COUNTY OF SACRAMENTO CALIFORNIA ZONING ADMINISTRATOR REPORT

Transcription

1 COUNTY OF SACRAMENTO CALIFORNIA ZONING ADMINISTRATOR REPORT Control No.: PLNP Type: UPZ TO: FROM: ZONING ADMINISTRATOR COMMUNITY DEVELOPMENT DEPARTMENT CONTACT: Carol Gregory, Planner III, (916) ; PROJECT DESCRIPTION PLNP U-Haul. Request for Use Permit to allow a Utility Truck and Trailer Rental and Storage Facility at 7035 and 7041 Watt Avenue, on the west side of Watt Avenue, approximately 800 feet south of Q Street, in the North Highlands community. Applicant: Azarm Rad; APNs: , 035; Environmental Document: Exempt. District 4: Roberta MacGlashan APPLICANT/OWNER: Azarm Rad 7035 Watt Avenue North Highlands, CA OWNER: Sheryl Hayden 7031 Watt Avenue North Highlands, CA DETAILED REQUEST: A Use Permit to allow a Utility Truck and Trailer Rental and Storage Facility on approximately 1.29 acres in the GC (General Commercial) zone. The proposed project site currently has an existing approximately 5,181-square-foot building with a real estate office and oak furniture wholesale and retail store. The proposed Utility Truck and Trailer Rental and Storage Facility would operate in conjunction with the existing businesses on-site.

2 U-HAUL PLNP2011-UPZ ; 035 Overview: The proposed project consists of a request to allow a Utility Truck and Trailer Rental and Storage Facility on approximately 1.29 acres in conjunction with a real estate office and oak furniture wholesale and retail store located at 7035 and 7041 Watt Avenue in the North Highlands community area. Summary of Significant Issues: APN: has an existing Code Enforcement Case (CODX ) that is in violation of operating a Utility Truck and Trailer rental business without meeting the requirements for this type of business as defined in the Sacramento County Zoning Code. It is assumed that the U-Haul facility has been operating at this location since October 2010, when the Code Enforcement Case was opened on the property in violation of operating the business without obtaining a Conditional Use Permit. According to the applicant, the U-Haul business has been in operation with the furniture store for approximately 7 years. The applicant purchased the property in CPAC Recommendation: The North Highlands Community Planning Advisory Council (CPAC) met on April 24, 2012 and recommended APPROVAL (6-0) of the proposed project. The Council had no comments or conditions on the proposed project and no residents were in attendance regarding the proposal. Recommendations: Staff is recommending APPROVAL of the proposed project, with conditions requiring the property to comply with Zoning Code landscaping and signage requirements, Zoning Code regulations for a Utility Truck and Trailer Rental and Storage Use, and upgrading the frontage of the property along Watt Avenue to comply with County Improvement Standards. Additionally, a five (5) year time limit is included with the Use Permit request, to ensure that the proposal will be reviewed in the future so the compatibility of land uses within the surrounding area can be evaluated at that time in accordance with the proposed North Watt Corridor Plan. I. Location Maps 3 II. Project Analysis 4 III. Staff Recommendations 8 IV. Attachments 12 V. Exhibits 12 CAG:cag:gvc srplnp

