Three projects recently approved in the city of Ukiah will be discussed at the next Planning Commission meeting Wednesday, including the Habit Burger and Grill proposed for the former Denny’s location on Pomeroy Street.
When asked earlier this month how that project was progressing, Ukiah Senior Planning Manager Jesse Davis said that “building permits for tenant improvements and site enhancements, including landscaping, were submitted in July, (and that) the project is currently in the city’s plan review phase.”
This project, along with the recently approved work at the former Savings Bank of Mendocino building in the Pear Tree Shopping Center on East Perkins Street near Lucky, will be discussed this week as part of “Planning Commission Training,” the agenda for the Aug. 27 meeting states.
According to the staff report prepared for the meeting, the “Planning Commission will receive training that summarizes recently approved discretionary projects and discuss related questions with staff, (who) scheduled this training after hearing questions from Planning Commissioners about how project analysis is approached by staff, and the roles of commissioners and staff during public hearings and reviews of projects.”
The staff report continues by explaining that “the Planning Commission plays a vital role in shaping the physical and functional character of the city through its oversight of major discretionary land use decisions. Commissioners are responsible for interpreting and applying adopted plans, zoning regulations, and policy frameworks to individual projects, ensuring that private development aligns with the broader public interest. This role requires not only an understanding of the rules, but also a recognition of how land-use decisions are shaped by the applicability of regulations, compromise, and community values. The commission must consider how to support economic development and community well-being but within the constraints of existing infrastructure, older building stock, and at times, disjointed or overlapping regulations.”
Therefore, staff explain, “to support the Commission’s understanding of these planning issues pertinent to Ukiah, staff have selected three recently approved discretionary projects to present as case studies. The selected projects highlight the practical application of key tools and the commission’s role in making consistent, equitable, and actionable land use decisions.”
Project #1 – 414 East Perkins – Redwood Credit Union submitted an application to renovate and reuse the legal nonconforming structure at 414 East Perkins Street. Although the proposed use was functionally identical to the prior use (Savings Bank of Mendocino County, Pear Tree), the project required discretionary review due to its location within the Downtown Zoning Code area, the structure’s nonconforming status, and the applicant’s intent to reactivate the drive-through facility. The project underscored a policy tension in the DZC, which both encourages preservation of existing buildings and discourages auto-centric uses. Additional considerations complicated the review. A private deed restriction tied to a former owner prohibited reuse of the building by another financial institution. The applicant’s desire to retain features such as vehicular drop-offs and drive-through service required careful balancing of the DZC with practical reuse of the site, particularly after an unsuccessful attempt to establish a similar facility at 101 South Main Street. Project #2 – 105 Pomeroy – Zoning Administrator: UK 105 Investments, LLC, applied to renovate and reuse the existing commercial building at 105 Pomeroy Street (formerly a Denny’s) for continued use with a new tenant, Habit Burger & Grill, and the addition of a drive-through. The Zoning Administrator reviewed the application as authorized under the Ukiah City Code to act on specific land use requests that qualify for minor discretionary review. The ZA addressed concerns from stakeholders, including Caltrans related to circulation, visibility, and signage along Pomeroy Street. With Design Review Board input, the project received approval within 45 days. This case demonstrated how administrative review can facilitate the efficient reuse of existing commercial buildings while ensuring consistency with adopted standards.This meeting of the Ukiah Planning Commission is scheduled to begin at 5:15 p.m. Aug. 27 and be held both in-person at the Council Chambers located at 300 Seminary Ave., and online at: us06web.zoom.us/j/83128884939
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