 5) to better align the planting plan with City goals that
encourage native vegetation.
TREE PLACEMENT AND SHADING: The proposal meets requirements for deciduous tree
placement along southern and western exposures (Attachment 3), ensuring compliance with
solar access provisions. The existing parking lot, originally designed in 1969, lacks sufficient tree
coverage and currently provides little shade. Based on submittals to the Design Review Board,
the applicant estimates an increase in tree coverage over parking areas (excluding driveways and
aisles) to 64%; however, full compliance with the 50% shading requirement over all paved areas
is not projected. Given site constraints, staff acknowledges these limitations while recognizing
that the project represents a net improvement over existing conditions. Additionally, off-site
redwood trees located on APN 002-247-03 provide supplementary shade not otherwise
demarcated on the provided plans, as would proposed tree planting in a City landscape well along
Pomeroy Street. On April 2nd, 2025, the Applicant provided a revised site plan that is included in
Attachment 3. Additional tree wells were added in the parking lot to improve shade coverage,
particularly over the drive aisles. One tree well was relocated to enhance both landscaping
effectiveness and site accessibility near the entry.
Based on the parking lot design, and the desire to accommodate larger vehicles, strict compliance
with tree well requirements could negatively impact maneuverability and site functionality. As part
of the ‘Final Landscape Plan’ staff recommends that additional consideration be given to tree
selection and placement in the underutilized landscape areas. As a Condition of Approval, a Final
Landscaping Plan must be submitted to and approved by the Community Development Director
prior to the issuance of any building permit for renovation.
PERIMETER LANDSCAPING AND PEDESTRIAN ACCESS: The project includes a perimeter
planting strip with trees and shrubs, meeting applicable standards (Attachment 3) for the C-1
zoning district. Due to spatial limitations, integrating sidewalk infrastructure within the landscaped
area is impractical. As an alternative, internal striped pedestrian lanes will be provided to enhance
safety and circulation. Given the functional limitations of the site, discretionary relief is requested
in accordance with zoning provisions. Notably, public sidewalks are already present along the
Page 34 of 55
Planning Commission | Staff Report
Minor Site Development Permit
105 Pomeroy Street
File No.: PA25-0000078
8
Pomeroy and Perkins Street frontages, further supporting pedestrian access. Provision of short-
term and long-term bike storage.
STREET TREE PLACEMENT: Staff supports City Engineer approval to allow street trees within
on-site landscape areas rather than the public right-of-way along Pomeroy Street, given existing
encroachments and visibility considerations. Coordination with the Community Services
Department is encouraged to evaluate the potential for a street tree within the existing planter
strip at the terminus of Pomeroy Street. The applicant shall also work with the City Engineer to
expand the landscaped area along the Pomeroy Street sidewalk frontage, in place of the standard
street tree requirement. This modification shall be incorporated into the Final Landscaping Plan.
LANDSCAPING COVERAGE AND MAINTENANCE: The project meets the required 20%
landscaping coverage, with more than half of that area dedicated to live plantings, in compliance
with applicable objective standards (Attachment 3). An automatic irrigation system will be
installed in accordance with the State’s Model Water Efficient Landscape Ordinance (MWELO).
No substantive changes to exterior lighting are proposed, aside from signage illumination.
Ongoing landscape maintenance will be ensured through standard conditions of approval. Prior
to final occupancy, the applicant must demonstrate full compliance with MWELO by submitting a
completed Landscape Documentation Package and a Certificate of Completion signed by a
licensed landscape professional. A post-installation irrigation audit, conducted by a certified
irrigation auditor, shall also be submitted to the City for review and approval as part of final
compliance verification.
There are no on-site mature trees impacted by the project; nearby redwoods are located off-site.
Given the adaptive reuse of the site and related constraints, staff finds that strict compliance with
all landscaping standards is not feasible without disproportionate impact on site functionality. As
proposed, the landscape improvements represent a substantial upgrade from existing conditions
and are generally consistent with the intent of the City’s zoning and design requirements.
PARKING AND ZONING: The project includes a reconfiguration of the site layout and parking
area to comply with the City’s off-street parking standards for drive-through and takeout restaurant
uses. Per Ukiah City Code (UCC) §9198(D)(2), approximately 31 parking spaces would be
required based on standard ratios for restaurant uses. Alternatively, under UCC §9086(A)(4),
which specifically addresses drive-through facilities, a reduced requirement of 21 parking spaces
is applicable based on the proposed 48-seat capacity and a maximum of 10 employees per shift.
