HomeMy WebLinkAbout2025-12-10 PC PacketPage 1 of 3
Rev. 12/5/25 – An administrative correction was made to the start time of the meeting.
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
Or you can call in using your telephone only:
• Call (toll free) 1-888-788-0099
• Enter the Access Code: 831 2888 4939
• To Raise Hand enter *9
• To Speak after being recognized: enter *6 to unmute yourself
Alternatively, you may view the meeting (without participating) by clicking on the name of the meeting at
www.cityofukiah.com/meetings.
December 10, 2025 – 6:00 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 November 12, 2025, a Regular Meeting.
Recommended Action: Approve the Minutes of November 12, 2025, a Regular Meeting.
Attachments:
1. 2025-11-12 PC Draft Mniutes
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
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order for everyone to be heard, please limit your comments to three (3) minutes per person and not more than ten (10) minutes
per subject. The Brown Act regulations do not allow action to be taken on audience comments 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 Report and discuss questions
with Staff.
Attachments:
1. Planning Division Projects Report - 12-01-25
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. Consideration of a Major Site Development Permit, Major Use Permit, and Lot Merger for
Conversion of an Existing Building into an ‘Urgent Care and Administration Office’ at 1240
Airport Park Boulevard (APNs 180-080-74 & 180-080-75). File No. 25-0011; Permit No. PA25-
000019.
Recommended Action: Staff recommends that the Planning Commission: 1) Conduct a public
hearing; and 2) Approve the Major Site Development Permit, Major Use Permit, and Lot Merger for
a Conversion of an Existing Building into an ‘Urgent Care and Administration Office’ at 1240
Airport Park Boulevard (APNs 180-080-74 & 180-080-75). File No. 25-0011; Permit No. PA25-000019,
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. Application Materials
14.b. Update to the Planning Commission on the Recommendations from the Downtown Zoning Code
Ad Hoc Committee for Revisions to the Downtown Zoning Code in Accordance with Ukiah 2040
General Plan Policy LU-3.
Recommended Action: Staff recommends that the Planning Commission receive, discuss, and
provide initial feedback to staff on the recommendations from the Downtown Zoning Code Ad Hoc
Committee for updating the Downtown Zoning Code in accordance with Ukiah 2040 General Plan
policy LU-3.
Attachments:
1. Downtown Zoning Code Overview Presentation - 2011
2. Downtown Zoning Code Ordinance No. 1139 - 2012
3. Downtown Zoning Code - Maps, Figures & Parcels - 2025
4. Downtown Zoning Code - Alternative Regulating Plan - 2009
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5. Downtown Zoning Code Map - Proposed
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.
Araceli Sandoval, Deputy City Clerk
Dated: 12/4/25
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Agenda Item 5a.
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CITY OF UKIAH
PLANNING COMMISSION MINUTES
REGULAR
Civic Center Council Chamber ♦ 300 Seminary Avenue ♦ Ukiah, CA 95482
Virtual Meeting Link: https://us06web.zoom.us/j/83128884939
November 12, 2025
5:15 p.m.
1. CALL TO ORDER
The City of Ukiah Planning Commission held a Regular Meeting on November 12, 2025. The meeting
was legally noticed on November 7, 2025. The meeting was held in person and at the following virtual
link: https://us06web.zoom.us/j/83128884939. Chair de Grassi called the meeting to order at 5:15 p.m.
CHAIR de GRASSI PRESIDING.
2. ROLL CALL
Roll call was taken with the following Commissioners Present: Jacob Brown, Devery Montaňo, Rick
Johnson, Mark Hilliker, and Alex de Grassi. Staff Present: Craig Schlatter, Community Development
Director; Jesse Davis, Chief Planning Manager; Katherine Schaefers; 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 October 22, 2025, a Regular Meeting.
Motion/Second: Hilliker/Brown to approve the minutes of the October 22, 2025, a Regular Meeting,
as submitted. Motion carried by the following Roll Call votes: AYES: Brown, Montaňo, Johnson,
Hilliker, and de Grassi. NOES: None. ABSENT: None. ABSTAIN: None.
6. APPEAL PROCESS
Chair de Grassi stated the appeals deadline date is November 24, 2025, before 5:00 p.m.
7. COMMENTS FROM THE AUDIENCE ON NON-AGENDA ITEMS
Public Comment: Pinky Kushner – Trees.
8. SITE VISIT VERIFICATION
All Commissioners confirmed their visit to the site.
9. VERIFICATION OF NOTICE
The Clerk noted that the agenda was properly noticed.
10. PLANNING COMMISSIONERS' REPORTS
Presenter: Vice Chair Hilliker and Commissioner Johnson.
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Minutes of the Ukiah Planning Commission November 12, 2025, Continued:
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11. DIRECTOR’S REPORT
a. Receive Community Development Director’s Report.
Presenter: Craig Schlatter, Community Development Director.
No public comment was received.
The November 2025 report was received.
12. CONSENT CALENDAR
No items on the Consent Calendar.
13. UNFINISHED BUSINESS
No items on Unfinished Business.
14. NEW BUSINESS
a. Conduct a Public Hearing for Consideration of Approval for a Major Site Development Permit
for the Construction of a Single-Story Commercial Shell with Shared Site Improvements at
1294 and 1296 North State Street (APN 001-370-36 and 001-370-37); File No. 25-001039; PA25-
000017 (formerly File No. 17-3069).
Presenters: Katherine Schaefers, Planning Manager; Jesse Davis, Chief Planning Manager; and Craig
Schlatter, Community Development Director.
PUBLIC HEARING OPENED AT 6:05 P.M.
Applicant Comment: Issa and Elias Tannons.
Public Comment: Lee Dickson and Pinky Kushner.
PUBLIC HEARING CLOSED AT 6:28 P.M.
Commission Consensus to re-open the public hearing.
PUBLIC HEARING RE-OPENED AT 6:37 P.M.
Applicant Comment: Issa and Elias Tannons.
PUBLIC HEARING CLOSED AT 6:40 P.M.
Motion/Second: Brown/Montaňo to deny the Major Site Development Permit application as proposed,
based on the inability to make mandatory findings related to public safety and traffic circulation (UCC
§9263E Findings 2 and 3) due to the inclusion of the drive-through component. Motion carried by the
following Roll Call votes: AYES: Brown, Montaňo, Johnson, Hilliker, and de Grassi. NOES: None.
ABSENT: None. ABSTAIN: None.
Motion/Second: Brown/Hilliker to approve the Major Site Development Permit for the Construction of
a Single-Story Commercial Shell at 1294 N. State Street (APN 001-370-36 and 001-370-37); File No.
25-001039; PA25-000017 (formerly File No. 17-3069), conditioned upon the removal of the drive-
through component, based on the Findings in Attachment 1, and subject to the Conditions of
Approval in Attachment 2; and subject to the Planning Commission Special Condition of Approval:
a. The Applicant shall Install signage to restrict egress onto North State Street by only allowing a
right hand turn from the southeastern encroachment.
b. The Applicant is recommend to install additional pedestrian access improvements along Empire
Drive to encourage multimodal access).
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Minutes of the Ukiah Planning Commission November 12, 2025, Continued:
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Motion carried by the following Roll Call votes: AYES: Brown, Montaňo, Johnson, Hilliker, and de
Grassi. NOES: None. ABSENT: None. ABSTAIN: None.
15. ADJOURNMENT
There being no further business, the meeting adjourned at 6:54 p.m.
____________________________
Kristine Lawler, CMC
City Clerk
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Page 1 of 1
Agenda Item No: 11.a.
MEETING DATE/TIME: 12/10/2025
ITEM NO: 2025-1359
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 - 12-01-25
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:
• December 2025 Planning Division Projects Report (Attachment 1)
o This is a monthly report produced on the first of each month. The December 2025 report and
previous monthly reports are located on the Planning Division Services web-page, under
"Current Planning Reports":
▪ https://cityofukiah.com/community-development/planning-services
Recommended Action: Receive Community Development Director's Report and discuss questions with
Staff.
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Permit #Site Address Date
Submitted Summary of Project Status
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 - Limited Updates
Since 02/01/25.
PA25-000019 1240 Airport Park Blvd.9/10/25
Major Site Development Permit and Lot Merger of APNs (180-080-74; 180-080-
75) converting a ±7,129-square-foot structure into an ‘Urgent Care and
Administrative Office’ within the AIP-PD Mixed-Use Airport Industrial Park
Planned Development.
Design Review Board (DRB) recommended approval to the
Planning Commission (PC) on 10/24/25. PC hearing scheduled
for 12/10/25.
LLA25-000006 670 and 680 N. State
St.11/3/25
Lot Line Adjustment for two (2) parcels. No new development is proposed or
associated with this request. Following the adjustment, Parcel 1 will increase in
size by approximately 0.58 acres (25,264.8 sf), and Parcel 2 will decrease by
the same amount.
Awaiting approval by the City Engineer.
PA25-000021 101 and 105 S Main St.11/7/25
Historic Demolition Permit for two structures over 50 years old (APN 002-231-
01). The request focuses on revising mitigation measures in a CEQA
Addendum to the 2022 City Council–approved Initial Study and demolition
permit, reflecting a new applicant and updated project timing.
Demolition Review Committee (DRC) recommended to City
City Council (CC) on 11/20/25, that the Draft Addendum (with
modifications to the proposed CUL-2 and CUL-3) successfully
mitigates the significant environmental impact of the
demolition.
File No. 25-001630 817 Waugh Ln.11/21/25
Historic Demolition Permit request for a residential structure (APN 003-574-07).
The proposal also includes demolition of a barn, garages, shed, and vineyard,
none of which rise to the level of historical or architectural significance that
would warrant review under the City’s historic demolition procedures.
In assessment for Historical Review eligibility pursuant to Ukiah
City Code (UCC) 3016
City of Ukiah
Submitted Planning Applications
12/1/2025
Page 1 of 4
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.
On 10/22/25, the Planning Commission
(PC) recommended the Ordinance to the
City Council (CC). CC Adopted on
11/5/25.
Land Use E - Zoning Code
Amendments 12/31/2025 The City shall amend the Zoning Code to address 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 met in
August 2025, and October 29, 2025. PC
workshop scheduled for 12/10/25.
Land Use E - Zoning Code
Amendments 12/31/2025 Zoning Districts and map consistency with the 2040 Land Use Diagram.
In progress. Working towards creating
official zoning maps by updating parcel
boundaries within City limits, integrating
past lot line adjustments, compiling and
rectifying past zoning inconsistencies,
capturing past annexation boundaries,
and Ukiah Municipal Airport Compatibility
Plan (UKIALUCP) infill policy
identification.
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.
City of Ukiah
2040 General Plan Implementation - Status of Projects In-Process or Recently (Within Previous 60 Days) Completed
12/1/2025
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General Plan
Element
Implementation
Program Date Due Description Status / Comments
Mobility Element L - Airport Parcels 12/31/2025
The City shall prepare a study to identify parcels on which new
development could benefit the airport and support annexation of those
parcels. (Policy MOB-6.3) Infill Policy for Compatibility Zones: The City
shall work collaboratively with the County to develop an In-fill Policy
within the Municipal Airport Compatibility Zones
Identification for potential infill eligibility
within Airport Compatibility Zone 2 in
progress. Informational Item scheduled
before Mendocino Airport Commission
11/4/25, cancelled due to lack of
quorum. On 11/19/25, the City Council
appointed a new Airport Infill Policy Ad
Hoc to assist with these efforts.
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.
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 historically sensitive
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.
Community workshop held on 10/16/25
and new historic preservation webpage
launched on City's website. Staff and
Historical Society of Mendocino County
staff currently drafting an ordinance
based on community and Ad Hoc input.
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.
On 10/08/25, the PC considered and
adopted a resolution recommending
prezoning one unincorporated parcel,
Assessor’s Parcel Number (APN) 167-
280-15, addressed as 1 Carousel Lane,
to the Public Facilities (PF) Zoning
District, applying the Public (P) land use
designation under the City’s 2040
General Plan. The prezoning is proposed
in anticipation of, and to facilitate,
annexation of the property into the City
of Ukiah. City Council approved a
Resolution of Application to the
Mendocino Local Agency Formation
Commission (LAFCO) on 11/5/25.
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Permit #Site Address Approved Date Summary of Project Comments
PA25-000015 1201 Airport Park Blvd.10/3/25
Minor Site Development Permit to facilitate façade and signage alterations
to an existing restaurant in the Airport Industrial Park Planned
Development (AIP-PD) Retail Commercial Land Use Designation
Design Review Board (DRB)
recommended approval on
9/25/25; Zoning Administrator (ZA)
public hearing scheduled for
10/2/25, continued to a date certain
and approved on 10/3/25.
PA25-
000016 295 Brush St.10/17/25
Director's Determination to facilitate parking lot improvements to an
existing facility used for religious assembly in a Heavy Commercial (C-2)
zoning district per Use Permit No. 01-29 (Eastern Catholic Mission of
Ukiah), approved in 2001
Approved by Community
Development Director on 10/17/25.
17-3069 1294 N. State St. 11/12/25
Resubmitted Site Development Permit to allow for construction two retail
suites (including one drive-through), within the Community Commercial (C-
1) zoning district at the "Old Tackroom" location. Original submittal
9/13/17; initial DRB evaluation on January 25, 2018; Resubmittal 8/29/25.
Approved by Planning Commission
(PC) on 11/12/25.
#LLA25-
000005 420 Cooper Lane.10/14/25
A Lot Merger that merges three contiguous parcels to facilitate the
development of a 15-unit Inter-Tribal Elder Village: Parcel 1 (APN 003-582)
– approximately 0.64 acres; Parcel 2 (APN 003-572-18) – approximately
1.75 acres; Parcel 3 (APN 003-572-17) – approximately 0.19 acres
Approved by the City Engineer on
10/14/25.
City of Ukiah
Recently (Within Previous 60 Days) Approved Projects
12/1/2025
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Agenda Item No: 14.a.
MEETING DATE/TIME: 12/10/2025
ITEM NO: 2025-1284
AGENDA SUMMARY REPORT
SUBJECT: Consideration of a Major Site Development Permit, Major Use Permit, and Lot Merger for
Conversion of an Existing Building into an ‘Urgent Care and Administration Office’ at 1240 Airport Park
Boulevard (APNs 180-080-74 & 180-080-75). File No. 25-0011; Permit No. PA25-000019.
DEPARTMENT: Community
Development PREPARED BY: Katherine Schaefers, Planning Manager
PRESENTER: Katherine Schaefers, Planning Manager; Jesse
Davis, AICP, Chief Planning Manager
ATTACHMENTS:
1. Draft Findings
2. Draft Conditions of Approval
3. Application Materials
Summary: The Planning Commission is requested to conduct a public hearing for consideration of a Major
Site Development Permit, Major Use Permit, and Lot Merger for conversion of an existing building into an
‘Urgent Care and Administration Office’ at 1240 Airport Park Boulevard (APNs 180-080-74 & 180-080-75). File
No. 25-0011; Permit No. PA25-000019.
Background: Mendocino Community Health Clinic (MCHC) proposes to adaptively reuse and convert the
existing 7,129-square-foot building at 1240 Airport Park Boulevard (APNs 180-080-74 and 180-080-75) into a
new urgent care clinic and administration office. Following the proposed Lot Merger, the consolidated site will
total approximately 50,537 square feet (1.16 acres). The completed building will total approximately 14,144
square feet, including a mezzanine second floor constructed within the existing structural shell. The property is
located within the Light Manufacturing/Mixed-Use Zoning District of the Airport Industrial Park Planned
Development (AIP-PD) and falls within the purview of the Ukiah Municipal Airport Land Use Compatibility Plan
(ALUCP), Compatibility Zones 5 and 6.
The existing structure was built in 1992 as a steel pre-fabricated building with concrete tilt-up walls, originally
serving the U.S. Geological Survey. Subsequent uses have included a veterinary office and
headquarters/warehouse for United Disaster Relief. The two subject parcels were created via Minor
Subdivision 05-22 in 2005. APN 180-080-75 remains undeveloped, lacking sidewalk and landscaping
improvements consistent with Airport Park Boulevard commercial standards.
The project requires three discretionary approvals. A Major Use Permit is needed to allow operation of the
urgent care clinic and administrative offices, which constitute medical service provision and professional office
use. The permit is classified as Major because it involves a change in use triggering Planning Commission
review and approval under the AIP-PD. A Major Site Development Permit is required due to the limited
expansion of the structure and substantial exterior modifications to the existing building and associated
grounds. Finally, a Lot Merger is required to combine the existing developed parcel and the vacant parcel into
a single legal lot for off-street parking and frontage improvements. Under UCC §8296F, the Lot Merger is
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acted upon concurrently with the other permits by the Planning Commission as the highest review authority. It
will be subsequently administered under the review of the City Engineer.
The Design Review Board (DRB) evaluated the project on October 23, 2025, and recommended additional
information be provided by the applicant to inform the number of required parking spaces. The AIP-PD allows
the Planning Commission the discretion to approve deviations from standard parking requirements for unique
uses when findings demonstrate that on-street congestion will not result. The project also includes site
improvements such as bicycle infrastructure, mechanical equipment screening, patient loading areas, and
solar panel installation through rooftop and shade structures, along with 23 percent landscaping coverage.
Agency review was initiated on September 5, 2025, with input requested from 14 public entities, including the
Fire Prevention Division of the Community Development Department on behalf of Ukiah Valley Fire Authority
(UVFA), Ukiah Electric Utility Department (EUD), and Great Redwood Trail Agency (GRTA). Following
comments received from the entities, the applicant submitted revised “Delta 1” plans and a formal Comment
Response on October 17, 2025. Fire code requirements included a secondary fire access road, and a gate
activated by an approved device. The applicant revised the plans to incorporate these elements and confirmed
that internal circulation, including the hammerhead turnaround, meets fire code standards and supports fire
apparatus weighing up to 75,000 pounds. EUD required underground service and easement dedication, which
the applicant confirmed. The GRTA supported trail connectivity and encroachment permits, and the applicant
committed to exploring alternative employee and client access, including bicycle parking and related
improvements, due to the difficulties of an on-site encroachment from the secured parking area.
Discussion: The proposed MCHC Urgent Care and Administrative Office project is evaluated for consistency
with the Ukiah 2040 General Plan, the Airport Industrial Park Planned Development (AIP-PD) Ordinance, and
the Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP), along with applicable Ukiah City Code
parking provisions. Staff provides draft Findings (Attachment 1) and Conditions of Approval (Attachment 2) for
review and consideration of the Planning Commission.
Zoning Consistency (AIP-PD)
As reviewed, the project clearly complies with the AIP-PD Light Manufacturing/Mixed-Use standards, as
summarized below, and further clarified in Attachment 1:
Requirement Project Component Consistenc
y
Land Use Urgent Care Clinic and Administrative Offices are permitted with a Use
Permit.
Consistent
Design
Quality/Bulk
Mezzanine within existing shell; footprint not expanded; no additional
height.
Consistent
Screening &
Aesthetics
Mechanical and electrical equipment screened; maintains current height;
staff parking screened from Airport Park Blvd.
Consistent
Parking Location &
Site Layout
Lot Merger allows front parcel parking; 18 rear stalls for staff; 23%
landscaping (exceeds 20% minimum).
Consistent
Airport
Compatibility
Zones 5 & 6; single-acre intensity limits met; avigation easement
dedication required.
Consistent
Parking Reduction Analysis
The applicant requests a reduction in off-street parking from 64 spaces to 48 spaces. The parking
requirements are established in the Ukiah Municipal Code (UCC), Division 9, Chapter 2, Article 17, Off-Street
Parking and Loading regulations and described below for 1240 Airport Park Boulevard.
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Page 3 of 5
Use Calculation Required
Spaces
Health Facility (7,129 SF ÷ 200 SF per space) 7,129 ÷ 200 36
Medical Office Space (6,958 SF ÷ 250 SF per space) 6,958 ÷ 250 28
Total Required 64
Proposed 48
Reduction Requested 16
While the DRB recommended approval, it suggested that additional employee and patient volume data, along
with operational measures, be provided to prevent potential overflow of the off-street parking facilities. The
AIP-PD development standards allow the Planning Commission to depart from standard parking requirements
when it finds that a unique use or site condition will generate a lower parking demand than what is objectively
required. Staff notes that the vacant parcel to be merged with the developed facility will be fully used for
landscaping and parking, and that meeting the total number of required spaces per UCC is not feasible without
relying on off-site parking or constructing multi-level parking facilities. Staff also notes that the objective
standards maintained by the City for parking are increasingly dated and generalized for a wide range of
professional office uses that may not reflect their actual demand.
Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP) Consistency
The proposed MCHC Urgent Care and Administrative Office must be reviewed for compliance with the Ukiah
Municipal Airport Land Use Compatibility Plan (UKIALUCP). This review focuses on intensity standards for
nonresidential uses, measured in people per acre. Intensity is the main factor used to evaluate safety near the
airport. Zones 5 and 6 allow maximum sitewide intensities of 100 and 300 people per acre. Surveys by
multiple agencies show that retail and office spaces are typically occupied at no more than half of their
maximum rated occupancy, even during peak hours. Because of this, the UKIALUCP allows the calculated
number of people for office and retail uses to be divided by two to reflect actual occupancy before determining
the final people per acre.
Furthermore, the project site spans two of the least restrictive airport safety zones: Zone 5 (Sideline Zone) and
Zone 6 (Traffic Pattern Zone). Outpatient medical and office uses are considered “conditionally compatible” in
both zones as long as they meet the required intensity limits, as shown in Attachment 3. The applicant
provides the calculated intensities for UKIALUCP consistency in that attachment and demonstrates that the
project complies with the standards for Zones 5 and 6, which allow higher intensities than the areas located
north or south of the runway.
Finally, as a conditionally compatible use, the project must dedicate an avigation easement to the City of
Ukiah. The applicant has agreed to this requirement, including mitigation for any potential glare from future
solar installations. No comments were received from Mendocino County Airport Land Use Committee staff or
the Airport Commission.
Site Development Permit Summaries (UCC §9263E)
Page 14 of 100
Page 4 of 5
No
. Finding Staff Analysis
1 The proposal is consistent with the goals,
objectives, and policies of the City General Plan.
Consistent with Goals LU-4 and LU-11, Policies
PFS-12.7 and MOB-1.10; aligns with AIP-PD
objectives and UKIALUCP Zones 5 and 6.
2 The location, size, and intensity of the proposed
project will not create a hazardous or inconvenient
vehicular or pedestrian traffic pattern.
Conditional/Pending; 8-ft emergency ambulance
path included; finding contingent on approval of
parking reduction based on operational data.
3 The accessibility of off-street parking areas and the
relation of parking areas with respect to traffic on
adjacent streets will not create a hazardous or
inconvenient condition to adjacent or surrounding
uses.
Conditional/Pending; DRB required detailed
operational and volume justification; project
includes bicycle parking per Policies MOB-1.10
and MOB-2.2; final determination pending.
4 Sufficient landscaped areas have been reserved for
purposes of separating or screening the proposed
structure(s) from the street and adjoining building
sites, and breaking up and screening large
expanses of paved areas.
23% landscaping coverage, exceeds 20%
minimum; trees and shrubs provide screening for
rear parking and mechanical areas.
5 The proposed development will not restrict or cut
out light and air on the property, or on the property
in the neighborhood; nor will it hinder the
development or use of buildings in the
neighborhood, or impair the value thereof.
Expansion occurs within existing structural shell;
no adverse impacts anticipated on neighboring
properties.
6 The improvement of any commercial or industrial
structure will not have a substantial detrimental
impact on the character or value of an adjacent
residential zoning district.
Property is within Light Manufacturing/Mixed-Use
zone surrounded by commercial uses; no
substantial detrimental impact expected.
7 The proposed development will not excessively
damage or destroy natural features, including trees,
shrubs, creeks, and the natural grade of the site.
Existing mature trees along western boundary
retained; limited removal or trimming for
emergency access; site is previously developed
and generally flat.
8 There is sufficient variety, creativity, and articulation
to the architecture and design of the structure(s)
and grounds to avoid monotony and/or a box-like
uninteresting external appearance.
Design features fiber cement siding, new glazing,
and CMU screening walls; remodeling represents
substantial visual and functional improvement to
the existing structure when combined with overall
site improvements.
Environmental Review
The proposed action is Categorically Exempt under CEQA Guidelines, Article 19, Class 1, Section 15301(a),
because the project involves conversion and minor alteration of an existing commercial structure, with a floor
area addition of ±6,958 SF, below the 10,000 SF exemption threshold. The expansion is occurring almost
entirely within the existing structure, with only modest footprint increases to accommodate an elevator and to
screen mechanical equipment.
The proposed reduction of 16 required parking spaces does not constitute a significant environmental impact
under CEQA Guidelines §15064.3, as parking adequacy is primarily a land use policy matter. The AIP-PD
Ordinance provides Planning Commission discretion for unique uses, and the project complies with
UKIALUCP intensity standards, mitigating potential airport safety impacts. Therefore, no additional
Page 15 of 100
Page 5 of 5
environmental analysis is required solely due to the parking reduction.
Notice
Notice of the Public Hearing was provided in the following manner, in accordance with UCC §9264:
• Published in the Ukiah Daily Journal on November 30, 2025;
• Posted on the Project site on November 25, 2025;
• 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 November 25, 2025
Recommended Action: Staff recommends that the Planning Commission: 1) Conduct a public hearing; and
2) Approve the Major Site Development Permit, Major Use Permit, and Lot Merger for a Conversion of an
Existing Building into an ‘Urgent Care and Administration Office’ at 1240 Airport Park Boulevard (APNs 180-
080-74 & 180-080-75). File No. 25-0011; Permit No. PA25-000019, based on the Findings in Attachment 1,
and subject to the Conditions of Approval in Attachment 2.
Page 16 of 100
Planning Commission | Findings
Major Site Development Permit, Major Use Permit, Lot Merger
1240 Airport Park Boulevard
File No. 25-0011; Permit No. PA25-0000191
1
ATTACHMENT 1
DRAFT FINDINGS
MAJOR SITE DEVELOPMENT PERMIT, MAJOR USE PERMIT, LOT MERGER
CONVERSION OF AN EXISTING BUILDING INTO AN ‘URGENT CARE AND
ADMINISTRATION OFFICE’
1240 AIRPORT PARK BOULEVARD (APNS 180-080-74 & 180-080-75)
FILE NO. 25-0011; PERMIT NO. PA25-000019
These Findings pertain to the construction and operation of a new Urgent Care Clinic and
Administrative Office facility owned by Mendocino Community Health Clinics (MCHC) at 1240
Airport Park Boulevard. The project merges two parcels (APNs 180-080-74 and 180-080-75) into
a single 1.16-acre lot and adaptively reuses the existing 7,129-square-foot building. A 6,958-
square-foot mezzanine will be added within the existing structural shell for administrative offices,
while the ground floor (7,186 SF) will house an urgent care clinic with seven exam rooms, imaging,
and support areas. The total building area will be 14,144 SF. Site improvements include 48
parking spaces (requesting a reduction from the 64-space requirement), patient loading zones,
upgraded pedestrian facilities, screened mechanical equipment, and full solar panel offset. The
property is located in the Mixed-Use: Airport Industrial Park Planned Development (AIP-PD)
zoning district and within Airport Compatibility Zones 5 and 6.
