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HomeMy WebLinkAbout6.2 Appeal Sign Variance Good Guys 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) - Siin 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 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. ------------------------------------------------------------------------------ COPIES TO: Applicant Owner ITEM NO. File PA 87-161 i 1 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 10% aggregate sign coverage on the Primary Building Frontage and 7 1/2% 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 "backs" 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- 1 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) . I FINDING B B. That the granting of the application will not constitute a grant of g special privileges inconsistent with the limitations upon other properties in the vicinity and zone. _ STAFF RESPONSE: i There is nothing unique or special regarding the size, shape or topo- graphy of the proposed Tenant Space or .Building B which would preclude i the Applicant from maintaining a strict compliance with the locational o 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- RESOLUTION NO. - 88 A RESOLUTION OF THE DUBLIN CITY COUNCIL ------------------------------------------------------------------------------ - UPHOLDING THE DUBLIN PLANNING COMMISSION'S ACTION DENYING 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 Administrator 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, 1988; and WHEREAS, proper notice of said 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's 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; 4 NOW, THEREFORE, BE IT RESOLVED THAT THE City Council does hereby find that: A. ' There are no special circumstances related to size, shape, topography, location or surroundings of The Good Guys 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) . B. There is nothing unique or special regarding the size, shape or topo- graphy of the proposed Good Guys Tenant Space or Building B which would preclude the Applicants from maintaining a strict compliance with the locational requirements for Wall Signs. The granting of this Variance would constitute a special privilege and may set an inappropriate precedent for similar, future Variance requests. C. The granting of this Sign Location Variance would not be detrimental to persons or property in that establishing The Good Guys proposed Wall Sign would create signage of a uniform design and location of that proposed for the remainder of Building A. BE IT FURTHER RESOLVED THAT THE City Council does hereby uphold the Planning Commission's action of January 4, 1988, and does hereby deny Sign Location Variance PA 87-161. PASSED, APPROVED AND ADOPTED this 25th day of January, 1988. AYES: NOES: ABSENT: Mayor ATTEST: City Clerk -2- ek;LA'AEC. rDE.T^,IL ; T•-TEMPFREl7 6kJ�a-+ •jai '4 'Ik 1 'rl ,/--AO7 L+ 1 C • A7r lo k'. '•' Y' 1,,.1 Ir pis vA •.t.', . ��JwJJ `� �. ;Yr '"'•:1;i ;, ,. I *i9k F1:�T..6L�CYLD;'Tl:a'.' - .,• " •'' �.Gr.1JET * i, ��.�;;_.•�• �. ,;,��'+. — ,,, ',:.1 .; �t •,o. ••I '•'�, It/, •1�''';ry 'i '�: ',/.' .L4;tiJR.�f° ¢=.`9•EHIIJDT. 'i:'•' •-�� � - i '.. •%:!� I)F_ '., 1 Jr, .'1�7 u•��ir1\, '!; 1, ,•i •';, '•�� '! o,}'�' .�,f •jt �. t,•, r....•.,. 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U 1•i 1 ••• M• ` ` 3 ` M-1 - O%Vw*- CIly 9F DUBLIN � — '�r,,,� �., I11 f,�, •, r, x is ' • • ,•r � r ,, i .atc cast r, 'I,I• •, rr r `• • ffl , is�� `, ..•..- SHEET Ices I RECEIVED. SIGN PROPOSAL FOR THE GOOD GUYS! 11V I $2 1 Z�/ ENEA PLAZA DUBLIN PLANNINQ Dublin, California THE GOOD GUYS ! are applying for a sign variance based on their need for visibility from vehicivlar. traffic traveling East on Dublin Boulevard, which is critical for the viatility of this site. Enea Plaza is situated in such a way that visibility from Dublin Boulevard is significantly r.:cre important to a retailer than visibility frog Amador Plaza Road. THE GOOD GUYS! are convinced that without prover signage on the I•lest Elevation, we would be denied the consurner recognition enjoyed by ether retailers on Dublin Boulevard and other rain thoroughfares in the City of Dublin. I Obviously, proper signage directly relates to the success of a COOD GUYS ! store in terms of increased sales volume, which in turn benefits the City cf Dublin. Additionally, we would be creatinc approximately 30 to 40 new jot opportunities. The calculations for signace are based on a 15 ,000 scuare foot store which makes THE GOOD GUYS ! the larGeEt tenant in the Shopping Center. As an anchor tenant the size cf the store allows mere sianace than may be neEded. Ever. with the variance granted there wil-1 be fewer signs than if the space were leased to several smaller tenants. According to the sign ordinance, we are permitted to have a max.i:rur cf 208.9 sq. ft. of signage on the East Elevation, whic:: is 10% of the sign area of the primary tuildir.c frontage and a naxirurn, of 67.50 scuare feet of sicr.ace total on the North ar.d South elevations, which is 7.5� cf the sicn area of t^e secordary tuildinc frontaces. Plan. A illustrates five separate signs which represents the nur.ber and scuare footage permitted within: the parameters of the Sign Ordinance. In. Plan E , we are proposing twc signs on cur crir.ary building frontace (East Elevation.) r.