EC 9.6815(2)(d) requires secondary access for fire and emergency vehicles. EC 9.6815(2)(g)(2) <br />provides that the City shall grant an exception to these requirements if it is demonstrated that a <br />connection cannot be made due to existing physical conditions, buildings and other development <br />on adjacent lands. The proposed development qualifies for an exception to the street connectivity <br />standards per EC 9.6815(2)(g)(2)(b) because existing development on adjacent properties precludes <br />a street connection. <br />EC 9.6870 Street Width: The portion of Oroyan Avenue adjacent to the development site is <br />classified as a Commercial Local street, requiring between 20 and 34 feet of paving within a 50 <br />to 60 foot right-of-way per Table 9.6870. The necessary right-of-way was dedicated with The <br />Commons Subdivision (ST 04-26) and street improvements were constructed under City project <br />2006-0503. No additional right-of-way is required. <br />f) Where the proposal is to establish non-residential uses subject to residential <br />density requirements on development sites in the residential zone category... <br />This standard does not apply as the project does not establish a non-residential use subject to <br />residential density requirements. <br />This criterion is met. <br />EC 9.8090(9): The proposal complies with the Traffic Impact Analysis Review <br />provisions of EC 9.8650 through 9.8680 where applicable. <br />Public Works staff concur with the applicant's assertion that the proposal does not meet any of <br />the thresholds established in EC 9.8650 through 9.8680. Accordingly, there is no requirement <br />for a Traffic Impact Analysis. <br />Section 2: Site Review Evaluation <br />EC 9.8440(1): The site review plan's general design and character is reasonably <br />compatible with surrounding properties, as it relates to building locations, bulk and <br />height, noise, glare and odors. <br />The existing structure on the property was approved under a previous Site Review application <br />SR 05-4) in 2005, and therefore staff finds that the building's location, bulk and height were <br />previously determined to be compatible with surrounding properties. However, new uses will <br />be introduced on the property including outdoor display and rental of moving trucks/trailers. <br />Self-storage units will also be constructed within the existing building and on the south side of <br />the structure (the exterior units will accessed from the southern parking lot). <br />Noise and visual impacts related to U-Haul's proposal are evaluated under CUP criterion EC <br />9.8090(2)(b), which is very similar to the Site Review criterion stated above. The Hearings <br />Official adopts the findings under EC 9.8090(2)(b) by this reference. Based on the available <br />Hearings Official Decision (CU 16-1; SR 16-2) 13 <br />239