The final draft site plan proposes 43 off-street parking spaces, including compact spaces and
designated electric vehicle (EV) charging stations. Although this is a reduction from the
approximately 71–72 spaces currently striped and historically associated with the previous
restaurant use, the proposed parking supply exceeds both applicable code requirements.
In addition to updated parking counts, the circulation pattern has been reoriented to improve
internal vehicle movement and reduce conflict points along Pomeroy Street and per the additional
requirements of the C-1 zoning district, bicycle storage will be provided. As conditioned, the final
site design will incorporate an increased number of compact parking stalls and expanded
landscaped areas, balancing functional parking demand with improved site aesthetics and
environmental performance. Staff notes that the Applicant does meet the minimum requirement
for on-site parking and proposes to substantially reduce the number of existing parking spaces
as part of the redesign of an existing parking lot.
Page 35 of 55
Planning Commission | Staff Report
Minor Site Development Permit
105 Pomeroy Street
File No.: PA25-0000079
9
ENVIORNMENTAL REVIEW
The proposed project at 105 Pomeroy Street 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), which applies to minor interior or exterior alterations of
existing structures within an urbanized area.
The project involves renovations to an existing 3,100-square-foot commercial structure previously
occupied by a sit-down restaurant, for reuse as a quick-service restaurant with a drive-through.
The building’s footprint will remain unchanged, with proposed improvements including interior
remodeling, exterior façade upgrades, and the addition of a drive-through lane. No major site
grading or disturbance to natural features is proposed with the exception.
The project is consistent with the site’s Highway Commercial land use designation, community
commercial zoning district, the 2040 Ukiah General Plan, and all relevant local planning policies.
Staff has determined that the project will not impact sensitive environmental resources, including
habitats for endangered species, geologically sensitive areas, or sites of historical or
archaeological significance, nor will it result in a substantial change from the previous long-term
restaurant operator.
PUBLIC NOTICE
• Notice of the Public Hearing was provided in the following manner, in accordance with
UCC §9263:
• Published in the Ukiah Daily Journal on April 5, 2025; and
• Posted on the Project site on April 4, 2025; and
• Posted at the Civic Center (glass case) on April 4, 2025; and
• Mailed to property owners within 300 feet of the Project parcels on April 5, 2025; and
• Emailed to all agencies having jurisdiction: April 4, 2025.
RECOMMENDATION
Staff recommends that the City of Ukiah Zoning Administrator:
1) Conduct a public hearing; and
2) Approve the Minor Site Development Permit to renovate and repurpose an existing
commercial structure and utilize its previously approved signage allowance for continued
restaurant use at 105 Pomeroy Street, Ukiah, CA; APN 002-247-02 as permitted under
Ukiah City Code (UCC) §9081, and in compliance with the off-street parking
requirements of UCC §9198(D).
ATTACHMENTS
1. Draft Findings
2. Draft Conditions of Approval
3. Application Materials; Project Description; Site Plan; Landscape Plan; Architectural
Details & Elevations; Maps
4. Historical Signage Documents (105 Pomeroy Street)
5. Agency Referral Responses
6. Design Review Board Draft Minutes – November 21, 2024
Page 36 of 55
RESTAURANT
EXISTING
± 3,100 SF
PO
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8
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21
22
23
24
25
26
27
28
29
30
31333435363738
394041424344454647484950
F.F.=104.25±
E. PERKINS STREET
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.
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24-0042-00
DEC. 2024
C-100
2
1"=10'
IMPROVEMENT PLAN FOR
105 POMEROY AVE.
THE HABIT BURGER GRILL
SITE PLAN
UKIAH, CALIFORNIA 10
5
P
O
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R
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A
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.
1
GRAPHIC SCALE
1 in = 10 ft
0510 10 20
SCALE:
HORIZ.
VERT.
1" =
1" =
BENCH MARK COMPUTED
DESIGNED
DRAWN
PROJ. ENGR.
DATE
SHEET
OF
JOB NO.