•easurinc 2.5 ' x 27' each. Since we are utilizing only 135 sq. ft. of the rr:axinur- 208.9 =c. ft. permitter , we propose an additional sign, en the Nest Elevation Ii easur i-a 2.5' x 2i'. also , we crcpose it cur cost, `ti E' addit ?cr of some architectural Q1rP_rsior on the West Elevation consistent' with the existing design of the center ; the benefit to the City and public is a rore attractive appearance than :ghat exists. s (Contd . . ) Lm' TTACHMENT 4#4 C4$Wr 1 With regard to secondary building frontages, we propose one sign measuring 2.5 ' r. 27 ' on the North Elevation which meets the recuirement of 7.50 of the sign area of the secondary building frontages. Plan B , consequently, illustrates THE . GOOD GUYS , signage proposal which requests a total of only four signs instead of the five shown in Plan B. This also represents less sign square footage than allowed by the sign ordinance. Enea Plaza Shopping Center has been built to take advantage of the desirable exposure and high-traffic count on Dublin Blvd., not Amador Plaza Road. However, due to the location of our space within this building, we are denied that exposure unless signage is allowed on the Pest Elevation. THE GOOD GUY ! Greaa teele Vice President of Real Estate DO. #37 THE GOOD GUYS! ENEA PLAZA B .A. SEAM -!�• Air' �`'��S q� C�• „rv` P/ � sN t`", FIRE STA. �`�• x k( - 1 oU©UN O ♦ ti �,FBE c� c� I R• PUauc U8 Y �.9 -d s�f.� �Q? `� kSe(�RCatq I�r .o AP(f Bf L DU&sr H SAY 4 � • ''1w _J f �'rDU • LIMIT RECEIVED. DUBLIN p�p111�'.t`iv gy ATwl"ACHMEN­l Sire PftoTns I PHola KE& � ' 7544 DUBLIN BLVD, 5933 DOUGHERTY RD. DUBLIN, CALIFORNIA 94568 VV DUBLIN,CALIFORNIA 94562 PHONE(415)822.6500 PHONE(415)829.8600 CHEVROLET/ ISUZU P.O. BOX 2010. DUBLIN,CA 94568 November 25, 1987 Lawrence L. Tong Planning Director City of Dublin Development Service P.O. Box 2340 Dublin, CA 94568 RE: PA87-161/ The Good Guys/Enea Plaza Dear Mr. Tong, Crown Chevrolet opposes any sign on the Southwest Wall facing the Chevrolet Display Lot; namely, "The Good Guys" sign, and per my conversation with Kevin Daily, possibly the "Wallpapers To Go" sign also. Crown Chevrolet feels it would be detrimental to Crown Chevrolet Business Operation and a distraction from normal business conducted on the said lot. Granting of the application will constitute a grant of special privileges inconsistent with the limitations upon other properties in the immediate vicinity. Sincerely, .fir-=�• � L j y Patrick Costello President Crown Chevrolet NOV PC/jek THE CRO�VN OF EXCELLENCE a A CHU TI-A a MM 1 , n) Off-Site Advertising Sign. The term Off-Site Advertising Sign shall mean any lettered or pictorial matter or device which advertises or informs about a business organization or event, goods, products, services or uses, not available on the"property upon . which the sign is located and does not . include Special Easement Signs,-Directional Tract Signs or Community Identification Signs. - o) Open House Sign. The term Open House Sign shall mean a portable sign used in connection with the sale of real property. (Open House Signs are regulated by Section 8-87.50 t).) [other Primary Building Frontage. The term Primary Building Frontage shall mean the width of the projection of a business building onto a single stra ght.,�ine...,.chosen,.by_ .the.:es.tablishment with concurrence "f ofti i"'�`"""''° Planning Director, to be the Primary Building Frontage and shall be normally parallel to a lot line or street. A Primary Building Frontage line must lie in a roadway or public open space area such as a private street, an open plaza or square or an auto parking area. A business may have only one Primary Building Frontage. Any sign area accrued and authorized by a Primary Building Frontage may not be attached to any building frontage. _ q) Projecting Sign. The term Projecting Sign shall mean a Business Sign attached to a wall in such a manner that the face of the sign is not parallel to the wall to which it is attached. " (Projecting signs are regulated by Section 8-87.33.) r) Roof Line. The term Roof Line shall mean the top edge of the roof or top of the parapet, whichever forms the top line of the building silhouette. s) Secondary Building Frontage. The term Secondary Building Frontage shall mean the width of the projection of a business building onto a single straight line which is either perpendicular to or parallel to the Primary Building Frontage line. A 'Secondary Building Frontage line must lie in a roadway or. public open space area such as a private street, an open plaza or square or an auto parking area. A business may have a maximum of two Secondary Building Frontages. Any sign area accrued and authorized by one Secondary Building Frontage may not be attached to any other building frontage. t) Service Station Sign Display Structure. The term Service Station Sig Display Structure shall mean" an on-site identification Business Sig that serves to identify the name and general type of service station it adjoins. u) Service Station Price Sign. The term Service Station Price Sign shall mean a sign indicating gasoline prices and available services. (Service Station Price Signs are regulated by Section 8-87.50 k).) v) Shopping Center Master Identification "Sign. The term Shopping Center Master Identification Siz-i shall mean a Business Sign for shopping center identification for use by shopping centers with a minimum of ten separate tenants: (Ord. No. 6-87, Janua:-)- 1987] ' -4- - vim AOTTACHMENI , �►8,�O'�Q�t�117�C�'rT70� � �."