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Attachment 4 - Letter of Request and Conditional Use Permit JustificationsATTACHMENT NO.4 Letter of Request / Description of Operation The property at 1477 Jefferson Street, Anaheim, CA 92807 is approximately 7.75 acres (337,590 Sq Ft), consists of two adjoining parcels referenced above. The property is zoned industrial and is bounded to the north by OC Flood Control and by Manheim (car auction use) to the west and south. Industrial warehouse buildings are situated to the east of the site. The applicant plans to store trailers on the site subject to a final plan to be approved by the City of Anaheim. No tenant has been identified to date, however, the anticipated tenant for this project is a company engaged in third party logistics (3PL). Standard commercial trailers are either 28', 40', 48', or 53' long; however, most trailers are anticipated to be 53' long, 13'6" tall, and 8' wide and would be pulled by a tractor. The Applicant is proposing to use the entire property (7.75 acres) for storage and will be active 24 hours a day, 7 days a week, 365 days a year. For the full 7.75-acre property, we expect to see up to approximately 225 daily trips to the property each day. Linscott Law & Greenspan completed a Vehicle Mile Travelled (VMT) Screening Analysis for the proposed project and identified two (2) trip types: (1) employee commute trips and (2) local serving truck trips. The employee commute trips include a limited amount of staffing necessary to maintain the property since no service or sales are proposed. Accordingly, automobile commute trips are expected to be nominal. Local serving truck trips are anticipated as the project proposes to store excess truck trailers for nearby warehouses or fulfillment centers that need extra storage capacity, serving as a trailer drop lot to reduce transportation costs. These trips are assumed to be local serving trips. In both cases, the operations are considered local -serving and would not generate new demand. Instead, the project will meet existing demand that would likely shorten the distance users would otherwise travel. Access to the property will be provided via two (2) gated access driveways along Jefferson Street with a minimum of 80 feet of throating between the back of sidewalk and each gate. The site is assumed to be unmanned with access provided through remote access technology. The site will be screened with a 6 to 7' CMU block wall along Jefferson and chain link fence along all other property lines with view obscuring slats. New landscaping is also proposed along Jefferson to provide additional screening including 17 trees. The project will include 66 lights mounted on 22 poles. Site lighting exceeds a 0.5-foot candle recommendation provided by the City of Anaheim Police Department. In most cases, the foot candle within the yard area is 1.0 and exceeds 5-foot candle at the entries. Outdoor Storage of Oversized Vehicles requires a Conditional Use Permit. Conditional Use Permit findings are provided under separate cover. CUP Findings of Fact 1477 North Jefferson Street Outdoor Storage Use The project proposes to allow storage of automobiles, tractors, vans, and trailers as part of an outdoor storage yard located at 1477 North Jefferson Street, Anaheim, California 92807. The use would would operate 24 hours per day seven days a week. A conditional use permit ("CUP") is required to permit storage of Oversized Vehicles. The site is approximately 337,537 square feet in area and is surrounded by industrial uses, with a flood control channel, auto salvage use, train tracks, and Orangethorpe Avenue immediately north; a parking lot to the west and south; and an industrial office park to the east. The property has an existing, operating oil well and associated equipment, which are located in the middle of the property. The central well location greatly limits the potential uses of the property and constrains any redevelopment site plan. (AMC § 18.38.180.040 [minimum of 150 feet between drill sites and dwellings or other structures].) Additionally, an idle well is located towards the frontage of the property which the operator contemplates bringing back into production, further constraining redevelopment. A minimum 6-foot and up to 7-foot block wall along Jefferson Street will limit views from the right-of-way into the property. Similarly, a chain link fence with view obscuring slats at the remainder property lines provide additional screening. The nearest residences are mobilehomes located approximately 300 feet from the property boundary. The property is separated from these residential uses by the flood channel, an existing auto salvage use, train tracks, and miscellaneous vegetation. Moreover, an approximately 6-8 foot block wall surrounds the residential uses, limiting views outside of the mobilehome park. The property is within the DA-1 industrial area of the Anaheim Canyon Specific Plan. The Industrial Area provides for the development of light and heavy industrial uses and related support facilities. The underlying base zone for this area is the "I" Industrial Zone. (AMC § 18.120.030.010.) The project proposes up to 225 trailer parking stalls, to be striped and allocated to ensure efficient and safe movement throughout the site. The project would serve a range of standard commercial trailers, which are commonly, 28, 40, 48, or 53 feet long. However, the majority of expected trailers stored at the site will be 53 feet long, 13'6" tall, and 8 feet wide. The applicant projects approximately 227 daily trips, with 15 trips during the AM peak hour and 12 trips during the PM peak hour. CUP Findings 1. Indicate how the proposed use will not adversely affect the adjoining land uses or the growth and development of the area. The proposed use would be located on a parcel that is surrounded by industrial land uses, consistent with the site's DA-1 Industrial Area designation in the Anaheim Canyon Specific Plan. As discussed above, the site is bounded by industrial uses to the north, south, east and west. The nearest residential uses, located approximately 300 feet north of the site, are separated from the site by a flood control channel, auto salvage use, train tracks and associated easement, and Orangethorpe Avenue. Thus, the site is not adjacent to any residential uses or residentially zoned properties. Only a minor portion of the property's northern boundary is visible from Orangethorpe Avenue, with the adjacent existing auto salvage use blocking most views. Fencing along the northern boundary of the property adjacent to the flood control channel is lined with a screened fencing that limits views into the property. Intermittent trees also line the northern boundary of the property, creating an additional buffer. Existing views from Orangethorpe Avenue southward toward the project site consists of power lines and poles, the train tracks, the drainage channel concrete structure and, further in the distance, oil drilling equipment, car storage, auto salvage operations, and office/industrial buildings. The project is to be located within an existing highly industrial area and will not adversely affect existing adjoining land uses or future industrial development consistent with the DA-1 Industrial Area zoning. 