HomeMy WebLinkAbout86-081 Howard Johnson Sign CUP
/
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: September 15, 1986
FROM:
Planning Commission
Planning Staff M-Ol~ ~
TO:
SUBJECT:
PA 86-081 Howard Johnson - Sign, Conditional Use
Permit, 6680 Regional Street.
GENERAL INFORMATION:
PROJECT:
A Conditional Use Permit request to construct a
28-foot high sign located approximately 9 feet
from the rear propertyline.
APPLICANT/REPRESENTATIVE:
Kym Secrist
36 Annette Court
Walnut Creek, CA 94596
PROPERTY OWNER:
Motor Lodge Association
Johnson Clark
6 Blackthorn Road
Lafayette, CA 94549
LOCATION:
6680 Regional Street
ASSESSOR PARCEL NUMBER:
941-1500-022-1 and
941-1500-047-1
PARCEL SIZE:
4.9+ acres
GENERAL PLAN
DESIGNATION:
Office/Retail
EXISTING ZONING
AND LAND USE:
C-l Retail Business District
Hotel/Restaurant/Parking
SURROUNDING LAND USE
AND ZONING:
North:
South:
East:
West:
C-l - Bowling Alley
Flood Control & Highway 1-580
C-l - Restaurant
Flood Control & Highway 1-580
ZONING HISTORY: S-42l - The Alameda County Planning Director approved a Site
Development Plan for a 93-unit motel and restaurant (Howard Johnson Motor
Lodge) - March 15, 1972.
S-s95X and C-3206 - In April, 1977, approval was granted to add 48 units to
the Motor Lodge.
S-777X and C-3787 - In May, 1980, an additional 22 units were approved for the
Motor Lodge.
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ITEM No.8. ,
COPIES TO: Applicant
Owner
PA File 86-081
S-600 - A Site Development Plan for the Willow Tree Restaurant was approved by
the Alameda County Planning Director on June 23, 1977.
PA 83-002 - On March 28, 1983, the Dublin City Council approved a request to
rezone the subject property from Light Industrial (M-l) and Highway Frontage
(H-l) to Retail Business (C-l).
PA 83-011 - A design review approval was granted on May 16, 1983, to allow a
550 square foot addition and remodeling to take place at the main lobby area
of the motel.
PA 84-026 - On June 18, 1984, the Planning Commission approved a Conditional
Use Permit and Site Development Review for a 77-unit addition to the existing
motel.
APPLICABLE REGULATIONS:
Section 8-87.34 (c) of the City's Zoning Ordinance provides an exception
to the 20-foot maximum sign height requirement whereby parcels four acres or
greater may utilize a sign up to 35 feet subject to approval of a Conditional
Use Permit.
Section 8-94.0 states that conditional uses must be analyzed to deter-
mine: 1) whether or not the use is required by the public need; 2) whether or
not the use will be properly related to other land uses, transportation and
service facilities in the vicinity; 3) whether or not the use will materially
affect the health or safety of persons residing or working in the vicinity;
and 4) whether or not the use will be contrary to the specific intent clauses
or peformance standards established for the district in which it is located.
Section 8-94.4 states the approval of a Conditional Use Permit may be
valid only for a specified term, and may be made contingent upon the accep-
tance and observance of specified conditions, including but not limited to the
following matters:
a) substantial conformity to approved plans and drawings;
b) limitations on time of day for the conduct of specified activities;
c) time period within which the approval shall be exercised and the proposed
use brought into existence, failing which, the approval shall lapse and be
void;
d) guarantees as to compliance with the terms of the approval, including the
posting of bond;
e) compliance with requirements of other departments of the City/County
Government.
ENVIRONMENTAL REVIEW:
Categorically exempt, Class 11 (a).
NOTIFICATION:
published
in public
Public Notice of the September 15, 1986, hearing was
in The Herald, mailed to adjacent property owners, and posted
buildings
ANALYSIS:
The Applicant is requesting approval of a Conditional Use Permit to con-
struct a 28-foot high freestanding sign approximately 9 feet from the rear
property line at 6680 Regional Street. The Applicant proposes the sign as a
business identification sign for the Howard Johnson Hotel and Lord Dublin
Restaurant. The total sign area for the proposed freestanding sign is 144
square feet (72 square foot sign, single-side).