�'�r�1.=�°/�l�il��;tiVC�" ,�• %R f / ''�'"j',(� .%'' i - r fit•,l 074 , l5' •' `+t�;' .r !vs"(r 1� . �rpl��' � � ! ! r• Syr. f'i`'�� i 1. �, /! ?,7.1 ,r! �r}N.. r d �' /( i. t / � ✓ �s lqd RCCA��if��•/`� :/ r n-s / .r.. �i�:.;+ r �<,(.�fs.�..k77.ftYy,� 1 � ++' ;' a•-/J ♦ /- r 's � /y�y,'��'t � r %: ;,_,,t; �r%:''s�:�•f,(yl,��rz''; CITY-OP'DUBLIN , .'. � ! /L•/ 1 rIJ/ 17 M'71 �MJ;'/ ,,,�•N 7/�•r, •JM' •• � �r, r ( � - +1 !4 'r.,;✓Y r.-' ✓,, >".J r tiJ !3?JJ!' ,iJ M'++ /.'d � , + I 1,.. �,..a:�a•:i _+. •�l ,;! r ;+�� rji !h 'x5✓ail {r rf �� >AG��ENDA�STATEMENT/STAFF REPORT , 'j am+ ?, '•�f;' � J I Jr 1•«,lJ ill``t,�+ !L !r v,��,�r ! ;�'�i �!' ,p�f 1,�53 ` ",?.r 'Meeting?Date; December 1, 1987 9;30,a;m, J^ Y r�•+jUi r4{J'If!•r :l'r r',r,cf/C//-'fY«'i'df',d.te7o''t wo 'Z rr.• /3,i tf •tywf,("1 r r•. .X. J..4�. ? J ,+/d•L fs ►;n' J•l1,r/i t�/'.r�JLI{y+r_/ ';' / a;,/:�f•!��•R L }1rl �,f�,'fy" r• ! 6 �•i'. V,�! �u� F;`y � r.Zoning Adaainistratoi _- N.,1.. .,4:.;,71. rr.•:.frf=%'•�, ri,,a, "'d, r,.,i �� ,J,�+ly lC!^!� ;.�"' N ,� '✓.!v:: -:-fir<r: •-.Jv:°;• 11•,,•„i':^��:,.'�.•t y S.�;t.,�;_,.”:r Planning Staff t-�j;.. :1t%Jr;=r�/ FROM:•:,::�.,, •i- a•, r� �,1p... ti'+'',-, r .s,�,,:r..r;� .A; �ri ".�•-v: �•'„ :.f/ •'.�' !.":j1;.�y.->•l�IL.y,,�'�'-� %.eel;�nL!��/���{'j�' t.l , .c •-x„/��y/�nA�.%1;.�:�; '�/-•�'r ::i�, '.i•��)ry ... rijt "dL° �!S$'CTlcro�l/A fit, SUBJECT:^ s,,r: s:,:ti=_� ;., :'4x YA 87-161-The-GoodRGugs:(APPlicants)/Enea'� ''Properties Comparry`(Owners)�=FSign'`Location Variance.'re uest _ :_W..,<y-•:; q ;*southwest-corner 'of Amador `�. -- r r. -n~- r: • =��°` Plaza Road:'and• ►- �.-„ ,,,�... �. ::.✓',.•:IeI tJ.r4:.ifli:i✓..•��r•i•.y•/^-.i.���w.+✓.a:•i''.i:1�•i •Pl Dublin-Boulevard. t: . �. �•�-�.,.::':�.. •;y.� j' '.-,, r• t is _ .f...-*i ^ f, ..r,,t. •-�--.,. .a.'•f.- _- �.•-Yr!�.Fr:: :%S!oY•r.':f!4 t>''. .�' ��F .a - '�- .-ti.. �. !”.+;='.. ' -.r' ...i.•'1�� +r• L,.J.'r8f r,� ��lt/y.� r'Z' �+' r � / x ry,7.��'/�j% -:i'J�._i ':. t:.,y f' �'r:l !rj•':; r'r L. 't> --7a• .ra• y .Y.`e-!�!{� '�'^.�?Y.r-» 1 GENERAL INFORMATION: ,• 'ti•. ..n..-._.L . , . .. � :��.*# FTr,�e ^ }� '�- _ . ^•':. •:.i' - -ti:ry.��, �'t--. _ •:i,•1'i,YZ`vai^�Lk:"�•fi,.✓ '�R' �~f+ `Mi.i.' � i'r � .cr :�•: `_="i�".. - 'f sT.'.-`i`.i;.• ..! 'T. s`Y : .: 'r � '.l 6VSi •Location.Variance;request 15to.establish PROJECT: p� r t..t'/u L/.yy�;;, •d-*3:..q+rs.•:+err-„T..w7t �p cre LY��-��i e�--s.s•� :v-+�•."'r..i:.:i•. �, •�� _ '.,; , ”; `, :Wall-mounted,Business Sign whichis'�rotlocated = "� <'.: 1• v :1. r c ,r .'!r'%r`?i •`f�:J .rh.:4fiYr'a:,y:.s;•-•r :i•✓a:rur440—i�-•'•.riA +6a.µ� -.•n,>:,,;.-... �/ ..try!y _ _ '•v'�: ti,Y' �..,� �.! '•�?:.bi':,c4'15> it J' r i 'T a`P unary or Secondary;Building:Fronta a..o i'.•�e'a. .-' :2'f:>�`i g lL � .k. 7yy"S�.s>Y.-�Z_-1 r. •f}'/T.s. =.T...•�1::..t the retail-s ace` proposed - whichat;is _to - - -:'S:•' :I-vI'C= -.�-_: - �i�f--`v r�i .yr���l •h a. ./•A�.•.,- �4, �...,a•,mow:>•� :} - dente s. �y r -J • C - + z - 4c T SY X• S .{ "y.::'✓��.. fit '�rY 9. - .. ...... Ti'S =a:.►�.� �- •I�_ ._+?-.-,.,Y'•, -air• :-r�-, _ - 1� af' -,_=,_The•-. •G s Inc: .REPRESENTATIVE: ,_uy_. �,,,.�..n. {� - Attn. {:Gre Steele>.� 7'-;•�-- . . ;.:- - _ .gg •r, Y r f.a - • t i4zsr� .1649.Adrian:Road rte: 7 p-., .. - .J .�r'y'.i.• .n✓rC .�-'i?+ice �j...-aJ"•- .�r :- r_ _ . urlin�am .CA B e •94010 - - - • - - - '_ __ ___ f TRY_ Y_..r ;?r '�Pi ^.•I�� • _ OWNERS REPRESENTATIVE: Enea Properties�.Company Attn., =:Robert Enea 6670 -Amador•Plaza Road - Dublin, CA . 94568 PROPERTY AND Southwest Corner of Amador Plaza Road ZONING: and Dublin Boulevard Zoning:- PD, Planned Development District (APN: ` '941-1500-40) SURROUNDING LAND USE AND ZONING: North: C-1,`.Retail Business District and C-2, General Commercial District - Mixed retail uses- and an'automobile dealership. : . _ East: PD, Planned Development District - Remainder of Enea Plaza Shopping Center and a theater.complex. : :: South: ..PD,"-Planned Development District ,- :Vacant�portion'of Enea Properties % ..Company holding. - West: C-2 General Commercial District - Automobile 'dealership: ;:•tee;- .