HomeMy WebLinkAbout1-4-1988 PC Agenda CITY OF DUBLIN
Development Services --4 , Planning;Zoning 829-4916
P.O. Box 2340 Building & Safety 829-0822
Dublin, CA 94568 Engineering/Public Works 829-4927
DECLARATION OF POSTING
I declare under penalty of perjury that the foregoing Agenda for the
Dublin Planning Commission meeting of /1 Y , 1987as posted
at the Dublin Library, 7606 Amador Valley Boulevard, Dublin, California, on
the - f//7 of 7Q , 190, by S .00 p.m.
Executed this ID 'ill day of 4'I y Q , 1982 at Dublin,
California.
Laurence L. Tong
Planning Commission Secretary by
•
P anning Secretary
• -
AGENDA
CITY OF DUBLIN
PLANNING COMMISSION
Regular Meeting - Dublin Library Monday - 7:00 p.m.
7606 Amador Valley Blvd. , Meeting Room January 4, 1988
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
5. MINUTES OF PREVIOUS MEETING - December 7, 1987
6. ORAL COMMUNICATION - At this time, members of the audience are permitted
to address the Planning Commission on any item which is not on the
Planning Commission agenda. Comments should not exceed 5 minutes. If
any person feels that this is insufficient time to address his or her
concern, that person should arrange with the Planning Director to have
his or her particular concern placed on the agenda for a future meeting.
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 Appeal of Zoning Administrator's November 24, 1987, action
denying PA 87-140 Amador Automotive Center - Sign Location
Variance requests to establish Wall-mounted Business Signs
which are not contiguous with the commercial service spaces
which they are proposed to identify, 6000 Dougherty Road.
8.2 Appeal of the Zoning Administrator' s December 1, 1987, action
denying PA 87-161 The Good Guys (Applicants)/Enea Properties
Company (Owners) Sign Location Variance request to establish
a Wall-mounted Sign which is not located on a Primary or
Secondary Building Frontage of the retail space which it is
proposed to identify, southwest corner of Amador Plaza Road
and Dublin Boulevard.
9. NEW OR UNFINISHED BUSINESS
10. OTHER BUSINESS
11. PLANNING COMMISSIONERS' CONCERNS
12. ADJOURNMENT
(Over for Procedures Summary)
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CITY OF DUBLIN
AGENDA STATEMENT/STAFF REPORT
Meeting Date: January 4, 1988
TO: Planning Commission
FROM: Planning Staff*t 4T
SUBJECT: Appeal of the Zoning Administrator' s action
denying PA 87-140 Amador Automotive Center -
Sign Location Variance Requests, 6000 Dougherty
Road.
GENERAL INFORMATION:
PROJECT: Appeal of the Zoning Administrator' s
November 24, 1987, action denying PA 87-140
Amador Automotive Center Sign Location Variance
requests to establish Wall-mounted Business
Signs which are not contiguous with the
commercial service spaces which they are
proposed to identify.
PROPERTY OWNER/APPLICANT: Douglas W. Bradford
2694 Bishop Drive, Suite 202
San Ramon, CA 94583
PROPERTY AND 6000 Dougherty Road
ZONING: Zoning: PD, Planned Development District
(APN: 941-205-21)
SURROUNDING LAND USE North: PD, Planned Development District - Mini
AND ZONING: Warehouse
East: PD, Planned Development District -
Vacant lands, exterior storage and
building supply company
South: C-2, General Commercial District -
Pac 'n Save Shopping Center
West: M-1, Light Industrial District -
Business Park with mixed uses
APPLICABLE REGULATIONS:
Section 8-87.33 a) of the Zoning Ordinance establishes maximum dimensional
criteria for Wall Signs. The criteria establishes specific dimensions for the
Primary and Secondary Frontages of the projection of the business building
they identify. Sections 8-87.10 p) and s) , Definitions for Primary and
Secondary Building Frontages, establish that sign area accrued and authorized
by one frontage may not be attached to any other building frontage.
Section 8-93.0 (Variance) indicates that the strict terms of the Zoning
Ordinance may be varied in specific cases upon affirmative findings of fact
upon each of the following three requirements:
a) That there are special circumstances including size, shape, topography,
location or surroundings, applicable to the property which deprive the
property of privileges enjoyed by other property in the vicinity under
the identical zoning classification.
b) That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
c) That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
COPIES TO: Applicant/Owner
Item No. File PA 87-140
Section 8-93.1 - .4 establishes the procedures, required action and effective
date for granting or denying a Variance, and indicates the granting of a
Variance shall be subject to conditions, limitations and guarantees.
ENVIRONMENTAL REVIEW: Categorically Exempt
NOTIFICATION: Public Notice of the January 4, 1988, hearing was published
in The Herald, mailed to adjacent property owners, and posted in public
buildings.
ANALYSIS:
The 2.8+ acre property is currently being developed as a three-building -
40,000 square foot automotive service-retail center (under approvals granted
for PA 87-019) . The signs which have prompted the subject application involve
signage proposed for one tenant space in Building A (Tenant Space A-3) and
three tenant spaces in Building B (Tenant Spaces B-8, B-9 and B-10) .
A quick-service lube/oil change occupancy is proposed in Tenant Space A-3.
That space is proposed to be located on the north side of Building A. Two
signs are proposed on the north elevation of Building A to identify this
tenant space. A third sign for this space is also proposed at the west eleva-
tion. These three signs are consistent with the City's Sign Regulations. The
fourth sign proposed for Tenant Space A-3 would be along the south building
elevation and would not be contiguous with lease space for A-3. This sign
would require approval of a Sign Location Variance prior to its use. If all
four signs were authorized for use, Tenant Space A-3 would have more signs
than are currently proposed for any other tenant space in the center (all
others are proposed for either one or two signs) . Despite being one of the
smaller tenant spaces, Space A-3 would have an aggregate sign area greater
than any other proposed tenant space except for the major tenant proposed in
Tenant Space B-1. (Space B-1 is shown to receive 90 square feet of signage,
Space A-3 at 70 square feet and Space B-5, the next highest total, at 50
square feet. )
Even without approval of the proposed non-contiguous Wall-mounted Sign, Tenant
Space A-3 would have signs which would be visible from both Dougherty Road
(southbound traffic) and Sierra Lane (eastbound traffic) , and as such would be
one of only a few of the 15 proposed tenant spaces in the Center that would
benefit from some level of visibility from both streets.
The three tenant spaces involved with the second portion of the subject
request are Tenant spaces B-8, B-9, and B-10, proposed at the rear (west side)
of Building B. The front elevations of these three tenant spaces will not be
directly visible from either Dougherty Road or Sierra Lane. The proposed
3' x 8' sign would be established at the southwest corner of Building B,
parallel to Sierra Lane and lying approximately 250 feet from the street. The
sign is proposed to provide directional information regarding the location of
these three tenant spaces to vehicles which had come onto the subject
property.
Prior to granting a Variance, three affirmative findings of fact must be made.
The Zoning Administrator's determination at the November 24, 1987, hearing on
the three findings was as follows:
I. Building A - Wall-mounted Sign for Tenant Space A-3
FINDING A:
A. That there are special circumstances including size, shape, topography,
location or surroundings, applicable to the property which deprive the
property of privileges enjoyed by other property in the vicinity under
the identical zoning classification.
STAFF RESPONSE:
There are no special circumstances related to size, shape, topography,
location or surroundings of the proposed tenant space or Building A
which would warrant granting a Sign Location Variance, in that the
visibility of the proposed tenant space is commensurate with others
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within the immediate vicinity and zone, given Building A's visual
relationship to a major arterial roadway (Dougherty Road) and collector
street (Sierra Lane).
FINDING B
B. That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
STAFF RESPONSE:
There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed tenant space or Building A which would preclude
the Applicant from maintaining a strict compliance with the locational
requirements for Wall Signs. The granting of this Variance would
constitute a special privilege and may set a precedent for similar,
future Variance requests.
FINDING C
C. That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
STAFF RESPONSE:
The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building A.
II. Building B - Wall-mounted Sign for Tenant Spaces B-8, B-9 and B-10
FINDING A:
A. That there are special circumstances including size, shape, topography,
location of the three proposed tenant spaces at the back (west side) of
proposed Building B or surroundings, applicable to the property which
deprive the property of privileges enjoyed by other property in the
vicinity under the identical zoning classification.
STAFF RESPONSE:
There are no special circumstances related to the size, shape, topo-
graphy, location or surroundings of the three proposed tenant spaces at
the back (west side) of proposed Building B which would warrant granting
a Sign Location Variance. The Sign Ordinance regulations make adequate
provision for identification of the tenant spaces without necessitating
a Sign Location Variance (Section 8-87.50, Permitted Signs - Tenant Wall
Directory).
FINDING B
B. That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
STAFF RESPONSE:
There is nothing unique or special regarding the size, shape, topo-
graphy, location or surroundings of the proposed three subject tenant
spaces or Building B which preclude the Applicant from maintaining a
strict compliance with the locational requirements for Wall Signs. The
granting of this Sign Location Variance would constitute a special
privilege and may set a precedent for similar, future variance requests.
FINDING C
C. That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
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STAFF RESPONSE:
The granting of this Sign Location Variance will not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building B.
After receiving testimony from Staff and the Applicants, and after making the
above stated determination on the required findings, the Zoning Administrator
denied both Sign Location Variance requests.
The Applicant subsequently filed an appeal of the Zoning Administrator's
action (see Attachment #6) . Within the appeal letter, the Applicant provides
rebuttal to the findings made by the Zoning Administrator at the November 24,
1987, hearing.
The Applicant's situation is not different from that of several other retail
uses in the City of Dublin. In the case of the signage proposed for Building
A, there are many examples of retail uses which have "backs" or "sides" that
do not qualify for signage. Examples of this situation include Sattler's and
other retail tenants in the KB Enterprise shopping center which have their
backs facing the Great Western building. Additional samples pertaining to the
Building A situation include the tenant spaces in the Amador Plaza Shopping
Center (such as Togos and Supercuts) which are interior tenant spaces set
perpendicular to Amador Plaza Road. These businesses, and others, have not
been allowed to establish signs where they do not qualify for signage.
Similarly, as pertains to the situation involving Tenant Spaces B-8, B-9 and
B-10 in Building B, there are many businesses in the C-2 and M-1 Zoning
Districts along Village Parkway, Scarlett Court, and Golden Gate Drive which
do not have exposure onto a public street. They have not been allowed to have
signs that are not contiguous to their tenant spaces.
Staff recommends the Planning Commission reaffirm the Zoning Administrator's
action on the requests, denying both Sign Location Variance requests.
RECOMMENDATION:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Consider and act on a Draft Resolution upholding the Zoning
Administrator' s November 24, 1987, action denying the Sign
Location Variance requests, or give Staff and Applicant
direction and continue the matter.
ACTION: Staff recommends the Planning Commission adopt the attached Draft
Resolution upholding the Zoning Administrator' s November 24, 1987,
action denying the Sign Location Variance requests submitted under
PA 87-140.
ATTACHMENTS:
Exhibit A - Draft Resolution denying the Sign Location Variance Requests
submitted under PA 87-140
Exhibit B - Sign Location Variance Requests Submittals
Background Attachments:
1. Zoning Map
2. Applicant's Written Statements (September 30, 1987 and October 27,
1987)
3. November 24, 1987, Zoning Administrator Staff Report (without
Attachments)
4. Minutes from November 24, 1987, Zoning Administrator Meeting
5. Zoning Administrator Resolution No. 9-87
6. Appeal Letter dated received December 4, 1987, from Gregg Steele,
the Good Guys, Inc.
7. Notice of Appeal
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^
RESOLUTION NO. 87 -
A RESOLUTION OF THE DUBLIN PLANNING COMMISSION
UPHOLDING THE ZONING ADMINISTRATOR'S ACTION DENYING PA 87-140 AMADOR
AUTOMOTIVE CENTER - SIGN LOCATION VARIANCE REQUESTS, 6000 DOUGHERTY ROAD
WHEREAS, Douglas W. Bradford has filed an application for Sign
Location Variances from Sections 8-87.33 and 8-87.10 p) and s) of the City's
Zoning Ordinance to allow construction of Wall-mounted Business Signs which
are not contiguous with the commercial service spaces which they are proposed
to identify; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act and has been found to
be categorically exempt; and
WHEREAS, the Zoning Administrator held a public hearing on said
application on November 24, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, a Staff Report was submitted recommending approval in
part of the Variance application (recommending approval of the proposed
Building B - Wall-mounted Business Sign for tenant spaces B-8, B-9, and B-10
and denial of the proposed Building A - Wall-mounted Business Sign for Tenant
Space A-3); and
WHEREAS, after hearing and considering all said reports,
recommendations and testimony, the Zoning Administrator denied both Sign
Location Variance requests; and
WHEREAS, on December 4, 1987, Douglas W. Bradford, Property Owner
and Applicant, filed an appeal of the Zoning Administrator's action; and
WHEREAS, the Planning Commission held a public hearing on said
appeal on January 4, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the
Planning Commission uphold the Zoning Administrator's action and deny the Sign
Location Variance requests; and
WHEREAS, the Planning Commission heard and considered all said
reports, recommendations and testimony as hereinabove set forth;
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does
hereby find that:
A. There are no special circumstances related to size, shape, topography,
location or surroundings of the proposed tenant space or Building A
which would warrant granting a Sign Location Variance, in that the
visibility of the proposed tenant space is commensurate with others
within the immediate vicinity and zone, given Building A's visual
relationship to a major arterial roadway (Dougherty Road) and collector
street (Sierra Lane).
B. There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed tenant space or Building A which would preclude
the Applicant from maintaining a strict compliance with the locational
requirements for Wall Signs. The granting of this Variance would
constitute a special privilege and may set a precedent for similar,
future Variance requests. /�
G'x/7/ /9CT -.DRAFT
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C. The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building A.
BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby
deny that portion of Sign Location Variance PA 87-140 pertaining to proposed
Building A - Wall-mounted Signs for Tenant Space A-3.
BE IT FURTHER RESOLVED THAT THE Planning Commission finds, in
regards to proposed Building B - Wall-mounted Sign for Tenant Spaces B-8, B-9
and B-10, that:
A. There are no special circumstances related to the size, shape, topo-
graphy, location or surroundings of the proposed three subject tenant
spaces at the back (west side) of proposed Building B which would
warrant granting a Sign Location Variance. The Sign Ordinance
regulations make adequate provision for identification of the tenant
spaces without necessitating a Sign Location Variance (Section 8-87-50;
Permitted Signs - Tenant Wall Directory).
B. There is nothing unique or special regarding the size, shape,
topography, location or surroundings of the proposed tenant spaces or
Building B which preclude the Applicant from maintaining a strict
compliance with the locational requirements for Wall Signs. The
granting of this Sign Location Variance would constitute a special
privilege and may set a precedent for similiar, future variance
requests.
C. The granting of this Sign Location Variance will not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building B.
BE IT FURTHER RESOLVED that the Planning Commission does hereby
deny that portion of Sign Location Variance request PA 87-140 pertaining to
proposed Building B - Wall-mounted Sign for Tenant Spaces B-8, B-9 and B-10.
PASSED, APPROVED AND ADOPTED this 4th day of January, 1988.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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October • 27• , 1987 *,1:r--. 4...,a-J.� ' ,rc5 •,,� ✓.,. fr
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Mr. , Kevin Galley / '=" a; ,y.4.:. . -
. -Senior Planner - -.4 ' ..t=rj.r., _--
City of Dublin. : -
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' 6500 -Dublin Blvd: Suite D Y •`7'
: Dublin, •California '94568 , _, R',�...:r!!..1,-*yf'1Nr$10y., . poi„ r "
• +,[�• r //.. r t t • ,. .. -• ::. /- X +rF�Y.n1�'F,p{li yt 4rti�lU Nc K r•
Re .s Amador Automotive 'and Retail Center tr ,,',41--i..:.,41i .r . .sog-.,ei .�'• _ .
1 - 6000 Dougherty ,Road _' Xxf„ 4, ins„=;:•�..r?, ✓; .,>-, - .
Dublin, California 194568 .. .,'..r + ,y;l.' n • .
I J i;Q.C.'1 , W 9: 1$P� fit}A• 4 _
• - Dear Kevin, �, 304, 1,4 r _ .
..▪ ._'.�. . -▪.J..t ..'3rr^'F••r-+.t: �tr" '#�6 ,-4P 11;"yr,
::As'-a .follow up to our •earlier conversation I would�:like s to ,,{^
„ •-;include'•in -our Sign Varience the_.Projecting sign sproposed 11 ;-T - _
''''' :g at =the:southwest corner ,of •Building B:`-F The rational?for F
'r:•this request lies mainly .in `that the :rear _tenants`to :this >te..
=building will be almost :impossible to _find without -signage - -
:that is easily viewed from a main entry/exit drive .., _
,.Please .regard this letter to be a formal request for the - , .
- . ..above .
:"•Very -t my yours , ..
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2694 Bishop Drive, Ste 202 • P.O. Box 65 • San Ramon, California • 94583 (415) 867-3810
4//02,,647,17„...,c1(//e/ffii.,.,,. vcs,../5,7,z,,,t,,..,03
CITY OF DUBLIN
AGENDA STATEMENT/STAFF REPORT
Meeting Date: November 24, 1987 - 9:30 a.m.
TO: Zoning Administrator�
FROM: Planning Sydf {4
SUBJECT: PA 87-140 Amador Automotive Center - Sign
Location Variance reauests, 6000 Dougherty Road.
GENERAL INFORMATION:
PROJECT: Sign Location Variance requests to establish
Wall-mounted-Business Signs which are not
contiguous with the commercial service spaces
which they are proposed to identify.
PROPERTY OWNER/APPLICANT: Douglas W. Bradford
2694 Bishop Drive, Suite 202
San Ramon, CA 94583
PROPERTY AND 6000 Dougherty Road
ZONING: Zoning: PD, Planned Development District
APN: 941-205-21
SURROUNDING LAND USE
AND ZONING: North: PD, Planned Development District - Mini
Warehouse
East: PD, Planned Development District -
Vacant lands, exterior storage and
building supply company
South: C-2, General Commercial District -
Pac 'n Save Shopping Center
West: M-1, Light Industrial District -
Business Park with mixed uses
APPLICABLE REGULATIONS:
Section 8-87.33 a) of the Zoning Ordinance establishes maximum
dimensional criteria for Wall Signs. The criteria establishes specific
dimensions for the Primary and Secondary Frontages of the projection of the
business building they identify. Sections 8-87.10 p) and s), Definitions for
Primary and Secondary Building Frontages, establish that sign area accrued and
authorized by one frontage may not be attached to any other building frontage.
Section 8-93.0 (Variance) indicates that the strict terms of the Zoning
Ordinance may be varied in specific cases upon affirmative findings of fact
upon each of the following three requirements:
a) That there are special circumstances including size, shape, topo-
graphy, location or surroundings, applicable to the property which
deprive the property of privileges enjoyed by other property in
the vicinity under the identical zoning classification.
b) That the granting of the application will not constitute a grant
of special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
c) That the granting of the application will not be detrimental to
persons or property in the neighborhood or to the public welfare.
ATTp r;iF15pi-:
nt/ er0
R -2./-872k Srkfr Pero 101001-400144
l;?
Section 8-93.1 - .4 establishes the procedures, required action and
x effective date for granting or denying a Variance, and indicates the granting
of a Variance shall be subject to conditions, limitations and guarantees.