-2-
The site currently has one existing freestanding sign (80 square feet
total sign area) located adjacent to the site's driveway entrance off Regional
Street, and seven wall mounted signs (totaling approximately 218 square feet
of sign area) located on various building elevations throughout the site (see
Sign Inventory - Attachment #2).
The Existing and proposed sign area is consistent with the City's new
Sign Ordinance and previously approved sign program for the site. However,
the proposal is inconsistent with the City's Zoning in that only one free-
standing sign is permitted per parcel. Additionally, the Ordinance
specifically states, "No Variance may be granted for the number of
freestanding signs allowed." The Applicant is requesting that the existing
freestanding sign be considered a directional sign, and is seeking a Variance
from the maximum sign area permitted for directional signs. The maximum
permitted sign area for a directional sign is eight square feet.
A Variance cannot be granted for a 12-foot tall, 80 square foot (40
square foot single-faced) sign as proposed by the Applicant, in that Staff
considers this a freestanding sign, not a directional sign. A Variance from
the maximum sign area regulations for a directional sign of this magnitude
would amount to granting a Variance from the number of allowable freestanding
signs on this site, which is expressly prohibited in the City's Zoning
Ordinance. A Variance request for a four-foot tall, 12 square foot to 16
square foot single-faced directional sign would be a more acceptable candidate
for granting a Variance request.
The Applicant's Variance request to utilize the existing freestanding
sign as a directional sign inadvertantly was not included on the public notice
for consideration at the September 15, 1986, Planning Commission meeting, and
thus cannot be acted upon.
Conditions of Approval have been included on the Draft Resolution
approving the 28-foot high freestanding sign proposed for the rear of the
property, requiring removal of the entire existing freestanding sign
(including its means of support) prior to erection of the proposed sign.
Additionally, if the Applicant chooses to utilize a parking directional sign
at the driveway entrance, plans must be submitted to the Planning Department
for review and approval. Any Variance request from the allowable maximum sign
area for a directional sign is subject to review and approval of the Zoning
Administrator.
RECOMMENDATION:
FORMAT:
1)
2)
3)
4)
5)
Open public hearing.
Hear Staff presentation.
Hear Applicant and public presentations.
Close public hearing.
Adopt Draft Resolution approving Conditional Use Permit.
ACTION:
Adopt Draft Resolution approving PA 86-081 Conditional Use Permit
Howard Johnson Freestanding Sign
ATTACHMENTS:
Exhibit A - Plans
Exhibit B - Draft Resolution
Background Attachments
1. Applicant's Letter dated received July 28, 1986
2. Existing Sign Inventory, Plan and Photos
3. Location Map
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RESOLlITION NO. 86-
A RESOLlITION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
------------------------------------------------------------------------------
APPROVING PA 86-081 HOWARD JOHNSON CONDITIONAL USE PERMIT REQUEST
FOR A 28-FOOT HIGH FREESTANDING SIGN LOCATED APPROXIMATELY 9 FEET
FROM THE REAR PROPERTYLINE AT 6680 REGIONAL STREET
WHEREAS, Johnson Clark, representing Howard Johnson Motor Lodge,
filed an application for a Conditional Use Permit to locate a 28-foot high
freestanding business identification sign, located approximately 9 feet from
the rear propertyline; and
WHEREAS, the Planning Commission held a public hearing on said
application on September 15, 1986; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the request is categorically exempt in accordance with the
provisions of the California Environmental Quality Act; and
WHEREAS, a Staff Report was submitted recommending the application
be conditionally approved; and
WHEREAS, the Planning Commission heard and considered all said
reports, recommendations and testimony hereinabove set forth;
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby find:
a. The use is required by the public need in that it provides visible
business identification to the general public for the Howard Johnson
Hotel and Lord Dublin Restaurant.
b. The use would be properly related to other land uses and transportation
and service facilities in the vicinity.
c. The use, if permitted under all circumstances and conditions of this
particular case, will not materially affect adversely the health or
safety of persons residing or working in the vicinity, or be materially
detrimental to the public welfare, or injurious to property or improve-
ments in the area, as all applicable regulations will be met.
d. The use will not be contrary to the specific intent clause or performance
standards established for the district in which it is to be located, in
that conditions have been applied to insure conformance with the Zoning
Regulations.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby approve said application as shown on Exhibit "A" on file with the Dublin
Planning Department and subject to the following conditions:
z
1. The freestanding sign shall have a maximum height of 28 feet and a total
maximum sign area of 144 square feet (72 square feet single-faced), and
shall be for the purpose of business identification.