2. Explain how the site proposed for the use is large enough to accommodate anticipated growth of the development and allow the continued operation without causing a detriment to the particular area or to health and safety. As discussed above, the property is already developed and permitted for outdoor storage use. The CUP would allow storage of oversized truck trailers. Both of these uses are consistent with the surrounding industrial development and planned industrial uses for the area by the DA-1 Industrial Area zoning. The project site is appropriately served by ingress and egress driveways and Jefferson Street, which is not a primary thoroughfare that caters to passenger vehicles. The site is located approximately 300 feet from the nearest residential uses and is buffered from those uses by additional industrial uses, railroad tracks, a flood control channel and a four -lane roadway, Orangethorpe Avenue. Those nearest residential uses are also surrounded by a 6-8 foot high block wall that eliminates any views of the property from the residences and also minimizes noise emanating from the industrial uses within the City of Anaheim. Thus, the property is buffered from the nearest residential uses by substantial intervening uses and man-made structures. The property is otherwise limited in potential uses because of the existing oil and gas facilities on site (per the AMC's restrictions on locating structures within 150 feet of wells). Storage of truck trailers is consistent with the existing oil and gas operations and can be safely conducted through the use of appropriate drive aisles, parking space design, spacing and ingress/egress. 3. Indicate how the traffic generated by the proposed use will not impose an undue burden upon the roads designed and constructed to handle the traffic in the area. The property is served by two points of ingress and egress off of Jefferson Street. These two points have minimum throat depths of 80 feet to minimize any queuing along Jefferson. Jefferson Street is a two-lane (one lanes each way) roadway with a center turning lane and additional street width for on - street vehicle parking, where allowed. Existing uses in the area are primarily industrial, including truck, bus and car parking facilities. Because Jefferson Street is not a primary thoroughfare and serves mostly industrial uses, truck movements would not be an impediment to significant passenger vehicle circulation. Moreover, the introduction of truck trailer storage at the property would not be inconsistent with the nearby uses. And, Jefferson Street has adequate turning space in and out of the project site. Trucks driving to and from the site have multiple means of getting to the property from streets either located wholly or primarily in industrial areas. The project would not add an appreciable number of trips to the area, especially as compared to a baseline outdoor storage yard. While truck trips are expected to increase, truck movement would not increase significantly and would occur within areas and on thoroughfares that are primarily industrial in nature. 4. Indicate how approval of this Conditional Use Permit with any conditions of approval will not harm the health and safety of the citizens of the City of Anaheim. Consistent with the above, the CUP would allow for a use that fulfills an outstanding need and would locate the use within an area intended for industrial development. The location of the use among existing industrial uses (and planned future industry) is proper and consistent with the goals of the Anaheim Canyon Specific Plan DA-1 Industrial Area, which seeks to provide for the development of light and heavy industrial uses and related support facilities. The project would ensure consistent land use patterns by establishing Oversized Vehicle storage use on an existing industrial lot within an area of industrial character. Outdoor Storage — Oversized Vehicle Storage (AMC § 18.38.200.150.1503) 1. Not located within the SC (Scenic Corridor Overlay Zone) The property is not within the Scenic Corridor Overlay Zone. 2. Irregularly shaped, which may cause it to be constrained by accessibility, visibility, or easements, or which may make it unsuitable for conventional types of development. The property's northern boundary is not a straight line, but is a curved frontage that follows the flood control channel right-of-way. The remaining three sides of the site are straight lines. The property's frontage along Jefferson Street is the shortest, but still provides adequate space for two properly sized ingress and egress drives into the site. The remainder of the property is designed sufficiently such that trailer parking can be accommodated safety with appropriate movement space. As noted above, an existing oil and gas facility is located in the middle of the property, which precludes substantive development of the property with alternative uses. (AMC § 18.38.180.040 [minimum of 150 feet between drill sites and dwellings or other structures]. Additionally, an idle well is located towards the frontage of the property which the operator contemplates bringing back into production, further constraining redevelopment Accounting for required setbacks and other development standard compliance, the site is not suitable for construction of structures to accommodate interior storage or other industrial or office structures. The site is also located in a highly industrial area, which is intended for continuation of light and heavy industrial uses. The trailer storage use would not create any conflicts with the surrounding uses. 3. Either not located adjacent to any residential zone or is shown to be sufficiently buffered and/or screened from such zone. As discussed above, the site is located approximately 300 feet from the nearest residential uses and is buffered from those uses by additional industrial uses, railroad tracks, a flood control channel and a four -lane roadway, Orangethorpe Avenue. Those nearest residential uses are also surrounded by a 6-8 foot high block wall that eliminates any views of the property from the residences and also minimizes noise emanating from the industrial uses within the City of Anaheim.