HomeMy WebLinkAbout2026-04-29 DRB PacketPage 1 of 2
Design Review Board
Special Meeting
AGENDA
(to be held both at the physical and virtual locations below)
Civic Center Conference Room 3 ♦ 300 Seminary Avenue ♦ Ukiah, CA 95482
To participate or view the virtual meeting, go to the following link: https://us06web.zoom.us/j/81047660551
Or you can call in using your telephone only:
• Call (toll free) 1-888-788-0099
• Enter the Access Code: 810 4766 0551
• To Raise Hand enter *9
• To Speak after being recognized: enter *6 to unmute yourself
April 29, 2026 - 2:00 PM
The Design Review Board serves as an advisory body to City staff, Zoning Administrator, Planning Commission and
City Council to make site design recommendations consistent with the City’s Design Review Guidelines. The Design
Review Board works with staff and applicants to review proposed site development permit applications, planned
development applications and precise development plans, and make recommendations concerning architecture, site
design layout, landscaping, parking, signage, exterior lighting and other aspects of urban design to City staff, Zoning
Administrator, Planning Commission and City Council as appropriate.
The Design Review Board encourages applicants and/or their representatives to be available at the meeting to answer
questions so that no agenda item need be deferred to a later date due to a lack of pertinent information.
1. CALL TO ORDER
2. ROLL CALL
3. CORRESPONDENCE
4. APPROVAL OF MINUTES
4.a. Approval of the October 23, 2025, Regular Meeting Minutes
Recommended Action: Approve the Regular Meeting Minutes of October 23, 2025
Attachments:
1. 2025-10-23 DRB Draft Minutes
5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
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The Design Review Board (DRB) welcomes input from the audience that is within the subject matter jurisdiction of the DRB . In
order for everyone to be heard, please limit your comments to three (3) minutes per person and not more than ten (10) minutes
per subject. The Brown Act regulations do not allow action to be taken on audience comments.
6. NEW BUSINESS
6.a. Minor Use Permit at 760 Apple Avenue (APN: 003-050-66) to Construct a New 380 Square Foot
Satellite Office as an Accessory Structure to the Existing 'Contractor Storage and Supply'
Business Operating on the Subject Parcel. File No. 26-000835, Permit No. PA26-000005.
Recommended Action: Staff requests that the Design Review Board (DRB) evaluate the project for
consistency with zoning standards, land use objectives, and the Use Permit findings and provide a
recommendation to the Zoning Administrator.
Attachments:
1. Application Materials
2. Draft Findings
3. Draft Conditions of Approval
7. MATTERS FROM THE COMMISSION
8. MATTERS FROM STAFF
9. 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 in order for you to attend. The City complies with ADA requirements and will attempt to reasonably accommodate individuals with
disabilities upon request.
I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda was posted on the bulletin board at
the main entrance of the City of Ukiah Annex, located at 411 W. Clay St., Ukiah, California, not less than 72 hours prior to the meeting set forth
on this agenda.
Kristine Lawler, CMC
Dated: 4/27/26
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AGENDA ITEM 4a
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CITY OF UKIAH
DESIGN REVIEW BOARD MEETING MINUTES
Regular Meeting
CIVIC CENTER CONFERENCE ROOM #3
300 Seminary Avenue, Ukiah, CA 95482
Virtual Meeting Link: https://us06web.zoom.us/j/81047660551
October 23, 2025
3:00 p.m.
1. CALL TO ORDER
The Design Review Board met at a Regular Meeting on October 23, 2025, having been legally
noticed on October 16, 2025. The meeting was held in person and virtually at the following link:
https://us06web.zoom.us/j/81047660551. Chair Akin called the meeting to order at 3:05 p.m.
2. ROLL CALL
Roll was taken with the following Board Members Present: Williams Hawkes (arriving at 3:11 p.m.),
Tom Liden, Ronald J. Meaux, Kali Gordon, and Lorena Akin. Staff Present: Jesse Davis, Chief
Planning Manager, Katherine Schaefers, Planning Manager; and Kristine Lawler, City Clerk.
CHAIR AKIN PRESIDING.
3. CORRESPONDENCE
Jesse Davis, Chief Planning Manager stated that no correspondence had been received other than
from the project architect.
4. APPROVAL OF MINUTES
a. Approval of the September 25, 2025 - Regular Meeting Minutes.
Motion/Second: Gordon/Meaux to approve the Regular Meeting Minutes of September 25, 2025,
as submitted. Motion carried by the following roll call votes: AYES: Liden, Meaux, Gordon, and Akin.