ENVIRONMENTAL REVIEW:
Categorically Exempt
NOTIFICATION: Public Notice of the November 24, 1987, hearing was
published in The Herald,.d mailed to adjacent property owners, and posted
in public buildings.
ANALYSIS:
The 2.8+ acre property is currently being developed as a three-building
- 40,000 square foot automotive service-retail center (under approvals granted
for PA 87-019). The signs which have prompted the subject application involve
signage proposed for one tenant space in Building A (Tenant Space A-3) and
three tenant spaces in Building B (Tenant Spaces B-8, B-9 and B-10).
A quick-service lube/oil change occupancy is proposed in Tenant Space
A-3. That space is proposed to be located on the north side of Building A.
Two signs are proposed on the north elevation of Building A to identify this
tenant space. A third sign for this space is also proposed at the west
elevation. These three signs are consistent with the City's Sign Regulations.
The fourth sign proposed for Tenant Space A-3 would be along the south
building elevation and would not be contiguous with lease space for A-3. This
sign would require approval of a Sign Location Variance prior to its use. If
all four signs were authorized for use, Tenant Space A-3 would have more signs
than any other proposed tenant space in the Center (all others have either one
or two signs) and, despite being one of the smaller tenant spaces, would have
an aggregate sign area greater than any other proposed tenant space except for
the major tenant proposed in Tenant Space B-1. (Space B-1 is shown to receive
90 square feet of signage, Space A-3 at 70 square feet and Space B-5, the next
highest total, at 50 square feet.)
Even without approval of the proposed non-contiguous Wall-mounted Sign,
Tenant Space A-3 would have signs which would be visible from both Dougherty
Road and Sierra Lane, and as such would be one of only a few of the 15
proposed tenant spaces in the Center that would benefit from visibility from
both streets.
The three tenant spaces involved with the second portion of the subject
request are on the other side of the visibility spectrum. Tenant spaces B-8,
B-9, and B-10 are proposed at the rear (west side) of Building B, with the
front elevations of the three tenant spaces not being directly visible from
either Dougherty Road or Sierra Lane. The proposed 3' x 8' sign would be
located at the southwest corner of Building B and would be parallel to Sierra
Lane, lying approximately 250 feet to the south. The signs would serve to
yield directional information regarding the location of these three tenant
spaces to vehicles which had come onto the subject property.
Prior to granting a Variance, three affirmative findings of fact must be
made. Staff's response to the mandatory findings are as follows:
I. Building A - Wall-mounted Sign for Tenant Space A-3
FINDING A:
A. That there
loattthn are special circumstances including size, shape, topography,
or surroundings, applicable to the property which deprive the
Property of Privileges enjoyed by other property in the vicinity under
the identical zoning classification.
}
STAFF RESPONSE:
There are no special circumstances related to size, shape, topography,
location or surroundings of the proposed tenant space or Building A
which would warrant granting a Sign Location Variance, in that the
visibility of the proposed tenant space is commensurate with others
within the immediate vicinity and zone, given Building A's visual
relationship to a major arterial roadway (Dougherty Road) and collector
street (Sierra Lane).
FINDING B
B. That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
STAFF RESPONSE:
There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed tenant space or Building A which would preclude
the Applicant from maintaining a strict compliance with the locational
requirements for Wall Signs. The granting of this Variance would
constitute a special privilege and may set a precedent for similar,
future Variance requests.
FINDING C
C. That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
STAFF RESPONSE:
The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building A.
Staff recommends denial of the Applicant's Sign Location Variance
request involving signage proposed for Tenant Space A-3 of proposed
Building A, in that an affirmative response to all three findings of fact
cannot be made.
II. Building B - Wall-mounted Sign for Tenant Spaces B-8, B-9 and B-10
FINDING A:
A. That there are special circumstances including size, shape, topography,
location of the three proposed tenant spaces at the back (west side) of
proposed Building B or surroundings, applicable to the property which
deprive the property of privileges enjoyed by other property in the
vicinity under the identical zoning classification.
STAFF RESPONSE:
There are special circumstances related to the size, configuration, and
location which would warrant granting a Sign Location Variance. The
three tenant spaces along the west property boundary have no direct
exposure to any public street and therefore identification of these
tenant spaces warrants deviation from a strict application of the
Ordinance requirements.
FINDING B
B. That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
-3-
STAFF RESPONSE:
The fact that the three proposed rear tenant spaces are oriented away
from any public street constitutes a unique and special circumstance
which preclude the Applicant from being able to maintain a strict
compliance with the locational requirements for Wall Signs if effective
identification is to be established for the subject tenant spaces. The
granting of this Sign Location Variance will not constitute a special
privilege.
FINDING C
C. That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
STAFF RESPONSE:
The granting of this Sign Location Variance will not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building B.
Staff recommends approval of the Applicant's Sign Location Variance
request involving signage proposed for Tenant Spaces B-8, B-9 and B-10 of
proposed Building B, in that an affirmative response to all three findings of
fact can be made.
RECOMMENDATION:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Consider and act on a Draft Resolution which denies one of
the two Sign Location Variance requests while approving the
other, or give Staff and Applicant direction and continue
the matter.
ACTION: Staff recommends the Zoning Administrator adopt attached
Resolution A, which denies the Sign Location Variance request
involvling signage proposed for Tenant Space A-3 of proposed
Building A and which approves the Sign Location Variance request
involving signage proposed for Tenant Spaces B-8, B-9 and B-10 of
proposed Building B.
ATTACHMENTS:
Exhibit A - Draft Resolution Approving in Part the Sign Location
Variance Requests submitted under PA 87-140
Exhibit B - Sign Location Variance Requests Submittals
Background Attachments:
1. Zoning Map
2. Applicant's Written Statements (September 30, 1987 and October 27,
1987)
111
-4 •
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Zoning Administrator Meeting - November 24, 1987
A meeting of the City of Dublin Zoning Administrator was held on November 24,
1987, in the Conference Room, City of Dublin Office, 6500 Dublin Boulevard,
Suite 101. The meeting was called to order at 9:35 a.m. by Laurence Tong, Zoning
Administrator.
* * * *
ROLL CALL
PRESENT: Laurence Tong, Planning Director/Zoning Administrator, and Kevin J.
Gailey, Senior Planner.
* * * *
PUBLIC HEARING
SUBJECT: PA 87-140 Amador Automotive Center - Sign Location Variance
requests, 6000 Dougherty Road.
Mr. Tong opened the public hearing and called for the Staff Report. Mr. Gailey
provided background information of actions leading up to the application submit-
tal for the two proposed signs. He indicated that the Staff Report recommended
that the Sign Location Variance request for proposed Tenant Space A-3 be denied
and the request for proposed Tenant Spaces B-8, B-9 and B-10 be approved.
Mr. Doug Bradford, Applicant, discussed the various signs proposed for Tenant
Space A-3. He advised Mr. Tong of the changes to the type and size of signs
provided to that space they'd be willing to make if such actions would make the
proposed sign on the south building elevation more acceptable to Staff. Mr.
Bradford challenged Staff's contention that the other signs proposed for Tenant
Space A-3 would yield adequate visibility from Dougherty Road or Sierra Lane,
stating that the building's orientation to the street compromised its visibility
from those streets. He also indicated his opinion that the requested sign would
serve to direct customers to the desired driveway. Mr. Bradford indicated that
the subject tenant, Precision Tune, would be one of the major tenants in the
Center, which creates a "uniqueness" justifying special signage.
In regards to the proposed non-contiguous Wall-mounted Business Sign for Tenant
Spaces B-8, B-9 and B-10, Mr. Bradford indicated that the requested 36 square
feet in area is as small as he feels would be functionable (this was offered in
response to Staff's indication that a 12 square foot sign could be established
without necessitating any Sign Variance approval).
Mr. Casey Cummings, representing Precision Tune, described the services provided
by his company. In response to an inquiry from Mr. Tong, he described the manner
in which the business would operate. Mr. Cummings stressed the advertising
efforts required through the franchise arrangement (9% of monthly gross to be
spent on advertising). Mr. Cummings stated that he felt the sign proposed for
Tenant Space A-3 on the south building elevation was critical for their business.
Regular Meeting Z4M-1 November 24, 1987
ATTACHMENT 4
/ n n.Zy-81 z9 Mrfr.
In response to an inquiry from Mr. Tong, Mr. Bradford advised that due to
contractual arrangements with another tenant in the Center (Goodyear Tires) ,
Precision Tune would not be allowed copy space on the proposed project Free-
standing Sign.
Mr. Tong discussed the directory type signage used at three other locations in
the City and indicated he felt that approach was a viable option for the
identification of Tenant Spaces B-8, B-9, and B-10 (i.e. , observance of a 12
square foot maximum size) .
Mr. Tong advised that he was unable to make affirmative Findings of Fact, as
required by the Zoning Ordinance, and was not in a position to approve either
Sign Location Variance requests.
Mr. Cummings stated that Building A's location on the site would deny adequate
visibility on their "major" sign (on the east elevation) , creating a "unique"
status. He also stated that the approval of the requested sign would not grant a
special privilege, but instead would only give them parity with other tenants in
the Center.
Mr. Bradford inquired where Mr. Tong varied from Staff's recommendations for the
proposed sign for Tenant Spaces B-8, B-9 and B-10. Mr. Tong indicated that other
retail uses facing similar problems have achieved functionable tenant
identification without needing Variance approvals. He stated that granting the
Variance would constitute a grant of special privilege.
Mr. Bradford stated that the example situations referenced by Mr. Tong were not
similar to those encountered by Tenant Spaces B-8, B-9 and B-10. He stated that
in the examples cited, all tenants were visible from either public streets or
from the parking area for the Center. Mr. Bradford indicated that the
combination of the 25' building setback from the west property line and the
narrow vehicular entrance to those three tenant spaces make them different from
the examples cited.
Mr. Tong closed the public hearing and indicated he felt only one of the three
prerequisite Findings of Fact could be made pertaining to either requested sign
(granting the Variances would not be detrimental to the public welfare) . Since
the other Findings of Fact could not be made, Mr. Tong denied the Variance
request.
RESOLUTION NO. 9 - 87
DENYING PA 87-140 AMADOR AUTOMOTIVE CENTER - SIGN LOCATION VARIANCE REQUESTS
TO ALLOW CONSTRUCTION OF NON-CONTIGUOUS WALL-MOUNTED BUSINESS SIGNS,
6000 DOUGHERTY ROAD
Mr. Tong encouraged the Applicant to: 1) consider allowing Precision Tune to
have copy space on the proposed Center Freestanding Sign, and 2) to take
advantage of allowable signage for Building B tenants (i.e. , the 12 square foot
Wall Directory Sign allowed by the Zoning Ordinance) .
Regular Meeting Z1`i-2 November 24, 1987
r
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* * * *
ADJOURNMENT
There being no other business, the meeting was adjourned at.10:30 a.m.
* * * * .
•
Respectfully submitted,
Afet-4,24-Tsv---(6
Planning Directo
ATTEST•
Kevin J. iley
Senior Planner
•
Regular Meeting ZAM-3 November 24, 1987
Il
q- '67
RESOLUTION NO. 8�
•
A RESOLUTION OF THE DUBLIN ZONING ADMINISTRATOR
APPROVING IN PART PA 87-140 AMADOR AUTOMOTIVE CENTER -
SIGN LOCATION VARIANCE REQUESTS, 6000 DOUGHERTY ROAD
WHEREAS, Douglas W. Bradford has filed an application for Sign
Location Variances from Sections 8-87.33 and 8-87.10 p) and s) of the City's
Zoning Ordinance to allow construction of Wall-mounted Business Signs which
are not contiguous with the commercial service spaces which they are proposed
to identify; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act and has been found to
be categorically exempt; and
WHEREAS, the Zoning Administrator held a public hearing on said
application on November 24, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and -
WHEREAS, a Staff Report was submitted recommending approval in
part of the Variance application (recommending approval of the proposed
Building B - Wall-mounted Business Sign for tenant spaces B-8, B-9, and B-10);
and
WHEREAS, the Zoning Administrator heard and considered all said
reports, recommendations and testimony as hereinabove set forth;
•
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Zoning
Administrator does hereby find, in regards to proposed Building A - Wall-
mounted Sign for Tenant Space A-3, that:
A. There are no special circumstances related to size, shape, topography,
location or surroundings of the proposed tenant space or Building A
which would warrant granting a Sign Location Variance, in that the
visibility of the proposed tenant space is commensurate with others
within the immediate vicinity and zone, given Building A's visual
relationship to a major arterial roadway (Dougherty Road) and collector
street (Sierra Lane).
B. There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed tenant space or Building A which would preclude
the Applicant from maintaining a strict compliance with the locational
requirements for Wall Signs. The granting of this Variance would
constitute a special privilege and may set a precedent for similar,
future Variance requests.
C. The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building A.
BE IT FURTHER RESOLVED THAT THE Zoning Administrator does hereby
deny that portion of Sign Location Variance PA S7-140 pertaining to proposed
Building A - Wall-mounted Signs for Tenant Space A-3.
BE IT FURTHER RESOLVED THAT THE Dublin Zoning Administrator finds,
in regards to proposed Building B - Wall-mounted Sign for Tenant Spaces B-8,
B-9 and B-10, that:
A. There are no special circumstances related to the size, shape,
topography, location or surroundings of the three proposed tenant spaces
at the back (west side) of proposed Building B which would warrant
granting a Sign Location Variance. The Sign Ordinance regulations make
adequate provision for identifica • e e a • out
necessitatinga Sign Location Var n tted
- Tenant :all Directory). gns
fSoLuTlor) 0. 9-ei
B. There is nothing unique or special regarding the size, shape or
topography of the proposed tenant spaces or Building B which preclude
the Applicant from maintaining a strict compliance with the locational
requirements for Wall Signs. The granting of this Sign Location
Variance would constitute a special privilege and may set a precedent
for similiar, future variance requests.
C. The granting of this Sign Location Variance will not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building B.
BE IT FURTHER RESOLVED that the Zoning Administrator does hereby
deny that portion of Sign Location Variance request PA 87-140 pertaining to
proposed Building B - Wall-mounted Sign for Tenant Spaces B-8, B-9 and B-10.
PASSED, APPROVED AND ADOPTED this 24th day of November, 1987.
Zoning Administ a or
ATTEST: 1�
S nio Planner
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—Dou Ias Bradford &Associates
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. I SeptemUer 30, 1987 '' '+ , , � : R• C .E 1 V '
cry. r iI 1` .n I .� •• • • J , /.
,4, "%� DUBLIN FLANNING :
' < _Mr.`Laurence Tong ,- w �y 4
Planning Director • • f v ~
- :City.of Dublin ( „ . ., • ;
' . '6500 Dublin Blvd,. .Suite D ; i1 .,
• Dublin,` California :94568 .. - . :
_ ..
- , -Re: -`''Amador Autarotive and Retail Center . .
-.6000 Dougherty ,Road -- .. .-• - -
.
' :Dublin, California _._ •
.
Dear Mr Tong • ;
- - c s„
LRequest is hereby made for .a sign variance on the above referenced project
•
•' ,for tea^,specific request by a potential_tenant;::P_ recision_Tur ., who intends -
to occupy_;a:=lease space in Building A...This request "is' fora startriP rd
'fascia°:`sign"on the western 30'_of :the Building A sign band :'facing...Sierra
rti Lane".-;-'Under;: --the- 'present :sign•ordinance,-such a-.request would be ,denied -by , - • _
"reason::of .this--sign :frontage ••not ,being oo. ntiguous '•to :the" tenants--lease
g11 _
;,`r - j'•l I believe•this -request is worthy of consideration for the:following
' --reasons ii r £r+`.`
' -Sign `identification is irrtperative to .'this '.•ter.,ant because .canpany-wide - -
., `;;:;_, '-;•experience•-has shown:a significant amount of _sales .are_.impulse purchases •
= ::'.'arid/or•mental identification or registration and -subsequent return within a '
. ;. 'short short-period of time :- mainly because this .tenant's tune-up/oil changing 1,i
- •- - -services_ _ require only 30 minutes to perform..2.:Therefore, the original Intent •
- was :�to occupy the entire 100' of Building A Dougherty frontage to a depth
. . -.of 30' which qualified for facia signage on both Sierra. Lane and Dougherty - _ .
,goad - - • • -
Unfortunately, this alternative suffers Lulu the failing that the entire
:' Building A elevation facing Dougherty Road would be service bays open
during business hours, and the rear lease space would have entrances where
• "- custarers would have to walk across the Sierra Lane entry drive to reach
.... the tenant entry doors. The aesthetic and safety shortcomings of this
alternative are obvious.
With this in mind, a tandem, drive-through bay layout was adopted whereby
. ' only 2 bay doors faced Dougherty Road and 2 opened onto the Sierra Lane
entry drive. Unfortunately, at Space A-1 where the tenant would qualify
for both facia sign frontages, another safety hazard existed. The bay door •
entrance to this space was too close to the driveway on Sierra Lane
creating safety concerns for both entry and exit traffic Utilizing this
driveway.
IE
.. -..... _. ._ .. ... . _ . . ..... ,
2694 Bishop Drive, Ste 202 • P.O. Box 65 • San Ramon, California • 94583 (415) 867-3810
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•!•. ; ;;'••-; ..Mr..)7 laurence Tong ::'.•;cf.'•,";•1;,..4",,•-•;4•-r,•.1•.:e,i,•-•i ,,,:''.',-,i",.!:• 4;,r:;r:'',..f.:4e..r.q 0-. ,4. .-+k fir!..0'.: .' .; ' :-• -- - t
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. .:'-'::'. '.. •' . "-,With the above safety concerns in mind, the tenant was :then located at the
• . •
north end :of ;the-.Building -;at space .A-3. ;,....i.I :believe,-,-that' a ,fascia :.sign :‘,•• • •
•
,. ... •-••located on the •rear' sign band facing Sierra Lane is warranted under these - •
ci
-- ' '. ' •'d ' 'cuffs- tances -because :of.-..the inability to safely locate 'this tenant in -
- _
. .-- space''A-1-.- Of ,.equal importance is the fact that signage at this location
. ,
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actually _avoids :confusion frcrn custrxners oriented -towards this requested -
.
• sign -location because :the ;first tenant entries that they will care .to on
• this'drive :is -that of the 'tenant on the westerly Sierra Lane sign- face.
Also 7 of significant importance is :that because . of the angle of . the
,... . . .
- : building, ;tenants 'arriving .frcm the south will -see the Sierra Lane fascia -
• - • : -"••sign-..first and turn -off -Dougherty Road onto Sierra Lane and make a rear • :
' . '••-• "" ' entry •into the tenant's space via the Sierra Lane entry drive This action -
_ _. _. . . . . .
- •- . - • • will':.reduce entry/exit -traffic off .of Dougherty Road. ..-. It should also be
. .
- .:.: : • .- -.'..-n-o.t- -1 that .no other standard :tenant fascia signs will be uti 1 i zed on the
1 .
western 7:and :..'northern :•„•::-sign ;-...:frontages ,_other,i:than : tenant ' rear•;dcor .. .