web: www.mpengr.com
7643 North Ingram Avenue, Suite #105
Fresno, CA 93711
phone: (559) 853-4505
Folsom *Fresno
NEW 6" CURB
NEW 6" CURB
UKIAH - 105 POMEROY
SITE PLAN
APN 002-247-02-00
PARCEL SIZE: 0.78 ACRES
OWNER/APPLICANT
UK 105 INVESTMENTS, LLC
4302 REDWOOD WHY, SUITE 200
SAN RAFAEL, CA 94903
916-7614-5602
EXISTING ZONING: C1 COMMERCIAL
PROPOSED ZONING: C1 COMMERCIAL
EXISTING GENERAL PLAN: HIGHWAY COMMERCIAL
PROPOSED GENERAL PLAN: HIGHWAY COMMERCIAL
USE: RESTAURANT, ALLOWED USE
MAX. BUILDING HEIGHT: 50 FEET
SETBACKS:
FRONT: 5' R/W; 10 CORNER LOTS
REAR AND SIDE: NONE
PARKING:
DRIVE-THROUGH/TAKEOUT RESTAURANTS
(1
3 SEATS)
RESTAURANT
REQUIRED: 20 SPACES
(48 SEATS + EMPLOYEES)
PROVIDED: 51 SPACES
STACKING AREA FOR DRIVE-THROUGH
REQUIRED: 8 SPACES
PROVIDED: 13 SPACES
PARKING STANDARDS: (90 DEGREE)
STALL WIDTH: 9 FEET
STALL LENGTH: 19 FEET
AISLE WIDTH: 24 FEET
EXISTING SIGN
TO REMAIN
Page 37 of 55
RESTAURANT
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24-0042-00
MAR. 2025
C-100
2
1"=10'
IMPROVEMENT PLAN FOR
105 POMEROY STREET
THE HABIT BURGER GRILL
SITE PLAN
UKIAH, CALIFORNIA 10
5
P
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R
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S
T
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1
GRAPHIC SCALE
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HORIZ.
VERT.
1" =
1" =
BENCH MARK COMPUTED
DESIGNED
DRAWN
PROJ. ENGR.
DATE
SHEET
OF
JOB NO.
web: www.mpengr.com
600 Coolidge Drive, Suite #140
Folsom, CA 95630
phone: (916) 984-7621
Fresno*Folsom
NEW 6" CURB
NEW 6" CURB
105 POMEROY STREET
SITE PLAN
APN 002-247-02-00
PARCEL SIZE: 0.78 ACRES
OWNER/APPLICANT
UK 105 INVESTMENTS, LLC
4302 REDWOOD WHY, SUITE 200
SAN RAFAEL, CA 94903
916-7614-5602
EXISTING ZONING: C1 COMMERCIAL
PROPOSED ZONING: C1 COMMERCIAL
EXISTING GENERAL PLAN: HIGHWAY COMMERCIAL
PROPOSED GENERAL PLAN: HIGHWAY COMMERCIAL
USE: RESTAURANT, ALLOWED USE
MAX. BUILDING HEIGHT: 50 FEET
SETBACKS:
FRONT: 5' R/W; 10 CORNER LOTS
REAR AND SIDE: NONE
PARKING:
DRIVE-THROUGH/TAKEOUT RESTAURANTS
(1
3 SEATS)
RESTAURANT
REQUIRED: 20 SPACES
(48 SEATS + EMPLOYEES)
PROVIDED: 46 SPACES
STACKING AREA FOR DRIVE-THROUGH
REQUIRED: 8 SPACES
PROVIDED: 13 SPACES
PARKING STANDARDS: (90 DEGREE)
STALL WIDTH: 9 FEET
STALL LENGTH: 19 FEET
AISLE WIDTH: 24 FEET (TWO WAY)
AISLE WIDTH: 18 FEET (ONE WAY)
STALL WIDTH: 8.5 FEET (COMPACT)
STALL LENGTH: 16 FEET (COMPACT)
EXISTING FREEWAY
HEIGHT SIGN
POST TO REMAIN AND
NEW SIGNAGE TO BE
INSTALLED
NEW 6" CURB
NEW LANE STRIPING
PROJECT DESCRIPTION
LOCATED ON THE SITE IS AN EXISTING 3,100 SQUARE FOOT RESTAURANT
BUILDING, TRASH ENCLOSURE, FREEWAY HEIGHT SIGN POST AND ON SITE
PARKING.
THE PROPOSED PROJECT IS FOR A REMODEL OF AN EXISTING 3,100 SQUARE
FOOT ADD A DRIVE-THROUGH TO THE EXISTING RESTAURANT BUILDING IN AN
AREA OF EXTRA PARKING AT THE BACK OF THE BUILDING. ADD A LARGE DOUBLE
WIDE DRIVE-THROUGH QUEUING AREA IS PROPOSED TO PROVIDE AMPLE
VEHICLE STACKING WITH ROOM FOR ABOUT 13 ± VEHICLES. ACCORDING TO THE
CITY OF UKIAH CODE, FOR DRIVE-THROUGH/TAKEOUT RESTAURANTS, ONE
PARKING SPACE PER THREE DINING ROOM SEATS. THE PROPOSED FACILITY WILL
HAVE 48 SEATS AND IT IS ANTICIPATED THAT THE MAXIMUM SHIFT WILL HAVE 10
EMPLOYEES. THE REQUIRED PARKING WOULD BE 48/3 + 10/2 = 21 PARKING
SPACES. THE PROPOSED MODIFICATIONS TO THE SITE WILL PROVIDE 46 PARKING
SPACES; ALL PARKING SPACES STANDARD SIZE EXCEPT FOR SIX COMPACTS
ALONG THE DRIVE THRU. THE PARKING SPACES AROUND THE PERIMETER WILL
HAVE A TWO-FOOT OVERHANG INTO THE LANDSCAPE STRIP, MAKING THESE
STANDARD SPACES. THE SITE WILL RETAIN THE WIDE INGRESS AND EGRESS
ENTRIES AND MAINTAIN A TWENTY-FOUR FOOT WIDE DRIVE AISLE.