SITE DEVELOPMENT PERMIT FINDINGS (UCC §9263E)
1. The proposal is consistent with the goals, objectives, and policies of the City General
Plan.
The project supports General Plan Goal LU-4, encouraging the growth of office and service
uses to provide jobs and community services, and Goal LU-11, ensuring high-quality site
planning, landscaping, and architectural design. The adaptive reuse and expansion for an
Urgent Care Clinic and Administrative Office is permitted with a Use Permit in the Light
Manufacturing/Mixed-Use zone. The project aligns with Policy PFS-12.7 and MOB-1.10 by
providing bicycle parking and trail access to the adjacent Great Redwood Trail. Site planning
also conforms with the AIP-PD Ordinance and intensity criteria established by the Ukiah
Municipal Airport Land Use Compatibility Plan (UKIALUCP) for Zones 5 and 6.
2. The location, size, and intensity of the proposed project will not create a hazardous or
inconvenient vehicular or pedestrian traffic pattern.
Emergency access is addressed through an 8-foot-wide path for ambulance travel and a
secondary fire access road, compliant with Ukiah Valley Fire Authority (UVFA) standards,
including support for 75,000-pound imposed loads (CFC 503.1.2). Pedestrian walkways link
parking areas to the building entrance, consistent with AIP-PD and General Plan policies
MOB-1.8 and MOB-3.6. The requested 16-space parking reduction is allowed under AIP-PD
discretionary review (UCC 9228.3), contingent upon Planning Commission review of
operational and staffing data to confirm that circulation remains safe and non-hazardous.
3. The accessibility of off-street parking areas and the relation of parking areas with
respect to traffic on adjacent streets will not create a hazardous or inconvenient
condition to adjacent or surrounding uses.
Page 17 of 100
Planning Commission | Findings
Major Site Development Permit, Major Use Permit, Lot Merger
1240 Airport Park Boulevard
File No. 25-0011; Permit No. PA25-0000191
2
The Lot Merger consolidates two parcels, creating adequate area for the 48 provided parking
spaces and patient loading zones. The reduction from 64 required spaces is permitted under
AIP-PD regulations for unique uses (UCC 9228.3) and is consistent with the Ukiah 2040
General Plan policies promoting flexible parking standards and Transportation Demand
Management (TDM) (MOB-2.2, MOB-5). Bicycle parking supports these policies. The
Planning Commission’s final determination is conditioned on confirming that the reduced
parking will prevent overflow onto adjacent streets and maintain safe access for surrounding
uses.
4. Sufficient landscaped areas have been reserved for purposes of separating or
screening the proposed structure(s) from the street and adjoining building sites, and
breaking up and screening large expanses of paved areas.
The proposal includes 23% landscaping coverage, which actively exceeds the 20% minimum
coverage required by the AIP-PD ordinance. The landscaping materials (including Japanese
Maple and Northern Red Oak trees) provide necessary visual separation and effective
screening, particularly for the staff parking areas located behind the building and the ground-
mounted mechanical equipment.
5. The proposed development will not restrict or cut out light and air on the property, or
on the property in the neighborhood; nor will it hinder the development or use of
buildings in the neighborhood, or impair the value thereof.
The project involves placing the 6,958 SF expansion (mezzanine floor) within the existing
structural shell and footprint, meaning it will not increase the current building height or
footprint, thus limiting changes to height, bulk, and mass. Located within a commercial corridor
(Light Manufacturing/Mixed-Use zone) surrounded by commercial uses (Tractor Supply and
a Multi-Tenant Building), the commercial renovation and contemporary design is expected to
enhance the area and will not impair neighboring commercial property values.
6. The improvement of any commercial or industrial structure will not have a substantial
detrimental impact on the character or value of an adjacent residential zoning district.
The property is located in the Light Manufacturing/Mixed-Use zone of the AIP-PD. The
surrounding uses are predominantly commercial and large-format retail. Since the adjacent
zoning districts are not residential, the commercial improvement is not expected to cause a
substantial detrimental impact on the character or value of an adjacent residential zoning
district.
7. The proposed development will not excessively damage or destroy natural features,
including trees, shrubs, creeks, and the natural grade of the site.
The site is an existing, previously developed urban parcel that has served commercial
functions since 1992. The terrain is generally flat and contains no sensitive natural features.
Existing mature trees along the western boundary are required to be retained whenever
possible, as mandated by the AIP-PD. The landscape plan integrates these existing trees,
with only limited trimming or removal requested to accommodate necessary safety features,
such as the emergency ambulance path.
Page 18 of 100
Planning Commission | Findings
Major Site Development Permit, Major Use Permit, Lot Merger
1240 Airport Park Boulevard
File No. 25-0011; Permit No. PA25-0000191
3
8. There is sufficient variety, creativity, and articulation to the architecture and design of
the structure(s) and grounds to avoid monotony and/or a box-like uninteresting
external appearance.
Adaptive reuse of the former steel pre-fabricated structure incorporates new glazing, fiber
cement panels, and architectural detailing across all elevations. Integration of the previously
undeveloped front parcel, with new parking, pedestrian facilities, and 23% landscaping,
substantially enhances the corridor’s visual and functional quality, meeting AIP-PD objectives
for exemplary architectural treatment.
CEQA FINDINGS
The project qualifies for a Categorical Exemption under CEQA Guidelines, Article 19, Class 1
(Existing Facilities), Section 15301(a) because it involves the minor alteration and conversion of
an existing commercial structure, with negligible expansion of the existing use. The addition of
the mezzanine is under 10,000 square feet, occurs within an urbanized area, and all necessary
public services and facilities are available. The expansion occurs entirely within the existing
building footprint and does not increase the building’s height or mass.
The exceptions to Class 1 exemptions under CEQA Guidelines Section 15300.2 do not apply.
Although the project requests a reduction of 16 required parking spaces, parking adequacy is a
local land use policy subject to discretionary review under the Airport Industrial Park Planned
Development (AIP-PD) ordinance and does not constitute a significant environmental impact. The
site is located within Ukiah Municipal Airport Compatibility Zones 5 and 6; potential airport-related
impacts, including noise and glare, are mitigated through a required conditioned avigation
easement, consistent with the Ukiah Municipal Airport Land Use Compatibility Plan (UKIALUCP),
ensuring compatibility and public safety.
PUBLIC NOTICE
• 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 November 30, 2025; and
• Posted on the Project site on November 25, 2025; and
• 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 November 25, 2025
Page 19 of 100
Planning Commission | Conditions of Approval
Major Site Development Permit, Major Use Permit, Lot Merger
1240 Airport Park Boulevard
File No. 25-0011; Permit No. PA25-0000191
ATTACHMENT 2
DRAFT CONDITIONS OF APPROVAL
MAJOR SITE DEVELOPMENT PERMIT, MAJOR USE PERMIT, LOT MERGER
CONVERSION OF AN EXISTING BUILDING INTO AN ‘URGENT CARE AND ADMINISTRATION
OFFICE’
1240 AIRPORT PARK BOULEVARD (APNS 180-080-74 & 180-080-75)
FILE NO. 25-0011; PERMIT NO. PA25-000019
The following Conditions of Approval shall be made a permanent part of the Site Development
Permit, and shall remain in force regardless of property ownership, and shall be implemented in
order for this entitlement to remain valid.
Approved Project Description:
The Project consists of the construction and operation of a new Urgent Care Clinic and Administrative
Office facility owned by Mendocino Community Health Clinics (MCHC) at 1240 Airport Park Boulevard.
The project merges two parcels (APNs 180-080-74 and 180-080-75) into a single 1.16-acre lot and
adaptively reuses the existing 7,129-square-foot building. A 6,958-square-foot mezzanine will be added
within the existing structural shell for administrative offices, while the ground floor (7,186 SF) will house
an urgent care clinic with seven exam rooms, imaging, and support areas. The total building area will
be 14,144 SF. Site improvements include 48 parking spaces (requesting a reduction from the 64-space
requirement), patient loading zones, upgraded pedestrian facilities, screened mechanical equipment,
and full solar panel offset. The property is located in the Mixed-Use: Airport Industrial Park Planned
Development (AIP-PD) zoning district and within Airport Compatibility Zones 5 and 6.
CITY OF UKIAH STANDARD CONDITIONS
1.This approval is not effective until the 10-day appeal period applicable to this Planning permit
has expired without the filing of a timely appeal. If a timely appeal is filed, the project is subject
to the outcome of the appeal and shall be revised as necessary to comply with any modifications,
conditions, or requirements that were imposed as part of the appeal.
2.All use, construction and the location thereof, or occupancy, shall conform to the application and
to any supporting documents submitted therewith, including any maps, sketches, or plot plans
accompanying the application or submitted by applicant in support thereof.
3.Any construction shall comply with the "Standard Specifications" for such type of construction
now existing or which may hereafter be promulgated by the Department of Public Works of the
City of Ukiah; except where higher standards are imposed by law, rule, or regulation or by action
of the Planning Commission such standards shall be met.
4.Building permits shall be issued within two years after the effective date of the Planning Permit
or same shall be null and void.
5.In addition to any particular condition which might be imposed; any construction shall comply
with all building, fire, electric, plumbing, occupancy, and structural laws, rules, regulations, and
ordinances in effect at the time the Building Permit is approved and issued.
6.A Final Signage Plan shall be submitted prior to issuance of Building Permit. The Applicant shall
obtain all required Sign Permits, in compliance with Division 3, Chapter 7, Signs, of the UCC.
Prior to the placement/installation of any sign(s), the applicant shall make application for and
receive approval of a sign permit. Any signage shall be in substantial conformance with the
design and development standards of the Downtown Zoning Code.
Page 20 of 100
Planning Commission | Conditions of Approval
Major Site Development Permit, Major Use Permit, Lot Merger
1240 Airport Park Boulevard
File No. 25-0011; Permit No. PA25-0000192
7.A Final Landscaping Plan shall be submitted prior to issuance of Building Permit, in accordance
with all applicable City codes. All landscaping shall be irrigated and maintained to a satisfactory
condition throughout the life of the project.
8.The Applicant shall submit verification of all applicable permits or approvals in compliance with
all local, state and federal laws to the Community Development Department prior to issuance of
building permits.
9.All fees associated with the project planning permits and approvals shall be paid in full prior to
occupancy.
10.As outlined in Article 20, Administration and Procedures, of the Zoning Code this planning permit
may be revoked through the City’s revocation process if the approved project related to this
Permit is not being conducted in compliance with these stipulations and conditions of approval;
or if the project is not established within two years of the effective date of this approval; or if the
established use for which the permit was granted has ceased or has been suspended for 24
consecutive months.
11.In accordance with Public Resource Code 21082, in the event that prehistoric archaeological
features such as a concentration of flaked stone artifacts, or culturally modified soil (midden) or
dietary shell are encountered at any time during preparatory grading or underground excavation
to remove existing structures, all work should be halted in the vicinity of the discovery. A qualified
archaeologist should be contacted immediately to make an evaluation and determine if the
discovered material represents a definite cultural resource. If it is determined that a potentially
significant feature has been revealed, a temporary suspension of earth disturbing activities
should be enforced until an appropriate mitigation program can be developed and implemented
to satisfy the Planning Division. An archaeological monitor shall observe all further work during
construction activities that are located within or near an archaeological site area, and formal
tribal consultation may be required.
CITY OF UKIAH SPECIAL CONDITIONS
PLANNING DIVISION
12.Prior to the issuance of any building permit, the applicant shall complete and record the Lot
Merger of Assessor’s Parcel Numbers (APNs) 180-080-74 and 180-080-75 into a single legal
parcel, as legally described and substantially depicted in the application materials
13.The site shall incorporate and maintain the following circulation elements prior to final
occupancy, consistent with AIP-PD requirements and General Plan Policies MOB-1.10 and
MOB-2.2:
a. Pedestrian walkways shall directly and safely link all parking areas with building
entrances and adjacent public rights-of-way.
b.Bicycle parking facilities (e.g., lockers and racks) shall be installed near the building
entrances.
BUILDING DIVISION
14.A permit will be required for Tenant Improvements.
15.The design and construction of all site alterations shall comply with the 2022 California Building
Code, 2022 Plumbing Code, 2022 Electrical Code, 2022 California Mechanical Code, 2022
California Fire Code, 2022 California Energy Code, 2022 Title 24 California Energy Efficiency
Standards, 2022 California Green Building Standards Code, City of Ukiah, and Ukiah Valley Fire
Authority Ordinances and Amendments.
Page 21 of 100
Planning Commission | Conditions of Approval
Major Site Development Permit, Major Use Permit, Lot Merger
1240 Airport Park Boulevard
File No. 25-0011; Permit No. PA25-0000193
UKIAH VALLEY FIRE AUTHORITY- PREVENTION
16.The project shall comply with the currently adopted California Building Code, California Fire
Code, and other codes, standards, regulations and requirements as enforced by the Ukiah
Valley Fire Authority (UVFA).
17.Alterations to the building that impact the Fire Alarm and/or Fire Suppression Systems shall
require a deferred submittal with a minimum of two sets of plans and with specifications provided
to the UVFA for review and approval prior to initiating work that would impact those systems.
Only a qualified C-16 contractor working on a fire suppression system or C-10 licensed
contractor working on a fire detection system can complete necessary work on those systems.
18.The building Fire Sprinkler System shall be maintained operational at all times during alteration.
When the renovation requires modification of a portion of a fire protection system, the remainder
of the system shall be kept in service. CFC Section 3304.5, & N FPA 241 Section 10.8.
19.Per CFC§ 503.1.2, Provide access for ambulance pick up at the back or side of the building,
and provide a second fire access road on the south/west side of the property. The proposed
southern curb cut allows the ambulance departures from the rear of the facility without having to
make a 3-point turn at the vehicle and pedestrian crosswalk and driveway crossings.
20.Plans for the security fence gate at the emergency ambulance exit must detail the installation of
an approved activation device (siren or strobe), which shall be maintained and fully operational
prior to occupancy.
ELECTRIC UTILITY DEPARTMENT
21.Prior to the issuance of any building permit, the applicant shall satisfy all requirements of the
Ukiah Electric Utility Department (EUD):
a.All new conduit pathways must avoid running beneath buildings.
b.The property must be served from Underground service.
c.The developer shall provide EUSERC approved electrical equipment compatible with the
City of Ukiah’s current EUSERC Acceptability Chart before the panel can be used on this
project.
d.All future site improvements shall be submitted to the Electric Utility Department for
review and comment. At that time, specific service requirements, service Voltage and
developer costs and requirements will be determined.
e.The developer/customer shall incur all costs of this future project to include (labor,
equipment, and future services).
f.The applicant shall grant an easement to the EUD for any Primary or Secondary lines
traversing the property, or around any City-owned Electric equipment.
AIRPORT LAND USE COMMISSION (ALUC) / FAA
22.The property owner shall dedicate a conditioned Avigation Easement to the City of Ukiah, in a
form approved by the City Attorney, consistent with UKIALUCP Policy 3.3.6. The easement must
grant the right of flight, allow for noise/impacts associated with overflight, and restrict the height
of structures/trees.
23.The applicant shall record an Overflight Notification in the chain of title of the property,
consistent with UKIALUCP Policy 3.7.1
24.The applicant must comply with all FAA standards for object height and non-physical hazards.
Page 22 of 100
PROJECT AREA
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A REDUCED PRINT SCALE ACCORDINGLY
IF THIS SHEET IS NOT 30"x42" , IT IS
3" = 1'-0"
1'
Client Project Number:
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Revit Version:
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Issue Date:
2025
AGENCY APPROVAL
NOT FOR CONSTRUCTION
PLANNING
PACKAGE
This document is the property of the Owner and is not to be used without their written permission
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MCHC HEALTH CENTERS
Urgent Care Clinic & Administration Building
1240 Airport Park Blvd Ukiah, CA 95482
Mendocino Community Health Centers
Author
Checker
Urgent Care Clinic &
Administration Building
TITLE SHEET
A0.01
MCHC HEALTH CENTERS
1240 Airport Park Blvd Ukiah, CA 95482
200
6257
1
10/17/2025
GENERAL NOTES APPLICABLE CODES OWNER INDEX OF DRAWINGS
CONSULTANTS
MCHC HEALTH CENTERS
ARCHITECT
MECHANICAL / PLUMBING
ELECTRICAL / COMMUNICATIONS
STRUCTURAL
CIVIL / LANDSCAPE
333 LAWS AVENUE
UKIAH, CA 95482
CONTACT: TIFFANY WILLIAMS
HIBSER YAMAUCHI ARCHITECTS, INC.
4602 2ND STREET, SUITE 3
DAVIS, CA 95618
CONTACT: KILE CAMPBELL
TEL: (510) 529-9437
FAX: (510) 529-9437
EMAIL: TWILLIAMS@MCHCINC.ORG
TEL: (530) 758-1270
FAX: (530) 758-4789
SHARRAH DUNLAP SAWYER, INC
6590 LOCKHEED DRIVE
REDDING, CA 96002
CONTACT: MIKE DORMER
TEL: (530) 221-1792
FAX: (530) 221-8369
KAM YAN & ASSOCIATES
433 HEGENBERGER ROAD, SUITE 204
OAKLAND, CA 94621
CONTACT: DOUG DENG
TEL: (510) 562-0581
FAX: (510) 562-0584
WESTON & ASSOCIATES
601 UNIVERSITY AVENUE, SUITE 260
SACRAMENTO, CA 95825
CONTACT: ADAM DAVIS
TEL: (916) 482-0820
EDGE ELECTRICAL CONSULTING
400 R STREET, SUITE 333
SACRAMENTO, CA 95811
CONTACT: DONNY LEE
TEL: (916) 256-2460
FAX: (510) 775-3836
NO SCALEVICINITY MAP
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ALL WORK SHALL BE IN ACCORDANCE WITH REQUIREMENTS OF GOVERNING CODES LISTED IN
"APPLICABLE CODES" AND ALL GOVERNING LOCAL CODES AND REGULATIONS.
THE OWNER / ARCHITECT HAVE OBTAINED APPROVAL OF THE PRIMARY AUTHORITY HAVING
JURISDICTION (CITY BUILDING PERMIT). CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL OTHER
REQUIRED PERMITS PRIOR TO COMMENCEMENT OF CONSTRUCTION.
UNLESS STATED OTHERWISE IN THE SPECIFICATIONS, SPECIAL INSPECTION IS REQUIRED FOR SHOP
AND FIELD STRUCTURAL WELDING.
WHERE INCORPORATED IN THE CONSTRUCTION, IT IS THE CONTRACTOR'S RESPONSIBILITY TO
OBTAIN COPIES OF CITY BUILDING PERMIT PRE-APPROVALS FOR PRE-APPROVED ITEMS OR SYSTEMS
INCORPORATED INTO THE CONSTRUCTION AND DISTRIBUTE TO OWNER'S REPRESENTATIVE,
ARCHITECT AND INSPECTOR.
IT IS THE RESPONSIBILITY OF THE GENERAL CONTRACTOR TO FURNISH AND INSTALL ALL MATERIALS
AND WORK DESCRIBED, DEPICTED OR DETAILED WITHIN THESE DOCUMENTS REGARDLESS OF THE
LOCATION OF THAT MATERIAL OR WORK WITHIN THE DOCUMENTS OR OMISSION (WHETHER
DELIBERATE OR ACCIDENTAL) OF THAT MATERIAL OR WORK BY A SUBCONTRACTOR ON HIS/HER BID.
THE GENERAL CONTRACTOR AND ALL SUBCONTRACTORS SHALL CONSIDER THESE DOCUMENTS IN
THEIR ENTIRETY. DISCREPANCIES OR CONTRADICTIONS BETWEEN PORTIONS OF THESE
DOCUMENTS MUST BE BROUGHT TO THE ATTENTION OF THE ARCHITECT AT LEAST 72 HOURS PRIOR
TO BID OPENING FOR CLARIFICATION. OTHERWISE, THE MOST RESTRICTIVE REQUIREMENT SHALL BE
IN FORCE AT NO ADDITIONAL COST TO THE OWNER.
THE CONTRACTOR SHALL ASSUME SOLE RESPONSIBILITY FOR THE SAFETY OF ALL PERSONS ON OR
ABOUT THE CONSTRUCTION SITE, IN ACCORDANCE WITH APPLICABLE LAWS AND CODES.
CONTRACTOR ESTABLISH PROCEDURES TO ASSURE ALL PERSONS ENTERING A POSSIBLY
HAZARDOUS AREA, INCLUDING WORKERS, SUBCONTRACTORS, OTHER CONTRACTORS, VISITORS,
AND OTHERS ARE AWARE OF APPROPRIATE / REQUIRED SAFETY PROCEDURES. COMPLY WITH
LOCAL, STATE, AND FEDERAL SAFETY STANDARDS, INCLUDING OSHA REQUIREMENTS AND WITH THE
SAFETY PROVISIONS OF THE LATEST MANUAL OF ACCIDENT PREVENTION PUBLISHED BY THE
ASSOCIATED GENERAL CONTRACTORS OF AMERICA.
THE CONTRACTOR IS RESPONSIBLE FOR PROVIDING AND MAINTAINING TEMPORARY FENCING AND
GATES, SIGNAGE, SECURITY LIGHTING OR OTHER SECURITY AND CONTROL MEASURES NECESSARY
TO PROVIDE FOR THE SAFETY OF THE PUBLIC AND FACILITY USERS UNTIL THE COMPLETION OF THE
WORK.
THE CONTRACTOR IS RESPONSIBLE TO FOR PROTECTION OF ADJACENT PROPERTY AND SHALL
REPAIR AND / OR REPLACE ALL PROPERTY DAMAGED DURING THE COURSE ON THE WORK.
THE CONTRACTOR SHALL LIMIT HIS / HER ACTIVITY TO THE AREA DESCRIBED WITHIN THE
DOCUMENTS UNLESS OTHERWISE PERMITTED BY THE OWNER'S REPRESENTATIVE.
THE CONTRACTOR IS RESPONSIBLE FOR THE REPAIR OR REPLACEMENT OF ANY ITEMS DAMAGED OR
DISTURBED DURING THE COURSE OF THE WORK. INSTALLATION SHALL MATCH EXISTING IN KIND,
QUALITY, AND PERFORMANCE.
WHERE EXISTING CONSTRUCTION AND FINISHES ARE CUT, DAMAGED, OR REMODELED, PATCH WITH
MATERIALS TO MATCH IN KIND, QUALITY, PERFORMANCE CHARACTERISTICS, AND APPEARANCE.
ALL DIMENSIONS ARE TO FACE OF STUD, UNLESS OTHERWISE NOTED. DIMENSIONS NOTED AS "CLR"
MEAN CLEAR DIMENSION TO FACE OF FINISH. VERIFY ALL EXISTING DIMENSIONS AND CONDITIONS
AND NOTIFY ARCHITECT OF ANY DISCREPANCIES FOUND.
VERIFY ALL EXISTING DIMENSIONS AND CONDITIONS. NOTIFY ARCHITECT OF ANY DISCREPANCIES
FOUND. VERIFY DIMENSIONS OF ALL OWNER-FURNISHED ITEMS, INCLUDING FURNITURE AND
EQUIPMENT, TO ENSURE PROPER COORDINATION WITH CONSTRUCTION.
ALL ITEMS IN THESE DRAWINGS ARE NEW UNLESS OTHERWISE NOTED.
ALL UTILITIES REQUIRED FOR THE CONTINUOUS OPERATION OF ALL OCCUPIED EXISTING FACILITIES
SHALL BE MAINTAINED IN SERVICE AT ALL TIMES. ANY SHUT DOWNS FOR NEW CONNECTIONS MUST
BE COORDINATED WITH THE OWNER'S REPRESENTATIVE TWO WEEKS PRIOR TO THE REQUESTED
SHUT DOWN.
COORDINATION WITH OTHER CONTRACTS: IF ANY PART OF THIS CONTRACTOR'S WORK DEPENDS
UPON THE WORK OF A SEPARATE CONTRACTOR, THIS CONTRACTOR SHALL INSPECT SUCH OTHER
WORK AND PROMPTLY REPORT IN WRITING TO THE OWNER'S REPRESENTATIVE ANY DEFECTS IN
SUCH OTHER WORK THAT RENDER IT UNSUITABLE TO RECEIVE THE WORK OF THIS CONTRACTOR.
FAILURE OF THIS CONTRACTOR TO SO INSPECT AND REPORT SHALL CONSTITUTE AN ACCEPTANCE
OF THE OTHER CONTRACTOR'S WORK, EXCEPT AS TO DEFECTS WHICH MAY DEVELOP IN OTHER
CONTRACTOR'S WORK AFTER EXECUTION OF THIS CONTRACTOR'S WORK.
COORDINATION OF SCHEDULE: PORTIONS OF THIS WORK MAY BE REQUIRED TO BE COMPLETED ON
SCHEDULE IN ORDER TO AVOID DELAY TO OTHER CONTRACTORS OR OWNERS OPERATIONS.
CONTRACTOR SHALL STRICTLY ADHERE TO ESTABLISHED COMPLETION DATES AS DESIGNATED IN
THE SPECIFICATIONS AND COORDINATE WORK SCHEDULE WITH THE OWNER'S REPRESENTATIVE AND
OTHER CONTRACTORS. SEE SPECIFICATIONS FOR ADDITIONAL REQUIREMENTS AND LIQUIDATED
DAMAGES.
SCHEDULE ALL WORK WITH THE OWNER'S REPRESENTATIVE, INCLUDING CONSTRUCTION ACCESS
AND STORAGE, AND WORK OUTSIDE THE "EXTENT OF WORK" SET FORTH IN THESE DOCUMENTS. THE
CONSTRUCTION SCHEDULE SHALL BE APPROVED BY THE OWNER'S REPRESENTATIVE PRIOR TO THE
START OF CONSTRUCTION.
CONSTRUCTION PROCEDURES SHALL BE APPROVED BY THE OWNER'S REPRESENTATIVE PRIOR TO
THE START OF CONSTRUCTION.
DEMOLITION IS NOT NECESSARILY LIMITED TO ONLY WHAT IS SHOWN ON THIS OR OTHER DRAWINGS
OR AS OUTLINED IN THE SPECIFICATIONS. THE INTENT IS TO INDICATE GENERAL SCOPE OF
DEMOLITION REQUIRED. CONTRACTOR SHALL INCLUDE ALL MISCELLANEOUS DEMOLITION, CUTTING
AND PATCHING REQUIRED TO COMPLETE THE PROJECT IN ACCORDANCE WITH THE CONSTRUCTION
DOCUMENTS.