: . ... -. . : r--...identification signs•:T';'.:.`.:,- -.:. ... .'''';'_ :::. -:1.,-::. .....f.:i. .:--'--.,:,•--- : . -- ,-, -, ..' ::,, . -
,,. ;:.:::.7;':'I"::1411-i4/104,47A:?!•7::"!;.- %5.;i1;; :-.-r-'2;: 1-1'. :,-.....-::.--.:T:• .:'-: ,:••72, :'? • .:',4•••:•'-i;!.•..".---: -:.-, .., ; -.- ", .: 4:,:. )
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To'irrYi2zn-ow ledge--there -is no: substantial impact on city services.-!-Benefits - •
to the city are that there would be less traffic to this particular tenant
. ,. . . . , ....
- • . d."7 on arid off- of Dougherty Road, and that there would be a potential increase •
.,, .
.- - in •••••:sAl es ":taxes --generated by this--.---tenant ::due to the proper street
•
identification,- and logical approach .to his lease space. On these rrerits,
• ...• . we formally request your approval of this sign variance. - .
• • • .
•. .- ... --, • . • .
• Very truly yours, .. • . .
. ,
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_ . # .50. - c•t . -
. Do 4 as W. Brad rd
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mentServces CITY OF DUBLIN
Development Planning2oning 829-4916
P.O. Box 2340 Building&Safety 829-0822
Dublin,CA 94568 NOTICE OF APPEAL Engineering/Public Works 829-4927
Date: December 8, 1987
Re. Planning Application #: PA 87-140 Amador Automotive Center Sign Location
Variance Requests.
Project Description: Sign Location Variance Requests to establish Wall-
mounted Business Signs which are not contiguous with
the commercial service spaces they are proposed to
identify.
Finance Control #: N/A
Project/Site Address: 6000 Dougherty Road
Assessor Parcel Number(s): 941-205-21
Applicant/Property Owner
Representative: Douglas W. Bradford
P.O. Box 65
San Ramon, CA 94583
Dear Applicant:
The decision of the Zoning Administrator on November 24, 1987, regarding the above
referenced Planning Application has been appealed.
The appeal of your project will be taken up by the Planning Commission in the near
future. You will be notified in advance of the date and location of the hearing.
If you have any questions, please feel free to contact Kevin Gailey, the Project
Planner, or me, at 829-4916.
Sincerely,
9'04C26
-1----BAIS
Laurence L. Tong
Planning Director
LLT/KJG/ao
ATTACHMENT_I
maim- of- mPP0fK-
•
CITY OF DUBLIN
AGENDA STATEMENT/STAFF REPORT
Meeting Date: January 4, 1987 - 9:30 a.m.
TO: Planning Commission
FROM: Planning Staff V
SUBJECT: Appeal of the Zon g Administrator' s action
denying PA 87-161 The Good Guys (Applicants)/
Enea Properties Company (Owners) - Sign Location
Variance Request, southwest corner of Amador
Plaza Road and Dublin Boulevard.
GENERAL INFORMATION:
PROJECT: Appeal of the Zoning Administrator's December 1,
1987, action denying PA 87-161 - The Good Guys
(Applicants)/Enea Properties Company (Owners)
Sign Location Variance request to establish a
Wall-mounted Business Sign which is not located
on a Primary or Secondary Building Frontage of
the retail space which it is proposed to
identify.
APPLICANTS/ The Good Guys, Inc.
REPRESENTATIVE: Attn. : Gregg Steele
1649 Adrian Road
Burlingame, CA 94010
OWNERS/ Enea Properties Company
REPRESENTATIVE: Attn. : Robert Enea
6670 Amador Plaza Road
Dublin, CA 94568
PROPERTY AND Southwest Corner of Amador Plaza Road
ZONING: and Dublin Boulevard
Zoning: PD, Planned Development District
(APN: 941-1500-40)
SURROUNDING LAND USE North: C-1, Retail Business District and C-2,
AND ZONING: General Commercial District - Mixed
retail uses and an automobile
dealership.
East: PD, Planned Development District -
Remainder of Enea Plaza Shopping Center
and a theater complex.
South: PD, Planned Development District -
Vacant portion of Enea Properties
Company holding.
West: C-2 General Commercial District -
Automobile dealership.
APPLICABLE REGULATIONS:
Section 8-87.33 a) of the Zoning Ordinance establishes maximum
dimensional criteria for Wall Signs. The criteria establishes specific
dimensions for the Primary and Secondary Frontages of the projection of the
business building they identify. Sections 8-87.10 p) and s) , Definitions for
Primary and Secondary Building Frontages, establish that sign area accrued and
authorized by one frontage may not be attached to any other building frontage.
COPIES TO: Applicants
Owners
Files PA 87-161
PA 87-051
ITEM NO. g � PA 87-018
Section 8-93.0 (Variance) indicates that the strict terms of the Zoning
Ordinance may be varied in specific cases upon affirmative findings of fact
upon each of the following three requirements:
a) That there are special circumstances including size, shape, topography,
location or surroundings, applicable to the property which deprive the
property of privileges enjoyed by other property in the vicinity under
the identical zoning classification.
b) That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
c) That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
Section 8-93.1 - .4 establishes the procedures, required action and
effective date for granting or denying a Variance, and indicates the granting
of a Variance shall be subject to conditions, limitations and guarantees.
ENVIRONMENTAL REVIEW: Categorically Exempt
NOTIFICATION: Public Notice of the January 4, 1988, hearing was published in
The Herald, mailed to adjacent property owners, and posted in public
buildings.
ANALYSIS:
The 5.8+ acre property is partially occupied by the western portion of
the Enea Plaza Shopping Center. This center is currently under development as
a three-building - 42,000 square foot center (under approvals granted for
PA 86-051 and PA 87-018) . The sign which has prompted the subject application
involves signage proposed for The Good Guys, Inc. tenant space in Building B.
Building B is currently under construction and will be built as a
20,000+ square foot single-story structure. The Good Guys outlet is proposed
to occupy the southerly 15,000+ square feet on the structure, establishing
them as the largest single tenant in the center. Building B has been built
with a one (1) -foot + setback from the westerly property boundary. This
entire building elevation, totaling over 300 feet in length, is not entitled
to receive wall-mounted signage under the City' s Sign Ordinance Regulations ,
as the elevation does not qualify as either a Primary or Secondary Building
Frontage (see Attachment 6) .
The Applicant's Written Statement indicates that the proposed tenant
space for The Good Guys outlet would qualify for an aggregate total of 208.9+
square feet of Wall Signage (assumes Site Development Review approval to
achieve 10% Primary Building Frontage and 7 1/2% sign coverage on the
Secondary Building Frontage. The Applicants have submitted two possible sign
schemes. The first scheme detailed what would theoretically be allowed under
the Sign Ordinance Regulations (five Wall Signs spread across the north, east,
and south building elevations) . The second scheme, the Applicant's preferred
scheme, drops the sign proposed for the south building elevation, while adding
a sign to the west building elevation. The sign proposed on the west building
elevation triggered the Sign Location Variance request. The Applicant
indicates that under the second scheme, the total aggregate area of Wall
Signage proposed would be less than the total which could be theoretically
allowed under the City' s Sign Ordinance Regulations.
It should be noted that both schemes detail use of 40" high letters,
which has not been approved to date by the City. Background Attachment 3
reflects the City approvals granted to a previously-submitted sign program for
both The Good Guys outlet and the Pier 1 Imports outlet, which limited the
maximum letter height to 32" . At the December 1, 1987, Zoning Administrator
meeting, the Applicants stated that their intent was to observe the 32"
maximum letter height standard.
-2-
^ r
The Applicants are proposing to add an "architectural dimension" to
Building B' s west elevation in the vicinity of the proposed Wall Sign. Under
the second scheme, the Applicant's propose to offer to supply 45+ linear feet
of brick facing which would match the 60+ linear feet of brick facing which
will be supplied at the northernmost portion of Building B' s west building
elevation.
Even without approval of the proposed non-contiguous Wall-mounted Sign,
The Good Guys proposed tenant space would have Wall-mounted Signs which would
be visible from both a major arterial roadway (Dublin Boulevard - westbound
traffic) and an arterial street (Amador Plaza Road) .
The Applicant' s situation is no different than that of several other
retail uses in the City which have "backs" or "sides" that do not qualify for
signage. Examples of this situation include Sattler' s and the other retail
tenants in the KB Enterprise shopping center which have their backs facing the
Great Western building. Additional examples are the shops in the Amador Plaza
Shopping Center (such as Togos and Supercuts) which are interior tenant spaces
in a building set perpendicular to Amador Plaza Road. These businesses, and
others, have not been allowed to establish signs where they do not qualify for
signage.
Prior to granting a Variance, three affirmative findings of fact must be
made. The Zoning Administrator's determination at the December 1, 1987,
hearing on the three findings was as follows:
FINDING A:
A. That there are special circumstances including size, shape, topography,
location or surroundings, applicable to the property which deprive the
property of privileges enjoyed by other property in the vicinity under
the identical zoning classification.
STAFF RESPONSE:
There are no special circumstances related to size, shape, topography,
location or surroundings of The Good Guys proposed tenant space or
Building B of the Enea Plaza Shopping Center which would warrant
granting a Sign Location Variance, in that the visibility of the subject
tenant space is commensurate with others within the immediate vicinity
and zone, given Building B' s visual relationship to a major arterial
roadway (Dublin Boulevard) and collector street (Amador Plaza Road) .
FINDING B
B. That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
STAFF RESPONSE:
There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed Tenant Space or Building B which would preclude
the Applicant from maintaining a strict compliance with the locational
requirements for Wall Signs (i.e. , placement of signage on the Primary
and Secondary Frontages will yield parity with other properties in the
vicinity and Zone) . The granting of this Variance would constitute a
special privilege and may set an inappropriate precedent for similar,
future Sign Location Variance requests.
FINDING C
C. That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
-3-
•
STAFF RESPONSE:
The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing The Good Guys Wall Sign would
create signage of a uniform design of that proposed for the remainder of
Building B.
After receiving testimony from Staff and the Applicant, and after making
the above stated determinations on the required finding, the Zoning
Administrator denied the Sign Location Variance request.
The Applicant subsequently filed an appeal of the Zoning Administrator' s
action (see Attachment #10) . Within the appeal letter, the Applicant provides
rebuttal to the findings made by the Zoning Administrator at the December 1,
1987, meeting.
Staff recommends the Planning Commission reaffirm the Zoning Administra-
tor' s action on the request, denying the Sign Location Variance request.
RECOMMENDATION:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Consider and act on a Draft Resolution upholding the Zoning
Administrator's December 1, 1987, action denying the Sign
Location Variance request, or give Staff and Applicant
direction and continue the matter.
ACTION: Staff recommends the Planning Commission adopt the attached
Resolution upholding the Zoning Administrator's December 1, 1987,
action denying the Sign Location Variance request submitted under
PA 87-161.
ATTACHMENTS :
Exhibit A - Draft Resolution Denying the Sign Location Variance Request
submitted under PA 87-161
Exhibit B - Sign Location Variance Request Submittals
Background Attachments:
1. Zoning Map
2. Applicant' s Written Statement
3. Site Photos
4. Previous approval on sign submittal for The Good Guys and Pier 1
Imports
5. Letter from Patrick Costello, President, Crown Chevrolet
(adjoining Property Owner)
6. Section 8-87. 10 p) and s) Definitions for Primary and Secondary
Building Frontages
7. December 1, 1987, Zoning Administrator Staff Report (without
Attachments)
8. Minutes from December 1, 1987, Zoning Administrator Meeting.
9. Zoning Administrator Resolution No. 10 - 87
10. Appeal Letter dated received December 4, 1987, from Gregg Steele,
The Good Guys, Inc.
11. Notice of Appeal
-4-
RESOLUTION NO. 87 -
A RESOLUTION OF THE DUBLIN PLANNING COMMISSION
UPHOLDING THE ZONING ADMINISTRATOR'S ACTION DENYING PA 87-161
THE GOOD GUYS (APPLICANTS)/ENEA PROPERTIES COMPANY (OWNERS) -
SIGN LOCATION VARIANCE REQUEST,
SOUTHWEST CORNER OF DUBLIN BOULEVARD AND AMADOR PLAZA ROAD
WHEREAS, Gregg Steele, on behalf of The Good Guys, Inc., has filed
an application for a Sign Location Variance from Sections 8-87.33 and 8-87.10
p) and s) of the City's Zoning Ordinance to allow construction of a Wall-
mounted Business Sign which is not located on the Primary or Secondary
Building Frontage of the retail space which it is proposed to identify; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act and has been found to
be categorically exempt; and
WHEREAS, the Zoning Administrator held a public hearing on said
application on December 1, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, a Staff Report was submitted recommending denial of the
Variance application; and
WHEREAS, after hearing and considering all said reports,
recommendations and testimony, the Zoning Administrator denied the Sign
Location Variance request; and
WHEREAS, on December 4, 1987, Gregg Steele, representing The Good
Guys, Inc. (Applicant), filed an appeal of the Zoning Administrator's action;
and
WHEREAS, the Planning Commission held a public hearing on said
appeal on January 4, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the
Planning Commission uphold the Zoning Administrator's action and deny the Sign
Location Variance request; and
WHEREAS, the Planning Commission heard and considered all said
reports, recommendations and testimony as hereinabove set forth;
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does
hereby find that:
A. There are no special circumstances related to size, shape, topography,
location or surroundings of The Good Guys tenant space or Building B of
the Enea Plaza Shopping Center which would warrant granting a Sign
Location Variance, in that the visibility of the subject tenant space is
commensurate with others within the immediate vicinity and zone, given
Building B's visual relationship to a major arterial roadway (Dublin
Boulevard) and collector street (Amador Plaza Road).
B. There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed Good Guys Tenant Space or Building B which would
preclude the Applicants from maintaining a strict compliance with the
locational requirements for Wall Signs. The granting of this Variance
would constitute a special privilege and may set an inappropriate
precedent for similar, future Variance requests.
EXh ' 7, - 344 FT
1 RFSoo T/o.v Foe, sf6/✓
L.(x.ATio A/ (J4 (tJc
•
C. The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing The Good Guys proposed Wall
Sign would create signage of a uniform design and location of that
proposed for the remainder of Building A.
BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby
deny Sign Location Variance PA 87-161.
PASSED, APPROVED AND ADOPTED this 4th day of January, 1988.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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Y —• 1-1 A'PART OF THE
r:, F 1 ., :�1 " CITY OF SANTINA a ZONING MAP
- ' ' DUBLIY THOMPSON��� THE CITY OF
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RECEIVED,
1 SIGN PROPOSAL FOR THE GOOD GUYS! NOV 12 19e
ENEA PLAZA DUBLIN PLANNING
Dublin, California
THE GOOD GUYS ! are applying fcr a sign variance based on their
need for visibility from vehicular traffic traveling East on
Dublin Boulevard , which is critical for the viability of this
i site.
? Enea Plaza is situated in such a way that visibility from Dublin
Boulevard is significantly more important to a retailer than
visibility from Amador Plaza Road. THE GOOD GUYS! are convinced
that without proper signage on the West Elevation, we would be
denied the consumer recognition enjoyed by other retailers on
4 Dublin Boulevard and other main thoroughfares in the City of
1 Dublin .
i
Obviously , proper signage directly. relates to the success of a
GOOD GUYS ! store in terms cf increased sales volume, which in
turn benefits the City of Dublin. Additionally, we would be
creating approximately 30 to 40 new job opportunities.
' The calculations for signage are based on `a 15 ,000 square foot
store which makes THE GOOD GUYS ! the largest tenant in the
Shopping Center. As an anchor tenant the size cf the store
allows more signage than may be needed. Even with the variance
granted there will be fewer signs than if the space were leased
to several smaller tenants.
• According to the sign ordinance , we are permitted to have a
maximum cf 208.9 sq. ft. of signace on the East Elevation, which
••
is 10% of the sign area of the primary building frontage and a
maximum of 67.50 square feet of signage total on the North and
South elevations, which is 7.5% of the sign area of the secondary
building frontages. Plan A illustrates five separate signs which
represents the number and square footage permitted within the
parameters of the Sian Ordinance.
In Plan B , we are proposing two signs on our primary building
frontage (East Elevation) measuring 2.5 ' x 27 ' each. Since we
are utilizing only 135 sq. ft. of the maximum 208.9 sq. ft.
permitted , we propose an additional sign on the West Elevation
measuring 2.5' x 27'. Also , we propose at our cost, the addition
of some architectural dimension on the West Elevation consistent
• with the existing design of the center ; the benefit to the City
and public is a more attractive appearance than what exists.
•
(Cont ' d. . . )
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1 �"7 1 f Y•s 1 �'' Z7r r), 7f'd I ..04 r i ' 41+ {/.✓4+'! yl-` ` gyp'ifs'
4.1"r,��a.Jjs temp" I f �+•- „1 , j v)!r l
�L'�rwIl����,r�z.l�T x. i� .,/,�" .3�A'f'f41r I��?.j r �1< • .lri?21.q.�:%J. ' rr.ArY.4cl� r' s...r.0 iL:, i Krri..:.,.-.. . �1
With regard to secondary building frontages, we propose one sign
measuring 2.5 ' x 27 ' on the North Elevation which meets the
requirement of 7.5 % of the sign area of the secondary building
frontages. Plan B, consequently, illustrates THE GOOD GUYS !
signage proposal which requests a total of only four signs
instead of the five shown in Plan B. This also represents less
sign square footage than allowed by the sign ordinance.
Enea Plaza Shopping Center has been built to take advantage of
the desirable exposure and high-traffic count on Dublin Blvd.,
not Amador Plaza Road. However, due to the location of our space
within this building, we are denied that exposure unless signage
is allowed on the West Elevation.
THE GOOD GUY !
.
Gregg teele
Vice President of Real Estate
DO. #37
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CITY OF DUBLIN
evelopment Services nr. Planning/Zoning 829-4916
P.O. Box 2340 Building & Safety 829-0822
Dublin, CA 94563 Engineering/Public Works 829-4927
September 21, 1987
Charlie Stroud, Designer
Young Electric Sign Company
6670 Amador Plaza Road, Suite 131
Dublin, CA 94568
Dear Mr. Stroud:
This letter serves as a folow-up to the meeting at the City Offices on
Wednesday, September 16, 1987, with Robert Enea.
As was indicated at that meeting, the City Planning Department has made the
following determinations regarding the sign submittals received from your
office concerning the proposed Enea Plaza Retail Shopping Center:
1. The signs proposed for "The Good Guys" outlet, dated received September 3,
1987 , by this office, are acceptable as submitted.
2. The signs proposed for the "Pier 1 Imports" outlet, dated received
September 3, 1987, by this office, are acceptable subject to a single
modification involving the Wall Sign proposed for the north building
elevation. That sign' s height shall be reduced from a 36" maximum letter
height to a 32" maximum letter height.
3. The Monument Entry Signs, detailed on the plans dated received
September 3 , 1987, by this office, are not acceptable as submitted.
Detailed landscape plans for the areas in question (adjoining the inter-
section of Dublin Boulevard -and Amador Plaza Road) shall be prepared and
submitted in conjunction with our review of Entry Signs, and shall include
details of the required fountain elements (as called for in Condition #42
of City Planning File PA 86-071 - see attached) .
If you have any questions concerning this matter, please contact me at
829-4916 at your convenience.
