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Staff Report200 S. Anaheim Blvd Suite 162 Anaheim, CA 92805 Tel: (714) 765-5139 Fax: (714) 765-5280 www.anaheim.net ITEM NO.3 PLANNING COMMISSION REPORT City of Anaheim PLANNING AND BUILDING DEPARTMENT DATE: NOVEMBER 6, 2023 SUBJECT: DEVELOPMENT APPLICATION NO.2022-00064 LOCATION: 1477 North Jefferson Street APPLICANT/PROPERTY OWNER: The applicant is Brian Wong, representing the property owner NP Jefferson, LLC. REQUEST: The applicant requests approval of a conditional use permit to operate an Outdoor Storage Yard for Oversized Vehicles and Trailers. AUTHORITY: Section 18.120.040 (Uses) of Chapter 18.120 (Anaheim Canyon Specific Plan) and Section 18.38.20 (Outdoor Storage) of Chapter 18.38 (Supplemental Use Regulations) of the Anaheim Municipal Code (the "Code"). RECOMMENDATION: Staff recommends that the Planning Commission by motion, approve the attached resolution determining that the Initial Study and Negative Declaration (IS/ND) prepared for the proposed project is the appropriate environmental documentation for this request under the California Environmental Quality Act ("CEQA") (Attachment 1) and approve the attached resolution for Development Application No. 2022-00064. BACKGROUND: The subject site is approximately 7.75 acres, comprised of two parcels, and developed with a modular office building, a block wall, and associated parking and infrastructure improvements. The property is in the Anaheim Canyon Specific Plan No. SP 2015-1 (SP2015-1) in the Industrial Area (DA-1) and is designated for Industrial land uses in the General Plan. The surrounding uses include industrial land uses to the west, south and east across Jefferson Street, and a flood control channel to the north. PROPOSAL: In 2022, permits were issued for the construction of an outdoor storage yard on the project site, a by -right use, and included interior improvements of an existing modular office building, concrete pavement, utility improvements, driveways, landscaping, and fencing. The applicant requests approval of a conditional use permit to accommodate oversized vehicle and trailer storage on the property. Specifically, the applicant proposes to store oversized trucks and trailers for a third -party logistics company. As part of the request to use the property for the storage of oversized trucks and trailers, the applicant proposed to stripe the property to accommodate the 53-foot trailer parking and increasing the height of the existing block wall to eight feet in height. The site is designed to accommodate a total of 180 trailer parking stalls and 16 automobile Development Application No. 2022-00064 November 6, 2023 Page 2 of 4 parking stalls, including two handicap -accessible parking stalls. The two driveways on Jefferson Street will provide vehicular access to the site. Trees and shrubs within the landscape setback along the Jefferson Street frontage would provide screening in front of the existing block wall. The northern, southern, and western property lines would have chain link fencing with interwoven slats for screening. An eight -foot high, wrought iron access gate with attached solid screening is provided at both driveway locations. The gates are recessed into the property to allow for the truck and trailer to pull into the property without blocking traffic on Jefferson Street. There is one pedestrian access gate located north of the southern driveway approach and provides direct access from the modular office building to the street. A new trash enclosure would also be constructed on -site. PROPOSED SITE PLAN The site is the location of the former Atwood Terminal fuel storage and distribution facility which has an Investigation Order from, and corresponding Work Plan under review, with the Santa Ana Regional Water Quality Board for prior petroleum releases on site. A groundwater monitoring well network already exists on site and will remain. Additionally, an active oil well is in the center of the property and would be protected from truck movement. FINDINGS AND ANALYSIS: Conditional Use Permit: Before the Planning Commission may approve a conditional use permit, it must make specific findings of fact. Each required finding and the corresponding analysis is presented below: Development Application No. 2022-00064 November 6, 2023 Page 3 of 4 1) That the proposed use is properly one for which a conditional use permit is authorized by this code; The Code permits Outdoor Storage Yards for Oversized Vehicles and Trailers subject to a conditional use permit in the Anaheim Canyon Specific Plan No. SP 2015-1 (SP2015-1) in the Industrial Area (DA-1) to ensure compatibility with surrounding uses, and to ensure that the use would not be detrimental to the general health and safety of the community. 