PC Res 3231RESOLUTION NO. 3231
BEING A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF CAMPBELL APPROVING A MODIFICATION (M 99-
06) TO A PREVIOUSLY-APPROVED CONDITIONAL USE PERMIT
AND PLANNED DEVELOPMENT PERMIT ON PROPERTIES
LOCATED AT 186 GILMAN AVENUE AND 186 DILLON
AVENUE IN A PD (PLANNED DEVELOPMENT) ZONING
DISTRICT, TO ALLOW THE EXISTING GILMAN BUILDING
MACHINE SHOP TO HAVE A SECOND FLOOR (MEZZANINE)
OFFICE AND STORAGE, SUBJECT TO A CONDITIONAL
PARKING ADJUSTMENT, AND TO ALLOW THE DILLON
BUILDING TO BE USED AS A MACHINE SHOP WITH A 16-FOOT
TALL EXTERIOR LIQUID NiTROGEN TANK. APPLICATION OF
JASON VALENTA ON BEHALF OF HAIG PRECISION
MANUFACTURING. FILE NO. M 99-06.
After notification and public hearing, as specified by law, and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council finds as follows with respect
to application M 99-06:
1. The proposed project is located in a Commercial/Industrial/Residential General Plan land use
area, within the SOCA (South of Campbell Avenue) Area.
The Planning Commission finds that the proposal is consistent with the SOCA requirements
in that approval of a second floor in either of the two buildings, as indicated for use on the
proposed floor and site plans, will not affect the ability of the SOCA Area to be redeveloped.
3. The proposal is consistent with the requirements of the M-1 (Light Industrial ) District, which
govern industrial uses under SOCA.
The approval of parking based upon employee count, and subject to the covenant required to
be placed on the sites as condition of approval, will not have a detrimental impact upon the
surrounding uses.
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The exterior building and landscaping changes proposed to the two sites will enhance the
appearance of the industrial area from both the public street and public park (creek trail) and
reduce parking conflicts between the residential and industrial sites.
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The proposed project will be required to comply with all requirements established by the
Building Division and the Santa Clara County Fire District to ensure safe construction and
maintenance of the facilities.
Based upon the foregoing findings of fact, the City Council further finds and concludes that:
1. The proposed project is consistent and compatible with the General Plan and the City's
zoning ordinance.
Planning Commission Resolution 3231
M 99-06 - 186 Gilman Avenue and 186 Dillon Avenue - Haig Precision Manufacturing
Page 2
2. The proposed project, as conditioned, will not change the existing use or traffic to the site and
will, therefore, be compatible and harmonious with uses in the surrounding area.
3. The proposed project, as conditioned, will result in a more desirable environment and use of
land.
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The establishment, maintenance or operation of the use applied for will not be detrimental to
the health, safety, peace, morals, comfort, or general welfare of persons residing or working
in the neighborhood of such proposed use, or be detrimental or injurious to property and
improvements in the neighborhood or to the general welfare of the City.
Further, the applicant is notified as part of this application that they are required to comply with
all applicable Codes and Ordinances of the City of Campbell and the State of California which
pertain to this application and are not herein specified. And, that this approval is granted subject
to the following Conditions of Approval.
Approved Project: Approval is granted for a Modification to a Conditional Use Permit for the
site located at 186 Gilman Avenue and to a Planned Development permit for the site at 186
Dillon Avenue. Project approval shall substantially comply with the layout presented by the
applicant with the application, except as modified by the Conditions of Approval herein.
(CDD)
Approval Expiration: This approval (M 99-06) or this project is valid for a period of one year
from the Planning Commission approval. All conditions of approval specified herein must
be completed within one year from the date of approval, or as the timing as otherwise
specified herein, or the Modification shall be void. The one year timing shall include, but not
be limited to, the permits and construction of the Gilman building second floor mezzanine,
and revisions to building exteriors.(CDD)
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Building Permits: Applicant shall obtain any permits deemed necessary by the Building
Official or the Uniform Building Code.
186 Dillon: Prior to the occupancy of the 186 Dillon Avenue building, permits shall have
been obtained and certificates of occupancy granted for all floors/mezzanines.
186 Gilman: Within 60 days of the occupancy of 186 Dillon Avenue, the applicant shall
obtain permits for the continuing modified use of the building at 186 Gilman Avenue.
All plans submitted for building permits shall be prepared and signed by a licensed
professional architect or engineer. The applicant shall contact the City Building Inspection
Division concerning any questions related to requirements for building permits. The plans
shall include the following:
A. Site plan showing the location of structures on the property with parking and site access
clearly described. Parking details shall also indicate locations and dimensions of disabled
parking stalls and associated path of travel from disabled parking to the entrance of the
building.
B. Floor plans of the proposed spaces, clearly describing rooms of space according to their
Planning Commission Resolution 3231
M 99-06 - 186 Gilman Avenue and 186 Dillon Avenue - Haig Precision Manufacturing
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use and all doors, corridors and exitways throughout the building.