Sincerely, , _
Jam_ u
Kevin J. Gal ey
Senior Planner
KJG/ao
Enclosures
cc: File PA 86-071
Robert Enea
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CHEVROLET II.suzu
________
7544 DUBLIN BLVD. cRewN 5933 DOUGHERTY RD.
DUBLIN, CALIFORNIA 94568 DUBLIN, CALIFORNIA 94568
PHONE(415)828-6500 PHONE(415)829.8600
CHEVROLET / ISUZU
P.O. BOX 2010. DUBLIN, CA 94568
November 25, 1987
Lawrence L. Tong
Planning Director
City of Dublin -
Development Service
P.O. Box 2340
Dublin, CA 94568
RE: PA87-161/ The Good Guys/Enea Plaza
Dear Mr. Tong,
Crown Chevrolet opposes any sign on the Southwest Wall facing the Chevrolet
Display Lot; namely, "The Good Guys" sign, and per my conversation with
Kevin Daily, possibly the "Wallpapers To Go" sign also.
Crown Chevrolet feels it would be detrimental to Crown Chevrolet Business
Operation and a distraction from normal business conducted on the said lot.
Granting of the application will constitute a grant of special privileges
inconsistent with the limitations upon other properties in the immediate
vicinity.
Sincerely,
z f):4/--,/ -,-:.- /
Patrick Costello
President R E C
Crown Chevrolet ' y E b
N
OV 2 5 1S87
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n) Off-Site Advertising Sign. The term Off-Site Advertising Sign shall
mean any lettered or pictorial matter or device which advertises or
informs about a business organization or event, goods, products,
services or uses, not available on the property upon which the sign is
located and does not include Special Easement Signs, Directional Tract
Signs or Community Identification Signs.
o) Open House Sign. The term Open House Sign shall mean a portable sign
used in connection with the sale of real property. (Open House Signs are
regulated by Section 8-87.50 t) .)
p) Primary Building Frontage. The term Primary Building Frontage shall mean
the width of the projection of a business building onto a single
straight line chosen by the establishment, with concurrence from the
{ Planning Director, to be the Primary Building Frontage and shall be
normally parallel to a lot line or street. A Primary Building Frontage
g
line must lie in a roadway or public open space area such as a private
street, an open plaza or square or an auto parking area. A business may
have only one Primary Building Frontage. Any sign area accrued and
authorized by a Primary Building Frontage may not be attached to any
imommpaft other building frontage.
q) Projecting Sign. The term Projecting Sign shall mean a Business Sign
attached to a wall in such a manner that the face of the sign is not
parallel to the wall to which it is attached. (Projecting signs are
regulated by Section 8-87.33.)
r) Roof Line. The term Roof Line shall mean the top edge of the roof or
top of the parapet, whichever forms the top line of the building
silhouette.
' s) Secondary Building Frontage. The term Secondary Building Frontage shall
mean the width of the projection of a business building onto a single
straight line which is either perpendicular to or parallel to the
Primary Building Frontage line. A 'Secondary Building Frontage line must
lie in a roadway or public open space area such as a private street, an
34f!
open plaza or square or an auto parking area. A business may have a
maximum of two Secondary Building Frontages. Any sign area accrued and
authorized by one Secondary Building Frontage may not be attached to any
other building frontage.
t) Service Station Sign Display Structure. The term Service Station Sign
Display Structure shall mean an on-site identification Business Sign
that serves to identify the name and general type of service station it
adjoins .
u) Service Station Price Sign. The term Service Station Price Sign shall
mean a sign indicating gasoline prices and available services. (Service
Station Price Signs are regulated by Section 8-87.50 k) .)
v) Shopping Center Master Identification Sign. The term Shopping Center
Master Identification Sign shall mean a Business Sign for shopping
center identification for use by shopping centers with a minimum of
ten separate tenants. [Ord. No. 6-87, January 1987]
-4-
•
CITY OF DUBLIN
AGENDA STATEMENT/STAFF REPORT
Meeting Date: December 1, 1987 - 9:30 a.m.
TO: Zoning Administrator
FROM: Planning Staff T
SUBJECT: PA 87-161 The Good Guys (Applicants)/Enea
Properties Company (Owners) - Sign Location
Variance request, southwest corner of Amador
Plaza Road and Dublin Boulevard.
GENERAL INFORMATION:
PROJECT: Sign Location Variance request to establish a
Wall-mounted Business Sign which is not located
on a Primary or Secondary Building Frontage of
the retail space which it is proposed to
identify.
APPLICANTS/
REPRESENTATIVE: The Good Guys, Inc.
Attn.: Gregg Steele
1649 Adrian Road
Burlingame, CA 94010
OWNERS/
REPRESENTATIVE: Enea Properties Company
Attn.: Robert Enea
6670 Amador Plaza Road
Dublin, CA 94568
PROPERTY AND Southwest Corner of Amador Plaza Road
ZONING: and Dublin Boulevard
Zoning: PD, Planned Development District
(APN: 941-1500-40)
SURROUNDING LAND USE
AND ZONING: North: C-1, Retail Business District and C-2,
General Commercial District - Mixed
retail uses and an automobile
dealership.
East: PD, Planned Development District -
Remainder of Enea Plaza Shopping Center
and a theater complex.
South: PD, Planned Development District -
Vacant portion of Enea Properties
Company holding.
West: C-2 General Commercial District -
Automobile dealership.
APPLICABLE REGULATIONS:
Section 8-87.33 a) of the Zoning Ordinance establishes maximum
dimensional criteria for Wall Signs. The criteria establishes specific
dimensions for the Primary and Secondary Frontages of the projection of the
business building they identify. Sections 8-87.10 p) and s), Definitions for
Primary and Secondary Building Frontages, establish that sign area accrued and
authorized by one frontage may not be attached to any other building frontage.
COPIES TO: Applicants
Owners
Files PA 87-161
P 8
rp --NT PA 87-051
Section 8-93.0 (Variance) indicates that the strict terms of the Zoning
Ordinance may be varied in specific cases upon affirmative findings of fact
upon each of the following three requirements:
a) That there are special circumstances including size, shape, topo-
graphy, location or surroundings, applicable to the property which
deprive the property of privileges enjoyed by other property in
the vicinity under the identical zoning classification.
b) That the granting of the application will not constitute a grant
of special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
c) That the granting of the application will not be detrimental to
persons or property in the neighborhood or to the public welfare.
Section 8-93.1 - .4 establishes the procedures, required action and
effective date for granting or denying a Variance, and indicates the granting
of a Variance shall be subject to conditions, limitations and guarantees.
ENVIRONMENTAL REVIEW: Categorically Exempt
NOTIFICATION: Public Notice of the December 1, 1987, hearing was published
in The Herald, mailed to adjacent property owners, and posted in public
buildings.
ANALYSIS:
The 5.8+ acre property is partially occupied by the western portion of
the Enea Plaza Shopping Center. This center is currently under development as
a three-building - 42,000 square foot center (under approvals granted for
PA 86-051 and PA 87-019). The sign which has prompted the subject application
involves signage proposed for The Good Guys Tenant Space in Building B.
Building B is currently under construction and will be built as a
20,000+ square foot single-story structure. The Good Guys outlet is proposed
to occupy the southerly 15,000+ square feet on the structure, and would be the
largest single tenant in the center. Building B has been built with a one
(1)-foot + setback from the westerly property boundary. This entire building
elevation, totaling over 300 feet in length, is not entitled to receive wall-
mounted signage under the City's Sign Ordinance Regulations, as the elevation
does not qualify as either a Primary or Secondary Building Frontage.
The Applicant's Written Statement indicates that the proposed tenant
space for The Good Guys outlet would qualify for 208.9+ square feet of wall
signs (assumes Site Development Review approval to achieve 10% primary
building frontage coverage and 7 1/2% secondary building frontage coverage).
The Applicants have submitted two possible sign schemes. The first scheme
shows what would theoretically be allowed under the Sign Ordinance Regulations
(five signs spread across the north, east, and south building elevations).
The second scheme, the Applicant's preferred scheme, drops the sign from the
south building elevation, while adding a sign to the west building elevation.
The sign proposed on the west building elevation triggered the Sign Location
Variance request. The Applicant indicates that under the second scheme, the
total aggregate area of signage proposed would be less than the theoretical
total which would be allowed under the City's Sign Ordinance Regulations.
It should be noted that both schemes detail use of 40" high letters,
which has not been approved to date by the City. Background Attachment 3
reflects the City approvals granted to a previously-submitted sign program for
both The Good Guys outlet and the Pier 1 Imports outlet, which limited the
maximum letter height to 30".
-2-
The Applicants are proposing to add "some architectural dimension" to
Building B' s west elevation in the vicinity of the proposed wall sign by
offering to supply 45+ linear feet of brick column "skin" which would match
the 60+ linear feet of treatment which will be supplied at the northernmost
portion of Building B's west building elevation.
Even without approval of the proposed non-contiguous Wall-mounted Sign,
The Good Guys proposed tenant space would have Wall-Mounted Signs which would
be visible from both a major arterial roadway (Dublin Boulevard) and an
arterial street (Amador Plaza Road) .
On a separate but related item, it must be noted that a building permit
for tenant improvements for The Good Guys outlet cannot be given Zoning
release until the Conditions of Approval from the PD, Planned Development
Rezoning covering the site are complied with. Specifically, Condition #5 c
and d of PA 87-018 requires that the Developers enter into a recorded
agreement embodying the PD Rezoning Conditions requiring dedication and
construction of the segment of the proposed road which passes through the
southern portion of the subject property (roadway will ultimately provide a
new roadway link between Regional Street and Amador Plaza Road, parallel to
Dublin Boulevard) .
To date, the Developers of the center (the Enea Properties Company) have
not complied with this requirement.
Prior to granting a Variance, three affirmative findings of fact must be
made. Staff's response to the mandatory findings are as follows:
FINDING A:
A. That there are special circumstances including size, shape, topography,
location or surroundings, applicable to the property which deprive the
property of privileges enjoyed by other property in the vicinity under
the identical zoning classification.
STAFF RESPONSE:
There are no special circumstances related to size, shape, topography,
location or surroundings of The Good Guys proposed tenant space or
Building B of the Enea Plaza Shopping Center which would warrant
granting a Sign Location Variance, in that the visibility of the subject
tenant space is commensurate with others within the immediate vicinity
and zone, given Building B's visual relationship to a major arterial
roadway (Dublin Boulevard) and collector street (Amador Plaza Road) .
FINDING B
B. That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
STAFF RESPONSE:
There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed Tenant Space or Building B which would preclude
the Applicant from maintaining a strict compliance with the locational
requirements for Wall Signs (i.e. , placement of signage on the Primary
and Secondary Frontages will yield parity with other properties in the
vicinity and Zone) . The granting of this Variance would constitute a
special privilege and may set an inappropriate precedent for similar,
future Sign Location Variance requests.
FINDING C
C. That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
-3-
(--
STAFF RESPONSE:
The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing The Good Guys Wall Sign would
create signage of a uniform design of that proposed for the remainder of
Building B.
Staff recommends denial of the Applicant's Sign Location Variance
request in that an affirmative response to all three findings of fact cannot
be made.
RECOMMENDATION:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Consider and act on a Draft Resolution which denies the Sign
Location Variance request, or give Staff and Applicant
direction and continue the matter.
ACTION: Staff recommends the Zoning Administrator adopt attached
Resolution A, which denies the Sign Location Variance request.
ATTACHMENTS:
Exhibit A - Draft Resolution Denyng the Sigi.Location Variance Request
submitted under PA 87-161
Exhibit B - Sign Location Variance Request Submittals
Background Attachments:
1. Zoning Map
2. Applicant' s Written Statement
3. Previous approval on sign submittal for The Good Guys and Pier 1
Imports
4. Letter from Patrick Costello, President, Crown Chevrolet
-4-
Zoning Administrator Meeting = December 1,' 1987
A meeting of the City of Dublin Zoning Administrator was held on December 1,
1987, in the Conference Room, City of Dublin Office, 6500 Dublin Boulevard,
Suite 101. The meeting was called to order at 9:35 a.m. by Laurence Tong,
Zoning Administrator.
*
ROLL CALL
PRESENT: Laurence Tong, Planning Director/Zoning Administrator, and Kevin J.
Gailey, Senior Planner.
* * * *
PUBLIC HEARING /
SUBJECT: PA 87-161 The Good Guys (Applicants)/Enea Properties Company
(Owners) - Sign Location Variance requests southwest corner of
Amador Plaza Road and Dublin Boulevard.
Mr. Tong opened the public hearing and called for the Staff Report. Mr. Gailey
provided background information of actions leading up to the application submit-
tal and described the two sign schemes submitted by the Applicant for the
proposed The Good Guys tenant space. He indicated that the Staff Report
recommended that the Sign Location Variance request be denied as the required
Findings of Fact could not apparently be met for the request (no special
circumstances present - approval would grant a special privilege to the
Applicant) .
Mr. Gregg Steele, with The Good Guys, Inc. , stated his concern that without the
proposed Wall-mounted Business Sign on the western elevation of Building B,
their proposed tenant space would have no direct visibility as viewed by
eastbound traffic on Dublin Boulevard, and only skewed visibility as viewed by
westbound traffic on Dublin Boulevard. He stated that visibility of signage
from Amador Plaza Road was of less importance to the subject tenant space.
Mr. Steele cited several locations within the City where existing signage would
appear to provide commercial/retail tenants with signage comparable to that
requested by their Variance application. Those locations cited included:
Grand Auto Homestead Savings Clothestime
Toys R Us The Wherehouse Oshman's
Linens Unlimited Kinney Shoes Wendy's
Mr. Steele indicated that while the west building elevation is not technically a
primary or secondary frontage, it will be perceived by the public's eye as a
frontage.
Mr. Steele indicated that the application materials incorrectly cited a 40"
letter height for some of the proposed signs. He indicated that the previously
approved letter height (32") was acceptable to The Good Guys, Inc.
Regular Meeting ZAM-1 December 1, 1987
ATTACHMLni _&
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144 TES Fief)tit r2 w I -8 9 '# /VT& •
yY/.A.Wi6I.:G.1.�+w.�..w r....pis a+ is.. �-.r._s.�.�.v ir.—u.wr. .w.v.a.w.aw�w..- _._�M�eMu s.:Yia.4aHy.Yff1Y11[Ifts'lf:�ll•SRFt:I4l.7A�171L.L^fLCG..... .
In response to an inquiry from Mr. Steele, Mr. Tong discussed the Property
Owner's obligation to comply with Condition #5 of the PD Rezoning covering the
site (PA 87-018 - dealing with the future road planned parallel to
Dublin Boulevard) .
Mr. Steele indicated that the approval or disapproval of the requested western
elevation sign would be critical in The Good Guys decision on whether or not to
locate in the subject Shopping Center.
Mr. Tong indicated for the record that a letter in opposition to the proposed
Variance had been received from Patrick Costello, President of the adjoining
Crown Chevrolet Automobile Dealership.
Mr. Tong closed the public hearing and summarized the Findings of Fact required
for an affirmative action on a Variance. Mr. Tong indicated his concurrence with
the Staff Report, and stated that two of the three required Findings of Fact
could not be made. Mr. Tong denied the Variance request.
RESOLUTION NO. 10 - 87
DENYING PA 87-161 THE GOOD GUYS, INC. (APPLICANTS)/
ENEA PROPERTIES COMPANY (OWNERS)
- SIGN LOCATION VARIANCE REQUEST, SOUTHWEST CORNER OF AMADOR PLAZA ROAD
AND DUBLIN BOULEVARD
* * * *
ADJOURNMENT
There being no other business, the meeting was adjourned at 10:15 a.m.
* * * *
Respectfully submitted,
Planning Direct' r
ATTEST:
Kevin J. GA.iley
Senior Planner
Regular Meeting ZAM-2 December 1, 1987
RESOLUTION NO. 10 - 87
A RESOLUTION OF THE DUBLIN ZONING ADMINISTRATOR
DENYING PA 87-161 THE GOOD GUYS (APPLICANTS)/
ENEA PROPERTIES COMPANY (OWNERS) - SIGN LOCATION VARIANCE REQUEST,
SOUTHWEST CORNER OF DUBLIN BOULEVARD AND AMADOR PLAZA ROAD
WHEREAS, Gregg Steele, on behalf of The Good Guys, Inc., has filed
an application for a Sign Location Variance from Sections 8-87.33 and 8-87.10
p) and s) of the City's Zoning Ordinance to allow construction of a Wall-
mounted Business Sign which is not located on the Primary or Secondary
Building Frontage of the retail space which it is proposed to identify; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act and has been found to
be categorically exempt; and
WHEREAS, the Zoning Administrator held a public hearing on said
application on December 1, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, a Staff Report was submitted recommending denial of the
Variance application; and
WHEREAS, the Zoning Administrator heard and considered all said
reports, recommendations and testimony as hereinabove set forth;
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Zoning
Administrator does hereby find that:
A. There are no special circumstances related to size, shape, topography,
location or surroundings of The Good Guys tenant space or Building B of
the Enea Plaza Shopping Center which would warrant granting a Sign
Location Variance, in that the visibility of the subject tenant space is
commensurate with others within the immediate vicinity and zone, given
Building B's visual relationship to a major arterial roadway (Dublin
Boulevard) and collector street (Amador Plaza Road).
B. There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed Good Guys Tenant Space or Building B which would
preclude the Applicants from maintaining a strict compliance with the
locational requirements for Wall Signs. The granting of this Variance
would constitute a special privilege and may set an inappropriate
precedent for similar, future Variance requests.
C. The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing The Good Guys proposed Wall
Sign would create signage of a uniform design and location of that
proposed for the remainder of Building A.
BE IT FURTHER RESOLVED THAT THE Zoning Administrator does hereby
deny Sign Location Variance PA 87-161.
PASSED, APPROVED AND ADOPTED this 1st day of December, 1987.
Zoning Administra o
ATTEST:
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CORPORATE OFFICES• 1649 ADRIAN ROAD•BURLINGAME.CALIFORNIA•94010•(415)259-5200
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DEC
December 1, 1987 !�?J
DUBLIN FLANNING
Mr. Larry Tong
THE CITY OF DUBLIN PLANNING DEPARTMENT
6500 Dublin Blvd., Suite D
Dublin, CA 94568
RE: ENEA PLAZA, BUILDING B
SOUTHWEST CORNER OF AMADOR PLAZA ROAD
AND DUBLIN BOULEVARD
Dear Mr. Tong:
THE GOOD GUYS! wish to appeal to the Planning Commission the
decision to reject our Sign Location Variance Request by the
Zoning Administrator on December 1, 1987.
We believe there are special circumstances including size, shape,
topography, location and surroundings, applicable to the
property, which deny the property of privileges enjoyed by others
in the vicinty and that granting this application will not
constitute a grant of special privileges.
Sincerely,
THE GOOD GUYS!!
/g;
Gregg Steele
Vice President of Real Estate
DJO.137
16)
CITY OF DUBLIN
Development Services ( Planning/Zoning 829-4916
P.O. Box 2340 Building&Safety 829-0822
Dublin,CA 94568 NOTICE OF APPEAL Engineering/Public Works 829-4927
Date: December 8, 1987
Re. Planning Application #: PA 87-161 The Good Guys/Enea Plaza Shopping Center
Project Description: Sign Location Variance request to establish a Wall-
mounted Business Sign which is not located on a Primary
or Secondary Building Frontage of the retail space
which it is proposed to identify.
Finance Control #: N/A
Project/Site Address: Southwest Corner Amador Plaza Rd. & Dublin Blvd.
Assessor Parcel Number(s): 941-1500-40
Applicant: The Good Guys, Inc.
