HomeMy WebLinkAbout00-027 TrVllyBuickPntc11-14-2000CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT FOR November 14, 2000
PROJECT: PUBLIC HEARING: PA 00-027 Tri-Valley
Buick/Pontiac/GMS Revised Master Sign Program-Site
Development Review
(Report prepared by: Dennis H. Carrington, Senior Planner
ATTACHMENTS: 1. Resolution denying Revised Master Site Plan.
2. Resolution approving Revised Master Site Plan.
3. Project plans.
BACKGROUND
ATTACHMENTS: 1. Appealable Action Letter dated March 13, 2000, approving
PA 99-061, Tri-Valley Buick/Pontiac/GMC Master Sign
Program.
2. Project Plans for PA 99-061. Tri-Valley
Buick/Pontiac/GMC Master Sign Program.
RECOMMENDATION: 1. Open public hearing and hear Staff presentation.
2. Take testimony from the Applicant and the public.
3. Question Staff, Applicant and the public.
4. Close public hearing and deliberate.
5. Adopt resolution denying Revised Master Site Plan.
DESCRIPTION:
General Motors/Argonaut Holdings is proposing to construct a 75-foot tall freestanding sign at
the southerly terminus of John Monego Court for Tri-Valley Buick/Pontiac/GMC and for a
future auto dealership. The sign would be 52 feet 7 inches from the CALTRANS right of way
and would be similar in appearance and size to the freestanding signs for Hacienda Crossings
that are adjacent to Highway I-580. A revised Master Sign Program (MSP) for Tri-Valley
Buick/Pontiac/GMC will be required
SITE DESCRIPTION:
The site consists of a level and graded lot east of Tassajara Creek, west of John Monego
Court, south of Dublin Boulevard and north of I-580.
--------------------------------------------------------------------------------------------------------------------------------
COPIES TO: Applicant
Owner
Address File
ITEM NO.
BACKGROUND:
History/description.
The General Motors Automall was established by a Planned Development Rezone/Development
Plan, Tentative Parcel Map, Conditional Use Permit and Site Development Review on October
20, 1998 (PA98-007). The project was revised by a subsequent Planned Development Rezone on
June 6, 2000, to increase the size of the Tri-Valley Buick/Pontiac/GMC parcel from 3.5 acres to
4.43 acres and decrease the size of the middle parcel from 3.0 to 2.07 acres. The third (southern)
parcel adjacent to I-580 was not changed. It is anticipated that a future Planned Development
Rezone will be filed to eliminate the middle parcel.
Staff approved a Master Sign Program for Tri-Valley Buick/Pontiac/GMC on March 13, 2000.
That MSP permitted four freestanding signs and five wall signs for the auto dealership. The
dealership was subsequently constructed and occupied.
Major Issues.
Compatibility with surrounding land uses. Staff is concerned that if Tri-Valley
Buick/Pontiac/GMC has a sign that is identical to that of the Hacienda Crossings signs and that
members of the public will be misled and go to the auto dealership thinking that they are going to
the shopping center or vise versa. If the dealership had a freestanding sign with a different
design such conflicts would be minimized.
Design. The proposed 75 foot tall freestanding sign would have a similar appearance to the
freestanding signs in Hacienda Crossings and to the commercial structures in that shopping
center. Specifically, the three neon rings and the cornices of the buildings translate to the
freestanding sign. These design elements are not part of the Tri-Valley Buick/Pontiac/GMC
building design. The sign would support two 10 foot 1 inch by 18 foot signs (182 square
feet) for auto dealerships (see Attachment 3). The proposed sign would add a fourth sign of
that design and size along aone-half mile stretch of I-580.
Staff is opposed to the proposed design of the sign because the GM Automall is not part of
Hacienda Crossings and therefore should not have signage identical to signage for that
shopping center or that relates to the design of the buildings in that shopping center. It
would be more appropriate to design a freestanding sign that is unique to the GM Automall
and that is not identical to the signage for Hacienda Crossings. If many signs along I-580
were of that size and design, the sign would lose its uniqueness and impact. A proliferation
of such signs would result in an urban scene characterized by large brilliantly lit signs that,
seen closely together, would be overwhelming.