NOES: None. ABSENT: Hawkes. ABSTAIN: None.
5. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
No public comment was received.
6. NEW BUSINESS
a. Evaluate a 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.
Presenter: Jesse Davis, Chief Planning Manager.
Applicant Architect Comment: Kile Campbell, HY Architects (attending via conference phone due
to technical difficulties with Zoom).
Motion/Second: Gordon/Liden to recommend approval based on the provision of employee,
historical, and patient volumes to determine the appropriate amount of parking needed. Motion
carried by the following roll call votes: AYES: Hawkes, Liden, Meaux, Gordon, and Akin. NOES:
None. ABSENT: None. ABSTAIN: None.
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Design Review Board Minutes for October 23, 2025, Continued:
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7. MATTERS FROM THE COMMISSION
Presenter: Jesse Davis, Chief Planning Manager.
Report was received.
8. MATTERS FROM STAFF
Presenter: Jesse Davis, Chief Planning Manager.
Report was received.
9. ADJOURNMENT
There being no further business, the meeting adjourned at 4:15 p.m.
________________________________
Kristine Lawler, City Clerk
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AGENDA ITEM NO. 6a
Department of Community Development
300 Seminary Ave.
Ukiah, CA 95482
planningdivision@cityofukiah.com
TO: Design Review Board
FROM: Katherine Schaefers, Planning Manager
DATE: April 23, 2026
SUBJECT: Request for review and recommendation to the Zoning Administrator for a Minor
Use Permit at 760 Apple Avenue (APN: 003-050-66) to construct a new 380
square foot satellite office as an accessory structure to the existing 'Contractor
Storage and Supply' business operating on the subject parcel. File No. 26-
000835, Permit No. PA26-000005.
I.DESIGN REVIEW BOARD BACKGROUND
The City of Ukiah Design Review Board (DRB) serves as an advisory body to the Zoning
Administrator on Use and Site Development Permits. The Board represents a cross section of
the community and a range of experience relevant to its functions, such as architecture,
landscape architecture, building design, community, city planning, construction, engineering,
historical or cultural preservation, and environmental planning.
II.SUMMARY
The Applicant, Menton Builders, proposes to construct a new 380 square foot satellite office
on an existing commercial contractor property located at 760 Apple Avenue. The detached
single-story building is proposed to provide an accessible meeting space for clients and staff.
The application requires a Design Review Board recommendation to the Zoning Administrator
for consideration of the minor use permit.
III. BACKGROUND
The property at 760 Apple Avenue operates as a legal nonconforming commercial contractor
business. Established in 1989, the existing shop was authorized as an allowed use under the
then-C-2 zoning designation and C (Commercial) land use designation. Historical legislative
actions in 2005 and 2006 changed the land use designation and zoning to High Density
Residential. Under Ukiah City Code §9209, the enlargement or expansion of a nonconforming
use requires discretionary review and a use permit. As the proposed 380-square-foot office
falls below the 640-square-foot threshold that triggers a major discretionary project in a
residential zoning district pursuant to UCC §9261(D)(1), the application is being processed as
a minor use permit. Pursuant to UCC §9262(A), because a use permit is required for the new
construction, a separate site development permit is not required; instead, the site
development review, criteria, and findings are incorporated into the use permit process.
IV. DISCUSSION
Staff is asking the Design Review Board to review the proposed design of the satellite office
and recommend approval. The proposed structure is a 380-square foot single-story office
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intended to provide an accessible, ground-floor meeting space for clients, eliminating the need
to use stairs to reach the existing shop office.
The applicant proposes to utilize fire-resistive and durable exterior materials and monitor
windows to provide natural light. The structure would be powered by a solar system with
battery storage to support lighting and HVAC equipment, and would not require conventional
utility connections or plumbing. An ADA-compliant van-accessible parking space and path of
travel is proposed for install in front of the building. Proposed landscaping would be located
adjacent to the existing employee garden, and be inclusive of coast rosemary, lavender, and
ornamental grasses
Existing fencing and signage would remain unchanged, and no site grading is proposed.
Staff requests that the Design Review Board (DRB) evaluate the project for consistency with
zoning standards, land use objectives, and the Use Permit findings and provide a
recommendation to the Zoning Administrator.