2. Prior to erection of said sign, the Applicant shall completely remove the
existing freestanding sign (including means of support) located adjacent
to the Regional Street driveway entrance.
3. Prior to erection of the sign, the Applicant shall process a lot line
adjustment with the City Engineer.
-1-
EXHIBIT A
1'I\B0-08l ~ .:re~~I\~15f\
ATTEST:
PASSED, APPROVED AND ADOPTED this 15th day of September, 1986.
AYES:
NOES:
ABSENT:
Planning Commission Chairperson
Planning Director
."
-2-
!
NOWARD .,
JONnSOn~
Hotel & Spa
R E eEl V E ,... 6680 REGIONAL STREET
J U ~UBLlN, CALIFORNIA 94568
L 28 1986 (415) 828-7750
DUBLIN PLANNING
July 25, 1986
Dublin Planning Commission
Dear Commissioners,
The Howard Johnson Hotel is in critical need of a highway
sign just at a time when the City of DUblin has put into
effect a restrictive sign ordinance.
The existing 4 X 10 foot freestanding sign that indicates
the entrance to the Howard Johnson Hotel and Lord Dublin
Restaurant is ten feet above the ground. It it is not
visible from the highway and should be considered as a
directional sign although its size requires a variance.
Our proposed highway sign
conditional use permit.
property line and 69 feet
is 28 feet high and needs a
It is 9 feet back from our
from Interstate 580 right-or-way.
Although economic considerations generally should not be
taken into consideration by a planning commission, it is
important for you to realize that revenue to the City from
hotel guest room taxes has been cut by more than half since
the new hotels opened across the freeway in Pleasanton.
We feel that a highway sign will attract sufficient hotel
guests to keep us in business and generate 8% to the City
for each guest room dollar.
The owners of property within 300 of our proposed sign are
to the East:
# 941 1500 047 02 BEDFORD PETER B & KIRSTEN N
26000 P 0 Eox 1267, Lafayette, CA 94549 and
to the North:
# 941 1500 030 00 CHIN PHILLIP L & MARINA L
26000 P P Box 227, Livermore, CA 94550
Thank you for your consideration of our request.
Very truly yours,
Johnson Clark
Managing Partner
ATTACHMENT 1
T-A- 8&-013 ( ffo-vo.J:.J .J 0 C-."'Sllr'\ S'IG-~
r ( RECEIVED
JUL' 28 1986.
OU8l1N PLANN~~G
INVENTORY: HOWARD JOHNSON HOTEL/LORD DUBLIN RESTAURANT SIGNS
Sign # TYPE DESCRIPTION SIZE HEIGHT LOCATION
1- Free "HOWARD JOHNSON 4' X 10' 10' Street
Standing LORD DUBLIN Entrance
FINE DINING"
2. Wall "HOWARD JOHNSON" 17" X 21' 30' North
Sign (at bottom Elevation
of roof)
3. Wall "HOWARD JOHNSON" l' X 15' 81" East
Sign "REGISTRATION" I' X 10' 57"
4. Wall "LORD DUBLIN I' X 6' 70" East
Sign COCKTAIL LOUNGE" I' X 10' 70"
5. Wall "LORD DUBLIN" I' X 4' 4' South
Sign "RESTAURANT COCKTAILS" I' X 10'
6. Wall "HOWARD 2' X 12' 24' South
Sign JOHNSON 2' X 14' 22'
HOTEL & SPA 18" X 17' 20'
LORD DUBLIN I' X 9' 18'
RESTAURANT" 18" X 15' 16'
7. Wall "HOWARD I' X 12' 24' \'lest
Sign JOHNSON" l' X 12'
,
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