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HomeMy WebLinkAbout6.1 Sign Variance Dougherty Rd CITY OF DUBLIN AGENDA STATEMENT CITY COUNCIL MEETING DATE: March 14, 1988 SUBJECT Public Hearing Appeal of Planning Commission Action denying a portion of PA 87-140 Amador Auto Center Sign Variance request, 6000 Dougherty Road EXHIBITS ATTACHED A. Draft Resolution Denying a portion of PA 87-140 Amador Auto Center Sign Variance, request B. Proposed site plan and sign details. BACKGROUND ATTACHMENTS 1. Zoning Map 2. Planning Commission Minutes, January 18, 1988 3. Planning Commission Minutes, January 4, 1988 4. Zoning Administrator Minutes, November 24, 1987 5. Appeal Letter, January 26, 1988 6. Appeal Letter, December 3, 1987 7. Applicant's Statement, September 30, 1987 8. State Planning and Zoning Law excerpts 9. Zoning Ordinance excerpts RECOMMENDATION Y Open public hearing and hear Staff presentation 2. Take testimony from Applicant/Appellant and the KF3 public 3. Question Staff, Applicant/Appellant, and public 4. Close public hearing and deliberate 5. Adopt resolution upholding the Planning Commission's action denying portion of PA 87-140 Sign Location Variance request -or- give direction to Staff and Applicant and continue the item. FINANCIAL STATEMENT: No fiscal impact on the City. I. BACKGROUND The applicant, Douglas Bradford, is developing a three-building, 40,000 + square foot automotive service-retail center on 2.8+ acres at 6000 Dougherty Road at the intersection with Sierra Lane. The buildings are currently under construction The applicant is requesting approval of a sign location variance for one tenant space in Building A, the building closest to Sierra Lane. A quick service lube and oil change operation, named Precision Tune, is a potential tenant for tenant space A-3 on the north side of Building A. The applicant has proposed a total of four business signs on Building A for Tenant Space A-3: - two signs are proposed on the north-east side - a third sign is proposed on the south-west side - a fourth sign is proposed on the south-east side The first three signs are consistent with the sign regulations. The fourth sign is not located on the tenant space and is not consistent with the sign regulations of the Zoning Ordinance. ----------------------------------------------------------------------------- COPIES TO: - Applicant/Appellant ITEM NO. - File PA 87-140 - 1 - The applicant requested a variance for the sign. The Zoning Administrator denied the request on November 24, 1987. The applicant's appeal was denied by the Planning Commission on January 18, 1988. The applicant has now appealed the Planning Commission action to the City Council. II. ANALYSIS The Zoning Ordinance states, in part, that the intent of the sign policy is to provide effective and attractive identification for persons trying to locate a particular place of business, service or use (Zoning Ordinance Section 8-87.2) . The sign regulations further state, in part, that a business sign is one designed to identify the occupant of the premises on which the business sign is located (Zoning Ordinance Section 8-87.10c) . The proposed sign is not consistent with these provisions of the Zoning Ordinance. State Planning and Zoning Law (Section 65906) and the Zoning Ordinance (Section 8-87.67) require that the following findings be made, based on facts in the record, prior to granting a variance: 1. that there is a unique physical feature of the property that is not found in other property in the vicinity and under the same zoning; 2. that a variance would only grant parity with other properties, and not a special privilege. The Zoning Ordinace also requires the additional findings for granting a Sign Variance: 3. that a variance would meet the intent and purpose of the sign regulations; 4. that a variance would not adversely affect the surrounding property. The Planning Commission found that there was no unique physical features regarding the property. It further found that granting the variance would constitute a special privilege and may set an undesirable precedent for similar, future requests. Based on those findings, the Planning Commission denied the variance request. Additionally, the City Council could .find that the variance request would not meet the stated intent and purpose of providing effective and attractive identification by placing the sign on the premises on which the business is located. RECOMMENDATION Based on the above Staff Report, Staff recommends that the City Council adopt a resolution upholding the Planning Commission action denying a portion of PA 87-140 Amador Auto Center Sign Variance request. RESOLUTION NO. A RESOLUTION OF THE DUBLIN CITY COUNCIL ------------------------------------------------------------------------------ UPHOLDING THE PLANNING COMMISSION ACTION DENYING THAT PORTION OF PA 87-140 AMADOR AUTOMOTIVE CENTER - SIGN LOCATION VARIANCE REQUEST CONCERNING BUILDING A. - TENANT SPACE A-3, 6000 DOUGHERTY ROAD WHEREAS, Douglas W. Bradford has filed an application for Sign Location Variances from Sections 8-87.2 and 8-87.10) of the City's Zoning Ordinance to allow construction of Wall-Mounted Business Signs which are not contiguous with the commercial service spaces which they are proposed to identify; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act and has been found to be categorically exempt; and WHEREAS, the Zoning Administrator held a public hearing on said application on November 24, 1987; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the Staff Report prepared for the Zoning Administrator's hearing was submitted recommending approval in part of the Variance applica- tion (recommending approval of the proposed Building B - Wall-Mounted Business Sign for tenant spaces B-8, B-9, and B-10 and denial of the proposed Building A - Wall-Mounted Business Sign for Tenant Space A-3) ; and