�,�*.L�Y- _ _ -•: APPLICABLE REGULATIONS: }''; ;- Section 8-87,33 a) of the Zoning Ordinance:estiblishes'maximum dimensional criteria for Wall Signs, ' .The.Criteria esttAlishes specific . ; dimensions for the Primary and Secondary.Frontages of ; `e projection of 'the business building they identify. Sections .8=.87.10'p);,ai s),4Definitions for Primary and Secondary Building Frontages; establish:that:sign;area accrued and . •authorized by one frontage may not'be attached;to'any.;other building:frontage; ----------------------------- ,':.,r; � •r�:{"•�•:•:iC. :tia� -,1-�c-fi--`l--:.'--:rw• ­7 - ° • a%.:COPIES-..TO: °.Applicsnts A EN T T-,A-,,C H M ; � .G 1.-•" .t ,t � r Section 8-93,0 (Variance) indicates that the strict terms of the Zoning Ordinance may be varied in specific cases upon affirmative findings of fact upon each of the following three requirements; a) That there are special circumstances including size, shape, •topo- graphy, 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, 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, c)-:<,:, JThat�the,granting.,of..the; app.l3cation.will not-be,;detr�imeiital::to= persons or property in the neighborhood or to the public welfare, Section 8-93.1 - .4 establishes the procedures, required action and effective date for granting or denying a .Variance, and indicates the granting of a Variance shall be subject to conditions, limitations and guarantees. ENVIRONMENTAL REVIEW: Categorically Exempt NOTIFICATION: ' Public Notice of the December 1, 1987,'hearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS: The 5.8+ acre property is partially occupied by the western portion of the 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 87-019) . The sign which has prompted the subject application involves signage proposed for The Good Guys 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 the structure, and would be the largest single tenant in the center. Building B has been built with a one (1)-foot + setback from the westerly property boundary. This entire building elevation, totaling over 300 feet in length, is'not entitled to receive wall- mounted signage under the City's Sign Ordinance Regulations, as the elevation. does not qualify as either a Primary or Secondary Building Frontage. The Applicant's Written Statement indicates that the proposed tenant space for The Good Guys outlet would qualify for 208.9+ square feet of wall signs (assumes Site Development Review approval to achieve 10% primary building frontage coverage and 7 1/2% secondary building frontage coverage) . The Applicants have submitted two possible sign schemes. The first scheme shows what would theoretically be allowed under the Sign Ordinance Regulations (five signs spread across the north, east, and south building elevations) . The second scheme, the Applicant's preferred scheme, drops the sign from the south building elevation, while adding a sign to the west building elevation.. The sign proposed on the'west building elevation triggered the Sign Location Variance request. The Applicant indicates that under the second scheme, the total aggregate area of signage proposed would be less than the theoretical total which would be allowed under the City's Sign Ordinance Regulations. N, It should be noted that both schemes detail use of 40" high letters; which has not been approved to date by the City. Background Attachment 3 reflects the City approvals granted to a previously-submitted sign program for both The Good Guys outlet and the Pier 1 Imports outlet, which limited the maximum letter height to 30", -2- The Applicants are proposing to add "some architectural dimension" to Building B's west elevation in the vicinity of the proposed wall sign by offering to supply 45+ linear feet of brick column "skin" which would match the 60+ linear feet of treatment 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-Mounted Signs which would be visible from both a major arterial roadway (Dublin Boulevard) and an arterial street (Amador Plaza Road), On a separate but related item, it must-be noted that a building permit for tenant improvements for The Good Guys outlet cannot be given Zoning xeleas.e.-until., heCondi ons;Qf;Approyal�,fzom the-ED;'.-Tlanried D"evelo merit-=% ��-=�:•�=� -- ' - Rezoning covering the site are complied with; Specifically, Condition #5 c and d of PA 87-018 requires that the Developers enter into a recorded agreement embodying the PD Rezoning Conditions requiring dedication and construction of the segment of the proposed-road which passes through the southern portion of the subject property (roadway will ultimately provide a new roadway link between Regional Street and Amador Plaza Road, parallel to Dublin Boulevard), s To date, the Developers of the center (the Enea Properties Company) have not complied with this requirement. Prior to granting a Variance, three affirmative findings of fact must be made. Staff's response to the mandatory findings are 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. 