ALL ITEMS IDENTIFIED TO BE SALVAGED SHALL BE DELIVERED IN GOOD CONDITION TO A PLACE OF
STORAGE AS DIRECTED BY THE OWNER'S REPRESENTATIVE. ALL OTHER ITEMS MUST BE DISPOSED
OF OFF-SITE IN A LEGAL MANNER.
ARCHITECT IS NOT RESPONSIBLE FOR THE DISCOVERY, PRESENCE, HANDLING, REMOVAL OR
DISPOSAL OF, OR EXPOSURE OF PERSONS TO, HAZARDOUS MATERIALS OR TOXIC SUBSTANCES IN
ANY FORM AT THE PROJECT SITE. TO THE EXTENT THESE DOCUMENTS RELATE TO SUCH ISSUES,
ARCHITECT'S PARTICIPATION IS SOLELY ADMINISTRATIVE WITHOUT ANY RESPONSIBILITY FOR THE
CONTENT OR EXECUTION OF SUCH DOCUMENTS.
DETAIL DRAWINGS WITH REFERENCES TO FIRE-RATED ASSEMBLIES OR CONSTRUCTION WHICH HAVE
BEEN TESTED BY UNDERWRITERS LABORATORIES, THE CALIFORNIA BUILDING CODE OR ANY OTHER
APPROVED TESTING AGENCY, SHALL BE CONSTRUED TO INCLUDE ALL WORK AND PROCEDURES
CONTAINED IN THE REFERENCED ASSEMBLY DESCRIPTION..
ALL PIPE AND DUCT PENETRATIONS THROUGH FIRE RATED CONSTRUCTION SHALL BE FIRE STOPPED
AND SEALED TO MAINTAIN THE REQUIRED RATING.
CONTRACTOR TO MAINTAIN CONTEMPORANEOUSLY RECORDED "AS-BUILT" INFORMATION OF ALL
WORK, WHICH SHALL BE MARKED IN COLOR ON THE DRAWINGS AND SPECIFICATIONS. A SCANNED
PDF OF THE "AS-BUILT" DRAWINGS AND SPECIFICATIONS SHALL BE TURNED OVER TO THE OWNER'S
REPRESENTATIVE PRIOR TO FINAL APPLICATION FOR PAYMENT. REFER TO SPECIFICATIONS FOR
ADDITIONAL INFORMATION AND REQUIREMENTS.
CONTRACTOR SHALL PROVIDE TEMPORARY PROTECTION AND DUST COVERS ADJACENT TO
OCCUPIED AREAS AS REQUIRED TO CONTAIN DUST AND DEBRIS WITHIN CONSTRUCTION AREA.
BROOM CLEAN ALL AREAS, INCLUDING SIDEWALKS AND DRIVEWAYS EACH DAY. KEEP DIRT AND DUST
TO A MINIMUM.
WORK SHALL BE EXECUTED IN A CAREFUL AND ORDERLY MANNER WITH THE LEAST POSSIBLE
DISTURBANCE TO PUBLIC AND TO OCCUPANTS OF EXISTING BUILDING.
CLEAN ALL EXPOSED SURFACES AND NEW EQUIPMENT AFTER COMPLETION.
ALL WORK PERFORMED UNDER THIS CONTRACT IS TO CONFORM TO THE FOLLOWING
CODES AND REGULATIONS:
2022 CALIFORNIA BUILDING ADMINISTRATIVE CODE,
PART 1, TITLE 24, CALIFORNIA CODE OF REGULATIONS (CCR)
2022 CALIFORNIA BUILDING CODE (CBC), PART 2, TITLE 24, CCR BASED ON THE
2021 INTERNATIONAL BUILDING CODE (IBC) WITH 2021 CALIFORNIA AMENDMENTS)
2022 CALIFORNIA ELECTRICAL CODE (CEC), PART 3, TITLE 24, CCR BASED ON THE
2020 NATIONAL ELECTRICAL CODE (NEC) WITH 2020 CALIFORNIA AMENDMENTS)
2022 CALIFORNIA MECHANICAL CODE (CMC), PART 4, TITLE 24, CCR BASED ON THE
2021 UNIFORM MECHANICAL CODE (UMC) WITH 2021 CALIFORNIA AMENDMENTS)
2022 CALIFORNIA PLUMBING CODE (CPC), PART 5, TITLE 24, CCR BASED ON THE
2021 UNIFORM PLUMBING CODE (UPC) WITH 2021 CALIFORNIA AMENDMENTS)
2022 CALIFORNIA ENERGY EFFICIENCY STANDARDS (ENERGY CODE), PART 6, TITLE 24
CCR
2022 SAFETY CODE FOR ELEVATORS AND ESCALATORS
(ASME A17.1-2019)
2022 CALIFORNIA FIRE CODE (CFC), PART 9, TITLE 24, CCR BASED ON THE
2021 INTERNATIONAL FIRE CODE (IFC) WITH 2022 CALIFORNIA AMENDMENTS)
2022 CALIFORNIA EXISTING BUILDING CODE, PART 10, TITLE 24 CCR
(2021 IEB CODE AND 2022 CALIFORNIA AMENDMENTS)
2022 CALIFORNIA GREEN BUILDING CODE (CALGreen), PART 11, TITLE 24, CCR
2022 CALIFORNIA REFERENCED STANDARDS, PART 12, TITLE 24 CCR
TITLE 19 CCR, PUBLIC SAFETY, STATE FIRE MARSHAL REGULATIONS
2010 ADA STANDARDS FOR ACCESSIBLE DESIGN
NFPA 13 INSTALLATION OF SPRINKLER SYSTEMS 2022 EDITION
NFPA 14 INSTALLATION OF STANDPIPE SYSTEMS 2019 EDITION
NFPA 17 STANDARD FOR DRY CHEMICAL EXTINGUISHING SYS. 2021 EDITION
NFPA 17A STANDARD FOR WET CHEMICAL SYSTEMS 2021 EDITION
NFPA 20 INSTALLATION OF STATIONARY PUMPS 2019 EDITION
NFPA 24 INSTALLATION OF PRIVATE FIRE MAINS 2019 EDITION
NFPA 72 NATIONAL FIRE ALARM AND SIGNALING CODE 2022 EDITION
NFPA 80 FIRE DOORS AND OTHER OPENING PROTECTIVES 2019 EDITION
NFPA 92 STANDARD FOR SMOKE CONTROL SYSTEMS 2018 EDITION
NFPA 253 CRITICAL RADIANT FLUX OF FLOOR COVERING SYS 2019 EDITION
NFPA 2001 CLEAN AGENT FIRE EXTINGUISHING SYSTEM 2018 EDITION
REFERENCE CODE SECTIONS FOR APPLICABLE STANDARDS - 2022 CBC CHAPTER 35 AND
2022 CFC CHAPTER 45
THE ABOVE CODES AND REGULATIONS REFER TO THE LATEST EDITION OR REVISION IN
FORCE ON THE DATE OF THE CONTRACT, UNLESS OTHERWISE STATED. NOTHING ON THE
DRAWINGS IS TO BE CONSTRUED AS REQUIRING OR PERMITTING WORK THAT IS
CONTRARY TO THE LISTED CODES AND REGULATIONS, OR OTHER LOCAL, STATE OR
FEDERAL CODES OR REGULATIONS WHICH MAY BE APPLICABLE.
COMPLIANCE WITH CFC CHAPTER 33, FIRE SAFETY DURING CONSTRUCTION AND
DEMOLITION, AND CBC CHAPTER 33, SAFETY DURING CONSTRUCTION WILL BE
ENFORCED.
333 LAWS AVENUE
UKIAH, CA 95482
CONTACT: STEVEN ABRAMSON
TEL: (510) 529-9437
FAX: (510) 529-9437
EMAIL: ABRAMSOS2024@GMAIL.COM
A0.01 TITLE SHEET 10/17/2025
A1.01 SITE PLAN - REMODEL 10/17/2025
C1 PRELIMINARY GRADING & DRAINAGE SHEET 10/17/2025
C2 PRELIMINARY UTILITY SHEET 10/17/2025
L1 PLANTING PLAN 10/17/2025
A2.02 OVERALL FIRST FLOOR PLAN - REMODEL 10/17/2025
A2.03 OVERALL SECOND FLOOR PLAN - REMODEL 10/17/2025
A3.01 EXTERIOR ELEVATIONS 10/17/2025
A3.02 EXTERIOR ELEVATIONS 10/17/2025
A3.03 BUILDING SECTIONS 10/17/2025
A3.04 EXTERIOR PERSPECTIVE RENDERINGS 10/17/2025
A3.05 WALL SECTIONS & DETAILS 10/17/2025
A8.01 EXTERIOR DETAILS - SITE 10/17/2025
EXISTING CONDITIONS
:
:
:
:
:
:
:
1. TYPE OF EXISTING CONSTRUCTION
3. EXISTING NUMBER OF FLOORS
5. NUMBER OF BASEMENTS
6. FULLY SPRINKLERED BUILDING
7. EXISTING OCCUPANCY GROUP
8. NEW OCCUPANCY GROUP
9. AREA OF WORK
II-B
1
NONE
YES
B
B
14,144 SF
:4. NEW NUMBER OF FLOORS 2
:2. TYPE OF NEW CONSTRUCTION II-B
SCOPE OF WORK
CONVERT EXISTING 7,129 SF VETERINARIAN CLINIC BUILDING INTO MENDOCINA
COMMUNITY HEALTH CENTER'S NEW URGENT CARE AND ADMINISTRATIVE BUILDING.
APN: 180-080-74 & 180-080-75
1
1
Delta Date Revisions By
1 10/17/25 PLANNING & OWNER REVISIONS KC
A0.01 TITLE SHEET
A1.01 SITE PLAN - REMODEL
C1 PRELIMINARY GRADING & DRAINAGE SHEET
C2 PRELIMINARY UTILITY SHEET
L1 PLANTING PLAN
A2.02 OVERALL FIRST FLOOR PLAN - REMODEL
A2.03 OVERALL SECOND FLOOR PLAN - REMODEL
A3.01 EXTERIOR ELEVATIONS
A3.02 EXTERIOR ELEVATIONS
A3.03 BUILDING SECTIONS
A3.04 EXTERIOR PERSPECTIVE RENDERINGS
A3.05 WALL SECTIONS & DETAILS
A8.01 EXTERIOR DETAILS - SITE
A0.01 TITLE SHEET
A1.02 SITE PLAN
C1 PRELIMINARY GRADING & DRAINAGE SHEET
C2 PRELIMINARY UTILITY SHEET
L1 PLANTING PLAN
E1.01 OVERALL SITE PLAN - ELECTRICAL
E1.02 OVERALL SITE PLAN - PHOTOMETRIC
A2.02 OVERALL FIRST FLOOR PLAN - REMODEL
A2.03 OVERALL SECOND FLOOR PLAN - REMODEL
A3.01 EXTERIOR ELEVATIONS
A3.02 EXTERIOR ELEVATIONS
A3.03 BUILDING SECTIONS
A8.01 EXTERIOR DETAILS - SITE
A3.04 EXTERIOR PERSPECTIVE RENDERINGS
A3.05 WALL SECTIONS & DETAILS
ATTACHMENT 3
Page 23 of 100
S
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2025-08-14 14:14 PLANT SCHEDULE
CODE QTY BOTANICAL NAME COMMON NAMESIZE REMARKS
AG 18 Abelia x grandiflora 'Prostrata'Prostrate Glossy Abelia5 gal.
AP 1 Acer palmatum Japanese Maple15 gal.low branched
AU 9 Arbutus unedo Strawberry Tree15 gal.standard, double stake
AD 31 Arctostaphylos x 'John Dourley'John Dourley Manzanita5 gal.
BT 17 Berberis thunbergii 'Crimson Pygmy'Crimson Pygmy Japanese Barberry1 gal.
EK 53 Erigeron karvinskianus Santa Barbara Daisy1 gal.
MA 19 Mahonia aquifolium 'Compacta'Compact Oregon Grape5 gal.
PO 38 Pennisetum orientale Oriental Fountain Grass1 gal.
PA 5 Platanus x acerifolia 'Columbia'Columbia London Plane Tree15 gal.double stake
QR 3 Quercus rubra Northern Red Oak15 gal.double stake
RI 50 Rhaphiolepis indica 'Ballerina'Ballerina Indian Hawthorn5 gal.
RN 11 Rosa x 'Noatraum'Flower Carpet Pink Groundcover Rose5 gal.
GROUND COVERS
6,300 sf Bark (Fir Walk on Bark) - 3" deep over pre-emergent herbicide
1,660 sf Gravel (3/4" clean serpentine green stone) - 3" deep over filter fabric 4oz/yd)
PLANT SCHEDULE
All new planting will be irrigated with an automatic drip system.
2025-08-14 14:14
CODE QTY BOTANICAL NAME COMMON NAME SIZE REMARKS
TREES
AG 18 Abelia x grandiflora 'Prostrata'Prostrate Glossy Abelia 5 gal.
AP 1 Acer palmatum Japanese Maple 15 gal.low branched
AU 9 Arbutus unedo Strawberry Tree 15 gal.standard, double stake
AD 31 Arctostaphylos x 'John Dourley'John Dourley Manzanita 5 gal.
BT 17 Berberis thunbergii 'Crimson Pygmy'Crimson Pygmy Japanese Barberry 1 gal.
EK 53 Erigeron karvinskianus Santa Barbara Daisy 1 gal.
MA 19 Mahonia aquifolium 'Compacta'Compact Oregon Grape 5 gal.
PO 38 Pennisetum orientale Oriental Fountain Grass 1 gal.
PA 5 Platanus x acerifolia 'Columbia'Columbia London Plane Tree 15 gal.double stake
QR 3 Quercus rubra Northern Red Oak 15 gal.double stake
RI 50 Rhaphiolepis indica 'Ballerina'Ballerina Indian Hawthorn 5 gal.
RN 11 Rosa x 'Noatraum'Flower Carpet Pink Groundcover Rose 5 gal.
CODE QTY BOTANICAL NAME COMMON NAME REMARKS
GROUND COVERS
ZC 6,301 sf Bark
ZD 1,662 sf Gravel
DS
DS
CR
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CRCR
CR
CR
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CR
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AHU 1
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(E) TRACTOR SUPPLY COMPANY
1248 AIRPORT PARK BLVD
(E) MULTI-TENANT BUILDING
1236 AIRPORT PARK BLVD
RA
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8 STALLS
10 STALLS
BIKE RACK
6 STALLS
7 STALLS
8 STALLS
4
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FIRE TRUCK
TURNAROUND
BICYCLE
LOCKERS
7 STALLS
30' - 0"
TRASH
ENCLOSURE,
SEE 5/A8.01
EMERGENCY
GENERATOR
410' - 8" PROPERTY LINE
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UNAUTHORIZED VEHICLE
SIGN AND MAN-GATE WITH
KNOX BOX
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PARKING LOT
PARKING
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CONCRETE CURB
(E) ADJACENT
PARKING LOT
(E) ADJACENT
PARKING LOT
(E) ADJACENT SECURED
OUTDOOR STORAGE
24' - 0"
POLE LIGHT,
SED, TYP
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WALL, SEE 20/A3.05
POLE LIGHT,
SED, TYP
WROUGHT
IRON FENCE
ACCESSIBLE CURB RAMP
AND TRUNCATED DOME,
TYPICAL
CLINIC / ADMIN
14,144 SF GFA
DELIVERIES &
MAINTENANCE
ENTRANCE
9'
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UNAUTHORIZED
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AUTOMATIC CHAIN-LINK
EMERGENCY VEHICULAR
GATE WITH UNAUTHORIZED
VEHICLE SIGN
CLR
15' - 0"
SOLAR
PARKING
CANOPY
SOLAR PARKING
CANOPY
1
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LEGEND
PROJECT STRUCTURE
(E) STRUCTURE
LANDSCAPING, SLD
PROPERTY LINE
FIRE LANE
ACCESSIBLE PATH OF TRAVEL
BUILDING INFORMATION
ADDRESS: 1240 AIRPORT PARK BLVD UKIAH , CA
1246 AIRPORT PARK BLVD UKIAH, CA
PARCEL NUMBER: 180-08-074
180-08-075
ZONE: PLANNING DEVELOPMENT COMBINING (PD-COMMERCIAL)
LOT AREA: 50,537 + SF/ 1.16 ACRES
BUILDING COVERAGE:6,958 SF (14%)
LANDSCAPE COVERAGE: 10,107 SF (10%)
EXISTING FLOOR AREA:7,000 SF
FIRST FLOOR AREA:7,216 SF
SECOND FLOOR AREA:7,227 SF
TOTAL FLOOR AREA: 14,443 SF
CONSTRUCTION TYPE: II-B
BUILDING HEIGHT: 36' - 4"
OCCUPANCY TYPE: B
FIRE PROTECTION: FULLY SPRINKLER AND FIRE ALARM SYSTEM
1
PARKING ANALYSIS
PARKING SPACES PROVIDED: 50 PARKING SPACES
MEDICAL CLINIC (1 PARKING SPACE PER 200 SF)
7,197 SF / 200 = 36 PARKING SPACES
OFFICE 1 PARKING SPACE PER 250 SF)
6,958 SF / 250 = 28 PARKING SPACES
TOTAL REQUIRED PARKING SPACE: 64 PARKING SPACES
PARKING SPACES PROVIDED TO REQ'D: 51/64 SPACES
REQUIRED ACCESSIBLE PARKING SPACES:3 PARKING SPACES
(51 TO 75 - PER CBC 11B-28.2)
REQUIRED CLEAN-AIR VEHICLE PARKING SPACE 3 EVCS WITH EVSE
(51 TO 75 - PER CGBSC 5.106.5.3) 13 EVCS
REQUIRED BICYCLE PARKING (PER CGBSC 5.106.4)
SHORT TERM (5% OF REQUIRED PARKING): 4
LONG TERM (5% OF REQUIRED PARKING): 4
EMERGENCY VEHICLE FIRE LANE: 12' - 0 " WIDE
TOTAL AREA OF PARKING: 23,629 SF
1
PLANNING GENERAL NOTES
1.
2.
3.
ACCESSIBLE PATH OF TRAVEL AS INDICATED ON PLAN IS A BARRIER FREE ACCESS
ROUTE WITHOUT ANY ABRUPT LEVEL CHANGES EXCEEDING 1/2" BEVELED AT 1:2
MAX. SLOPE OR VERTICAL LEVEL CHANGES NOT EXCEEDING 1/4" MAX. AND AT LEAST
48" WIDE. SURFACE IS SLIP RESISTANT, STABLE, FIRM, AND SMOOTH. CROSS SLOPE
DOES NOT EXCEED 2% AND SLOPE IN THE DIRECTION OF TRAVEL IS LESS THAN 5%
UNLESS OTHERWISE INDICATED. VERIFY SLOPE W/ 24" SMART LEVEL.
ACCESSIBLE PATH OF TRAVEL SHALL BE MAINTAINED FREE OF OVERHANGING
OBSTRUCTIONS TO 80" MINIMUM, AND PROTRUDING OBJECTS GREATER THAN 4"
PROJECTION FROM WALL AND ABOVE 27" AND LESS THAN 80".
REFER TO C, E, & L SERIES SHEETS FOR ADDITIONAL INFORMATION.
BALLERINA INDIAN
HAWTHORN
COLUMBIA LONDON
PLANE TREE
COMPACT OREGON
GRAPE
CRIMSON PYGMY
JAPANESE BARBERRY
PROSTRATE GLOSSY
ABELIA
JAPANESE MAPLE STRAWBERRY TREE STRAWJOHN DOURLEY
MANZANITA
SANTA BARBARA
DAISY
ORIENTAL FOUNTAIN
GRASS
NORTHERN
RED OAK
FLOWER CARPET PINK
GROUNDCOVER ROSE
LANDSCAPE PLANTS
*SEE LANDSCAPE DRAWING FOR MORE INFORMATION
AIRPORT COMPATABILITY
ZONE 5 SQUARE FOOTAGE = 18,779 SF OR 0.43 ACRES
ZONE 6 SQUARE FOOTAGE = 31,759 SF OR 0.73 ACRES
- HALF BUILDING SQUARE FOOTAGE IS IN ZONE 5 AND HALF IN ZONE 6
- TOTAL BUILDING OCCUPANCY = 220 PEOPLE
ZONE 5:
- MAX SITEWIDE AVG INTENISTY (PPL/ACRE) = 100/ACRE
- MAX SINGLE ACRE INTENISITY (PPL/ACRE) = 300/ACRE
- ZONE 5 ACRES 0.43 ACRES X 300 PPL/ACRE = 129 PEOPLE;
OCCUPANCY IN ZONE 5 = 110 PEOPLE < 129 PEOPLE
ZONE 6:
- MAX SITEWIDE AVG INTENISTY (PPL/ACRE) = 300/ACRE
- MAX SINGLE ACRE INTENISITY (PPL/ACRE) = 1,200/ACRE
- ZONE 6 ACRES 0.73 ACRES X 1200 PPL/ACRE = 876 PEOPLE
OCCUPANCY IN ZONE 6 = 110 PEOPLE < 876 PEOPLE
1/4" = 1'-0"
0 1'12'
1/2" = 1'-0"
0 1'6'0
1" = 1'-0"3/4" = 1'-0"
4'0 1'
1 1/2" = 1'-0"
03'2'0
A REDUCED PRINT SCALE ACCORDINGLY
IF THIS SHEET IS NOT 30"x42" , IT IS
3" = 1'-0"
1'
Client Project Number:
Sheet
Drawn By:
Checked By:
Revit Version:
Facility
Project
Sheet Title
Scale:
Sheet
HY Architects Project number:
Revisions#
of
Issue Date:
2025
AGENCY APPROVAL
NOT FOR CONSTRUCTION
PLANNING
PACKAGE
This document is the property of the Owner and is not to be used without their written permission
1/16" = 1'-0"GRAPHIC SCALES:
5'0 50'0 5'
1/8" = 1'-0"
25'
10
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As indicated
Author
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Urgent Care Clinic &
Administration Building
SITE PLAN - REMODEL
A1.01
MCHC HEALTH CENTERS
1240 Airport Park Blvd Ukiah, CA 95482
200
6257
2
10/17/2025
1/16" = 1'-0"1 SITE PLAN - REMODEL
1
Delta Date Revisions By
1 10/17/25 PLANNING & OWNER REVISIONS KC
BIL BILITY
Page 24 of 100
UP
UTILITY
YARD
1/4" = 1'-0"
0 1'12'
1/2" = 1'-0"
0 1'6'0
1" = 1'-0"3/4" = 1'-0"
4'0 1'
1 1/2" = 1'-0"
03'2'0
A REDUCED PRINT SCALE ACCORDINGLY
IF THIS SHEET IS NOT 30"x42" , IT IS
3" = 1'-0"
1'
Client Project Number:
Sheet
Drawn By:
Checked By:
Civil 3D Version: 2024
Facility
Project
Sheet Title
Scale:
Sheet
HY Architects Project number:
Revisions#
of
Issue Date:
AGENCY APPROVAL
NOT FOR CONSTRUCTION
ENTITLEMENT
LEVEL
This document is the property of the Owner and is not to be used without their written permission
1/16" = 1'-0"GRAPHIC SCALES:
5'0 50'0 5'
1/8" = 1'-0"
25'
Civil Engineering • Land Planning • Surveying & Mapping
Landscape Architecture • Presentation Graphics
320 Hartnell Avenue, Redding, CA 96002
530.221.1792 voice
info@sdsengineering.com
S H A R R A H
D U N L A P
S A W Y E R
I N C O R P O R A T E D
KN @ SDS
MD @ SDS
OCTOBER 17, 2025
URGENT CARE CLINIC &
ADMINISTRATION BUILDING
MENDOCINO COUNTY HEALTH CLINIC
1240 AIRPORT PARK BLVD.
UKIAH, CA 95482
PRELIMINARY GRADING &
DRAINAGE SHEET
1"=20'
C1
Page 25 of 100
UTILITY
YARD
1/4" = 1'-0"
0 1'12'
1/2" = 1'-0"
0 1'6'0
1" = 1'-0"3/4" = 1'-0"
4'0 1'
1 1/2" = 1'-0"
03'2'0
A REDUCED PRINT SCALE ACCORDINGLY
IF THIS SHEET IS NOT 30"x42" , IT IS
3" = 1'-0"
1'
Client Project Number:
Sheet
Drawn By:
Checked By:
Civil 3D Version: 2024
Facility
Project
Sheet Title
Scale:
Sheet
HY Architects Project number:
Revisions#
of
Issue Date:
AGENCY APPROVAL
NOT FOR CONSTRUCTION
ENTITLEMENT
LEVEL
This document is the property of the Owner and is not to be used without their written permission
1/16" = 1'-0"GRAPHIC SCALES:
5'0 50'0 5'
1/8" = 1'-0"
25'
Civil Engineering • Land Planning • Surveying & Mapping
Landscape Architecture • Presentation Graphics
320 Hartnell Avenue, Redding, CA 96002
530.221.1792 voice
info@sdsengineering.com
S H A R R A H
D U N L A P
S A W Y E R
I N C O R P O R A T E D
KN @ SDS
MD @ SDS
OCTOBER 17, 2025
URGENT CARE CLINIC &
ADMINISTRATION BUILDING
MENDOCINO COUNTY HEALTH CLINIC
1240 AIRPORT PARK BLVD.
UKIAH, CA 95482
PRELIMINARY GRADING &
DRAINAGE SHEET
1"=20'
C2
Page 26 of 100
(4) AU
(1) PA
(2) AU
(9) RI
(11) EK
(1) PA
(2) EK
(9) RI
(2) EK
(5) RI
(3) AD (3) RI
(5) PO (5) RI (6) AG
(8) BT
(3) AD
(13) EK
(7) RN
(2) RI
(4) PO
(3) AD
(10) PO
(5) AD
(3) AD
(5) BT
(6) AG
(2) PA
(5) RI
(6) EK
(4) EK(3) EK(1) AU
(5) RI
(1) PA
(3) EK
(1) AP
(4) EK
(4) MA
(15) MA
(7) RI
(4) RN
(7) PO
(5) EK
(14) AD
(2) AU
(4) PO
(4) BT
Bark
Bark
Bark
Existing tree to
remain (typ.)
Bark
Bark
Bark
Bark
Bark
Bark
Bark
Bark
Gravel
Gravel
Existing trees
to remain (typ.)
Existing trees
to remain (typ.)
Existing trees
to remain (typ.)
Existing landscape area: remove
weeds, place 3" of bark over
pre-emergent herbicide
Existing landscape area: remove
weeds, place 3" of bark over
pre-emergent herbicide
Existing landscape area: remove
weeds, place 3" of bark over
pre-emergent herbicide
Existing landscape area: remove weeds,
place 3" of gravel over filter fabric
Gravel
Gravel
Gravel
5'-0"
Building
Parking
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DrivewayDriveway
Driveway
Patio
Dropoff
S
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Trash
(1) PC
(2) PC
(7) AG
(10) PO
CODE QTY BOTANICAL NAME COMMON NAMESIZE REMARKS
AG 19 Abelia x grandiflora 'Prostrata'Prostrate Glossy Abelia5 gal.