WHEREAS, after hearing and considering all said reports, recommendations and testimony, the Zoning Administrator denied both Sign Location Variance requests; and WHEREAS, on December 4, 1987, Douglas W. Bradford, Property Owner and Applicant, filed an appeal of the Zoning Administrator's action; and WHEREAS, the Planning Commission held a public hearing on said appeal on January 4, 1988; 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 uphold the Zoning Administrator's action and deny the Sign Location Variance requests; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony as hereinabove set forth; and WHEREAS, the Planning Commission continued the matter to their January 18, 1988, meeting and directed Staff to separate the two requests and return to that hearing with a draft Resolution providing for the denial of the proposed Building A - Wall-Mounted Business Sign for Tenant Space A-3, and a second, separate draft Resolution providing for the approval of the proposed Building B - Wall-Mounted Business Sign for Tenant Spaces B-8, B-9 and B-10; and WHEREAS, a Supplemental Staff Report was submitted to the Planning Commission; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony as hereinabove set forth; and denied that portion of PA 87-140 pertaining to the proposed Building A Wall-Mounted sign for tenant space A-3; and WHEREAS, on January 28, 1988, Douglas W. Bradford filed an appeal of the Planning Commission action; and — 1 — gto X H 1'05",1=10 WHEREAS, the City Council held a public hearing on said appeal on March 14, 1988; 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 City Council uphold the Planning Commission action and deny the sign location variance request; and WHEREAS, the City Council heard and considered all said reports, recommendations and testimony as hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE City Council does hereby find that: A. There is no unique physical feature of the property in that the property is flat, level, and located at the intersection of Dougherty Road, a major arterial, and Sierra Lane, a minor street. B. The applicant can provide effective and attractive identification through compliance with the sign regulations, and granting the requested variance would provide a special privilege and may set an inappropriate precedent for similar, future variance requests. C. The variance would not meet the intent and purpose of the sign regulations, in that the business sign would not identify the occupant of the premises on which the business sign would be located. D. The variance may adversely affect surrounding property, in that it may set an unwanted precedent of relaxing provisions of the sign regulations where compliance is attainable; and where it is recognized that the attractiveness of the community is an important factor of the general welfare and that reasonable control of signs is in the public interest. BE IT FURTHER RESOLVED THAT THE City Council does hereby uphold the Planning Commission action and does hereby deny that portion of PA 87-140 pertaining to the proposed Building A - Wall-Mounted sign for Tenant Space A-3. PASSED, APPROVED AND ADOPTED this 14th day of March 1988. 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'G� I c SIGN, AGE 1 1 /J 11 IA ciAU:�— ate f�. 1-4-1 �A r-,TO r-- T(P!l L =ate 1I L'LL i4';LDI (°f°= ) �F `l AQIJE aCGI t >•t.1:VE.':z*A (1YR t') .L AHM.•o.w EwM ORRLAND COMPANY sU,v,v� rru•L rL VLL1LY AL cnt� LAND DEVELOPMENT 7Ef1VICE0 lZ\1 Sf IL JCT( t" T IE•■M.CALNOAM4 OL"..OUrtE IA) LZ%[lA 1 ' WALNUT CMEEM,CA {AIEI•.�-EEAE <r Id oil, tj- 0 fill. A.C.U141- U :D U, Ca l % fyi- C�2 110 C-2 :.�". '- - f C-2 0 C- t\'j- F:7-,/lit 1 ,'0 1 %% I 7..U. tvi Os jjbf. u I•, C-2 % ZU lamm w C-2 to vo ......... cc C) City of OUOLUI , , 7 sj,EET Ices I . Mr. o discussed the procedures followed for Site Developm Review applicatio and indicated that the Commissioners would ceive a copy of the Appealable Ac"' n Letter and pertinent conditions of roval when the application has b processed. Cm. Barnes urged Ms. San o visit the ning Department and discuss her concern further with Mr. Tong. � k WRITTEN COMMUNICATIO Mr. Tong adv' that the Commissioners had received five tion. Letters, as well as e ronmental information pertaining to the Hansen Rai ' roject. He also icated that they had received a letter pertaining to Item on the a a, PA 87-174 Goodwill Industries donation station. PUBLIC HE_QRINGS / SUBJECT: PA 87`-1140 P-m- ador Automotive Center - Sien Location Variance request, 6000 Dougherty Road. Cm. Barnes opened the public hearing and called for the Staff Report. Mr. Gailey advised that the Applicant had appealed the Zoning Administrator's November 24, 1987, action denying Pa 87-140 Amador Automotive Center Sign Location Variance requests to establish Wall-mounted Business Si �s which are not contiguous with the commercial service spaces which they are proposed to identify at 6000 Dougherty Road. He reminded Commissioners that this item was initially heard at the Planning Commission meeting of January 4, 1988, and was continued with direction to Staff to return with a separate draft Resolution for each of the two proposed signs. Mr. Gailey said regarding the sign proposed for Building A - Tenant Space A-3, the Commission directed Staff to supply a draft Resolution which would serve to uphold the Zoning Administrator's action denying that sign. Regarding the sign proposed for Building B - Tenant Spaces B-8, B-9 and B-10, Mr. Gailey said the Commission directed Staff to supply a draft Resolution which would serve to overturn the Zoning Administrator' s action-denying that sign. Mr. Gailey reviewed the two situations indicated below which were identified by Staff since the January 4, 1988, Planning Commission meeting and which could potentially result in a tenant frontage orientation situation similar to that encountered by proposed Tenant Spaces B-8, B-9 and B-10. 