Attn.: Gregg Steele
1649 Adrian Road
Burlingame, CA 94010
Owner/Representative: Enea Properties Co.
Attn.: Robert Enea
6670 Amador Plaza Road
Dublin, CA 94568
Dear Applicant:
The decision of the Zoning Administrator on December 1, 1987, regarding the above
referenced Planning Application has been appealed.
The appeal of your project will be taken up by the Planning Commission in the near
future. You will be notified in advance of the date and location of the hearing.
If you have any questions, please feel free to contact Kevin Galley, the Project
Planner, or me, at 829-4916.
Sincerely,
Laurence L. Tong
Planning Director
LLT/KJG/ao
Wolteef/Yite7144
//
AGENDA
CITY OF DUBLIN
PLANNING COMMISSION
Regular Meeting - Dublin Library Monday - 7:00 p.m.
7606 Amador Valley Blvd. , Meeting Room January 4, 1988
1. CALL TO ORDER
2. ROLL CALL
3. PLEDGE OF ALLEGIANCE TO THE FLAG
4. ADDITIONS OR REVISIONS TO THE AGENDA
5. MINUTES OF PREVIOUS MEETING - December 7, 1987
6. ORAL COMMUNICATION - At this time, members of the audience are permitted
to address the Planning Commission on any item which is not on the
Planning Commission agenda. Comments should not exceed 5 minutes. If
any person feels that this is insufficient time to address his or her
concern, that person should arrange with the Planning Director to have
his or her particular concern placed on the agenda for a future meeting.
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 Appeal of Zoning Administrator's November 24, 1987, action
denying PA 87-140 Amador Automotive Center - Sign Location
Variance requests to establish Wall-mounted Business Signs
which are not contiguous with the commercial service spaces
which they are proposed to identify, 6000 Dougherty Road.
8.2 Appeal of the Zoning Administrator's December 1, 1987, action
denying PA 87-161 The Good Guys (Applicants)/Enea Properties
Company (Owners) Sign Location Variance request to establish
a Wall-mounted Sign which is not located on a Primary or
Secondary Building Frontage of the retail space which it is
proposed to identify, southwest corner of Amador Plaza Road
and Dublin Boulevard.
9. NEW OR UNFINISHED BUSINESS
10. OTHER BUSINESS
11. PLANNING COMMISSIONERS' CONCERNS
12. ADJOURNMENT
(Over for Procedures Summary)
CITY OF DUBLIN
AGENDA STATEMENT/STAFF REPORT
Meeting Date: January 4, 1988
TO: Planning Commission
FROM: Planning Staff( 1T
SUBJECT: Appeal of the Zoning Administrator' s action
denying PA 87-140 Amador Automotive Center -
Sign Location Variance Requests, 6000 Dougherty
Road.
GENERAL INFORMATION:
PROJECT: Appeal of the Zoning Administrator' s
November 24, 1987, action denying PA 87-140
Amador Automotive Center Sign Location Variance
requests to establish Wall-mounted Business
Signs which are not contiguous with the
commercial service spaces which they are
proposed to identify.
PROPERTY OWNER/APPLICANT: Douglas W. Bradford
2694 Bishop Drive, Suite 202
San Ramon, CA 94583
PROPERTY AND 6000 Dougherty Road
ZONING: Zoning: PD, Planned Development District
(APN: 941-205-21)
SURROUNDING LAND USE North: PD, Planned Development District - Mini
AND ZONING: Warehouse
East: PD, Planned Development District -
Vacant lands, exterior storage and
building supply company
South: C-2, General Commercial District -
Pac 'n Save Shopping Center
West: M-1, Light Industrial District -
Business Park with mixed uses
APPLICABLE REGULATIONS:
Section 8-87.33 a) of the Zoning Ordinance establishes maximum dimensional
criteria for Wall Signs. The criteria establishes specific dimensions for the
Primary and Secondary Frontages of the projection of the business building
they identify. Sections 8-87.10 p) and s) , Definitions for Primary and
Secondary Building Frontages, establish that sign area accrued and authorized
by one frontage may not be attached to any other building frontage.
Section 8-93.0 (Variance) indicates that the strict terms of the Zoning
Ordinance may be varied in specific cases upon affirmative findings of fact
upon each of the following three requirements:
a) That there are special circumstances including size, shape, topography,
location or surroundings, applicable to the property which deprive the
property of privileges enjoyed by other property in the vicinity under
the identical zoning classification.
b) That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
c) That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
t COPIES TO: Applicant/Owner
Item No. ' / File PA 87-140
Section 8-93.1 - .4 establishes the procedures, required action and effective
date for granting or denying a Variance, and indicates the granting of a
Variance shall be subject to conditions, limitations and guarantees.
ENVIRONMENTAL REVIEW: Categorically Exempt
NOTIFICATION: Public Notice of the January 4, 1988, hearing was published
in The Herald, mailed to adjacent property owners, and posted in public
buildings.
ANALYSIS:
The 2.8+ acre property is currently being developed as a three-building -
40,000 square foot automotive service-retail center (under approvals granted
for PA 87-019) . The signs which have prompted the subject application involve
signage proposed for one tenant space in Building A (Tenant Space A-3) and
three tenant spaces in Building B (Tenant Spaces B-8, B-9 and B-10) .
A quick-service lube/oil change occupancy is proposed in Tenant Space A-3.
That space is proposed to be located on the north side of Building A. Two
signs are proposed on the north elevation of Building A to identify this
tenant space. A third sign for this space is also proposed at the west eleva-
tion. These three signs are consistent with the City's Sign Regulations. The
fourth sign proposed for Tenant Space A-3 would be along the south building
elevation and would not be contiguous with lease space for A-3. This sign
would require approval of a Sign Location Variance prior to its use. If all
four signs were authorized for use, Tenant Space A-3 would have more signs
than are currently proposed for any other tenant space in the center (all
others are proposed for either one or two signs) . Despite being one of the
smaller tenant spaces, Space A-3 would have an aggregate sign area greater
than any other proposed tenant space except for the major tenant proposed in
Tenant Space B-1. (Space B-1 is shown to receive 90 square feet of signage,
Space A-3 at 70 square feet and Space B-5, the next highest total, at 50
square feet. )
Even without approval of the proposed non-contiguous Wall-mounted Sign, Tenant
Space A-3 would have signs which would be visible from both Dougherty Road
(southbound traffic) and Sierra Lane (eastbound traffic) , and as such would be
one of only a few of the 15 proposed tenant spaces in the Center that would
benefit from some level of visibility from both streets.
The three tenant spaces involved with the second portion of the subject
request are Tenant spaces B-8, B-9, and B-10, proposed at the rear (west side)
of Building B. The front elevations of these three tenant spaces will not be
directly visible from either Dougherty Road or Sierra Lane. The proposed
3' x 8' sign would be established at the southwest corner of Building B,
parallel to Sierra Lane and lying approximately 250 feet from the street. The
sign is proposed to provide directional information regarding the location of
these three tenant spaces to vehicles which had come onto the subject
property.
Prior to granting a Variance, three affirmative findings of fact must be made.
The Zoning Administrator's determination at the November 24, 1987, hearing on
the three findings was as follows:
I. Building A - Wall-mounted Sign for Tenant Space A-3
FINDING A:
A. That there are special circumstances including size, shape, topography,
location or surroundings, applicable to the property which deprive the
property of privileges enjoyed by other property in the vicinity under
the identical zoning classification.
STAFF RESPONSE:
There are no special circumstances related to size, shape, topography,
location or surroundings of the proposed tenant space or Building A
which would warrant granting a Sign Location Variance, in that the
visibility of the proposed tenant space is commensurate with others
-2-
• ^ n
within the immediate vicinity and zone, given Building A's visual
relationship to a major arterial roadway (Dougherty Road) and collector
street (Sierra Lane).
FINDING B
B. That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
STAFF RESPONSE:
There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed tenant space or Building A which would preclude
the Applicant from maintaining a strict compliance with the locational
requirements for Wall Signs. The granting of this Variance would
constitute a special privilege and may set a precedent for similar,
future Variance requests.
FINDING C
C. That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
STAFF RESPONSE:
The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building A.
II. Building B - Wall-mounted Sign for Tenant Spaces B-8, B-9 and B-10
FINDING A:
A. That there are special circumstances including size, shape, topography,
location of the three proposed tenant spaces at the back (west side) of
proposed Building B or surroundings, applicable to the property which
deprive the property of privileges enjoyed by other property in the
vicinity under the identical zoning classification.
STAFF RESPONSE:
There are no special circumstances related to the size, shape, topo-
graphy, location or surroundings of the three proposed tenant spaces at
the back (west side) of proposed Building B which would warrant granting
a Sign Location Variance. The Sign Ordinance regulations make adequate
provision for identification of the tenant spaces without necessitating
a Sign Location Variance (Section 8-87.50, Permitted Signs - Tenant Wall
Directory).
FINDING B
B. That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
STAFF RESPONSE:
There is nothingunique q or special regarding the size, shape,
topo-
graphy, location or surroundings of the proposed three subject tenant
spaces or Building B which preclude the Applicant from maintaining a
strict compliance with the locational requirements for Wall Signs. The
granting of this Sign Location Variance would constitute a special
privilege and may set a precedent for similar, future variance requests.
FINDING C
C. That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
-3-
STAFF RESPONSE:
The granting of this Sign Location Variance will not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building B.
After receiving testimony from Staff and the Applicants, and after making the
above stated determination on the required findings, the Zoning Administrator
denied both Sign Location Variance requests.
The Applicant subsequently filed an appeal of the Zoning Administrator' s
action (see Attachment #6) . Within the appeal letter, the Applicant provides
rebuttal to the findings made by the Zoning Administrator at the November 24,
1987, hearing.
The Applicant' s situation is not different from that of several other retail
uses in the City of Dublin. In the case of the signage proposed for Building
A, there are many examples of retail uses which have "backs" or "sides" that
do not qualify for signage. Examples of this situation include Sattler's and
other retail tenants in the KB Enterprise shopping center which have their
backs facing the Great Western building. Additional samples pertaining to the
Building A situation include the tenant spaces in the Amador Plaza Shopping
Center (such as Togos and Supercuts) which are interior tenant spaces set
perpendicular to Amador Plaza Road. These businesses, and others, have not
been allowed to establish signs where they do not qualify for signage.
Similarly, as pertains to the situation involving Tenant Spaces B-8, B-9 and
B-10 in Building B, there are many businesses in the C-2 and M-1 Zoning
Districts along Village Parkway, Scarlett Court, and Golden Gate Drive which
do not have exposure onto a public street. They have not been allowed to have
signs that are not contiguous to their tenant spaces.
Staff recommends the Planning Commission reaffirm the Zoning Administrator' s
action on the requests, denying both Sign Location Variance requests.
RECOMMENDATION:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Consider and act on a Draft Resolution upholding the Zoning
Administrator's November 24, 1987, action denying the Sign
Location Variance requests, or give Staff and Applicant
direction and continue the matter.
ACTION: Staff recommends the Planning Commission adopt the attached Draft
Resolution upholding the Zoning Administrator' s November 24, 1987,
action denying the Sign Location Variance requests submitted under
PA 87-140.
ATTACHMENTS:
Exhibit A - Draft Resolution denying the Sign Location Variance Requests
submitted under PA 87-140
Exhibit B - Sign Location Variance Requests Submittals
Background Attachments:
1. Zoning Map
2. Applicant' s Written Statements (September 30, 1987 and October 27,
1987)
3. November 24, 1987, Zoning Administrator Staff Report (without
Attachments)
4. Minutes from November 24, 1987, Zoning Administrator Meeting
5. Zoning Administrator Resolution No. 9-87
6. Appeal Letter dated received December 4, 1987, from Gregg Steele,
the Good Guys, Inc.
7. Notice of Appeal
-4-
RESOLUTION NO. 87 -
A RESOLUTION OF THE DUBLIN PLANNING COMMISSION
UPHOLDING THE ZONING ADMINISTRATOR'S ACTION DENYING PA 87-140 AMADOR
AUTOMOTIVE CENTER - SIGN LOCATION VARIANCE REQUESTS, 6000 DOUGHERTY ROAD
WHEREAS, Douglas W. Bradford has filed an application for Sign
Location Variances from Sections 8-87.33 and 8-87.10 p) and s) of the City's
Zoning Ordinance to allow construction of Wall-mounted Business Signs which
are not contiguous with the commercial service spaces which they are proposed
to identify; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act and has been found to
be categorically exempt; and
WHEREAS, the Zoning Administrator held a public hearing on said
application on November 24, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, a Staff Report was submitted recommending approval in
part of the Variance application (recommending approval of the proposed
Building B - Wall-mounted Business Sign for tenant spaces B-8, B-9, and B-10
and denial of the proposed Building A - Wall-mounted Business Sign for Tenant
Space A-3); and
WHEREAS, after hearing and considering all said reports,
recommendations and testimony, the Zoning Administrator denied both Sign
Location Variance requests; and
WHEREAS, on December 4, 1987, Douglas W. Bradford, Property Owner
and Applicant, filed an appeal of the Zoning Administrator's action; and
WHEREAS, the Planning Commission held a public hearing on said
appeal on January 4, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the
Planning Commission uphold the Zoning Administrator's action and deny the Sign
Location Variance requests; and
WHEREAS, the Planning Commission heard and considered all said
reports, recommendations and testimony as hereinabove set forth;
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does
hereby find that:
A. There are no special circumstances related to size, shape, topography,
location or surroundings of the proposed tenant space or Building A
which would warrant granting a Sign Location Variance, in that the
visibility of the proposed tenant space is commensurate with others
within the immediate vicinity and zone, given Building A's visual
relationship to a major arterial roadway (Dougherty Road) and collector
street (Sierra Lane).
B. There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed tenant space or Building A which would preclude
the Applicant from maintaining a strict compliance with the locational
requirements for Wall Signs. The granting of this Variance would
constitute a special privilege and may set a precedent for similar,
future Variance requests. EXH/K3!r I9
NORAFT
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C. The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building A.
BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby
deny that portion of Sign Location Variance PA 87-140 pertaining to proposed
Building A - Wall-mounted Signs for Tenant Space A-3.
BE IT FURTHER RESOLVED THAT THE Planning Commission finds, in
regards to proposed Building B - Wall-mounted Sign for Tenant Spaces B-8, B-9
and B-10, that:
A. There are no special circumstances related to the size, shape, topo-
graphy, location or surroundings of the proposed three subject tenant
spaces at the back (west side) of proposed Building B which would
warrant granting a Sign Location Variance. The Sign Ordinance
regulations make adequate provision for identification of the tenant
spaces without necessitating a Sign Location Variance (Section 8-87-50;
Permitted Signs - Tenant Wall Directory).
B. There is nothing unique or special regarding the size, shape,
topography, location or surroundings of the proposed tenant spaces or
Building B which preclude the Applicant from maintaining a strict
compliance with the locational requirements for Wall Signs. The
granting of this Sign Location Variance would constitute a special
privilege and may set a precedent for similiar, future variance
requests.
C. The granting of this Sign Location Variance will not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building B.
BE IT FURTHER RESOLVED that the Planning Commission does hereby
deny that portion of Sign Location Variance request PA 87-140 pertaining to
proposed Building B - Wall-mounted Sign for Tenant Spaces B-8, B-9 and B-10.
PASSED, APPROVED AND ADOPTED this 4th day of January, 1988.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
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'Mr. , Kevin` Galley t •t i =}; •k j:. ,
:Senior Planner • • -• - .-- __.
City of Dublin,;
k 6500 -Dublin Blvd. Suite' D — ts,,
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1 , Dublin, •California 94568 , sr, 4, ,,;w-. s,n:q..s„„,. rrs
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• e -Amaor utmotvendRetail,.Center .� _ {t:-f, .g � ,
,R '!-- • s .1 , ir•,�it► �4.,,,=r, ,,,-, ,. -
- d _ J t . t 1 '; zf '.� . . -,. 6000 Dougherty;Roa ;,.-so-;t .r t ,„ ,.__, -
1 7.'Dublin : California 94568
4- rr o-f•- �7 t-4 -c• wt-Srw ,
Dear Kevin • , ,1e7.k. ct{v;sti "�..rr ;��a �^
sr r .1?- .•xi tr
_ ,, Sty.a. _
i., --sJ:= * "tI :.- _ - ..r ..: .^- ..1=� : " i::t:{r' •.t o •#t 'eg"A. ttjlxy�
' "•As•'a ,follow up to our -.earlierJ:conversation;I zwould ;like 2to .? -
L.. 1
include ',in -our 'Sign Varience the..Pro]ecting;l S ign?proposed up,. , _
•
''.at 'the::southwest corner 1of •Building B:':�The •1-ational- for `F T - -
`. this- request lies mainly ,in that the :rear _tenants -_to '.this 1 i=
- . :-:building will be almost :impossible to :find without rsignage " ,. ; •
-
- - that is easily viewed ••from a main entry/exit:?drive:.; ' , .' _
,.Please -regard this letter to be a formal request for the �j • - .
.:above.
- f ..
Very "t my yours, - _ - -
...../ c...6 ec,.. ii • • . . _
_..
. .
-Do as Bradfor . - _•
DB/eb - _
2694 Bishop Drive, Ste 202 • P.O. Box 65 • San Ramon, California• 94583 (415) 867-3810
r
ATTACHMENT zee
Ai , ir W 7 t
CITY OF DUBLIN
AGENDA STATEMENT/STAFF REPORT
Meeting Date: November 24, 1987 - 9:30 a.m.
TO: Zoning Administrator
FROM: Planning S f }G�X
SUBJECT: PA 87-140 Amador Automotive Center - Sign
Location Variance recuests, 6000 Dougherty Road.
GENERAL INFORMATION:
PROJECT: Sign Location Variance requests to establish
Wall-mounted-Business Signs which are not
contiguous with the commercial service spaces
which they are proposed to identify.
•
PROPERTY OWNER/APPLICANT: Douglas W. Bradford
2694 Bishop Drive, Suite 202
San Ramon, CA 94583
PROPERTY AND 6000 Dougherty Road
ZONING: Zoning: PD, Planned Development District
APN: 941-205-21
SURROUNDING LAND USE
AND ZONING: North: PD, Planned Development District - Mini
Warehouse
East: PD, Planned Development District -
Vacant lands, exterior storage and
building supply company
South: C-2, General Commercial District -
Pac 'n Save Shopping Center
West: M-1, Light Industrial District -
Business Park with mixed uses
APPLICABLE REGULATIONS:
Section 8-87.33 a) of the Zoning Ordinance establishes maximum
dimensional criteria for Wall Signs. The criteria establishes specific
dimensions for the Primary and Secondary Frontages of the projection of the
business building they identify. Sections 8-87.10 p) and s), Definitions for
Primary and Secondary Building Frontages, establish that sign area accrued and
authorized by one frontage may not be attached to any other building frontage.
Section 8-93.0 (Variance) indicates that the strict terms of the Zoning
Ordinance may be varied in specific cases upon affirmative findings of fact
upon each of the following three requirements:
a) That there are special circumstances including size, shape, topo-
graphy, location or surroundings, applicable to the property which
deprive the property of privileges enjoyed by other property in
the vicinity under the identical zoning classification.
•
b) That the granting of the application will not constitute a grant
of special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
c) That the granting of the application will not be detrimental to
persons or property in the neighborhood or to the public welfare.