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 p�ecedent for similar, future Sign Location Variance requests. FINDING C i. z -3 C. That the granting of the application will not be detrimental to persons or property in the neighborhood or to the public welfare, 3 - -3- 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. , .,�., Staff recommends denial of the Applicant's*Sign-Location Variance' request in that an affirmative response to�all -three-findings-, f fact cannot be made. - -` ,: ':�;" - •; ; RECOMMENDATION: FORMAT: 1) Open public bearing 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) Consider and act on a Draft Resolution which denies the Sign Location Variance request, or give Staff and Applicant . direction and continue the matter.: '': ACTION: Staff recommends the Zoning Administrator adopt attached Resolution A, which denies the Sign Location Variance request. ATTACHMENTS: - Exhibit A - Draft Resolution Denyng the Sign%Location Variance Request submitted under PA 87-161 Exhibit B - Sign Location Variance Request Submittals Background Attachments: = 1. Zoning Map 2. Applicant's Written Statement 3. Previous approval on sign submittal for The Good Guys and Pier 1 Imports 4. Letter from Patrick Costello, President, Crown Chevrolet -4- ;� • '.1•''' `Y..•\.-\. qty • ..'•�w: ,,♦,•...�.• �.. . , •1 a1 .•� r l: Y ., •I , .,. .. •.: tiffs. +'io-1+''`f l.;.ri ,,tai s r r r: r Zoning Administrator Meeting 'December 1;' 1987 _ A meeting of the City of Dublin Zoning Administrator was held on December 1, 1987, in the Conference Room, City of Dublin Office, 6500 Dublin Boulevard, Suite 101. The meeting was called to order at 9:35 a.m.-by Laurence Tong, Zoning Administrator, _ ROLL CALL , PRESENT: Laurence Tong, Planning.Director/Zoning Administrator, and Kevin J. :. ,.Gailey,. Senior Planner.,. PUBLIC HEARING SUBJECT: PA 87-161 The Good Guys (Apvlicants)/Enea Proverties Company (Owners) - Sign Location Variance 'request southwest corner of - Amador Plaza Road and Dublin Boulevard. 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 and described the two sign schemes submitted by the Applicant for the proposed The Good Guys tenant space. He indicated that the Staff Report recommended that the Sign Location Variance request be denied as the required Findings of Fact could not apparently be met for the request (no special circumstances present - approval would grant a special privilege to the ` Applicant) . Mr. Gregg Steele, with The Good Guys, Inc. , stated his concern that without the proposed Wall-mounted Business Sign on the western elevation of Building B, _ their proposed tenant space would have no direct visibility as viewed by eastbound traffic on Dublin Boulevard, and only skewed visibility as viewed by westbound traffic on Dublin Boulevard. He stated that visibility of si�cna=e from Amador Plaza Road was of less i^portance to the si=bject tenant space.V Mr. Steele cited several locations within the City waere existing signage would appear to provide com^ercial/retail tenants with signage comparable to that requested by their Variance application. Those locations cited included: Grand Auto Homestead Savings Clothestime Toys R Us The Wherehouse Oshman's Linens Unlimited Kinney Shoes Wendy's Mr. Steele indicated that while the west building elevation is not technically a primary or secondary frontage, it will be perceived by the public's eye as a frontage. Mr. Steele indicated that the application materials incorrectly cited a 40" letter height for some of the proposed signs. He indicated that the previously approved letter height (32") was acceptable to The Good Guys, Inc. Regular Meeting `_:`I-1 December 1, 1937 a 'I r7 Oil ATTACHMEN It 1' r _ rAw nS A7-& , 1/ 1 �MI'/M/f(LMJ '•1,' :S'1'I �•L""l1fx41191 JX'X!, r , 1 •„ j/ r' ,..�.i 1" / f =/t.��i% �✓..•/l��j r •/I/! /./j��' i �:?i. .s /.i./.� ' '.r Ji'/7.rl�r� ,w / �J.r'/1 r. ti M G J f// � I' •� / +!, i•'� 1P. /;• �' l j (i i/ zesponse to an inquiry from Mr, Steel f curse the'Property dis d Prop y obligation to comply with Condition #5,of .the PD Rezoning"covering the ..(PA 87-018 dealing with the future 'road planned parallel to Boulevard) ,,..�,..,'=�. '• .=•' .,'�/r;l:-:3 fs�::*,. Ky rl:;{,/wil r.y •s:•: ��.',.1. fir.�t :rL. ! 'i;'1„1 ,!. :}�.,..../N'i1 i/' r/' 1-r` . .•r:f.. 41, '1. ,., C.S" •�:.-:'7,/ ••r'�,s .t/"::.1�l.''j,..i.'r... •l�..Y/ i�.' - •ii - ,, '/.• .. '/' .�%,' '- �'Ju• _ .. . :?.:;,: ,/, :j fr!'i+':�..j1a.. - �- Mr;' Steele indicated that the approval or disapproval f the • ...,• "'' `r` ." pproval o requested westezn '- I",J1" elevation 'sign would be critical in The Good Guys.decision on whether• "locate in the subject Shopping Center," -'.• ;•; or not.to Mr. Tong indicated for the irecord that a letter in'oppositto the proposed Variance had been received from Patrick Costello, 'President of the adjoining Crown Chevrolet Automobile Dealership. - - - -- - - Mr. Tong closed the public hearing and summarized the Findings'of Fact required for ap affirmative action on a Variance. 'Mr. Tong indicated his concurrence with the Staff Report, and stated that two of the three required Findings of Fact could not be made. - Mr. Tong denied the Variance. request.",'.' RESOLUTION NO. 10 - 87 DENYING PA 87-161 THE GOOD GUYS, INC.