HomeMy WebLinkAbout2021-10-27 PacketPage 1 of 2
Planning Commission
Regular Meeting
AGENDA
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October 13, 2021 6:00 PM
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
4.a. Approval of Draft Minutes of September 22, 2021, a Regular Meeting.
Recommended Action: Approve the Draft Minutes of September 22, 2021, a Regular Meeting.
Attachments:
1.September 22, 2021 Planning Commission Minutes Draft
5. APPEAL PROCESS
All determinations of the Planning Commission regarding major discretionary planning permits are final unless a written
appeal, stating the reasons for the appeal, is filed with the City Clerk within ten (10) days of the date the decision was made.
An interested party may appeal only if he or she appeared and stated his or her position during the hearing on the decision
from which the appeal is taken. For items on this agenda, the appeal must be received by October 25, 2021
6. COMMENTS FROM AUDIENCE ON NONAGENDA ITEMS
The Planning Commission welcomes input from the audience. In order for everyone to be heard, please limit your comments
to three (3) minutes per person and not more than ten (10) minutes per subject. The Brown Act regulations do not allow action
to be taken on audience comments.
7. SITE VISIT VERIFICATION
8. VERIFICATION OF NOTICE
9. PLANNING COMMISSIONERS REPORT
10. DIRECTOR'S REPORT
Page 1 of 53
Page 2 of 2
11. CONSENT CALENDAR
12. NEW BUSINESS
12.a. Consideration of Proposed Major Use and Site Development Permit for Development of a U
Haul SelfStorage and Rental Facility at 675 North Orchard Avenue; Former APNs 00203009
& 10; File No. 216246
Recommended Action: Staff recommends the Planning Commission approve the proposed Major
Use Permit and Site Development Permit, categorically exempt from CEQA as described in CEQA
Guidelines Article 19 Section 15332, Class 32, InFill Development Projects; based on the
Findings, and subject to the Conditions included in the Staff Report dated October 7, 2021.
Attachments:
1.Application Packet
2.675 N Orchard_UHaul_Findings
3.675 N Orchard_UHaul_COA
4.DRB_Draft Minutes
5.Public Correspondence
6.Agency Comments
13. UNFINISHED BUSINESS
14. ADJOURNMENT
Please be advised that the City needs to be notified 72 hours in advance of a meeting if any specific
accommodations or interpreter services are needed in order for you to attend. The City complies with
ADA requirements and will attempt to reasonably accommodate individuals with disabilities upon
request. Materials related to an item on this Agenda submitted to the Planning Commission after
distribution of the agenda packet are available at the Civic Center 300 Seminary Ave. Ukiah, CA
95482; and online at: www.cityofukiah/meetings/ at the end of the next business day.
I hereby certify under penalty of perjury under the laws of the State of California that the foregoing
agenda was posted on the bulletin board at the main entrance of the City of Ukiah City Hall, located
at 300 Seminary Avenue, Ukiah, California, not less than 72 hours prior to the meeting set forth on
this agenda.
Stephanie Abba
Planning Commission Secretary
October 7, 2021
Page 2 of 53
Agenda Item 4a
Page 1 of 2
CITY OF UKIAH
PLANNING COMMISSION MINUTES
REGULAR MEETING
Virtual Meeting Link: https://gloabal.gotomeeting.com/join/678443853
Ukiah, CA 95482
September 22, 2021, 2021
6:00 p.m.
1. CALL TO ORDER
The City of Ukiah Planning Commission held a Regular Meeting on September 22, 2021. The
meeting was legally noticed on September 17, 2021. Chair Christensen called the meeting to
Order at 6:00 p.m. on the following virtual link: https://global.gotomeeting.com/join/678443853
CHAIR CHRISTENSEN PRESIDING.
2. ROLL CALL
Roll was taken with the following Commissioners Present: Rick Johnson, Michelle Johnson,
Van Antwerp, Hilliker, and Chair Christensen. Commissioners Absent: None Staff Present:
Craig Schlatter, Community Development Director; and Stephanie Abba, Planning Commission
Secretary.
3. PLEDGE OF ALLEGIANCE
Everyone Recited
4. APPROVAL OF MINUTES
a. Approval of the Draft Minutes of September 08, 2021
Motion/Second R. Johnson/Hilliker to approve the Minutes of September 08, 2021. Motion
carried by the following roll call vote: AYES: R. Johnson, M. Johnson, Van Antwerp, Hilliker,
and Chair Christensen. NOES: None. ABSENT: None. ABSTAIN: None.
5. APPEAL PROCESS
Note: For matters heard at this meeting, the final date to appeal is October 4, 2021, at 5:00 p.m.
6. COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
No public comment was received
7. SITE VISIT VERIFICATION
Verified
8. VERIFICATION OF NOTICE
Verified by Staff
9. PLANNING COMMISSIONERS’ REPORT
Commissioner Antwerp informed the Commission that she is resigning. She will send in a
Letter of Resignation on 9/23/21.
10. PLANNING COMMISSION DIRECTOR’S REPORT
Report received
Page 3 of 53
Minutes of the Planning Commission, September 22, 2021, Continued:
Page 2 of 2
11. CONSENT CALENDAR
No items on the consent calendar.
12. NEW BUSINESS
No New Business was Agendized.
13. UNFINISHED BUSINESS
Receive the Fourth 6-Month Report Regarding the Community Center and Winter Homeless
Shelter (aka: B²) located at 1045 South State Street.
It is the consensus of the Planning Commission to continue to receive 6-month reports from the
Community Development Department regarding Building Bridges.
Public Comment: Sage Wolf
14. ADJOURNMENT
There being no further business, the meeting adjourned at 7:01 p.m.
_______________________________________
Stephanie Abba, Planning Commission Secretary
Page 4 of 53
AGENDA ITEM NO. 12A
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Staff Report
U-Haul MaUP/SDP
675 North Orchard Avenue
File No.: 21-6246
1
DATE: October 7, 2021
TO: Planning Commission
FROM: Mireya G. Turner, Associate Planner
SUBJECT: Request for Consideration of Proposed Major Use and Site Development Permit for
development of a U-Haul Self-Storage and Rental Facility at 675 North Orchard Avenue; Former
APNs: 002-030-09 & 10; File No: 21-6246.
SUMMARY
OWNERS: Thomas and Becky Cunningham, Trustees
APPLICANT: Savelle Jefferson, MCP
LOCATION: 675 North Orchard Avenue; former APNs 002-030-09 & 10
TOTAL ACREAGE: ±3.24 acres (141,134.4 sf)
GENERAL PLAN: Commercial
ZONING DISTRICT: Community Commercial (C2)
AIRPORT COMPATABILITY
ZONE
Other Airport Environs
ENVIRONMENTAL
DETERMINATION:
Project is exempt, pursuant to CEQA Guidelines 15332, In-Fill
Development Projects.
RECOMMENDATION: Conditional Approval
Page 5 of 53
AGENDA ITEM NO. 12A
Department of Community Development
Planning Division
300 Seminary Ave.
Ukiah, CA 95482
Staff Report
U-Haul MaUP/SDP
675 North Orchard Avenue
File No.: 21-6246
2
PROJECT DESCRIPTION AND BACKGROUND
Location. The Project site is currently addressed as 675 N. Orchard Ave. The existing parcel was
created through a 2021 lot line adjustment, shown below as Parcel 4 in Figure 1. The new
Assessor Parcel Number (APN) is not yet available from the County Assessor’s Office. The street
address also precedes the lot line adjustment and will be amended concurrent with the building
permit. The parcel is currently vacant and generally flat. Existing vegetation includes grasses and
shrubs. The entirety of the site lies within a Federal Emergency Management Agency (FEMA)
Special Flood Hazard Area Zone AE, within the 1% (100-year) Annual Chance Flood Hazard
Zone.
Figure 1. 2021 Approved Lot Line Adjustment
Project Description. An application, and later revised plans, were received from U-Haul
Representative Savelle Jefferson for approval of a Major Use and Site Development for a forty-
three foot, four inch (43’,4”) tall three-story self-storage facility (±102,791 sf), showroom (±2,945
sf), delivery/receiving area (±1,460 sf), and truck and trailer storage and rental, related retail sales,
and automotive accessory sales. The Project includes the following.
• 846 self-storage units, of various sizes;
• 504 U-Box storage containers, stored in the U-Box area (9,118 sf)
• Days and Hours of Operation:
Mon. - Thurs. 7:00 a.m. to 7:00 p.m.
Fri. 7:00 a.m. to 8:00 p.m.
Page 6 of 53
Staff Report
U-Haul MaUP/SDP
675 North Orchard Avenue
File No. 21-6246
3
Sat. 7:00 a.m. to 7:00 p.m.
Sun. 9:00 a.m. to 5:00 p.m.
• Thirty-four (34) customer parking spaces
• Lateral and diagonal parking spaces for truck/trailer parking and display;
• Loading bay for U-Box loading/unloading onto delivery trucks (no customer access);
• 2,454 sf showroom for auto accessory retail sales and truck/trailer rental office;
• Atlas Architectural Metal Paneling, 1” thick, and Wood Grain Finish, to provide articulation,
depth and texture to the building.
• Proposed colors to include: orange, green, walnut, beige, chocolate brown, sandstone,
aquarium blue, tan, galvalume, and bone white;
• Change in materials on West elevation for visual separation of the façade and articulation
of the elevation
• Trailer hitch and towing packages installation services in the Deliveries & Receivables
(D&R) Room
• 20% lot coverage landscaping proposed (28,363 sf)
• Signage not included in project; Sign permits will be required.
Application materials, with the revised Elevations and Landscape Plan, are included as
Attachment 1, with the Draft Findings and Conditions of Approval included as Attachments 2
and 3.