3 U-HAUL PLNP2011-UPZ ; 035 I. LOCATION MAPS CAG:cag:gvc srplnp

4 U-HAUL PLNP2011-UPZ ; 035 II. PROJECT ANALYSIS A. Adjacent Land Uses and Zoning: Existing Land Use Zoning and Community Plan Designations Subject Property Real Estate Office/Furniture GC Store/Parking Lot North Retail/Commercial Small Retail GC Single Tenant South Vacant GC East Vacant Recreational Private Club GC Health Spa West Single-family Residential (across Watt Avenue) RD-5 B. History/Background: County records dating back to the 1950s indicate that the subject parcels was zoned A-1 and A-1-A (Agricultural). On December 10, 1958, the subject parcels and surrounding adjacent parcels were rezoned from A-1-A (Agricultural) to C-1 (Limited Commercial). As a result of the North Highlands- North Central Area Zoning Consistency Hearings, the subject parcels were rezoned to LC (Limited Commercial) on July 2, 1975 (ZMA #3372; SZC 75-37). As a result of the North Highlands-North Central Area Zoning Consistency Hearings, the subject parcels were rezoned to their current zoning designation of GC (General Commercial) on May 3, 1979 (ZMA #3992; SZC 79-22). The subject parcels were formerly one larger (1) Assessor s Parcel Number (APN): This former parcel was part of a Boundary Line Adjustment that was withdrawn on May 1, The subject parcels were included in Tentative Parcel Map to divide the former APN and an adjacent APN totaling 4.8 acres into three (3) lots approved by the Subdivision Review Committee (SRC) on January 29, 1980, thus dividing the larger parcels to where the subject parcels were one former APN: The subject parcels were created through a Tentative Parcel Map to divide 1.5± acres into two (2) lots approved by the SRC on February 28, 1984 (Control No PM-020). The current project proposal was submitted to the County Community Development Department on June 20, APN: has an existing Code Enforcement Case (CODX ) that is in violation of operating a Utility Truck and Trailer rental business without meeting the requirements for this type of business as defined in the Sacramento County Zoning Code (see Section C: Project Description for further discussion). The case was opened on October 27, 2010, so it is assumed that the Utility Truck and Trailer rental business has been operating on the property since this time. C. Project Description: The applicant is requesting a Use Permit to allow a Utility Truck and Trailer Rental and Storage Facility on approximately 1.29 acres in the GC CAG:cag:gvc srplnp

5 U-HAUL PLNP2011-UPZ ; 035 (General Commercial) zone. The proposed project site currently has an existing approximately 5,181 square foot building with a real estate office and oak furniture wholesale and retail store. The proposed Utility Truck and Trailer Rental and Storage Facility, known as U-Haul, would operate in conjunction with the existing businesses on-site. It is assumed that the U-Haul facility has been operating at this location since October 2010, when a Code Enforcement case (CODX ) was opened on the property in violation of operating the business without obtaining a Conditional Use Permit. According to the applicant, the U-Haul business has been in operation with the furniture store for approximately 7 years. The applicant purchased the property in Sacramento County Zoning Code (SZC) Section requires that the rental and storage of utility trucks and trailers may be ancillary to all other permitted and conditionally permitted uses regulated by SZC Section , upon the approval of a Conditional Use Permit by the Zoning Administrator. The applicant recently included an addressing and mailing service as part of the U-Haul facility onsite, which is a permitted use in the GC Zone, pursuant to SZC Section (B)(1). A recycling center, insurance agency, and non-profit religious and humanitarian organization also operate on the proposed project site, according to County business license records for the property. The insurance agency and non-profit organization are considered office uses that are also permitted uses in the GC zone pursuant to Zoning Code Commercial Land Use Tables. The recycling center is permitted through the Business License, State CRV Certification, and County Design Review (Control No. DRCP ). Assessor s Parcel Number (APN) , owned by the applicant, currently has the existing building on-site and approximately 52 parking spaces while APN: is a parking lot with approximately 56 parking spaces owned by a separate property owner. The applicant has an agreement with this property owner to use this parking lot for the U-Haul business and other businesses conducted on APN: The applicant indicates in the proposed project s justification statement that with the family operated businesses currently conducted on-site, the square footage of the existing building will be increased to approximately 18,000 square feet within five (5) years. The businesses conducted on-site are intended to be small businesses oriented to the needs of residents within the local community. The proposed project site is located within the Sacramento Area Sewer District (SASD) and Sacramento Regional County Sanitation District (SRCSD) service boundary, but the existing building on-site is not connected to any public sewer line. D. Consistency with General Plan and/or Community Plan: 1. General Plan: The request is consistent with the 2030 General Plan Commercial and Offices Designation and Text in that no policy conflicts have been identified. The proposed project site is also located within the Mixed Use Corridor designation, which indicates commercial corridors targeted by the County for revitalization with mixed-use, retail, employment and residential uses that are both compact and transit oriented. The proposed project site is CAG:cag:gvc srplnp