ATTAGHEFO
« -21_870Pr sntpF der 0171101-001
r<:
Section 8-93.1 - .4 establishes the procedures, required action and
effective date for granting or denying a Variance, and indicates the granting
of a Variance shall be subject to conditions, limitations and guarantees.
ENVIRONMENTAL REVIEW:
Categorically Exempt
NOTIFICATION: Public Notice of the November 24, 1987, hearing was
published in The Herald,. mailed to adjacent property owners, and posted
in public buildings.
ANALYSIS:
The 2.8+ acre i--
property is currently being developed as a three-building
- 40,000 square foot automotive service-retail center (under approvals granted
for PA 87-019)• The signs which have prompted the subject application involve
signage proposed for one tenant space in Building A (Tenant Space A-3) and
three tenant spaces in Building B (Tenant Spaces B-8, B-9 and B-10).
A quick-service lube/oil change occupancy is proposed in Tenant Space
A-3. That space is proposed to be located on the north side of Building A.
Two signs are proposed on the north elevation of Building A to identify this
tenant space. A third sign for this space is also proposed at the west
elevation. These three signs are consistent with the City's Sign Regulations.
The fourth sign proposed for Tenant Space A-3 would be along the south
building elevation and would not be contiguous with lease space for A-3.
sign would require approval of a Sign Location Variance prior to its use.
If
all four signsThis
than any otr proposedauthorized for tenant spaces in theant Centerce A-3 would have more signs or two signs) and, des ite (tel others have eitherl
one
P being one of the smaller tenant spaces, would have
an aggregate sign area greater than any other proposed tenant space except for
the major tenant proposed in Tenant Space B-1. (Space B-1 is shown to receive
90 square feet of signage, Space A-3 at 70 square feet and Space B-5, the next
highest total, at 50 square feet.)
Even without approval of the proposed non-contiguous Wall-mounted Sign,
Tenant Space A-3 would have signs which would be visible from both Dougherty
Road and Sierra Lane, and as such would be one of only a few of the 15
proposed tenant spaces in the Center that would benefit from visibility from
both streets.
The three tenant spaces involved with the second portion of the subject
request are on the other side of the visibility spectrum. Tenant spaces B-8,
B-9, and B-10 are proposed at the rear (west side) of BuildingB,
front elevations of the three tenant spaces not being directly visible from
either Doughertry with the
e. The
located at thesouthwest corner ofierra n Building pBo and ewould d 3' xbe'paralleluto Sierra
Lane, lying approximately 250 feet to the south. The signs would serve to
yield directional information regarding the location of these three tenant
spaces to vehicles which had come onto the subject property.
Prior to granting a Variance, three affirmative findings of fact must be
made. Staff's response to the mandatory findings are as follows:
I. Building A - Wall-mounted Sign for Tenant Space A-3
FINDING A:
A.
That
ocati
oat there are special circumstances including size, shape, topography,
on or surroundings, applicable to the property which deprive the
the erty of Privileges enjoyed by other property in the vicinity under
identical zoning classification.
}
i
}
• 2- •
STAFF RESPONSE:
There are no special circumstances related to size, shape, topography,
location or surroundings of the proposed tenant space or Building A
which would warrant granting a Sign Location Variance, in that the
visibility of the proposed tenant space is commensurate with others
within the immediate vicinity and zone, given Building A's visual
relationship to a major arterial roadway (Dougherty Road) and collector
street (Sierra Lane).
FINDING B
B. That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
STAFF RESPONSE:
There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed tenant space or Building A which would preclude
the Applicant from maintaining a strict compliance with the locational
requirements for Wall Signs. The granting of this Variance would
constitute a special privilege and may set a precedent for similar,
future Variance requests.
FINDING C
C. That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
STAFF RESPONSE:
The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building A.
Staff recommends denial of the Applicant's Sign Location Variance
request involving signage proposed for Tenant Space A-3 of proposed
Building A, in that an affirmative response to all three findings of fact
cannot be made.
II. Building B - Wall-mounted Sign for Tenant Spaces B-8, B-9 and B-10
FINDING A:
A. That there are special circumstances including size, shape, topography,
location of the three proposed tenant spaces at the back (west side) of
proposed Building B or surroundings, applicable to the property which
deprive the property of privileges enjoyed by other property in the
vicinity under the identical zoning classification.
STAFF RESPONSE:
There are special circumstances related to the size, configuration, and
location which would warrant granting a Sign Location Variance. The
three tenant spaces along the west property boundary have no direct
exposure to any public street and therefore identification of these
tenant spaces warrants deviation from a strict application of the
Ordinance requirements.
FINDING B
B. That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
-3-
STAFF RESPONSE:
The fact that the three proposed rear tenant spaces are oriented away
from any public street constitutes a unique and special circumstance
which preclude the Applicant from being able to maintain a strict
compliance with the locational requirements for Wall Signs if effective
identification is to be e5'tablished for the subject tenant spaces. The
granting of this Sign Location Variance will not constitute a special
privilege.
FINDING C •
C. That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
STAFF RESPONSE:
The granting of this Sign Location Variance will not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building B.
Staff recommends approval of the Applicant's Sign Location Variance
request involving signage proposed for Tenant Spaces B-8, B-9 and B-10 of
proposed Building B, in that an affirmative response to all three findings of
fact can be made.
RECOMMENDATION:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Consider and act on a Draft Resolution which denies one of
the two Sign Location Variance requests while approving the
other, or give Staff and Applicant direction and continue
the matter.
ACTION: Staff recommends the Zoning Administrator adopt attached
Resolution A, which denies the Sign Location Variance request
involvling signage proposed for Tenant Space A-3 of proposed
Building A and which approves the Sign Location Variance request
involving signage proposed for Tenant Spaces B-8, B-9 and B-10 of
proposed Building B.
ATTACHMENTS:
Exhibit A - Draft Resolution Approving in Part the Sign Location
Variance Requests submitted under PA 87-140
Exhibit B - Sign Location Variance Requests Submittals
Background Attachments:
1. Zoning Map
2. Applicant's Written Statements (September 30, 1987 and October 27,
1987)
• 4 •
I
•
Zoning Administrator Meeting - November 24, 1987
A meeting of the City of Dublin Zoning Administrator was held on November 24,
1987, in the Conference Room, City of Dublin Office, 6500 Dublin Boulevard,
Suite 101. The meeting was called to order at 9:35 a.m. by Laurence Tong, Zoning
Administrator.
* * * *
ROLL CALL
PRESENT: Laurence Tong, Planning Director/Zoning Administrator, and Kevin J.
Gailey, Senior Planner.
* * * *
PUBLIC HEARING
SUBJECT: PA 87-140 Amador Automotive Center - Sign Location Variance
requests, 6000 Dougherty Road.
Mr. Tong opened the public hearing and called for the Staff Report. Mr. Gailey
provided background information of actions leading up to the application submit-
tal for the two proposed signs. He indicated that the Staff Report recommended
that the Sign Location Variance request for proposed Tenant Space A-3 be denied
and the request for proposed Tenant Spaces B-8, B-9 and B-10 be approved.
Mr. Doug Bradford, Applicant, discussed the various signs proposed for Tenant
Space A-3. He advised Mr. Tong of the changes to the type and size of signs
provided to that space they'd be willing to make if such actions would make the
proposed sign on the south building elevation more acceptable to Staff. Mr.
Bradford challenged Staff's contention that the other signs proposed for Tenant
Space A-3 would yield adequate visibility from Dougherty Road or Sierra Lane,
stating that the building's orientation to the street compromised its visibility
from those streets. He also indicated his opinion that the requested sign would
serve to direct customers to the desired driveway. Mr. Bradford indicated that
the subject tenant, Precision Tune, would be one of the major tenants in the
Center, which creates a "uniqueness" justifying special signage.
In regards to the proposed non-contiguous Wall-mounted Business Sign for Tenant
Spaces B-8, B-9 and B-10, Mr. Bradford indicated that the requested 36 square
feet in area is as small as he feels would be functionable (this was offered in
response to Staff's indication that a 12 square foot sign could be established
without necessitating any Sign Variance approval).
Mr. Casey Cummings, representing Precision Tune, described the services provided
by his company. In response to an inquiry from Mr. Tong, he described the manner
in which the business would operate. Mr. Cummings stressed the advertising
efforts required through the franchise arrangement (9% of monthly gross to be
spent on advertising). Mr. Cummings stated that he felt the sign proposed for
Tenant Space A-3 on the south building elevation was critical for their business.
Regular Meeting ZAM-1 November 24, 1987
ATTACHMENT `�
Midi a ft-V1-81 Z19 ftl*.
/- I
/////<1
-
In response to an inquiry from Mr. Tong, Mr. Bradford advised that due to
contractual arrangements with another tenant in the Center (Goodyear Tires)
Precision Tune would not be allowed copy space on the proposed project Free-
standing
Sign.
Mr. Tong discussed the directory type signage used at three other locations in
the City and indicated he felt that approach was a viable option for the
identification of Tenant Spaces B-8, B-9, and B-10 (i.e. , observance of a 12
square foot maximum size) .
Mr. Tong advised that he was unable to make affirmative Findings of Fact, as
required by the Zoning Ordinance, and was not in a position to approve either
Sign Location Variance requests.
Mr. Cummings stated that Building A's location on the site would deny adequate
visibility on their "major" sign (on the east elevation) , creating a "unique"
status. He also stated that the approval of the requested sign would not grant a
special privilege, but instead would only give them parity with other tenants in
the Center.
Mr. Bradford inquired where Mr. Tong varied from Staff's recommendations for the
proposed sign for Tenant Spaces B-8, B-9 and B-10. Mr. Tong indicated that other
retail uses facing similar problems have achieved functionable tenant
identification without needing Variance approvals. He stated that granting the
Variance would constitute a grant of special privilege.
Mr. Bradford stated that the example situations referenced by Mr. Tong were not
similar to those encountered by Tenant Spaces B-8, B-9 and B-10. He stated that
in the examples cited, all tenants were visible from either public streets or
from the parking area for the Center. Mr. Bradford indicated that the
combination of the 25' building setback from the west property line and the
narrow vehicular entrance to those three tenant spaces make them different from
the examples cited.
Mr. Tong closed the public hearing and indicated he felt only one of the three
prerequisite Findings of Fact could be made pertaining to either requested sign
(granting the Variances would not be detrimental to the public welfare) . Since
the other Findings of Fact could not be made, Mr. Tong denied the Variance
request.
RESOLUTION NO. 9 - 87
DENYING PA 87-140 AMADOR AUTOMOTIVE CENTER - SIGN LOCATION VARIANCE REQUESTS
TO ALLOW CONSTRUCTION OF NON-CONTIGUOUS WALL-MOUNTED BUSINESS SIGNS,
6000 DOUGHERTY ROAD
Mr. Tong encouraged the Applicant to: 1) consider allowing Precision Tune to
have copy space on the proposed Center Freestanding Sign, and 2) to take
advantage of allowable signage for Building B tenants (i.e. , the 12 square foot
Wall Directory Sign allowed by the Zoning Ordinance) .
Regular Meeting ZAM-2 November 24, 1987
* * * *
ADJOURNMENT
There being no other business, the meeting was adjourned at.10:30 a.m.
* * * *
Respectfully de&itret"-<,4--TA---‹6
Planning Directo
ATTEST•
Kevin J. iley
Senior Planner
•
Regular Meeting Z M-3 November 24, 1987
Oh-
- cS7
RESOLUTION NO. 87
A RESOLUTION OF THE DUBLIN ZONING ADMINISTRATOR
------------------------------------------------------7-----------------------
•
APPROVING IN PART PA 87-140 AMADOR AUTOMOTIVE CENTER -
SIGN LOCATION VARIANCE REQUESTS, 6000 DOUGHERTY ROAD
WHEREAS, Douglas W. Bradford has filed an application for Sign
Location Variances from Sections 8-87.33 and 8-87.10 p) and s) of the City's
Zoning Ordinance to allow construction of Wall-mounted Business Signs which
are not contiguous with the commercial service spaces which they are proposed
to identify; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act and has been found to
be categorically exempt; and
WHEREAS, the Zoning Administrator held a public hearing on said
application on November 24, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and -
WHEREAS, a Staff Report was submitted recommending approval in
part of the Variance application (recommending approval of the proposed
Building B - Wall-mounted Business Sign for tenant spaces B-8, B-9, and B-10) ;
and
WHEREAS, the Zoning Administrator heard and considered all said
reports, recommendations and testimony as hereinabove set forth;
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Zoning
Administrator does hereby find, in regards to proposed Building A - Wall-
mounted Sign for Tenant Space A-3, that:
A. There are no special circumstances related to size, shape, topography,
location or surroundings of the proposed tenant space or Building A
which would warrant granting a Sign Location Variance, in that the
visibility of the proposed tenant space is commensurate with others
within the immediate vicinity and zone, given Building A's visual
relationship to a major arterial roadway (Dougherty Road) and collector
street (Sierra Lane) .
B. There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed tenant space or Building A which would preclude
the Applicant from maintaining a strict compliance with the locational
requirements for Wall Signs. The granting of this Variance would
constitute a special privilege and may set a precedent for similar,
future Variance requests.
C. The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building A.
BE IT FURTHER RESOLVED THAT THE Zoning Administrator does hereby
deny that portion of Sign Location Variance PA 87-140 pertaining to proposed
Building A - Wall-mounted Signs for Tenant Space A-3.
BE IT FURTHER RESOLVED THAT THE Dublin Zoning Administrator finds,
in regards to proposed Building B - Wall-mounted Sign for Tenant Spaces B-8,
B-9 and B-10, that:
A. There are no special circumstances related to the size, shape,
topography, location or surroundings of the three proposed tenant spaces
at the back (west side) of proposed Building B which would warrant
granting a Sign Location Variance. The Sign Ordinance regulations make
adequate provision for identifica ion t e e a hout4/
necessitating a Sign Location Var n t tted gns
- Tenant Wall Directory) . v/
i°k geSoLvT104 NO. 9- 137
-
B. There is nothing unique or special regarding the size, shape or
topography of the proposed tenant spaces or Building B which preclude
the Applicant from maintaining a strict compliance with the locational
requirements for Wall Signs. The granting of this Sign Location
Variance would constitute a special privilege and may set a precedent
for similiar, future variance requests.
C. The granting of this Sign Location Variance will not be detrimental to
persons or property in that establishing the proposed Wall Sign would
create signage of a uniform design and location of that proposed for the
remainder of proposed Building B.
BE IT FURTHER RESOLVED that the Zoning Administrator does hereby
deny that portion of Sign Location Variance request PA 87-140 pertaining to
proposed Building B - Wall-mounted Sign for Tenant Spaces B-8, B-9 and B-10.
PASSED, APPROVED AND ADOPTED this 24th day of November, 1987.
(0(8.4A-a_Af.T.
Zoning Administor
ATTEST:
X , �L
S nio Planner
egetVo
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—Douglas Bradford &Associates
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, ,y t ,, i"September 30, "1987 t t "I+,. "<+ ; C ••
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r;.,4,,. %;;', , .DUBily PLANNING -
, I. if��,` ' •� . v 1 ,• sr' ✓, ' ' • t•
1 n f t ,•. r• j •
'-''I'''( �Mr .Laurence Tong ,,, 1
`Planning Director • = • , j ~_, •,
1.s+t+ , •d t + , • �•
'Cityrof Dublin ;, • • , _ / :
• ;6500 Dublin Blvd, .Suite D : '
Dublin,' California 1,94568 ,
• ,- r Automotive and Retail Centers . s •
Re. Amado
• : 6000 Dougherty ,Road • _. . •
Dublin, *California -
i•
Dear-Mr Tong `
;;Request is hereby made fora sign variance on the.above referenced project
for.:a;'specific request by a potential tenant, Precision_Tune, who intends - -•
▪ -,to 4occupy a lease : space in Building A. This request -is- fora stani9 rd
• r ifascia''sign:on the western 30' of :the Building A sign :band :facing Sierra ::
' - -',.;Lane: UnePr::the•present sign ordinance,-such a .request would,be denied -by . .
'' '*reason'of ••'this -s• ign :frontage .:not=being contiguous'`:to :the-tenants =lease `
_• 'space`s. I .•believe this request is worthy of consideration for the following -• :
' -'reasons 'ar t� _ r • __ _ - � ,=. _
Sign"identification is imperative to this `tenant because •cartpany-wide ` -
'--`experience`has shown ,a significant amount of sales are impulse purchases •
r . and/or mental identification or registration and subsequent return within a •
short period of time =- mainly because this tenant's tune-up/oil changing ,,�
- N1 •
-services require only 30 minutes to perform. Therefore, the original Intent •
-eas ;-to occupy the entire 100' of Building A Dougherty frontage to a depth
.\of 30' which qualified for facia signage on both Sierra Lane and Dougherty - _
• • -Road. - - -
Unfortunately, this alternative suffers ":tan the failing that the entire
' Building A elevation facing Dougherty Road would be service bays open
during business hours, and the rear lease space would have entrances where •
*-customers would have to walk across the Sierra T•Pne entry drive to reach
the tenant entry doors. The aesthetic and safety shortcomings of this
alternative are obvious.
With this in mind, a tandem, drive-through bay layout was adopted whereby
only 2 bay doors faced Dougherty Road and 2 opened onto the Sierra Tare
• _. entry drive. Unfortunately, at Space A-1 where the tenant would qualify
for both facia sign frontages, another safety hazard existed. The bay door
entrance to this space was too close to the driveway on Sierra Lane
creating safety concerns for both entry and exit traffic utilizing this
driveway.
2694 Bishop Drive, Ste 202 • P.O. Box 65 • San Ramon, California - 94583 (415) 867-3810
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. • ......'-.4' ''t.:.";!........:.W.thl the. above *safety:"concerns in mind,' the tenant was then located at the --
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, .
' .• : ••-'north.' end ...of ,.,the •Building ..,at space ...A-3. ..,:7,jI believe ;that' a •fascia ,.sign .;•• • .
-• t. . : •-•-'located on the Tear sign band facing Sierra Lane is warranted under these - •
ci
- 7- ' ..•! .• : •..•;': . . .cums.- tances because of the inability to :safely locate:this tenant in -
• .; •": space A-1*.* -Of equal importance is the fact that signage at this location
• • ' .. . • actually* avoids :--Confusion fran custalers oriented towards this requested
,„ • -
• . , i ; ,sign -location because :the *first tenant entries that they will care .to .on
-.: • • ' this drive :is that of the •tenant on .the westerly Sierra Lane sign' face.
- • • • Also . of significant -:*.importance is •.that because' of the angle of • the
,... ,
• -* • ....building.; :tenants 'arriving *frau the south will see the Sierra Lane fascia -
• ,- • : sign*:first .and .turn off_Dougherty Road onto .Sierra Lane and make a rear -
. . .
•
entryinto the tenant's space via the Sierra Lane entry drive This action •
• . •
" . : • ' ' • •. will.:•reduce :entry/exit •traffic off .of Dougherty Road. ,-. It should also be .-.-..
- . • -•••• -.:'not M that no other standard :tenant ;fascia signs will be utilized on the . .
• ..,..
: - - --- -'• western and :. northern :-.,--:sign frontages ,other -:than 1 tenant ' rear• door
-....