Background. At its July 22, 2021 meeting, the Design Review Board (DRB) approved
recommendations to increase the number of trees in the parking lot area, break up the continuity
of the pavement, diversify the Western elevation planes, create a Western side visual barrier with
vegetation, and revise the proposed white color to a more earthen tone. The Applicant submitted
a revised Landscape Plan and Elevation and Materials, including an increase in proposed parking
to conform to the Zoning Ordinance. The revised versions are included in the Application Materials
in Attachment 1. The DRB further recommended the Planning Commission determine the Project
to be incompatible with the surrounding retail and residential environment, based on the (1992)
Design Guidelines for Projects Outside the Downtown Design District. The Draft Minutes of the
DRB’s July 22, 2021 meeting are included as Attachment 4. Two letters have been received
since the DRB meeting. They are included as Attachment 5.
SURROUNDING LAND USE AND ZONING
The Project Site is surrounded by the following uses.
GENERAL PLAN: ZONING: USE:
NORTH Commercial and High
Density Residential
Community Commercial (C1)
and High Density Residential
(R3)
Vacant and Multi-family
Residential
EAST N/A N/A Highway 101 and City
limits
Page 7 of 53
Staff Report
U-Haul MaUP/SDP
675 North Orchard Avenue
File No. 21-6246
4
Figure 2. General Plan Designation Figure 3. Zoning Designation
Figure 4. Aerial Map Figure 5. FEMA Flood Map
AGENCY COMMENTS
SOUTH Commercial Community Commercial (C1) Retail
WEST Commercial and High
Density Residential
Community Commercial (C1)
and Heavy Commercial (C2)
Multi-family Residential
Page 8 of 53
Staff Report
U-Haul MaUP/SDP
675 North Orchard Avenue
File No. 21-6246
5
The Project was referred to the following responsible or trustee agencies with interest or
jurisdiction over the project: City of Ukiah Building Division, Public Works Department, Police
Department, Electric Utility Department, and Ukiah Valley Fire Authority. Agency comments were
integrated into the Draft Conditions, and are included as Attachment 6.
STAFF ANALYSIS
General Plan Consistency. The parcel has a General Plan designation of Commercial, the
purpose of which is to “identify where commerce and business may occur.” Examples of Allowable
Uses include “retail, service businesses, general commercial, shopping centers, shopping malls,
public facilities, places of public assembly, parking lots, and residential uses.”
The proposed project is consistent with goals, objectives, and policies in the following General
Plan Elements: Economic Development, Noise, and Land Use.
Economic Development & Community Development
The Project would add additional self-storage options for the community, and create jobs,
supporting the local economy (Goal ED-1). The Project has been designed to be complementary
with the overall character of the surrounding neighborhood (Implementation Measure CD-9.2(a)),
which includes multi-family residential developments, and Community Commercial and Heavy
Commercial uses, including Kohls and Home Depot.
Noise
Goal NZ-1 reads, “Stabilize or reduce transportation noise impacts on adjacent residential”. Multi-
family residential use exists to the West of the Project Site. The Ukiah City Code (UCC) Section
6048 allows 50 decibels maximum between the hours of 7:00 a.m. to 10:00 p.m. in High Density
Residential areas, and 65 decibels maximum during the same hours in Commercial areas. The
Project includes a building with the parking and main entrance facing to the east, away from the
residential areas. This physical barrier will help shield noise generated by the cars and trucks
visiting the Site, reducing impacts to the adjacent neighborhood. Also, the hours for the Project
begin no earlier than 7:00 a.m., and end no later than 8:00 p.m. After those hours, the facility will
be closed to the public, generating no noise.
Land Use
Examples of allowable uses within the Commercial General Plan designation include, “retail,
service businesses, general commercial, shopping centers, shopping malls, public facilities,
places of public assembly, parking lots, and residential uses”. The proposed Project includes
storage (U-Box Containers), self-storage, truck and trailer rental, truck hitch and trailer package
installation, and automotive accessory retail sales. No industrial-type uses are proposed that
might make the Project inconsistent with the Commercial General Plan purpose.
Zoning Ordinance Consistency. The subject property is currently zoned Community
Commercial (C1). The C1 zoning district “is intended to promote, and provide flexibility for
commercial development, and to encourage the establishment of community-wide commercial
serving land uses.”
The Project includes truck and trailer rental, self-storage, installation of trailer hitches, and retail
sales. Retail stores are an Allowed Use in the Community Commercial Zoning District. New and
Page 9 of 53
Staff Report
U-Haul MaUP/SDP
675 North Orchard Avenue
File No. 21-6246
6
Used Car Sales, and Mini/convenience storage are Permitted Uses, allowing for the activity with
an approved Use Permit. New commercial construction requires an approved Site Development
Permit. Although truck and trailer rentals are not a listed use within the “C-1” Zoning Guidelines,
U-Haul was granted a previous truck and trailer rental use in 1977, with self-storage approved in
1978, at 1140 N. State Street, for a U-Haul Truck and Trailer Rental, within the “C-1” Community
Commercial Zoning District. In the 1977 truck and trailer rental Staff Report, it was noted that the
use was similar to nearby auto sales, service stations, and retail sales. The Conditions of Approval
included a restriction that all after-hours activities be located in the portion of the parcel that would
not present a noise impact to the adjacent residential parcels. The Project Site is located at the
Northern end of a concentration of Community Commercial (C1) uses including large retail
centers (Home Depot and Kohls).
Setbacks. Front yards for multiple story buildings is a minimum of five feet (5’) from the street right
of way line. Rear and side yards are zero, except if the parcel abuts on an R1, R2, or R3 zoning
district. The Project Site is separated by North Orchard Avenue, and does not abut the residential
zoning district. A front setback of approximately seven feet (7’) is proposed to allow for street trees
and landscaping.
Parking. According to Sections 9086 and 9198, a total of thirty-four (34) parking spaces are
required. The Applicant proposes 34 spaces.
Height. The maximum height allowed in the “C-2” Community Commercial Zoning District is fifty
feet (50’). The Applicant proposes a maximum roof height of thirty-nine feet (39’), and a top roof
parapet height of forty-three feet, three inches (43’ 3”).
Landscaping. Section 9087 of the UCC requires a minimum of 20% of gross area of the parcel
for landscape coverage, with a minimum of 50% of that area dedicated to live plantings. The
proposed trees at the street, along the South elevation, along the East side of the Project Site, as
visual screening from Highway 101, and throughout the parking lot are to be consistent with the
City of Ukiah’s Street Tree and Parking Lot Tree Lists.
Signage. Signage is not included in this Application, other than to address colors during the
Design Review process. Future signage will require sign permits.
Required findings. Draft Findings supporting the Major Use Permit and Major Site Development
Permit are included as Attachments 2 and 3.
Airport Land Use Compatibility Review. The Project Site is located in the Other Airport Environs
(OAE) of the Ukiah Airport Land Use Compatibility Plan (ALUCP) Map. The Project Description
fits the Land Use Category of Limited Retail/Wholesale, which is a Normally Compatible Use
within the OAE zone. The height of the structure is less than the maximum height allowable for
the C1 Zoning District. The Project was not sent to Mendocino County Planning and Building
Services for review.
Page 10 of 53
Staff Report
U-Haul MaUP/SDP
675 North Orchard Avenue
File No. 21-6246
7
ENVIRONMENTAL DOCUMENTATION
The project is subject to the California Environmental Quality Act (CEQA). The proposed project
is categorically exempt from the provisions of CEQA pursuant to CEQA Guidelines Article 19
§15332, Class 32, In-Fill Development Projects for the following reasons.
a) The Project is consistent with the applicable general plan designation and all applicable
general plan policies as well as with applicable zoning designations and regulations.
The proposal is consistent with the Commercial General Plan designation and applicable
General Plan policies. The project proposes self-storage and mini-storage, truck and
trailer rental, and retail, which are permitted within the C-1 zoning district. In addition, the
Project includes a Site Development Permit, in compliance with all applicable zoning
codes.
b) The proposed development occurs within city limits on a project site of no more than five
acres substantially surrounded by urban uses.
The Project Site is within the Ukiah City limits on a property that is approximately 3.24
acres. The site is adjacent to Highway 101 to the east, major retail to the south, and multi-
family residential to the west. The parcel to the north is vacant. The Project Site is currently
vacant, with regularly mowed grasses and invasive plants.
c) The project site has no value as habitat for endangered, rare or threated species.
The site is currently vacant, generally flat, and covered by invasive weeds and grasses
which are routinely mowed. Minimal grading is proposed which will not substantially alter
the natural grade.
d) Approval of the project would not result in any significant effects relating to traffic, noise,
air quality, or water quality.
The portion of North Orchard Avenue within the Project Site is deemed a Collector road,
serving to move traffic from local streets to arterial road (Perkins Street). As of 2019, the
Pavement Condition Index (PCI) value was Very Good (91 PCI). The local agencies did
not request a traffic study during the review of this project.
The proposed hours of operation are:
Monday – Thursday 7:00 a.m. to 7:00 p.m.
Friday 7:00 a.m. to 8:00 p.m.
Saturday 7:00 a.m. to 7:00 p.m.
Sunday 9:00 a.m. to 5:00 p.m.
The Project is not anticipated to be a significant source of noise. No activities are proposed
that would significantly impact air quality. The Project Site is approximately 300 feet South
of Orrs Creek , within the “AE” Flood Hazard Area, but with no wetlands or creeks on-site.
Conditions have been added to the Project to require compliance with the California
Building Code and National Flood Insurance Program requirements. City of Ukiah water
and wastewater connections are proposed and service is available. Lastly, the project has
been reviewed and conditioned by several departments and agencies to reduce potential
impacts from traffic, noise, air quality and water quality.
Page 11 of 53
Staff Report
U-Haul MaUP/SDP
675 North Orchard Avenue
File No. 21-6246
8
e) The site can be adequately served by all required utilities and public services.
The project site is within the City limits and would be served by City utilities and public
safety agencies.
NOTICE
Notice of the Public Hearing was provided in the following manner, in accordance with UCC
§9262(C):
• Published in the Ukiah Daily Journal on October 2, 2021
• Posted on the Project site on October 1, 2021
• Posted at the Civic Center (glass case) 72 hours prior to the public hearing
• Mailed to property owners within 300 feet of the project parcels on September 28,
2021
RECOMMENDATION
Staff recommends Planning Commission 1) conduct a public hearing; 2) approve the proposed
Major Use Permit and Site Development Permit, categorically exempt from CEQA as described
in CEQA Guidelines Article 19 §15332, Class 32, In-Fill Development Projects; based on the
Findings, and subject to the Conditions included in the Staff Report, dated October 7, 2021.
