Ukiah zoning administrator approves IHOP conversion at 1201 Airport Park Boulevard with conditions
October 02, 2025 | Ukiah City, Mendocino County, California
This article was created by AI summarizing key points discussed. AI makes mistakes, so for full details and context, please refer to the video of the full meeting. Please report any errors so we can fix them. Report an error »
Zoning Administrator Craig Schlauter approved a minor site development permit Oct. 3 allowing IHOP to occupy the existing Applebee's building at 1201 Airport Park Boulevard (APN 180-080-041), subject to amended findings and conditions including removal of temporary promotional signs by Oct. 24, 2025.
The permit (File No. 25-000969; Permit PA25-000015) covers interior and exterior cosmetic updates within the building’s existing footprint, new brand signage in IHOP’s blue color palette and reconfiguration of kitchen equipment. Planning Manager Kathryn Schaeffers told the hearing that no structural changes or building additions are proposed and that an ADA survey is planned; the survey’s recommended work would be implemented as required.
Why it matters: the decision allows an existing restaurant use to transition brands without expanding the building, but imposes conditions intended to keep signage, lighting and accessibility compliant with local code and airport-compatibility guidelines.
The zoning administrator opened the item after staff presentation and questioning. Schaeffers said the original restaurant use was approved by a use permit in 2001 and a subsequent site development permit in 2011. She said the Design Review Board reviewed the revised sign plan on Sept. 25 and recommended the project (no formal DRB conditions were recorded in the staff report). Schaeffers also reported an electric-utility comment that was incorporated as a condition and a “no comment” from the police department.
Applicant representative Valerie, speaking for IHOP/Applebee’s corporate, said the temporary banner signs had been installed recently: “we just recently erected them,” and that the exterior accents would use blue for IHOP and neutral/cream tones and wood-look cladding for the Applebee’s-branded elements. Schaeffers noted an earlier proposed red outlining had been removed from the proposal.
Schlauter said he had attempted a site visit on Oct. 2 but left after no one answered; the applicant arranged an on-site walkthrough Oct. 3 at about 10:30 a.m., and Schlauter completed the site visit and inspection of interior/exterior conditions before making his determination. Schlauter said, “I’m gonna wanna add a condition of approval that says that the temporary signs must be taken down by October 24,” citing the city code limit of 30 days for temporary promotional signs.
Staff and the zoning administrator made several edits to the recommended findings and conditions before approval: they removed a sentence that described the proposed improvements as “consistent with the city of Ukiah design guidelines” (the design guidelines are advisory), they struck a standard archaeological-discovery condition because no grading or change to the building footprint is proposed, and they renumbered and revised the findings to cite the Ukiah City Code and the city’s airport land-use compatibility plan. The special condition on signage was amended to require compliance with the Ukiah City Code and to note consistency with previous entitlements for the site.
The final determination approved the minor site development permit for the remodel at 1201 Airport Park Boulevard, APN 180-080-041, with the amended conditions and findings announced during the Oct. 3 hearing. No formal roll-call vote was recorded; the zoning administrator issued the approval as the deciding official for minor discretionary planning permits and there were no appeals filed during the meeting.
Votes at a glance: Determination to approve minor site development permit (File 25-000969; Permit PA25-000015) — Approved by Zoning Administrator Craig Schlauter (decision issued from the bench); no separate motion second or roll-call vote recorded.
Additional procedural notes: staff will include code section citations in the final findings (staff cited the Ukiah City Code findings section in the hearing transcript), and the temporary-sign condition sets the removal deadline at Oct. 24, 2025 (30 days after the signs were confirmed erected). The Design Review Board’s recommendation and the electric-utility comment are incorporated into the record; police department provided no comment.
Next steps: staff will finalize the written findings and conditions with the numbering and code citations agreed at the hearing; the applicant must submit finalized sign dimensions and permit materials for the building permit review and implement any ADA-survey recommendations required by staff or building-permit review.