AP 1 Acer palmatum Japanese Maple15 gal.low branched
AU 9 Arbutus unedo Strawberry Tree15 gal.standard, double stake
AD 31 Arctostaphylos x 'John Dourley'John Dourley Manzanita5 gal.
BT 17 Berberis thunbergii 'Crimson Pygmy'Crimson Pygmy Japanese Barberry1 gal.
EK 53 Erigeron karvinskianus Santa Barbara Daisy1 gal.
MA 19 Mahonia aquifolium 'Compacta'Compact Oregon Grape5 gal.
PO 40 Pennisetum orientale Oriental Fountain Grass1 gal.
PA 5 Platanus x acerifolia 'Columbia'Columbia London Plane Tree15 gal.double stake
double stake
RI 50 Rhaphiolepis indica 'Ballerina'Ballerina Indian Hawthorn5 gal.
RN 11 Rosa x 'Noatraum'Flower Carpet Pink Groundcover Rose5 gal.
GROUND COVERS
6,300 sf Bark (Fir Walk on Bark) - 3" deep over pre-emergent herbicide
1,660 sf Gravel (3/4" clean serpentine green stone) - 3" deep over filter fabric 4oz/yd)
PLANT SCHEDULE
All new planting will be irrigated with an automatic drip system.
PC 3 Prunus cerasifera 'Krauter Vesuvius'Krauter Vesuvius Purple-leaf Plum15 gal.
8-14-2025
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Planting Plan
1" = 20'
10-17-2025
Page 27 of 100
Know what's below.
before you dig.Call
R
1 2
3
4
5
WP
S3
S1
S3
S3
S3
6
7
8
S1
S1
S1
S2 S2
S1S1
ELECTRICAL CONTRACTOR SHALL INCLUDE IN HIS WORK THE
ELECTRICAL POWER, TELECOMMUNICATIONS, AND CABLE
TELEVISION SERVICES. ALL WORK PERFORMED BY THE
CONTRACTOR SHALL BE IN ACCORDANCE WITH THE
REQUIREMENTS FROM THE UTILITY COMPANY AND FROM THESE
PLANS AND SPECIFICATIONS. CONTACT THE UTILITY COMPANY
AND OBTAIN THEIR REQUIREMENTS REGARDING THE DETAIL OF
SERVICES AND ASSOCIATED WORK. WHERE THE UTILITY
COMPANY REQUIRE MATERIALS AND METHODS BEYOND THESE
PLANS AND SPECIFICATIONS, REPORT THE DISCREPANCIES TO
THE ARCHITECT AND ENGINEER OF RECORD PRIOR TO
PURCHASING OF MATERIALS AND CONSTRUCTION.
POWER CO.: PG&E
CONTACT(S): TBD
BEFORE BEGINNING SUBSTRUCTURE WORK, CALL 811.
SERVICE NOTES
ContactProject Number
Sacramento | Alameda | Irvine
400 R Street, Ste 333Sacramento, CA 95811916.256.2460
1/4" = 1'-0"
0 1'12'
1/2" = 1'-0"
0 1'6'0
1" = 1'-0"3/4" = 1'-0"
4'0 1'
1 1/2" = 1'-0"
03'2'0
A REDUCED PRINT SCALE ACCORDINGLY
IF THIS SHEET IS NOT 30"x42" , IT IS
3" = 1'-0"
1'
Client Project Number:
Sheet
Drawn By:
Checked By:
Revit Version:
Facility
Project
Sheet Title
Scale:
Sheet
HY Architects Project number:
Revisions#
of
Issue Date:
2023
AGENCY APPROVAL
NOT FOR CONSTRUCTION
Planning Package
This document is the property of the Owner and is not to be used without their written permission
1/16" = 1'-0"GRAPHIC SCALES:
5'0 50'0 5'
1/8" = 1'-0"
25'
M101Huajie
10
/
1
7
/
2
0
2
5
4
:
0
6
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2
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Author
Checker
URGENT CARE CLINIC &
ADMINISTRATION BUILDING
OVERALL SITE PLAN -
ELECTRICAL
E1.01
Enter address here
200
Client Proj. #
Project Number
Issue Date
SCALE: 1/16" = 1'-0"1 OVERALL SITE PLAN - ELECTRICAL
NUMBERED NOTES
1 300KW STANDBY GENERATOR.
2 (N) INTEGRATED POWER CENTER 2(IPC2). 150KVA XFMR, 480V
TO 208Y/120 V 3 PH, 4W, NEMA 3R.
3 MAIN SWITCHBOARD, NEMA 3R.
4 AUTOMATIC TRANSFER SWITCH, 600A.
5 UTILITY TRANSFORMER, WITH PRECAST PAD. CONTRACTOR
PROVIDED, PROVIDE FIXED AND REMOVABLE BARRIER POST
AROUND TRANSFORMER AS REQUIRED. PROVIDE 4' IN ALL
DIRECTIONS FOR CLEARANCE FROM EDGE OF THE PAD.
6 (4) 5" CONDUITS FOR UTILITY SECONDARY CONDUITS, VERIFY
QUANTITY & ROUTING WITH UTILILTY SERVICE COMMITMENT
LETTER, CONDUIT & CONDUCTOR TO BE INSTALLED BY
CONTRACTOR.
7 (E) CCTV PULL BOX.
8 PROPOSED LOW VOLTAGE CONDUITS STUB, (1) 2" FIBER, (1) 2"
FOR TELEPHONE, (1) 2" FOR CATV, (2) 2" SPARE CONDUITS.
Delta Date Revisions By
Page 28 of 100
0.1
4.6 4.5 4.2 3.8 3.2 2.7 2.1 0.2
5.8 5.7 5.3 4.6 3.9 3.1 2.4 0.1 0.4
7.1 7.1 6.5 5.5 4.4 3.5 2.6 0.1 0.7
8.3 8.3 7.5 6.1 4.8 3.7 2.7 0.1 0.7
9.1 8.6 7.4 6.1 4.9 3.8 2.8 0.1 1.4
9.3 8.4 7.3 6.1 4.9 3.8 2.9 0.1 0.3 0.7 1.3 2.1 1.2
8.5 8.4 7.6 6.2 4.9 3.8 2.8 1.4 0.9
7.5 7.5 6.9 5.8 4.7 3.7 2.8 1.4 0.4
6.4 6.4 3.7 2.8 1.4 0.2
5.9 5.8 3.6 2.8 1.4 0.2
6.0 5.9 1.4 0.1
6.0 5.9 1.4 0.1
6.1 5.9 0.1 0.3 0.7 1.4 2.2 0.1
6.0 5.9 5.7 5.1 4.3 0.2 0.1
6.9 6.8 6.3 5.4 4.4 3.6 2.7 0.3 2.8 2.2 1.6 0.2 0.1
8.0 8.0 7.2 5.8 4.6 3.7 2.8 0.5 2.7 2.3 1.8 1.3 0.8 0.4 0.2
8.8 8.4 7.3 6.0 4.8 3.7 2.8 0.8 2.3 1.9 1.4 0.9 0.6 0.3 0.2
9.3 8.3 7.1 6.0 4.9 3.9 2.9 1.4 1.5 1.1 0.7 0.5 0.3
8.7 8.5 7.5 6.3 5.2 4.4 3.7 3.1 2.7 3.2 4.0 3.9 3.0 2.0 1.5 1.1 0.9 0.8 0.8 0.9 1.0 1.2 1.7 2.3 3.3 4.1 3.7 2.7 2.0 1.6 1.3 1.1 0.9 0.8 0.6 0.5 0.5 0.6 0.8 0.8 1.1 1.4 2.0 2.1 1.5 1.0 0.8 0.8 0.8 0.8 0.8 0.9 1.2 1.8 2.3 2.1 1.5 1.0 0.7 0.6 0.4
1.1 1.2 1.5 2.0 1.1
0.2 0.2 0.5 0.6 0.9 1.9
4.5 3.1 1.5 3.1 5.0 7.0 0.2 0.6 1.3 2.1 3.5 5.7 8.7 12.6 10.8 5.8 3.1 1.5 1.6 2.2 4.0 6.2 9.8 12.2 8.7 4.5
9.5 3.7 1.5 3.4 5.6 8.0 0.2 1.0 2.2 3.5 5.2 7.1 8.3 8.8 7.4 4.9 2.9 2.1 2.7 3.9 5.6 7.2 8.2 8.2 6.2 3.7
15.7 4.1 1.7 3.4 5.6 8.2 2.8 4.7 7.3 8.6 9.1 7.7 5.7 3.6 2.1 2.5 3.7 5.7 7.5 8.4 8.1 6.5 4.6 2.6
10.7 5.0 1.8 3.4 5.0 6.3 3.1 5.3 8.0 10.1 9.2 7.0 4.7 2.4 1.1 2.4 4.2 6.8 9.0 9.5 8.1 5.7 3.5 1.4
7.5 5.7 1.9 3.5 5.0 5.8 3.0 5.2 7.9 8.7 8.5 5.9 3.7 1.7 0.7 2.2 4.2 6.7 8.8 8.9 7.2 4.7 2.6 0.7
8.7 5.5 1.9 3.5 5.0 5.8 2.7 4.3 5.9 6.3 6.1 4.7 3.1 1.5 0.8 2.1 3.7 5.6 6.8 6.8 5.8 3.9 2.2 0.7
13.7 4.5 1.9 3.5 5.3 6.8 0.4 1.0 2.0 3.0 3.7 4.0 3.8 3.2 2.3 1.3 0.8 1.6 2.7 3.8 4.3 4.3
13.3 3.8 1.8 3.6 5.8 8.3 0.8 0.8 1.1 1.7 1.9 2.0 2.0 1.9 1.6 1.0 0.7 1.0 1.6 2.1 2.3
6.7 3.5 1.7 3.6 5.8 8.3 1.0
3.1 2.7 1.6 3.1 4.8 6.3 6.5 6.6 6.0 6.1 8.0 12.5 11.4 6.2 3.4 2.6 3.1 5.5 10.3 13.1 7.8 4.0 2.1 1.1 1.4 2.8 6.3 13.4 14.0 6.6 3.1 1.9 2.0 3.4 7.7 15.6 11.7 5.2 2.3 1.0
1.5 1.6 1.3 2.3 3.3 3.9 4.2 4.2 4.2 4.0 3.3 2.5 2.4 2.5 2.1 1.9 2.1 2.5 2.4 2.4 2.5 2.1 1.4 1.0 1.6 2.8 4.1 4.7 4.8 4.2 3.0 2.2 2.3 3.3 4.6 5.2 4.9 4.0 2.5 1.2
S1
MH: 12
S3
MH: 12
S3
MH: 12
S1
MH: 12
S1
MH: 12
S3
MH: 12
S1
MH: 12
S1
MH: 12
S1
MH: 12
S3
MH: 12
S2
MH: 12
S2
MH: 12
Luminaire Schedule
Scenario: GENERAL
Symbol Qty Label Arrangement Description Lum. Lumens LLF Filename
6 S1 SINGLE GARDCO ECF-S-32L-700-NW-G2-2-AR1-UNV 9720 0.900 ecf-s-32l-700-nw-g2-2.ies
2 S2 SINGLE GARDCO ECF-S-32L-1A-NW-G2-4-AR1-UNV 14006 0.900 ecf-s-32l-1a-nw-g2-4.ies
4 S3 Back-Back GARDCO ECF-S-32L-1A-NW-G2-5W-AR1-UNV 13923 0.900 ecf-s-32l-1a-nw-g2-5w.ies
Calculation Summary
Scenario: GENERAL
Label CalcType Units Avg Max Min Avg/Min Max/Min
PARKING Illuminance Fc 4.52 15.7 0.2 22.60 78.5
WALKWAY Illuminance Fc 2.93 9.3 0.1 29.30 93.0
ContactProject Number
Sacramento | Alameda | Irvine
400 R Street, Ste 333Sacramento, CA 95811916.256.2460
1/4" = 1'-0"
0 1'12'
1/2" = 1'-0"
0 1'6'0
1" = 1'-0"3/4" = 1'-0"
4'0 1'
1 1/2" = 1'-0"
03'2'0
A REDUCED PRINT SCALE ACCORDINGLY
IF THIS SHEET IS NOT 30"x42" , IT IS
3" = 1'-0"
1'
Client Project Number:
Sheet
Drawn By:
Checked By:
Revit Version:
Facility
Project
Sheet Title
Scale:
Sheet
HY Architects Project number:
Revisions#
of
Issue Date:
2023
AGENCY APPROVAL
NOT FOR CONSTRUCTION
Planning Package
This document is the property of the Owner and is not to be used without their written permission
1/16" = 1'-0"GRAPHIC SCALES:
5'0 50'0 5'
1/8" = 1'-0"
25'
M101Huajie
10
/
1
7
/
2
0
2
5
4
:
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Author
Checker
URGENT CARE CLINIC &
ADMINISTRATION BUILDING
OVERALL SITE PLAN -
PHOTOMETRICS
E1.02
Enter address here
200
Client Proj. #
Project Number
Issue Date
SCALE: 1/16" = 1'-0"1 OVERALL SITE PLAN - PHOTOMETRICS
Delta Date Revisions By
Page 29 of 100
DS DS
DS DS
UP
DS
DS
CR
CR
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1
1
2
2
3
3
4
4
2' - 1"5' - 11"8"28' - 8 1/2"25' - 0"28' - 8 1/2"8"
83
'
-
9
"
8"
31
'
-
2
1
/
2
"
20
'
-
0
"
31
'
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2
1
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"
8"
8'
-
1
1
"
1'
-
3
"
11
'
-
4
"
1
A3.03
1
A3.03
2
A3.03
2
A3.03
EXAM
ROOM 1
EXAM
ROOM 3
PROCEDURE
ROOM
EXAM
ROOM 4
EXAM
ROOM 5
EXAM
ROOM 6
JANITOR
CLOSET
EXAM
ROOM 2
PROVIDER
OFFICE MA TEAM
B
CLINIC
MANAGER
ALL
GENDER
MED PREP
ELEVATOR
MACHINE
ROOM
IT
FIRE
RISER
CLOSET
BREAK
ROOM
STAFF
TOILET
PATIENT
TOILET
SOILED
UTILITY
RECEPTION
ELECTRICAL LAB
ALL
GENDER
STAFF
TOILET
IMAGING
WAITING
AREA
148 SF
RECEIVING
/ FLEX
FLEX
OFFICEPROVIDER
OFFICE
ENTRY
PATIENT
INTAKE
HALLWAY
HALLWAY
HALLWAY
MA TEAM
A
HALLWAY
STAFF
ENTRY
CLEAN
SUPPLY
9' - 0"9' - 0"1' - 0"
19' - 0"
EXTERIOR
MECHANICAL
DUCTS, SMD (TYP)
1
A3.03
1
A3.03
2
A3.03
2
A3.03
5
5
6
6
1' - 0"
91' - 9"
10
'
-
2
1
/
2
"
2'
-
1
"
2'
-
0
"
20
'
-
0
"
2'
-
0
"
1' - 0"
1
1
8' - 8"
NOTE: FOR ANY PARTITION THAT IS NOT TAGGED ON THE PLAN, REFER TO ITS
CORRESPONDING GRAPHIC IN THIS WALL LEGEND TO DETERMINE ITS TYPE
PARTITION LEGEND
EXISTING WALL & PARTITION TYPES:
(E) EXTERIOR WALL TO REMAIN
(N) NON-RATED FIRE-RESISTIVE PARTITION W/ UNPROTECTED
OPENINGS, TYP UON.
PARTIAL HEIGHT WALLS
PLANNING GENERAL NOTES
1.
2.
3.
ACCESSIBLE PATH OF TRAVEL AS INDICATED ON PLAN IS A BARRIER FREE ACCESS
ROUTE WITHOUT ANY ABRUPT LEVEL CHANGES EXCEEDING 1/2" BEVELED AT 1:2
MAX. SLOPE OR VERTICAL LEVEL CHANGES NOT EXCEEDING 1/4" MAX. AND AT LEAST
48" WIDE. SURFACE IS SLIP RESISTANT, STABLE, FIRM, AND SMOOTH. CROSS SLOPE
DOES NOT EXCEED 2% AND SLOPE IN THE DIRECTION OF TRAVEL IS LESS THAN 5%
UNLESS OTHERWISE INDICATED. VERIFY SLOPE W/ 24" SMART LEVEL.
ACCESSIBLE PATH OF TRAVEL SHALL BE MAINTAINED FREE OF OVERHANGING
OBSTRUCTIONS TO 80" MINIMUM, AND PROTRUDING OBJECTS GREATER THAN 4"
PROJECTION FROM WALL AND ABOVE 27" AND LESS THAN 80".
REFER TO C, E, & L SERIES SHEETS FOR ADDITIONAL INFORMATION.
1/4" = 1'-0"
0 1'12'
1/2" = 1'-0"
0 1'6'0
1" = 1'-0"3/4" = 1'-0"
4'0 1'
1 1/2" = 1'-0"
03'2'0
A REDUCED PRINT SCALE ACCORDINGLY
IF THIS SHEET IS NOT 30"x42" , IT IS
3" = 1'-0"
1'
Client Project Number:
Sheet
Drawn By:
Checked By:
Revit Version:
Facility
Project
Sheet Title
Scale:
Sheet
HY Architects Project number:
Revisions#
of
Issue Date:
2025
AGENCY APPROVAL
NOT FOR CONSTRUCTION
PLANNING
PACKAGE
This document is the property of the Owner and is not to be used without their written permission
1/16" = 1'-0"GRAPHIC SCALES:
5'0 50'0 5'
1/8" = 1'-0"
25'
10
/
2
0
/
2
0
2
5
8
:
3
5
:
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7
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6
4
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As indicated
Author
Checker
Urgent Care Clinic &
Administration Building
OVERALL FIRST FLOOR PLAN
- REMODEL
A2.02
MCHC HEALTH CENTERS
1240 Airport Park Blvd Ukiah, CA 95482
200
6257
2
10/17/2025
3/16" = 1'-0"1 OVERALL FIRST FLOOR PLAN - REMODEL
Delta Date Revisions By
1 10/17/25 PLANNING & OWNER REVISIONS KC
Page 30 of 100
DS DS
DS DS
DN
DN
DS
DS
CR
CR
A
D
C
B
CANOPY
BELOW
1
1
2
2
3
3
4
4
83
'
-
9
"
8"
31
'
-
2
1
/
2
"
20
'
-
0
"
31
'
-
2
1
/
2
"
8"
83' - 9"
8"28' - 8 1/2"25' - 0"28' - 8 1/2"8"
10
'
-
2
"
11
'
-
4
"
1
A3.03
1
A3.03
2
A3.03
2
A3.03
MECHANICAL
CHASE
STORAGE
STORAGE
OFFICE
OFFICE
OFFICE
OFFICE
OFFICE
BOARD
ROOM OFFICE
OFFICE
BREAK
ROOM
STORAGE
LARGE
CONFERENCE
ROOM
WORK
STATIONS
COPY/
WORK
AREA
HALLWAY
STORAGE
OVERHANG
5' - 3 1/2"
OV
E
R
H
A
N
G
1'
-
3
1
/
2
"
OFFICE
LACTATION
RECEPTION
TOILET
TOILET
WH &
JANITOR
CLOSET
TOILET
HALLWAY
HALLWAY
HALLWAY
WAITING
AREA
STAIRS
LOBBY
GYM
TOILET /
SHOWER
IT /
ELECTRICAL
22
'
-
0
"
23' - 11"
ED
G
E
O
F
C
A
N
O
P
Y
A
B
O
V
E
1
A3.03
1
A3.03
2
A3.03
2
A3.03
5
5
6
6
EXTERIOR
MECHANICAL
DUCTS, SMD (TYP)
ELEVATOR
STAFF
PATIO
CLOSET
1
1
1
NOTE: FOR ANY PARTITION THAT IS NOT TAGGED ON THE PLAN, REFER TO ITS
CORRESPONDING GRAPHIC IN THIS WALL LEGEND TO DETERMINE ITS TYPE
PARTITION LEGEND
EXISTING WALL & PARTITION TYPES:
(E) EXTERIOR WALL TO REMAIN
(N) NON-RATED FIRE-RESISTIVE PARTITION W/ UNPROTECTED
OPENINGS, TYP UON.
PARTIAL HEIGHT WALLS
PLANNING GENERAL NOTES
1.
2.
3.
ACCESSIBLE PATH OF TRAVEL AS INDICATED ON PLAN IS A BARRIER FREE ACCESS
ROUTE WITHOUT ANY ABRUPT LEVEL CHANGES EXCEEDING 1/2" BEVELED AT 1:2
MAX. SLOPE OR VERTICAL LEVEL CHANGES NOT EXCEEDING 1/4" MAX. AND AT LEAST
48" WIDE. SURFACE IS SLIP RESISTANT, STABLE, FIRM, AND SMOOTH. CROSS SLOPE
DOES NOT EXCEED 2% AND SLOPE IN THE DIRECTION OF TRAVEL IS LESS THAN 5%
UNLESS OTHERWISE INDICATED. VERIFY SLOPE W/ 24" SMART LEVEL.
ACCESSIBLE PATH OF TRAVEL SHALL BE MAINTAINED FREE OF OVERHANGING
OBSTRUCTIONS TO 80" MINIMUM, AND PROTRUDING OBJECTS GREATER THAN 4"
PROJECTION FROM WALL AND ABOVE 27" AND LESS THAN 80".
REFER TO C, E, & L SERIES SHEETS FOR ADDITIONAL INFORMATION.
1/4" = 1'-0"
0 1'12'
1/2" = 1'-0"
0 1'6'0
1" = 1'-0"3/4" = 1'-0"
4'0 1'
1 1/2" = 1'-0"
03'2'0
A REDUCED PRINT SCALE ACCORDINGLY
IF THIS SHEET IS NOT 30"x42" , IT IS
3" = 1'-0"
1'
Client Project Number:
Sheet
Drawn By:
Checked By:
Revit Version:
Facility
Project
Sheet Title
Scale:
Sheet
HY Architects Project number:
Revisions#
of
Issue Date:
2025
AGENCY APPROVAL
NOT FOR CONSTRUCTION
PLANNING
PACKAGE
This document is the property of the Owner and is not to be used without their written permission
1/16" = 1'-0"GRAPHIC SCALES:
5'0 50'0 5'
1/8" = 1'-0"
25'
10
/
2
0
/
2
0
2
5
8
:
3
5
:
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8
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As indicated
Author
Checker
Urgent Care Clinic &
Administration Building
OVERALL SECOND FLOOR
PLAN - REMODEL
A2.03
MCHC HEALTH CENTERS
1240 Airport Park Blvd Ukiah, CA 95482
200
6257
2
10/17/2025
3/16" = 1'-0"1 OVERALL SECOND FLOOR PLAN - REMODEL
Delta Date Revisions By
1 10/17/25 PLANNING & OWNER REVISIONS KC
Page 31 of 100
FIRST LEVEL0' - 0"
ROOF LEVEL (T.O.S)19' - 6"
T.O. PARAPET22' - 0"
A DCB
SECOND LEVEL11' - 0"
EL
E
V
A
T
O
R
B
E
Y
O
N
D
4'
-
4
"
PRE-FINISHED FIBER
CEMENT SIDING,
COASTAL GRAY, TYP
PRE-FINISH FIBER
CEMENT PANEL,
SILVER SAND, TYP
(E) CONCRETE TILT-UP
WALL TO BE PAINTED
BARNWOOD, TYP
ALUMINUM WINDOW
SHADE TO BE PAINTED
HUNTER GREEN, TYP
PRE-FINISHED METAL
COPING TO MATCH FIBER
CEMENT PANEL, TYP
EXTERIOR GALVANIZED
METAL EGRESS STAIRS
ALUMINUM WINDOW,
ANODIZED IN DARK
BRONZE TO MATCH (E), TYP
ALUMINUM
DOWNSPOUT
ALUMINUM
DOWNSPOUT BE PAINT
BARNWOOD, TYP
EXISTING WINDOW TO
REMAIN. PROVIDE
BLACKOUT FILM AT THE
TOP SASH, TYPICAL.
"MCHC HEALTH CENTERS"
OPAQUE WHITE ACRYLIC
LETTERS, FRANKLIN GOTHIC
BOOK BOLD. INTERNALLY LIT
WALL MOUNTED LIGHT
FIXTURE, TYPICAL
RED ACRYLIC LETTERS,
FRANKLIN GOTHIC BOOK
BOLD. INTERNALLY LIT
2
A3.03
3' - 5 1/2"
2'
-
0
"
3'
-
0
"
6"
9"3"
4"
1
ACRYLIC LOGO IN MCHC
COLOR, INTERNALLY LIT
1
1'
-
2
"
1
FIRST LEVEL0' - 0"
ROOF LEVEL (T.O.S)19' - 6"
T.O. PARAPET22' - 0"
SECOND LEVEL11' - 0"
1 2 3 4
13
'
-
3
"
SCREENED
EXTERIOR
MECHANICAL
DUCTS, SMD
PRE-FINISH
FIBER CEMENT
PANEL, SILVER
SAND, TYP
PRE-FINISHED FIBER
CEMENT SIDING,
COASTAL GRAY, TYP
PRE-FINISH FIBER
CEMENT PANEL,
SILVER SAND, TYP
(E) CONCRETE TILT-UP
WALL TO BE PAINTED
BARNWOOD, TYP
ALUMINUM WINDOW
SHADE TO BE PAINTED
HUNTER GREEN, TYP
PRE-FINISHED METAL
COPING TO MATCH FIBER
CEMENT PANEL, TYP
METAL GUTTER & FLASHING
TO BE PAINTED HUNTER
GREEN, TYP
ALUMINUM WINDOW,
ANODIZED IN DARK
BRONZE TO MATCH (E), TYP
ALUMINUM
DOWNSPOUT BE PAINT
BARNWOOD, TYP
EXISTING WINDOW TO
REMAIN. PROVIDE
BLACKOUT FILM AT THE
TOP SASH, TYPICAL.
1
A3.03
EXISTING WINDOW TO
REMAIN. PROVIDE
BLACKOUT FILM.