C. Structural drawings and details showing layout, materials and design of all proposed new
construction, and existing components of the space which were constructed without
benefit of permits and inspections.
D. Plans describing restroom locations and floor plans. These plans shall clearly describe
how restrooms comply with California Accessibility requirements.
E. Plans and details showing all structures not necessarily part of the building itself, but
proposed to be added to the structure for the benefit of the proposed use. (i.e. Retaining
wall next to creek, Nitrogen tower behind the Dillon building and tank behind the Gilman
building, storage sheds, vacuum racks, etc.). These plans shall describe how these
structures are constructed and designed to resist lateral load and relate to the safe conduct
of business in the proposed space.
F. Plans describing any types of manufacturing proposed in the spaces that may require
special ventilation, fire protection or noise or vibration attenuation associated with the
use.
G. The plans shall provide totals of existing floor areas and proposed new floor areas.
Designated uses shall also be defined according to Chapter 3, 1997, UBC occupancy
descriptions.(CDD)
Covenant: Prior to the granting of an occupancy permit for the 186 Dillon Avenue site for use
as a machine shop, the applicant shall record covenants, in a form acceptable to the City
Attorney, that provides full circulation and parking easements for the 186 Dillon Avenue and
186 Gilman Avenue properties.. The easements shall mn with the land and may be
extinguished only upon verification by the Community Development director that each
building meets the minimum parking requirement and that the removal of the easements will
not adversely affect traffic circulation and parking in the area.(CDD)
Fire Department Turnaround: Prior to occupancy of the 186 Dillon Avenue site by the
machine shop, and approval of permits for the second floor of the 186 Gilman Avenue
building, the applicant shall record covenants describing the required firetruck turnaround on
each site, and that they be kept free and clear of parking, storage and any other impediments
to firetruck use. The tumarounds shall comply with Fire Department Standard Details and
Specifications A-1. If said turnaround is not provided on either site, then the applicant shall
provide a recorded vehicle access easement which will allow on-site circulation to and from
both parcels with complying widths and radiuses outlined in Standard A-1. (FD)
Fire flow: Any permit which adds a net square footage of 500 square feet or more above that
constructed under previously approved permits, shall cause a new fire flow assessment. Said
new fire flow would be 2,250 gallons per minute. (FD)
Automatic Fire Sprinkler System Required: Buildings requiring a fire flow in excess of
2,000 gallons per minute, or in excess of two stories or 35 feet in height, shall be equipped
throughout with an approved, automated fire sprinkler system, hydraulically designed per
National Fire Protection Association (NFPA) Standard #13. At the time of building permit
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application, the architect shall reflect how the proposed "mezzanines" meet with the
definition of a mezzanine per the building code versus "story'.(FD,CDD)
Hazardous Materials Management Plan: Prior to occupancy or installation of any storage
tanks regulated by the Santa Clara County Fire Department, the applicant shall submit a
hazardous materials management plan for the proposed nitrogen tank, or other proposed
tanks, and relocation of hazardous operations. (FD)
9. Painting of Nitrogen Tank: The Nitrogen tank and its cage shall be colored to blend in with
the color of the building next to it. (CDD)
10. Exterior Lighting: Site lighting, including on-building lighting, shall be shielded so as not
cause glare on adjacent residential properties. (CDD)
11. Noise Impact Study and Requirements:
A. Prior to the issuance of any building permits, or the moving of any machinery into the
186 Dillon Avenue building, the applicant shall present a report to the City prepared by a
licensed acoustical engineer which recommends building and operational conditions that
will mitigate any off-site noise generated by the uses on both the Gilman and Dillon sites.
The recommended mitigation measures shall be incorporated into the plans submitted for
building permits. The study shall be based upon best practices for the mitigation of
industrial uses so as to reduce noise and vibration to levels commonly found acceptable
in residential areas (e.g. 45 CNEL interior and 60 CNEL exterior). This shall include the
use of the site during nighttime hours. Applicant shall be required to retain an acoustical
engineering consultant to verify the noise levels if complaints are received, at the request
of the Community Development Director.
B. After installation on the 186 Dillon Avenue building, and prior to the use of any of the
machinery by the business at that site, the applicant shall present a report by the licensed
acoustical engineer to the City indicating that the engineer has tested the machinery on
the two sites, and verified that it meet the above requirements.
C. Should the City receive complaints about noise or vibration from owners or resident of
adjacent properties, the Community Development Director shall verify the complaints
relative to the above standards, and require the applicant to remedy the situation in a
timely manner. Failure to remedy these could be cause to bring the permit back for
review by the Planning Commission.