Staff believes that the Tri-Valley Buick/Pontiac/GMC dealership should have a freestanding
sign with a design that is unique to its own location and that is not identical to the Hacienda
Crossings freestanding signs.
2
Timing. It is not clear whether one or two more automobile dealerships will be located on
the lots between the Tri-Valley Buick/Pontiac/GMC dealership and I-580. It is also not
clear when those lots will be developed. Staff is concerned that any future auto dealerships
on those parcels may want a different overall design for the freestanding sign but will be
constrained by an already existing design. Staff is also concerned that a second sign on the
pylon would remain blank for a number of years until the remaining lots are developed. The
sign should be constructed at the appropriate time when the uses of all of the parcels are
know. The existing signage for the dealership is sufficient until that time.
Precedent. Staff is concerned that permitting a fourth sign similar to the Hacienda
Crossings sign on the GM Automall site will encourage more such signs on other
commercial properties (such as the proposed Koll Commercial Center) along I-580 in the
future.
ENVIRONMENTAL REVIEW: The project is Categorically Exempt under Section 15311,
Class 11 (a) (on premise signs) of the State CEQA Guidelines.
CONCLUSION:
The proposed 75-foot sign for the GM Automall is not appropriate for several reasons:
1. The sign could mislead members of the public as to whether it is part of Hacienda
Crossings.
2. The sign would be consistent with the adjacent Hacienda Crossings freestanding signs
and the architecture of the buildings in Hacienda Crossings and would not be consistent
with the architecture of the Tri-Valley Buick/Pontiac/GMS building.
3. The GM Automall is not part of Hacienda Crossings and therefore should not have
signage identical to signage for that shopping center.
4. Many Hacienda Crossings signs in a row would be overwhelming.
5. The signage should not be established until the remaining auto dealership(s) develop on
the site.
6. Allowing another sign similar to the Hacienda Crossings sign could set a precedent for
demands for similar signs for other commercial developments on I-580.
RECOMMENDATION:
Staff recommends that the Planning Commission take testimony from the Applicant and the
public; question Staff, Applicant and the public; close the public hearing and deliberate; and
Adopt the resolution denying the proposed Revised Master Sign Program.
3
GENERAL PROJECT INFORMATION:
OWNER/APPLICANT:
LOCATION:
ASSESSOR PARCELS:
GENERAL PLAN/
SPECIFIC PLAN
DESIGNATION:
EXISTING ZONING
AND LAND USE:
Moya Kelly
Argonaut Holdings, Inc.
515 Marin Street, Suite 211
Thousand Oaks, CA 91360
4400 John Monego Court
986-0016-4
Campus Office
PD (GM Automall)
SURROUNDING
GENERAL/SPECIFIC General Plan/Specific Plan
PLAN, ZONING, AND West. General Commercial (Hacienda Crossings).
LAND USE: East. Campus Office (Koll Business Center).
North. Medium Density Residential (Toll Brothers)
Zoning
West. PD (Hacienda Crossings).
East. PD (Koll)
North. PD (Toll Brothers).