6 U-HAUL PLNP2011-UPZ ; 035 located within the proposed North Watt Corridor Plan area (see Section E: North Watt Corridor Plan for further discussion). 2. Community Plan: The request is consistent with the North Highlands-Old Foothill Farms Community Plan that designates the proposed project site as GC (General Commercial) in that no policy conflicts have been identified. E. North Watt Corridor Plan: The North Watt Corridor Plan has been initiated by the County Board of Supervisors and covers approximately 750 acres distributed along a 4-mile stretch of Watt Avenue. The Corridor Plan covers areas which are in most cases already developed, and is intended to guide redevelopment within the area over the long-term planning horizon of 20 years. Design standards, redevelopment guidelines, and policies will be adopted as part of a Special Planning Area (SPA) for the area. Although the Corridor Plan has not been adopted at the time of this writing, it is applicable to the site and the proposed project request. The proposed project site is located within the far northern end of the Corridor Plan in the Elkhorn District with a designation of Mixed Use with Residential Focus (RMU-1). The long-term vision for the Elkhorn District is envisioned as a residential mixed-use neighborhood with predominately medium-density residential uses (15-25 dwelling units per an acre) representing a variety of housing types. The request to allow a Utility Truck and Trailer Rental and Storage Facility is not specifically identified as a land use category within the land use tables of the North Watt Corridor Plan. When this situation occurs, the Corridor Plan has a provision in place to revert back to the Sacramento County Zoning Code (SZC) Commercial Land Use Tables and the Limited Commercial (LC) zone to determine whether the land use in question is allowed in this zone. The request to allow a Utility Truck and Trailer Rental and Storage Facility is allowed in the LC zone subject to the issuance of a Conditional Use Permit by the appropriate hearing authority and subject to the ancillary uses and development standards of SZC Title III, Chapter 15, Article 5.5. County Planning Division staff are supportive of the Use Permit request since the site will continue to operate in conjunction with the existing businesses on-site and is compatible with surrounding and adjacent land uses within the area (see Section F: Neighborhood Compatibility for further discussion). Although the proposed project request is not consistent with the long-term vision of the Elkhorn District, the proposal is seen as a continued interim use. A condition of approval has been included for the Use Permit to expire within five (5) years from the date the proposed North Watt Corridor Plan takes effect, so the compatibility of land uses within the surrounding area can be evaluated at that time, especially if the current economic climate changes to support different land uses within the area consistent with the proposed North Watt Corridor Plan. F. Neighborhood Compatibility: The proposed project site is located on the west side of Watt Avenue, in between Elkhorn Boulevard and Q Street. This portion of Watt Avenue currently has a variety of land use types, including many underutilized or CAG:cag:gvc srplnp

7 U-HAUL PLNP2011-UPZ ; 035 vacant buildings and properties. Across Watt Avenue from the site to the east is a single-family residential neighborhood. To the north of the site is a single tenant small retail/commercial use, to the west of the site is a vacant recreational private club and health spa building, and to the south of the site is vacant parcel that was once developed in relation to the adjacent vacant recreational private club and health spa building. The majority of parcels surrounding the site and along this west side portion of Watt Avenue are zoned GC (General Commercial), with the exception of RD-20 (Multi-Family Residential), SC (Shopping Center), and Business Professional (BP) zoned parcels south of the site along Watt Avenue near Elkhorn Boulevard. The proposed project request is compatible with the surrounding land uses and with the land uses along this portion of Watt Avenue in that it is an additional business supplementing the existing businesses on this property and allows the continued operation of a business in an area that has numerous underutilized or vacant buildings and properties with the potential for future redevelopment based on the long-term vision of the proposed North Watt Corridor Plan. G. Development Standards: The proposed project site meets the development standards for the General Commercial (GC) zone in regards to front, side, and rear yard setbacks for the existing building on-site, the existing building s height, and the number of required parking spaces for the uses conducted on the property. The property does not meet the front yard area and parking lot landscaping requirements of the County Zoning Code. In addition, an existing monument sign is located on the property fronting Watt Avenue along with signage attached to the existing building. It is unknown whether this existing signage on the property meets Zoning Code standards. Conditions have been included requiring within six (6) months of the issuance of the Use Permit, final development plans shall be reviewed by the County Community Development Department, Planning Division, during the plan check process to assure compliance with Zoning Code requirements for landscaping and signage. This includes providing a planter area fronting Watt Avenue pursuant to the development requirements of Sacramento County Zoning Code (SZC) Section and providing parking lot finger islands with landscaping at a minimum of 8-feet x 16- feet within the parking lot area on-site at a ratio of one (1) island for every 8-10 spaces pursuant to SZC Section (c). It is recommended that enough parking lot landscaping is provided so as to cover 50% of the total parking area with tree canopies from the approved County Tree List within fifteen (15) years pursuant to SZC Section (d). All parking spaces fronting Watt Avenue would need to be removed to meet the 56-foot front yard setback requirement for commercial land use zones pursuant to SZC Section (b). As well, existing signs or future signs for the proposed project shall be reviewed for conformance to on-site sign regulations for Commercial and Industrial Zones pursuant to SZC Section A condition is also included requiring the proposed project to comply with the Zoning Code Development Standards for Utility Truck and Trailer Rental and Storage CAG:cag:gvc srplnp