- - •-•-• -i•••identification_signs.-,:-' '.--z. ..:, ,• ••.'-- _ _•:,1 -i.:•::..:. r'...:.,:i-,:1---,..,-- ' •' 1 ' -, • • • •
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To my'knowledge...there is :no substantial impact ,on city services. !-Benefits - -.
to the city are that there would be less traffic to this particular tenant
.._ ,...
-, -- :•---on'and off of Dougherty Road, and that there would be a potential increase -
- * ,---...--- - - in ' sales ":taxes - generated by this •;tenant ::due to the proper street
' - - identification,- and logical approach to his lease space. On these rrerits,
:we formally request your approval of this sign variance. . . .
- - . • • . - ,
- -
- - .
- - , . • .
• • Very truly yours, . -
.
. -
Do 4 as W. Brad rd
• -
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CITY OF DUBLIN
Development Services Plannin JZoning 829-4916
P.O. Box 2340
Building & Safety 829-0822
Dublin, CA 94568 NOTICE OF APPEAL Engineering/Public Works 829-4927
Date: December 8, 1987
f Re. Planning Application #: PA 87-140 Amador Automotive Center Sign Location
Variance Requests.
Project Description: Sign Location Variance Requests to establish Wall-
mounted Business Signs which are not contiguous with
f the commercial service spaces they are proposed to
identify.
Finance Control #: N/A
Project/Site Address: 6000 Dougherty Road
Assessor Parcel Number(s) : 941-205-21
•
Applicant/Property Owner
Representative: Douglas W. Bradford
P.O. Box 65
San Ramon, CA 94583
Dear Applicant:
The decision of the Zoning Administrator on November 24, 1987, regarding the above
referenced Planning Application has been appealed.
The appeal of your project will be taken up by the Planning Commission in the near
future. You will be notified in advance of the date and location of the hearing.
If you have any questions, please feel free to contact Kevin Gailey, the Project
Planner, or me, at 829-4916.
Sincerely,
904r-etta-i-76Ile1/4-6
Laurence L. Tong
Planning Director
LLT/KJG/ao
•
ATTACHMENT2L.
pjon cr OF AKM.'
^
CITY OF DUBLIN
AGENDA STATEMENT/STAFF REPORT
Meeting Date: January 4, 1987 - 9:30 a.m.
TO: Planning Commission
FROM: Planning Staff
SUBJECT: Appeal of the Zon g Administrator' s action
denying PA 87-161 The Good Guys (Applicants)/
Enea Properties Company (Owners) - Sign Location
Variance Request, southwest corner of Amador
Plaza Road and Dublin Boulevard.
GENERAL INFORMATION:
PROJECT: Appeal of the Zoning Administrator' s December 1,
1987, action denying PA 87-161 - The Good Guys
(Applicants)/Enea Properties Company (Owners)
Sign Location Variance request to establish a
Wall-mounted Business Sign which is not located
on a Primary or Secondary Building Frontage of
the retail space which it is proposed to
identify.
APPLICANTS/ The Good Guys, Inc.
REPRESENTATIVE: Attn. : Gregg Steele
1649 Adrian Road
Burlingame, CA 94010
OWNERS/ Enea Properties Company
REPRESENTATIVE: Attn. : Robert Enea
6670 Amador Plaza Road
Dublin, CA 94568
PROPERTY AND Southwest Corner of Amador Plaza Road
ZONING: and Dublin Boulevard
Zoning: PD, Planned Development District
(APN: 941-1500-40)
SURROUNDING LAND USE North: C-1, Retail Business District and C-2,
AND ZONING: General Commercial District - Mixed
retail uses and an automobile
dealership.
East: PD, Planned Development District -
Remainder of Enea Plaza Shopping Center
and a theater complex.
South: PD, Planned Development District -
Vacant portion of Enea Properties
Company holding.
West: C-2 General Commercial District -
Automobile dealership.
APPLICABLE REGULATIONS:
Section 8-87.33 a) of the Zoning Ordinance establishes maximum
dimensional criteria for Wall Signs. The criteria establishes specific
dimensions for the Primary and Secondary Frontages of the projection of the
business building they identify. Sections 8-87.10 p) and s) , Definitions for
Primary and Secondary Building Frontages, establish that sign area accrued and
authorized by one frontage may not be attached to any other building frontage.
COPIES TO: Applicants
Owners
Files PA 87-161
PA 87-051
ITEM NO. , 04*.- PA 87-018
Section 8-93.0 (Variance) indicates that the strict terms of the Zoning
Ordinance may be varied in specific cases upon affirmative findings of fact
upon each of the following three requirements:
a) That there are special circumstances including size, shape, topography,
location or surroundings, applicable to the property which deprive the
property of privileges enjoyed by other property in the vicinity under
the identical zoning classification.
b) That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
c) That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
Section 8-93.1 - .4 establishes the procedures, required action and
effective date for granting or denying a Variance, and indicates the granting
of a Variance shall be subject to conditions, limitations and guarantees.
ENVIRONMENTAL REVIEW: Categorically Exempt
NOTIFICATION: Public Notice of the January 4, 1988, hearing was published in
The Herald, mailed to adjacent property owners, and posted in public
buildings.
ANALYSIS:
The 5.8+ acre property is partially occupied by the western portion of
the Enea Plaza Shopping Center. This center is currently under development as
a three-building - 42,000 square foot center (under approvals granted for
PA 86-051 and PA 87-018) . The sign which has prompted the subject application
involves signage proposed for The Good Guys, Inc. tenant space in Building B.
Building B is currently under construction and will be built as a
20,000+ square foot single-story structure. The Good Guys outlet is proposed
to occupy the southerly 15,000+ square feet on the structure, establishing
them as the largest single tenant in the center. Building B has been built
with a one (1)-foot + setback from the westerly property boundary. This
entire building elevation, totaling over 300 feet in length, is not entitled
to receive wall-mounted signage under the City' s Sign Ordinance Regulations,
as the elevation does not qualify as either a Primary or Secondary Building
Frontage (see Attachment 6) .
The Applicant' s Written Statement indicates that the proposed tenant
space for The Good Guys outlet would qualify for an aggregate total of 208.9+
square feet of Wall Signage (assumes Site Development Review approval to
achieve 10% Primary Building Frontage and 7 1/2% sign coverage on the
Secondary Building Frontage. The Applicants have submitted two possible sign
schemes. The first scheme detailed what would theoretically be allowed under
the Sign Ordinance Regulations (five Wall Signs spread across the north, east,
and south building elevations) . The second scheme, the Applicant' s preferred
scheme, drops the sign proposed for the south building elevation, while adding
a sign to the west building elevation. The sign proposed on the west building
elevation triggered the Sign Location Variance request. The Applicant
indicates that under the second scheme, the total aggregate area of Wall
Signage proposed would be less than the total which could be theoretically
allowed under the City' s Sign Ordinance Regulations.
It should be noted that both schemes detail use of 40" high letters,
which has not been approved to date by the City. Background Attachment 3
reflects the City approvals granted to a previously-submitted sign program for
both The Good Guys outlet and the Pier 1 Imports outlet, which limited the
maximum letter height to 32" . At the December 1, 1987, Zoning Administrator
meeting, the Applicants stated that their intent was to observe the 32"
maximum letter height standard.
-2-
r
The Applicants are proposing to add an "architectural dimension" to
Building B's west elevation in the vicinity of the proposed Wall Sign. Under
the second scheme, the Applicant's propose to offer to supply 45+ linear feet
of brick facing which would match the 60+ linear feet of brick facing which
will be supplied at the northernmost portion of Building B' s west building
elevation.
Even without approval of the proposed non-contiguous Wall-mounted Sign,
The Good Guys proposed tenant space would have Wall-mounted Signs which would
be visible from both a major arterial roadway (Dublin Boulevard - westbound
traffic) and an arterial street (Amador Plaza Road) .
The Applicant' s situation is no different than that of several other
retail uses in the City which have "backs" or "sides" that do not qualify for
signage. Examples of this situation include Sattler' s and the other retail
tenants in the KB Enterprise shopping center which have their backs facing the
Great Western building. Additional examples are the shops in the Amador Plaza
Shopping Center (such as Togos and Supercuts) which are interior tenant spaces
in a building set perpendicular to Amador Plaza Road. These businesses, and
others, have not been allowed to establish signs where they do not qualify for
signage.
Prior to granting a Variance, three affirmative findings of fact must be
made. The Zoning Administrator's determination at the December 1, 1987,
hearing on the three findings was as follows:
FINDING A:
A. That there are special circumstances including size, shape, topography,
location or surroundings, applicable to the property which deprive the
property of privileges enjoyed by other property in the vicinity under
the identical zoning classification.
STAFF RESPONSE:
There are no special circumstances related to size, shape, topography,
location or surroundings of The Good Guys proposed tenant space or
Building B of the Enea Plaza Shopping Center which would warrant
granting a Sign Location Variance, in that the visibility of the subject
tenant space is commensurate with others within the immediate vicinity
and zone, given Building B's visual relationship to a major arterial
roadway (Dublin Boulevard) and collector street (Amador Plaza Road) .
FINDING B
B. That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
STAFF RESPONSE:
There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed Tenant Space or Building B which would preclude
the Applicant from maintaining a strict compliance with the locational
requirements for Wall Signs (i.e. , placement of signage on the Primary
and Secondary Frontages will yield parity with other properties in the
vicinity and Zone) . The granting of this Variance would constitute a
special privilege and may set an inappropriate precedent for similar,
future Sign Location Variance requests.
FINDING C
C. That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
-3-
•
STAFF RESPONSE:
The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing The Good Guys Wall Sign would
create signage of a uniform design of that proposed for the remainder of
Building B.
After receiving testimony from Staff and the Applicant, and after making
the above stated determinations on the required finding, the Zoning
Administrator denied the Sign Location Variance request.
The Applicant subsequently filed an appeal of the Zoning Administrator' s
action (see Attachment #10) . Within the appeal letter, the Applicant provides
rebuttal to the findings made by the Zoning Administrator at the December 1,
1987, meeting.
Staff recommends the Planning Commission reaffirm the Zoning Administra-
tor' s action on the request, denying the Sign Location Variance request.
RECOMMENDATION:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Consider and act on a Draft Resolution upholding the Zoning
Administrator's December 1, 1987, action denying the Sign
Location Variance request, or give Staff and Applicant
direction and continue the matter.
ACTION: Staff recommends the Planning Commission adopt the attached
Resolution upholding the Zoning Administrator's December 1, 1987,
action denying the Sign Location Variance request submitted under
PA 87-161.
ATTACHMENTS:
Exhibit A - Draft Resolution Denying the Sign Location Variance Request
submitted under PA 87-161
Exhibit B - Sign Location Variance Request Submittals
Background Attachments:
1. Zoning Map
2. Applicant' s Written Statement
3. Site Photos
4. Previous approval on sign submittal for The Good Guys and Pier 1
Imports
5. Letter from Patrick Costello, President, Crown Chevrolet
(adjoining Property Owner)
6. Section 8-87.10 p) and s) Definitions for Primary and Secondary
Building Frontages
7. December 1, 1987, Zoning Administrator Staff Report (without
Attachments)
8. Minutes from December 1, 1987, Zoning Administrator Meeting.
9. Zoning Administrator Resolution No. 10 - 87
10. Appeal Letter dated received December 4, 1987, from Gregg Steele,
The Good Guys, Inc.
11. Notice of Appeal
-4-
RESOLUTION NO. 87 -
A RESOLUTION OF THE DUBLIN PLANNING COMMISSION
UPHOLDING THE ZONING ADMINISTRATOR'S ACTION DENYING PA 87-161
THE GOOD GUYS (APPLICANTS)/ENEA PROPERTIES COMPANY (OWNERS) -
SIGN LOCATION VARIANCE REQUEST,
SOUTHWEST CORNER OF DUBLIN BOULEVARD AND AMADOR PLAZA ROAD
WHEREAS, Gregg Steele, on behalf of The Good Guys, Inc. , has filed
an application for a Sign Location Variance from Sections 8-87.33 and 8-87.10
p) and s) of the City' s Zoning Ordinance to allow construction of a Wall-
mounted Business Sign which is not located on the Primary or Secondary
Building Frontage of the retail space which it is proposed to identify; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act and has been found to
be categorically exempt; and
WHEREAS, the Zoning Administrator held a public hearing on said
application on December 1, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, a Staff Report was submitted recommending denial of the
Variance application; and
WHEREAS, after hearing and considering all said reports,
recommendations and testimony, the Zoning Administrator denied the Sign
Location Variance request; and
WHEREAS, on December 4, 1987, Gregg Steele, representing The Good
Guys, Inc. (Applicant) , filed an appeal of the Zoning Administrator' s action;
and
WHEREAS, the Planning Commission held a public hearing on said
appeal on January 4, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, a Staff Report was submitted recommending that the
Planning Commission uphold the Zoning Administrator' s action and deny the Sign
Location Variance request; and
WHEREAS, the Planning Commission heard and considered all said
reports, recommendations and testimony as hereinabove set forth;
NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does
hereby find that:
A. There are no special circumstances related to size, shape, topography,
location or surroundings of The Good Guys tenant space or Building B of
the Enea Plaza Shopping Center which would warrant granting a Sign
Location Variance, in that the visibility of the subject tenant space is
commensurate with others within the immediate vicinity and zone, given
Building B' s visual relationship to a major arterial roadway (Dublin
Boulevard) and collector street (Amador Plaza Road) .
B. There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed Good Guys Tenant Space or Building B which would
preclude the Applicants from maintaining a strict compliance with the
locational requirements for Wall Signs. The granting of this Variance
would constitute a special privilege and may set an inappropriate
precedent for similar, future Variance requests.
->(//) , 72t - 44 T7--
-1-
R es,,L ./Tn,ti Fay.. 6/6,/1/
L- Cx-r1Tio/1/ U41..179/VC C
C. The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing The Good Guys proposed Wall
Sign would create signage of a uniform design and location of that
proposed for the remainder of Building A.
BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby
deny Sign Location Variance PA 87-161.
PASSED, APPROVED AND ADOPTED this 4th day of January, 1988.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Director
-2-
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A PART OF THE
_ I CITY OF S�NTINA ZONING MAP
Tli;-
- DUBLIN THOMPSON.. THE CITY OF
Y7' SINTE]
F = ,... OCT 21SE"o c.,,.,,..,. '«.a.`—....—..�..._...�. DUBLIN
ATTACH PE q .
11` ,r;3f`r T!" 't;A: f. >/`�"' .�s$,y'%'f i"1 f,t . �' t 'y ' -J � . "y..i,�y�3,4 f7
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I RECEIVED.
I
I SIGN PROPOSAL FOR THE GOOD GUYS! 1I0V 1" 19e7
ENEA PLAZA DUBUN PLANNING
Dublin, California
THE GOOD GUYS! are applying for a sign variance based on their
need for visibility from vehicular traffic traveling East on
Dublin Boulevard, which is critical for the viability of this
j site.
! Enea Plaza is situated in such a way that visibility from Dublin
Boulevard is significantly more important to a retailer than
j visibility from Amador Plaza Road. THE GOOD GUYS! are convinced
that without proper signage on the West Elevation, we would be
•
denied the consumer recognition enjoyed by other retailers on
Dublin Boulevard and other main thoroughfares in the City of
Dublin.
i
j Obviously, proper signage directly. relates to the success of a
GOOD GUYS! store in terms of increased sales volume, which in
turn benefits the City of Dublin. Additionally, we would be
creating approximately 30 to 40 new job opportunities.
The calculations for signage are based on'a 15,000 square foot
• store which makes THE GOOD GUYS! the largest tenant in the
Shopping Center. As an anchor tenant the size of the store
•
allows more signage than may be needed. Even with the variance
granted there will be fewer signs than if the space were leased
to several smaller tenants.
According to the sign ordinance, we are permitted to have a
maximum of 208.9 sq. ft. of signaae on the East Elevation, which
is 10€ of the sign area of the primary building frontage and a
maximum of 67.50 square feet of signage total on the North and
South elevations, which is 7.5% of the sign area of the secondary
building frontages. Plan A illustrates five separate signs which
represents the number and square footage permitted within the
parameters of the Sign Ordinance.
In Plan B, we are proposing two signs on our primary building
frontage (East Elevation) measuring 2.5' x 27' each. Since we
are utilizing only 135 sq. ft. of the maximum 208.9 sq. ft.
permitted, we propose an additional sign on the West Elevation
measuring 2.5' x 27'. Also, we propose at our cost, the addition
of some architectural dimension on the West Elevation consistent
with the existing design of the center; the benefit to the City
and public is a more attractive appearance than what exists.
(Cont'd. . .)
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. • . ATTACHMENV1
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r r jprqaiY �� fikf q�,�t(.,y ,,� /.=V iL • 4.✓ ,,,�A 1 �r+t�.B:wir.� ...Qr .I �1'�
,.-,id,y (3.'',
With regard to secondary building frontages, we propose one sign
measuring 2.5 ' x 27' on the North Elevation which meets the
requirement of 7.5% of the sign area of the secondary building
frontages. Plan B, consequently, illustrates THE GOOD GUYS !
signage proposal which requests a total of only four signs
instead of the five shown in Plan B. This also represents less
sign square footage than allowed by the sign ordinance. .
Enea Plaza Shopping Center has been built to take advantage of
the desirable exposure and high-traffic count on Dublin Blvd.,
not Amador Plaza Road. However, due to the location of our space
within this building, we are denied that exposure unless signage
is allowed on the West Elevation.
THE GOOD GUY !
/ -
Gregg teele
Vice President of Real Estate '
1
DO. #37
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CITY OF DUBLIN
evelopment Services r Planning2oning 829-4916
P.O. Box 2340 Building & Safety 829-0822
Dublin, CA 94568 Engineering/Public Works 829-4927
September 21, 1987
Charlie Stroud, Designer
Young Electric Sign Company
6670 Amador Plaza Road, Suite 131
Dublin, CA 94568
Dear Mr. Stroud:
This letter serves as a folow-up to the meeting at the City Offices on
Wednesday, September 16, 1987, with Robert Enea.
As was indicated at that meeting, the City Planning Department has made the
following determinations regarding the sign submittals received from your
office concerning the proposed Enea Plaza Retail Shopping Center:
1. The signs proposed for "The Good Guys" outlet, dated received September 3,
1987, by this office, are acceptable as submitted.
2. The signs proposed for the "Pier 1 Imports" outlet, dated received
September 3, 1987, by this office, are acceptable subject to a single
modification involving the Wall Sign proposed for the north building
elevation. That sign' s height shall be reduced from a 36" maximum letter
height to a 32" maximum letter height.
3. The Monument Entry Signs, detailed on the plans dated received
September 3, 1987, by this office, are not acceptable as submitted.
Detailed landscape plans for the areas in question (adjoining the inter-
section of Dublin Boulevard -and Amador Plaza Road) shall be prepared and
submitted in conjunction with our review of Entry Signs, and shall include
details of the required fountain elements (as called for in Condition #42
of City Planning File PA 86-071 - see attached) .
If you have any questions concerning this matter, please contact me at
829-4916 at your convenience.
Sincerely,('
i/' Cl/ —
Kevin J. Gal ey
Senior Planner
KJG/ao
Enclosures
cc: File PA 86-071
Robert Enea
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CHEVROLET IIisuzu
________
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7544 DUBLIN BLVD. - .7:41111 WwwV MVIEWIIMML 5933 DOUGHERTY RD.
