Major Site Development Permit for the Construction of a Single-Story Commercial Shell with Associated Site Improvements

The project involves the construction of a single-story, approximately 3,261-square-foot commercial shell building at 1294 and 1296 N. State Street in Ukiah, California, on a previously fire-damaged and vacant parcel within the Community Commercial (C-1) Zoning District. The development is subject to a Major Site Development Permit that mandates the permanent removal of all drive-through infrastructure, including queuing and stacking areas previously planned for eight vehicle spaces, and requires comprehensive site improvements such as 32 vehicle parking spaces, three bicycle parking spaces, expanded pedestrian walkways replacing a former planter area, shading elements, and provisions for potential outdoor dining. The building design is contemporary, featuring storefront glazing, parapet detailing, and a maximum height of 18 feet, with landscaping that achieves 21% coverage of the total parcel area to meet City of Ukiah General Plan objectives and qualify for a CEQA Categorical Exemption (Class 32 – In-Fill Development), which confirms no significant environmental impact. The project’s approval is contingent on full compliance with local zoning regulations, noise and grading standards, and the specific conditions outlined in the permit, including the rejection of the drive-through component to mitigate traffic and environmental concerns. The City of Ukiah serves as the lead agency responsible for oversight and final acceptance, with the Planning Commission acting as the approving authority and Katherine Schaefers, Planning Manager, designated as the primary point of contact for project-related inquiries. The applicant, IE Enterprises Inc. represented by Jason Tannous, is responsible for executing the construction and site improvements according to approved plans, with inspection and acceptance occurring at the project site. Although the documentation includes project identifiers such as File No. 25-001039 and APNs 001-370-36 and 001-370-37, and references prior application history, there is no formal contract value, pricing structure, or federal procurement mechanism present, as this is a municipal land development approval rather than a competitive acquisition. No federal acquisition regulation clauses, representations, certifications, payment details, or packaging specifications apply, as the document is solely a permitting and environmental compliance record under state and local law. The approval was granted on November 12, 2025, with a forecast posting on November 21, 2025, but no formal period of performance, delivery schedule, or contractual terms beyond regulatory compliance