HomeMy WebLinkAbout01-006 FddrckrsSign/SDR10-23-2001 AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: OCTOBER 23, 2001
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
PUBLIC HEARING: PA 01-006 Fuddruckers Sign- Site Development
Review
(Report Prepared by: Andy Byde, Senior Planner) C~
Sign Plans
Resolution Approving the Sign- Site Development Review
2.
3.
4.
5.
6.
7.
Hear Staff Presentation
Open Public Hearing
Hear Applicant's Presentation
Question Staff; Applicant and the Public
Close Public Hearing
Deliberate
Adopt Resolution (Attachment 2) Approving the Sign- Site Development
Review
PROJECT DESCRIPTION
This is an application proposing to place signs on the 6,842 square foot Fuddruckers restaurant, which is
currently under construction, and located on the southeast pad (F7) within the Hacienda Crossings Entertainment
Village. The signs would consist of wall mural on the west elevation with animated lighting using neon tubing.
The east and south elevation would consist of various signs with individual channel letters.
Background
On January 31, 1995, the City Council approved the PD Rezone and Development Agreement for the Santa Rita
Commercial Center (hacienda Crossings). At the public hearing on the PD Rezone, the City Council approved
a condition that required approval of the Site Development Review Application for the Santa Rita Commercial
Center (PA 94-001) that the project be approved by the City Council at a public meeting (See Attached
Resolution 6-95).
The Site Development Review (SDR) for Phase I of the project was approved by the City Council on August
22, 1995; and Phase II (which included the Entertainment Village) was approved on October 7, 1997. The
overall architecture for the Entertainment Village was approved with this SDR. Staff concludes that because the
overall Entertainment Village architecture was approved by the City Council on October 7, 1997, and the
proposed Fuddruckers is consistent with the Entertainment Village design and the Master Sign Program, the
subsequent SDR is not required to go to the City Council for consideration, unless appealed.
COPIES TO:
Applicant(s)
Property Owners
PA file
ITEM NO.
The Community Development Department approved a SDR for the 6,842 square foot Fuddruckers restaurant on
July 12, 2001. The project is currently under construction and the applicant has indicted that the restaurant
should be completed by the end of December. The SDR approval for the restaurant did not include any signage.
Pursuant to Section 8.128.030(E) of the City of Dublin Zoning Ordinance, Staff has decided to refer the review
of the proposed signage to the Planning Commission, due to the unique design of the proposed signage.
Design
During early discussions between Staff and the Applicant, Staff encouraged the design to reflect a "whimsical"
and "fun" design, and to reflect the elements and activities of the Entertainment Village. The applicant returned
with a design similar to the design shown on Attachment 1. The west elevation of the building will have signs,
which consists of an actual truck, cut to 18" in width, with the front of the truck wrapping around the building
with working headlights. Painted directly on the wall by an artist, will be a mural with various features such as
a wheat field, a farmhouse, a hamburger, milkshake, mountains and a sky in the background. The elements of
the mural will be highlighted with neon, which will then tie into the major entry sign on the southwest. The
southwest entry sign will have dimensional characteristics and consists of ribbons and stars. The stars will be
located randomly on all sides of the building. The stars, ribbons, and various other features will be lit with neon
at night (see page 2 of Attachment I for a further illustration of the night lighting scheme).
The design of the proposed signs have been reviewed by Staff and by the City's consulting architect and have
been found to be consistent with the Master Sign Program of Hacienda Crossings, consistent with the overall
design theme of the Fuddruckers building, and consistent with the surrounding buildings.
ENVIRONMENTAL REVIEW:
The project is a component of a larger project ("the Santa Rita Commercial Center Project"), which also
includes a rezoning and a Development Agreement that the City previously approved on January 31, 1995.
The Santa Rita Commercial Center Project, in turn, was within the scope of the Eastern Dublin Specific Plan
and General Plan Amendment, for which a Program EIR was previously certified (SCH No. 91103064). A
Mitigated Negative Declaration (SCH 94113020) already has been approved for the Santa Rita Commercial
Center Project which, together with the Program EIR, adequately describes this project for the purposes of
CEQA. Since the Mitigated Negative Declaration was adopted, the City has identified no changes in the Santa
Rita Commercial Center Project or in the cimumstances under which the Santa Rita Commercial Center Project
is to be undertaken or any other new information, which requires revisions to the Mitigated Negative
Declaration or to the Program EIR.