8 U-HAUL PLNP2011-UPZ ; 035 pursuant to SZC Section The standards require utility trucks permitted based on a ratio of one (1) truck per every 4,000 square feet of lot area, not to exceed a maximum of eight (8) trucks; utility trailers permitted based upon a ratio of one (1) trailer per every 8,000 square feet of lot area, not to exceed a maximum of four (4) trailers; utility trucks, unless under 7,000 lbs., GVRW, must have a van body, have no more than two (2) axles, and not be equipped with lift-gate; and utility trucks or trailers may not be stored or parked within the front or side street yard setbacks, within required parking and landscape areas, or within the required ten (10) foot setback for commercial property adjacent to residential. Lastly, vehicles must be parked in an area with asphaltic concrete or similar surface. With conditions requiring compliance with Zoning Code standards for landscaping, signage, and the Utility Truck and Trailer Rental and Storage use, the proposed project meets County Development Standards for the land uses conducted on the property. H. Access/Circulation Issues: The proposed project site is currently access by two (2) 35-foot wide driveways from Watt Avenue that are approximately 16 feet apart. The proposed project was reviewed by the staff from the County Department of Transportation (SacDOT) and the County Site Improvement Review and Permit Section (SIPS). Both agencies provided conditions of approval to the Use Permit requiring public street improvements along Watt Avenue to meet County Improvement standards. This includes removing one of the two driveways accessing the site from Watt Avenue and widening the driveway to 45-feet. Additionally, a condition of approval has been included to the Use Permit requiring written verification from the Sacramento Metropolitan Fire District that fire protection arrangements are provided to the extent possible to their satisfaction prior to issuance of building permits or closure of Code Enforcement Case CODX With County agency conditions, access and circulation impacts from the proposed project have been addressed. III. STAFF RECOMMENDATIONS The request is consistent with the County General Plan, the North Highlands-Old Foothill Farms Community Plan, and with conditions, the County Zoning Code Development standards for the (GC) General Commercial Zone. The proposed project request is compatible with the surrounding land uses and with the land uses along this portion of Watt Avenue in that it is an additional business supplementing the existing businesses on this property and allows the continued operation of a business in an area that has numerous underutilized or vacant buildings and properties with the potential for future redevelopment based on the long-term vision of the proposed North Watt Corridor Plan. Although the proposed project is not consistent with the long-term vision of the proposed North Watt Corridor Plan, the proposal is seen as an interim use and with a five (5) year time limit on the Use Permit, will be reviewed in the future so the compatibility of land uses within the surrounding area can be evaluated at that time. Access to the proposed project site is provided by two (2) driveways off of Watt Avenue. The proposed project request is conditioned for the property to comply with Zoning Code landscaping and signage CAG:cag:gvc srplnp

