and odors are oriented away from nearby residential uses and/or are adequately <br />mitigated through other design techniques, such as screening and increased <br />setbacks. <br />The subject property is located along Oroyan Avenue near the intersection of Oroyan Avenue <br />and River Road. The proposed U-Haul facility and associated uses are compatible with the <br />property to the west, which is zoned Community Commercial (C-2) and developed with a <br />medical center. A vacant C-2 property also exists at the corner of River Road and Oroyan <br />Avenue. The property is bounded to the east by residential homes within the Medium-Density <br />Residential (R-2) zone. Residential homes on Swain Lane (within an Agriculture zone) also exist <br />to the south of the property. <br />Through this CUP request the applicant proposes a new use, which is the outdoor display and <br />rental of heavy equipment (i.e. moving trucks). Smaller trucks and trailers will also continue to <br />be offered for rent, and all rentals will be displayed outdoors within the exiting parking lot. In <br />addition to indoor storage units, the proposal also includes storage units that are accessed from <br />the south side of the building. <br />The applicant.asserts that potential visual and noise impacts generated by these activities will <br />be mitigated by proposed landscaping, the existing CMU wall, and an existing wood fence. The <br />applicant also notes that the exterior-accessed storage units are relatively far from the <br />property line (approximately 125 feet), and that "...the anticipated use of these storage units <br />would best be categorized as 'infrequent' use (most likely accessed 2-3 times a year)." The <br />applicant further debates that noise generated by the proposed facility will be comparable to <br />the noise generated by the previous grocery store. <br />To address potential visual impacts the facility might have on adjacent properties, the applicant <br />originally proposed planting Douglas fir trees along the south and east property lines. During a <br />site visit in February of 2016, City staff found that Douglas firs would not thrive in the relatively <br />wet soils present in and around the existing stormwater swale. Staff recommended to the <br />applicant that a moisture tolerant tree such as the Western red cedar be planted instead of <br />Douglas fir. The applicant agreed and has committed to planting 30 Western red cedars (1.5 <br />inch caliper size) along the south and east property lines (see Sheet SR2, Landscape Plan, and <br />applicant's memo dated March 21, 2016). At the public hearing the applicant agreed to the <br />following condition of approval: <br />On the Final Site Plans, Western red cedar trees shall replace Douglas fir trees along the <br />south and east property lines. A new canopy tree shall also be shown at the southwestern <br />corner of the large central landscape island (applicant's landscape plan shows an existing fl- <br />inch "LMP" tree at this location, but staff confirmed this tree does not exist). <br />The applicant also promised that the trees which will be planted will be approximately 12 feet <br />in height at planting to provide immediate mitigation. <br />Hearings Official Decision (CU 16-1; SR 16-2) 5 <br />231