1) along the east side of the Tom Huening building, 6767 Dublin Boulevard, and 2) along the north side of the Bedford Properties/Sierra Lane industrial building complex at 6591 Sierra Lane. Mr. Gailey advised the Commissioners that action taken by them on the subject requests may serve to establish a precedent in regards to similar applications received in the future. 14 p MMEMM Regular Meeting p` ^ January 18, 1988 r Doug Bradford, Owner/Applicant, 2694 Bishop Drive, #202, .San Ramon, -said he would accept the denial of the request for Building A. However, he encouraged the Commission to adopt the draft Resolution (Exhibit B) , which would overturn the Zoning Administrator's denial and approve the Sign Location Variance request for Building B. Mr. Bradford requested that Condition #3 of Exhibit B be modified to allow greater flexibility in the sign copy in the event that more than three tenants occupy the building. In response to concerns regarding the copy size of the sign, Mr. Gailey indicated that Condition #3 was proposed to prevent the sign from containing copy running from the top to the bottom of it. He said that would not be feasible aesthetically. Cm. Barnes closed the public hearing. On motion by Cm. Burnham, seconded by Cm. Mack, and by a unanimous vote (Cm. Zika absent) , a Resolution was adopted upholding the Zoning Administrator's November 24, 1987, denial of that portion of PA 87-140 Amador Automotive Center - Sign Location Variance request concerning Building A - Tenant Space A-3. RESOLUTION NO. 88 - 002 UPHOLDING THE ZONING ADMINISTRATOR'S NOVEMBER 24, 1987, DENIAL OF THAT PORTION OF PA 87-140 AMADOR AUTOMOTIVE CENTER - SIGN LOCATION VARIANCE REQUEST CONCERNING BUILDING A - TENANT SPACE A-3, 6000 DOUGHERTY ROAD On motion by Cm. Burnham, seconded by Cm. Mack, and by a unanimous vote (Cm. Zika absent) , a Resolution was adopted as presented overturning the Zoning Administrator's November 24, 1987, denial of that portion of PA 87-140 Amador Automotive Center - Sign Location Variance request concerning Building B - Tenant Spaces B-8, B-9, and B-10. The Commissioners concurred that the modification to Condition #3 .requested by the Applicant not be made. RESOLUTION NO. 88 - 003 OVERTURNING THE ZONING ADMINISTRATOR'S NOVEMBER 24, 1987, DENIAL OF THAT PORTION OF PA 87-140 A_HkDOR AUTOMOTIVE CENTER - SIGN LOCATION VARIANCE REQUEST CONCERNING BUILDING B - TENANT SPACES B-8, B-9, B-10, 6000 DOUGHERTY ROAD Su T: PA 87-174 Goodwill Industries Do n Station Conditional Use Pe 6680 Regional Street Cm. Barnes opened the pu i hearing and call ' or the Staff Report. Mr. Barger advised that the AD plic s requesting approval of a Conditional Use Permit to allow a Goodwil nation s n in the southest corner of the Howard Johnson Hotel s' He indicated that to tion would consist of a blue and white t railer standing 13 feet in heig th a length of 25 feet and a of 8 feet. Regular Meeting PCM-8-12 January 18, 198S Mr. G14 ey responded that it would not be on a frontage and would not comply with the LwQinance. He said no signs could be established on th st building elev ' n of Building B and be compatible with th n Ordinance Regulations. On motion by Cm. Zika, seconde Cm. Mack by a four-to-one vote (Cm. Burnham opposed) , a Resolution w opted upholding the Zoning Administrator's action denying PA - 61 Va i ce application. SOLUTION NO. 88 - 001 UPHOLDING ONING ADMINISTRATOR'S ACTION DENY A 87-161 T' E GO UYS (APPLICANTS)/ENEA PROPERTIES COMPANY (0 - SIGN LOCATION VARIANCE REQUEST, SOUTHWEST CORNER OF DUBLIN BOULEVARD AND A--HADOR PLAZA ROAD SUBJECT: ADDeal of Zoning Administrator's November 24, 1987, action denying PA 87-140 AMador Automotive Center - Sim Location Variance requests. Cm. Barnes opened the public hearing and called for the Staff Report. Mr. Gailey displayed and reviewed the site plan for 6000 Dougherty Road. He said the proposed requests were similar to that of The Good Guys' request, and that the critical issue was related to the definition of Primary and Secondar frontages. Mr. Gailey advised that the subject 2.8+ acre parcel was being developed as a three-buildiT:g, 40,000 square foot automotive service-retail center. He said the signage proposed involved one tenant space in Building A and three tenant spaces in 3uilding B. Mr. Gailey discussed the action of the Zoning Administrator on November 24, 1987, at which time the request for Wall-mounted Business Signs, which would not be contiguous with the commercial service spaces they were proposed to identify, were denied. He said Staff recommended the Planning Commission uphold the Zoning Administrator's action and deny the Applicant's appeal. He stated that the basis for the -recommendation of the denial was similar to that of The Good Guys application. He advised t i P h-` a_1 three t r�e of the mandatory fincirgs of fact could not be made. Casey CuT- ings, 2500 Old Crow Canyon Road, San Ramon, said his business, Precision Tune, would occupy aporolimately one-half of the tenant space in the tenant space identified as Space A-3. He indicated that he desired to place signa;e on the southern exposure of that building. Regarding the first finding of fact, Mr. Cummings said he was convinced the building was physically unique in that it faces away from Dougherty Road. He said none of the signs on the northeast elevation of Building A would face in the direction of the Dublin Boulevard/Dougherty Road intersection, and that none of the vehicles traveling northbound on Dougherty Road will be able to see his signage until they are directly opposite -the building. He said this will differ from Building B, which will have complete visibility from the intersection of Dublin Boulevard and Dougherty Road. He also said eastbound Regular Meeting AllmT.'a CHMmtNT January 4, 1988 a fa AIN J traffic on Sierra Court cannot see the front of his