HomeMy WebLinkAboutPre-Hearing Staff Analysis PA82-006 Diamond Signs
PRE-HEARING STAFF ANALYSIS
TO:
FROM:
SUBJECT:
Zone Administratio~'1Hearing
Planning Director .__,
PA82-006 Diamond~~~~'1s ~ Ponderosa Homes Sign
Conditional Use Permit
GENERAL INFORMATION
Applicant: Nora Martin - Diamond Signs
Project: Conditional Use Permit to allow continued use of a directional tract sign
Property OWner: luo. Hi 1 de .~" . . - " '" -
Project Location: S. W. cornarof Sl1vergate Drive and San Ramon Road
Zoning: C-N (Neighborhood Busfness) 'District
EIR Status: Categorically Ex~mp'~;:C1~s~ 5
Applicable Regulations:
Zoning Ordinance Section 8-60:1 states where the ag'regate area of signs is limited, all
faces of a sign shall be inc1u.d.~d.{ri ,(he~a1cu1ation.
Section 80-60.65 Signs Permitted
k) Subdivision sale, rent or lease .s'fgn, "to advertise the original sale. rent, or lease of
bundings or lots in connection'"wftti a "subdivision development sixty four (64) square feet
plus one additional sign of 1fke-dimension for each 35 lots or buildings for sale, rent or
lease, twenty (20) feet maxim~~~~ei~h~." :and "shall not be illuminated.
Section 60.65.1 Signs, Conditfona1 Uses
2) Directional Tract Sign, twe~i'y :1:our(24) square feet, fifteen (15) feet maximum height,
shall not be illuminated...
Section 8-94.0 of the Zoning Ordinance states that conditional uses must be analyzed to
determi ne 1) whether or not th~ :u_~~ "is requ'i red by the pub 1 i c need. 2) whether or not the
use will be properly related to other land use, transportation and serve facilities in the
vicinity. 3) whether or not the 'use 'w1"l1 -materially affect the health or safety of persons
residing 0- working in the vic~~{tj~ 'and 4) whether or not the use will be contrary to the
specific intent clauses or performance standards established for the district in which it
is 10cated.- . ~
Section 8-94.4 states the appro,,-a1 ~of a conditional use permit may be valid only for a
specified term, and may be made contingent upon the acceptance and observation of specified
conditions, including but not 11-mited to the following matters: I) substantial conformity
to approved plans and drawings~'b) -limitations on time of day for the conduct of specified
activities. time period wltbinwhich 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~f the approval, including the posting of bondj e) compliance
with requirements or other departments of the County Government.
PRE-HEARING STAFF ANALYSIS
Page 2
Background:
This is an application to renew A~o~ditio~a1 Use Permit previously approved by the
Alameda County Zoning Administ~~t~~pn May 28, 1980. The approval was good for one
year. The Alameda Building In~Re~~ion.Depa~tment notified the applicant that the
sign under review was no 10nge~~in comp~iance with the May 28, 1980 appfblai.~noA8tust
~8829ood for O8B year. The Ar~meda ~uildingg
A review of planning files has .show~ that seven applications have been filed over the
last 2i years that are directly related to the installation and continued use of 3
separate tract/directional signs and 1 subdivision sales sign. for the Villages project.
A summary of the status of each 'ofthesesigns follows:
1. 4' x 61 singie faced directional sign 'at Silvergate and San Ramon Road. Under review
for a Conditional Use Permit by this application. A sign approximately 21 x 3' in
size has been added onto the 4" x61 ~ign making it non-conforming as to size (63798).
2. 4~ x 6' single-faced sign on the west side of San Ramon Road at Amador Valley Blvd.
Approval for this sign expired May 28, 1981. It also has a 21 x 3' non-conforming
add-on sign attached to it (63797). ~
3. A 4' X 81 double faced sign located on the northeast corner of Hansen and Dublin Blvd.
Approval for a single faced 41 ~ 61 sign expired September 10, 1982. A 2' x 31 add-on
sign is attached to each face ~f ,this sign (63861).
4. A 4' X 81 double faced sign located on Hansen at the sales offices just south of
Kingston Place. This sig~ con~. ~.~ei,ltm'tatt8tiohs. However, one side now ad-
vertises the Country Fair subdivision and is i~luminated. It is an off-site sign without
an approval. On-site subdivisi:on s.a)essigns are permitted outright and need only
conform to size and lighting res.tr.ictions.
ANALYSIS
Off-site tract signs related to a s(>ecific project should be considered as a unit and not
individually. They have a cumulative impact, and should be analyzed as such. Since the
Village tract signs are all non-conf'rming as to size and their permits have all expired.
it seems reasonable that the e~ti~eoff-si~te sign program for the Village should be reviewed
at one time. This will enable ,the signs to be brought into comp'iance with the Zoning
Ordinance and meet City standards, regarding sign location and number.
-"' . .
Continue this application for 1 month. Within this month, the applicant shall submit a
sign program that contains no more '~t!a.n two tract signs and to be in conformance with the
Zoning Ordinance. Should this sign program not be submitted, the Alameda County Building
Inspection Department will be ~sk~d to have the existing signs removed.