Ukiah — The City of Ukiah Design Review Board on Sept. 25, 2025, voted to refer a minor site development permit for a dual-branded Applebee’s and IHOP remodel at 1201 Airport Park Boulevard to the city zoning administrator, after staff and the applicant agreed to remove proposed red LED striping and confirmed signage and lighting will be reviewed during building-permit review.

City planning manager Catherine Schaevers told the board the project would incorporate IHOP branding into the existing Applebee’s building and that the proposal “did obtain a use permit to have the restaurant use in that area.”

The referral moves a façade- and signage-focused remodel — described in staff materials as interior and exterior updates within the existing building footprint and continued use of a previously approved sign — to the zoning administrator for a minor site development permit decision. The board made the referral by motion and roll call vote; the motion was made by Member Moe, seconded by Chair Aiken, and recorded as approved by the three members who voted.

Schaevers and the applicant presented plans showing the building will retain a predominantly neutral color palette with brand accents: Applebee’s red and IHOP blue. Schaevers said the applicant submitted a signage plan that required revisions, and that one requested change — red outlining or “red illumination” around the building — has been removed. “It is currently prohibited in the city of Ukiah to do any kind of lighting effect, neon or or equivalent looking, effect on buildings around the city,” Schaevers said during the meeting.

The applicant, identified in the meeting as Rodeo Builders’ representative, said the remodel will include repainting and repairing worn exterior areas. “We’re gonna get those fixed. So everything’s gonna be brand new primer, brand new paints all around the building,” the applicant said.

Staff noted the project sits in the Airport Industrial Park plan development, an area with specific design criteria and additional lighting constraints because of proximity to the airport. Schaevers said final lighting and electrical details will be reviewed with building permits and that some signage elements will be illuminated while others will be painted. The plans shown to the board indicate no change to the building footprint, no new seating capacity and no structural additions; Schaevers described the filing as a minor site development permit because the work is principally a façade change.

The proposed changes to the monument sign are limited to a façade update, rather than enlargement. Schaevers said a full analysis of signage allowances was conducted and that the building-permit review will catch any remaining details.

Board members voiced general approval of the removed LED striping and the color changes; one board member noted the need to limit lighting directed upward because of aircraft compatibility concerns in the airport zone. The board did not impose conditions in the meeting and referred the project to the zoning administrator for the minor site development permit hearing.

After the referral, staff advised the applicant that additional steps remain — the zoning-administrator hearing and building-permit review — and asked the applicant to follow up by email about timing. The applicant said contractors were being scheduled and had hoped to finish work before Christmas but that timing remained uncertain. Schaevers said staff would continue the schedule discussion offline by email and that building permits would determine the construction timeline.

The board’s formal action was limited to the referral; no approvals of construction or permits were granted by the design review board at the Sept. 25 meeting. Further permit approvals and any required compliance with city codes, building and electrical permits will be handled by the zoning administrator and permitting staff.