G:\pa00-0271pc staff report
4
RESOLUTION NO.00-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
DENYING A REVISED MASTER SIGN PROGRAM FOR TRI-VALLEY
BUICK/PONTIAC/GMC, PA 00-027
WHEREAS, the Applicant, Moya Kelly, on behalf of General Motors/Argonaut Holdings
has requested approval of a Revised Master Sign Program/Site Development Review for Tri-Valley
Buick/Pontiac/GMC to permit a 75 foot tall freestanding sign, similar in design to the Hacienda
Crossings freestanding signs, in a location approximately 52 feet from the CALTRANS right-of-
way; and
WHEREAS, a complete application for the above noted entitlement request is available and
on file in the Department of Community Development; and
WHEREAS, Applicant/Developer has submitted project plans for a Revised Master Sign
Program/Site Development Review for the Tri-Valley Buick/Pontiac/GMC project dated received
October 10, 2000; and
WHEREAS, the project has been reviewed in accordance with the California Environmental
Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines
and determined to be Categorically Exempt under Section 15322, Class 11 (a) (on-premise signs); and
WHEREAS, the Planning Commission did hold a public hearing on said application on
November 14, 2000, 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
deny the Revised Master Sign Program/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 Dublin Planning
Commission does hereby make the following findings and determinations regarding the denial of said
proposed Revised Master Sign Program/Site Development Review:
A. The proposed revised Master Sign Program/Site Development Review permitting the
construction of a 75 foot tall freestanding sign similar in appearance to the freestanding signs
for Hacienda Crossings approximately 57 feet from the CALTRANS right-of--way is not
superior to the quality that would result under the regulations and standards of Section
8.84.120, Freestanding Sign General Regulations because:
ATTACHMENT 1
1. The sign could mislead members of the public as to whether it is part of Hacienda
Crossings.
2. The GM Automall is not part of Hacienda Crossings and therefore should not have
signage identical to signage for that shopping center.
3. Many Hacienda Crossings signs in a row would be overwhelming.
4. The signage should not be established until the remaining auto dealership(s) develop on
the site.
Allowing another sign similar to the Hacienda Crossings sign could set a precedent for
demands for similar signs for other commercial developments on I-580.
B. The proposed sign is not compatible with the style or character of existing improvements on the
site and is not compatible with the style or character of existing improvements on the site and is
not well related to other signage on site because the proposed sign similar in appearance to the
Hacienda Crossings freestanding signs adjacent to I-580 is similar in design to the Hacienda
Crossings Shopping Center Structures (three neon rings and cornice) and does not relate to the
architecture of the Tri-Valley Buick/Pontiac/GMC structure.
C. The proposed freestanding sign does not generally conform with the Design Criteria in Section
8.84.060 because the sign does not relate to the architectural style of the building on site but to
the buildings of the adjacent shopping center.
BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby deny the
requested Revised Master Sign Program/Site Development Review for Tri-Valley
Buick/Pontiac/GMC.
PASSED, APPROVED AND ADOPTED this 14th day of November, 2000.
AYES:
NOES:
ABSENT:
ATTEST:
Community Development Director
Planning Commission Chairperson
g:00-027/pcrospdenialreso
RESOLUTION NO.00-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A REVISED MASTER SIGN PROGRAM FOR TRI-VALLEY
BUICK/PONTIAC/GMC, PA 00-027
WHEREAS, the Applicant, Moya Kelly, on behalf of General Motors/Argonaut Holdings
has requested approval of a Revised Master Sign Program/Site Development Review for Tri-Valley
Buick/Pontiac/GMC to permit a 75 foot tall freestanding sign, similar in design to the Hacienda
Crossings freestanding signs, in a location approximately 52 feet from the CALTRANS right-of-
way; and
WHEREAS, a complete application for the above noted entitlement request is available and
on file in the Department of Community Development; and
WHEREAS, Applicant/Developer has submitted project plans for a Revised Master Sign
Program/Site Development Review for the Tri-Valley Buick/Pontiac/GMC project dated received
October 10, 2000, and
WHEREAS, the project has been reviewed in accordance with the California Environmental
Quality Act (CEQA), the State CEQA Guidelines and the City of Dublin Environmental Guidelines
and determined to be Categorically Exempt under Section 15322, Class 11 (a) (on-premise signs); and
WHEREAS, the Planning Commission did hold a public hearing on said application on
November 14, 2000, 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
deny the Revised Master Sign Program/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 Dublin Planning
Commission does hereby make the following findings and determinations regarding the approval of
said proposed Revised Master Sign Program/Site Development Review:
A. The proposed Revised Master Sign Program/Site Development Review permitting the
construction of a 75 foot tall freestanding sign similar in appearance to the freestanding signs
for Hacienda Crossings approximately 52 feet 7 inches from the CALTRANS right-of--way is
superior to the quality that would result under the regulations and standards of Section
8.84.120, Freestanding Sign General Regulations because:
ATTACHMENT 2
1. The design is consistent with the freestanding signs of the adjacent Hacienda Crossings
Shopping Center.
