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Home My WebLink About86-095 Dublin Business Center Spl Easement TO: FROM: SUBJECT: GENERAL INFORMATION: CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: November 3, 1986 (\t()\H tf Planning Commission Planning Staff PA 86-095 Dublin Business Center Special Easement Sign Conditional Use Permit PROJECT: APPLICANT/REPRESENTATIVE: PROPERTY OWNER: LOCATION: ASSESSOR PARCEL NUMBER: PARCEL SIZE: GENERAL PLAN DESIGNATION: EXISTING ZONING AND LAND USE: SURROUNDING LAND USE AND ZONING: ZONING HISTORY: ITEM NO. 81 Conditional Use Permit Request to allow a Low Profile Special Easement Sign for the Dublin Business Center at 6795-6799 Dublin Boulevard. Richard Nelson Ray Johnson Electric 1225 East Ash Avenue Fullerton, CA 92631 Tom Huening 451 Cornell San Mateo, CA 94402 6767 - 6799 Dublin Boulevard 941-205-156 1. 45 AC Retail Office Automotive PD (Planned Development), Retail Commercial North: South: East: West: M-l, M-l, C-2, M-l, Office Dublin Sports Ground Commercial Parking 2/7/80 - The site was rezoned to a PD, allowing C-2 and M-l uses. The PD required any change in use to be processed as a Site Development Review Modification and/or a Conditional Use Permit 12/19/83 - A Site Development Review was approved for remodeling and landscape improvements 8/20/84 - A Site Development Review and Conditional Use Permit was approved for Mike Waseca to sell tractors at this location 10/4/84 - Site Development Review approved COPIES TO: Applicant Owner PA File 11/19/84 - Conditional Use Permit approved for Burns European Motors 5/13/85 - PD, Rezoning and Site Development Review to rezone Parcel 1 & Parcel 2 to PD with C-2 uses. Site Development Review for a 4,485 square feet building APPLICABLE REGULATIONS: Section 8-87.10 w) states, in part, that the term Special Easement Sign means a Business Sign located off-site from the premises the sign had been designed to advertise, where the two premises involved are interconnected by a traversable vehicular roadway which is subject to a non-revocable, non- exclusive recorded vehicular access easement. Section 8-87.66 indicates special easement signs may be located in required yards subject to approval of a Conditional Use Permit. Section 8-94.0 states that conditional uses must be analyzed to determine: 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 acceptance 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 NOTIFICATION: Public Notice of the November 3, 1986, hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings ANALYSIS: The Applicant is requesting approval of a Conditional Use Permit Sign Application for a special easement sign. The Applicant proposes to situate the sign approximately one foot from the front property line and six feet from the existing driveway entrance. The proposed height of the sign is 45 inches, the length is 6 feet 4 inches and the total proposed sign area is 31.6 square feet. The Ordinance allows a maximum total sign area of 24 square feet for low profile signs. The Applicant's proposal exceeds this requirement. -2- The proposed low profile sign is intented to identify the "Community Dental Center," "Soups I R" Sandwiches" and the third currently vacant tenant space located at 6795 - 6799 Dublin Boulevard and the parking for the site which is located on the adjacent property at 6767 Dublin Boulevard. The Applicant proposes to locate the sign on an existing concrete base approximately six feet from the eastern property line on the adjacent property and six feet west of the existing driveway. A non-exclusive easement for ingress and egress and parking currently exists for this property. The City's Sign Ordinance indicates a special easement sign is a "Business Sign located off-site from the premises the sign has been designed to advertise, where the two premises involved are interconnnected by a traversable vehicular roadway which is subject to a non-revocable, non- exclusive recorded vehicular access easement." The Applicant's request is consistent with the Zoning Ordinance provision for special easement signs. However, it may not be consistent with the unstated intent of the Ordinance in that this provision was included in the City's recently revised Sign Ordinance in response to those properties which do not have frontage on a public right-of-way. This situation