ATTACHMENTS
1.Application Materials: Project Description; Concept Drawing, Plot Plan, Elevation and
Foundation Plans, APN Maps
2.Draft Use Permit Findings
3.Draft Conditions of Approval
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ATTACHMENT 1
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Electronically Stamped on
03/11/2026
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Zoning Administrator | Findings
Minor Use Permit
760 Apple Ave.
File No. 26-000835, Permit No. PA26-000005
1
DRAFT FINDINGS
MINOR USE PERMIT
NEW SATELLITE OFFICE
760 APPLE AVE., UKIAH, CA; APN 003-050-66
FILE No. 26-000835, PERMIT No. PA26-000005
Approved Project Description: The proposed project consists of the construction of a detached
380 square foot satellite office at 760 Apple Avenue. The subject property currently supports a
commercial contractor business operating as a legal nonconforming use within the High Density
Residential zoning district. The proposed single story accessory structure is intended to provide
a ground floor, accessible meeting space for clients and staff. The building design incorporates
fire resistive exterior materials, monitor windows, and a self-contained solar and battery storage
system requiring no conventional utility connections or plumbing. Site improvements include the
installation of one van accessible parking space, an accessible path of travel, and perimeter
landscaping comprising coast rosemary, lavender, and ornamental grasses. No grading or
changes to existing fencing and signage are proposed.
Findings Note: Pursuant to Ukiah City Code (UCC) 9262(A), projects requiring a use permit for
new construction or exterior modifications need not have a separate site development permit. Site
development review, criteria, and findings shall be incorporated into the use permit process.
USE PERMIT FINDINGS
1.The proposed land use is consistent with the provisions of this Title as well as the
goals and policies of the City General Plan. (UCC §9262.E.1.a)
The subject property is designated High Density Residential by the Ukiah 2040 General Plan
and is zoned R-3. While the existing commercial contractor yard is a legal nonconforming use,
UCC §9209 permits the expansion of such uses subject to discretionary review. Consistent
with General Plan Policy LU-7.1, Development Pattern, and Policy LU-8.3, Infill Development,
the proposed satellite office prioritizes compact infill development while avoiding land use
incompatibilities by operating strictly as an accessory meeting space without intensifying the
nonconforming heavy commercial operations.
Furthermore, the project complies with the 2021 Ukiah Municipal Airport Land Use
Compatibility Plan. The site is located in Airport Compatibility Zone 2, defined as the Inner
Approach and Departure Zone. The maximum intensity criteria for Zone 2 is 60 persons per
acre, which equates to a maximum allowance of 42 persons on the 0.7 acre subject parcel.
The new structure will host approximately 1 to 2 employees during business hours. As the
existing 4,000 square foot facility operates as a contractor shop, a use where the majority of
employees are typically dispersed to off-site construction locations, the addition of 2
employees will not cause the total concurrent on site occupancy to exceed the 42 person limit.
To ensure compliance with the Ukiah Municipal Airport Land Use Compatibility Plan Policy
3.1.2 b, a Condition of Approval has been added to restrict total concurrent on-site occupancy
to a maximum of 42 persons. The applicant will also be required to either record or show proof
of an existing Avigation Easement Dedication prior to the issuance of a certificate of
occupancy.
ATTACHMENT 2
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Zoning Administrator | Findings
Minor Use Permit
760 Apple Ave.
File No. 26-000835, Permit No. PA26-000005
2
2. The proposed land use is compatible with surrounding land uses and shall not be
detrimental to the public health, safety and general welfare. (UCC §9262.E.1.b)
The subject property is located within the High Density Residential zoning district and operates
as a legal nonconforming commercial contractor yard. Consistent with Ukiah 2040 General
Plan Policy LU 7.8, Legal Nonconforming Uses and Ukiah City Code §9209, the City allows
the continued operation of legally established nonconforming uses subject to discretionary
review.
The project entails the construction of an approximately 410 square foot satellite office
intended to serve as an accessible meeting space. A Condition of Approval has been added
to limit the structure to an accessory office use and explicitly prohibit the expansion of the
heavy commercial vehicle fleet or outdoor material storage on the subject parcels. Therefore,
the project will not intensify the operational characteristics of the nonconforming use in a
manner that would generate objectionable noise, odors, or safety hazards for adjacent
residential developments.
In alignment with Ukiah 2040 General Plan Policy LU-4.1, High Quality Building Design, and
Policy LU-1.3, Neighborhood Infill, the structure incorporates residential scale design
elements including fire resistive exterior siding and monitor windows. A Condition of Approval
has been added requiring the applicant’s proposed installation of perimeter landscaping,
including coast rosemary, lavender, and ornamental grasses. This vegetation would provide
a visual buffer integrating the accessory building into the surrounding neighborhood context.