ATTACHMENTS
1. Application Materials
2. Draft Findings
3. Draft Conditions of Approval
4. Draft Minutes of Design Review Board Meeting on July 22, 2021
5. Public Correspondence
6. Agency Comments
Page 12 of 53
Planning Permit Application
PROJECT NAME:
PROJECT ADDRESS/CROSS STREETS: AP NUMBER(S):
APPLICANT/AUTHORIZED AGENT: PHONE NO: FAX NO: E-MAIL ADDRESS:
APPLICANT/AUTHORIZED AGENT ADDRESS: CITY: STATE/ZIP:
PROPERTY OWNER IF OTHER THAN APPLICANT/AGENT: PHONE NO: FAX NO: E-MAIL ADDRESS:
CITY: STATE/ZIP:
HAS YOUR PROJECT RECEIVED A PRELIMINARY REVIEW? YES NO
□AIRPORT LAND USE COMM.
DETERMINATION REFERRAL
100.0800.611.003
$ □REZONING – PLANNED DISTRICT
100.0800.611.001
$ □USE PERMIT – AMENDMENT
100.0400.449.001
$
□ANNEXATION
100.0800.611.001
$ □SITE DEVELOPMENT PERMIT –
AMENDMENT 100.0400.449.001
$ □USE PERMIT – MAJOR
100.0400.449.001
$
□ APPEAL
100.0400.449.001
$ □SITE DEVELOPMENT PERMIT –
MAJOR 100.0400.449.001
$ □USE PERMIT – MINOR
100.0400.449.001
$
□GENERAL PLAN AMENDMENT
100.0800.611.001
$ □SITE DEVELOPMENT PERMIT –
MINOR 100.0400.449.001
$ □VARIANCE – MAJOR
100.0400.449.001
$
□MURAL PERMIT
100.0400.449.001
$ □SPECIFIC/MASTER PLAN
100.0800.611.003
$ □VARIANCE – MINOR
100.0400.449.001
$
□PRE-DEVELOPMENT MEETING
100.0800.611.003
$ □MINOR SUBDIVISION/TENTATIVE
PARCEL MAP (4 OR FEWER LOTS)
100.0800.610.001
$ □ZONING AMENDMENT MAP OR
TEXT
100.0800.611.001
$
□STAFF RESEARCH (MORE THAN 1
HOUR)
10023100.41153
$ MAJOR SUBDIVISION/TENTATIVE
SUBDIVISION MAP
(5 OR MORE LOTS) 100.0800.610.001
$ □REZONING
100.0800.611.001
$
□LOT LINE ADJUSTMENT OR
MERGER
100.0800.610.001
$ □OTHER $ □OTHER $
COUNTY CEQA FILING FEE:
CHECK PAYABLE TO MENDOCINO CO.
$ MAJOR PERMIT DEPOSIT: $ FILING DATE:
COUNTY CEQA (NEG DEC) FEE:
CHECK PAYABLE TO MENDOCINO CO.
$ MINOR PERMIT FEE: $ TOTAL AMOUNT PAID: $
COUNTY CEQA (EIR) FEE:
CHECK PAYABLE TO MENDOCINO CO.
$ TOTAL FEE: $ RECEIPT NUMBER:
APPLICATION NUMBER(S):
Recommendation: Prior to submitting an application, discuss your project with Staff to discover what fees (sewer,
water, in-lieu park fees, traffic impact fees, etc.) may be required for your project. Also, ask about street tree
requirements, required sidewalk repairs, drainage issues, storm water mitigation requirements, frontage improvements,
etc.
Community Development Department
Planning Division
300 Seminary Ave., Ukiah CA 95482
Email: planning@cityofukiah.com
Web: www.cityofukiah.com
Phone: (707) 463 -6268
Fax: (707) 463-6204
Planning Project
#21-6246
Attachment 1
Page 13 of 53
Project Description
Please attach a written project description including summary of work (both interior and exterior for construction and
operation) and/or business proposed. The purpose of the project description is to assist Staff in understanding the
project. The project description will also be included in the Staff Report required to review (and ultimately approve or
deny) the planning permit. Providing complete information will help expedite the project review process and in
determining what additional information, if any, related to the project and required environmental review is required.
Environmental Review and Reports
Please be aware that projects are required to comply with the California Environmental Quality Act (CEQA). Projects
will be reviewed by Staff for compliance with CEQA and Staff will determine the appropriate CEQA document to prepare
for the project (exemption, negative declaration, etc.). In order to make this determination, specific reports (traffic,
arborist, soils, etc.) and or additional information may be required.
Use Information
Please provide the following information related to the use of the site and building:
Description of Building & Site
Parcel Size: Building Size: Number of Floors:
Use of Building (check all that apply) Description Square Footage Number of Units/Suites
□ Office (business/professional)
□ Office (medical/dental)
□ Retail
□ Light Industrial
□ Residential
□ Other:
Operating Characteristics
Days and Hours of Operation:
Number of Shifts: Days and Hours of Shifts:
Number of Employees/Shift:
Loading Facilities: □ Yes □ No Type/Vehicle Size:
Deliveries:
□ Yes □ No
Type: Number (day/week/month): Time(s) of Day:
Outdoor areas associated with
use? (check all that apply)
□ Yes □ No
Sales area:
□ Yes □ No
Square Footage:
Unloading of deliveries:
□ Yes □ No
Square Footage:
Storage:
□ Yes □ No
Square Footage:
Noise Generating Use? □ Yes □ No Description:
To Be Completed by Staff
General Plan Designation:
Zoning District:
Airport Land Use Designation:
City’s Architectural & Historic
Inventory:
□ YES □ NO
Age of Building: Demolition Policy:
Hillside:
□ YES □ NO
Flood Designation FIRM Map:
Flood Designation Floodway Map:
Tree Policies
General Plan Open Space Conservation
□ NO □ YES GOAL/POLICY #:
Community Forest Management Plan
□ NO □ YES GOAL/POLICY #:
Landscaping and Streetscape Design Guidelines
□ NO □ YES GUIDELINE #:
Commercial Development Design Guidelines
□ NO □ YES GUIDELINE #:
Tree Protection and Enhancement Policy
□ NO □ YES NOTES:
Tree Planting and Maintenance Policy
□ NO □ YES NOTES:
UCC: Street Tree Policy, Purpose and Intent
□ NO □ YES NOTES:
Other:
Notes
Page 14 of 53
I,______________________________________________ , owner authorize _____________________________
to act on my behalf for this project and I have read and agree with all of the above. (Application must be signed by
owner).
PROPERTY OWNER SIGNATURE DATE
I, _______________________________________________, am the owner / authorized agent of the property
for which the development is proposed. The above information and attached documents are true and accurate to the
best of my knowledge.
I have read and agree with all of the above.
making authority for the project to enter upon the subject property, as necessary, to inspect the premises, post notices,
and process this application.
I understand that conditions of approval may be placed on my project by the city of Ukiah and it is my responsibility to
fully understand the conditions and ask questions about them before action is taken on my planning permit.
OWNER / AUTHORIZED AGENT DATE
INDEMNIFICATION AGREEMENT
As part of this application, the applicant agrees to defend, indemnify, and hold harmless the City of Ukiah, its agents,
officers, council members, employees, boards, commissions or Council from any claim, action or proceeding brought
against any of the foregoing n individuals or entities, the purpose of which is to attack, set aside, void, or annul any
approval of the application or related decision, or the adoption or certification of any environmental documents or
negative declaration which relates to its approval. This indemnification shall include, but is not limited to, all damages,
costs, expenses, attorney fees or expert witness fees that may be awarded to the prevailing party arising out of it or in
connection with the approval of the application or related decision, whether or not there is concurrent, passive, or active
negligence on the part of the City, its agents, officers, council members, employees, boards, commissions of Council.
If for any reason, any portion of this indemnification agreement is held to be void or unenforceable by a court of
competent jurisdiction, the remainder of the agreement shall remain in full force and effect.
The City of Ukiah shall have the right to appear and defend its interests in any action through its City Attorney or outside
City Attorney of
I have read and agree to all of the above.
PROPERTY OWNER / AUTHORIZED AGENT
(PLEASE PRINT NAME)
PROPERTY OWNER / AUTHORIZED AGENT DATE
(SIGNATURE)
Revised 08/19/2019
DocuSign Envelope ID: AA3FB656-504C-4ABA-A106-B7552BDD9256
Daniel C. Thomas
5/7/2021
Daniel C. Thomas
5/7/2021
5/7/2021
Daniel C. Thomas
Page 15 of 53
2727 North Central Avenue, 5-N Phoenix, Arizona 85004
Phone: 602.263.6555 Fax: 602.277.5824
Narrative Project Summary
AMERCO Real Estate Company (AREC) has prepared this application package for the
opportunity to receive the City of Ukiah’s participation and counseling in regards to a
major use permit for the property located at 675 N Orchard Avenue. AREC is the wholly
owned real estate subsidiary of the U-Haul System.
The proposed 3.25-acre property is located at 675 N Orchard Avenue. U-Haul’s proposal
includes the construction of a three-story self-storage store (+/-102,791 sf), showroom
(+/-2,945 sf) and delivery/receiving (D&R) area (+/-1,460 sf). Our uses also consist of U-
Haul truck and trailer sharing, related retail sales and automotive accessory sales.
The property is currently zoned Community Commercial (C1) and is within the
Commercial land use designation of the General Plan. The proposed use is surrounded by
other commercial businesses and will enhance the essential character of the area. The use
of self-storage requires a conditional use permit and U-Haul is proposing to apply for the
permit to allow this use.