applies to a limited number of properties which are primarily located in the Scarlett Court area. The Dental Center property is not within this limited property group. However, the property is in a unique situation in that it does not contain on-site parking, and it is bordered by parking to the east and west property lines, yet the right to use the parking is restricted to the parking adjacent to the eastern property line only. The proposed location of the sign is intented to both identify the businesses and to direct visitors to the appropriate parking area. Staff recommends the Planning Commission conditionally approve the Applicant's request for a special easement sign in that it is consistent with the special easement sign provision of the Zoning Ordinance and provides attractive and effective signage. A condition has been included on the Resolution of Approval limiting the sign area to a single faced 15.8 square foot or requiring the sign to conform with the total maximum permitted sign area for a low profile sign. RECOMMENDATION: FORMAT: 1) 2) 3) 4) 5) Open public hearing. Hear Staff presentation. Hear Applicant and public presentations. Close public hearing. Adopt Resolution relating to Conditional Use Permit ACTION: Adopt Resolution approving PA 86-095 Dublin Business Center Special Easement Sign, Conditional Use Permit, or continue item and provide Staff direction. ATTACHMENTS: Exhibit A: Plans Exhibit B: Resolution of Approval -3- ( I. I I . . I I I . I I I I l n " : \ R I ~ ! I ~ L .. ~' ~ .::to. ~ _._-----.-- t ' t T ,. 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() 0..: r - z w, ::; 1:0 W CI)' :::> ~t. ~ Cl - --------------- ~_._- --~------.----_...._---------...........~.-._- RESOLUTION NO. 86- A RESOLUTION OF, THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 86-095 DUBLIN BUSINESS CENTER SPECIAL EASEMENT SIGN CONDITIONAL USE PERMIT WHEREAS, Richard Nelson. of Ray Johnson Electric, has filed an application on behalf of the Dublin'Business Center for a Conditional Use Permit (PA 86-095) to allow a low pr~file sign on the adjacent property, as a special easement sign at 6767 Dublin Boulevard; and WHEREAS, the Planning Cammission held a Public Hearing on said application on November 3, 1986; and WHEREAS, proper notice of said Public Hearing was given in all respects as required by law; and WHEREAS, this application has been reviewed in accordance with the prov1s1ons of the CaLifornia Environmental Quality Act and has been found to be categorically exempt;~and WHEREAS, a Staff Analysis was submitted recommending approval of the application; and. WHEREAS,at said Public ,Hearing the Planning Commission considered all reports, recommendations, and testimony; NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: a) Th& use is required to serve a public need in that the sign identifies the businesses and parking area for the,Business Center. b) The_use will be properly related'to other land uses and transportation and service facilities in the vicinity in that it is commensurate with properties in the veighborhood. c) The use, under all circumstances and conditions of this particular case, will_not materially 'affect advers~ly 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 improvements in the neighbor- hood, in that all applicable regulations will be met. d) The use will not be contrary to the specific intent clauses or performance standards established for the District in which it is to be located in that the sign location is ,consistent with provisions of the Zoning Ordinance. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve PA 86-095 as generally depicted by materials labeled Exhibit A and stamped approved on file wit~ the Dublin Planning Department subject to the following conditions: 1. This approval is for a low profile special easement sign with a single faced maximum ~ign area of 15.8 square foot. The sign may be modified not to exceed a total sign area of 24 square feet subject to review and approval of the Planning Department. 2. Comply with all applicable BuiLding Code requirements. !:' E'f ~.. ~ ~" ~~.' '-'It.." T.. " ..~,~,. '. 1\' "',~ .f> .~ . ',;, l'J ~ ~'l; 14 ~ ~ .',"".,l' 'G.rd" r.. fl.:>>i? ~eJo-oqs 8 ATTEST: PASSED, APPROVED AND ADOPTED this 3rd day of November, 1986. AYES: NOES: ABSENT: Planning Commission Chairperson Planning Director -2-