5 6
1
1
1
FIBER CEMENT PANEL
WOODTONE CHROMETALLICS PANELS
COLOR: SILVER SAND
(E) CONCRETE TO BE PAINTED
PAINT: BENJAMIN MOORE
COLOR: BARNWOOD (CSP-115)
GUTTER & WINDOW LOUVERS TO
BE PAINTED
PAINT: BENJAMIN MOORE
COLOR: HUNTER GREEN (2041-10)
FIBER CEMENT LAP SIDING
WOODTONE RUSTIC SERIES
COLOR: COASTAL GRAY
MATERIAL BOARD
BUILDING EXTERIOR FINISH CMU WALL
SPLIT FACE
PRECISION CUT
MECHANICAL SCREEN WALL
CONCRETE MASONRY UNIT
1
1
EAST PERSPECTIVE RENDERING
1/4" = 1'-0"
0 1'12'
1/2" = 1'-0"
0 1'6'0
1" = 1'-0"3/4" = 1'-0"
4'0 1'
1 1/2" = 1'-0"
03'2'0
A REDUCED PRINT SCALE ACCORDINGLY
IF THIS SHEET IS NOT 30"x42" , IT IS
3" = 1'-0"
1'
Client Project Number:
Sheet
Drawn By:
Checked By:
Revit Version:
Facility
Project
Sheet Title
Scale:
Sheet
HY Architects Project number:
Revisions#
of
Issue Date:
2025
AGENCY APPROVAL
NOT FOR CONSTRUCTION
PLANNING
PACKAGE
This document is the property of the Owner and is not to be used without their written permission
1/16" = 1'-0"GRAPHIC SCALES:
5'0 50'0 5'
1/8" = 1'-0"
25'
10
/
2
0
/
2
0
2
5
8
:
3
5
:
1
3
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6
4
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As indicated
Author
Checker
Urgent Care Clinic &
Administration Building
EXTERIOR ELEVATIONS
A3.01
MCHC HEALTH CENTERS
1240 Airport Park Blvd Ukiah, CA 95482
200
6257
2
10/17/2025
1/4" = 1'-0"1 EXTERIOR ELEVATION - EAST - Dependent 1
1/4" = 1'-0"2 EXTERIOR ELEVATION - SOUTH - Dependent 1
Delta Date Revisions By
1 10/17/25 PLANNING & OWNER REVISIONS KC
Page 32 of 100
FIRST LEVEL0' - 0"
ROOF LEVEL (T.O.S)19' - 6"
T.O. PARAPET22' - 0"
ADCB
SECOND LEVEL11' - 0"
2
A3.03
4'
-
4
"
PRE-FINISHED FIBER
CEMENT SIDING,
COASTAL GRAY, TYP
PRE-FINISH FIBER
CEMENT PANEL,
SILVER SAND, TYP
(E) CONCRETE TILT-UP
WALL TO BE PAINTED
BARNWOOD, TYP
ALUMINUM WINDOW
SHADE TO BE PAINTED
HUNTER GREEN, TYP
PRE-FINISHED METAL
COPING TO MATCH FIBER
CEMENT PANEL, TYP
GALVANIZED
METAL STAIRS
ALUMINUM FULL LITE
DOOR W/ SIDELITE,
ANODIZED IN DARK
BRONZE TO MATCH
(E), TYP
SCREENED EXTERIOR
MECHANICAL DUCTS, SMD
6'
-
2
"
9"3"
4"
WALL MOUNTED LIGHT
FIXTURE, TYPICAL
ACRYLIC LOGO IN
MCHC COLOR
SIGNAGE
CANTILEVER
LIGHT FIXTURE 2
A3.03
1
1
1
FIRST LEVEL0' - 0"
ROOF LEVEL (T.O.S)19' - 6"
T.O. PARAPET22' - 0"
SECOND LEVEL11' - 0"
1234
4'
-
4
"
13
'
-
3
"
PRE-FINISHED FIBER
CEMENT SIDING,
COASTAL GRAY, TYP
PRE-FINISH FIBER
CEMENT PANEL,
SILVER SAND, TYP
(E) CONCRETE TILT-UP
WALL TO BE PAINTED
BARNWOOD, TYP
ALUMINUM WINDOW
SHADE TO BE PAINTED
HUNTER GREEN, TYP
PRE-FINISHED METAL
COPING TO MATCH FIBER
CEMENT PANEL, TYP
GALVANIZED
METAL EGRESS
STAIRS
ALUMINUM WINDOW,
ANODIZED IN DARK
BRONZE TO MATCH (E), TYP
SCREENED
EXTERIOR
MECHANICAL
DUCTS, SMD
METAL GUTTER & FLASHING
TO BE PAINTED HUNTER
GREEN, TYP
ALUMINUM
DOWNSPOUT BE PAINT
BARNWOOD, TYP
(E) GAS METER
TO REMAIN
(E) ELECTRIC
METER TO REMAIN
EXISTING WINDOW TO
REMAIN. PROVIDE
BLACKOUT FILM AT THE
TOP SASH, TYPICAL.
WALL MOUNTED LIGHT
FIXTURE, TYPICAL
1
A3.0356
11
1
1
FIBER CEMENT PANEL
WOODTONE CHROMETALLICS PANELS
COLOR: SILVER SAND
(E) CONCRETE TO BE PAINTED
PAINT: BENJAMIN MOORE
COLOR: BARNWOOD (CSP-115)
GUTTER & WINDOW LOUVERS TO
BE PAINTED
PAINT: BENJAMIN MOORE
COLOR: HUNTER GREEN (2041-10)
FIBER CEMENT LAP SIDING
WOODTONE RUSTIC SERIES
COLOR: COASTAL GRAY
MATERIAL BOARD
BUILDING EXTERIOR FINISH CMU WALL
SPLIT FACE
PRECISION CUT
MECHANICAL SCREEN WALL
CONCRETE MASONRY UNIT
1
1
WEST PERSPECTIVE RENDERING
1
1/4" = 1'-0"
0 1'12'
1/2" = 1'-0"
0 1'6'0
1" = 1'-0"3/4" = 1'-0"
4'0 1'
1 1/2" = 1'-0"
03'2'0
A REDUCED PRINT SCALE ACCORDINGLY
IF THIS SHEET IS NOT 30"x42" , IT IS
3" = 1'-0"
1'
Client Project Number:
Sheet
Drawn By:
Checked By:
Revit Version:
Facility
Project
Sheet Title
Scale:
Sheet
HY Architects Project number:
Revisions#
of
Issue Date:
2025
AGENCY APPROVAL
NOT FOR CONSTRUCTION
PLANNING
PACKAGE
This document is the property of the Owner and is not to be used without their written permission
1/16" = 1'-0"GRAPHIC SCALES:
5'0 50'0 5'
1/8" = 1'-0"
25'
10
/
2
0
/
2
0
2
5
8
:
3
5
:
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8
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6
4
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As indicated
Author
Checker
Urgent Care Clinic &
Administration Building
EXTERIOR ELEVATIONS
A3.02
MCHC HEALTH CENTERS
1240 Airport Park Blvd Ukiah, CA 95482
200
6257
2
10/17/2025
1/4" = 1'-0"1 EXTERIOR ELEVATION - WEST - Dependent 1
1/4" = 1'-0"2 EXTERIOR ELEVATION - NORTH - Dependent 1
Delta Date Revisions By
1 10/17/25 PLANNING & OWNER REVISIONS KC
Page 33 of 100
FIRST LEVEL0' - 0"
ROOF LEVEL (T.O.S)19' - 6"
T.O. PARAPET22' - 0"
A DCB
SECOND LEVEL11' - 0"
2
A3.03
MA TEAM
B
CLINIC
MANAGERRECEPTIONIMAGING
PATIENT
INTAKE HALLWAY HALLWAY
STORAGE STORAGEOFFICE
COPY/
WORK
AREA
1/2" / 12"
1/2" / 12"
ROOF
HATCH
HALLWAY HALLWAYGYM
TOILET /
SHOWER
36" X 36"
SKYLIGHT
36" X 36"
SKYLIGHT
SINGLE-PLY ROOFING ON 6"
MINIMUM RIGID INSULATION ON
STRUCTURAL FRAMING
2
A3.03
EXHAUST
FAN
1 1
1
FIRST LEVEL0' - 0"
ROOF LEVEL (T.O.S)19' - 6"
T.O. PARAPET22' - 0"
SECOND LEVEL11' - 0"
1 2 3 41
A3.03
EXAM
ROOM 3
EXAM
ROOM 4 RECEPTION ENTRYHALLWAYHALLWAY
OFFICEHALLWAYHALLWAY
WAITING
AREA LOBBY
CLEAN
SUPPLY
GYM
IT /
ELECTRICAL
EXTERIOR
MECHANICAL
DUCTS, SMD
36" X 36"
SKYLIGHT, TYP
1
A3.03 5 6
SINGLE-PLY ROOFING ON 6"
MINIMUM RIGID INSULATION ON
STRUCTURAL FRAMING
1
1
1
1/4" = 1'-0"
0 1'12'
1/2" = 1'-0"
0 1'6'0
1" = 1'-0"3/4" = 1'-0"
4'0 1'
1 1/2" = 1'-0"
03'2'0
A REDUCED PRINT SCALE ACCORDINGLY
IF THIS SHEET IS NOT 30"x42" , IT IS
3" = 1'-0"
1'
Client Project Number:
Sheet
Drawn By:
Checked By:
Revit Version:
Facility
Project
Sheet Title
Scale:
Sheet
HY Architects Project number:
Revisions#
of
Issue Date:
2025
AGENCY APPROVAL
NOT FOR CONSTRUCTION
PLANNING
PACKAGE
This document is the property of the Owner and is not to be used without their written permission
1/16" = 1'-0"GRAPHIC SCALES:
5'0 50'0 5'
1/8" = 1'-0"
25'
10
/
2
0
/
2
0
2
5
8
:
3
5
:
2
1
A
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1/4" = 1'-0"
Author
Checker
Urgent Care Clinic &
Administration Building
BUILDING SECTIONS
A3.03
MCHC HEALTH CENTERS
1240 Airport Park Blvd Ukiah, CA 95482
200
6257
2
10/17/2025
1/4" = 1'-0"1 TRANSVERSE SECTION
1/4" = 1'-0"2 LONGITUDINAL SECTION
Delta Date Revisions By
1 10/17/25 PLANNING & OWNER REVISIONS KC
Page 34 of 100
1/4" = 1'-0"
0 1'12'
1/2" = 1'-0"
0 1'6'0
1" = 1'-0"3/4" = 1'-0"
4'0 1'
1 1/2" = 1'-0"
03'2'0
A REDUCED PRINT SCALE ACCORDINGLY
IF THIS SHEET IS NOT 30"x42" , IT IS
3" = 1'-0"
1'
Client Project Number:
Sheet
Drawn By:
Checked By:
Revit Version:
Facility
Project
Sheet Title
Scale:
Sheet
HY Architects Project number:
Revisions#
of
Issue Date:
2025
AGENCY APPROVAL
NOT FOR CONSTRUCTION
PLANNING
PACKAGE
This document is the property of the Owner and is not to be used without their written permission
1/16" = 1'-0"GRAPHIC SCALES:
5'0 50'0 5'
1/8" = 1'-0"
25'
10
/
2
0
/
2
0
2
5
8
:
3
5
:
2
2
A
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12" = 1'-0"
Author
Checker
Urgent Care Clinic &
Administration Building
EXTERIOR PERSPECTIVE
RENDERINGS
A3.04
MCHC HEALTH CENTERS
1240 Airport Park Blvd Ukiah, CA 95482
200
6257
2
10/17/2025
12" = 1'-0"1 NORTHEAST PERSPECTIVE
12" = 1'-0"2 NORTHWEST PERSPECTIVE
Delta Date Revisions By
Page 35 of 100
A
A3.05
25
A3.05
22
A3.05
23
A3.05
27
A3.05
26
FIBER CEMENT PANEL, SEE
EXTERIOR ELEVATION
FIBER CEMENT SIDING, SEE
EXTERIOR ELEVATION
INTERIOR PARTITION, SEE
ENLARGED PLANS FOR TYPE
CEILING, SEE RCP
(E) FOOTING & SLAB TO
REMAIN
CONCRETE SLAB ON
METAL DECK, SSD
FIRST LEVEL0' - 0"
ROOF LEVEL (T.O.S)19' - 6"
T.O. PARAPET22' - 0"
SECOND LEVEL11' - 0"
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WALL TO BE PAINTED, SEE
EXTERIOR ELEVATION
METAL PARAPET CAP
1
A3.03
10
A3.04
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WEATHER BARRIER
METAL FRAMING, SSD
BATT INSULATION
EXTERIOR SHEATHING, SSD
FIBER CEMENT PANEL, SEE
EXTERIOR ELEVATION
WEATHER BARRIER
METAL FRAMING, SSD
BATT INSULATION
EXTERIOR SHEATHING, SSD
FIBER CEMENT PANEL, SEE
EXTERIOR ELEVATION
1/
2
"
METAL TRIM
COUNTERSUNK STAINLESS
STEEL SCREW W/ FILLER
(E) CONCRETE TILT-UP WALL
TO BE PAINTED, SEE
EXTERIOR ELEVATION
FIBER CEMENT SIDING,
SEE EXTERIOR ELEVATION
3/4" METAL FURRING STRIP
FASTENER PER
MANUFACTURER
ALIGN
J-MOLD
(E) CONCRETE TILT-UP WALL
TO BE PAINTED, SEE
EXTERIOR ELEVATION
FIBER CEMENT SIDING,
SEE EXTERIOR ELEVATION
3/4" METAL FURRING STRIP
TRIM BOARD
ALIGN
COUNTERSUNK STAINLESS
STEEL SCREW W/ FILLER
J-MOLD
(E) CONCRETE TILT-UP WALL
TO BE PAINTED, SEE
EXTERIOR ELEVATION
FIBER CEMENT SIDING,
SEE EXTERIOR ELEVATION
3/4" METAL FURRING STRIP
FASTENER PER
MANUFACTURER
METAL FRAMING, SSD
FIBER CEMENT PANEL, SEE
EXTERIOR ELEVATION
SINGLE PLY ROOFING MEMBRANE
PRE-FINISH METAL CAPPING
BLOCKING
TRIM FASTENER W/SEALING
WASHER AT 12" O.C. MAX.
TRIM CLEAT
CONTINUOUS BEAD SEALANT
3
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/
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WEATHER BARRIER
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METAL FRAMING, SSD
BATT INSULATION
EXTERIOR SHEATHING, SSD
FIBER CEMENT SIDING
RIM JOIST, SSD
SINGLE PLY ROOFING SYSTEM O/
ROOF SHEATHING & JOIST, SSD
WEATHER BARRIER
4"
6'
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CONCRETE FOOT, SSD
CONCRETE CAP
8" CMU WALL W/
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METAL REBAR, SSD
A3.05
28
CONCCRETE CAP
VERTICAL REBAR, SSD
1/8" SAW-CUT DRIP, BOTH
SIDES OF WALL CAP
SS DOWEL W/ SEALANT
AROUND PENETRATIONS
1"1"
4"
HORIZONTAL REBAR, SSD
GROUT INFILL
1/4" = 1'-0"
0 1'12'
1/2" = 1'-0"
0 1'6'0
1" = 1'-0"3/4" = 1'-0"
4'0 1'
1 1/2" = 1'-0"
03'2'0
A REDUCED PRINT SCALE ACCORDINGLY
IF THIS SHEET IS NOT 30"x42" , IT IS
3" = 1'-0"
1'
Client Project Number:
Sheet
Drawn By:
Checked By:
Revit Version:
Facility
Project
Sheet Title
Scale:
Sheet
HY Architects Project number:
Revisions#
of
Issue Date:
2025
AGENCY APPROVAL
NOT FOR CONSTRUCTION
PLANNING
PACKAGE
This document is the property of the Owner and is not to be used without their written permission
1/16" = 1'-0"GRAPHIC SCALES:
5'0 50'0 5'
1/8" = 1'-0"
25'
10
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/
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2
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As indicated
Author
Checker
Urgent Care Clinic &
Administration Building
WALL SECTIONS & DETAILS
A3.05
MCHC HEALTH CENTERS
1240 Airport Park Blvd Ukiah, CA 95482
200
6257
2
10/17/2025
3/4" = 1'-0"10 EXTERIOR WALL SECTION A
3/4" = 1'-0"5 EXTERIOR WALL ELEVATION A
3" = 1'-0"22 FIBER CEMENT PANEL BASE
3" = 1'-0"21 FIBER CEMENT PANEL SECTION
3" = 1'-0"25 FIBER CEMENT SIDING BASE
3" = 1'-0"23 FIBER CEMENT SIDING PARAPET
3" = 1'-0"24 FIBER CEMENT SIDING SECTION
3" = 1'-0"26 FIBER CEMENT PANEL PARAPET
3" = 1'-0"27 FIBER CEMENT PANEL PARAPET BASE
3/4" = 1'-0"15 CMU WALL ELEVATION
3/4" = 1'-0"20 CMU WALL SECTION
3" = 1'-0"28 CMU HEADER
Delta Date Revisions By
Page 36 of 100
A8.01
20
A8.01
14
21
'
-
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"
10' - 8"5' - 0" APRON
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'
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"
A8.01
20
A8.01
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SPLIT FACE
CMU
6" CONCRETE
CURB
GALVANIZED
METAL POST
PE
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3'
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"
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12' - 0" APRON
11
'
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A
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6'
-
1
0
"
A
P
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4" TYP
WALL BELOW
1 1/2" / 12"
CORRUGATED
ANODIZED METAL
ROOF
METAL GUTTER,
PAINTED HUNTER
GREEN
CONCRETE CAP
CORRUGATED ANODIZED
METAL ROOF
PRIMED GALVANIZED METAL
FRAMING W/ CORRUGATED
ANODIZED METAL DOOR INFILL,
COLOR TO MATCH ROOF
PRIMED GALVANIZED
METAL FRAMING,
BARNWOOD, TYP
GRADE
ALUMINUM FASCIA TO BE
PAINTED HUNTER GREEN
4"
SP
L
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8'
-
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"
1 1/2" / 12"
SP
L
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8'
-
0
"
4"
GRADE
CONCRETE CAP
CORRUGATED ANODIZED
METAL ROOF
PRIMED
GALVANIZED
METAL FRAMING,
PAINTED
BARNWOOD, TYP
ALUMINUM FASCIA, PAINTED
HUNTER GREEN
(E) RETAINING
WALL
METAL GETTER
AND DOWNSPOUT,
PAINTED HUNTER
GREEN
FRONT & BACK ELEVATION
GRADE
SMOOTH SHIPLAP FIBER CEMENT
SIDING, TO MATCH BUILDING
SIDING COLOR
"URGENT CARE" RED ACRYLIC
LETTERS, FRANKLIN GOTHIC
BOOK BOLD. INTERNALLY LIT
ACRYLIC LOGO IN MCHC
COLOR, INTERNALLY LIT
(S
A
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B
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A
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F
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4'
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5'
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3/
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"
3/
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"
1'
-
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1
/
4
"
EQ EQ
4"
3'
-
0
"
8" HUNTER GREEN ACRYLIC
NUMBERS, FRANKLIN GOTHIC
BOOK BOLD, INTERNALLY LIT.
LOCATED ON STREET SIDE OF
MONUMENT SIGN
7
1
/
2
"
8
1
/
2
"
8"
1'
-
0
1
/
2
"
8"
1'
-
1
1
/
2
"
8"
"MCHC HEALTH CENTERS"
OPAQUE WHITE ACRYLIC
LETTERS, FRANKLIN GOTHIC
BOOK BOLD. INTERNALLY LIT
OF
G
R
A
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E
8"
M
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S
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P
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4'
-
0
"
GRADE
FIBER CEMENT SIDING O/
MTL FRAMING
CONCRETE PEDESTAL
(SANDBLAST FINISH)
HORIZONTAL REVEALS
CHAMFER ALL EDGES (TYP)
POWDER ACTUATED HILTI X-DNI
FASTENERS @ 16" O.C. W/ 1-1/4"
MIN. EMBEDMENT
FOOTING, SSD
CONCRETE
FO
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,
S
S
D
CO
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#4 VERTICAL BARS @
18" ON CENTER
(6) #4 HORIZONTAL BARS BARS
(CONTINUOUS, 24" JOINT LAP)
7"
4'
-
0
"
5'
-
6
"
9'
-
6
"
1
SECTION
1/4" = 1'-0"
0 1'12'
1/2" = 1'-0"
0 1'6'0
1" = 1'-0"3/4" = 1'-0"
4'0 1'
1 1/2" = 1'-0"
03'2'0
A REDUCED PRINT SCALE ACCORDINGLY
IF THIS SHEET IS NOT 30"x42" , IT IS
3" = 1'-0"
1'
Client Project Number:
Sheet
Drawn By:
Checked By:
Revit Version:
Facility
Project
Sheet Title
Scale:
Sheet
HY Architects Project number:
Revisions#
of
Issue Date:
2025
AGENCY APPROVAL
NOT FOR CONSTRUCTION
PLANNING
PACKAGE
This document is the property of the Owner and is not to be used without their written permission
1/16" = 1'-0"GRAPHIC SCALES:
5'0 50'0 5'
1/8" = 1'-0"
25'
10
/
2
0
/
2
0
2
5
8
:
3
5
:
3
0
A
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4
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As indicated
Author
Checker
Urgent Care Clinic &
Administration Building
EXTERIOR DETAILS - SITE
A8.01
MCHC HEALTH CENTERS
1240 Airport Park Blvd Ukiah, CA 95482
200
6257
2
10/17/2025
1/4" = 1'-0"5 TRASH ENCLOSURE PLAN
1/4" = 1'-0"10 TRASH ENCLOSURE ROOF PLAN
1/4" = 1'-0"20 TRASH ENCLOSURE - FRONT ELEVATION
1/4" = 1'-0"14 TRASH ENCLOSURE - SIDE ELEVATION
3/4" = 1'-0"13 MONUMENT SIGN
Delta Date Revisions By
1 10/17/25 PLANNING & OWNER REVISIONS KC
Page 37 of 100
City of Ukiah
COMMUNITY DEVELOPMENT DEPARTMENT
The City of Ukiah Community Development Department is soliciting input on the project described below for
use in staff analysis, CEQA compliance, and public hearing documents. Please identify any questions you
have or missing information needed, as well as any suggested Conditions of Approval.
TO:
X City of Ukiah, Community Development Director X Mendocino County Air Quality Management District
X City of Ukiah, Building Inspection Division X Ukiah Police Department
X City of Ukiah, Fire Prevention Division X City of Ukiah, Code Enforcement Division
X City of Ukiah, Electric Utility, Department X Ukiah Valley Fire Authority
X City of Ukiah, Public Works Department X City of Ukiah, City Manager's Office -
X Great Redwood Trail Agency (GRTA) X Ukiah Airport Manager
X Mendocino County, Airport Land Use Committee X City of Ukiah, Community Services Department
PROJECT INFORMATION:
Project Name & Permit#: MCHC Urgent Care & Administration Building -Major Use Permit; Site
Development Permit & Lot Merger #PA25-000019
Site Address & APN: 1240 Airport Park Blvd Ukiah, CA, 95482, CA; APNs (180-080-74 & 180-
080-75)
General Plan: "AIP-PD" Mixed-Use Airport Industrial Park -Planned Development
Zoning: "Light Manufacturing/Mixed-Use"
Airport Compatibility Zone: "Zones 5&6"
Date Filed: 09.05.2025
Resubmittal: N/A
Date Referred: 09.05.2025
Prev. Projects or Business United Disaster Relief of Northern California; Mendocino Animal Hospital
Applicant/Agent Name: Mendocino Community Health Clinics (MCHC) / Kile Campbell (Associate
HY Architects)
Phone: 530-758-1270
Email: TWilliamsc@mchcinc.org
Project Website: httQs://cityofukiah.com/cega-review/
Project Summary: Mendocino Community Health Clinic (MCHC) proposes to convert the existing ±7, 12
square-foot structure at 1240 Airport Park Boulevard into an 'Urgent Care and Administrative Office'. The proje
includes a 'Lot Merger' to combine two parcels (APNs 180-080-7 4 and 180-080-75) into one legal lot. Tt
remodeled ground floor will accommodate an urgent care clinic with seven exam rooms, imaging services, ar
support areas designed to meet OSHPD outpatient clinic requirements. A mezzanine second floor, construct£
within the existing structural shell, will provide administrative offices, staff support areas, and a conference roar
The completed building will total approximately 14,144 square feet of floor area (±7,186 sq. ft. on the first flo
and ±6,958 sq. ft. on the second floor). To maintain the building's current height, the Applicant proposes placir
mechanical and selected electrical equipment in a secure exterior yard behind the building. Planned si
improvements include a new public entrance from Airport Park Boulevard, upgraded pedestrian facilities, a re
staff entrance with an outdoor area, reconfigured parking with a designated patient loading zone, ar
landscaping that preserves existing trees and integrates the parcel with adjacent commercial properties. MCH
also requests a connection to the Great Redwood Trail and approval for reduced off-street parking, consiste
rwith Airport Industrial Park Planned Development regulations.
ATTACHMENT 2
Page 38 of 100
City of Ukiah
COMMUNI TY DEV ELOPM ENT DEPAR TMEN T
Please indicate whether you have comments on the associated referral packet. Be sure to sign and date below.
Return this Project Referral Form by the date noted above to the Project Planner.
Name and Affiliation/Department (Please Print): MAcY-:3Etl21 L,L~'(...Jlf1f ? Q.
IBI--No Comment
D Comments / Conditions of Approval Attached
Signature: 1f)Co.{_
Page 39 of 100
☐
Please indicate whether you have comments on the associated referral packet. Be sure to sign and date below.
Return this Project Referral Form by the date noted above to the Project Planner.
Name and Affiliation/Department (Please Print):
No Comment
Comments / Conditions of Approval Attached
Signature: Date
Great Redwood Trail Agency
Page 40 of 100
City of Ukiah
CO MM UNIT Y DEVELOPMENT DEPARTMENT
Please indicate whether you have comments on the associated referral packet. Be sure to sign and date below.
Return this Project Referral Form by the date noted above to the Project Planner.
Regarding the Project Referral:
MCHC Urgent Care & Administration Building -Major Use Permit; Site Development Permit & Lot Merger
#PA25-000019
Regarding the Project Referral:
Ukiah Electric Utility Department (EUD) has the following requirements and comments:
1) This property will be served from Underground service.
2) Developer is to provide EUSERC approved electrical equipment compatible with the City of Ukiah's current
EUSERC Acceptability Chart before the panel can be used on this project.
3) All future site improvements shall be submitted to the Electric Utility Department for review and comment.
At that time, specific service requirements, service Voltage and developer costs and requirements will be
determined.
4) Developer/customer shall incur all costs of this future project to include (labor, materials, equipment, and
future services).
5) There shall also be an easement provided to the EUD for any Primary or Secondary that transverses
through the property. Or around any City owned Electric equipment.
Please email a copy of all future electric plans to sbozzoli@cityofukiah.com
Should they have any questions please call Scott Bozzoli at 707-467-5775.
. . . . COU Electric Utility Name and Aff1hat1on/Department (Please Prmt): ______________________ _
D NoComment
I ✓ I Comments / Conditions of Approval Attached
Signature: Date 9/11/2025
Page 41 of 100
Jesse Davis
From: Matthew Keizer
Sent: Wednesday, September 17, 2025 8:29 AM
Jesse Davis To:
Subject: Re: MCHC Urgent Care Clinic -1240 Airport Park Boulevard, Ukiah, CA (180-080-74 &
180-080-75) -Agency Referral
Follow Up Flag: Follow up
Flag Status: Flagged
BUILDING:
1. A permit will be required for T.I. (Tenant Improvements).
2. The design and construction of all site alterations shall comply with the 2022 California Building
Code, 2022 Plumbing Code, 2022 Electrical Code, 2022 California Mechanical Code, 2022
California Fire Code, 2022 California Energy Code, 2022 Title 24 California Energy Efficiency
Standards, 2022 California Green Building Standards Code, City of Ukiah, and Ukiah Valley Fire
Authority Ordinances and Amendments.