The new structure is proposed to operate on a self-contained solar and battery storage system
without municipal water or sewer connections, ensuring no additional burden is placed on
local utility infrastructure. Additionally, Staff has determined that the project qualifies for a
California Environmental Quality Act Guidelines Section 15303 Class 3 Exemption for New
Construction of Small Structures. Based on this exemption and the limited scope of the 410
square foot addition accommodating 1 to 2 employees, the project will not create significant
traffic, air quality, or environmental impacts. As proposed, the accessory use remains
subordinate to the existing commercial operations and will not be detrimental to the public
health, safety, and general welfare of the surrounding community.
SITE DEVELOPMENT PERMIT FINDINGS
1. The proposal is consistent with the goals, objectives, and policies of the City General
Plan. (UCC §9263.E.1)
Please refer to the analysis under Use Permit Finding No. 1.
2. The location, size, and intensity of the proposed project will not create a hazardous or
inconvenient vehicular or pedestrian traffic pattern. (UCC §9263.E.2)
The approximately 410 square foot facility will accommodate only 1 to 2 employees and seve
as a meeting space during business hours. As such, the project does not introduce a new
business enterprise that would generate a substantial increase in average daily trips on, nor
alter the existing traffic flow along Apple Avenue.
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Zoning Administrator | Findings
Minor Use Permit
760 Apple Ave.
File No. 26-000835, Permit No. PA26-000005
3
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. (UCC §9263.E.3)
The project includes the addition of a van accessible ADA parking space entirely on site. The
parking area is accessible via the existing driveway and does not require backing out into the
public right of way.
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. (UCC §9263.E.4)
Consistent with Ukiah 2040 General Plan Policy LU-11.10, Water Efficient Landscaping, the
project incorporates drought tolerant plantings including coast rosemary, lavender, and
ornamental grasses adjacent to the existing employee garden. This native vegetation would
provide a visual buffer separating the new structure from the adjacent Summercreek Village
apartment complex to the north.
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. (UCC §9263.E.5)
The single story 410 square foot structure will be sited within the interior of the 0.7-acre parcel,
maintaining between a 10-13’ setback from the northern property line, and substantial
setbacks from the western, eastern, and southern property lines. Because of its modest height
(16’8”) and footprint, the building will not cast significant shadows or obstruct air circulation to
the adjacent high density residential developments.
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.
(UCC §9263.E.6)
To ensure compatibility with the surrounding residential neighborhood, the accessory
structure incorporates residential scale design elements, including monitor windows and fire
resistive siding. Furthermore, because the structure is entirely off grid and powered by a self-
contained solar and battery storage system, it avoids placing additional noise, plumbing, or
infrastructure burdens on the surrounding residential community.
7. The proposed development will not excessively damage or destroy natural features,
including trees, shrubs, creeks, and the natural grade of the site. (UCC §9263.E.7)
No grading or tree removal is proposed for this project. The building will be placed on a
relatively flat area previously used for parking and material storage, and drainage will continue
to be accommodated by the existing swale located immediately behind the building footprint.
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. (UCC §9263.E.8)
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Zoning Administrator | Findings
Minor Use Permit
760 Apple Ave.
File No. 26-000835, Permit No. PA26-000005
4
Consistent with Ukiah 2040 General Plan Policy LU 4.1, High Quality Building Design, the
facility incorporates durable exterior materials and monitor windows that provide natural
daylighting and architectural relief.
CEQA FINDINGS
The proposed project is subject to the California Environmental Quality Act (CEQA) and qualifies
for a Categorical Exemption under CEQA Guidelines, Article 19, Class 3, Section 15303 (New
Construction or Conversion of Small Structure). The project consists of construction of a detached
410 square foot commercial satellite office to accommodate 1 to 2 employees. This addition falls
below this exemption’s 10,000 square foot maximum threshold for small commercial structures in
urbanized areas. Furthermore, the project involves a small, off grid meeting space that will not
involve the use of significant amounts of hazardous substances, and all necessary public services
and facilities are available to the site
None of the exceptions to the categorical exemptions established in California Environmental
Quality Act Guidelines Section 15300.2 apply to the proposed project. The project is located on a
previously disturbed portion of an existing commercial contractor yard and is not located in a
particularly sensitive environment. The construction of a single minor accessory office does not
contribute to a cumulatively considerable impact from successive projects of the same type in the
same place over time. There are no unusual circumstances surrounding this small structure that
would create a reasonable possibility of a significant effect on the environment. Additionally, the
site is not visible from any officially designated state scenic highway, is not included on any list of
hazardous waste sites compiled pursuant to Government Code Section 65962.5, and will not
cause a substantial adverse change in the significance of a historical resource.
