Major Site Development Permit for the Construction of a Single-Story Commercial Shell with Associated Site Improvements
Summary
SCH Number
2025110895
Public Agency
City of Ukiah
Document Title
Major Site Development Permit for the Construction of a Single-Story Commercial Shell with Associated Site Improvements
Document Type
NOE - Notice of Exemption
Received
Posted
11/21/2025
Document Description
The project consists of the construction and operation of a new single-story, ±3,261-square-foot commercial shell building and associated site improvements located at 1294 and 1296 N. State Street (APNs 001-370-36 and 001-370-37) within the Community Commercial (C-1) Zoning District, approved via a Major Site Development Permit; File No.: 25-001039; PA25-000017 (formerly File No. 17-3069). The structure features a contemporary design with storefront glazing, parapet detailing, and a maximum height of 18 feet. This approval is explicitly conditioned upon the permanent removal of the originally proposed drive-through facility, eliminating all associated dedicated queuing, stacking (previously 8 spaces), and access aisle infrastructure. The development revitalizes a vacant commercial parcel previously destroyed by fire, incorporating comprehensive site enhancements, including 32 total vehicle parking spaces and 3 bicycle parking spaces; expanded pedestrian walkways to enhance connectivity from the parking lot to the building frontage (via modification of the former 6-ft wide planter area); provision for potential outdoor dining; installation of shading elements; and implementation of a new landscaping plan achieving 21% coverage of the total parcel area, ensuring the project is consistent with the City’s General Plan goals and exempt from further environmental review under a Categorical Exemption (Class 32, In-Fill Development).
Contact Information
Name
Katherine Schaefers
Agency Name
City of Ukiah
Job Title
Planning Manager
Contact Types
Lead/Public Agency
Phone
Name
Jason Tannous
Agency Name
IE Enterprises Inc.
Job Title
Agent
Contact Types
Project Applicant
Phone
Email
Location
Cities
Ukiah
Counties
Mendocino
Regions
Citywide
Zip
95453
Parcel #
APN 001-370-36; 001-370-37
Other Information
1294 and 1296 N. State St., Ukiah CA
Notice of Exemption
Exempt Status
Categorical Exemption
Type, Section or Code
California Code of Regulations Title 14, Division 6, Chapter 3, Article 19, Section 15332 (Class 32)
Reasons for Exemption
The proposed project qualifies for a Categorical Exemption under CEQA Guidelines Section 15332 (Class 32), as it involves construction on a small, previously developed parcel within an urban area and satisfies all five of the exemption’s required criteria:
a) The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations.
The project is consistent with the applicable General Plan designation of Commercial (C) and the Community Commercial (C-1) Zoning District. The proposed building height (18 ft. maximum) and density (retail/commercial use) comply with all applicable standards for the C-1 zone. The intent is to promote reuse of an underutilized commercial parcel.
b) The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses.
The development occurs within the City of Ukiah limits on a project site that is no more than five acres in total area (±0.90 acres). The site is a historically developed location, previously housing a commercial building destroyed by fire. The site is substantially surrounded by urban uses (existing commercial enterprises along N. State Street/Empire Drive), meeting the definition of an infill site.
c) The project site has no value as habitat for endangered, rare or threatened species.
The project site has no value as habitat for endangered, rare, or threatened species. It is an urban site that is predominantly covered by paving or was previously developed. The project does not abut any sensitive environmental resources (e.g., wetlands, wild and scenic rivers, historical resources) that would preclude the use of this exemption.
d) Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality.
By requiring the elimination of the drive-through component as a condition of approval, the project avoids the potential for hazardous vehicular queuing and traffic patterns that previously prevented this finding. Any remaining project-specific impacts (such as construction noise or air quality) are expected to be temporary and are addressed through compliance with universally applied development policies, including City of Ukiah noise and grading regulations The modest size of the new structure (±3,261 sq. ft.) and the infill location confirm that traffic, noise, and air quality impacts will not be significant.
e) The site can be adequately served by all required utilities and public services.
The project site can be adequately served by all required utilities and public services. The site is already serviced by existing City water and wastewater infrastructure due to its history as a developed commercial property. The proposal does not expand the service area or capacity needed in a manner that would strain existing systems.
County Clerk
Mendocino
Attachments
Notice of Exemption
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