RECOMMENDATION:
Staff recommends the Planning Commission open the Public Hearing, deliberate and adopt a Resolution
(Attachment 2) Approving the Sign- Site Development Review.
GENERAL INFORMATION:
PROPERTY OWNER:
George Almeida
Indian Village Apt. Inc.
P.O. Box 272912
Concord, CA
APPLICANT:
Bob Riddell
Arrow Sign Company
1051 46th Ave,
Oakland, CA 94601-4436
LOCATION:
4910 Dublin Blvd
EXISTING ZONING:
Planned Developmem
RESOLUTION NO. 01 - 10
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 01-06, FUDDRUCKERS SIGN SITE DEVELOPMENT REVIEW
WHEREAS, George Almeida has requested approval of a Site Development Review to construct
a wall mural on the west elevation of the Fuddruckers Building with animated lighting using neon tubing.
The east and south elevation would consist of various signs with individual channel letters; and
WHEREAS, a complete application for the above noted entitlement request is available and on
file in the Department of Community Development; and
WHEREAS, the project is a component of a larger project ("the Santa Rita Commercial Center
Project"), which also includes a rezoning and a Development Agreement that the City previously
approved on January 31, 1995. The Santa Rita Commercial Center Project, in turn, was within the scope
of the Eastern Dublin Specific Plan and General Plan Amendment, for which a Program EIR was
previously certified (SCH No. 91103064). A Mitigated Negative Declaration (SCH 94113020) already
has been approved for the Santa Rita Commercial Center Project which, together with the Program EIR,
adequately describes this project for the purposes of CEQA. Since the Mitigated Negative Declaration
was adopted, the City has identified no changes in the Santa Rita Commercial Center Project or in the
circumstances under which the Santa Rita Commercial Center Project is to be undertaken or any other
new information, which requires revisions to the Mitigated Negative Declaration or to the Program EIR;
and
WHEREAS, the Planning Commission did hold a public hearing on said application on October
23, 2001, for this project; 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 approve
the Site Development Review; and
WHEREAS, the Planning Commission did hear and use their independent judgment and
considered all said reports, recommendations, and testimony hereinabove set forth.
NOW, THEREFORE, BE IT FURTHER RESOLVED THAT THE Planning Commission of
the City of Dublin does hereby make the following findings and determinations regarding said proposed
Sign Site Development Review:
The Site Development Review contributes to an effective and attractive identification of the apartment
complex and its users by providing clear, legible and succinct signage that will identify and direct
automobile and pedestrian traffic to the site.
The design quality of the site, improved with this SDR, and the surrounding area will be superior to the
quality that would result under the regulations and standards of Section 8.84.40 "Sign Development
Regulations"; 8.84.050, and Signs Subject To Permits, 8.84.110, "Regulations for Wall Signs and
Projecting Signs". All proposed signage will conform to the overall design and layout of the complex
ATTACHMENT 2
All of the proposed signs have been designed to be compatible with the style and character of the
improvements on the site and they are well related to each other.
All proposed signage is visible, legible, does not cause glare or disrupt the flow to pedestrian or vehicular
traffic and conforms with the Design Criteria in Section 8.84.060, of the Zoning Ordinance. The proposed
signs are ora scale that relates well to the existing layout of the complex
The approval of the SDR, as conditioned, complies with the General Plan and the general requirements
established in the Zoning Ordinance because it establishes a comprehensive, well~lesigned signage program
for the development.
The approval of the SDR, as conditioned, ~vill not adversely affect the health or safety of persons residing
or working in the vicinity, or be detrimental to the public health, safety and general welfare because it
promotes a sign program that will provide effective and attractive identification for the site.
The proposed SDR considered site layout, vehicular access, circulation, parking, setbacks, height, walls,
public safety and similar elements to ensure that the SDR design assists in the provision of a desirable
environment.