property. He discussed the west side of the building, which looks over an M-1 District with minimal traffic. He said approval of the Variance request affecting Building A would put him at parity with the other tenants on the same property. Regarding the second finding, he said approval of the Variance request would not give him an unequal advantage over any of the other tenants. Doug Bradford, Developer, said his concern related basically to the three tenant spaces on the rear of the property (Building B) which he anticipated will be difficult to lease. He said he considered those spaces to be unique and that he did not think a tenant would be interested in them without adequate identification. He stated that the projecting sign was proposed to be designed as part of the facia band of the building and would fit in architecturally. Mr. Bradford questioned the procedure by which his Sign Variance was denied. He said he found it odd that he initially received a favorable recommendation from Staff for the first hearing, but that the second Staff Report had been revised regarding the recommendation for Building B. He indicated that the Ordinance had been challenged twice and suggested that it would be again. He asked the Commissioners whether or not their actions served to invite new tenants into the City of Dublin. He stated that he thought that reasons should be sought for approving Variance requests rather than for denying them. Cm. .Barnes closed the public hearing. Cm. Burnham expressed concern regarding a future tenant who may occupy Building A and may want additional signage. He said he thought a unique situation existed related to Building B, and that he would support some type of' signage to identify the tenants in the back o_ Building B. Cm. Tempel said he thought Building B required special consideration-. Cm. track concurred with Cm. Tempel. Cm. Zika proposed that the draft Resolutions be split into two separate ones, one authorizing a Variance for tenant spaces referred to as B-8, 3-9 , and B-10, and one denying the request for the tenant space referred to as A-3. Cm. Barnes stated that she opposed both Variance requests. Cm. Zika moved that the Commission uphold the Zoning Administrator's action denying the Variance request for Tenant Space A-3, but grant a Variance for Tenant Spaces B-S, B-9, and B-10. Mr. Tong suggested that the Commission may want to provide additional direction related to the size of a sign which may be authorized on a Variance. Cm. Zika withdrew his motion. It was the consensus of the Commission that this item be continued to the meeting of January 18, 1988, in order to provide Staff with the opportunity to separate the Variance requests, drafting -a Resolution upholding the Zoning Regular Meeting PCM-8-6 January 4, 1988 '-1 Administrator's action denying the request for Tenant Space A-3 and approving the appeal, and drafting a Resolution granting the Variance request for Tenant Spaces B-8, B-9, and B-10. The Commissioners gave direction that the facia banding be projected above and below the proposed Projecting Sign. Mr. Bradford said he would agree with that direction. Mr. Tong advised that Staff would work with the Applicant to obtain new elevations and to return to the Commission with revised draft Resolutions. Mr. Bradford asked if it would be possible to approve the concept in general terms and leave the details to Staff so that he could progress with development of the subject property. It was the consensus of the Commission that this would not be feasible as they desired to review the revised plans. In response to an inquiry by Mr. Cummings, Cm. Barnes stated that it would not be possible for him to appeal the Commission's decision until after the entire Variance application had been acted on. 7f Nom` USINESS OR U`;:INISHED BUSINESS None. X � X OTHER BUSINESS Mr. Tong reminded the Comer oners that the nett anning Commissioners' training session would be held the City Offi s on January 13, 1988, at 6:00 p.m. Regarding the previous City Council mee ' Mr. Tong advised that the Council had basically approved the Crest/New I e app• 'cation for a PD, Planned Development as long as proposed use are review . through the Conditional Use Permit process, with findings ma that the uses w ld meet the intent of the historic use of the Green St-or . He said this applid 'on would be finalized at the City Council meeting January 11, 1988. Mr. Tong indicated tha oger Woodward withdrew his applicati for Corwood Car Wash. He advise that Mr. Woodward needed to be contacted i order for Staff to clarify - ether or not Mr. Woodward was actually withdrawn his appeal, which ld in effect cause the Planning Commission's action ying the applica n to stand. He also advised that it would be necessary to insure t Mr. Woodward understands he does not have permission to encroac onto t public right-of-way. C . Burnham expressed concern regarding the overhead vacuum cleaner pipe which hangs over the sidewalk. Regular Meeting PCM-8-7 January 4, 1988 14,a,� • Zoning Administrator Meeting - November 24 198 A meeting o e City of Dublin Zoning Administrator w eld on November 24, 1987, in the Co ence Room, City of Dublin Offi 500 Dublin Boulevard, Suite 101. The mee was called to order :35 a.m, by Laurence Tong, Zoning Administrator. ROLL CALL PRESENT: Laure ong, Planning Director/Zoning Administ and Kevin J. Gailey, Se Planner. PUBLIC HEARING / SUBJECT: . PA 87-140 Amador Automotive Center - Sirn Location Variance reauests, 6000 Dougherty Road. Mr. Tong opened the public hearing and called for the Staff Report. Mr. Gailey provided background information of actions leading up to the application submit- tal for the- two proposed signs. He indicated that the Staff Report recommended that the Sign Location Variance request for proposed Tenant Space A-3 be denied and the request for proposed Tenant Spaces B-8, B-9 and B-10 