FIRE PREVENTION:
1. The project shall comply with the currently adopted California Building Code, California Fire
Code, and other codes, standards, regulations and requirements as enforced by the Ukiah Valley
Fire Authority (UVFA).
2. Alterations to the building that impact the Fire Alarm and/or Fire Suppression Systems shall
require a deferred submittal with a minimum of two sets of plans and with specifications provided
to the UVFA for review an_d approval prior to initiating work that would impact those systems. Only
a qualified C-16 contractor working on a fire suppression system or C-10 licensed contractor
working on a fire detection system can complete necessary work on those systems.
3. The building Fire Sprinkler System shall be maintained operational at all times during
alteration. When the renovation requires modification of a portion of a fire protection system, the
remainder of the system shall be kept in service. CFC Section 3304.5, & N FPA 241 Section 10.8.
4. Provide access for ambulance pick up at the back/side of the building through easement from
Tractor Supply. If a gate will be installed, provide access via a Strobe a siren, or other
device approved by the Fire Code Official.
1
Page 42 of 100
Regards,
City of Ukiah
Matt Keizer, CBO, MCP, CFM
Chief Building Official
Chief Code Enforcement Officer
UVFA Fire Code Official
Email: mkeizer@cityofukiah.com
300 Seminary Ave
Ukiah, CA 95482
Office 707-467-5786
Desk 707-467-5718
Fax 707-463-6204
Inspection 707-463-6739
Please take our Survey: https://www.surveymonkey.com/r/GQWYNYG
http://www.cityofukiah.com/community-development/
http://www.cityofukiah.com/uvfa/
CONFIDENTIALITY NOTICE: This communication with its contents may contain confidential and/or legally privileged information. It is
solely for the use of the intended recipient(s). Unauthorized interception, review, use or disclosure is prohibited and may violate
applicable laws including the Electronic Communications Privacy Act. If you are not the intended recipient, please contact the sender
and destroy all copies of the communication.
From: Jesse Davis <jdavis@cityofukiah.com>
Sent: Thursday, September 11, 2025 8:57 AM
Subject: MCHC Urgent Care Clinic -1240 Airport Park Boulevard, Ukiah, CA (180-080-74 & 180-080-75) -Agency Referral
Good Morning,
Please review and respond to the attached project referral from the City of Ukiah -Planning Division for:
MCHC Urgent Care Clinic & Administrative Office
2
Page 43 of 100
Major Site Development Permit; Major Use Permit; Lot Merger
1240 Airport Park Boulevard, Ukiah, CA (180-080-74 & 180-080-75)
File No. PA_ 25-000019
Proposed Project: Mendocino Community Health Clinic (MCHC) proposes to convert the existing
±7, 129-square-foot structure at 1240 Airport Park Boulevard into an 'Urgent Care and Administrative
Office'. The project includes a 'Lot Merger' to combine two parcels (APNs 180-080-74 and 180-080-75)
into one legal lot. The remodeled ground floor will accommodate an urgent care clinic with seven exam
rooms, imaging services, and support areas designed to meet OSHPD outpatient clinic requirements. A
mezzanine second floor, constructed within the existing structural shell, will provide administrative
offices, staff support areas, and a conference room. The completed building will total approximately
14,144 square feet of floor area (±7, 186 sq. ft. on the first floor and ±6,958 sq. ft. on the second floor). To
maintain the building's current height, the Applicant proposes placing mechanical and selected
electrical equipment in a secure exterior yard behind the building. Planned site improvements include a
new public entrance from Airport Park Boulevard, upgraded pedestrian facilities, a rear staff entrance
with an outdoor area, reconfigured parking with a designated patient loading zone, and landscaping that
preserves existing trees and integrates the parcel with adjacent commercial properties. MCHC also
requests a connection to the Great Redwood Trail and approval for reduced off-street parking, consistent
with Airport Industrial Park Planned Development regulations.
Project Materials:
Project Description
Application Materials -All
Response Deadline-10/1/25: Please respond directly to Planning Division staff by providing written
comments on the referral request form (attached). Separate written correspondence is also acceptable.
Next Steps: The project will receive evaluation, and a recommendation from the City of Ukiah Design
Review Board at a Regular Meeting on October 24, 2025.
Should you have any questions or require further information, please do not hesitate to reach out. Thank
you for your attention to this matter, and your response to this request.
Best Regards,
Jesse Davis
~ Cit of Ukiah
Jesse Davis, AICP
Chief Planning Manager
Department of Community Development
300 Seminary Avenue, Ukiah, CA 95482
P: 707.463.6207
www.cityofukiah.com/community-development
3
Page 44 of 100
4602 2nd Street, Suite 3 | Davis, CA 95618 | phone: (530) 758-1270 | hy-arch.com
Oakland Davis
October 17, 2025
Jesse Davis, AICP
Department of Community Development
300 Seminary Avenue
Ukiah, CA 95482
Re: Project Name: MCHC Urgent Care and Administration Building; Major Use Permit
Project Address: 1240 Airport Park Boulevard
Permit No.:
Project No.:
PA25-000019
25-001114
The attached drawings have been corrected per the first submission Plan Check comments from the
Department of Community Development, Ukiah. All comments and revisions have been clouded and
noted with a DELTA 1.
The sheets have been corrected per the comments as follows:
POLICE DEPARTMENT COMMENTS – MAX BRAZILL
No comments noted. – 9/11/25
UKIAH ELECTRIC UTILITY DEPARTMENT COMMENTS – SCOTT BOZZOLI
This property will be served from Underground service.
RESPONSE: Noted, underground service will continue to be underground and we will work with the
PUD to design and upgrade the service as needed.
Developer is to provide EUSERC approved electrical equipment compatible with the City of Ukiah's
current EUSERC Acceptability Chart before the panel can be used on this project.
RESPONSE: Noted.
All future site improvements shall be submitted to the Electric Utility Department for review and
comment. At that time, specific service requirements, service Voltage and developer costs and
requirements will be determined.
RESPONSE: Noted.
Developer/customer shall incur all costs of this future project to include (labor, materials, equipment,
and future services).
RESPONSE: Noted.
Page 45 of 100
4602 2nd Street, Suite 3 | Davis, CA 95618 | phone: (530) 758-1270 | hy-arch.com
Oakland Davis
H Y Ukiah Department of Community Development
Permit No. PA25-000019; Project No. 25-001114
Planning Review – First Submission
October 17, 2025
There shall also be an easement provided to the EUD for any Primary or Secondary that transverses
through the property. Or around any City owned Electric equipment.
RESPONSE: Noted.
BUILDING DEPARTMENT COMMENTS – MATT KEIZER
A permit will be required for T.I. (Tenant Improvements).
RESPONSE: Noted.
The design and construction of all site alterations shall comply with the 2022 California Building
Code, 2022 Plumbing Code, 2022 Electrical Code, 2022 California Mechanical Code, 2022
California Fire Code, 2022 California Energy Code, 2022 Title 24 California Energy Efficiency
Standards, 2022 California Green Building Standards Code, City of Ukiah, and Ukiah Valley Fire
Authority Ordinances and Amendments.
RESPONSE: Noted.
FIRE DEPARTMENT COMMENTS – MATT KEIZER
The project shall comply with the currently adopted California Building Code, California Fire
Code, and other codes, standards, regulations and requirements as enforced by the Ukiah Valley
Fire Authority (UVFA).
RESPONSE: Noted.
Alterations to the building that impact the Fire Alarm and/or Fire Suppression Systems shall
require a deferred submittal with a minimum of two sets of plans and with specifications provided
to the UVFA for review and approval prior to initiating work that would impact those systems. Only
a qualified C-16 contractor working on a fire suppression system or C-10 licensed contractor
working on a fire detection system can complete necessary work on those systems.
RESPONSE: Noted.
The building Fire Sprinkler System shall be maintained operational at all times during
alteration. When the renovation requires modification of a portion of a fire protection system, the
remainder of the system shall be kept in service. CFC Section 3304.5, & N FPA 241 Section 10.8.
RESPONSE: Noted.
Provide access for ambulance pick up at the back/side of the building through easement from
Tractor Supply. If a gate will be installed, provide access via a Strobe a siren, or other
device approved by the Fire Code Official.
Page 46 of 100
4602 2nd Street, Suite 3 | Davis, CA 95618 | phone: (530) 758-1270 | hy-arch.com
Oakland Davis
H Y Ukiah Department of Community Development
Permit No. PA25-000019; Project No. 25-001114
Planning Review – First Submission
October 17, 2025
RESPONSE: The design team has reviewed and provided a design update to provide an 8’-0” wide
path of travel from the rear facility door to an emergency ambulance exit and will provide an emergency
gate on the security fence that is activated by an approved device (siren or strobe) as suggested by the
FD. We will continue to work and have discussions with planning and the fire marshal regarding the
exact specs and requests for the gate access device(s).
Follow up comments from Planning: The proposed southern curb cut allowing ambulance
departures from the rear of the facility past Tractor Supply onto Airport Park Boulevard via
the existing public accessway to 1252 Airport Park Boulevard is ideal. Sta supports this cross-
parcel circulation and believes it will address UVFA concerns regarding pickup and turnaround.
Please coordinate directly with Tractor Supply’s real estate staff regarding access and related
improvements. If you need additional assistance, please let us know.
o Contact: Justin Wood, Sr. Construction Manager, Tractor Supply Co.
PH: (615) 427-1046 | E: jwood@tractorsupply.com
5401 Virginia Way, Brentwood, TN 37027
RESPONSE: Noted, the design team and civil engineer will reach out and work with the TSC
team to develop this design element further.
GREAT REDWOOD TRAIL AGENCY
The Great Redwood Trail Agency is pleased to see the desire to have connectivity to the trail. We did
not see specific plans for the trail lining, so when MCHC is ready to go to that point, please connect
them to . . . The GRTA would still need to approve the engineering specs for the trail connection . . .
RESPONSE: Through discussions and review with the City of Ukiah Planning officials, MCHC finds it
very difficult to provide a direct access to the trail from our facility. The rear of the facility will have
security fencing and due to the parking needs of the facility, we find it nearly impossible to provide ADA
access (code required) along with a stair access. The GRT Phase 4 design package indicates a trail access
connection with stairs and ADA ramp in the adjacent parcel, to the north, which MCHC appreciates and
would find that a great amenity for staff use during their breaks.
In summary, based on the site constraints and the nature of the facility we find adding a GRT trail
access point directly on the property not feasible at this time.
Follow up to response (from Planning Official): Given the site constraints discussed, we can
explore alternative access to the GRT, likely through the Panda Express encroachment. Please
include bicycle parking, storage, and related improvements to support use of the GRT by
employees and clients.
RESPONSE: Noted.
If MCHC has any need for use of the GRTA property not affiliated with the trail connection such as
Right of Entry, construction laydown, or equipment staging, MCHC would have to apply for an
encroachment permit for this.
RESPONSE: Noted.
Page 47 of 100
4602 2nd Street, Suite 3 | Davis, CA 95618 | phone: (530) 758-1270 | hy-arch.com
Oakland Davis
H Y Ukiah Department of Community Development
Permit No. PA25-000019; Project No. 25-001114
Planning Review – First Submission
October 17, 2025
PLANNING DEPARTMENT COMMENTS – JESSE DAVIS
Airport Compatibility Zones: Can interior uses within the clinic be separated between Zones 5 and 6?
Specifically, are patient-facing uses and check-in areas primarily located within Zone 6?
RESPONSE: All patient services for Urgent Care are administered through the front door facing
Airport Park Blvd (in zone 6), only staff and administration visitors (internal) would be utilizing the back
entrance. In very rare instances, emergency ambulance patient routes would be through the 3rd back
door near receiving.
Airport Compatibility calculations and the demarcation of Zone 5 and 6 have been added to the A1.01
sheet and we are well below the occupancy factors for each zone (with the building occupants split
50/50.
Reduced Parking Justification: Please provide additional justification, including expected patient
volumes.
RESPONSE: HY Architects and MCHC are working through the parking requirements and reduction
justification. We will have a follow-up on staffing and patient loads before the next hearing.
Solar Panels - Roof-mounted and parking lot solar panels are feasible, and similar facilities along
Airport Park Boulevard feature substantial rooftop installations. The Design Review Board supports
sustainable energy features and would consider solar carports toward shade coverage
requirements. Attached is glare analysis from a comparable project with greater runway
exposure. This type of analysis will help confirm that the proposed panels will not create conflicts.
with aviation uses at UKI. Given the site location, typical flight paths, and existing mature tree
coverage this is not expected, but glare considerations would be incorporated into a conditioned
avigation easement.
RESPONSE: HY Architects and MCHC are anticipating and designing full solar panel offset for the
energy needs of the facility including solar panels on the roof and two solar shade structures as indicated
on the site plan. Additionally we plan to design and install battery storage for emergency and non-
daylight hour power usage. We appreciate the City of Ukiah’s support for green energies and net-zero
initiatives.
Signage and Landscaping - Increased signage to the maximum allowed by the Ukiah Municipal Code is
acceptable, including directional signage. Adjusting frontage landscaping to maintain visibility is also
appropriate. The site’s mature landscaping should be preserved wherever possible..
RESPONSE: HY Architects has increased the monument sign at Airport Park Boulevard, in this latest
revision to the square footage allowed by the zoning code (based on linear feet of frontage). The trees at
the main road have been changed from redwoods to a lower profile deciduous tree for better visibility of
the Urgent Care facility, from the road.
Page 48 of 100
4602 2nd Street, Suite 3 | Davis, CA 95618 | phone: (530) 758-1270 | hy-arch.com
Oakland Davis
H Y Ukiah Department of Community Development
Permit No. PA25-000019; Project No. 25-001114
Planning Review – First Submission
October 17, 2025
Submitted,
Kile Campbell, Project Manager/Architect
Hibser Yamauchi Architects, Inc.
Page 49 of 100
From:Jesse Davis
To:Kile Campbell; Tiffany Williams; Steven Abramson; Ken Yamauchi; Chinh Nguyen
Cc:Katherine Schaefers
Subject:RE: Mendocino Community Health Clinic – Urgent Care Conversion Project - Follow-Up
Date:Wednesday, October 22, 2025 3:51:31 PM
Attachments:image001.png
Hi Kile,
As referenced earlier, please see the comment below from our Electric Utility Department:
“I see on page E1-01 that the developer is showing the path of the conduit from the
transformer running directly under the building (Utility Yard). We strongly recommend
against this. If this is not an existing path of travel, the Electric Utility will require the
contractor to keep all conduit within the parking lot. The reason is simple: if there’s a
failure in the future, we don’t want to excavate conduit located inside the facility.
Therefore, all new conduit pathways must avoid running beneath buildings (Scott
Bozzoli; Electrical Engineering Technician 3).”
As noted, this is not an aesthetic item under the purview of the Design Review Board, but it will
need to be addressed prior to Planning Commission review or incorporated as a Condition of
Approval.
Please let me know if you have any questions or need anything further at this stage.
Best regards,
Jesse Davis
From: Jesse Davis
Sent: Tuesday, October 21, 2025 1:25 PM
To: Kile Campbell <kcampbell@hy-arch.com>; Tiffany Williams <twilliams@mchcinc.org>; Steven
Abramson <abramsos2024@gmail.com>; Ken Yamauchi <kyamauchi@hy-arch.com>; Chinh Nguyen
<cnguyen@hy-arch.com>
Cc: Katherine Schaefers <KSchaefers@cityofukiah.com>
Subject: RE: Mendocino Community Health Clinic – Urgent Care Conversion Project - Follow-Up
Hi Kile,
Thank you for providing these updates. I confirm receipt and note the various updates
conveyed. I believe there was a response from our Electric Utility Department upon review,
though it did not pertain to design matters. I’ll be sure to convey that message to your team’s
attention.
Page 50 of 100
From:Matthew Keizer
To:Katherine Schaefers
Subject:Re: Easement request for TSC property - Ukiah
Date:Tuesday, December 2, 2025 1:20:30 PM
Attachments:image001.png
Outlook-1e5eg0db.png
Outlook-47F0C003.png
1. Per CFC§ 503.1.2, Provide access for ambulance pick up at the back or side of
the building, and provide a second fire access road on the south/west side of
the property. The proposed southern curb cut allows the ambulance
departures from the rear of the facility without having to make a 3-point turn at
the vehicle and pedestrian crosswalk and driveway crossings.
2. If a gate will be installed, provide access via a Strobe a siren, or other device
approved by the Fire Code Official.
503.1 Where required. Fire apparatus access roads shall be
provided and maintained in accordance with Sections 503.1.1
through 503.1.3.
503.1.2 Additional access. The fire code official is authorized
to require more than one fire apparatus access road
based on the potential for impairment of a single road by
vehicle congestion, condition of terrain, climatic conditions
or other factors that could limit access.
SECTION D102
REQUIRED ACCESS
D102.1 Access and loading. Facilities, buildings or portions
of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus
Page 51 of 100
access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire
apparatus weighing up to 75,000 pounds (34 050 kg).
Regards,
47F0C003
Matt Keizer, CBO, MCP, CFM
Chief Building Official
Chief Code Enforcement Officer
UVFA Fire Code Official
Email: mkeizer@cityofukiah.com
300 Seminary Ave
Ukiah, CA 95482
Office 707-467-5786
Desk 707-467-5718
Fax 707-463-6204
Inspection 707-463-6739
Please take our Survey: https://www.surveymonkey.com/r/GQWYNYG
http://www.cityofukiah.com/community-development/
http://www.cityofukiah.com/uvfa/
CONFIDENTIALITY NOTICE: This communication with its contents may contain confidential and/or legally privileged
information. It is solely for the use of the intended recipient(s). Unauthorized interception, review, use or disclosure is
prohibited and may violate applicable laws including the Electronic Communications Privacy Act. If you are not the
intended recipient, please contact the sender and destroy all copies of the communication.
Page 52 of 100
Page 1 of 4
Agenda Item No: 14.b.
MEETING DATE/TIME: 12/10/2025
ITEM NO: 2025-1285
AGENDA SUMMARY REPORT
SUBJECT: Update to the Planning Commission on the Recommendations from the Downtown Zoning Code
Ad Hoc Committee for Revisions to the Downtown Zoning Code in Accordance with Ukiah 2040 General Plan
Policy LU-3.
DEPARTMENT: Community
Development PREPARED BY: Jesse Davis, Chief Planning Manager
PRESENTER: Jesse Davis, AICP; Craig Schlatter, AICP
ATTACHMENTS:
1. Downtown Zoning Code Overview Presentation - 2011
2. Downtown Zoning Code Ordinance No. 1139 - 2012
3. Downtown Zoning Code - Maps, Figures & Parcels - 2025
4. Downtown Zoning Code - Alternative Regulating Plan - 2009
5. Downtown Zoning Code Map - Proposed
Summary: This report provides an update to the Planning Commission on the recommendations from the
Downtown Zoning Code Ad Hoc Committee for revisions to the Downtown Zoning Code in accordance with
Ukiah 2040 General Plan policy LU-3.
Background:
In 2006, the City Council budgeted initial funds and directed staff to prepare a form-based zoning code for the
Downtown and East Perkins Street areas. In 2007, the City of Ukiah completed a visioning process for these
areas following a five-day public design charrette, officially commencing development of the Downtown Zoning
Code (DZC). The design charrette collected community input to guide future development and redevelopment
across both areas. Beginning in late 2009, the Planning Commission refined this early work and held a series
of public workshops to review and revise the draft DZC.
As noted in the 2011 staff presentation (Attachment 1), the Commission completed its initial draft on January
12, 2011 and issued an informal recommendation that the City Council adopt the DZC. At the time, the
Commission specifically emphasized the need for flexibility through an Exception process, greater regulatory
clarity through specific site design, and improved usability with tables, example illustrations, and defined land
uses. It also directed the recently formed Design Review Board to assist in codifying associated Design
Guidelines for the zoning area. A joint City Council and Planning Commission workshop followed on April 27,
2011, and the multi-year effort concluded in October 2012 with the adoption of Ordinance 1139 (Attachment 2)
and the associated rezoning identified in Attachment 3.
While not directly tied to the DZC itself, much of the early planning for these areas assumed the potential use
of redevelopment funds to help deliver public improvements and support development. When redevelopment
agencies were dissolved in 2012, the tools that cites like Ukiah had historically relied on for site assembly,
infrastructure upgrades, and gap financing were no longer accessible. This shift resulted from a range of state-
level budget and policy decisions, but the result was that previously shared costs shifted almost entirely to
private development, altering feasibility and expectations established in earlier planning efforts. For the
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Page 2 of 4
Downtown Zoning Code, this meant that many of the identified street extensions and public improvements
were more costly to developers.
To inform the associated Ad Hoc Committee, Planning Division staff have organized and digitized the
available administrative record. Aside from minor amendments in 2017, 2021, and 2022 to address changes in
State law and Housing Element obligations, the DZC has remained largely unchanged. Physically, since
adoption, only one new standalone structure has been constructed under the DZC regulations at 536 East
Perkins Street. Adaptive reuse activity has been limited as well, though recent projects have begun to increase
momentum. Notable recent examples include TCW’s adaptive reuse of the warehouse structure at 401 South
State Street, which replaced the former Hospice Thrift Shop, and Redwood Credit Union’s reuse of the former
Savings Bank of Mendocino County Pear Tree branch at 414 East Perkins. Based on available information,
new development has not occurred at a scale or intensity that reflects the expectations set during the original
charrette during development of the Downtown Zoning Code or within the code's associated environmental
review.
Attachment 3 identifies the DZC’s three zoning districts: Urban Center, Downtown Core, and General Urban.
The DZC spans 191 parcels across roughly 71 acres within the downtown area and the Perkins Street
corridor. Boundary decisions were a recurring point of discussion throughout code development at the time.
Ultimately, the zoning district allocation below was adopted for the DZC area:
Urban Center (UC): The Urban Center is the largest district with 107 parcels and about 48.62 acres, or nearly
68 percent of the total area.
General Urban (GU): The General Urban district contains 45 parcels totaling approximately 14.67 acres, or
about 21 percent of the DZC.
Downtown Core (DC): The Downtown Core includes 37 parcels and roughly 5.21 acres, or about 7 percent of
the total area.
A small number of miscellaneous commercial parcels remain outside these districts because of mapping
errors or ownership issues tied to the North Coast Rail Authority right-of-way, which was not resolved until the
City Council’s final adoption in 2012. In general, the Urban Center (UC) zoning designation shows the widest
variation, especially along Perkins Street, where the DZC was applied to parcels with very different sizes,
frontages and shapes. In some cases the UC district was drawn across existing lots such as the Pear Tree
Center, splitting larger commercial properties. This created boundaries that did not match actual parcel
conditions or existing improvements, making it difficult to apply uniform zoning standards and contributing to
many of the implementation problems of the past 13 years.
Attachment 4 shows early concepts for a more comprehensive corridor layout and street network that would
have better supported the SMART-based planning principles behind the original 2009 DZC effort. While the
concept did not advance in full, it highlights the core challenge the DZC attempted to address, which was to
create a walkable environment within an area dominated by auto-centric properties. Some elements, such as
the Clay Street extension, were incorporated into the DZC, but the cost of other proposed extensions was
shifted to private development. Without the corresponding infrastructure, the DZC applied a single zoning
framework to areas with major differences in parcel structure, ownership patterns, and urban form, but without
the needed street/infrastructure build-out to make the district function as intended.
While the DZC has been effective in guiding notable public improvements, including Streetscape Phase 1 and
Phase 2, the Urban Core Rehabilitation and Transportation Project, new Courthouse infrastructure, as well as
coordinated street trees, it has not produced the anticipated level of private development or adaptive reuse of
existing structures. Limited inquiries and subsequent permit applications suggest that, in practice, the code
may be constraining reinvestment along the Perkins Street corridor and failing to offer a clear, predictable path
for reuse within the downtown core.
Several components intended to create usability and predictability within the DZC have instead generated
confusion and procedural delays. It is apparent that parcels within the DZC area vary widely in width, depth,
frontage, and access. Many standard tables and diagrams do not align with on-the-ground parcel conditions or
Page 54 of 100
Page 3 of 4
existing structures, which forces applicants into exceptions or project-specific interpretation almost
immediately. Given the numerous irregular parcels, use restrictions, and development patterns, it is unclear
whether any project could be constructed without necessitating a minor or major exception and multiple public
hearings. The layering of private development standards, visual requirements, footnotes, and form-based
terminology has created a regulatory environment that is difficult for applicants, hearing bodies, and staff to
navigate.
In summary, staff conveyed to the DZC Ad Hoc that several factors have contributed to the DZC’s limited
effectiveness:
• Lack of consistent design standards across the district and limited visual guidance for existing structures.
The need for frequent exceptions and discretionary review.
• Misapplication of form-based standards along an auto-oriented corridor without corresponding infrastructure
or subdivision policies.
• Dual regulatory burden where form-based regulations for irregular parcels are combined with conditional use
permits, resulting in permits that are difficult to process without numerous exceptions.
• Loss of redevelopment funding, shifting tools for site assembly, infrastructure upgrades, and financing to
private entities.
As part of the City’s 2040 General Plan, the City adopted Policy LU 3, which focuses on improving and
enhancing the appearance and overall vibrancy of Downtown Ukiah. The policy is supported by a set of action
items and implementation programs designed to guide and facilitate efforts that create a high-quality
environment for residents, businesses, and visitors. The efforts of the Downtown Zoning Code Ad Hoc
Committee align with this policy effort and direction to implement the 2040 General Plan.
Discussion: A central tension within the DZC is the need to protect the established downtown character along
State Street while also enabling new investment on larger underutilized parcels, particularly along Perkins
Street. As noted by the DZC Ad Hoc Committee, a necessary first step is to clarify where form-based
standards are appropriate and where they are not. This would allow staff, decision makers, and the public to
evaluate each geographic area on its own terms and determine which regulatory tools or enhancements best
support development in each respective area.
The Ad Hoc’s recommendation expands the DZC in locations where form-based controls already align with the
built environment. These include the adjacent Oak Street and Seminary Avenue corridors, which share the
traditional block structure, parcel scale, and frontage conditions. In contrast, parcels along Perkins Street
diverge from this pattern. They are larger, more irregular, and shaped by auto-oriented development. For
these reasons, the Ad Hoc advised rezoning the Perkins corridor into a more flexible existing district, such as
Community Commercial (C-1). The C-1 district now supports many outcomes sought in prior DZC reform
efforts, including allowances for mixed-use development and a wider range of residential opportunities through
objective design and development standards for multi-family and mixed-use projects. Rezoning would also
return many Perkins Street parcels to their pre-downtown zoning code designation.