The proposed land use is consistent with the provisions of the land use code, as well as
the goals and policies of the City General Plan. By developing this vacant parcel, we
meet the Land Use Policy Goals of the General Plan because we will provide jobs and a
sustainable business. We believe, the proposed development will also allow U-Haul to
better serve the storage needs of the community, increase business, and enhance
surrounding property values which are also consistent Land Use Policy Goals.
Finally, the proposed use is compatible with the surrounding commercial uses and shall
not be detrimental to the public’s health, safety, and general welfare. By developing this
vacant parcel, the businesses in the vicinity will be revitalized and neighborhood property
values will be improved. In addition, the proposed commercial development will not alter
the essential character of the locality.
The building design will be of high quality and attractive character that will enhance
the image and vitality of the City and be consistent with Land Use and Community
Design Goals. We are also in harmony with the Economic Goals of the General Plan
because we are providing a quality business that provides jobs, goods, and services for
the regional market.
Page 16 of 53
Custom site design for every U-Haul store assures that the facility compliments the
community it serves. Adherence to community objectives is key in order to ensure
each U-Haul store is both a neighborhood asset and an economic success.
U-Haul is more of a commercial type use that serves the residential communities within a
3-5-mile radius. We feel the U-Haul would be an appropriate use for the property and
there are proven benefits for allowing self-storage facilities in communities:
• Self-storage facilities are quiet
• They provide an excellent buffer between zones
• They create very little traffic
• They have little impact on utilities
• They have no impact on schools
• They provide a good tax revenue
• They provide a community service
U-Haul Moving and Storage is a convenience business. Our philosophy is to place U-
Haul stores in high growth residential areas, where we fill a need for our products and
services. Customers are made aware of the U-Haul store, primarily via drive-by
awareness, much like that of a convenience store, restaurant, or hardware store. Attractive
imaging and brand name recognition bring in area residents — by our measures, those
who live within a four-mile radius of the center.
The U-Haul Store:
U-Haul stores characteristically serve the do-it-yourself household customer. The U-Haul
Store will be staffed with 10-15 employees, both full-time and part-time. Families will
generally arrive in their own automobiles, enter the showroom, and may choose from a
variety of products and services offered there. When situated near public transit,
approximately 50% of those families utilize alternative transportation to access U-Haul
equipment and services.
Families typically use U-Haul Self-Storage rooms to store furniture, household
goods, sporting equipment, or holiday decorations. During transition periods
between moves, moving to a smaller home, combining households, or clearing
away clutter to prepare a home for sale, storage customers will typically rent a
room for a period of two months to one year.
U-Haul stores also provide truck and trailer sharing for household moving, either
in-town or across country.
Families who need packing supplies in advance of a move or to ship personal
packages can choose from a variety of retail sales items, including cartons, tape,
and sustainable packing materials.
Page 17 of 53
Families who tow U-Haul trailers, boats, or recreational trailers can select, and
have installed, the hitch and towing packages that best meet their needs.
Moving and storage are synergistic businesses. Over half of our storage customers
tell us they used U-Haul storage because of a household move. Customers will
typically use U-Haul equipment or their personal vehicle to approach the loading
area and enter the building through the singular customer access. All new U-Haul
stores are designed with interior storage room access, giving the customer the
added value of increased security, and the community the benefit of a more
aesthetically pleasing exterior.
Significant Policies:
Days and Hours of Operation:
Mon. - Thurs. 7:00 a.m. to 7:00 p.m.
Fri. 7:00 a.m. to 8:00 p.m.
Sat. 7:00 a.m. to 7:00 p.m.
Sun. 9:00 a.m. to 5:00 p.m.
All U-Haul storage customers are issued a card-swipe style identification card that
must be used to gain access to their room. This is but one of many security
policies which protect the customer’s belongings and decrease the ability of
unauthorized access to the facility.
It is against policy for a business to be operated from a U-Haul storage room.
Customers and community residents who wish to use the on-site dumpsters for
disposing of refuse must gain permission to do so and are assessed an additional
fee.
Items that may not be stored include chemicals, flammables, and paints.
U-Haul stores are protected by video surveillance.
U-Haul stores are non-smoking facilities.
U-Haul will provide added services and assistance to our customers with
disabilities.
Traffic Study:
U-Haul stores generate less vehicular traffic volume while still embodying an
active-use site. Truck and trailer sharing, and self-storage all represent dynamic
transitions from one customer to another. DIY moving customers are presented
Page 18 of 53
with opportunities to utilize equipment and storage on a temporary basis,
supporting a shared-economy, an effective economic model, and an
environmentally-sound way to conduct business.
U-Haul looks forward to working with the City of Ukiah as you consider the major use
permit application we are currently submitting.
Sincerely,
AMERCO Real Estate
2727 N Central Avenue
Phoenix, AZ 85004
Page 19 of 53
2727 North Central Avenue, 5-N Phoenix, Arizona 85004
Phone: 602.263.6555 Fax: 602.277.5824
Narrative Project Summary
AMERCO Real Estate Company (AREC) has prepared this application package for the
opportunity to receive the City of Ukiah’s participation and counseling in regards to a
major use permit for the property located at 675 N Orchard Avenue. AREC is the wholly
owned real estate subsidiary of the U-Haul System.
The proposed 3.25-acre property is located at 675 N Orchard Avenue. U-Haul’s proposal
includes the construction of a three-story self-storage store (+/-102,791 gsf), showroom
(+/-2,945 gsf) and delivery/receiving (D&R) area (+/-1,460 sf). Our uses also consist of
U-Haul truck and trailer sharing and related retail sales.
The property is currently zoned Community Commercial (C1) and is within the
Commercial land use designation of the General Plan. The proposed use is surrounded by
other commercial businesses and will enhance the essential character of the area. The use
of self-storage requires a conditional use permit and U-Haul is proposing to apply for the
permit to allow this use as well as truck and trailer sharing and related retail sales.
The proposed land use is consistent with the provisions of the land use code, as well as
the goals and policies of the City General Plan. By developing this vacant parcel, we
meet the Land Use Policy Goals of the General Plan because we will provide jobs and a
sustainable business. We believe, the proposed development will also allow U-Haul to
better serve the storage needs of the community, increase business, and enhance
surrounding property values which are also consistent Land Use Policy Goals.
Finally, the proposed use is compatible with the surrounding commercial uses and shall
not be detrimental to the public’s health, safety, and general welfare. By developing this
vacant parcel, the businesses in the vicinity will be revitalized and neighborhood property
values will be improved. In addition, the proposed commercial development will not alter
the essential character of the locality.
The building design will be of high quality and attractive character that will enhance
the image and vitality of the City and be consistent with Land Use and Community
Design Goals. We are also in harmony with the Economic Goals of the General Plan
because we are providing a quality business that provides jobs, goods, and services for
the regional market.
Page 20 of 53
Custom site design for every U-Haul store assures that the facility compliments the
community it serves. Adherence to community objectives is key in order to ensure
each U-Haul store is both a neighborhood asset and an economic success.
U-Haul is more of a commercial type use that serves the residential communities within a
3-5-mile radius. We feel the U-Haul would be an appropriate use for the property and
there are proven benefits for allowing self-storage facilities in communities:
• Self-storage facilities are quiet
• They provide an excellent buffer between zones
• They create very little traffic
• They have little impact on utilities
• They have no impact on schools
• They provide a good tax revenue
• They provide a community service
U-Haul Moving and Storage is a convenience business. Our philosophy is to place U-
Haul stores in high growth residential areas, where we fill a need for our products and
services. Customers are made aware of the U-Haul store, primarily via drive-by
awareness, much like that of a convenience store, restaurant, or hardware store. Attractive
imaging and brand name recognition bring in area residents — by our measures, those
who live within a four-mile radius of the center.
The U-Haul Store:
U-Haul stores characteristically serve the do-it-yourself household customer. The U-Haul
Store will be staffed with 10-15 employees, both full-time and part-time. Families will
generally arrive in their own automobiles, enter the showroom, and may choose from a
variety of products and services offered there. When situated near public transit,
approximately 50% of those families utilize alternative transportation to access U-Haul
equipment and services.
Families typically use U-Haul Self-Storage rooms to store furniture, household
goods, sporting equipment, or holiday decorations. During transition periods
between moves, moving to a smaller home, combining households, or clearing
away clutter to prepare a home for sale, storage customers will typically rent a
room for a period of two months to one year.
U-Haul stores also provide truck and trailer sharing for household moving, either
in-town or across country.
Families who need packing supplies in advance of a move or to ship personal
packages can choose from a variety of retail sales items, including cartons, tape,
and sustainable packing materials.
Page 21 of 53
Families who tow U-Haul trailers, boats, or recreational trailers can select, and
have installed, the hitch and towing packages that best meet their needs.
Moving and storage are synergistic businesses. Over half of our storage customers
tell us they used U-Haul storage because of a household move. Customers will
typically use U-Haul equipment or their personal vehicle to approach the loading
area and enter the building through the singular customer access. All new U-Haul
stores are designed with interior storage room access, giving the customer the
added value of increased security, and the community the benefit of a more
aesthetically pleasing exterior.
Significant Policies:
Days and Hours of Operation:
Mon. - Thurs. 7:00 a.m. to 7:00 p.m.
Fri. 7:00 a.m. to 8:00 p.m.
Sat. 7:00 a.m. to 7:00 p.m.
Sun. 9:00 a.m. to 5:00 p.m.
All U-Haul storage customers are issued a card-swipe style identification card that
must be used to gain access to their room. This is but one of many security
policies which protect the customer’s belongings and decrease the ability of
unauthorized access to the facility.
It is against policy for a business to be operated from a U-Haul storage room.
Customers and community residents who wish to use the on-site dumpsters for
disposing of refuse must gain permission to do so and are assessed an additional
fee.
Items that may not be stored include chemicals, flammables, and paints.
U-Haul stores are protected by video surveillance.
U-Haul stores are non-smoking facilities.
U-Haul will provide added services and assistance to our customers with
disabilities.
Traffic Study:
U-Haul stores generate less vehicular traffic volume while still embodying an
active-use site. Truck and trailer sharing, and self-storage all represent dynamic
transitions from one customer to another. DIY moving customers are presented
Page 22 of 53
with opportunities to utilize equipment and storage on a temporary basis,
supporting a shared-economy, an effective economic model, and an
environmentally-sound way to conduct business.