TO BRING THE SITE INTO CONFORMANCE WITH CITY CODE, PROPOSE BOTH LONG
TERM AND SHORT-TERM BICYCLE PARKING, PROVIDE A STRIPED PEDESTRIAN
PATH OF TRAVEL FROM THE REAR PARKING AREA TO THE RESTAURANT AND
FROM THE RESTAURANT TO THE TRASH ENCLOSURE, ADD LANDSCAPE PLANTERS
IN AND AROUND THE PERIMETER TO ACCOMMODATE TREE PLANTING THAT WILL
BREAK UP THE EXISTING SEA OF ASPHALT AND IMPROVE THE CIRCULATION AND
FEEL OF WHAT IS CURRENTLY THERE.
HOURS OF OPERATION:
STANDARD HOURS: MONDAY-SUNDAY 10:30AM - 10:00PM
STANDARD D/T HOURS: MONDAY- SUNDAY 10:30AM - 11:00PM
DAYS AND HOURS OF SHIFTS:
MONDAY-SUNDAY: 9AM - 4PM MONDAY-SUNDAY: 4PM-12PM
NUMBER OF SHIFTS: 2 (OPENING & CLOSING)
NUMBER OF EMPLOYEES / SHIFT : 8-10 EMPLOYEES PER SHIFT (APPROX. 25-30
EMPLOYEES TOTAL)
DELIVERY HOURS: 2-3 DELIVERIES PER WEEK BEFORE THE
RESTAURANT OPENS
DRB Draft - 03.27.2025
Page 38 of 55
RESTAURANT
EXISTING
± 3,100 SF
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8
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26
272829303133
34353637383940414243
F.F.=104.25±
E.PERKINS STREET
1
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20.01'
24.79'
4
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24'
6.49'12'4'12'18.8'5'
1
2
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(TYP)
EV EV
EV EV
EVSE EVSE EVSE EVSE
2 SHORT TERM BICYCLE
LONG TERM BICYCLE
14'
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24-0042-00
APRIL 2, 2025
C-100
2
1"=10'
IMPROVEMENT PLAN FOR
105 POMEROY STREET
THE HABIT BURGER GRILL
SITE PLAN
UKIAH, CALIFORNIA 10
5
P
O
M
E
R
O
Y
S
T
R
E
E
T
1
GRAPHIC SCALE
1 in = 10 ft
0510 10 20
SCALE:
HORIZ.
VERT.
1" =
1" =
BENCH MARK COMPUTED
DESIGNED
DRAWN
PROJ. ENGR.
DATE
SHEET
OF
JOB NO.
web: www.mpengr.com
600 Coolidge Drive, Suite #140
Folsom, CA 95630
phone: (916) 984-7621
Fresno*Folsom
NEW 6" CURB
NEW 6" CURB
105 POMEROY STREET
SITE PLAN
APN 002-247-02-00
PARCEL SIZE: 0.78 ACRES
OWNER/APPLICANT
UK 105 INVESTMENTS, LLC
4302 REDWOOD WHY, SUITE 200
SAN RAFAEL, CA 94903
916-7614-5602
EXISTING ZONING: C1 COMMERCIAL
PROPOSED ZONING: C1 COMMERCIAL
EXISTING GENERAL PLAN: HIGHWAY COMMERCIAL
PROPOSED GENERAL PLAN: HIGHWAY COMMERCIAL
USE: RESTAURANT, ALLOWED USE
MAX. BUILDING HEIGHT: 50 FEET
SETBACKS:
FRONT: 5' R/W; 10 CORNER LOTS
REAR AND SIDE: NONE
PARKING:
DRIVE-THROUGH/TAKEOUT RESTAURANTS
(1
3 SEATS)
RESTAURANT
REQUIRED: 20 SPACES
(48 SEATS + EMPLOYEES)
PROVIDED: 43 SPACES
STACKING AREA FOR DRIVE-THROUGH
REQUIRED: 8 SPACES
PROVIDED: 13 SPACES
PARKING STANDARDS: (90 DEGREE)
STALL WIDTH: 9 FEET
STALL LENGTH: 19 FEET
AISLE WIDTH: 24 FEET (TWO WAY)
AISLE WIDTH: 18 FEET (ONE WAY)
STALL WIDTH: 8.5 FEET (COMPACT)
STALL LENGTH: 16 FEET (COMPACT)
EXISTING FREEWAY
HEIGHT SIGN
POST TO REMAIN AND
NEW SIGNAGE TO BE
INSTALLED
NEW 6" CURB
NEW LANE STRIPING
PROJECT DESCRIPTION
LOCATED ON THE SITE IS AN EXISTING 3,100 SQUARE FOOT RESTAURANT
BUILDING, TRASH ENCLOSURE, FREEWAY HEIGHT SIGN POST AND ON SITE
PARKING.