DUBLIN, CALIFORNIA 94568 IMMO NIL 111 11101 DA'AAA DUBLIN, CALIFORNIA 94568
PHONE(415)828-6500 - PHONE(415)829-8600
CHEVROLET / ISUZU
P.O. BOX 2010, DUBLIN,CA 94568
November 25, 1987
Lawrence L. Tong
Planning Director
City of Dublin
Development Service
P.O. Box 2340
Dublin, CA 94568
RE: PA87-161/ The Good Guys/Enea Plaza
Dear Mr. Tong,
Crown Chevrolet opposes any sign on the Southwest Wall facing the Chevrolet
Display Lot; namely, "The Good Guys" sign, and per my conversation with
Kevin Daily, possibly the "Wallpapers To Go" sign also.
Crown Chevrolet feels it would be detrimental to Crown Chevrolet Business
Operation and a distraction from normal business conducted on the said lot.
Granting of the application will constitute a grant of special privileges
inconsistent with the limitations upon other properties in the immediate
vicinity.
Sincerely,
:e,--2_:-', ./ :1:- 7
Patrick Costello
President R E C
Crown Chevrolet E ' V E D
NOV 2 5 1S87
DUA44jc, p ' °h�C
PC/jek
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THE CROWN OF EXCELLENCE
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/ n) Off-Site Advertising Sign. The term Off-Site Advertising Sign shall
mean any lettered or pictorial matter or device which advertises or
informs about a business organization or event, goods, products,
services or uses, not available on the property upon which the sign is
located and does not include Special Easement Signs, Directional Tract
Signs or Community Identification Signs.
o) Open House Sign. The term Open House Sign shall mean a portable sign
used in connection with the sale of real property. (Open House Signs are
regulated by Section 8-87.50 t).)
p) Primary Building Frontage. The term Primary Building Frontage shall mean
the width of the projection of a business building onto a single
straight line chosen by the establishment, with concurrence from the
Planning Director, to be the Primary Building Frontage and shall be
normally parallel to a lot line or street. A Primary Building Frontage
line must lie in a roadway or public open space area such as a private
street, an open plaza or square or an auto parking area. A business may
have only one Primary Building Frontage. Any sign area accrued and
authorized by a Primary Building Frontage may not be attached to any
1...... other building frontage.
q) Projecting Sign. The term Projecting Sign shall mean a Business Sign
attached to a wall in such a manner that the face of the sign is not
parallel to the wall to which it is attached. (Projecting signs are
regulated by Section 8-87.33.)
r) Roof Line. The term Roof Line shall mean the top edge of the roof or
top of the parapet, whichever forms the top line of the building
silhouette.
s) Secondary Building Frontage. The term Secondary Building Frontage shall
mean the width of the projection of a business building onto a single
straight line which is either perpendicular to or parallel to the
Primary Building Frontage line. A Secondary Building Frontage line must
lie in a roadway or public open space area such as a private street, an
open plaza or square or an auto parking area. A business may have a
maximum of two Secondary Building Frontages. Any sign area accrued and
authorized by one Secondary Building Frontage may not be attached to any
other building frontage.
t) Service Station Sign Display Structure. The term Service Station Sign
Display Structure shall mean an on-site identification Business Sign
that serves to identify the name and general type of service station it
adjoins.
u) Service Station Price Sign. The term Service Station Price Sign shall
mean a sign indicating gasoline prices and available services. (Service
Station Price Signs are regulated by Section 8-87.50 k).)
v) Shopping Center Master Identification Sign. The term Shopping Center
Master Identification Sign shall mean a Business Sign for shopping
center identification for use by shopping centers with a minimum of
ten separate tenants. [Ord. No. 6-87, January 1987]
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CITY OF DUBLIN
AGENDA STATEMENT/STAFF REPORT
Meeting Date: December 1, 1987 - 9:30 a.m.
TO: Zoning Administrator
FROM: Planning Staff fr
SUBJECT: PA 87-161 The Good Guys (Applicants)/Enea
Properties Company (Owners) - Sign Location
Variance request, southwest corner of Amador
Plaza Road and Dublin Boulevard.
GENERAL INFORMATION:
PROJECT: Sign Location Variance request to establish a
Wall-mounted Business Sign which is not located
on a Primary or Secondary Building Frontage of
the retail space which it is proposed to
identify.
APPLICANTS/
REPRESENTATIVE: The Good Guys, Inc.
Attn.: Gregg Steele
1649 Adrian Road
Burlingame, CA 94010
OWNERS/
REPRESENTATIVE: Enea Properties Company
Attn.: Robert Enea
6670 Amador Plaza Road
Dublin, CA 94568
PROPERTY AND Southwest Corner of Amador Plaza Road
ZONING: and Dublin Boulevard
Zoning: PD, Planned Development District
(APN: 941-1500-40)
SURROUNDING LAND USE
AND ZONING: North: C-1, Retail Business District and C-2,
General Commercial District - Mixed
retail uses and an automobile
dealership.
East: PD, Planned Development District -
Remainder of Enea Plaza Shopping Center
and a theater complex.
South: PD, Planned Development District -
Vacant portion of Enea Properties
Company holding.
West: C-2 General Commercial District -
Automobile dealership.
APPLICABLE REGULATIONS:
Section 8-87.33 a) of the Zoning Ordinance establishes maximum
dimensional criteria for Wall Signs. The criteria establishes specific
dimensions for the Primary and Secondary Frontages of the projection of the
business building they identify. Sections 8-87.10 p) and s), Definitions for
Primary and Secondary Building Frontages, establish that sign area accrued and
authorized by one frontage may not be attached to any other building frontage.
COPIES TO: Applicants
Owners
Files 7os
ppPAAA gg87-161
--N r'`o PA 1
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Section 8-93.0 (Variance) indicates that the strict terms of the Zoning
Ordinance may be varied in specific cases upon affirmative findings of fact
upon each of the following three requirements:
a) That there are special circumstances including size, shape, topo-
graphy, location or surroundings, applicable to the property which
deprive the property of privileges enjoyed by other property in
the vicinity under the identical zoning classification.
b) That the granting of the application will not constitute a grant
of special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
c) That the granting of the application will not be detrimental to
persons or property in the neighborhood or to the public welfare.
Section 8-93.1 - .4 establishes the procedures, required action and
effective date for granting or denying a Variance, and indicates the granting
of a Variance shall be subject to conditions, limitations and guarantees.
ENVIRONMENTAL REVIEW: Categorically Exempt
NOTIFICATION: Public Notice of the December 1, 1987, hearing was published
in The Herald, mailed to adjacent property owners, and posted in public
buildings.
ANALYSIS:
The 5.8+ acre property is partially occupied by the western portion of
the Enea Plaza Shopping Center. This center is currently under development as
a three-building - 42,000 square foot center (under approvals granted for
PA 86-051 and PA 87-019). The sign which has prompted the subject application
involves signage proposed for The Good Guys Tenant Space in Building B.
Building B is currently under construction and will be built as a
20,000+ square foot single-story structure. The Good Guys outlet is proposed
to occupy the southerly 15,000+ square feet on the structure, and would be the
largest single tenant in the center. Building B has been built with a one
(1)-foot + setback from the westerly property boundary. This entire building
elevation, totaling over 300 feet in length, is not entitled to receive wall-
mounted signage under the City's Sign Ordinance Regulations, as the elevation
does not qualify as either a Primary or Secondary Building Frontage.
The Applicant's Written Statement indicates that the proposed tenant
space for The Good Guys outlet would qualify for 208.9+ square feet of wall
signs (assumes Site Development Review approval to achieve 10% primary
building frontage coverage and 7 1/2% secondary building frontage coverage).
The Applicants have submitted two possible sign schemes. The first scheme
shows what would theoretically be allowed under the Sign Ordinance Regulations
(five signs spread across the north, east, and south building elevations).
The second scheme, the Applicant's preferred scheme, drops the sign from the
south building elevation, while adding a sign to the west building elevation.
The sign proposed on the west building elevation triggered the Sign Location
Variance request. The Applicant indicates that under the second scheme, the
total aggregate area of signage proposed would be less than the theoretical
total which would be allowed under the City's Sign Ordinance Regulations.
It should be noted that both schemes detail use of 40" high letters,
which has not been approved to date by the City. Background Attachment 3
reflects the City approvals granted to a previously-submitted sign program for
both The Good Guys outlet and the Pier 1 Imports outlet, which limited the
maximum letter height to 30".
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The Applicants are proposing to add "some architectural dimension" to
Building B's west elevation in the vicinity of the proposed wall sign by
offering to supply 45+ linear feet of brick column "skin" which would match
the 60+ linear feet of treatment which will be supplied at the northernmost
portion of Building B's west building elevation.
Even without approval of the proposed non-contiguous Wall-mounted Sign,
The Good Guys proposed tenant space would have Wall-Mounted Signs which would
be visible from both a major arterial roadway (Dublin Boulevard) and an
arterial street (Amador Plaza Road).
On a separate but related item, it must be noted that a building permit
for tenant improvements for The Good Guys outlet cannot be given Zoning
release until the Conditions of Approval from the PD, Planned Development
Rezoning covering the site are complied with. Specifically, Condition #5 c
and d of PA 87-018 requires that the Developers enter into a recorded
agreement embodying the PD Rezoning Conditions requiring dedication and
construction of the segment of the proposed road which passes through the
southern portion of the subject property (roadway will ultimately provide a
new roadway link between Regional Street and Amador Plaza Road, parallel to
Dublin Boulevard).
To date, the Developers of the center (the Enea Properties Company) have
not complied with this requirement.
Prior to granting a Variance, three affirmative findings of fact must be
made. Staff's response to the mandatory findings are as follows:
FINDING A:
A. That there are special circumstances including size, shape, topography,
location or surroundings, applicable to the property which deprive the
property of privileges enjoyed by other property in the vicinity under
the identical zoning classification.
STAFF RESPONSE:
There are no special circumstances related to size, shape, topography,
location or surroundings of The Good Guys proposed tenant space or
Building B of the Enea Plaza Shopping Center which would warrant
granting a Sign Location Variance, in that the visibility of the subject
tenant space is commensurate with others within the immediate vicinity
and zone, given Building B's visual relationship to a major arterial
roadway (Dublin Boulevard) and collector street (Amador Plaza Road).
FINDING B
B. That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone.
STAFF RESPONSE:
There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed Tenant Space or Building B which would preclude
the Applicant from maintaining a strict compliance with the locational
requirements for Wall Signs (i.e., placement of signage on the Primary
and Secondary Frontages will yield parity with other properties in the
vicinity and Zone). The granting of this Variance would constitute a
special privilege and may set an inappropriate precedent for similar,
future Sign Location Variance requests.
FINDING C
C. That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
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STAFF RESPONSE:
The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing The Good Guys Wall Sign would
create signage of a uniform design of that proposed for the remainder of
Building B.
Staff recommends denial of the Applicant's Sign Location Variance
request in that an affirmative response to all three findings of fact cannot
be made.
RECOMMENDATION:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Consider and act on a Draft Resolution which denies the Sign
Location Variance request, or give Staff and Applicant
direction and continue the matter.
ACTION: Staff recommends the Zoning Administrator adopt attached
Resolution A, which denies the Sign Location Variance request.
ATTACHMENTS:
Exhibit A - Draft Resolution Denyng the Sigit Location Variance Request
submitted under PA 87-161
Exhibit B - Sign Location Variance Request Submittals
Background Attachments:
1. Zoning Map
2. Applicant's Written Statement
3. Previous approval on sign submittal for The Good Guys and Pier 1
Imports
4. Letter from Patrick Costello, President, Crown Chevrolet
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Zoning Administrator Meeting = December 1," 1987
A meeting of the City of Dublin Zoning Administrator was held on December 1,
1987, in the Conference Room, City of Dublin Office, 6500 Dublin Boulevard,
Suite 101. The meeting was called to order at 9:35 a.m. by Laurence Tong,
Zoning Administrator.
ROLL CALL
PRESENT: Laurence Tong, Planning Director/Zoning Administrator, and Kevin J.
Gailey, Senior Planner.
* * * *
PUBLIC HEARING /
SUBJECT: PA 87-161 The Good Guys (Applicants)/Enea Properties Company
(Owners) - Sign Location Variance request, southwest corner of
Amador Plaza Road and Dublin Boulevard.
Mr. Tong opened the public hearing and called for the Staff Report. Mr. Gailey
provided background information of actions leading up to the application submit-
tal and described the two sign schemes submitted by the Applicant for the
proposed The Good Guys tenant space. He indicated that the Staff Report
recommended that the Sign Location Variance request be denied as the required
Findings of Fact could not apparently be met for the request (no special
circumstances present - approval would grant a special privilege to the
Applicant) .
Mr. Gregg Steele, with The Good Guys, Inc. , stated his concern that without the
proposed Wall-mounted Business Sign on the western elevation of Building B,
their proposed tenant space would have no direct visibility as viewed by
eastbound traffic on Dublin Boulevard, and only skewed visibility as viewed by
westbound traffic on Dublin Boulevard. He stated that visibility of signage
from Amador Plaza Road was of less importance to the subject tenant space.
Mr. Steele cited several locations within the City where existing signage would
appear to provide commercial/retail tenants with signage comparable to that
requested by their Variance application. Those locations cited included:
Grand Auto Homestead Savings Clothestime
Toys R Us The Wherehouse Oshman's
Linens Unlimited Kinney Shoes Wendy's
Mr. Steele indicated that while the west building elevation is not technically a
primary or secondary frontage, it will be perceived by the public's eye as a
frontage.
Mr. Steele indicated that the application materials incorrectly cited a 40"
letter height for some of the proposed signs. He indicated that the previously
approved letter height (32") was acceptable to The Good Guys, Inc.
Regular Meeting ZAM-1 December 1,AITTACHhittli
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response to an inquiry from Mr. Steele, Mr. Tong discussed the Property
Owner's obligation to comply with Condition #5 of the PD Rezoning covering the
site (PA 87-018 - dealing with the future road planned parallel to
Dublin Boulevard) .
Mr. Steele indicated that the approval or disapproval of the requested western
elevation sign would be critical in The Good Guys decision on whether or not to
locate in the subject Shopping Center.
Mr. Tong indicated for the record that a letter in opposition to the proposed
Variance had been received from Patrick Costello, President of the adjoining
Crown Chevrolet Automobile Dealership.
Mr. Tong closed the public hearing and summarized the Findings of Fact required
for an affirmative action on a Variance. Mr. Tong indicated his concurrence with
the Staff Report, and stated that two of the three required Findings of Fact
could not be made. Mr. Tong denied the Variance request.
RESOLUTION NO. 10 - 87
DENYING PA 87-161 THE GOOD GUYS, INC. (APPLICANTS)/
ENEA PROPERTIES COMPANY (OWNERS)
- SIGN LOCATION VARIANCE REQUEST, SOUTHWEST CORNER OF AMADOR PLAZA ROAD
AND DUBLIN BOULEVARD
* *
ADJOURNMENT
There being no other business, the meeting was adjourned at 10:15 a.m.
* * * *
Respectfully submitted,
Planning DirectJr
ATTEST:
(//i---*
Kevin J. Cailey
Senior Planner
Regular Meeting ZAN-2 December 1, 1987
I-., n
RESOLUTION NO. 10 - 87
A RESOLUTION OF THE DUBLIN ZONING ADMINISTRATOR
DENYING PA 87-161 THE GOOD GUYS (APPLICANTS)/
ENEA PROPERTIES COMPANY (OWNERS) - SIGN LOCATION VARIANCE REQUEST,
SOUTHWEST CORNER OF DUBLIN BOULEVARD AND AMADOR PLAZA ROAD
WHEREAS, Gregg Steele, on behalf of The Good Guys, Inc., has filed
an application for a Sign Location Variance from Sections 8-87.33 and 8-87.10
p) and s) of the City's Zoning Ordinance to allow construction of a Wall-
mounted Business Sign which is not located on the Primary or Secondary
Building Frontage of the retail space which it is proposed to identify; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act and has been found to
be categorically exempt; and
WHEREAS, the Zoning Administrator held a public hearing on said
application on December 1, 1987; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, a Staff Report was submitted recommending denial of the
Variance application; and
WHEREAS, the Zoning Administrator heard and considered all said
reports, recommendations and testimony as hereinabove set forth;
NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Zoning
Administrator does hereby find that:
A. There are no special circumstances related to size, shape, topography,
location or surroundings of The Good Guys tenant space or Building B of
the Enea Plaza Shopping Center which would warrant granting a Sign
Location Variance, in that the visibility of the subject tenant space is
commensurate with others within the immediate vicinity and zone, given
Building B's visual relationship to a major arterial roadway (Dublin
Boulevard) and collector street (Amador Plaza Road).
B. There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed Good Guys Tenant Space or Building B which would
preclude the Applicants from maintaining a strict compliance with the
locational requirements for Wall Signs. The granting of this Variance
would constitute a special privilege and may set an inappropriate
precedent for similar, future Variance requests.
C. The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing The Good Guys proposed Wall
Sign would create signage of a uniform design and location of that
proposed for the remainder of Building A.
BE IT FURTHER RESOLVED THAT THE Zoning Administrator does hereby
deny Sign Location Variance PA 87-161.
PASSED, APPROVED AND ADOPTED this 1st day of December, 1987.
Zoning Administra{o
ATTEST:
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Mr. Larry Tong
THE CITY OF DUBLIN PLANNING DEPARTMENT
6500 Dublin Blvd., Suite D
Dublin, CA 94568
RE: ENEA PLAZA, BUILDING B
SOUTHWEST CORNER OF AMADOR PLAZA ROAD
AND DUBLIN BOULEVARD
Dear Mr. Tong:
THE GOOD GUYS! wish to appeal to the Planning Commission the
decision to reject our Sign Location Variance Request by the
Zoning Administrator on December 1, 1987.
We believe there are special circumstances including size, shape,
topography, location and surroundings, applicable to the
property, which deny the property of privileges enjoyed by others
in the vicinty and that granting this application will not
constitute a grant of special privileges.
Sincerely,
THE GOOD GUYS!
Gregg Steele
Vice President of Real Estate
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Development Services CITY OF DUBLIN g
Plannin onin 829-4916
P.O.Box 2340 Building&Safety 829-0822
Dublin,CA 94568 NOTICE OF APPEAL Engineering/Public Works 829-4927
Date: December 8, 1987
Re. Planning Application #: PA 87-161 The Good Guys/Enea Plaza Shopping Center
Project Description: Sign Location Variance request to establish a Wall-
mounted Business Sign which is not located on a Primary
or Secondary Building Frontage of the retail space
which it is proposed to identify.
Finance Control #: N/A
Project/Site Address: Southwest Corner Amador Plaza Rd. & Dublin Blvd.
Assessor Parcel Number(s): 941-1500-40
Applicant: The Good Guys, Inc.
Attn.: Gregg Steele
1649 Adrian Road
Burlingame, CA 94010
Owner/Representative: Enea Properties Co.
Attn.: Robert Enea
6670 Amador Plaza Road
Dublin, CA 94568
Dear Applicant:
The decision of the Zoning Administrator on December 1, 1987, regarding the above
referenced Planning Application has been appealed.
The appeal of your project will be taken up by the Planning Commission in the near
future. You will be notified in advance of the date and location of the hearing.
If you have any questions, please feel free to contact Kevin Gailey, the Project
Planner, or me, at 829-4916.
Sincerely,
--14-0A-46
Laurence L. Tong
Planning Director
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