be approved. Mr. Doug Bradford, Applicant, discussed the various signs proposed for Tenant Space A-3. He advised Mr. Tong of the changes to fae type and size of signs provided to that space they'd be willing to make if such actions would make the proposed sign on the south building elevation more acceptable to Staff. Mr. Bradford challenged Staff's contention that the other signs proposed for Tenant Space A-3 would yield adequate visibility from Dougher�y Road or Sierra Lare, stating that the building's orientation to the street compromised its visibilit from those streets. He also indicated his opinion that the requested sign would serve to direct customers to the desired driveway. Mr. Bradford indicated that the subject tenant, Precision Tune, would be one of the major tenants in the Center, which creates a "uniqueness" justifying special signage• In regards to the proposed non-contiguous Wall-mounted Business Sign for Tenant Spaces B-8, B-9 and B-10, Mr. Bradford indicated that the requested 36 square feet in area is as wall as he feels would be functionable (this was offered in response to Staff's indication that a 12 square foot sign could be established without necessitating any Sign Variance approval) . .Mr. Casey Cummings, representing Precision Tune, described the services provided by his company. In response to an inquiry from Mr. Tong, he described the manner in which the business would operate. Mr. Cummings stressed the advertising efforts required through the franchise arrangement (9% of monthly gross to be spent on advertising) . Mr. Cummings stated that he felt the sign proposed for Tenant Space A-3 on the south building elevation was critical for their business. Regular Meeting Z.Ax-1 November 24, 1987 Fu I ATTACHMENT middo of 11-71q- 81 bq AT(re L In response to an inquiry from Mr. Tong, Mr. Bradford advised that due to contractual arrangements with another tenant in the Center (Goodyear Tires) , Precision Tune would not be allowed copy space on the proposed project Free- standing Sign. Mr. Tong discussed the directory type signage used at three other locations in the City and indicated he felt that approach was a viable option for the identification of Tenant Spaces B-8, B-9, and B-10 (i.e., obser•7ance of a 12 square foot maximum size) . Mr. Tong ad-iised that he was unable to make affirmati7e Findings of Fact, as required by the Zoning Ordinance, and was not in a position to approve either Sign Location Variance requests. Mr. Cummings stated that Building A's location on the site would deny adequate visibility on their "major" sign (on the east elevation), creating a "unique" status. He also stated that the approval of the reoLested sign would not grant a special privilege, but instead would only give t the Center. y g- hen pa_:--y with other tenants in Mr. Bradford inquired where Mr. Tong varied from Staff's rzCOendations for the Proposed sign for Tenant Spaces B-8, 3-9 and B-10_ M- Tong indicated that retail uses facing similar problems have achieved - at other f� :cticnable tenant identification without needing Variance approvals. F.e stated that granting the Variance would constitute a grant of special privilege_ Mr. Bradford stated that the example sit;atior_s references b Ms_ T similar to those encountered by Tenant Spaces B-8 o y org were not in the examples cited all tenants were ; B J "d B-10• He stated v_sible from eit:;e: Public that from the parking area for the Center. Imo. Bradford , t streets or combination OL the 25' building setback from the West D. iCat_d that tae b prC:'�'-�� line and t:e narrow Vehicular entrance t0 ti1C52 t :r°-e tenant Spaces_^.. ute the= d,;-- the exaoles cited. Mr. Tong closed the public J hearing and indicated he .alt crly one 0= " hre� prerequisite Findings O. Fact CCL`ld be =ace pertai^_4nc- to either regUeS ad Sian (granting the Variances would not be Ceti-r al lt t0 Public __ file Ot^'cr Findings OL Fact COL11C P.OL be nade ` 2 _ �_C �21`c-_) - Since request. Mr. Tong de^led the Va- ce R SOLU:IO`i N.O. 9 - 87 DEYYING PA 87-140 Av OR AUTCHOTIT• CEN'TZER - SIGN LCCATTOY p..L Ta _ TO ALLOW CO�iSTRUCTION OF hOti-CCtiiIGUOUS WALL-HOCtil?D BUS SSCSIGYSDySTS 6000 LCLGc=RTy ROAD Mr. Ton, encouraged t:^•e Applicant to; 1) consider wile:'^ p have copy o i-•� _ c_sion Tune to spate on the proposed Center 'reestandina. Si-" --a ^ - advantage of allowable signage for Bu_idi^g B tenants v `; to Wall Directory Sign allowed by t:^.e (_.e• , t e 12 scuaze foot Ze^i Ordinance) . Regular Meeting _` November 24, 19S7 .ip�s Il..f 1;i ,i }{w rl.:r'_.- ,-�:.r S,•J-I r, i' t ,.. r .Y t r•.� 7G T,<, I ''Sr. i 4 ;i ., w i�J;Tj ", (xf t ), f[rr� 7 +{r'• I1ra,rV't,'t�i C�,� r}"-i is t�Af/i,r{;{1l! t:bka t 3r rf1lr r r; rJ /I/�;<t �' 'f r ,,'6r it r,,,;; ;) ' ;'�{ l�t� ' � Y� r,,.�..,.. t/(.l�f Jl:Et f,,, ,i r I�,l", lt'i�•,I.,e i ii ,�, - >ff i4' t'� ' r ?.!'��'" � ������[.St, 4t;,'!",i.ti , fx�l ` '. +•Syr �, ,i�tuT j.Jt. l ,:.., 1 t ,+I.._ .off I J',$(;, 11 ,y,I �,l;}�,'�,,i��'X� }✓, f / i'r�II� � cfr ,.1•Gf I �f isf {l s' ,.1 ,K l �1't r,s, ,1 ,ir. }, �, ter q} rF 1� f/r 7 [ 1 { 't ,g ,U -'i..�:.;.✓ 1, t 1 < ✓ I., 7� I7,I� r.1 , 11 } , z' �!"� s: f. i3� .t,,�� �..• 4r _ f",tU, [r tt.� 11{S,h `,4i Ct, 1:Z1,.." l�,L�j` 7H,r �.:ri>rt d;31 +i,+� j .s , t� t'. 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Ml�ll li�I liayl .f._t( � ,'k>;•.-r�f NI 4C, N�3;. s n S l..t�i Y' {., j;. ,a 41)I�S r , L I� I t Y I.,Kf �U „l>. ,1 -i l I 1r r + r i,i,-I'1 f vT .� J i'`"' r i; Sl't .? tk,,r!JJ i r fs li t , r±j 1� -t', ,I t 3 ..x'11 l�rt �,,,, U" tr ,� i �. f t �r�0y1 },7. fII .1fS �tF.t rt._ 1� ,: �, I ,.�frut �. i {,, 1 !,', t f hd l:, 4 rJ (it. ! r a r ��� j r , , „� 11 t It.,•t I .� I� r r r xS 1,. I ! 6 I 11 ( t t (a'i'd r I if.R I '\ i s 'Jr L 14 11 E �; {I :,Ii 1 ��t }T'.•I,� y� t , d t r!. l�11 ✓"; I t� ] r:"'_ ,4t -..y. 11.D /' I:l; " ( 'y I L ,,_ k br frt iri it rF t �,;_�Jrl a41 : ",��{ r,Y rt 5 1"3( .Lr '^.t. l-, �r 7 r January' 26 -;1983, r f ;s r,.