THE PROPOSED PROJECT IS FOR A REMODEL OF AN EXISTING 3,100 SQUARE
FOOT ADD A DRIVE-THROUGH TO THE EXISTING RESTAURANT BUILDING IN AN
AREA OF EXTRA PARKING AT THE BACK OF THE BUILDING. ADD A LARGE DOUBLE
WIDE DRIVE-THROUGH QUEUING AREA IS PROPOSED TO PROVIDE AMPLE
VEHICLE STACKING WITH ROOM FOR ABOUT 13 ± VEHICLES. ACCORDING TO THE
CITY OF UKIAH CODE, FOR DRIVE-THROUGH/TAKEOUT RESTAURANTS, ONE
PARKING SPACE PER THREE DINING ROOM SEATS. THE PROPOSED FACILITY WILL
HAVE 48 SEATS AND IT IS ANTICIPATED THAT THE MAXIMUM SHIFT WILL HAVE 10
EMPLOYEES. THE REQUIRED PARKING WOULD BE 48/3 + 10/2 = 21 PARKING
SPACES. THE PROPOSED MODIFICATIONS TO THE SITE WILL PROVIDE 46 PARKING
SPACES; ALL PARKING SPACES STANDARD SIZE EXCEPT FOR SIX COMPACTS
ALONG THE DRIVE THRU. THE PARKING SPACES AROUND THE PERIMETER WILL
HAVE A TWO-FOOT OVERHANG INTO THE LANDSCAPE STRIP, MAKING THESE
STANDARD SPACES. THE SITE WILL RETAIN THE WIDE INGRESS AND EGRESS
ENTRIES AND MAINTAIN A TWENTY-FOUR FOOT WIDE DRIVE AISLE.
TO BRING THE SITE INTO CONFORMANCE WITH CITY CODE, PROPOSE BOTH LONG
TERM AND SHORT-TERM BICYCLE PARKING, PROVIDE A STRIPED PEDESTRIAN
PATH OF TRAVEL FROM THE REAR PARKING AREA TO THE RESTAURANT AND
FROM THE RESTAURANT TO THE TRASH ENCLOSURE, ADD LANDSCAPE PLANTERS
IN AND AROUND THE PERIMETER TO ACCOMMODATE TREE PLANTING THAT WILL
BREAK UP THE EXISTING SEA OF ASPHALT AND IMPROVE THE CIRCULATION AND
FEEL OF WHAT IS CURRENTLY THERE.
HOURS OF OPERATION:
STANDARD HOURS: MONDAY-SUNDAY 10:30AM - 10:00PM
STANDARD D/T HOURS: MONDAY- SUNDAY 10:30AM - 11:00PM
DAYS AND HOURS OF SHIFTS:
MONDAY-SUNDAY: 9AM - 4PM MONDAY-SUNDAY: 4PM-12PM
NUMBER OF SHIFTS: 2 (OPENING & CLOSING)
NUMBER OF EMPLOYEES / SHIFT : 8-10 EMPLOYEES PER SHIFT (APPROX. 25-30
EMPLOYEES TOTAL)
DELIVERY HOURS: 2-3 DELIVERIES PER WEEK BEFORE THE
RESTAURANT OPENS
Zoning Administrator Draft: 04.02.2025Type text here
Page 39 of 55
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
Attachment 3
Page 40 of 55
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)
Page 41 of 55
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.
Page 42 of 55
Planning Commission | Staff Report
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.
Page 43 of 55
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.
Page 44 of 55
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
Page 45 of 55
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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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).
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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.
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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
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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
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