2) That the proposed use will not adversely affect the adjoining land uses, or the growth and development of the area in which it is proposed to be located; The outdoor storage would be located behind an eight -foot high block wall with new trees planted along the Jefferson Street frontage. The project site is adjacent to an auto auction facility to the west that encompasses approximately 38 acres and uses the majority of the land for vehicle storage. Therefore, the storage of oversized vehicles and trailers is consistent with the surrounding vehicle storage uses in the area. 3) 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; The size and shape of the property is adequate for the use as the project provides an appropriate area for on -site truck circulation. The proposed driveways located on Jefferson Street would be suitable to allow truck and trailer access to the outdoor storage yard. Once on -site, the truck and trailer will be able to circulate on -site and not conflict with any adjacent properties or Jefferson Street. As discussed in detail below, the existing and proposed uses require 13 parking spaces and 16 spaces are proposed, which exceeds the Code requirement by 3 spaces. 4) 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 Public Works Department - Traffic and Transportation Division reviewed the Vehicle Miles Traveled (VMT) Screening Evaluation and a Trip Generation Analysis for the proposed outdoor storage yard and determined that the proposed use would not have a significant impact on traffic. The project is designed to have adequate gate queuing at both driveways and suitable on -site circulation would be provided. The Trip Generation Analysis for the Proposed Project used the "100 trips" threshold to analyze any potential traffic circulation impacts. It is estimated that the outdoor storage yard would generate 45 A.M. peak hour trips and 36 P.M. peak hour trips for a typical weekday. These peak hour counts include inbound and outbound vehicles. Based on the data in the Trip Generation Analysis, the project would not have significant impacts on traffic circulation. In addition, fire truck and emergency service access were deemed adequate by the Fire and Rescue Department, and sanitation service was deemed adequate by the Public Works Streets and Sanitation Division. Based on the above data, the traffic generated by the proposed uses would not impose an undue burden on streets and highways in the area. 5) That the granting of the 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. Development Application No. 2022-00064 November 6, 2023 Page 4 of 4 The Project site is located adjacent to other industrial outdoor storage uses and would be consistent with existing land use patterns. Conditions of approval are included in the draft resolution to ensure the outdoor storage yard land use will be maintained on -site and not create a nuisance to the area and adjacent land uses. Parking: The Code requires two parking spaces per oil well for Oil Production uses and 11 parking spaces for the proposed outdoor storage yard. There will only be one oil well in operation, therefore, the total parking required for both uses is 13 parking spaces. The project is designed with 16 parking spaces which meets the Code requirements for the outdoor storage and oil production uses. Environmental Impact Anal An Initial Study in support of a Negative Declaration (IS/ND) has been prepared to evaluate the environmental impacts of the proposed project pursuant to the requirements of the California Environmental Quality Act (CEQA). The IS/ND concluded that the proposed project could not have a significant effect on the environment. On September 21, 2023, staff circulated the IS/ND for a 20-day public review period. Staff posted the IS/ND on the City's web page and made hard copies available at City Hall and the Anaheim Public Library. Staff prepared a joint Notice of Intent (NOI) to adopt the IS/ND and Notice of Public Hearing, which was mailed to potentially- affected public agencies and interested parties, as well as property owners and tenants within a 500-foot radius of the proposed project. Staff also posted the notice with the Orange County Clerk -Recorder in addition to publication in The Anaheim Bulletin. Staff did not receive any comments during the 20-day public review period for the IS/ND. CONCLUSION: The Outdoor Storage Yard for Oversized Vehicles and Trailers would be compatible with the existing industrial uses in the surrounding area. The project is designed and conditioned to ensure that the proposed use would not impact surrounding properties. Staff believes that the necessary findings exist to permit a conditional use permit for an Outdoor Storage Yard for Oversized Vehicles and Trailers. Staff supports the request and recommends approval of the application. Prepared by, Ivan Orozco Associate Planner Submitted by, /�, J4 �46Z" Scott Koehm, AICP Principal Planner Attachments: 1. Draft Negative Declaration Resolution 2. Draft Conditional Use Permit Resolution 3. Initial Study/Negative Declaration (IS/ND) a. IS/ND Appendices 4. Letter of Request and Conditional Use Permit Justifications 5. Project Plans 6. Trip Generation Analysis 7. Aerial and Vicinity Maps