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Zoning Administrator | Conditions of Approval
Minor Use Permit
760 Apple Ave.
File No. 26-000835, Permit No. PA26-000005
1
DRAFT CONDITIONS OF APPROVAL
MINOR SITE DEVELOPMENT PERMIT
REMODEL OF AN EXISTING COMMERCIAL STRUCTURE
1201 AIRPORT PARK BLVD., UKIAH, CA; APN 180-080-41
FILE NO. 25-000969; PERMIT NO. PA25-000015
The following Conditions of Approval shall be binding on all current and future owners, lessees, and
occupants of the subject property. These conditions constitute an integral component of the Use
Permit and must be fully satisfied and maintained for the permit to remain effective.
Approved Project Description: The proposed project consists of the construction of a detached
380 square foot satellite office at 760 Apple Avenue. The subject property currently supports a
commercial contractor business operating as a legal nonconforming use within the High Density
Residential zoning district. The proposed single story accessory structure is intended to provide a
ground floor, accessible meeting space for clients and staff. The building design incorporates fire
resistive exterior materials, monitor windows, and a self-contained solar and battery storage system
requiring no conventional utility connections or plumbing. Site improvements include the installation
of one van accessible parking space, an accessible path of travel, and perimeter landscaping
comprising coast rosemary, lavender, and ornamental grasses. No grading or changes to existing
fencing and signage are proposed.
CITY OF UKIAH STANDARD CONDITIONS
1.Permit Activation: 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.Project Conformance: 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 plans accompanying the application or submitted by applicant in support thereof.
3.Standard Specifications: 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 Department of Building Inspection Division of the City of Ukiah; except where
higher standards are imposed by law, rule, or regulation or by action of the Zoning Administrator
such standards shall be met.
4.Permit Deadline: Building permits shall be issued within two years after the effective date of the
Planning Permit or same shall be null and void.
5.Code Compliance: 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.Permit Verification: 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 finalization of the Use Permit.
7.Fee Payment: All fees associated with the project planning permits and approvals shall be paid
in full prior to occupancy.
8.Permit Revocation: As outlined in Article 20, Administration and Procedures, of the Zoning Code
ATTACHMENT 3
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Zoning Administrator | Conditions of Approval
Minor Use Permit
760 Apple Ave.
File No. 26-000835, Permit No. PA26-000005
2
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.
9. Archaeological Discovery: In accordance with California Public Resource Code, 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.
SPECIAL CONDITIONS OF APPROVAL
10. Use Limitation: To ensure the project operates as proposed by the applicant and remains
compatible with surrounding land uses, the 410 square foot satellite office shall be utilized strictly
as an ADA accessible meeting space and accessory office for existing staff and clients. The
construction of this structure shall not be used to justify or facilitate the expansion of the
business's commercial vehicle fleet or heavy equipment storage operations on the subject
parcels.
11. Utility Connections: The structure shall be entirely powered by a self-contained solar system with
battery storage. No conventional utility connections or plumbing fixtures shall be installed in the
structure.
12. Airport Land Use Compatibility: Pursuant to the Ukiah Municipal Airport Land Use Compatibility
Plan, the applicant shall record an Overflight Notification and Avigation Easement disclosure
advising future occupants that the property is located within an Airport Influence Area and is
subject to overflights and aircraft noise. This documentation shall be finalized prior to the issuance
of a final certificate of occupancy.
13. Landscaping Installation and Maintenance: Perimeter landscaping comprising coast rosemary,
lavender, and ornamental grasses shall be installed prior to the final building inspection. All
landscaping shall be maintained in a neat, weed free, and healthy manner, and any dead or
diseased vegetation shall be promptly replaced with similar species.
14. Drainage: All stormwater runoff shall be directed to the existing swale located immediately behind
the proposed building area and conveyed to the established drain. No site work shall alter or
impede the existing drainage patterns in a way that negatively impacts adjacent properties.
15. To fulfill the applicant's proposal and comply with City standards, any new exterior lighting
installed on the satellite office shall be fully hooded, down cast, and shielded to ensure that light
does not shine toward the night sky, adjacent residential properties, or the public right of way.
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