U-Haul looks forward to working with the City of Ukiah as you consider the major use
permit application we are currently submitting.
Sincerely,
AMERCO Real Estate
2727 N Central Avenue
Phoenix, AZ 85004
Page 23 of 53
REFUSE
RE-USE
AREA
MOP/
COMM
RM
ADA
RR
D&R AREA
1,460± S.F.
BREAK
ROOMOFFICE
SHOWROOM
2,454± NET S.F
.
(2,945± GROS
S
S
.
F
.
)counter placement andorientation per retail groupADA
RR
10x15
10x10
5x55x10
ADA door
PROPOSED 3
S
T
O
R
Y
BUILDING A
40,435± S.F. (
F
O
O
T
P
R
I
N
T
)
102,791± G.S
.
F
.
(
3
F
L
O
O
R
S
)
SHOWROOM
2,454± NET S
.
F
.
(2,945± GROS
S
S
.
F
.
)
D&R AREA
1,460± S.F.PROPOSED U-HAULEQUIPMENT SHUNTINGPROPOSED DISPLAY AREA- PRELIMINARY -U-HAUL OF UKIAH
675 N. ORCHARD AVE.
UKIAH, CA
PRELIMINARY
LANDSCAPE PLAN
939072
BLC
NH
08/13/21 SP1
SITE AERIAL SCALE: N.T.S.
SCALE: 1" = 30' - 0"
PRELIMINARY SITE PLAN SITE DATA
Municipality: City of Ukiah
Project Address: 675 North orchard Ave., Ukiah, CA 95482
APN /Acre / Area: 00203009 & 00203010 / 3.251 Acres / 141,592.89 S.F.
Zone: C-1 - Community Commercial
Adjacent Zoning: N- C-2 - Heavy Commercial/
E- Unknown
S- C-1 - Community Commercial
W- PDR - Planned Development Residential
Uses: Mini-storage (Use Permit), Retail, Truck/Trailer Sharing (Use Permit)
Setbacks:
Front yard: 5-ft.
Side yard: 0-ft.
Rear yard: 0-ft.
Height Limit: 50-ft.
Parking: Required Provided
Retail:12 sp.12 sp.
1 sp/250 gross leasable space
(2,945 / 250=12 sp)
Motor Vehicle Sales 8 sp 8 sp
1 sp/ 500 sf floor area+1 sp/ 2,000 sf outdoor area
(1,000 / 500 = 2 sp; 10,741 / 2,000=6 sp)
Mini-Storage:14 sp 14 sp
1 sp/2500 up to 25,000sf + 1sp 10,000 sf additional 34 sp 34 sp
(25,000/2500)+(36,281/10,000)=10+4=14
Landscape:
Landscape Coverage - Required: 20% (28,319 s.f.); Provided: 20% (28,363± s.f.)
All development projects in the C-1 zoning district requiring discretionary review shall include a proposed landscaping plan
commensurate with the size and scale of the proposed development project. Landscaping plans shall be submitted as a
required component of all site development and use permits at the time of application filing. Properties within the downtown
master plan (DMP) area are exempt from the landscaping requirements.
1.All proposed landscaping plans shall comply with the following standards:
a. Landscaping shall be proportional to the building elevations.
b. Landscape plantings shall be those which grow well in Ukiah's climate without extensive irrigation. Native
species are strongly encouraged.
c. All landscape plantings shall be of sufficient size, health and intensity so that a viable and mature appearance
can be attained in a reasonably short amount of time.
d. Deciduous trees shall constitute the majority of the trees proposed along the south and west building exposures;
non-deciduous street species shall be restricted to areas that do not inhibit solar access.
e. Parking lots with 12 or more parking stalls shall have a tree placed between every 4 parking stalls within a
continuous linear planting strip rather than individual planting wells, unless clearly infeasible. Parking lot trees
shall primarily be deciduous species, and shall be designed to provide a tree canopy coverage of 50% over all
paved areas within 15 years of planting. Based upon the design of the parking lot, a reduced number of trees
may be approved through the discretionary review process.
f. Parking lots shall have a perimeter planting strip with both trees and shrubs.
g. Parking lots with 12 or more parking stalls shall have defined pedestrian sidewalks or marked pedestrian
facilities within landscaped areas and/or separated from automobile travel lanes. Based upon the design of the
parking lot, and the use that it is serving, relief from this requirement may be approved through the discretionary
review process.
h. Street trees may be placed on the property proposed for development instead of within the public right of way if
the location is approved by the city engineer, based upon safety and maintenance factors.
i. All new developments shall include a landscaping coverage of 20% of the gross area of the parcel, unless
because of the small size of a parcel, such coverage would be unreasonable. A min. of 50% of
the landscaped area shall be dedicated to live plantings.
j. Landscaping plans shall include an automatic irrigation system and lighting plan.
k. All required landscaping for commercial development projects shall be adequately maintained in a viable
condition.
l. The planning director, zoning administrator, planning commission, or city council shall have the authority to
modify the required elements of a landscaping plan depending upon the size, scale, intensity, and location of
the development project.
Cleveland Sage or equal-per city required Shrub List
Grevillea 'Coastal Gem' or equal-per city required Shrub List
Deer Grass or equal-per city required Groundcover List
ACER Campestre (Hedge Maple) or
equal-per city required Street Tree List
Landscape Key
Morus Alba (Fruitless Mulberry) or
equal-per city required Parking Lot Tree List
Page 24 of 53
Page 25 of 53
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Page 29 of 53
Page 30 of 53
Page 31 of 53
Page 32 of 53
Page 33 of 53
1st Flr
LOCKER
SIZE
U-BOX AREA = 9,118± S.F.
TOTAL U-BOXES = 504 (126 x 4-HIGH)
5 x 10
7 x 8
7 x 10
10 x 10
10 x 15
TOTAL
5 x 5
PROPOSED MIX
SQ. FT.%
238
20
80
2
0
92
43 1,075
4,600
0
140
8,000
3,000
16,895 100
18
47
1
0
27
6
2nd Flr SQ. FT.%
304
31
100
2
1
119
49 1,225
5,950
56
140
10,000
4,650
22,141
3rd Flr SQ. FT.%
304
31
102
2
0
119
49 1,225
5,950
0
140
10,200
4,650
22,245
QTY
INTERIOR BUILDING 'A'
SQ. FT.%
846
82
282
6
1
330
141 3,525
16,500
56
420
28,200
12,300
61,281
%
%
%
%
%
%
%100
21
45
.5
0
27
6 %
%
%
%
%
%
%100
21
46
0
0
27
6 %
%
%
%
%
%
%100
20
46
1
0
27
6 %
%
%
%
%
%
%
10 x 8 1 80 0 1 80 1 80 3 240%.5 %0 %0 %
5 x 8 0 0 0 1 40 0 0 1 40%0 %0 %0 %
REFUSE
RE-USE
AREA
MOP/
COMM
RM
U-BOX AREA = 9,118± S.F.
TOTAL U-BOXES = 504 (126 x 4-HIGH)
ADA
RR
D&R AREA
1,460± S.F.
BREAK
ROOMOFFICE
SHOWROOM
2,454± NET S.F.
(2,945± GROSS S.F.)counter placement andorientation per retail groupADA
RR
10x15
10x10
5x55x10
ADA door
MOP/
COMM
RM
OPEN TO BELOW
MOP/
COMM
RM
ADA
RR
OPEN TO BELOW
U-HAUL OF UKIAH
675 N. ORCHARD AVE.
UKIAH, CA
PRELIMINARY
FLOOR PLANS
939072
BLC
NH
05/05/21 A1
SCALE: 1" = 20' - 0"PRELIMINARY FLOOR PLAN - BUILDING A - PRELIMINARY -1ST FLOOR2ND FLOOR3RD FLOOR
Page 34 of 53
Page 35 of 53
Findings
U-Haul MaUP/SDP
675 North Orchard Avenue; APNs 002-030-09 & 10
File No. 21-6246
1
ATTACHMENT 2
FINDINGS FOR U-HAUL
MAJOR USE AND SITE DEVELOPMENT PERMIT
675 NORTH ORCHARD AVENUE (APNS 002-030-09 & 10)
FILE NO. 21-6246
The Community Development Department’s recommendation for conditional approval of a Major
Use Permit and Major Site Development Permit for a project that would include Permit to allow
a three-story U-Box and self-storage (±102,791 sf), showroom .(±2,945 sf), trailer hitch
and towing package installation, delivery/receiving area (±1,460 sf), and truck and trailer
rental, and related retail sales is based in part on the following findings, in accordance with
UCC §8004, §9082, §9083, §9085, §9086, §9087, §9198, §9263.
Major Use Permit Findings
1. The proposed land use is consistent with the provisions of the Ukiah City Code as well as the
goals and policies of the City General Plan.
The proposed project is consistent with goals, objectives, and policies in the following General
Plan Elements: Economic Development and Land Use. The Project would add additional self-
storage options for the community, and create jobs, supporting the local economy (Goal ED-
1). The Project has been designed to be complementary with the overall character of the
surrounding neighborhood (Implementation Measure CD-9.2(a)), which includes multi-family
residential developments, and Community Commercial and Heavy Commercial uses,
including Kohls and Home Depot.
2. The proposed land use is compatible with surrounding land uses and shall not be detrimental
to the public’s health, safety and general welfare.
The proposed project would provide uses included within the Community Commercial Zoning
District Guidelines, is compliant with the design and development standards of the zoning
district; and is similar to the surrounding commercial uses. It would be serviced by the City’s
water, sewer, electric, police, and fire services. In addition, the project has been reviewed by
the following agencies to ensure compliance with the Ukiah Cide Code and other codes and
regulations relating to health and safety: Ukiah Valley Fire Authority, City of Ukiah Public
Works Department, City of Ukiah Police Department, City of Ukiah Electric Utility Department,
and City of Ukiah Community Development Department – Building Division. Comments have
been included as Conditions of Approval, as appropriate.