The Gobbi Street corridor illustrates how this zoning district can support new investment. Recent mixed-use
residential projects demonstrate that the C-1 district can accommodate housing, neighborhood-serving
commercial uses, and transitions between different parcel sizes without relying on rigid form-based
prescriptions. The C-1 framework also provides clearer pathways for regulating formula businesses subject to
UCC section 9224.9 Restaurant – Formula Fast Food and other drive-through restrictions that the DZC
struggles to address consistently.
DZC Ad Hoc Recommendations
Commence a rezone process. As shown in Attachment 5, initial efforts should focus on placing each area into
zoning districts that better reflect existing improvements, planned development, parcel size, and contextual
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Page 4 of 4
uses.
• Rezone the area east of Main Street as C-1, C-2, or its intended civic use, consistent with Attachment
5.
• Refine zoning districts to reflect recent and planned public infrastructure investments, including the new
courthouse, the GRT Depot, and extensions of Hospital/Courthouse Drive and Clay Street.
• Extend the DZC to areas along Oak Street and Seminary Avenue.
Under this approach, new development along Perkins Street could be reviewed using objective design
standards for mixed-use construction, similar to recent projects on Gobbi Street, Cleveland Lane and Cooper
Lane. This allows parcel adjustments or consolidation to occur under a more adaptable zoning framework that
accommodates varied parcel configurations without imposing a singular architectural form. Commercial
development would remain subject to the Site Development process to ensure that incremental improvements
continue to support walkability and mixed-use goals where appropriate.
A consistent point raised throughout Ad Hoc discussions was sequencing. The first step recommended is to
complete the proposed rezoning. This aligns zoning districts with parcel scale, existing conditions, and
development patterns while resolving the longstanding mismatch between the form-based DZC and the more
auto-oriented parcels along Perkins Street. Many parcels identified for rezoning would return to the
designations they held prior to the DZC’s initial adoption.
The second phase and recommendation involves reworking the DZC itself. This effort should occur in parallel
with Housing Element updates and historic preservation reform efforts. Coordinating these processes will
support the development of downtown-specific regulations that emphasize adaptive reuse, infill, and flexibility
for existing structures. Deferring regulatory revisions also gives the City an opportunity to incorporate ongoing
discussions regarding the County Courthouse site and major rehabilitation efforts such as the Palace Hotel.
Proposed Timeline
• December 10, 2025: Present proposal to the Planning Commission and commence initial study and
environmental review.
• January 2026: Initiate General Plan Amendment and Rezone actions with Mendocino County Airport
Land Use Commission (ALUC), the Planning Commission, and the City Council.
• Ongoing: Integrate historic resource updates and clarify processes and protections within the DZC.
• Housing Element: Amend the DZC to support housing and adaptive reuse objectives, using targeted
updates to strengthen Housing Element review related to objective design standards, as well as
adaptive reuse.
Recommended Action: Staff recommends that the Planning Commission receive, discuss, and provide initial
feedback to staff on the recommendations from the Downtown Zoning Code Ad Hoc Committee for updating
the Downtown Zoning Code in accordance with Ukiah 2040 General Plan policy LU-3.
Page 56 of 100
The Downtown Zoning Code
April 6, 2011
ATTACHMENT 1
Page 57 of 100
Why was the Downtown Zoning Code
Undertaken?
Who was involved in preparing the
Code?
What was the process to prepare the
Code?
Where will the Code apply?
What is the foundation of the Code?
What is included in the Code?
Page 58 of 100
Page 59 of 100
Site Planning
Building
Design
Tree
Preservation
Process
Uncertainty
Page 60 of 100
Fisher and Hall SMART Code Consultants
Property owners
Business owners
Community, public
City Council
Planning Commission
Design Review Board
Staff
Regulatory agencies
ATTACHMENT 1
Page 61 of 100
Charrette
Visual preference survey
Community Survey
Design studio
Public comment on first draft
Issues and concerns
Staff revised draft
Based on previous experience with Form-based
codes in a developed City
Planning Commission workshops
City Council review
Page 62 of 100
Preparing the Code – The Place
Page 63 of 100
Implement Resolve Create
Vision Issues Usability
Purpose Concerns Certainty
Flexibility
Customization
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Vibrant downtown
Mixed use development
Better walkability/ more pedestrian friendly
More small stores and shops
Storefronts close to the
street
Retain mix classic small
town charm
Allow a mix of architectural
designs
3-4 stories or fewer
Page 66 of 100
Expand feel of School Street to other street
Façade and property improvements
More street trees, landscaping, and green
space
Consolidated parking, easy to locate, visually
obscured
Sustainability - energy smart buildings, solar,
rain catchment,
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Create a healthy, safe, diverse, compact
walkable urban environment
Allow a wide range of commercial and
residential uses that result in a vibrant
downtown
Provide a scale and character of
development that emulates the best
elements of Ukiah and Ukiah’s heritage …
Provide a circulation system that
accommodates all modes of transportation
…
Promote a sustainable community …
Page 69 of 100
Circulation
Format and usability
Non-conforming uses and structures
Private property designations for civic
uses, parking, circulation
Relief from standards
Review process
Street trees and landscaping
Other regulatory considerations - flood
plain, airport, air quality, storm water
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civic spaces
street trees
Page 71 of 100
interesting, vibrant
shopfronts
walkable streets
Page 72 of 100
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A Special Thank You – Don Larsen
workshops
walk-about
charrette
Page 74 of 100
Visual Preference Survey
Design Charrette
Purpose Statements
Customization
Usability & Format
Flexibility
Certainty
Process
Resolve Issues & Concerns
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Existing Built Environment
Recognizes existing buildings & developed
sites
Circulation is based on the existing
circulation pattern, opportunities for
development, and the vision for small blocks,
walkability, urban scale
Existing Uses
Includes a process for uses that may become
non-conforming
Design Preferences
Creating Design Guidelines to reflect the
best of Ukiah and the outcome of the
charrette & visual preference survey Page 76 of 100
Existing streets
Street extensions
Pedestrian/bike
path
Gibson Creek
Downtown
Streetscape
Improvement Plan
Page 77 of 100
Customized
Illustrations
Provide improved
clarity &
understanding
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Customized
Tables
include standards for
existing buildings and
developed sites
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Table format
Defined uses and terms
Illustrations
References to relevant City Code
sections
Footnotes for additional information and
considerations
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Customized Use
Tables
Complete list of uses
Comparison of the use in
each zoning district
References to other
relevant Code sections
Foot notes for additional
information
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Clear standards for development
Provide certainty to property owners,
developers, decision makers, the
community and staff
Removes uncertainty of current zoning
requirements
Replaces existing Design Guidelines
which are “suggestions” rather than
requirements
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SMART Code
Frontage Type Table
provides illustration and
description
Implements the vision of
the Visual Preference
Survey and Charrette
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Customized
Tables
Architectural Standards
table includes standards for
existing buildings and
developed sites
Includes references to
Frontage Type Table
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Code allows a deviation from the standard
Process is called an Exception (from the
standard)
An Exception requires an application, public
notice, public hearing, and findings of fact
An Exception requires additional review since
the deviation from the standard may not be
consistent with the purpose and vision of the
Code
Page 85 of 100
Exception Process Table
Page 86 of 100
Reduced and more rapid discretionary
review process when the project is
consistent with all Code requirements
Increased square footage threshold for
project review
Discretionary review required for
Exceptions
Page 87 of 100
Boundaries
Circulation
Tree planting and landscaping
Tree preservation
Use tables
Formula fast food restaurants
Non-conforming uses
Page 88 of 100
Joint City Council/Planning Commission
Workshop
schedule for April 27, 2010?
Design Guidelines Appendix
being developed by the Design Review Board
Environmental Review (CEQA)
being conducted by staff
Airport Comprehensive Land Use Plan
will be referred to the Airport Land Use
Commission as required by the Public Utilities
Code
Page 89 of 100
ORDINANCE NO. 1139
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF UKIAH
AMENDING DIVISION 9 (PLANNING AND DEVELOPMENT,
CHAPTER 2 (ZONING) OF THE UKIAH CITY CODE BY ADDING
ARTICLE 18 ENTITLED DOWNTOWN ZONING CODE
The City Council hereby ordains as follows.
SECTION ONE-FINDINGS AND DECLARATIONS
The City Council hereby finds and declares as follows.
1. In 2006, the City Council budgeted the appropriate funds and directed staff to prepare a
form based zoning code for the Downtown and East Perkins Street areas.
2. In 2007, the City conducted a five-day public workshop charrette to solicit ideas from the
public and to develop a vision for the future development and redevelopment of the
Downtown and East Perkins Street areas.
3. The Planning Commission reviewed the draft form based Downtown Zoning Code
through a series of public workshops from the end of 2009 through early 2011. In April
of 2011, the City Planning Commission and City Council conducted a joint public
workshop to review and discuss the draft form based Downtown Zoning Code. The City
Council conducted a series of public workshops from May, 2011 through September,
2011 to review and discuss the Code.
4. In September, 2011, the City Council preliminarily approved the draft Zoning Code for
the Downtown and East Perkins Street corridor, and directed staff to 1) prepare the
required environmental document to comply with the California Environmental Quality
Act; and 2) refer the draft document to the Mendocino County Airport Land Use
Commission for a consistency review with the County Airports Comprehensive Land Use
Plan.
5. On March 22, 2012, the Mendocino County Airport Land Use Commission reviewed the
draft Downtown Zoning Code and found it consistent with the Mendocino County
Comprehensive Land Use Plan provided 1) a note was added to Table 4 indicating that
lot sizes are subject to airport zone restrictions; and 2) a note was added to Table 6
indicating that any buildings in the B2 airport compatibility zone proposed for more than
two stories would be subject to review and approval by the Mendocino County Airport
Land Use Commission. The notes have been added.
6. On June 4, 2012, City Staff completed an Initial Study of potential environmental impacts
resulting from implementation of the draft Downtown Zoning Code and concluded that a
Mitigated Negative Declaration was appropriate for the project. The document was sent
to the State Clearinghouse for State Agency review and comment, and it was publicly
noticed review and comment. At the close of the review and comment period, two
written comments were received -1) State Public Utilities Commission, who did not
question the appropriateness of the Mitigated Negative Declaration or suggest language
modifications or additional environmental review work; and 2) State Department of
Transportation, who similarly did not question the appropriateness of the Mitigated
1
ATTACHMENT 2
Page 90 of 100
Negative Declaration or suggest language modifications or additional environmental
review work. Responses to comments were provided to both State Agencies.
7. On August 8, 2012, the City Planning Commission conducted a public hearing to
consider making formal recommendations to the City Council concerning the Mitigated
Negative Declaration and ordinance amending the City Code to add the Downtown and
East Perkins Street Corridor Zoning code standards.
8. On August 8, 2012, the City Planning Commission voted 2-1 to recommend City Council
approval of the Mitigated Negative Declaration and adoption of the Code.
9. On September 5, 2012, the City Council conducted a public hearing and voted 3/0 to
adopt the Mitigated Negative Declaration based on the findings listed in the Staff Report,
and to introduce the ordinance by title only.
SECTION TWO
Article 18 entitled "DOWNTOWN ZONING CODE," is hereby added to Division 9 (Planning and
Development), Chapter 2 (Zoning) of the Ukiah City Code pursuant to the attached Exhibit A.
SECTION FOUR
1. SEVERABILITY. If any provision of this ordinance or the application thereof to any
person or circumstance is held invalid, the remainder of the ordinance and the application of
such provision to other persons or circumstances shall not be affected thereby, The City
Council hereby declares that it would have adopted this Ordinance and any section, subsection,
sentence, clause or phrase thereof irrespective of the fact that any one or more sections,
subsections, sentences, clauses or phrases be declared unconstitutional or otherwise invalid.
2. EFFECTIVE DATE. This Ordinance shall be published as required by law in a newspaper of
general circulation in the City of Ukiah, and shall become effective thirty (30) days after its
adoption.
Introduced by title only on September 5, 2012, by the following roll call vote:
AYES: Councilmember Thomas, Rodin, and Mayor Landis
NOES: None
ABSENT: Councilmembers Baldwin, and Crane
ABSTAIN: None
Adopted on October 3, 2012 by the following roll call vote:
AYES: Councilmember Thomas, Rodin, and Mayor Landis
NOES: None
ABSENT: Councilmember Baldwin, and Crane
ABSTAIN: None
2
Page 91 of 100
THIS MAP AND DATA ARE PROVIDED WITHOUT WARRANTY OF ANY KIND.
DO NOT USE TO DETERMINE LEGAL PROPERTY BOUNDARIES.
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Legend
Roads
Existing DZC Boundary
C1 - Community
Commercial
C2 - Heavy Commercial
DC - Downtown Core
GU - General Urban
UC - Urban Center
0 600
Feet
Bureau of Land Management, Esri, HERE, Garmin, USGS, NGA, EPA, USDA, NPS, Bureau of Land Management,
Esri, HERE, Garmin, INCREMENT P, USGS, EPA, USDA
Existing Downtown Zoning Code ATTACHMENT 3
Page 92 of 100
GibsonCreek
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0 250 500125Feet ³Zoning Districts
UC
DC
GU
Special Designations
Public Parking Existing
Civic Existing
Civic Preferred
Parking Structure Preferred
Public Facilities
Hydrology
100 Year Flood
Gibson Creek
DOWNTOWN ZONING CODE ZONING MAP
Map Updated - May, 2012
DZC Boundary
Figure 1: Downtown Zoning Code Zoning Map
Page 93 of 100
GibsonCreek
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0 250 500125Feet ³Zoning Districts
UC
DC
GU
Special Designations
Public Parking Existing
Civic Existing
Civic Preferred
Parking Structure Preferred
Public Facilities
Hydrology
100 Year Flood
Gibson Creek
DOWNTOWN ZONING CODE ZONING MAP
Map Updated - May, 2012
DZC Boundary
Figure 8: Circulation Map
Clay Street Extension
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Downtown Streetscape Improvement Plan adopted July 1, 2009
Requried Street Extension
Required Pedestrian/Bike Path
Modication to Existing Street
Page 94 of 100
GibsonCreek
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0 250 500125Feet ³Zoning Districts
UC
DC
GU
Special Designations
Public Parking Existing
Civic Existing
Civic Preferred
Parking Structure Preferred
Public Facilities
Hydrology
100 Year Flood
Gibson Creek
DOWNTOWN ZONING CODE ZONING MAP
Map Updated - May, 2012
DZC Boundary
Figure 9: Special Designations
V
V
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T
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T Required Terminated Vista
Recommended Turret Location
Required Storefront Frontage Type
Recommended Storerfont Frontage Type
Page 95 of 100
APN SITUS_ADD OWNER ADDRESS CITY STATE ZIP LAND VALUE ASSESSMENT IMPROVEMENT VALUE Zone_Class GP_2040 Acreage Airport Compatibility Zone
00226909 415 S STATE ST MCKENNEY ENTERPRISES LLC 415 S STATE ST UKIAH CA 95482 160963 128768 C1 - Community Commercial CC 0.046 4
00219344 NONE NORTH COAST RAILROAD AUTHO 419 TALMAGE RD STE M UKIAH CA 95482 0 0 C2 - Heavy Commercial DC 2.559 6
00222501 100 N STATE ST COUNTY OF MENDOCINO UNKNOWN ADDRESS 0 0 0 DC - Downtown Core DC 0.846 4
00222709 NONE JOHNSON MELISSA 937 SCHOOL WAY REDWOOD VALLEY CA 95470 75108 0 DC - Downtown Core DC 0.085 4
00222707 221 N STATE ST I O O F LODGE NO 174 122 RACE ST SAN JOSE CA 95126 49968 90715 DC - Downtown Core DC 0.122 4
00222904 113 S STATE ST HOOVER CHARLES AND JUNE FANG PO BOX 204 CLOVERDALE CA 95425 62883 248803 DC - Downtown Core DC 0.042 4
00222614 102 S STATE ST SOUSA PAUL 23701 EASTSIDE RD WILLITS CA 95490 318362 1002841 DC - Downtown Core DC 0.138 4
00222905 115 S STATE ST HARRINGTON BRIDGET O 131 CALVERT CT UKIAH CA 95482 188877 364104 DC - Downtown Core DC 0.276 4
00222907 111 S STATE ST SANCHEZ JOSE MARIN TTEE /3200 ROAD I REDWOOD VALLEY CA 95470 167875 105537 DC - Downtown Core DC 0.055 4
00222403 120 W STANDLEY ST SCHAT ZACHARY Y AND MELISSA 202 W PERKINS ST STE C UKIAH CA 95482 136703 421052 DC - Downtown Core DC 0.091 4
00222405 116 W STANDLEY ST HUGHEY BRIAN 602 A N STATE ST UKIAH CA 95482 116727 101755 DC - Downtown Core DC 0.037 4
00222714 115 E SMITH ST COUMMUNITY FOUNDATION FO MENDOCINO COUNTY 204 S OAK ST UKIAH CA 95482 38089 67758 DC - Downtown Core DC 0.131 4
00222710 NONE EDGELINE INVESTMENTS LLC 520 FRANZ VALLEY RD CALISTOGA CA 94515 54323 0 DC - Downtown Core DC 0.095 4
00222608 116 S STATE ST TRIPPEER GARY PO BOX 1234 PALM DESERT CA 92261 265302 384687 DC - Downtown Core DC 0.086 4
00222607 199 S SCHOOL ST LINCOLN AND NORTH LLC 5059 DEERWOOD DR SANTA ROSA CA 95403 171240 839146 DC - Downtown Core DC 0.088 4
00222613 109 W PERKINS ST PORZIO TTEE FRANK 1220 SEQUOIA PLAZA UKIAH CA 95482 25383 27510 DC - Downtown Core DC 0.037 4
00222603 113 W PERKINS ST SCHAT ZACHARY Y AND MELISSA PO BOX 708 REDWOOD VALLEY CA 95470 49169 162908 DC - Downtown Core DC 0.043 4
00222602 113 W PERKINS ST SCHAT ZACHARY Y AND MELISSA PO BOX 708 REDWOOD VALLEY CA 95470 62562 44443 DC - Downtown Core DC 0.062 4
00222713 295 N STATE ST THURSTON TTEE DENNIS 2900 N STATE ST UKIAH CA 95482 81542 76212 DC - Downtown Core DC 0.218 4
00222409 252 N STATE ST CANOVA JOSEPH ANTHONY AND RI PO BOX 1756 UKIAH CA 95482 68267 91023 DC - Downtown Core DC 0.041 4
00222413 272 N STATE ST TWIN INVESTMENTS LLC 494 KENWOOD DR UKIAH CA 95482 218727 0 DC - Downtown Core DC 0.466 4
00222805 101 N STATE ST NORTH STATE PARTNERS LLC 500 BICENTENNIAL WAY #310 SANTA ROSA CA 95403 277377 394547 DC - Downtown Core DC 0.267 4
00222802 111 N STATE ST SCHAPMIRE JR TTEE TODD A 1124 KIDD RD WINDSOR CA 95492 84771 146601 DC - Downtown Core DC 0.069 4
00222806 125 N STATE ST 101 SO MAIN STREET LLC 1124 KIDD RD WINDSOR CA 95492 62424 5202 DC - Downtown Core DC 0.084 4
00222909 107 S STATE ST COUNTY OF MENDOCINO 841 LOW GAP RD UKIAH CA 95482 0 0 DC - Downtown Core DC 0.513 4
00222708 201 N STATE ST ALLEN TTEE KENNETH D 405 IMPERIAL DR CLOVERDALE CA 95425 208080 416160 DC - Downtown Core DC 0.051 4
00222801 125 N STATE ST 101 SO MAIN STREET LLC 1124 KIDD RD WINDSOR CA 95492 152955 151987 DC - Downtown Core DC 0.363 4
00222415 108 W STANDLEY ST SCHAT ZACHARY Y AND MELISSA 202 W PERKINS ST UNIT C UKIAH CA 95482 149477 611302 DC - Downtown Core DC 0.066 4
00222402 130 W STANDLEY ST WILLIAMS BRUCE E 18250 FOX GLEN RIVERVIEW MI 48193 50747 170171 DC - Downtown Core DC 0.068 4
00222416 100 W STANDLEY ST RUFF STANDLEY STREET LLC PO BOX 708 HOPLAND CA 95449 34838 435422 DC - Downtown Core DC 0.016 4
00222408 106 W STANDLEY ST MCCOWEN JOHN 617 W CLAY ST UKIAH CA 95482 42206 25318 DC - Downtown Core DC 0.021 4
00222705 255 N STATE ST CUEVAS RUBEN GUERERRO PO BOX 5053 SANTA ROSA CA 95402 109363 153109 DC - Downtown Core DC 0.112 4
00222406 110 W STANDLEY ST POWIS TTEE ERIN 390 W STANDLEY ST STE 1 UKIAH CA 95482 119087 157975 DC - Downtown Core DC 0.056 4
00222417 200 N STATE ST AZIMUS PROPERTY HOLDINGS LLC 951 BOONVILE RD UKIAH CA 95482 200000 340000 DC - Downtown Core DC 0.039 4
00222606 165 S SCHOOL ST COUNTY OF MENDOCINO 260 FIFTH ST SAN FRANCISCO CA 94103 0 0 DC - Downtown Core DC 0.328 4
00222411 NONE HUGHEY BRIAN 602 A N STATE ST UKIAH CA 95482 0 0 DC - Downtown Core DC 0.001 4
00222711 247 N STATE ST CUEVAS RUBEN GUERRERO PO BOX 5053 SANTA ROSA CA 95402 111550 16731 DC - Downtown Core DC 0.046 4
00222601 105 S SCHOOL ST SUN VALLEY INVESTMENTS LLC 101 N STATE ST STE A UKIAH CA 95482 170672 711141 DC - Downtown Core DC 0.1 4
00222712 239 N STATE ST EDGELINE INVESTMENTS LLC 520 FRANZ VALLEY RD CALISTOGA CA 94515 108649 138832 DC - Downtown Core DC 0.047 4
00224101 401 E PERKINS ST WILSON CINDY L 60 RANCHO GRANDE DR UKIAH CA 95482 92205 135634 GU - General Urban DC 0.089 6
00224107 495 E PERKINS ST WHITMIRE FRED H TTEE 197 WARREN DR UKIAH CA 95482 18070 240359 GU - General Urban DC 0.341 6
00224103 407 E PERKINS ST WAIDELICH NOBLE AND NANCY 4501 E HWY 20 UKIAH CA 95482 93813 92876 GU - General Urban DC 0.49 6
00228205 140 LESLIE ST GARCIA JAVIER 3437 SOL LN UKIAH CA 95482 84503 0 GU - General Urban DC 0.189 6
00228204 138 LESLIE ST FOSTER JOHN R AND MYRNA E TT 136 NELSON RANCH RD UKIAH CA 95482 84503 14470 GU - General Urban DC 0.194 6
00228203 134 LESLIE ST GADEA V H MARTIN SR AND LIND 575 SPANISH CANYON DR UKIAH CA 95482 259643 122984 GU - General Urban DC 0.26 6
00224102 403 E PERKINS ST WILSON CINDY L 60 RANCHO GRANDE DR UKIAH CA 95482 107577 159281 GU - General Urban DC 0.273 6
00228202 NONE BARTOLOMEI SUCCTTEE RORY C 2300 MCCLURE SUBDIVISION RD UKIAH CA 95482 13698 911 GU - General Urban DC 0.132 6
00226904 412 S MAIN ST MCKENNEY JAMES G 412 S MAIN ST UKIAH CA 95482 231787 77257 GU - General Urban DC 0.245 4
00226908 405 S STATE ST MCKENNEY ENTERPRISES LLC 415 S STATE ST UKIAH CA 95482 321932 186720 GU - General Urban DC 0.298 4