Ending: With those conditions in place, the zoning administrator closed the matter and adjourned the hearing.
The permit (File No. 25-000969; Permit PA25-000015) covers interior and exterior cosmetic updates within the building’s existing footprint, new brand signage in IHOP’s blue color palette and reconfiguration of kitchen equipment. Planning Manager Kathryn Schaeffers told the hearing that no structural changes or building additions are proposed and that an ADA survey is planned; the survey’s recommended work would be implemented as required.
Why it matters: the decision allows an existing restaurant use to transition brands without expanding the building, but imposes conditions intended to keep signage, lighting and accessibility compliant with local code and airport-compatibility guidelines.
The zoning administrator opened the item after staff presentation and questioning. Schaeffers said the original restaurant use was approved by a use permit in 2001 and a subsequent site development permit in 2011. She said the Design Review Board reviewed the revised sign plan on Sept. 25 and recommended the project (no formal DRB conditions were recorded in the staff report). Schaeffers also reported an electric-utility comment that was incorporated as a condition and a “no comment” from the police department.
Applicant representative Valerie, speaking for IHOP/Applebee’s corporate, said the temporary banner signs had been installed recently: “we just recently erected them,” and that the exterior accents would use blue for IHOP and neutral/cream tones and wood-look cladding for the Applebee’s-branded elements. Schaeffers noted an earlier proposed red outlining had been removed from the proposal.
Schlauter said he had attempted a site visit on Oct. 2 but left after no one answered; the applicant arranged an on-site walkthrough Oct. 3 at about 10:30 a.m., and Schlauter completed the site visit and inspection of interior/exterior conditions before making his determination. Schlauter said, “I’m gonna wanna add a condition of approval that says that the temporary signs must be taken down by October 24,” citing the city code limit of 30 days for temporary promotional signs.
Staff and the zoning administrator made several edits to the recommended findings and conditions before approval: they removed a sentence that described the proposed improvements as “consistent with the city of Ukiah design guidelines” (the design guidelines are advisory), they struck a standard archaeological-discovery condition because no grading or change to the building footprint is proposed, and they renumbered and revised the findings to cite the Ukiah City Code and the city’s airport land-use compatibility plan. The special condition on signage was amended to require compliance with the Ukiah City Code and to note consistency with previous entitlements for the site.
The final determination approved the minor site development permit for the remodel at 1201 Airport Park Boulevard, APN 180-080-041, with the amended conditions and findings announced during the Oct. 3 hearing. No formal roll-call vote was recorded; the zoning administrator issued the approval as the deciding official for minor discretionary planning permits and there were no appeals filed during the meeting.
Votes at a glance: Determination to approve minor site development permit (File 25-000969; Permit PA25-000015) — Approved by Zoning Administrator Craig Schlauter (decision issued from the bench); no separate motion second or roll-call vote recorded.
Additional procedural notes: staff will include code section citations in the final findings (staff cited the Ukiah City Code findings section in the hearing transcript), and the temporary-sign condition sets the removal deadline at Oct. 24, 2025 (30 days after the signs were confirmed erected). The Design Review Board’s recommendation and the electric-utility comment are incorporated into the record; police department provided no comment.
Next steps: staff will finalize the written findings and conditions with the numbering and code citations agreed at the hearing; the applicant must submit finalized sign dimensions and permit materials for the building permit review and implement any ADA-survey recommendations required by staff or building-permit review.
Ending: With those conditions in place, the zoning administrator closed the matter and adjourned the hearing.
Don't Miss a Word: See the Full Meeting!
Go beyond summaries. Unlock every video, transcript, and key insight with a Founder Membership.
✓
Get instant access to full meeting videos
✓
Search and clip any phrase from complete transcripts
✓
Receive AI-powered summaries & custom alerts
✓
Enjoy lifetime, unrestricted access to government data
30-day money-back guarantee