`(APPLICANTS ENEA PROPERTIES COMPANY (OWtr'ERS) - SIGN LOCATION VARIANCE REQUEST, SOUTHWEST COPUNER OF AHADOR PLAZA ROAD AND DUBLIN BOULEVARD - ADJOURNMENT There being no other business, the meeting was adjourned at 10:15 a.m. Respectfully submitted, I Planning Direct6r ATTEST: nn Kevin J�, GAiley Senior Pranner Regular Meeting ZV1-2 g g _ . December 1, 1987 i RESOLUTION.NO, 10 - 87 " A RESOLUTION OF THE DUBLIN ZONING ADMINISTRATOR DENYING PA 87-161 THE GOOD .GUYS (APPLICANTS)/ : ENEA PROPERTIES COMPANY (OWNERS) - SIGN LOCATION VARIANCE REQUEST, SOUTHWEST CORNER OF DUBLIN BOULEVARD AND AHADOR PLAZA ROAD WHEREAS, Gregg Steele, on behalf of The Good Guys, Inc,, has filed an application for a Sign Location Variance' from Sections 8 47,33 and 8-87.10 p). and s) ,of;the City's. Zoning..Ordinance,;to allcw.c qca:Wa1L= .'^: •onst "= 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, the Zoning Administrator heard and considered all said , reports, recommendations and testimony as hereinabove set forth; 'NOV, THwREFORE, BE IT RESOLVED THAT the Dublin Zoning Administrator does hereby find that: : A. There are no special circumstances related to size, shape, topograu_c+ , location or surroundings of The Good Guys tenant space or Building B of a_- the Enea Plaza Shopping Center which would vrant granting a Sig: Location Variance, in that the visibility of the subject tenant space is commensurate with others within the immediate vicinity and zone, give_:: Building B's visual relationship to a major arterial road:ray (Dublin Boulevard) and collector street (Amador Plaza Road). B. There is nothing unique or special regarding the size, shape or touo_ graphy of the proposed Good Guys Tenant Soace or Building B which would preclude the Applicants from maintaining a strict compliance with the locational requirements for Wall Signs. The granting of this Variance would constitute a special privilege and may set an inappropriate precedent for similar, future Variance requests. C. The granting of this Sign Location Variance would not be detrimental to persons or property in that establishing The Good Guys proposed Wall Sign would create signage of a uniform design and location of that proposed for the remainder of Building A. BE 1T FURTHER RESOLVED THAT THE Zoning Administrator does hereby deny Sign Location Variance PA 87-161. PASSED, APPROVED AND ADOPTED this 1st day 0 R cember, 19S7, Zoning Administra�o ATTEST: r� Senio Plan er N V /VO� -� CORPORATE OFFICES • 1649 ADRIAN ROAD • BURLINGAME•CALIFORNIA • 94010 • (4 15)259.5240 DEC December 1, 1987 Mr. Larry Tong THE CITY OF DUBLIN PLANNING DEPARTMENT 6500 Dublin Blvd. , Suite D Dublin, CA 94568 RE : ENEA PLAZA-, BUILDING B SOUTHWEST CORNER OF AMADOR PLAZA ROAD AND DUBLIN BOULEVARD Dear Mr. Tong: ` THE GOOD GUYS ! wish to appeal to the Planning Commission the decision to reject our Sign Location Variance Request by the Zoning Administrator on December 1, 1987. We believe there are special circumstances including size, shape, topography, location and surroundings , applicable to the property, which deny the property of privileges enjoyed by others in the vicinty and that granting this application will not constitute a grant of special privileges. Sincerely, THE GOOD GUY S1 AA Gregg teele Vice President of Real Estate DJOA37 AOTTACHM�Lril ti CITY OF DUBLIN..-.- _ Development Services. ' - t 9anninHoning 829.4916 P.O. Box 2340 Building &Safety 829-0822 .Dublin, CA 94568 NOTICE OF APPEAL Engineering/Public Works 829-4927 . Date: December 8, 1987 V • Re, Planning Application #; PA 87-161 The Good Guys/Enea Plaza Shopping Center . Project Description: Sign Location Variance request to establish a Wall- mounted Business Sign which is not located on a Primary or Secondary Building Frontage of the retail space which it is proposed to identify. Finance Control #: N/A Project/Site Address: Southwest Corner Amador Plaza Rd. & Dublin Blvd. Assessor Parcel Number(s): 941-150040 Applicant: The Good Guys, Inc. . Attn.: Gregg Steel 1649 Adrian Road Burlingame, CA 94010 Owner/Representative: Enea Properties Co: Attn. : Robert Enea _ 6670 Amador Plaza Road Dublin, CA 94568 Dear Applicant: The decision of the Zoning Administrator on December 1, 1987, regarding the above referenced Planning Application has been appealed. The appeal of your project will be taken up by the Plannizg Commission in the near._ future. You will be notified in advance of the date and location of the hearing. if you have any questions, please feel free to contact Kevin Gailey, tie Project Planner, or me, at 829-4916. Sincerely, Laurence L. Tong Planning Director LLT/KJG/ao ATTACHMENT A10 r/6 e F CITY OF DUBLIN AGENDA STATEMENT/STAFF REPORT Meeting Date: January 4, 198 - 9:30 a.m. TO: Planning Commission FR014: Planning Staff SUBJECT: Appeal of the Administrator's action denying PA 87-0161 The Good Guys (Applicants)/ Enea Properties Company (Owners) - Sign Location Variance Request, southwest corner of Amador Plaza Road and Dublin Boulevard. GENERAL INFORMATION: PROJECT: Appeal of the Zoning Administrator's December 1, 1987, action denying PA 87-161 - The Good Guys (Applicants)/Enea Properties Company (Owners) Sign Location Variance request to establish a Wall-mounted