=,:,.J iF.,: r ,. ] r rr p , ,: h, ,. , .mac} rrJ v[t Is /A7 AR 4 I �ttl t C t 7 !t Y r.i AM.,2 xfff 1,r }j.., ,.7t.L I 1 _ ! a )It rI r- /.r + S`,'1 f1 1r ' Jt it inr II i 'J,,I 1 f.f. ' f 1, :i �{ , t , rrr < f X183 r r[ 11, I� a. r.! �+ lt ..i,!L i:y .1 Ii 'j 0 t,t r} i -I{ S ! ' r t �,*1, - t n� -: t-) t ,, r1�ts���j//�j r':Ss t I - 1�,jj�1,1 ' 1 }u I1 it / j1 r �,, { t.. i ., , c, I . , �. rr ( r k�r; r r,.rrrl� �d -.rB�+••,�y pJ� 4 ,,f '1 I. •' r`r ').,:� IYW .I} tt It i, , �'.: �. { '` ; H ' F".. , ' .+ .; , ,, , J`� AI/�► , I S ! I , i t _ f I_ > 'I U w r ,1t�( t ,i, s �YV7 , r l 1r_.-1 a.. i ,1 F '.��� P! i �.i r t {, tl ttiL I Y , '�' �, , -�1 i� f ', t ? rr.� 1 -! �. 1 t.71' 1�I e -r :. 1J , t'1.` ] yd ,� Y-:e 4 t 1 �-� , - '� Mrs Laurence Tong , �• t R .�' , z r / r_ "". *:: t . :,,I ti , t ,L r I 1 ! rr f ; i,- ' t :> I f r f ,St.{' Ptlanning Director] ,, r , ' { t f! r ? � 4 +11 t .l r ..� r I r v _ti F } I .S y s i, �k." pt �, { n ! ', i°� II r t i r'f. r r h&4 City , f,:, i n 11H i r �, ' 71. { I y Ji I .. r ,•, f:a a F`:'r . 4t1, E ( (' 4 ..r I rr )� rk Nrc,2 �� y I 1 tr _ - } i / '1 PY .14 4 t 1 l 1... }3 �� �t)1_ �. , FI.�7/ ) 7 "FI ( ! { '3 6500 Dublin.Boulevard Swte ,D t F , ,�f I ^tt l ,, .-� �, i, j - , T_f a✓ -:1 :`f ! ..r_.; I,,, l t 1 r lta i� rY d ,"N rr.jll'.�:� _;r i i "C f i+ - , P .r t r e Lil,Du-:""' a'Callfornla +194568 I ri1 c� 1 i� w 1 l-t , `Pi{t s -? J' '��i�3� J t 'fit r� i+ t S "� s"! l 4l u r r '1 ` �.r.� ; r. S�rjr ttr I r 1 r L� t_ Y r� �r.,- .fl:} st a r ♦ r 7St ,�� 0 !- r Y-,tr �.1�{v4cl u�< f,, _•'- v t I t f_"1;:I,f. 5f J Iti - 1 �'• r.. ar `• �y 11 _ .t Re" PA 87 140 4Amadcr Automotive Center r Appeal of Planning Commission _' l "�r P'tplt w r k r 1 �.: �, _ ar -y ri_.,. r I. , i. r• > �, �,�' r It 7'Varlence _DlSappYOVaI=s_p _ s , . t1 I 't: t '� 'I I 1� W - - ,,,_. i, rt ' , 3 , " .r t r F ar is .i t { r j{ i t., r� 1 J 'Y ff <irt � [;: 1 S S Lft r� �J r ' �r, + 6000 Dou hert Road ��, � e- r ,: I I I, , l I. 9 r_ Y 1, b ;[ r h t G ?. .-Et . L_ -I f 4 �. r y ; �,V'it ,i 5 u) �t 1 11 r a I ir. I s 4. 7 . y _S i i. , ?I \S �. ..>c u' i Il ,, �wc 7-} T '�.� r t ;` r '` ! f i,. v G� . ;,' 1 flit l.rl t °t 7.` yy� y I �4: >• rj '"i f t + i f n )..b ro•= C 1, r t t.�I d' t .Y• C a I Dear Mr. Tong -t - t > } t x. LI, r, 1rr �_ ,,p�l l 11 Yr {, 1,S -S-F ' 1.•`tr rr :,ti, S 4 ,-, tai I'•I/ - ;,t_iL Y .1r S1 i.''14rsr , IY t.5^ S� :%bLr .p1-��,..I• l< a r, V i 1 F,, a u 1 4 i k {f ( ..`'t S I .i:,1 1 t,.(.-. tr =t,'� --.v r I i S 7 t "E. 4 a r i :By `this' letter?'_ -am requesting a,City LCounsel appeal .hearing on the above r� referenced Sign r ocation Varience for_`m ro osed Jenant in S ace`A 3 :i; _ I r ,, Y P A p il'� �3 Precision Tuner , r;" � r y 17 lr Lr •r - 7 -i�f / �t'r + L'_t I ! ; S i 1.., ! :� I r-� .� - - i- I^ '� .i 1 fa I1 +�`;1 s3�� }_ t �" I �t r i t /..r. t. . , , 5 it r � >.,S IrrL'" i At ithe ,hearing we` will •demonstrate to the counsel why-we believe"that ': ''t - i 1' our.:proposed facia sign location ;does meet =the three varience criteria � C '�I for approval , 1 f� , � r I. i it } 1 r .'� !t I( -.} r 1 �. t y } ...y4-� , 1 -� _ J2 - Y 11 rs < �`v tt i t il_i, �r .! r i ki �wi t r r -;�� IY S •s 5 q r. .r V �tt i 1, �' Very ,truly yours,,. {- �, I 1- �h S,i r 7 a , a [ I;' �4 '� f tr ^r� r �' yti J } .• ,�Ji -r kC -", c tr tr 11�C ?;� '' .r, iI ! 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I �i e[1l •f oi'c ,tjl 1.>- i ' .t ,.y ;,, , c : , ✓ .` ,.. r.. r i Re s P�t87 140 AmadantAutamo ve Cente�c t Appeae os S%gn M4,Lence Dc�sa hova� f i , t 6000-Tough' Aty Road + 1 1 1 >�': - I Y--. s f r 12, x � �t , :: Itt ..r2�. .• { yr.flri +•�}., r .�I( k r,.F e, it ✓ i 1 �� - y �rrir�r r .tDea� U)L Tong K. 2 ` } '`{ a j 4 r fi 3 �i t !� c, t.i •S! tirr �r� k � ? ' By Shia Bette) I t am nequea cng an a pp`ea��heafurig on the rabo've'nesenenced S Mgr } ti '• t I 1 t + I t Locacon Va�uence '' �7 'I.� �r -1,5 t i•; r< , ' -`� 'ice -1,7f i !f {� . � t.1Tr C f I .1 , s tre�pecthe"a cg vi vatcience reeque�sed ion apace A (PT) 3, -Pneei.a.con��Tunel: , , ;am ja.ppeaP�ng = e tvaiuence `dia+appUvaeon` he,gnound�s hat��ac a �uppo r ptiopo�'ed PT a cgn`.uioued not pub a'tenant`,m an advantage=en thel"_ hen` 5 enarita and`'.beeondty, hahetie�wetie•uncue `cvccumaance� 'SE � r x; r1, }-•� y ....-{l .S 'Ct.S Y"^.7 r. "� � 7 �� t �. S '• vr. l.;�:. -=- ? i `-. '`{ t ;_' { ` As. o :advantage =the way btuPdcng ,cs p'o�ctionedhe'ma�i PT=azgn!on the Jicont';can_ojt�y be seen ��rarn aouth bound Doughe Roadtcas�cc and notrthbound + ;i4 wcth'aome di T do'e�:nod pnojeat;down'*VoughDkty'`Road: evcvidd Elie; i z ... math iititeu%aeYcon as `aP.e the 6tgn6 do on Buc,2dcn B To'`aP�owhe PT bcgri .ca f o` put�PT ci+ paiwdy with' he o 'neh: enan d :not.,, an':advari age = APao', x 'swadvaiiage" o PT auggeaa,`a'dc�advaititageo''ohe�c y manta: Qu%te zhe coniia.icy is tciie ,4P the en. at GAL'non compet ng and thME66)Le<�he mahe` ezpo6c`vLe an r a s afve�zia cng tenan,tr had;- the bete)c, c� Ica?ion aCeenarttb' to the centeh. 1} t, � , k•, 1 Sa a +V r , -t` � � !t+ tit? r ,�, L,, � t -,r � r s � 5 J - 1jY ry;;. 1 .x 1 " i �, � p.i�t 'Aa to `un qu`eytmz zhe}caaue .c,a'aomeiuha �diaCuZ.3ed above The n to`5-' he ''b{uPdcng away;�nom :the DubP.chYB�vd crite�c.aeetion and T �po v ry z. ';� 6 i t l 0n c�i the bu c ecf cng ;i a what ;makeaa' he un cque°'a ctuatc on t 1Jo e that the tenant 6'n the aouth 'a c de o�'PT ;(A 1) {' geta ;`a'zi gn':�ha�*�aee�i,Doughexft',Road,- (6ame as PT) but aP�so gem a .&fgnkon'-zhe ,Aou h side 'Sac,iAg the'carne :+rrteJc_bec ton, or�ace r1i In lac ' PT ca { deae ncna ed agac►w by any-, bant who+ca '�orc bec►ig :a�jnontae tenant, but;�he 5 l on.'y tenant whoae 6ign,-doa not pLojeetitoyDub� `Btv'd i.' , L 1 s , 1 I• j�:f �} 1.Y rr 'F I t.! 3� ;. It t -�,., i tl r. , 1' •f p t 4 ,\,2 ..j• r 1.,',r 7 f�,.l ti �. r ♦'}VC tiK' ,{.I� CSI• ;sT 2 �• {t a• f Sii•fr,t'I kti�, 1 �'F 4 r�•rS, i '�r r t r`'r� •Y g u UJ ith .'rceapect to the a cgn'�vah c eyrce �on, enana cn°8 8,�B 9, and B=10 the ma.