Major Site Development Permit Findings
1. The U-Haul Major Site Development Permit, as conditioned, is based in part on the following
findings, in accordance with §9263:
A. The proposal is consistent with the goals, objectives, and policies of the City General Plan.
The proposed project is consistent with goals, objectives, and policies in the
following General Plan Elements: Economic Development and Land Use. The
Page 36 of 53
Findings
U-Haul MaUP/SDP
675 North Orchard Avenue; APNs 002-030-09 & 10
File No. 21-6246
2
Project would add additional self-storage options for the community, and create
jobs, supporting the local economy (Goal ED-1). The Project has been designed
to be complementary with the overall character of the surrounding neighborhood
(Implementation Measure CD-9.2(a)), which includes multi-family residential
developments, and Community Commercial and Heavy Commercial uses,
including Kohls and Home Depot.
B. The location, size, and intensity of the proposed project will not create a hazardous or
inconvenient vehicular or pedestrian traffic pattern.
The project would be served via a new driveway from North Orchard Avenue, an arterial
road designed for high-capacity urban traffic circulation. Access, circulation and traffic
patterns have been deemed adequate by the Public Works and Fire Marshal. In addition,
the site is in a walkable area of town, on-site parking is provided and the site is located
along Mendocino Transit Authority Route 9.
C. The accessibility of off-street parking areas and the relation of parking areas with respect to
traffic on adjacent streets will not create a hazardous or inconvenient condition to adjacent
or surrounding uses.
The Project proposes thirty-four (34) parking spaces for employees and customers; with
additional parking set aside for display and equipment shunting space. Parking is not
proposed along North Orchard Avenue. All of the proposed parking spaces are located in
such a manner that will not create a hazardous or inconvenient condition to adjacent or
surrounding uses.
D. Sufficient landscaped areas have been reserved for purposes of separating or screening
the proposed structure(s) from the street and adjoining building sites, and breaking up and
screening large expanses of paved areas.
The Project Landscape/Site Plan shows trees, shrubs and grasses along the entire
perimeter of the parcel, with the exclusion of the entrance and exit. There are trees and
shrubs breaking up the parking areas. Street trees and shrubs along the North Orchard, and
shrubbery along the South elevation of the building will provide screening.
E. The proposed development will not restrict or cut out light and air on the property, or on the
property in the neighborhood; nor will it hinder the development or use of buildings in the
neighborhood, or impair the value thereof.
Security lighting is proposed and will be directed downward, and dark sky compliant. The
proposed structure is separated from neighboring housing by North Orchard Avenue. It is
separated from the commercial structure to the South, by two driveways. The project would
not cut out light or air on the property or neighborhood, nor would it hinder development or
use of buildings within the neighborhood.
F. The improvement of any commercial or industrial structure will not have a substantial
detrimental impact on the character or value of an adjacent residential zoning district.
The U-Haul structure has been modified to meet the Design Review Board’s
recommendation of variation of the Western elevation, with visual separations of color and
texture, landscaped visual screening, and earthen tones, in order to mitigate any detrimental
impact on the character or value of the adjacent residential zoning district.
Page 37 of 53
Findings
U-Haul MaUP/SDP
675 North Orchard Avenue; APNs 002-030-09 & 10
File No. 21-6246
3
G. The proposed development will not excessively damage or destroy natural features,
including trees, shrubs, creeks, and the natural grade of the site.
The site is currently vacant, generally flat, and covered by invasive weeds and grasses
which are routinely mowed. Existing vegetation includes grasses and shrubs. Minimal
grading is proposed which will not substantially alter the natural grade. Trees will be
maintained in accordance with the City’s Tree Management Guidelines. Low Impact
Development design features and private storm drain easements with landscaped storm
water treatment areas are integrated into the project to provide adequate site drainage.
H. There is sufficient variety, creativity, and articulation to the architecture and design of the
structure(s) and grounds to avoid monotony and/or a box-like uninteresting external
appearance.
The U-Haul structure has been modified to meet the Design Review Board’s
recommendation of variation of the Western elevation, with visual separations of color and
texture, landscaped visual screening, and earthen tones, in order to mitigate any detrimental
impact on the character or value of the adjacent residential zoning district.
California Environmental Quality Act
1. The project is subject to the California Environmental Quality Act (CEQA). The proposed
project is categorically exempt from the provisions of CEQA pursuant to CEQA Guidelines
Article 19 §15332, Class 32, In-Fill Development Projects for the reasons described in the
staff report.
Page 38 of 53
Draft Conditions of Approval
U-Haul MaUP/SDP
675 North Orchard Avenue; APNs 002-030-09 & 10
File No. 21-6246
1
ATTACHMENT 3
CONDITIONS OF APPROVAL FOR U-HAUL
MAJOR USE PERMIT AND MAJOR SITE DEVELOPMENT PERMIT
AT 675 NORTH ORCHARD AVENUE
(APNS 002-030-09 & 10); FILE NO. 21-6246
The following Conditions of Approval shall be made a permanent part of the Major Use Permit
and Major Site Development Permit, shall remain in force regardless of property ownership, and
shall be implemented in order for this entitlement to remain valid.
Project Description. An application was received from Savelle Jefferson, on behalf of U-Haul, for
approval of Major Use Permit and Major Site Development Permit to allow a three-story U-Box
and self-storage (±102,791 sf), showroom .(±2,945 sf), delivery/receiving area (±1,460 sf), and
truck and trailer rental, related retail sales. The project would also comprise the following.
• 846 self-storage units, of various sizes;
• 504 U-Box storage containers, stored in the U-Box area (9,118 sf)
• Days and Hours of Operation:
Mon. - Thurs. 7:00 a.m. to 7:00 p.m.
Fri. 7:00 a.m. to 8:00 p.m.
Sat. 7:00 a.m. to 7:00 p.m.
Sun. 9:00 a.m. to 5:00 p.m.
• Thirty-four (34) customer parking spaces
• Lateral and diagonal parking spaces for truck/trailer parking and display;
• Loading bay for U-Box loading/unloading onto delivery trucks (no customer access);
• 2,454 sf showroom for auto accessory retail sales and truck/trailer rental office;
• Atlas Architectural Metal Paneling, 1” thick, and Wood Grain Finish, to provide articulation,
depth and texture to the building.
• Proposed colors to include: orange, green, walnut, beige, chocolate brown, sandstone,
aquarium blue, tan, galvalume, and bone white;
• Change in materials on West elevation for visual separation of the façade and articulation
of the elevation
• Trailer hitch and towing packages installation services in the Deliveries & Receivables
(D&R) Room
• 20% lot coverage landscaping proposed (28,363 sf)
• Signage not included in project; Sign permits will be required.
The following Conditions of Approval apply to the project.
City of Ukiah Special Conditions
1. Concurrent with the Building Permit, an address assignment application shall be submitted
to assign a new address to the parcel.
Page 39 of 53
Draft Conditions of Approval
U-Haul MaUP/SDP
675 North Orchard Avenue; APNs 002-030-09 & 10
File No. 21-6246
2
2. In the event that prehistoric archaeological features such as a concentration of flaked
stone artifacts, or culturally modified soil (midden) or dietary shell are encountered at any
time during preparatory grading or underground excavation to remove existing structures,
all work should be halted in the vicinity of the discovery. A qualified archaeologist should
be contacted immediately to make an evaluation and determine if the discovered material
represents a definite cultural resource. If it is determined that a potentially significant
feature has been revealed, a temporary suspension of earth disturbing activities should
be enforced until an appropriate mitigation program can be developed and implemented
to satisfy the Planning Division. An archaeological monitor shall observe all further work
during construction activities that are located within or near an archaeological site area,
and formal tribal consultation may be required.
City of Ukiah Standard Conditions
3. This approval is not effective until the 10-day appeal period applicable to this Major Use
Permit/Site Development Permit has expired without the filing of a timely appeal. If a timely
appeal is filed, the project is subject to the outcome of the appeal and shall be revised as
necessary to comply with any modifications, conditions, or requirements that were
imposed as part of the appeal.
4. All fees associated with the project planning permits and approvals shall be paid in full
prior to occupancy.
5. As outlined in Article 20, Administrational and Procedures, of the Zoning Code this
planning permit may be revoked through the City’s revocation process if the approved
project related to this Permit is not being conducted in compliance with these stipulations
and conditions of approval; or if the project is not established within two years of the
effective date of this approval; or if the established use for which the permit was granted
has ceased or has been suspended for 24 consecutive months.
6. All Conditions of Approval shall be printed on all sets of building permit project plans
pertaining to any site preparation work or construction associated with the development
of the project and ancillary site improvements approved by the Site Development Permit.
7. All use, construction and the location thereof, or occupancy, shall conform to the
application and to any supporting documents submitted therewith, including any maps,
sketches, or plot plans accompanying the application or submitted by applicant in support
thereof.
8. Any construction shall comply with the "Standard Specifications" for such type of
construction now existing or which may hereafter be promulgated by the Engineering
Department of the City of Ukiah; except where higher standards are imposed by law, rule,
or regulation or by action of the Planning Commission such standards shall be met.
9. Building permits shall be issued within two years after the effective date of the Site
Development Permit or same shall be null and void.
10. In addition to any particular condition which might be imposed; any construction shall
comply with all building, fire, electric, plumbing, occupancy, and structural laws, rules,
regulations, and ordinances in effect at the time the Building Permit is approved and
issued.
Page 40 of 53
Draft Conditions of Approval
U-Haul MaUP/SDP
675 North Orchard Avenue; APNs 002-030-09 & 10
File No. 21-6246
3
11. The Applicant shall obtain all required Sign Permits, in compliance with Division 3, Chapter
7, Signs, of the UCC. Future tenants shall comply with the adopted sign program for the
project.
12. The Applicant shall submit verification of all applicable permits or approvals in compliance
with all local, state and federal laws to the Community Development Department prior to
issuance of building permits.