9 U-HAUL PLNP2011-UPZ ; 035 requirements, Zoning Code regulations for a Utility Truck and Trailer Rental and Storage use, and upgrade the frontage of the property along Watt Avenue to comply with County Improvement Standards. For these reasons, staff recommends APPROVAL of this proposal. A. Recommended Zoning Administrator Actions: 1. Environmental Documentation: Recognize the EXEMPT status of the request under Section 15301, Class Use Permit: APPROVE the requested entitlement to allow a Utility Truck and Trailer Rental and Storage Facility on approximately 1.29 acres to operate in conjunction with the existing businesses on-site, subject to the findings listed in Section III.B and the conditions listed in Section III.C of this report. 3. Mitigation Monitoring and Reporting Program: None. B. Recommended Findings: The staff recommendations are based upon the following considerations: 1. The request is consistent with the County General Plan Map Commercial and Offices Designation and Text in that no policy conflicts have been identified. 2. The request is consistent with the North Highlands-Old Foothill Farms Community Plan Map and Text. 3. The proposed development will conform to applicable Zoning Code regulations Section thru , thru , , , (c)(d), and Staff has identified no effects from the proposal which would result in a significant detrimental impact on adjoining or neighboring properties if the conditions, as recommended by staff, are adopted. 5. The granting of the Use Permit will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, or general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the County in that: a. The proposed project request is compatible with the surrounding land uses and with the land uses along this portion of Watt Avenue in that it is an additional business supplementing the existing businesses on this property and allows the continued operation of a business in an area that has numerous underutilized or vacant buildings and properties with the potential for future redevelopment based on the long-term vision of the proposed North Watt Corridor Plan. b. Although the proposed project is not consistent with the long-term vision of the proposed North Watt Corridor Plan, the proposal is seen as an CAG:cag:gvc srplnp

10 U-HAUL PLNP2011-UPZ ; 035 interim use. With a five (5) year time limit on the Use Permit, the proposal will be reviewed in the future so the compatibility of land uses within the surrounding area can be evaluated at that time. c. The proposed project request is conditioned for the property to comply with Zoning Code landscaping and signage requirements, Zoning Code regulations for a Utility Truck and Trailer Rental and Storage Use, and upgrade the frontage of the property along Watt Avenue to comply with County Improvement Standards. C. Recommended Conditions: Any approval of the Use Permit shall be subject to the following conditions: 1. The final development plans shall be in substantial compliance with Exhibits 1 (Existing Site Plan), 2 (Floor Plan), 3 (HVAC), 4 (Electrical), 5 (Existing Elevations East and South), 6 (Existing Elevations North and West), 7 (Existing Parking Plan), and 8 (Building Photo Elevations). (Sacramento County Community Development Department Planning Division) 2. This action does not relieve the applicant of the obligation to comply with all ordinances, statutes, regulations and procedures. Any required subsequent procedural actions shall take place within 36 months of the date on which the permit became effective or this action shall automatically be null and void. (Sacramento County Community Development Department Planning Division) 3. Within three (3) months of the issuance of the Use Permit, the applicant shall close open violation Code Enforcement case CODX for APN: (Sacramento County Community Development Department Planning Division) 4. The Use Permit shall expire five (5) years from the date the North Watt Corridor Plan takes effect. (Sacramento County Community Development Department, Planning Division) 5. Provide written verification from the Sacramento Metropolitan Fire District that fire protection arrangements are provided to the extent possible to their satisfaction prior to issuance of building permits or closure of Code Enforcement Case CODX (Sacramento County Community Development Department Planning Division) 6. Within six months of the issuance of the Use Permit, final development plans shall be reviewed by the County Community Development Department, Planning Division, during the plan check process to assure compliance with all ordinance requirements and the following: CAG:cag:gvc srplnp