2. The sign as designed will establish a consistent design theme for freestanding signs for
commercial developments that are adjacent to I-580.
3. Many Hacienda Crossings signs in a row will have a strong design theme.
B. Although the proposed sign is not compatible with the style or character of existing
improvements on the GM Automall site and is not compatible with the style or character of
existing improvements on the GM Automall site and is not well related to other signage on GM
Automall site it is compatible with the Hacienda Crossings architectural theme and signage.
C. The proposed freestanding sign does conform generally with the Design Criteria in Section
8.84.060 because the sign is compatible with the signage and structures on the GM Automall
site and to freestanding signs in the general area.
D. The Revised Master Sign Program for PA 00-027 Tri-Valley Buick/Pontiac/GMC contributes
to an effective and attractive identification of the car dealership and its users by providing clear,
legible and succinct signage that will identify and direct automobile and pedestrian traffic to the
site.
E. The design quality of the site, improved with this Revised MSP, 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, Signs Subject To Permits, 8.84.110,
"Regulations for Wall Signs and Projecting Signs"; and 8.84.120, "Freestanding Sign General
Regulations". The Revised MSP allows the use of more than one freestanding sign for the site.
All existing and proposed signage will conform to the overall design and layout of the
dealership and surrounding commercial areas.
F. All of the proposed signs have been designed to be compatible with the style and character of
the existing improvements on the site and they are well related to each other.
G. 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 freestanding signs are of a scale that relates well to the existing
layout of the dealership
H. The approval of the Revised MSP is consistent with the intent of Section 8.104 "Site
Development Review" (SDR). The Revised MSP compliments and improves the site's
development and design by providing a comprehensive sign program that incorporates the
architectural style and design of the proposed building. Additionally, all signage will promote
safe traffic circulation within the site.
The approval of the Revised MSP, as conditioned, complies with the General Plan and the
general requirements established in the Zoning Ordinance because it establishes a
comprehensive, well-designed automobile dealership signage program for the development.
The approval of the Revised MSP, as conditioned, will 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.
K. The proposed Revised MSP considered site layout, vehicular access, circulation, parking,
setbacks, height, walls, public safety and similar elements to ensure that the MSP design assists
in the provision of a desirable environment for the automobile dealership.
L. 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 Revised MSP, where appropriate, in order to insure the compatibility of
the wall signs and freestanding signs with the business park's design concept and the character
of adjacent buildings and uses.
M. Landscape considerations including the requirement for planters for the freestanding signs that
are of sufficient width, length and height to protect the base of the signs from damage due to
vehicular traffic have been required to insure visual relief and an attractive environment for the
public.
BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby approve the
Revised Tri-Valley Buick/Pontiac/GMC Master Sign Program/Site Development Review for PA 00-
027, subject to the following Conditions of Approval:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the
issuance of building permits or establishment of use, and shall be subject to Department
of Community Development review and approval. The following codes represent those
departments/agencies responsible for monitoring compliance of the conditions of
approval. [PL] Planning, [B) Building, [PO] Police, [PW] Public Works, [ADM]
Administration/City Attorney, [FIN] Finance, [F] Alameda County Fire Department,
[DSR] Dublin San Ramon Services District, [CO] Alameda County Department of
Environmental Health.
GENERAL SIGN REQUIREMENTS:
This approval shall be as generally depicted and indicated by plans prepared and submitted by
Argonaut Holdings, Inc., and Olivera Sign Company, consisting of 6 sheets (as amended),
labeled as Exhibit A, dated received December 10, 1999, stamped approved and on file with the
City of Dublin Department of Community Development. Signs approved under this Master
Sign Program shall generally conform to the following conditions, dimensions, restrictions and
notations made and indicated on the plans labeled Exhibit A and the Dublin Zoning
Regulations.