Department of Public Works
13. Prior to construction of site improvements, a final grading and drainage plan, and an
erosion and sediment control plan, prepared by a civil engineer, shall be submitted for
review and approval by the Department of Public Works. The plan shall include the
detailed design of the post-construction storm water best management practices (BMPs)
in compliance with the City of Ukiah’s Phase I Storm Water Permit and Low Impact
Development Technical Design Manual (LID Manual), in effect at the time of development.
A Standard Urban Storm Water Mitigation Plan (SUSMP) shall be provided to support the
design of the proposed drainage system.
14. Maintenance and inspection of all post-construction best management practices (BMPs)
are the responsibility of the property owner. In accordance with the LID Manual, a legally
binding, signed maintenance agreement approved by the City of Ukiah is required for the
proposed Stormwater treatment areas and all post-construction BMPs, and shall be
recorded prior to final approval of the building permit.
15. Street trees will be required every 30 feet along the frontage.
16. All work within the public right-of-way shall be performed by a licensed and properly
insured contractor. The contractor shall obtain an encroachment permit for work within
this area or otherwise affecting this area. Encroachment permit fee shall be $45 plus 3%
of estimated construction costs.
17. Applicable City water and sewer connection fees shall be paid at the time of building permit
issuance.
18. All driveway and parking areas shall be paved with asphaltic concrete, concrete, or other
alternative surfacing, subject to approval by the City Engineer.
19. Driveway approach into the project shall be an ADA standard residential driveway with no
curb returns.
20. The frontage of this property currently lacks concrete curb, gutter, sidewalk and street
trees. Pursuant to Section 9181C of the Ukiah City Code, the Applicant shall be required
to construct frontage improvements (including an ADA compliant concrete sidewalk, street
trees, and repairs to existing curb, gutter and sidewalk if necessary), to the satisfaction of
the City Engineer.
21. The property is located within the floodplain and is subject to the floodplain provisions of
the California Building Code and National Flood Insurance Program requirements. The
following shall be required: a) A pre-construction elevation certificate, based on the plans,
will be required prior to the issuance of a building permit; and b) A post-construction
elevation certificate based on construction will be required prior to final inspection.
Electric Utility Department
Page 41 of 53
Draft Conditions of Approval
U-Haul MaUP/SDP
675 North Orchard Avenue; APNs 002-030-09 & 10
File No. 21-6246
4
22. This property does not have an electric service and will require additional planning for a
new electrical service for the project site. A project this size will require a new underground
service from a pad mounted transformer and may require additional substructures (Vaults,
Junction Pedestals, Pull Boxes and Conduits) to be installed by the developer/customer.
In some cases, infrastructure may need to be installed/extended beyond the customer’s
parcel, in order to serve the proposed project site.
23. Developer will need to provide EUSERC approved electrical equipment that is to be used
on this project, before any Main Switchgear/Service Panels are purchased for the
proposed project.
24. Developer shall provide projected load calculations to the Electric Utility Department.
25. All future site improvements shall be submitted to the COU Building Division and the
Electric Utility Department for review and comment. At this time, specific service
requirements, service voltage and developer costs and requirements will be determined.
26. The City of Ukiah Electric Utility Department will require an easement provided to the EUD
for any electric service that transverses through the property and/or around any City
owned Electric equipment or extends, beyond any PUE. Easements shall be completed
on the City approved easement format.
27. Developer shall incur all costs of project, to include labor, materials, and equipment.
Building Division and Ukiah Valley Fire Authority
28. The design and construction of all site alterations shall comply with the 2019 California
Building Code, 2019 Plumbing Code, 2019 Electrical Code, 2019 California Mechanical Code,
2019 California Fire Code, 2019 California Energy Code, 2019 Title 24 California Energy
Efficiency Standards, 2019 California Green Building Standards Code and City of Ukiah
Ordinances and Amendments.
29. The proposed building will fall under an occupancy of S-1, and will meet the requirements for
the occupancy type. Including construction Type 1A or 1B, fire sprinklers, and Smoke and
Heat removal system.
Page 42 of 53
Page 1 of 2
CITY OF UKIAH
DESIGN REVIEW BOARD MEETING MINUTES
Held remotely via GoTo Meeting
July 22, 2021
3:00 p.m.
1.CALL TO ORDER
Chair Liden called the Design Review Board meeting to order at 3:01 p.m.
Chair Tom Liden presiding.
2.ROLL CALL Present:Members Coale, Hawkes, Morrow, Nicholson, and
Chair Liden
Absent: None
Staff Present: Mireya G. Turner, Planning Manager
Others Present: Parul Butala, U-Haul Planning Director
Chis Watson, U-Haul MCP
Savelle Jefferson, U-Haul MCP
Zulema Longoria, U-Haul Planner
3.CORRESPONDENCE
None was received.
4.APPROVAL OF MINUTES
a.Approval of Draft Minutes of the May 27, 2021 Special Meeting
Motion/Second Liden/Coale to approve the May 27, 2021 Special Meeting Minutes, as
submitted. Motion carried by an all AYE voice vote.
5.COMMENTS FROM AUDIENCE ON NON-AGENDA ITEMS
No comments were received.
6.NEW BUSINESS
6a. Request for Review and Recommendation to the Planning Commission regarding
Proposed Major Site Development Permit for U-Haul Self-Storage and Rental
Facility at 675 N. Orchard Avenue (APNs 002-030-09 & 10); File No. 21-6246
Planning Manager Mireya Turner presented the project.
Chair Liden opened the item for public input at 3:18 p.m. and the following people
spoke: Savelle Jefferson and Parul Butala
Motion/Second Hawkes/Coale to recommend to the Planning Commission that the
Applicant increase the number of trees in the parking lot area, to break up the
continuity of the pavement; the Applicant create diversification of the Western
Elevation planes; create a visual barrier with vegetation, and revise the proposed
white color to a more earthen tone.
Attachment 4
Page 43 of 53
Page 2 of 2
The motion was passed by roll call vote (4 ayes)
Motion/Second Coale/Hawkes to recommend to the Planning Commission that the
proposed use is not compatible with the surrounding retail and residential environment,
based on the Design Guidelines for Projects Outside the Downtown Design District.
The motion was passed by roll call vote (3 ayes, Board Member Morrow NO).
7. MATTERS FROM THE BOARD
Chair Liden noted that there are two vacancies on the Board, with the resignation of Member
Nicholson, and non-renewal of Member Coale’s term. All interested parties may submit
applications to the City Clerk.
8. MATTERS FROM STAFF
9. ADJOURNMENT
There being no further business, the meeting adjourned at 4:12 p.m.
Page 44 of 53
Planning Commission
Community Development Dept.
City of Ukiah
300 Seminary Ave.
Ukiah, CA 95482
Dear Commissioners,
In reference to the proposed Major Use & Site Development Permit application for a U-Haul Self Storage
and Rental Facility at 675 N. Orchard Ave., I would like to express my concerns. I feel that this is the
wrong location for this project. The Orchard Plaza shopping center is not only the gateway to Ukiah, but
a well designed retail shopping and restaurant venue. According to the Design Guidelines for
Commercial Projects adopted by the City of Ukiah under Compatibility With Surrounding Development,
“The placement and layout of buildings, parking areas, landscaping, exterior lighting, and other site
design features should be compatible with surrounding land uses and architecture from both functional
and aesthetic standpoint.” A three story self storage facility with a parking lot full of rental equipment
and vehicles with U-Haul signage on them is not compatible in a well planned and designed retail
shopping center.
The Design Review Board also addressed this issue and added this concern with their recommendations
to you. This project is much more compatible to mixed use areas which are established for utilitarian
services and auto part or tire stores such as Airport Blvd.
We have very limited nicely designated high end retail space left in Ukiah. This lot is prime to attract like
businesses.
Thanks for your time and consideration.
signature sized.jpg ¬
Tom Liden
1050 N. Oak St.
Ukiah, CA 95482
Attachment 5
Page 45 of 53
Planning Commission
Community Development Dept.
City of Ukiah
300 Seminary Ave.
Ukiah, CA 95482
RE: U-Haul Self Storage and Rental Facility at 675 N. Orchard Ave.
Major Use & Site Development Permit application
Planning Project No. 21-6246
Dear Commissioners,
This letter is in opposition to the proposed U-Haul Self Storage Facility and storage / parking
yard as proposed for an Orchard Avenue location.
This is a collision of Zoning and incompatible uses. Incompatible land use can be compared to
a nuisance ordinance in that it is a matter of location, not the thing itself. It is merely a matter
of the right thing in the wrong place, like a pig in a parlor instead of a barnyard. A U-Haul
rental business is not the same as the long-established commercial character as retail,
restaurants, and predominant shopping malls, nor the multi-family, low density residential
neighborhood across the street.
Land use planning balances private property rights with the desired community character.
Land use plans and zoning are often assumed to be the same thing. However, they are
distinct elements that serve different purposes for the planning and development of cities.
Land use, as the name suggests, is associated with planning, control, and rights of property.
Zoning, on the other hand, is the allocation of land in a city by dividing uses into different
zones. The purpose of zoning is to protect and conserve the value of land use. Without
discretionary maintenance, zoning can over-run its intended function to create a chaotic,
confusing urban fabric undermining existing property values and uses.
The City of Ukiah should analyze and classify incompatible and non-conforming uses of land
and buildings even though allowed use is permitted by zoning. The proposed U-Haul
industrial use begs the discussion of what the intent of zoning is. Zoning offers an opportunity
to preserve the condition of existing land and buildings by limiting development of new
structures and restricting activities that would be inconsistent with those existing buildings.
The purpose of this approach is to better enable the city to minimize the adverse effects on
adjacent properties and the fundamental identity of the City.
The proposed structure will obscure views of the eastern hills from citizens in town and views
of the city from the highway. Furthermore, there is no lighting plan, and the facility will create
night-time glare for residents across the street.