Business Sign which is not located on a Primary or Secondary Building Frontage of the retail space which it is proposed to identify. APPLICANTS/ The Good Guys, Inc. REPRESENTATIVE: Attn. : Gregg Steele 1649 Adrian Road Burlingame, CA 94010 OWNERS/ Enea Properties Company REPRESENTATIVE: Attn. : Robert Enea 6670 Amador Plaza Road - Dublin, CA 94568 PROPERTY AND Southwest Corner of Am- ador Plaza Road ZONING: and Dublin Boulevard Zoning: PD, Planned Development District (APN: 941-1500-40) SURROUNDING LAND USE North: C-1, Retail Business District and C-2, AND ZONING: General Commercial District - Mixed retail uses and an automobile dealership. East: PD, Planned Development District - Remainder of Enea Plaza Shopping Center and a theater complex. South: PD, Planned Development District - Vacant portion of Enea Properties Company holding. West: C-2 General Commercial District - Automobile dealership. APPLICABLE REGULkTIONS: Section 8-87.33 a) of the Zoning Ordinance establishes maximum dimensional criteria for Wall Sims. The criteria establishes specific dimensions for the Primary and Secondary Frontages of the projection of the business building they identify. Sections 8-87.10 p) '' nd s) , Definitions for Primary and Secondary Building Frontages, establish that sign area accrued and authori'ed by one frontage may not be attached to any other building frontage. ------------------------------------------------------------------------------ COPIES TO: Applicants .Owners f PA 87-161 SPA 57-051 ITEM NO. PA 87-01S J- f-10 SST �Wvxr_ v Section 8-93.0 (Variance) indicates that the strict terms of the .Zoning Ordinance may be varied in specific cases upon affirmative findings of fact . upon each of the following three requirements: 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.' ..' 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. .. c) That -the grk n;ing of thq-4pplictation,vill not be detrimental to-persons or property in the neighborhood or to the public welfare. Section 8-93.1 - .4 establishes the procedures, required action and effective date for granting or d'enying a Variance, and indicates the granting of a Variance shall be subject to conditions, limitations and guarantees. ENVIRONMENTAL REVIEW: Categorically Exempt NOTIFICATION: Public Notice of the January 4, 1988, bearing was published in The Herald, mailed to adjacent property owners, and posted in public buildings. ANALYSIS-: The 5.8+ acre property is partially occupied by the western portion of the 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 the structure, establishing them as the largest single tenant in the center. Building B has been built with a one (1)-foot + setback from the westerly property boundary. This entire building elevation, totaling over 300 feet in length, is not entitled to receive wall-mounted signage under the City's Sign Ordinance Regulations, as the elevation does not qualify as either a Primary or Secondary Building Frontage (see Attachment 6) . 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 Site Development Review approval to achieve 10% Primary Building Frontage and 7 ;1/2% sign coverage on the Secondary Building Frontage. The Applicants have submitted two possible sign schemes. The first scheme detailed what would theoretically be allowed under the Sign Ordinance Regulations (five Wall Signs spread across the north, east, and south building elevations) . The second scheme, the Applicant's preferred scheme, drops the sign proposed for the south building elevation, while adding 0 a sign to the west building elevation. The sign proposed on the west building elevation triggered 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 under the City's Sign Ordinance Regulations. It should be noted that both schemes detail use'P f 40" high letters, which has not been approved to date by the City. Background Attachment 3 reflects the City approvals granted to a previously-submitted sign program for both The Good Guys outlet and the Pier 1 Imports outlet, which limited the maximum letter height to 32". At the December 1, 1987, Zoning Administrator meeting, the Applicants stated that their intent was to observe the 32" maximum letter height standard. .2- The Applicants are proposing to add an "architectural dimension" to Building B's west elevation in the vicinity of the proposed Wall Sign. Under the second scheme, the Applicant's 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-mounted 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 _whioh have "backs". 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. 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. -3- 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 finding, the Zoning Administrator denied the Sign Location Variance request. The Applicant subsequently filed an appeal of the Zoning Administrator's action (see Attachment #10) . Within the appeal letter, the Applicant provides .., :rebuttal .to...the,,findings made.,by.the..Zoning Administrator—at-the••December-A; 1987, meeting. Staff recommends the Planning Commission reaffirm the Zoning Administra- tor's action on the request, denying the Sign Location Variance request. RECOMMENDATION: FORMAT: 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) Consider and act on a Draft Resolution upholding the Zoning Administrator's December 1, 1987, action denying the Sign Location Variance request, or give Staff and Applicant direction and continue the matter. 