This Master Sign Program approval for PA 99-061 is for the following signs as shown on
Exhibit A as amended and shown in the following text:
Freestanding Signs on Tri-Valley Buick/Pontiac/GMC site:
1. BUICK, PONTIAC, GMC, TRI-VALLEY, GM Medallion
Height. 36 feet
Sign size.
Main Sign. 11 feet 3 '/4 inches by 11 feet 3 '/4 inches
Medallion. 3 feet by 3 feet
4. GM Certif ed USED VEHICLES, TRI-VALLEY, GM Medallion
Height. 28 feet
Sign size.
Main Sign. 8 feet 8 '/4 inches by 8 feet 8 '/4 inches
Medallion. 2 '/2 feet by 2 '/2 feet
10. Thank You Come Again/Directional Sign
Height. 5 feet
Sign size. 2 feet eleven inches by 4 feet 4 inches
11. Goodwrench Service Plus
Height. 8 feet
Sign size. 2 feet 3 and 9/16 inches by 8 feet 4 and 9/16 inches
Freestanding Sign on GM Automall site.
Height of sign structure. 75 feet
Setback from CALTRANS right-of--way. 52 feet 7 inches
Sign size. 10 feet 1 inch by 18 feet 0 inch
Number of signs on pylon. 2
Plans. Sign shall conform to sign plans dated received October 10, 2000.
Wall Signs
A. TRI VALLEY (over main entrance)
Height. 30 inches.
Width. 16 feet 10 inches
B. BUICK (on East elevation)
Height. 36 inches.
Width. 21 feet 6 inches
C. PONTIAC (on East elevation)
Height. 36 inches.
Width. 20 feet 11 inches
D. GMC (on North elevation)
Height. 36 inches.
Width. 12 feet 2 inches
E. SERVICE & QUICK LUBE (on East elevation)
Height. 16 inches.
Width. 25 feet 10 inches
2. All signage shall comply with the provisions established in this Revised Master Sign Program
or to the specific conditions stated. The Zoning Administrator upon application may consider
modifications for a Sign Site Development Review pursuant to Section 8.104 Site Development
Review. [PL]
3. Building Permits for installation of all freestanding signs and the wall mounted signage for
Tri-Valley Buick/Pontiac/GMC shall be secured and construction commenced within 6 months
of the effective date of approval of this Revised Master Sign Program or said approval shall be
void. [B, PL]
4. All freestanding and wall-mounted signs shown on Attachment 3 and as in PA 99-061, shall be
well-maintained in an attractive manner and in accordance with the approved plans. Any
indirect light fixtures used to illuminate any signage shall be glare-shielded. [PL)
New or proposed wall signs or additional freestanding signs for the automobile dealership site,
shall first be subject to review by the Department of Community Development and shall
conform to this Master Sign Program. The use of said additional wall and/or freestanding
signage not shown or indicated by this Master Sign Program approval will require a separate
Sign Site Development Review approval by the Zoning Administrator prior to installation or
use. Said signage shall comply with the sign regulation provisions of Section 8.84.060,
8.84.110 and 8.84.120, of the Zoning Ordinance. [PL]
6. Wall-mounted signs shall be placed flat against the building wall of the occupied frontage as
applicable. No sign shall appear above the roofline. If signs change, all mounting holes from
previous signs shall be repaired and walls repainted prior to mounting the new signs. [PL]
7. The use of any Temporary Promotional Signs (i.e., 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. [PL]
8. The use of any A-Frame, portable or sandwich-board signs on the site is prohibited. Said signs
shall also not be allowed to be placed within the public right-of--way. [PL, PW]
9. Any vehicles with signage shall conform to the requirements of the Sign Regulations. [PL,
PW, PO]
10. This Master Sign Program/Sign Site Development Review approval shall be revocable for
cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. [PL)
PASSED, APPROVED AND ADOPTED this 14th day of November, 2000.
AYES:
NOES:
ABSENT:
ATTEST:
Community Development Director
Planning Commission Chairperson
g:00-027/pcrospapprovalreso
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