11 U-HAUL PLNP2011-UPZ ; 035 a. Provide a 3-foot wide planter along APN: fronting Watt Avenue pursuant to the development requirements of Sacramento County Zoning Code (SZC) Section Additionally, all parking spaces fronting Watt Avenue on APN: shall be removed to meet the 56-foot front yard setback requirement for commercial land use zones pursuant to SZC Section (b). b. Provide parking lot finger islands with landscaping at a minimum of 8-feet x 16-feet within the parking lot area on-site at a ratio of one (1) island for every 8-10 spaces pursuant to SZC Section (c). It is recommended that enough parking lot landscaping is provided so as to cover 50% of the total parking area with tree canopies from the approved County Tree List within fifteen (15) years pursuant to SZC Section (d). c. Any existing signs or future signs for the proposed project shall conform to on-site sign regulations for Commercial and Industrial Zones pursuant to SZC Section (Sacramento County Community Development Department, Planning Division) 7. The proposed project shall comply with the Sacramento County Zoning Code (SZC) Development Standards for Utility Truck and Trailer Rental and Storage pursuant to SZC Section as follows: a. Utility trucks will be permitted based on a ratio of one (1) truck per every 4,000 square feet of lot area, not to exceed a maximum of eight (8) trucks. Utility trailers will be permitted based upon a ratio of one (1) trailer per every 8,000 square feet of lot area, not to exceed a maximum of four (4) trailers. [SZC Section (a)] b. Utility trucks, unless under 7,000 lbs., GVRW, must have a van body, have no more than two (2) axles, and not be equipped with lift-gate. [SZC Section (b)] c. Utility trucks or trailers may not be stored or parked within the front or side street yard setbacks; nor within required parking and landscape areas; nor within the required ten (10) foot setback for commercial property adjacent to residential. [SZC Section (c)] d. Vehicles must be parked in an area with asphaltic concrete or similar surface. [SZC Section (d)] (Sacramento County Community Development Department Planning Division) 8. Upgrade right-of-way improvements to meet current County Improvement Standards. (Sacramento County Site Improvement and Permits Section SIPS) CAG:cag:gvc srplnp

12 U-HAUL PLNP2011-UPZ ; Secure approval of civil engineered site improvement plans from the SIPS Section of the Municipal Services Agency. (Sacramento County Site Improvement and Permits Section SIPS) 10. Grant the County an Irrevocable Offer of Dedication (I.O.D.) of right-of-way for Watt Avenue based on a standard thoroughfare to the satisfaction of the Department of Transportation. (Sacramento County Department of Transportation) 11. The existing driveway shall be upgraded to ADA standards pursuant to the Sacramento County Improvement Standards and to the satisfaction of the Department of Transportation. (Sacramento County Department of Transportation) 12. Any proposed project not incorporating an entry design that will accommodate access control gates pursuant to Sacramento County Code 17.04, Section shall not be approved for future access control gates. (Sacramento County Department of Transportation) 13. Sacramento County Environmental Management Department (EMD) approval will be required for any modification to existing septic system or for any new septic system. (Sacramento Area Sewer District) IV. ATTACHMENTS A. CPAC Referral B. Aerial Photo C. Context Photos V. EXHIBITS 1. Existing Site Plan 2. Floor Plan 3. HVAC 4. Electrical 5. Existing Elevations East and South 6. Existing Elevations North and West 7. Existing Parking Plan 8. Building Photo Elevations This staff report was prepared on May 8, CAG:cag:gvc srplnp

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15 AERIAL PHOTO CONTROL #: PLNP2011-UPZ PROJECT NAME: U-HAUL APN: , 035 PHOTO TAKEN: 2011

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17 1. Photo of the existing building on-site from Watt Avenue. Direction of the photo is toward the northwest. 2. Photo of the existing building on-site from the adjacent southerly property. Direction of the photo is toward the north. CONTEXT PHOTO NOS.: 1 & 2 CONTROL #: PLNP2011-UPZ PROJECT NAME: U-HAUL PARCEL NO.: , 035 DATE: ZA ATTACHMENT C Page 1 of 10

18 1. Photo of an existing driveway to the proposed project site from Watt Avenue. Direction of the photo is toward the south. 2. Photo of a second driveway to the proposed project site from Watt Avenue. Direction of the photo is toward the northeast. CONTEXT PHOTO NOS.: 3 & 4 CONTROL NO.: PLNP2011-UPZ PROJECT NAME: U-HAUL PARCEL NO.: , 035 DATE: ZA ATTACHMENT C Page 2 of 10