Architectural considerations, including the character, scale and quality of the design, the architectural
relationship with the site and other buildings, building materials and colors, screening of exterior
appurtenances, exterior lighting, and similar elements have been incorporated into the SDR, where
appropriate, in order to insure the compatibility of the wall signs with the site design concept and the
character of adjacent buildings and uses.
BE IT FURTHER RESOLVED THAT THE Planning Commission of the City of Dublin does hereby
approve the Sign Site Development Review for PA 01-006, Fuddruckers, subject to the following
Conditions of Approval. This approval shall be generally depicted on the plans prepared by Arrow Sign
Company, labeled Attachment 1, consisting of 12 sheets, dated September 4, 2001, stamped approved and
on file with the Dublin Planning Department, subject to compliance with the following conditions of
approval:
CONDITIONS OF APPROVAL
Unless otherwise stated, all Conditions of Approval shall be complied with prior to final occupancy of any
building and shall be subject to Planning Department review and approval. The following codes represent
those departments/agencies responsible for monitoring compliance with the Conditions of Approval: [PL]
Planning, |B1 Building, [PCS] Parks and Community Service, [PO[ Police, [PW] Public Works, [ADMI
Administration/City Attorney, [FIN] Finance, [PCS] Parks and Community Services, IF] Alameda County
Fire Dept., [DSR] Dublin San Ramon Services District, [CO] Alameda County Flood Control and water
Conservation District Zone 7.
SITE DEVELOPMENT REVIEW
This Site Development Review approval for PA-01-06 establishes the design concepts and regulations for
the project. Development pursuant to this Site Development Review generally shall conform to the
approved plans and documents available on file in the Department of Community Development.
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENC REQ'D
Y (Prior to)
GENERAL CONDITIONS
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENC REQ'D
Y (Prior to)
1. i Approval o£the Site Development Review is valid for BP
one (1) year, until October 23 2002. If construction has
not commenced by that time, this approval shall be null
and void. The approval period may be extended for six
(6) additional months by submitting a written request £or
extension prior to the expiration date to the Community
Development Director. Any extension will be based on a
determination that the conditions of approval remain
adequate to assure that the stated findings of approval
will continue to be met.
2. To apply for building permits, Applicant/Developer shall B Issuance of Standard
submit four (4) sets of construction plans to the Building Building
Department for plan check. Permits
3. No sign shall appear above the roof line. If signs change, PL On-going Standard
all mounting holes from previous signs shall be repaired
and walls repainted prior to mounting the new signs
4. The use of any A-Frame, portable or sandwich-board PL On-going Standard
signs on the site is prohibited. Said signs shall also not be
allowed to be placed within the public right-of-way.
5. The use of any Temporary Promotional Signs (i.e., PL On-going Standard
banners, pennants, flags, balloons, searchlights and
similar advertising devises) for special advertising and/or
promotional use shall first require a separate Zoning
Clearance approval and shall comply with the provisions
established in the Sign Regulations of the Zoning
Ordinance.
6. All freestanding and wall-mounted signs shown on PL On-going Standard
Attachment 1 shall be well maintained in an attractive
manner and in accordance with the approved plans.
PASSED, APPROVED AND ADOPTED this 23~a day of October, 2001.
AYES:
NOES:
ABSENT:
ATTEST:
Community Development Director
Planning Commission Chairperson
Nigh b~se of wheels
with top of bracket
(~ West Elevation
scale: 1/8" = 1' O"
Specifications
Manufacture and inet~ll animated neon wall display as shown
rcem Description Vendor SpecifioaJon
Truck Truck Matthews Yellow PMS ~108, gloss finish
Logo on Truck Pdnted 3M Scotchpdnt per customer supplied art
Vegetates .125 aluminum FCO, standoff 1/2r' MaCaws Per detail
Vegetables neon Exposed Per detail
Ribpens, Fdes, Ice Cream Exposed Per detail
and Hamburger Neon
Stars .125 aluminum FCO, standotf 1/2' Matthews Yellow PMS #108, gloss
St~r Neon Exposed Vorcarc ~500 White/Argon
Note Truck to have wnrkJng headlights, per neon animapon detail
1051 46lh Avenue
Oakland, CA 94601
Phone 510.533.7693
Fax. 510.533.081S
Lic. #314794
www.arrowsigncompany.com
Vegetable Detail
scale: 1/8" = I' O"
Job Name: Fuddruckers
Address: Hacienda Crossings
City:. Dublin, Cs
Dote:
Soles: Bah Riddoll
Design: Jack Dubois / Chorlie Stroud
Design: 10568
filenama: 2001/T/Fuddruckers Program
Customer Approval:
ATTACHMENT
Sheet I
5-1~1 Dd~e__~gns on mu.l~, ~a ~e m~e~
9~1~ C~_nge.e~dl.~ ..........