00226108 290 S SCHOOL ST M P MOUNTANOS INC 605 N STATE ST UKIAH CA 95482 150108 187635 GU - General Urban DC 0.075 4
00226105 NONE UKIAH CITY OF 203 S SCHOOL ST UKIAH CA 95482 0 0 GU - General Urban DC 0.108 6
00223211 NONE CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.189 6
00223210 NONE CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.188 6
00219122 301 N MAIN ST GITLIN ROBERT AND KARLA 13400 TOMKI RD REDWOOD VALLEY CA 95470 263983 412076 GU - General Urban DC 0.255 4
00219201 289 N MAIN ST CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.258 4
00219214 280 E STANDLEY ST UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.577 6
00219123 262 E SMITH ST GITLIN ROBERT S AND KARLA S 7221 EVAN AVE SEBASTOPOL CA 95472 231990 241652 GU - General Urban DC 0.627 4
00223205 122 LESLIE ST BARTOLOMEI SUCCTTEE RORY C 2300 MCCLURE SUBDIVISION RD UKIAH CA 95482 17452 26178 GU - General Urban DC 0.405 6
00218304 294 W SMITH ST SAVINGS BANK OF MENDOCINO PO BOX 3600 UKIAH CA 95482 278152 494492 GU - General Urban DC 0.216 6
00223204 124 LESLIE ST GOLDEN GATE PETROLEUM CO 1340 ARNOLD DR STE 231 MARTINEZ CA 94553 48137 6196 GU - General Urban DC 0.139 6
00219211 NONE UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.584 4
00222305 NONE POMA DAVID 1/3 204 N BUSH ST UKIAH CA 95482 6602 0 GU - General Urban DC 0.038 6
00222304 107 S OAK ST ORTEGA CARLOS AND MARIA DELR PO BOX 157 UKIAH CA 95482 162479 324960 GU - General Urban DC 0.156 6
00223207 120 LESLIE ST COOK NANETTE SANCHEZ- SUCC 2796 NISENAN VALLEY DR LINCOLN CA 95648 31362 88453 GU - General Urban DC 0.177 6
00223209 NONE CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.258 6
Page 96 of 100
APN SITUS_ADD OWNER ADDRESS CITY STATE ZIP LAND VALUE ASSESSMENT IMPROVEMENT VALUE Zone_Class GP_2040 Acreage Airport Compatibility Zone
00218302 359 N OAK ST LIGGETT NANCY K 965 DOMINCAN WAY UKIAH CA 95482 130050 348534 GU - General Urban DC 0.141 6
00226603 406 S STATE ST ECO INN LLC 406 S STATE ST UKIAH CA 95482 344690 1212810 GU - General Urban DC 0.519 4
00226304 290 SEMINARY AVE JOHNSON JOHN RALPH TTEE / 4190 HWY 20 UKIAH CA 95482 278877 418317 GU - General Urban DC 0.472 6
00226307 NONE PALMA DAVID 487 N STATE ST UKIAH CA 95482 111550 0 GU - General Urban DC 0.1 6
00226107 260 S SCHOOL ST NIX JAMES R AND ANNE M TTEES 280 S SCHOOL ST UKIAH CA 95482 203283 389916 GU - General Urban DC 0.159 4
00226104 209 S OAK ST UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.117 6
00222211 216 W PERKINS ST SCHELLER TTEE EDNA 1025 SIMMONS LN NOVATO CA 94945 222742 937472 GU - General Urban DC 0.076 6
00226308 205 W CLAY ST PALMA DAVID 487 N STATE ST UKIAH CA 95482 111550 167325 GU - General Urban DC 0.099 6
00218301 387 N OAK ST RIDDELL MICHAEL W AND JUANIT PO BOX 4 CALPELLA CA 95418 64379 122223 GU - General Urban DC 0.118 6
00226109 200 S SCHOOL ST CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 GU - General Urban DC 0.474 6
00222212 212 W PERKINS ST HENNESSEY TTEE BRIAN A 1689 MCMAHON LN LAKEPORT CA 95456 75047 234380 GU - General Urban DC 0.148 6
00222111 200 N SCHOOL ST SAVINGS BANK OF MENDOCINO PO BOX 3600 UKIAH CA 95482 343259 9061544 GU - General Urban DC 0.888 6
00222308 215 W PERKINS ST ABELL MASONIC TEMPLE ASSOC PO BOX 1636 UKIAH CA 95482 84688 74110 GU - General Urban DC 0.278 6
00222202 209 W STANDLEY ST HODGES SCOTT R 1/2 207 W STANDLEY ST UKIAH CA 95482 231787 212475 GU - General Urban DC 0.113 6
00222201 215 W STANDLEY ST BARNES JACOB ANTHONY 1080 HELEN AVE UKIAH CA 95482 108203 138871 GU - General Urban DC 0.135 6
00223206 325 E PERKINS ST REDWOOD EMPIRE BANCORP PO BOX 1200 SUISUN CITY CA 94585 217040 521876 GU - General Urban DC 0.288 6
00223116 375 S MAIN ST HOSKINS TTEE ROY H Jr 1299 DESPINA DR UKIAH CA 95482 42491 137612 GU - General Urban DC 0.476 4
00228221 309 E PERKINS ST STATE OF CALIFORNIA 455 GOLDEN GATE AVE 8TH FLOOR SAN FRANCISCO CA 94102 0 0 GU - General Urban DC 1.446 6
00228220 200 E CLAY ST NORTH COAST RAILROAD AUTHO 419 TALMAGE RD STE M UKIAH CA 95482 0 0 GU - General Urban DC 1.864 6
00226805 315 S STATE ST MENDOZA STEVEN 315 S STATE ST UKIAH CA 95482 119466 59728 UC - Urban Center DC 0.277 4
00226905 401 S STATE ST NELSON HENRY K AND MARGARET 95566 AMELIA NATIONAL PKWY FERNANDINA BEACH FL 32034 241338 234544 UC - Urban Center DC 0.333 4
00226504 320 S STATE ST SANDERS CARL L AND BEVERLY M 640 DORA AVE UKIAH CA 95482 156019 242703 UC - Urban Center DC 0.15 4
00220032 NONE PEAR TREE REH LLC 2727 LBJ FREEWAY STE 806 DALLAS TX 75234 12368 0 UC - Urban Center DC 0.041 6
00220034 NONE PEAR TREE REH LLC 2727 LBJ FREEWAY STE 806 DALLAS TX 75234 26691 0 UC - Urban Center DC 0.106 6
00226806 NONE HOSKINS TTEE ROY H Jr 1299 DESPINA DR UKIAH CA 95482 59154 6780 UC - Urban Center DC 0.255 4
00219353 NONE VALENTIC TTEE JOHN P 1541 MEADOW DR UKIAH CA 95482 150357 296203 UC - Urban Center DC 0.337 6
00224205 543 E PERKINS ST WESTERN SEQUOIA HOLDINGS L PO BOX 9863 FOUNTAIN VALLEY CA 92728 108160 84122 UC - Urban Center DC 0.142 6
00224204 529 E PERKINS ST WEI TTEE SABRINA YUXIN 537 JEAN MARIE DR SANTA ROSA CA 95403 116732 254689 UC - Urban Center DC 0.143 6
00220040 115 N ORCHARD AVE MCDONALDS CORPORATION ONE MCDONALDS PLAZA OAK BROOK IL 60523 664966 1517548 UC - Urban Center DC 0.807 6
00224202 505 E PERKINS ST WHITMIRE FRED H TTEE 197 WARREN DR UKIAH CA 95482 46579 74110 UC - Urban Center DC 0.175 6
00220036 410 E PERKINS ST ZACHARIAH JERUSHA 9051 EAST RD REDWOOD VALLEY CA 95470 257484 0 UC - Urban Center DC 0.7 6
00220035 402 E PERKINS ST NGUYEN KEVIN TTEE / 2001 VICHY SPRINGS RD UKIAH CA 95482 227562 597354 UC - Urban Center DC 0.69 6
00224206 557 E PERKINS ST WESTERN SEQUOIA HOLDINGS L PO BOX 9863 FOUNTAIN VALLEY CA 92728 126758 132794 UC - Urban Center DC 0.142 6
00224207 571 E PERKINS ST WESTERN SEQUOIA HOLDINGS L PO BOX 9863 FOUNTAIN VALLEY CA 92728 132794 120724 UC - Urban Center DC 0.244 6
00224203 515 E PERKINS ST MORONEY TTEE STACEY A PO BOX 63 REDWOOD VALLEY CA 95470 185711 175099 UC - Urban Center DC 0.144 6
00224701 605 E PERKINS ST REDWOOD OIL COMPANY INC 50 PROFESSIONAL CNTR STE 100 ROHNERT PARK CA 94928 683285 1477697 UC - Urban Center DC 0.691 6
00220038 596 E PERKINS ST BEST WESTSIDE PROPERTIES LLC 2424 RIDGE RD ROCKWALL TX 75087 364140 1779084 UC - Urban Center DC 0.446 6
00224217 585 E PERKINS ST TESORO SIERRA PROPERTIES L PO BOX 592809 SAN ANTONIO TX 78259 432072 308670 UC - Urban Center DC 0.329 6
00226602 105 W CLAY ST PERSKY JAMES 105 W CLAY ST UKIAH CA 95482 172186 266116 UC - Urban Center DC 0.198 4
00226807 301 S STATE ST COMMUNITY CARE MANAGEMENT 301 SOUTH STATE ST UKIAH CA 95482 181201 933918 UC - Urban Center DC 0.296 4
00226902 403 S STATE ST LU FENG YU 403 S STATE ST UKIAH CA 95482 107220 106148 UC - Urban Center DC 0.08 4
00226509 300 S STATE ST CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.637 4
00226601 401 S SCHOOL ST WU MEI HSIU HSU 390 W STANDLEY ST UKIAH CA 95482 97705 25059 UC - Urban Center DC 0.159 4
00219225 245 E STANDLEY ST ROHRER TIMOTHY P 14 WILDWOOD PLACE PLEASANT HILL CA 94523 127500 10200 UC - Urban Center DC 0.279 6
00219224 214 E PERKINS ST ROHRER TIMOTHY P 14 WILDWOOD PLACE PLEASANT HILL CA 94523 331500 448800 UC - Urban Center DC 0.533 4
00219218 105 N MAIN ST UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.402 4
00218426 NONE LEVY TTEE THELMA J 502 WALNUT AVE UKIAH CA 95482 67029 0 UC - Urban Center DC 0.325 Other Airport Environs
00226510 369 S SCHOOL ST CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.16 4
00222210 102 N SCHOOL ST SCHAT ZACHARY Y AND MELISSA PO BOX 708 REDWOOD VALLEY CA 95470 131722 253585 UC - Urban Center DC 0.032 4
00219345 404 E PERKINS ST UKIAH ADVENTIST HOSPITAL 275 HOSPITAL DR UKIAH CA 95482 616344 1251631 UC - Urban Center DC 1.027 6
00219315 400 E PERKINS ST UKIAH ADVENTIST HOSPITAL 275 HOSPITAL DR UKIAH CA 95482 341697 5886 UC - Urban Center DC 0.755 6
00218614 NONE CAMINITI WENDY J TTEE / 4190 HWY 20 UKIAH CA 95482 96497 25730 UC - Urban Center DC 0.135 4
00226401 203 S SCHOOL ST VEGA MARIA D / 4428 FIRST AVE UKIAH CA 95482 97373 221282 UC - Urban Center DC 0.077 4
00219354 135 HOSPITAL DR AVISTA ENTERPRISES LLC 135 HOSPITAL DR UKIAH CA 95482 167325 557758 UC - Urban Center DC 0.215 6
00219312 185 MASON ST HILL DONALD PHILLIPS Jr 25690 PHILO GREENWOOD RD ELK CA 95432 150223 264397 UC - Urban Center DC 0.121 6
00219352 NONE WALGREEN CO PO BOX 1159 DEERFIELD IL 60015 211872 0 UC - Urban Center DC 0.232 6
00219317 169 MASON ST MENDO REALTY INVESTMENT LL PO BOX 1389 UKIAH CA 95482 485975 1486869 UC - Urban Center DC 0.977 6
00219355 320 E PERKINS ST CHO PETER Y 531 TEHUACAN RD UKIAH CA 95482 227221 563307 UC - Urban Center DC 0.274 6
00219314 326 E PERKINS ST UKIAH ADVENTIST HOSPITAL PO BOX 619135 ROSEVILLE CA 95661 94258 0 UC - Urban Center DC 0.201 6
00219202 NONE UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.131 4
00219203 NONE CITY OF UKIAH 300 SEMINARY AVE 0 0 0 UC - Urban Center DC 0.213 4
00226704 207 S STATE ST PHILLIPS PATRICE E 502 N PINE ST UKIAH CA 95482 167325 390430 UC - Urban Center DC 0.088 4
00222306 110 S SCHOOL ST SMITH RAYMOND D 29 ORINDA WAY STE 773 ORINDA CA 94563 167325 557758 UC - Urban Center DC 0.111 4
00226507 108 W CLAY ST COALE ANSLEY J JR 108 W CLAY ST UKIAH CA 95482 122984 314302 UC - Urban Center DC 0.046 4
00226709 203 S STATE ST SMITH RAYMOND D 29 ORINDA WAY STE 773 ORINDA CA 94563 111550 217524 UC - Urban Center DC 0.066 4
Page 97 of 100
APN SITUS_ADD OWNER ADDRESS CITY STATE ZIP LAND VALUE ASSESSMENT IMPROVEMENT VALUE Zone_Class GP_2040 Acreage Airport Compatibility Zone
00226702 205 S STATE ST MENDOCINO BALLET 205 SOUTH STATE ST UKIAH CA 95482 86463 225901 UC - Urban Center DC 0.105 4
00226706 295 S STATE ST VASILOPOULOS IOANNIS THEOD 2353 BRISBANE ST WEST SACRAMENTO CA 95691 66580 174217 UC - Urban Center DC 0.134 4
00218616 387 N STATE ST CAMINITI WENDY J TTEE / 4190 HWY 20 UKIAH CA 95482 144745 303968 UC - Urban Center DC 0.21 4
00226402 111 W CHURCH ST SAKANE YOSHIKI AND NAOKO 111 W CHURCH ST UKIAH CA 95482 180862 275505 UC - Urban Center DC 0.102 4
00218306 469 N SCHOOL ST SAVINGS BANK OF MENDOCINO PO BOX 3600 UKIAH CA 95482 85819 6784 UC - Urban Center DC 0.118 4
00222307 198 South School ST POMA DAVID 1/3 204 N BUSH ST UKIAH CA 95482 66580 71113 UC - Urban Center DC 0.127 4
00226710 201 S STATE ST SMITH RAYMOND D 29 ORINDA WAY STE 773 ORINDA CA 94563 111550 217524 UC - Urban Center DC 0.06 4
00219321 308 E PERKINS ST WALGREEN CO PO BOX 1159 DEERFIELD IL 60015 1634269 2292086 UC - Urban Center DC 1.262 6
00226403 200 S STATE ST TAGZ PROPERTIES LLC PO BOX 1373 UKIAH CA 95482 227563 868161 UC - Urban Center DC 0.122 4
00218513 344 N STATE ST SUNROOM LLC 53 LIBERTY ST SAN FRANCISCO CA 94110 79404 170673 UC - Urban Center DC 0.113 4
00219222 228 E PERKINS ST EDWARDS WILLIAM PO BOX 149 UKIAH CA 95482 109363 218727 UC - Urban Center DC 0.177 6
00219217 228 E PERKINS ST EDWARDS WILLIAM PO BOX 149 UKIAH CA 95482 82021 191386 UC - Urban Center DC 0.114 4
00226708 185 E CHURCH ST LIDEN THOMAS M TTEE 1050 N OAK ST UKIAH CA 95482 86665 78002 UC - Urban Center DC 0.065 4
00226707 145 E CHURCH ST BARBA GILBERTO / 4428 FIRST AVE UKIAH CA 95482 136703 229664 UC - Urban Center DC 0.141 4
00218510 177 W SMITH ST WIPF ERNEST M AND EILEEN M T PO BOX 234 UKIAH CA 95482 91040 141834 UC - Urban Center DC 0.468 4
00226204 351 S OAK ST CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.081 6
00226205 NONE CITY OF UKIAH 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.386 6
00218512 328 N STATE ST SUNROOM LLC 53 LIBERTY ST SAN FRANCISCO CA 94110 30086 85335 UC - Urban Center DC 0.044 4
00218305 479 N SCHOOL ST SAVINGS BANK OF MENDOCINO PO BOX 3600 UKIAH CA 95482 71708 19385 UC - Urban Center DC 0.096 4
00218507 304 N STATE ST CHRISTIANSEN C ROSS 5575 LAKE RIDGE DRIVE UKIAH CA 95482 159305 628736 UC - Urban Center DC 0.111 4
00226203 207 W STEPHENSON ST PIDGEON POINT LLC 22 BATTERY ST SAN FRANCISCO CA 94111 171666 348534 UC - Urban Center DC 0.131 4
00226208 NONE UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.162 6
00226408 208 S STATE ST CARDENAS JUAN ALBERTOSANDOVAL 5350 AGNES LN UKIAH CA 95482 98648 139266 UC - Urban Center DC 0.081 4
00218430 NONE LEVY TTEE THELMA J 502 WALNUT AVE UKIAH CA 95482 33503 0 UC - Urban Center DC 0.194 Other Airport Environs
00218417 411 N SCHOOL ST UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.101 Other Airport Environs
00226207 308 S SCHOOL ST CARTER DAVID A TTEE / 509 JONES ST UKIAH CA 95482 108203 180360 UC - Urban Center DC 0.177 6
00218502 NONE SUNROOM LLC 53 LIBERTY ST SAN FRANCISCO CA 94110 159295 0 UC - Urban Center DC 0.096 4
00218612 367 N STATE ST CAMINITI WENDY J TTEE / 4190 HWY 20 UKIAH CA 95482 155468 721055 UC - Urban Center DC 0.212 4
00218418 406 N STATE ST HEWETT DONALD KEITH 406 N STATE ST UKIAH CA 95482 246766 132871 UC - Urban Center DC 0.292 Other Airport Environs
00218511 362 N STATE ST SUNROOM LLC 53 LIBERTY ST SAN FRANCISCO CA 94110 66862 164983 UC - Urban Center DC 0.095 4
00226407 208 S SCHOOL ST CEJA CELSO 896 N STATE ST UKIAH CA 95482 135450 98508 UC - Urban Center DC 0.13 4
00226405 210 S STATE ST LEE JACQUELINE M TTEE 438 N PINE ST UKIAH CA 95482 67796 135602 UC - Urban Center DC 0.058 4
00218419 405 N SCHOOL ST HEWETT DONALD KEITH 406 N STATE ST UKIAH CA 95482 167325 39041 UC - Urban Center DC 0.139 Other Airport Environs
00222303 102 S SCHOOL ST ABELL MASONIC TEMPLE ASSOC PO BOX 1636 UKIAH CA 95482 97168 374528 UC - Urban Center DC 0.172 4
00226303 404 S SCHOOL ST CAVALIN GREGORY G AND LISA L 404 S SCHOOL ST UKIAH CA 95482 153688 148253 UC - Urban Center DC 0.172 4
00218303 310 N SCHOOL ST THAYER NICHOLAS FORBES 310 N SCHOOL ST UKIAH CA 95482 188273 191279 UC - Urban Center DC 0.228 4
00218613 307 N STATE ST NEW STATE HOTEL OF UKIAH PO BOX 221755 SACRAMENTO CA 95822 65644 237902 UC - Urban Center DC 0.328 4
00226406 290 S STATE ST SELIM FRANCINE CRANE TTEE 500 S SPRING ST UKIAH CA 95482 173948 399483 UC - Urban Center DC 0.344 4
00222209 106 N SCHOOL STCHRISTOPHER I AND MICHAELYN P COOPER REVOCABLE TRUST DA PO BOX 419 UKIAH CA 95482 136703 273408 UC - Urban Center DC 0.054 4
00218410 441 N SCHOOL ST LEVY TTEE THELMA J 502 WALNUT AVE UKIAH CA 95482 26537 0 UC - Urban Center DC 0.14 Other Airport Environs
00218415 NONE UKIAH CITY OF 300 SEMINARY AVE UKIAH CA 95482 0 0 UC - Urban Center DC 0.252 Other Airport Environs
00222208 108 N SCHOOL ST MASON TTEE SUSAN L 585 OAK KNOLL RD UKIAH CA 95482 88935 170672 UC - Urban Center DC 0.039 4
00222203 114 N SCHOOL ST CHEUNG CHUNPO AND ESTHER C Y 2045 BURKE RD UKIAH CA 95482 328423 727696 UC - Urban Center DC 0.267 4
00223109 203 S MAIN ST LS HEALTH PROPERTIES LLC 3101 S STATE ST UKIAH CA 95482 523967 1004413 UC - Urban Center DC 1.271 4
00223129 247 E PERKINS ST GONG KENNETH 1/2 66 HUNTINGTON DR SAN FRANCISCO CA 94132 163307 199122 UC - Urban Center DC 0.57 6
00223128 245 E PERKINS ST MAYFIELD TTEE JAMES 1501 RECREATION RD UKIAH CA 95482 130281 374588 UC - Urban Center DC 0.412 6
00223121 225 E PERKINS ST CONTRETAS MARIBEL SAHAGUN 719 MYRON PLACE UKIAH CA 95482 326400 285600 UC - Urban Center DC 0.511 4
00223101 101 S MAIN ST REDWOOD CREDIT UNION 3033 CLEVELAND AVE SANTA ROSA CA 95403 357000 357000 UC - Urban Center DC 0.454 4
00223102 119 S MAIN ST LELAND LOWELL AND PAMELA TTE 801 RIVERSIDE DR UKIAH CA 95482 193468 442080 UC - Urban Center DC 0.27 4
00223130 245 E PERKINS ST MAYFIELD JAMES M AND BARBARA 1501 RECREATION RD UKIAH CA 95482 89561 42301 UC - Urban Center DC 0.448 6
00223124 276 E CLAY ST MAYFIELD TTEE JAMES 1501 RECREATION RD UKIAH CA 95482 357972 138159 UC - Urban Center DC 1.219 6
00223127 213 S MAIN ST CINCO ESTRELLAS LLC 213 S MAIN ST UKIAH CA 95482 341347 527950 UC - Urban Center DC 0.499 4
00223123 235 E PERKINS ST MAYFIELD JAMES M AND BARBARA 1501 RECREATION RD UKIAH CA 95482 585112 823677 UC - Urban Center DC 1.888 6
00226713 218 S MAIN ST SUNBEAM AARON 124 FORD ST UKIAH CA 95482 66925 128283 UC - Urban Center DC 0.102 4
00223215 309 E PERKINS ST NORTH COAST RAILROAD AUTHO 419 TALMAGE RD STE M UKIAH CA 95482 0 0 UC - Urban Center DC 3.921 6
00226714 218 S MAIN ST 295 GROUP LLC 17613 W EAGLE DR GOODYEAR AZ 85338 72508 0 UC - Urban Center DC 0.145 4
00223214 309 E PERKINS ST STATE OF CALIFORNIA 455 GOLDEN GATE AVE 8TH FLOOR SAN FRANCISCO CA 94102 0 0 UC - Urban Center DC 2.629 6
00223131 307 S MAIN ST MAYFIELD TTEE JAMES 1501 RECREATION RD UKIAH CA 95482 296599 154316 UC - Urban Center DC 0.911 4
00223132 East CLAY ST MAYFIELD TTEE JAMES 1501 RECREATION RD UKIAH CA 95482 150836 8575 UC - Urban Center DC 0.604 4
00220029 534 E PERKINS ST PEAR TREE REH LLC 2727 LBJ FREEWAY STE 806 DALLAS TX 75234 2971096 12913837 UC - Urban Center DC 0.86 6
00220044 534 E PERKINS ST PEAR TREE REH LLC 2727 LBJ FREEWAY STE 806 DALLAS TX 75234 2971096 12913837 UC - Urban Center DC 10.086 6
00220044 534 E PERKINS ST PEAR TREE REH LLC 2727 LBJ FREEWAY STE 806 DALLAS TX 75234 2971096 12913837 UC - Urban Center DC 10.086 6
Page 98 of 100
NO
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MA
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O
A
K
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PERKINS ST.
S
C
H
O
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L
S
T
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CLAY ST.
MA
S
O
N
S
T
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L
E
S
L
I
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S
T
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SMITH ST.
STANDLEY S
T
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H
O
S
P
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A
L
D
R
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CHURCH ST.
W
A
R
R
E
N
D
R
.
HENRY ST.
R
A
M
P
SEMINARY AV
E
.
P
I
N
E
S
T
.
CLEVELAND LN.
STELLA DR.
NO NAME
O
L
G
A
P
L
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STEPHENSON
S
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PO
M
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R
O
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A
V
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RA
M
P
STEPHENSO
N
S
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.
CIVIC PARKING
RESERVE
V
V
V
V
V
V
V
V
Building with
Turret as
Gateway
Element
LEGEND
TRANSECT ZONES:
GU: General Urban Zone
UC: Urban Center Zone
DC: Urban Core Zone
Civic Space
Civic Building
SPECIAL DESIGNATIONS:
New Primary Street
Secondary Street
New Alley
Required Storefront Frontage
Recommended Storefront Frontage
Required Terminated Vista
Recommended Parking Garage and /or Anchor Tenant
Opportunity Site
THOROUGHFARE TYPE:
CS-60-34: Street type (If existing streets have no designation, it is
because no changes to the street are proposed.)
Pedestrian Path
Note: If this Regulating Plan and other portions of this code conflict, this
plan prevails.
rev. August 2007
CIVIC PARKING
RESERVE
V
VV
CIVIC PARKING
RESERVE
V
V
V
Required Turret on corner
C
S
-
6
0
-
3
4
CS
-
6
0
-
3
4
CS
-
6
0
-
3
4
C
S
-
6
0
-
3
4
C
S
-
6
0
-
3
4
C
S
-
6
0
-
3
4
C
S
-
6
0
-
3
4
C
S
-
6
0
-
3
4
Project Boundary
Gibson Creek Bridge Gateway
& Traffic Calming Element
Terminate s
t
r
e
e
t
o
n
depot vista
RA-28-16
R
A
-
2
8
-
1
6
RA-28-16
RA-28-16
R
A
-
2
8
-
1
6
RA
-
2
8
-
1
6
RA-28-16
RA
-
2
8
-
1
6
RA-28-16
RA-28-16
R
A
-
2
8
-
1
6
R
A
-
2
8
-
1
6
RA-28-16
R
A
-
2
8
-
1
6
R
A
-
2
8
-
1
6
R
A
-
2
8
-
1
6
RA-28-16
R
A
-
2
8
-
1
6
RA-28-16
RA-28-16
RA-28-16
RA-28-16
RA-28-16
RA-28-16
RA-28-16
R
A
-
2
8
-
1
6
RA
-
2
8
-
1
6
RA-28-16
RA
-
2
8
-
1
6
R
A
-
2
8
-
1
6
C
S
-
6
0
-
3
4
S
T
-
5
0
-
3
0
CS-60-34
CS-60-34
C
S
-
6
0
-
3
4
C
S
-
6
0
-
3
4
CS-60-34
V
REGULATING PLAN
DOWNTOWN UKIAH & PERKINS STREET CORRIDOR
ST-50-30
CS-
6
0
-
3
4
ST-50-30
V
CS-75-49
CS-75-49
C
S
-
8
0
-
5
6
C
S
-
8
0
-
5
6
C
S
-
8
0
-
5
6
CS-70-44-BL
CS-70-44-BL
CS-70-44-BL
CS-70-44-BL
CS-60-34
CS-60-34
CS-60-34
Alex B.Thomas
Plaza
Sun House
Grace Hudson
Museum
ST-50-30
Linear pedestrian
shed line
ATTACHMENT 4
Page 99 of 100
THIS MAP AND DATA ARE PROVIDED WITHOUT WARRANTY OF ANY KIND.
THIS MAP SERVES AS A VISUAL INTERPRETATION AND APPROXIMATION OF LEGAL AND ASSESSED DESCRIPTIONS THAT MAY NOT BE 100% ACCURATE. BOUNDARIES MAY NOT BE DEPICTED.
:
N
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EAST
P
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NO
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C
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A
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D
A
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N
U
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WEST
C
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A
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S
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HENRY STREE
T
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O
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M
A
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WEST
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SO
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O
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C
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A
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A
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N
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WE S T S TANDLEY ST REE T
WES T
P
E
RKIN S STR EET
N
O
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P
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S
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E
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CLEVELAND LANE
PO
MER
O
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A
V
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N
U
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A
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C
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WEST
C
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A
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PEACH STREET
WEST
S
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R
E
E
T
EAST
C
H
U
R
C
H
S
T
R
E
E
T
EAST STANDL E Y STRE ET
EAST SMITH
S
T
R
E
E
T
L
E
S
L
I
E
S
T
R
E
E
T
EAS T C LAY S T RE E T
STELLA
D
R
I
V
E
SEMINARY AVE NUE
SEMINA
R
Y
AVENUE
KINGS COURT
PLUM DRIVE
H
O
S
P
I
T
A
L
D
R
I
V
E
Legend
Proposed DZC Zoning
C1 - Community
Commercial
C2 - Heavy Commercial
DC - Downtown Core
GU - General Urban
UC - Urban Center
PF - Public Facility
REC/PF - Recreation/
Public Facility
Roads
Proposed DZC
Boundary
Alternative 1 Parcels
East Stephenson Street
Extension
Great Redwood Trail
Status
Existing
Stephenson and State
Walkway
0 720
Feet
Bureau of Land Management, Esri, HERE, Garmin, INCREMENT P, USGS, METI/NASA, EPA, USDA, Earthstar
Geographics
Proposed Downtown Zoning Code
HOSPITAL DRIVE
EXTENSION
CLAY STREET EXTENSION
STREET EXTENSION
EAST STEPHENSON
ATTACHMENT 5
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