-n , 4tc Lim centest.a�'ahound ie`�lac t:that;'thehe' ahe a pec i.a e c vc ciiYn3 anceb',ne ed ted a r to,rhea e tenantz -on by?hakj4 i,bae c.a`xa.ign r ez oZUAe -6 the -kaii w heap r cki"e`and t {I' •Pr ! p r-.,n. -l` r ig l. r ,1,. , r as zilch ahe'' dep?u ved o ;ptu ui deg e a 'en f o yed by open Henan to .c nh e `v�cc�i ity and ' s II lrunden 'the :cdevLtc.ea.�,zovic.n.g ;C,ea.a6.Cs�,ea�c.on � t �h k �r tr r' , ' I- ` ,' t 'r'7 t y..t 1„f7t• -14 . (.. :.i',� 1 ,T [Y"<n\Sh4l�''t �I � 'i \tTr4 AT:~'\ _ �.� 1 ` t, �„�`, .\ .� , z ,4 '� a,*, rc�tf�� _ ��,��Ir �� M f . r.� .+11t•� d \ 1 '� _j �t!� i`'L t-I T 3 \'. I,1 R � {l1. 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(v.,19���Il.,zi„�•�r rt<r.-c• t, '� ��. vv� �rrl,� :.)„l"_ Douglas"Bradford �A'ssociQtes `i Sa''iµ 3 �f1V25VTt('rd<>}� 't ^'r ,yt;�• .r l5- v.Yr t ,`,y'..f 1t, �.Jb �7k::4 lrr".�. r<f '(, CT 'r T7 9 `- ;1��"fi:;r yy..s{ ,:'f DC'�elOPril�:fl1 r,n: �if.1• �C'�1�, r 1:..r.;,1�r� vV ),.T r:3;r5t, l,:'�a�=S L fF- li i�;;I}}Lz � �?{,'•r A �".t-c S i iC( � YYT � �} `� � F kk. S - r �h '.Z k•Y3 j' (b , } X r ayr. tV/ ✓i%I r,i t ;•r_,.:l.;,t",+fr�,} 1 1 f ,;s4y +.{�.:'_• t 1y l.s i�¢32 "t'J��?�i{r;f,�' t{ ,`�_r_ s� 1 'r +t:C•,,,rt s,.- Y�F,} � n A +rJ�(�ay�r'� ,,G ?i..ut�'� a7,';S r .f ;�i r t , i.:?lµ :AS r� 4 :3 s 1 I �.-:1l<ii 1Si t�•• � r � �a 4a _11r Std � -. / tt 1 rt, :.., .?r. < rr i r X3 �.,T •j(Yt�7i•1 � , � �c� �'a � }'+ .jr ft : 7 X T{L t.� �I.J"l;C-'!h r/y .t�rl 9'+{., .�+ t�.... rfi! �'I�,+t;.N'September, •30,.x.1987 t r..�r .rf Fl � ;k rFS � H(rl r`'>•.I„{I� : (j l= st-' /r, � (:r:( 1{7•v S.r :.y ! _f,tyfJ f y .� t� ff-{ q1A'� ,�} }q�+�.�,: _ .i'r '1 ` r. r r ,+, Yt r�'J. 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(f� r-.a ? >fr� ♦ - t "� ,6500;, lvd ` Suite+D= r r „c 'Dublin" California .94568 r F - 1 F 3 S �2 N,'✓ , ,y ��� , �`t Jk 4� i r ti _ll - t J r '���5+� Vii+,y t r-r{.il. S S ftG:{, _ r f x..'..;25 f ,.:� ,C'.f r. .t-. f.;.i'� '•f iL.. 5r..' f :'J 4 ;0 i k or Autcrotive and Retail Center ;r s.600T� 1 r h h7�1� r - a IrXT Dear•Mr t Tong fl" i t!? w� f}' r ' t, T l ) t � r t r r � �ti t •I t , v.'(t� � � lr`�{ °.I r S 1 .:�i 1 r ;-�' Y �', i} ,ti i f ti L { .: � F -.a r 1 i 1Req6est is hereby made for a sign variance on the above",! referenced`project fora speclficrequestiby{a potential tenantPrecision:2 'who `interifis y. e t " 1 Jto occupy,;a 1 se tr space; in 'Building 'A ` ,This request is for a`•standard ;fascia n'the twestern 30: of<the Buil A si gn ding gn,band facing Sierra f M1 + Lane Under the present'':sign'ordinance; such`.a request would`1e"denied-by r reason .of this sign 'frontage `not being-7 contiguous to the '�tenan' .Tease 7 .. ., I space I :believe this request-is worthy of consideration for the following 'reasons �/ r r arF `� (t_.I �• -Y 1. ,. ��. +�.` er Sign? identiflcatlon,�is erative to this tenants because ccx�nY-wide + , a! �.<. 1 experience +has :shoHm` a;significant amount of sales are > ilse' purchases T and or mental,.identification or,registration':and subsequ fit return within a �shoit perod�'of tune ' ni��uLly because 'this tenant's tune i %oil changing ' , { services.: only}30 minutes to perform ,Therefore,;the original- intent ' ;�{r;was;'to occupy entlre' 100, _of Building A Dougherty frontage toga depth f Hof 30` which♦rn�al�fiedAfor faciarsignage on both Sierra:-,Lane and Doughei�y t- ij I . _;1+ r ,:-♦ > ; r r..>a 5... - f r�.Y I `r� k � +} yr. _ � -; t tl "•- t .: �� , r' t IA Unfortunately, thisalteinative suffers ';frcgi;,the failing that the' enti�e t ., Building A elevation facing Dougherty Road 'ir�uld be service bays open _ >�. t, t Y business,hours, acid athe``rear.lease space would have entrances wYiere �custarers Iwo; d have to .walk :across the-Sierra Lane entry drive to reach ,i t t {T � 1 -..T r ♦. i. - :7 (� -a' r- L r .. rI :4 tenant F entry doors The }aesthetic y and safety tshortcoR ings .of ;this r i talternative are obvious y ,♦ 11 I ` ars �, t , 1 _.t, 1 E. n -t� �' — f y.9 u ;dZ �. c y n., ♦ 1 • t� L , + �- M1 � y 1 77f{,I!' t6 � 9 } � ! t ° ,'With thZS yin'mind, �a tand�n, drive('through bay,layout was adopted ;whereby onlY��'2 .bay tdoors ,faced Dougherty r�Road sand '2>'operied onto the Sierra 'Lane ti s t� ; ttt` �Yentry drive '`t;Unfortunately,` at ;Space A=1 where the tenantuld 'qualify ;for both ?facia`sign` frontages; 'another safety?hazard existed JThe' kiay'door ' entrance',,-to� t 1S ' Space `WdS ' t00��close-, t0 ' ,the',Mdriveway on 'Sie_Z7ar Lane . .;r., tt.t r.7,.`, t S - l4n t r�a !. •._ - - creating a safety concerns ±for>?bothzkentry;tiand`�et �,traffic i utilizing �thi y♦ r ♦rah 1 :', t7 M1 F Fit �. , z'Fti { +. 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''pL�apllrenCe Tong ) 1 �� ��, t `h; �� r�. �` i; "L t emb`• I r rr - 1 -„�r f y r 1 r 1 'i �S r 30, 1987 11 , Y , 1 r r - J 1 ♦ 111 t I t, v -� , } } I t ! 5- ',t r ,, r t 3 7 r� [r1 1 tr !r : 1 all of the functions and duties of a board of zoning adjustment or a zoning administrator in a prescribed portion of the county. (Amended by Stats. 1971, Ch. 462.) Board of appeals 65903. A board of appeals, if one has been created and established by local ordinance, shall hear and determine appeals from the decisions of the board of zoning adjustment or the zoning administrator, as the case may be. Procedures for such appeals shall be as provided by local ordinance. Such board may reverse or affirm, wholly or partly, or may modify the order, requirement, decision or determination appealed from, and may make.such order, requirement, decision, or determination as should be made, and such action shall be final. (Added by Stats'- 1965, Ch. 1880.) Appeals to legislative 6 59 04. If a board of appeals has not been body created and established the local legislative body shall exercise all of the functions and duties of the board of appeals in the sane manner and to the same effect as provided in Section 65903. (Added by Stats. 