U-Haul is an Arizona based national, publicly traded real estate company, providing the
largest moving equipment and storage rental service in North America. They want to build a
40-foot high, self-storage box that is 325’ long. Longer than a football field that is only 4 feet
away from the 6’ sidewalk, essentially a flat wall, scaled for highway architecture in Arizona,
Page 46 of 53
not for Ukiah California. This will not be a friendly neighbor to the long established, low-
density residential neighborhood with expansive lawns directly across the street. The
architectural patterns in an area describe and determine its character. This does match any
local neighborhood character and belongs in the industrial borders of Ukiah.
The closest neighbor will be Kohl’s retail store. It has a more sensitive street presence with
articulated offset walls setback 14’ to 20’ from the curb with a 6’ sidewalk. It allows variation
for landscaping and diversity for the streetscape. At least it tries to fit in.
The applicant claims it will be built with high quality materials with attractive character. In
fact, the building is clad with 40-foot-tall industrial use, painted metal panels, frequently used
in auto sales, wineries, or other low budget industrial buildings scattered throughout
suburban America and our industrial zoned properties along North State Street.
This project is a proposal in the wrong
place. There are many more appropriate
locations in Ukiah for this, just not at the
gateway to our town and a signpost for
our city. I urge you to deny this project as
out of scale and character for this
neighborhood and an inappropriate use
for this central Ukiah location.
Thank you,
Alan Nicholson
September 8, 2021
Page 47 of 53
PROJECT REVIEW REFERRAL
Please provide comments by: June 30, 2021
The City of Ukiah Community Development Department is soliciting input on the project described below for
use in the staff analysis, CEQA document, and public hearing documents. Please identify any questions you
have or missing information you need to complete your review, as well as suggested Conditions of Approval.
Please indicate whether you have comments and sign and date below. Return this Project Referral Form by the date
noted above to the Project Planner listed.
Name and Affiliation/Department (please print) Jimmy Lozano COU Electtic Utility Department
☐ No Comment
X Comments / Conditions of Approval Attached
Signature Date
TO:
City Planning Director Mendocino County Planning and Building
X City Building Official Mendocino County Surveyor/Assessor
X City Public Works Dept. Mendocino Transit Authority
X Ukiah Valley Fire Authority US Army Corps of Engineers
X City Police Dept. Captain Regional Water Quality Control Board
City Police Dept. Community Service Officer CA Dept. of Fish and Wildlife
X City Electric Utility Dept. CA Dept. of Transportation
Ukiah Municipal Airport Operations Manager Sonoma State Northwest Information Center
Airport Land Use Commission AT & T
Mendocino County Air Quality PG & E (gas)
Mendocino County Environmental Health PG & E (Land Rights)
Military Review-Large Development Projects
FROM PROJECT PLANNER: Mireya G. Turner, Planning Manager
PROJECT INFORMATION:
Project Name & Permit #: U-Haul Rental and Self-storage, #21-6246
Site Address & APN: 675 N. Orchard Ave.; APN 002-030-09 & 10* (new APN pending)
General Plan: Commercial
Zoning: “C-1” Community Commercial
Airport Compatibility Zone: Other Airport Environs
Date Filed: 05/13/2021
Resubmittal: N/A
Date Referred: 6/16/2021
Prev. Projects on Site (include file #) BLA #21-6150
Applicant/Agent Name: Savelle Jefferson, Agent, U-Haul
Phone: 707.208.6562
Email: Savelle_jefferson@uhaul.com
Project Summary: The Applicant proposes construction of 3-story self-storage (±102,791 sf), showroom (±2,945
sf), and delivery/receiving area (±1,460 sf), and truck and trailer storage and rental, related retail sales, and
automotive accessory sales. The ±3.25 acre parcel is relatively flat, and undeveloped.
Jimmy Lozano 6/21/2021
Attachment 6
Page 48 of 53
Comments / Conditions of Approval:
Hi Mireya,
Regarding the Project Review Referral for – U-Haul of Ukiah File #21-6246 at
675 N. Orchard Avenue.
At this time, the City of Ukiah Electric Utility has the following comments/requirements for the project:
1) This property does not have an electric service and will require additional planning for a new
electrical service for the proposed project site. A project this size will require a new underground service
from a pad mounted transformer and may require additional substructures (Vaults, Junction Pedestals,
Pull Boxes and Conduits) to be installed by the developer/customer. In some cases, infrastructure may
need to be installed/extended beyond the customer’s parcel, in order to serve the proposed project site.
2) All future site improvements shall be submitted to the COU Building Department and the
Electric Utility Department for review and comment. At this time, specific service requirements, service
voltage and developer costs and requirements will be determined.
3) Developer will need to provide EUSERC approved electrical equipment that is to be used on this
project, before any Main Switchgear/Service Panels are purchased for the proposed project.
4) Developer shall provide projected load calculations to the EUD.
5) Developer/customer shall incur all costs of this project to include (labor, materials, equipment).
6) The City of Ukiah Electric Utility Department will require an easement provided to the EUD for
any electric service that transverses through the property and/or around any City owned Electric
equipment or extends, beyond any PUE. Easements shall be completed on the City approved easement
format.
Should they have any questions or desire to meet at the project location, please call Jimmy Lozano at
(707) 467-5774.
Thank you, Jimmy
Page 49 of 53
s:\public works\projects\public works\permit files\planning\2021\675 n orchard ave_uhaul rental and storage\675 n orchard ave_uhaul rental and storage.doc
1
Interoffice Memorandum
To: Mireya Turner, Associate Planner
From: Tim Eriksen, Public Works Director
Date: July 1, 2021
Re: Project Review Committee Referral, 675 North Orchard Avenue,
U-Haul of Ukiah
The Department of Public Works has reviewed the above referenced project and
requests the following additional information:
1. All work within the public right-of-way shall be performed by a licensed and
properly insured contractor. The contractor shall obtain an encroachment
permit for work within this area or otherwise affecting this area.
Encroachment permit fee shall be $45 plus 3% of estimated construction
costs.
2. All driveway and parking areas shall be paved with asphaltic concrete,
concrete, or other alternative surfacing, subject to approval by the City
Engineer.
3. Driveway approach into the project shall be an ADA standard commercial
driveway with no curb returns.
4. Prior to construction of site improvements, a grading and drainage plan, and
an erosion and sediment control plan, prepared by a Civil Engineer, shall be
submitted for review and approval by the Department of Public Works. The
plan shall include the detailed design of post-construction storm water best
management practices (BMPs) in compliance with the City of Ukiah’s Phase
I Storm Water Permit and the Low Impact Development Technical Design
Manual (LID Manual), in effect at the time of development. A Standard
Urban Storm Water Mitigation Plan (SUSMP) shall be provided to support
the design of the proposed drainage system.
5. Maintenance and inspection of all post-construction best management
practices (BMPs) are the responsibility of the property owner. In accordance
with the LID Manual, a legally binding, signed maintenance agreement
approved by the City of Ukiah is required for the proposed Stormwater
treatment areas and all post-construction BMPs, and shall be recorded prior
to final approval of the building permit.
6. Applicable City water & sewer connection fees shall be paid at the time of
building permit issuance.
7. Street Trees will be required every 30 feet along the frontage. It is assumed this will
be included with your Landscape Plan.
Page 50 of 53
July 1, 2021
2
8. The frontage of this property currently lacks concrete curb, gutter, sidewalk and
street trees. Pursuant to Section 9181C of the Ukiah City Code, the applicant shall
be required to construct frontage improvements (including an ADA compliant
concrete sidewalk, street trees, and repairs to existing curb, gutter and sidewalk if
necessary), to the satisfaction of the City Engineer.
9. The property is located within the floodplain and is subject to the floodplain
provisions of the California Building Code and National Flood Insurance Program
requirements. The following shall be required:
a. A pre-construction elevation certificate, based on the plans, will be
required prior to the issuance of a building permit.
b. A post construction elevation certificate based on construction will be
required prior to final inspection.
Page 51 of 53
1
Mireya Turner
From:Matthew Keizer
Sent:Wednesday, June 16, 2021 2:48 PM
To:Mireya Turner; Jason Benson; Tim Eriksen; Ian Broeske; Scott Bozzoli; Jimmy Lozano
Subject:RE: Request for Review - U-Haul Rental and Self-Storage at 675 N. Orchard Ave.
Building
1. The design and construction of all site alterations shall comply with the 2019 California Building Code,
2019 Plumbing Code, 2019 Electrical Code, 2019 California Mechanical Code, 2019 California Fire
Code, 2019 California Energy Code, 2019 Title 24 California Energy Efficiency Standards, 2019
California Green Building Standards Code and City of Ukiah Ordinances and Amendments.
2. The proposed building will fall under an occupancy of S-1, and will meet the requirements for the
occupancy type. Including construction Type 1A or 1B, Fire sprinklers, and Smoke and Heat removal
system.
Matt Keizer, CBO, MCP
Building Official
Code Compliance Officer
Email: mkeizer@cityofukiah.com
300 Seminary Ave
Ukiah, CA 95482
Office 707‐467‐5718
Fax 707‐463‐6204
Inspection 707‐463‐6739
http://www.cityofukiah.com/community‐development/
From: Mireya Turner <mturner@cityofukiah.com>
Sent: Wednesday, June 16, 2021 1:53 PM
To: Matthew Keizer <mkeizer@cityofukiah.com>; Jason Benson <jbenson@cityofukiah.com>; Tim Eriksen
<teriksen@cityofukiah.com>; Ian Broeske <ibroeske@cityofukiah.onmicrosoft.com>; Scott Bozzoli
<sbozzoli@cityofukiah.com>; Jimmy Lozano <jlozano@cityofukiah.com>
Subject: Request for Review ‐ U‐Haul Rental and Self‐Storage at 675 N. Orchard Ave.
Good afternoon,
Attached please find a Review Referral Request for a proposed U‐Haul Vehicle Rental and 3‐story Self‐Storage facility at
675 N. Orchard.
Your consideration and comments by Wednesday, June 30, 2021, are greatly appreciated.
Cordially,
Page 52 of 53
2
Mireya G. Turner, MPA (she, her)
Planning Manager
Department of Community Development
300 Seminary Avenue, Ukiah, CA 95482
P: 707.463.6203
www.cityofukiah.com/community-development
Page 53 of 53