(~ Wall Elevation
scale: 3/16" = 1' O"
Border Tubing Specifications
item Vendor ' Color
(~ Voitarc Clear Red / Neon
(~) Voltarc Clear Brite Yellow / Argon
(~ Voltarc Tropic Green / Argon
(~) Voltarc Purple / Argon
(~ Voltarc ~500 White / Argon
item Vendor Color
(~) Voltarc Decora White / Argon
(~) Voltarc Horizon B[ue/ Argon
(~ Voitarc Green / Neon (orange)
(~ Technolux Ruby Red (uncoated) / Neon
(~) Wall Elevation - Showing Neon
scale: 3/16" = 1' O'
1051 46th Avenue
Oakland, CA 94601
Phone $10.533.7693
Fox. $I0.533.0815
LJc. #314794
www.arrowsigncompa ny.cam
Job Name: Fuddru&ers
Address: Hacienda Crossings
City: Dublin, Ca
Dole: 5-8-01
Sales: Bob Riddefl
Design: Jack Dubois / Charlie Stroud
Design: 10568
Filename: 2001/F/Fuddmckers Program
Customer Approval:
(~ Sign Elevation
scale: 1/4' = 1' O"
Manufacture and one set of open pan channel letters and exposed neon display
~m Descfi~ne Vendor Specification
Fuddruckers Letters 3" deep open pan Aluminum ~nsides painted yellow PMS #108, satin
Outsides painted red PMS #1797, satin
Fuddruckers Neon Single tube Voftarc Ciesr Brite Yellow / Argon
Banner Background .125 aiuminem Matthews Blue PMS #294, s~in Bnish
Circular Background .125 aluminum with 3M vinyl Per customer provided artwork
Scotchpdnt overlay
~odd's Hamburgers' Neon Single tube exposed Vaitarc o6500 Wntte / Argon
'Greatest" Neon Single tube esposed Voitarc Clear Brfte Yellow / Argon
16' 0"
14' 0"
~Partial East Elevation
scale: 1/8" = 1' O"
1051 46th Avenue
Oakland, CA 94601
Phone 510.533.7693
Fax. 510.533.0815
lic. #314794
www.srrowsig ncompany.com
Job Nome: Fuddruckers
Address: Hacienda Crossings
CTiy: Dublin, Ca
Dole: 5-801
Sales: Bob Ric~dell
Design: Jack Dubois/Char[is StrsucT
Design: 10568
filename: 2001,/F/Fuddrudcers Program
Customer Approval:
Sheet 3
12'0·
10'6'
= ~qoai~,
(~ Sign Elevation
scale: 1/2 = 1' O'
Manufacture and install one (1), set of exposed neon letters wiLh animated stars as shown
Item Dasedpdon Vendor Specification
Letters 3' desp aluminum rv~ews Insides painted yellow ~108, saUn
Outsidas painted red #1797, satin
Fuddraskers Neon Single tube Vaitarc Clear Brite Yai~ow / A~gon
R~ceway 8" x 8' aluminum Marrows Da~k blue PMS #294, satin
Stars 3" deep open pan with six Matthews In,alas painted yailow #108, satin
point flasher Outsides painted red #1797, satin
Star Neon Double tube Vaitam ,~6500 WhIte / A~on, v, dth random
flasher
Ribbons Rolled and twisted aluminum Matthews Yellow #1 OD, satin
Red #1797, satin
Dark blue PMS #294, satin
Supports 1-1/2" square tube Matthews Dark blue PI~ #294, saUn
1051 46th Avenue
Oakland, CA 94601
Phone 510.533.7693
Fax. 510.533.0815
Lic. #314794
www.arrowsJgncompeny.com
.Job Nome: Feddruckers
Address: Hacienda Crossings
Ciiy: Dublin, Ca
Dote: 5-8.01
Soles: Bob RiddeTI