1965, Ch. 1880.) Public hearing: 65905. (a) Except as otherwise provided by use pernits, this article, a public hearing shall be held on variances, or an application for a variance from the equivalent requirements of a zoning ordinance, an application for a conditional use permit or equivalent development permit, a proposed revocation or modification of a variance or use permit or equivalent development permit, or an appeal from the action taken on any of those applications. (b) Notice of a hearing held pursuant to subdivision (a) shall be given pursuant to Se Repealed and added by Stats. 1984:, Ch. Variances: 65906. Variances fran the terms of the zoning findings ordinances shall be granted only when, because of f C t Ch. the zoning when, because use of the property, , loc lon or t i 0 n f the prop y -, 0 special circumstances applicable to the including size, shape, topography, location or surroundings, the strict application of the zoning ordinance deprives such property of t i privileges enjoyed by other property in the vicinity and under identical zoning classification. Any variance granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privileges inconsistent with the limitations upon other properties in the vicinity and zone in which such property is situated. 119 Awl- [A HMENT e) Enhance the economic value of the community through proper signage and encourage signs which are well designed and pleasing in appearance and to provide incentive and latitude for variety, good design relationship and spacing; f) Provide for vehicular and pedestrian safety by prohibiting or restricting distracting signs. Sec. 8-87.2 DECLARATION OF POLICY. It is recognized that the attractiveness of the community is an important factor of the general welfare of the citizens of the City and that reasonable control of signs is in the public interest. Further recognized is the right and need of each business, or corporation to identify its respective place of business or service and that a need exists to protect public and private investments in buildings and open space. Further, the City intends to exercise its sound judgment and discretion to assure that all approved signs provide effective and attractive identification for persons trying to locate a particular place of business, service or use. Sec. 8-87.10 DEFINITIONS. In this Chapter, unless the context other-wise requires, the following words and phrases are defined and shall be construed as follows: a) A-Frame Sign, Portable Sign, and Sandwich Board Sign. The terms A-Frame Sign, Portable Sign and Sandwich Board Sign shall mean portable sic-:s capable of standing without support or attachment. b) Banner Sign. The term Banner Signn shall mean a temporary si^ composed of light weight, flexible, non-rigid material either enclosed or not enclosed in a rigid frame. c) Business Sign. The term Business Sign shall mean any structure, housing, sign, device, figure, painting, display, message placard, or other contrivance, or any part thereof, which has been designed to advertise, or to provide data - or information in the nature c= advertising, for any of the following purposes: 1) To designate, identify, or indicate the name or business of the owner or occupant of the premises upon which the Business Sign is located. - 2) To advertise the business conducted, services available cr rendered, or the goods produced, sold, or available for sale unon P ropert where the Business Sign has been lawfully erected. d) Community Identification Sign. The term Community Identification Si,- shall mean a Business Sign incorporating information referri::; exclusively to service clubs and/or community slogans. (Communit- Identification Signs are regulated by Section 8-87.60 b) . ) H-2- 7) Neon, bare fluorescent tubes, or incandescent bulbs are not permitted except pursuant to Site Development Review; Sec. 8-87.67 VARIANCE PROCEDURE. a) When practical difficulty, unnecessary hardship, or a result which is inconsistent with the purpose and intent of this Chapter occurs from the strict application of this Chapter, the Planning Director may grant a Variance from the strict application of the standards pertaining to size, height, and/or location of signs regulated by this Chapter in the manner prescribed by this section. No Variance may be granted from the number of Freestanding Sig-is allowed. b) The Zoning Administrator may grant a variance only if he finds that all of the following conditions exist: 1) the Variance authorized does not constitute a grant of a special privilege inconsistent with .the limitations on other properties in the vicinity; , 2) special conditions and extraordinary circumstances apply to the property and do not apply to other properties in the vicinity, so that the strict application of this Chapter deprives the property of rights enjoyed by other properties; 3) the Variance authorized meets the intent and purpose sought to be achieved by the regulations in this Chapter; and 4) the Variance authorized does not adversely affect the orderly development of property and the preservation of property values in the vicinity. c) The grant of a Variance shall specify the factual basis for each required finding. d) If the Zoning Administrator does not find that all of the conditions and standards set forth in Subsection b) of this Section exist, then he shall deny the application.. e) The procedure for application, notice and hearing, for grant or denial, appeal and for administration of a Variance shall be as set forth in Sections 8-93.0 through 8-93.4. Sec. 8-87.70 NON-CONFORMING AND ILLEGAL SIGNS. Sec. 8-87.71 NONCONFORMING SIGNS. -21-