HomeMy WebLinkAbout6.1 Sign Variance Good Guys AGENDA STATEMENT
CITY COUNCIL MEETING DATE: February 8, 1988
SUBJECT: Appeal of the Planning Commission's action
denying PA 87-161 The Good Guys (Applicants)/
Enea Properties Company (Owners) - Sign Location
Variance request, southwest corner of Amador
Plaza Road and Dublin Boulevard.
EXHIBITS ATTACHED: Exhibit A - Draft Resolution Approving PA 87-161
Sign Location Variance Request
Exhibit B - Sign Location Variance Request
Submittals
Background Attachments: 1. January 25, 1988 City Council Agenda
Statement without attachments
RECOMMENDATION: 1 - Open public hearing nd hear Staff
presentation. g
2 - Take testimony from Applicant and the
public.
3 - Question Staff, Applicant and the public.
4 - Close public hearing and deliberate.
5 - Adopt Resolution approving PA 87-161 Sign
Location Variance request (Exhibit A) , or
give direction to Staff and Applicant and
continue the item.
FINANCIAL STATEMENT: No fiscal impact c:: the city is anticipated to
be related to th_:_ project.
DESCRIPTION:
On January 25, 1988, the City Council held a public hearing on PA 87-161
The Good Guys Sign Location Variance application. The Good Guys had requested
a variance to allow a wall sign on the west elevation of Building B in the
Enea Plaza Shopping Center, Amador Plaza Road at Dublin Boulevard. The
application had previously been denied by the Zoning Administrator and the
Planning Commission. The item was being heard by the City Council on appeal
from the Planning Commission's denial. The City Council continued the item
with direction to consider a resolution approving the application.
Staff has prepared a draft resolution approving the application. The
resolution includes positive findings of fact and conditions of approval.
Staff recommends that the City Council adopt the resolution to approve the
variance request.
---------------------------------------------.. -..-----------------------------
COPIES TO: Applicant
Owner
ITEM N0. ,51 File PA 87-161
RESOLUTION NO. - 88
A RESOLUTION OF THE DUBLIN CITY COUNCIL
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APPROVING PA 87-161
THE GOOD GUYS (APPLICANTS)/ENEA PROPERTIES COMPANY (OWNERS)
SIGN LOCATION VARIANCE REQUEST;
SOUTHWEST CORNER OF DUBLIN BOULEVARD AND AMADOR PLAZA ROAD
WHEREAS, Gregg Steele, on behalf of The Good Guys, Inc. , has filed
an application for a Sign Location Variance from Sections 8-87.33 and 8-87.10
p) and s) of the City's Zoning Ordinance to allow construction of a Wall-
mounted Business Sign which is not located on the Primary or Secondary
Building Frontage of the retail space which it is 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 December 1, 1987; 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 denial of the
Variance application; and
WHEREAS, after hearing and considering all said reports,
recommendations and testimony, the Zoning Admini strator denied the Sign
Location Variance request; and
WHEREAS, on December 4, 1987, Gregg Steele, representing The Good
Guys, Inc. (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 request; and
WHEREAS, after hearing and considering all said reports,
recommendations and testimony, the Planning Commission upheld the Zoning
Administrator's action denying the Sign Location Variance request; and
WHEREAS, on January 5, 1988, Gregg Steele, representing The Good
Guys, Inc. (Applicant) , filed an appeal of the Planning Commission's action;
and
WHEREAS, the City Council held a public hearing on said appeal on
January 25 and February 8, 1988; and
WHEREAS, proper notice of said hearing was given in all respects
as required by law; and
WHEREAS, a Staff Report was submitted on January 25, 1988,
recommending that the City Council uphold the Planning Commission's action and
deny the Sign Location Variance request; and
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ul,
PSAFT Resbw-n O4
WHEREAS, the City Council directed Staff to draft a resolution
approving the variance request; and
WHEREAS, the City Council hear-d 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 are special conditions and extraordinary circumstances that apply
to the property and do not apply to other properties in the vicinity so
that the strict application of the sign regulations deprive the property
of rights enjoyed by other properties. The applicant is a major tenant
occupying at least 15,000+ square feet of space in the southern portion
of Building B of the Enea Plaza Shopping Center. The major tenant space
is located near the intersection of Amador Plaza Road and Dublin
Boulevard in a Planned Development District but is not visible from
Dublin Boulevard. The property and the building are long and narrow,
with the narrow portion fronting on Dublin Boulevard.
B. The variance does not constitute a grant of special privilege
inconsistent with the limitations on other properties in the vicinity.
Major tenants within Planned Development Districts typically have
attractive and effective identification from major adjacent roadways.
C. The variance meets the intent and purpose of the sign regulations by
providing attractive and effective identification to the business.
D. The variance does not adversely affect the orderly development of
property and the.preservation of property values. The property will be
developed in an orderly manner and property values will be preserved.