Design: Jack Debois / Charlie Stroed
Design: 10568
Filename: 2001/F/Fuddruckers Program
Customer ,~proval:
Sheet
-- Awning byothem
g section by
General corCQ'antor
(~ Sign Elevation
scale: 1/4" = 1' 0'
Manufacture and install one (1), double-faced, intemaJly illuminated projecting sign as shown
Item Description Vendor Specification
Cabinet Aluminum MatU~ews Dark Blue ~294, satin
Fudds Lettee .125 aluminum, standoff Matthews Yellow #108, satin
1/2" fTom background with
Fudds Noon Single tube Voltarc Dear Brite Yellow / Argon
Stars 3" beep open pan Matthews insides painted yellow PMS #108, sage
Outsides painted red PM~ #1797, satin
Neon at Stars Double tube Volfarc ~500 White / Argon
Neon at Sides Double tube Voltarc Qea' Red / Nan~
(~ Sign Elevation
scale: 3/4" = 1' 0"
Reface exisang tenant panels on exisgng bauble-faced, internally illuminated sign
Item Description Vendor Specification
Sign Face Aluminum Kally Moore wIth faxsaat To match building
Logo 1/2" acrylic push.thru 3M Scotchpdnt per customer
supptied aEwork
(~ Sign
1051 461h Avenue
Oakland, CA 94601
Phone 510.S33.7693
Fax. 510.533.081S
Lic. #314794
www.orrowsigncompsny.com
Job Nome: Fuddruckers
Address: Hobendo Crossings
01'/: Dahlia, Ca
Dale: 5-8~1
Soles: Bob Riddefl
Design: Jack Dubois / Chor~ie Stroud
Design: 10568
Fileeame: 20gl/F/Fuddruckers Program
Customer Approval:
ENIEUAINHENT VILLAGE
BLACKT
Elevation
scale: 1/4" = 1' 0"
Sheet
10'0"
Equal 10'0"
Equ~
(~ Sign Elevation
scale:l/2"= 1'0"
Manufacture and one set of open pan chamai letters and exposed neon display
item Description Vendor Specification
Fuddruckers Letters 3" deep open pan Aluminum insides painted yellow PMS ~108, satin
Outsides painted red PMS #1797, satin
Fuddruckers Neon Single tube Voltarc Clear Brite Yellow / Argon
Banner Background .125 aluminure Matthews Blue PMS ¢,294, satin finish
Circular Background .125 aluminum with 3M vinyl Per custoreer provided artwork
Scotchpdnt oveday
"Wodd's Namburgers~ Neon Single tube exposed Voltarc ~500 White /Argan
~Gmatest" Neon Single tube exposed Vofiarc Clear Brite Yellow / Argon
(~ Partial South Elevation
scale: 1/8" = 1' O'
1051 46th Avenue
Oakland, CA 94601
Phone 510.533.7693
Fax. 510.533.0815
Lic. #314794
www.orrowsigncompany.com
Job Name: Fuddruckers
Address: Hadenda Crossings
Cily: Dublin, Ca
Date: 5-8-01
Soles: Bob Riddell
Design: Jack Dubais / Char[ie Slroud
Design: 10568
Fiiename: 2001~./Fuddruckers Program
Customer Approval:
Sheet
M H H M
H
H GH
G
G
G H
H G
East Elevation
scale: 1/16" = 1' O'
Entry Elevation
scale: 1/16" = 1' O"
H H
H H
L M M M M
G H H
M
G
G H HG
G
G H
North Elevation
scale: 1/16" = 1' O"
South Elevation
scale: 1/16" = 1' O'
1051 46th Avenue
Oakland, CA 94601
Phone 510.533.7693
Fnx. 510.533.0815
Lic. #314794
www.errowsJgncompany.com