D. The applicant shall install a minimum 7 foot tall sound attenuation barrier along the north
property line of the 186 Dillon site to attenuate noise that may impact the adjacent
residences, as recommended by the noise consultant (CDD)
12. Outside storage: No outside storage is permitted unless a plan for each storage area has been
submitted to and approved by the City to ensure it does not conflict with parking, circulation,
and firetruck turnaround and that said storage is adequately screened from public view from
the street, the Creek Trail and the freeway. No storage, even of a temporary nature, is
permitted in the public right-of-way. (CDD, FD)
Planning Commission Resolution 3231
M 99-06 - 186 Gilman Avenue and 186 Dillon Avenue - Haig Precision Manufacturing
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13. Landscaping: Prior to approval of a building permit for either building, the applicant shall
submit a landscape and automatic irrigation plan to be reviewed and approved by the
Community Development Director and the Santa Clara Valley Water District incorporating
the following features:
Ao
Landscaping to screen the site from the Los Gatos Creek Trail and Route 17 freeway. The
trees selected to be planted shall have substantial canopies and shall provide rapid
screening of the Gilman and Dillon sites.
B. Landscaping of the area in front of the 186 Gilman Avenue building. This shall include
the removal of the parking spaces in front of the building. (CDD)
14. Landscape Installation Timing: Landscaping improvements shall be completed within 90
days of the date of approval by the City Council (by November 3, 1999), or the permit shall
become void. This shall include the submittal of plans, the planting of screening trees and
vines, and the installation of automatic irrigation system(s). (CDD)
15. Grading: Prior to any grading, including cut, fill, installation of retaining wall or the like, the
applicant shall submit an Engineered Grading and Drainage Plan and obtain a grading and
drainage permit from:
A. The Santa Clara Valley Water District, including compliance with Ordinance 83-2 and
subsequent amendments; and
B. The City of Campbell. The plans shall comply with the 1994 edition of the UBC
including Chapters 18 and 33 and Appendix 33. The plan shall show typical cross-
sections along the Los Gatos Creek. (PW, SCVWD)
16. Storm Drain Area Fee: Prior to the issuance of any grading or building permits for the sites,
the applicant shall pay the required Storm Drain Area fee which is $2,500 per acre, if not
previously paid. (PW)
17. Storm Water Pollution Prevention Measures: Prior to issuance of any grading or building
permits, the applicant shall comply with the National Pollution Discharge Elimination
System (NPDES) permitting requirements and the California Storm Water Best Management
Practices handbook prepared by the Storm Water Quality Task Force, Santa Clara Valley
Water District and the City of Campbell Municipal Code requiring Storm Water Pollution
Prevention.(PW)
18. Driveway Width: Per the Santa Clara County Fire Department and Campbell Zoning
Ordinance requirements, all two-way vehicle accessways shall provide a minimum 20 foot
width free and clear of all obstructions. This shall include the removal of the machinery in
the driveway at 186 Gilman Avenue, and any sheds, buildings storage, vehicles and the like.
The accessway shall be an all weather paved surface with a minimum vertical clearance of 13
feet 6 inches, minimum circulating tuming radius of 36 feet outside and 23 feet inside, and a
Planning Commission Resolution 3231
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maximum slope of 15%. Accessways shall conform with Fire Department Standard Details
and Specifications A-1. (FD, CDD)
19. Parking Covenant: The applicant shall record, or cause to be recorded, a covenant and deed
restriction running with the land, in a form acceptable to the City Attorney, obligating
existing and future property owners to limit the total number of persons (including owners
and management) who may be employed and present at any one time on the 186 Gilman and
186 Dillon properties combined to a maximum of 55 persons.
20. Delivery_ Limits to Reduce Noise Impacts on Residences: Deliveries by trucks are limited to
the daylight hours between 7 a.m. and 7 p.m. Monday through Friday.
21. Limits on Off-Site Vehicle Impacts
A. No forklifts are to be used off site, on public property or neighboring properties for the
purposes of loading or unloading vehicles. This shall include the public sidewalk and
street.
B. Delivery vehicles to 186 Gilman and 186 Dillon shall not load nor unload on public
property (including sidewalks and streets) nor otherwise park for any other purposes; all
such delivery activity shall be confined within the borders of the 186 Gilman and 186
Dillon properties.
C. The entry driveway to the 186 Gilman Avenue property shall be signed to require all
deliveries to be made at the rear of the building, and not through the street-side door.
This shall include the parking of canteen/food-service vehicles, parcel deliveries (Fed-Ex,
UPS), etc. All companies doing business with Haig, and all Haig employees shall be
instructed to not park in the driveway by the side of the building, and the area shall be
signed to prohibit parking.
Departments and agencies to be contacted regarding particular conditions are denoted by their initials at the end
of each condition. They are: CDD - Community Development Department (Building and Planning of the City of
Campbell), FD - Fire Department of Santa Clara County, SCVWD - Santa Clara Valley Water District, PW-
Public Works Department of the City of Campbell.
PASSED AND ADOPTED this 27th day of July, 1999, by the following roll call vote:
AYES: Commissioners:
NOES: Commissioners:
ABSENT: Commissioners:
ABSTAIN: Commissioners:
ATT T~..
Steve rlasecK1.
Francois, Gibbons, Hemandez, Jones, Keams, Lindstrom,
Cowe
None
None
None
c~~ APPROVED:
Secretary
Brad Jones, Chai~