BE IT FURTHER RESOLVED THAT THE City Council does hereby overturn
the Planning Commission's action of January 4, 1988, and does hereby grant
Sign Location Variance PA 87-161 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 a building permit or establishment of the
proposed
land use activity, and shall be subject to Planning Department review and
approval.
1. The wall-mounted signs proposed to identify "The Good Guys" in the
southern portion of Building B in the Enea Plaza Shopping Center shall
be developed substantially in conformance with the plans prepared by
Ralph Goodell and Associates, entitled "Enea Plaza Phase 1: Retail
Shops and Restaurants, Scheme B, November 6, 1987, " consisting of a
single sheet dated received November 12, 1987, and in compliance with
the Conditions of Approval.
The sign structures shall comply with the following dimensional
restrictions:
a) Maximum sign letter or component height m 32 inches.
b) Maximum overall sign height m 40 inches.
c) Maximum sign length v 22 feet.
2. The colors and materials of the signs and architectural treatment shall
be subject to review and approval of the Planning Director.
3. Building permits for these signs and the architectural treatment shall
be secured by February 8, 1989, or this variance approval shall be void.
4. This variance approval shall be limited to "The Good Guys" use of at
least 15,000 square feet of tenant space in the southern portion of
Building B in the Enea Plaza Shopping Center as specified in the
-2-
application materials. Any use by The Good Guys, or by any other party,
in a manner not specified in the application materials shall void this
variance approval.
PASSED, APPROVED AND ADOPTED this 8th day of February, 1988. ,
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
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AGENDA STATEMENT
CITY COUNCIL MEETING DATE: January 25, 1988
SUBJECT: Appeal••of the.Planning Commission's January 4, _
1988, action denying PA 87-161 The Good Guys
(Applicants)/Enea Properties Company (Owners) -
Sign Location Variance request, southwest corner
of Amador Plaza Road and Dublin Boulevard.
EXHIBITS ATTACHED: Exhibit A' - Draft Resolution Denying the Sign
Location Variance•Request Submittal
under PA 87-161
Exhibit B - Sign Location Variance Request _
Submittals
Background Attachments: 1. ' Zoning Map
2. Applicant's Written Statement (submitted
with Application on November 12, 1987)
3. Site Photos
4. Letter of November 25, 1987, from Patrick
Costello, President, Crown Chevrolet
(adjoining Property Owner)
5. Section 8-87.10 p) and s) Definitions for
- Primary and Secondary Building Frontages
-6. December 1, 1987, Zoning Administrator
Staff Report (without Attachments)
7. Minutes from December 1, 1987, Zoning
Administrator Meeting.
8. Zoning Administrator Resolution
r No. 10 - 87
9. Appeal Letter dated received December 4,
1987, from Gregg Steele, The Good Guys,
Inc.
10. Notice of Appeal dated December 8, 1987
11. January 4, 1988, Planning Staff Report
(without Attachments)
12. Minutes from January 4, 1988, Planning
Commission Meeting.
13. Planning Commission Resolution No. 88-001
14. Appeal Letter dated received January 5,
1988, from Gregg Steele, The Good Guys,
Inc.
15. Notice of Appeal dated January 7, 1988
16. . Supplemental Application Materials
submitted by Applicant at January 4, 1988,
Planning Commission Meeting
RECOMMENDATION: 1 - Open public hearing and hear Staff
presentation.
2 - Take testimony from Applicant and the
public'.
3 - Question Staff, Applicant and the public.
4 Close public hearing and deliberate.
5 - Adopt Resolution upholding the Planning
Commission's action to deny Sign Location .
Variance request PA 87-161 (Exhibit A) , or
give direction to Staff and Applicant and
continue the item.
FINANCIAL STATEMENT: No fiscal impact on the city is .anticipated to .
be related to this project.
------------
ACHMEN�
ITEM NO
� ..•,ct .y H:3Arar. ?_� i1ii 1 �+ +'a3�Jdr�lta it `•1•k, r• 7C Y a � ~ti a .i ... .�. .t
4• :. r'b.?^a� i)�"ir�.':��i�� [i-<' _ +-.f= +,a.�." ` ' •� _tom s ?'.-t�� ,,, 1 _ t - t i L'aT-l�T -a
a.? � �'-'�•,{r 3:.ir"*�'+-.1•i�.-.y .rn�''�t,`{�+rf2'^r��Ce �Y••.i°r` �u, �s'. � �f� Yl+ �,'p_ ! ��..y r 4 may` lxv t c..
I, 'ANALYSIS
The subject property is the partially occupied 5.8+ acre Enea Plaza
. Shopping Center. This center is currently under development as a three
building - 42,000 square foot center (under approvals granted for PA 86-051
and PA 87-018) . The sign which has prompted the subject application involves
_ signage proposed for The Good Guys, Inc. tenant space in Building B. -
Building B is currently under construction and will be built as a
20,000+ square foot single-story structure. The Good Guys outlet is proposed
to occupy the southerly 15,000+ square feet on that structure, establishing
them as the largest single tenant in the center. Building B is being built
with a one-foot + setback from the westerly property boundary. • This entire
building elevation, totaling over 300 feet in length, is not entitled to .
receive Wall-mounted Signs under the City's Sign Ordinance Regulations. That
building elevation does not qualify as either a Primary or Secondary Building
Frontage (see Attachment 5) .