Job Name: Fuddruckers
Address: Hacienda Crossings
City: Dublin, Ca
Dote: 5-~-01
Sales: Bob Riddell
Design: Jack Dubois / Charlie Slraud
Design: 10568
Filesame: 2001/F/Fuddruckers Program
Cuslamer Approval:
Sheet
Site
Piafl
not to scale
1051 46th Avenue
Oakland, CA 94601
Phone 510.533.7693
Fox. 510.533.0815
Lic. #314794
www.orrowsigncompony.com
(redes) 1/2" standoff --
(~ Neon
Star Elevation scale: 1" = 1' 0"
Manufacture ami install eighteen (18) exposed neon stare as shown
item ~dption Vendor Spanitication
Sign~ .125 aluminum Ma~ews Acpjlic Polyurethane Yellow PMS #108, satin
N~on Single tube Voltrac ~500 White / Ngon
Note All neon sfas to have flasher except stars at east elevation
1/2~ standoff
(~FCO Star Elevation
scale: 1"= 1'0"
Manufacture and in~all sixteen (16) stars as show~
Item Description Vendor Spedfication
Sign Face Aluminum Matlhewn Acrytic Polyurethane Yellow PMS #108, satin
Job Nome: Fuddruckors
Address: Hocienda Crossings
City: Dublin, Ce
Date: 5-&01
Sales: Bob Riddetl
Design: Jack Dubois / Charlie Slreud
Design: 10568
Filennme: 2001/f/Fuddruckers Prqrom
Cuslomm' Approval:
Sheel 8
12'
(~.Building Detail
scale:l/4" = 1'0'
Manufacture and install three tower d~ails with exposed neon
Item Description Vendor Specification
Box Aluminum Matthews Acrylic Polyurethane Yellow PMS #108, satin
Neon Single tube Voitarc Clear Bdte Yellow / Argon
10"
~1/2" 3 3-1/2"'
Q Neon Detail scale: 1-1/2' = 1' O'
1051 46th Avenue
Oakland, CA 94601
Phone 510.533.7693
Fax. 510.533.0815
Lic. #314794
www.orrowsigncorepany.com
Job Noree: Fuddruckers
Address: Hacienda Crossings
City: Dublin, Ca
Date: 5-8-01
Sales: Bob Riddell
Design: Jack Dubois / Charlie Slroud
Design: 10568
Filename: 2001/F./i:uddreckers Program
Cuslomer ~pproval:
2
2' 9~
2~ 5"
(~ Neon Detail scale: 1-1/2' = 1' 0"
~ede~l
(~ Corner Detail
scale: 1/2" = 1' O"
Manufacture and install four (~t) comer details with exposed neon
Item OescdpIton Vendor Spe~catian
Cgves Aluminum Mat~ews Acetic ~yur~hane Red PMS #1797, sawn
Neon Si~jle tube Voltarc Qear R~ / Neon
1051 46th Avenue
Oakland, CA 94601
Phone 510.533.7693
Fax. 510.533.0015
Lic. #314794
www.arrowsigocompany.cum
Job Nome: Fuddruckers
Address: Hadenda Crossinos
Cily: Dublin, Ca
Date: 5-8-01
Sales: Bob Riddell
Design: Jack Dubois / Charlie Slroud
Design: 10568
Fi~ename: 2001/F/Fuddruckers Program
Customer Approvol:
Sheet
1t
Phase I
Phase 5
Phase 2
Phase 6
Phase 3
Phase ?
~ 7 ~ ~g~ ~dom fl~he~ ~ ~ o~
Phase 4
1051 46th Avenue
Oaklnnd, CA 94601
Phone 510.533.7693
Fax. 510.533.0815
Lic. #314794
www.a rrowsigncompaay.com
Job Name: Fuddruckms
Address: Hacienda Crossings
City: Dublin, Ca
Date: 5-8-01
Sales: Bob Rid,tall
Design: Jack Oubois / Charlia Stroud
Design: 10568
Filename: 2O01/F/Foddmckers Program
Cuslomer/LQprovaT:
Sheel 10