19 1. Photo of existing signage on the property for the U-Haul business with the landscaped planter and parking lot area in the background of the photo. Direction of the photo is toward the west. 2. Photo of the existing signage on the property for the U-Haul business. Direction of the photo is toward the southeast. CONTEXT PHOTO NOS.: 5 & 6 CONTROL #: PLNP2011-UPZ PROJECT NAME: U-HAUL PARCEL NO.: , 035 DATE: ZA ATTACHMENT C Page 3 of 10

20 1. Photo of the landscaped planter area at the southern portion of the proposed project site with U-Haul trucks parked at the left of the photo. Direction of the photo is toward the east. 2. Photo of the frontage area and landscaping of the proposed project site from Watt Avenue. Direction of the photo is toward the north. CONTEXT PHOTO NOS.: 7 & 8 CONTROL NO.: PLNP2011-UPZ PROJECT NAME: U-HAUL PARCEL NO.: , 035 DATE: ZA ATTACHMENT C Page 4 of 10

21 1. Photo of the landscaped frontage area facing Watt Avenue for the property to the north of the proposed project site. Direction of the photo is toward the northeast. 2. Photo of the landscape planter area for the property to the south of the proposed project site. In the background of the photo is the landscaped planter area for the proposed project site s parking lot area and a vacant building formerly used as a recreation center adjacent to the proposed project site. Direction of the photo is toward the west. CONTEXT PHOTO NOS.: 9 & 10 CONTROL NO.: PLNP2011-UPZ PROJECT NAME: U-HAUL PARCEL NO.: , 035 DATE: ZA ATTACHMENT C Page 5 of 10

22 1. Photo of the rear portion of the existing building on-site with U-Haul trucks parked in the parking lot area behind the building. Direction of the photo is toward the northeast. 2. Photo of a recycling center located in the parking area on-site with U-Haul trucks parked in the background of the photo. Direction of the photo is toward the west. CONTEXT PHOTO NOS.: 11 & 12 CONTROL NO.: PLNP2011-UPZ PROJECT NAME: U-HAUL PARCEL NO.: , 035 DATE: ZA ATTACHMENT C Page 6 of 10

23 1. Photo of the parking lot area on-site for the proposed project. Direction of the photo is toward the northwest. 2. Photo of another view of the parking lot area on-site for the proposed project with the vacant Recreation Center building adjacent to the site in the background of the photo. Direction of the photo is toward the west. CONTEXT PHOTO NOS.: 13 & 14 CONTROL NO.: PLNP2011-UPZ PROJECT NAME: U-HAUL PARCEL NO.: , 035 DATE: ZA ATTACHMENT C Page 7 of 10

24 1. Photo of the adjacent southerly property which is currently vacant. Direction of the photo is toward the south. 2. Photo of a gated driveway providing access to the adjacent southerly parcel from Watt Avenue with the landscaped planter area on-site at the left of the photo. Direction of the photo is toward the east. CONTEXT PHOTO NOS.: 15 & 16 CONTROL NO.: PLNP2011-UPZ PROJECT NAME: U-HAUL PARCEL NO.: , 035 DATE: ZA ATTACHMENT C Page 8 of 10

25 1. Photo of the U-Haul business inside the existing building on-site. Direction of the photo is toward the south. 2. Photo of a postal service and shipping business in conjunction with the U-Haul business inside the existing building on-site. Direction of the photo is toward the northeast. CONTEXT PHOTO NOS.: 17 & 18 CONTROL NO.: PLNP2011-UPZ PROJECT NAME: U-HAUL PARCEL NO.: , 035 DATE: ZA ATTACHMENT C Page 9 of 10

26 1. Photo of the furniture store business inside the existing building on-site. Direction of the photo is toward the north. 2. Photo of the furniture store business inside the existing building on-site. Direction of the photo is toward the south. CONTEXT PHOTO NOS.: 19 & 20 CONTROL NO.: PLNP2011-UPZ PROJECT NAME: U-HAUL PARCEL NO.: , 035 DATE: ZA ATTACHMENT C Page 10 of 10

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