The Applicant's Written Statement indicates that the proposed tenant
space for The Good Guys outlet would qualify. for an aggregate total of 208.9+
square feet of Wall Signage (assumes that a Site Development Review permit
could be approved to yield 108 aggregate sign coverage on the Primary Building
Frontage and 7 1/28 sign coverage on the Secondary Building Frontage. The
Applicants submitted two possible sign schemes. The first scheme detailed
what could theoretically be allowed through a Site Development Review permit
(five Wall Signs spread across the north, east, and south building
elevations) . The second scheme, the Applicant's preferred scheme, would drop
the sign proposed for the south building elevation, while adding a sign to the
west building elevation. The sign proposed on the west building elevation
triggers the Sign Location Variance.request. The Applicant indicates that
under the second scheme, the total aggregate area of Wall Signage proposed
would be less than the total which could be theoretically allowed through the
Site Development Review process.
It should be noted that both schemes indicate use of 40" high letters.
At the December 1, 1987, Zoning Administrator meeting, the Applicants stated
that their intent was to observe the 32" maximum letter height standard
previously approved by the City for this center.
Under the second scheme, the Applicants propose to add an "architectural
dimension" to Building B's west elevation in the vicinity of the proposed Wall
Sign. Under that scheme, the Applicants propose to offer to supply 45+ linear
feet of brick facing which would match the 60+ linear feet of brick facing
which will be supplied at the northernmost portion of Building B's west
building elevation.
Even without approval of the proposed non-contiguous Wall-mounted Sign,
The Good Guys proposed tenant space would have Wall Signs which would be
visible from both a major arterial roadway (Dublin Boulevard - westbound
traffic) and an arterial street (Amador Plaza Road) .
The* Applicant's situation is no different than that of several other
retail uses in the City which have "blacks" or "sides" that do not qualify for
signage. Examples of this situation include Sattler's and the other retail
tenants in the KB Enterprise shopping center which have their backs facing the
Great Western building. Additional examples are the shops in the Amador Plaza
Shopping Center (such as Togos and Supercuts) which are interior tenant spaces
in a building set perpendicular to Amador Plaza Road. These businesses, and
others, have not been allowed to establish signs where they do not qualify for
signage.
Prior to granting a Variance, three affirmative findings of fact must be
made. The Zoning Administrator's determination at the December 1, '1987,
hearing on the three findings was as follows:
FINDING A:,
A. That there are special circumstances including size, shape, topography,
location or surroundings, applicable to the property which deprive the
property of privileges enjoyed by other property in the vicinity under
the identical zoning classification.
-2-
STAFF RESPONSE:
There are no special circumstances related to size, shape, topography,
location or surroundings of The Good Guys proposed tenant space or
Building B of the Enea Plaza Shopping Center which would warrant
granting a Sign Location Variance, in that the visibility of the subject
tenant space is commensurate with others within the immediate vicinity
and zone, given Building B's visual relationship to a major arterial
roadway (Dublin Boulevard) and collector street (Amador Plaza Road) .
FINDING B .
B. That the granting of the application will not constitute a grant of
special privileges inconsistent with the limitations upon other
properties in the vicinity and zone. .
STAFF RESPONSE:
There is nothing unique or special regarding the size, shape or topo-
graphy of the proposed Tenant Space or .Building B which would preclude
the Applicant from maintaining a strict compliance with the locational
requirements for Wall Signs (i.e. , placement of signage on the Primary
and Secondary Frontages will yield parity with other properties in the
vicinity and Zone) . The granting of this Variance would constitute a
special privilege and may set an inappropriate precedent for similar,
future Sign Location Variance requests.
FINDING C
C. That the granting of the application will not be detrimental to persons
or property in the neighborhood or to the public welfare.
STAFF RESPONSE:
The granting of this Sign Location Variance would not be detrimental to
persons or property in that establishing The Good Guys Wall Sign would
create signage of a uniform design of that proposed for the remainder of
Building B.
After receiving testimony from Staff and the Applicant, and after making
the above stated determinations' on the required findings, the Planning
Commission denied the Sign Location Variance request.
The Applicant subsequently filed an appeal of the Planning Commission's
action (see Attachment #14).
Staff recommends the City Council reaffirm the Planning Commission's
action on the request, denying the Sign Location Variance request.
II. RECOMMENDATIONS
Based on the above Staff Report, and the previous reports prepared
respectively for the Planning Commission (Attachment #12) and the Zoning
Administrator (Attachment #6) pertaining to this request, Staff recommends
that the City Council adopt a Resolution upholding the Planning Commission's
action denying Sign Location Variance request PA 87-161.
-3-