Attachment 3 - Conditional Use Permit and Variance Justification LetterJuly 6, 2023
City of Anaheim
Planning and Building Department
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
RE: Conditional Use Permit and Variance Justification Letter
Freeman Outdoor Storage
710 E. Katella Avenue
To Whom it may concern:
We are pleased to submit this Letter of Operation for a proposed Oversized and Recreational Vehicle Outdoor
Storage facility at the above address. The 95,962 square foot property is currently developed with a 11,347
square foot commercial building and an asphalt parking lot. The underlying zoning is Industrial, with an
optional Office District Overlay zone. The property owner, CREF3 Katella Owner LLC, proposes to lease the
property to the Freeman for five years to allow for the outdoor storage of trailers. Freeman provides event
management services for trade shows and corporate events. Most of the trucks and trailers will be used
primarily for events at the Anaheim Convention Center, but some may also be used for events at the Long
Beach and Los Angeles Convention Centers and various hotels. Operating hours at the site will generally be
between 5:00 a.m. to 6:00 p.m. Monday through Friday; however, these hours may vary depending on the
demand for trade show deliveries during the nighttime hours. In general, approximately 75% of the trailer
deliveries will occur during the daytime hours, and 25% will occur after 6:00 p.m. Approximately 5-20 truck
drivers will come and go from the site daily. No drivers will park their own vehicles on site. All drivers will
arrive at the Freeman facility on Miraloma Avenue in Anaheim, then drive the truck to the subject site to pick
up or drop off the trailers. All drivers are union contract employees and not Freeman employees. The site is
expected to generate between 5-20 truck trips per day. Freeman will not utilize small motorized tractors to
move trailers around on the site. As shown on the revised site plan, the drivers will enter the site from the
northbound lane on Lewis Street and utilize a remote control device (with a range of 150 feet from the gate)
to open the electronic sliding metal gate; the gate will take approximately 10 seconds to open. The Lewis St.
driveway will be utilized for ingress and egress, and the Katella Ave. driveway will be utilized for egress only.
WB-62 truck turning templates are shown on the site plan to demonstrate that trucks can safely enter and exit
the site, and maneuver trailers in the parking spaces onsite. A pedstrian gate with accessibility access will be
provided from Lewis St.
The attached site plan shows the proposed site improvements as follows:
-Demolish the existing 11,347 square foot commercial building
-Retain the existing asphalt paving and concrete building slab
-Relocate the existing power pole if the pole services the subject site only, subject to approval by the
Anaheim Public Utilities Department
-Install new planters along both street frontages (described in more detail below)
ATTACHMENT NO. 3
- Install an 8 ft. high decorative masonry wall and layered landscaping within the front planters
- Retain the 8 ft. high chain link fence with slats for screening along the west and south property lines
- Add parking lot striping to allow for outdoor storage for up to 62 trailer spaces
Public Right-of-Way Dedication and Improvements
We are aware that 27- and 12-feet wide street dedications and right-of-way improvements are required along
Lewis Street and Katella Avenue respectively, per the Platinum Triangle street standards. We are proposing to
offer the street dedication to the City, but are requesting to defer the curb, gutter, sidewalk, and landscaping
improvements until the site’s future and long-term use is determined.
Front Setbacks and Fencing
We are also proposing landscape setbacks of 12 feet along Katella Ave. and 27 feet along Lewis St. where 18
feet and 20 feet are required respectively. We are requesting approval of a variance to permit landscaping
and fencing to be constructed within the ultimate right-of-way. The project will comply with all other
development standards. We believe that the variance can be justified for the same reasons noted above
(storage is temporary until the site’s future and long-term use is determined). Trees, shrubs, and vines will be
installed in the planters in accordance with the Zoning Code.
Please find the following Conditional Use Permit justification, as required by the City:
• That the proposed use is properly one for which a minor conditional use permit or a conditional use
permit is authorized by this code, or is an unlisted use as defined in subsection .030 (Unlisted Uses
Permitted) of Section 18.66.040 (Approval Authority);
The property is located in the underlying Industrial zone. This zone allows outdoor storage subject to
approval of a Conditional Use Permit.
• That the size and shape of the site proposed for the use is adequate to allow the full development of the
proposed use, in a manner not detrimental to either the particular area or health and safety;
As shown in the attached site plan, the property has ample space to accommodate vehicle and truck
and trailer storage. A total of 43 parking spaces are required and 62 spaces are proposed. An eight-
foot-high block wall and layered landscaping will be installed in the front planters to screen the trucks
and trailers from view of the public street. New slats will be installed on the 8-foot-high chain link
fence along the railroad track.
• That the traffic generated by the proposed use will not impose an undue burden upon the streets and
highways designed and improved to carry the traffic in the area; and
The site is located within the Industrial zone. Katella Avenue and Lewis Street have been designed and
improved to accommodate the truck traffic. All loading and unloading of vehicles will occur on-site and
the business will have no impact on the public streets.
• That the granting of the minor conditional use permit or conditional use permit under the conditions
imposed, if any, will not be detrimental to the health and safety of the citizens of the City of Anaheim.
The truck and trailer storage facility will be compatible with surrounding commercial, industrial, and
railroad land uses in the area. There will be no visual impact on the properties because the truck and
trailer storage will be screened from view of the street and all vehicle loading and unloading will occur
on-site.
Please find the following Variance justification findings, as required by the City:
• That there are special circumstances applicable to the property, including size, shape, topography,
location or surroundings, which do not apply to other property under identical zoning classification in
the vicinity;
The property is L-shaped with frontages on two arterial highways. The lot size and configuration,
coupled with the substantial front setbacks and right-of-way dedication requirements, make it difficult
to develop and operate an industrially-related business on the property without the requested setback
variance. In addition, the block wall is intended to secure the site temporarily until a higher and better
use of the property is pursued in the future.
• That, because of special circumstances shown in subsection .0201, strict application of the Zoning Code
deprives the property of privileges enjoyed by other property under identical zoning classification in the
vicinity.
The variance request is for a waiver of the setback location within the ultimate ROW. We believe that
the proposed wall, together with the layered landscaping, meets the intent of the Code to screen the
outdoor storage from view of the public street. Plus, as mentioned above, the setback location is being
proposed temporarily until a higher and better use of the property is pursued in the future.
David Hammerman
CREF3 Katella Owner LLC