'ACTION: Staff recommends the Planning Commission adopt the attached Resolution upholding the Zoning Administrator's December 1, 1987, action denying the Sign Location Variance request submitted under PA 87-161. ATTACHMENTS: Exhibit A - Draft Resolution Denying the Sign Location Variance Request submitted under PA 87-161 Exhibit B - Sign Location Variance Request Submittals Background Attachments: 1. Zoning Map 2. Applicant's Written Statement 3. Site Photos 4. Previous approval on sign submittal for The Good Guys and Pier 1 Imports 5. Letter from Patrick Costello, President, Crown Chevrolet (adjoining Property 0;.•ner) 6. Section 8-87.10 p) and s) Definitions for Primary and Secondary Building Frontages 7. December 1, 1987, Zoning Administrator Staff Report (without Attachments) S. Minutes from December 1, 1957, Zonin; administrator Zieeting. 9. Zoning Administrator Resolution No. 10 - 87 10. Appeal Letter dated received December 4, 19S7, from Gregg Steele, The Good Guys, Inc, X, 11. Notice of Appeal -4 } ' ..-w..._.... ....t. �, .n. ,. ...•. .. .r. .:vr'.. mil.. sis:N:,.Lsc,'i:.a. ..;.+✓ r 4.1>.7:.;r.. r. .._.. .4.... ..a.,,....�., - PUBLIC HEARINGS Mr, Gailey requested that the order of the public bearing items be reversed as _ neither the Applicant or the Representative for PA 87-140 Amador Automotive Center Sign Location Variance Requests, Item 8,1, had not yet arrived, The Commissioners concurred with Mr. Gailey's request, SUBJECT: Appeal of Zoning Administrator's December 1, 1987, action denying PA 87-161 The Good Guys (Applicants)/Enea Properties Company (Owners) Sign Location Variance request. Cm. Barnes opened the public hearing and called for the Staff Report. Mr. Gailey discussed the process undertaken by the City in the development of the Sign Ordinance Regulations which were adopted approximately two years ago. Mr. Gailey indicated that the proposed Good Guys tenant space would be on the western portion of the Enea Plaza Shopping Center. He said the sign which prompted the subject application involves proposed signage at the western elevation of The Good Guys, Inc, tenant space (Building B of the Center) . He advised that the entire western building 'elevation of Building B is not entitled to receive wall-mounted signage under the City's Sign Ordinance Regulations as the elevation does not qualify as either a Primary or Secondary Building Frontage. Mr. Gailey advised that the Applicant had submitted two possible sign schemes. He said the first one (which proposed that five Wall Signs be spread across the north, east and south elevations.) could theoretically be allowed under the Sign Ordinance Regulations. He indicated that the second scheme eliminated the sign proposed for the south building elevation, while adding a sign to the west building elevation. He said the sign proposed on the west building elevation triggered the Sign Location Variance request. Mr. Gailey stated that the Zoning Administrator denied the Applicant's request at a hearing on December 1, 1987, as the three mandatory findings of fact required for approval of a Variance request could not be met. He referred to Staff's responses to the three findings as outlined in the Staff Report dated January 4, 1988, and said Staff continued to recommend denial of the Variance request. Gregg Steele, Vice President of Real Estate, distributed a 1987 Annual Report for The Good Guys, Inc. , in addition to a brochure prepared for Enea Plaza which included a summary of the Variance request and information and photographs related to other shopping center signage within the City of Dublin. He said The Good Guys would be occupying a major tenant space and that signage for their retail store would be critical. He said they could not merely rely on shopping center signage to direct customers to The Good Guys. Mr., Steele indicated that the signage proposed for the westerly building elevation was necessary for identification of their tenant space by east-bound traffic on Dublin Boulevard, Regarding the mandatory findings of fact, he said he did not think there could be any question regarding Finding #1, that a Regular Meeting PCM-8-2 January 4, 1988 ATTACHMAntN 1- 45- ._pro . ., ,. .. •' .:. � ,. � �,� y. .. �i�s f t'1 1F,r rw���rF.ut y l!r r �u;;i. � letl k / 3 l T. sTf rf S ...., ... ., ,... .. ..,. us v:5. it e-......n .clr.r i:C � i ,jZ r:� r �.lJ r-•-•t��fu-� 1.. '/ �h:4:�`:•.SsS ye ?....,...., ., .. special circumstance would exist as there would not be any visibility of The Good Guys traveling east on Dublin Boulevard. Regarding Finding #2, Mr. Steele said that no Directory Sign would be utilized for the subject property and that if the Variance request were approved, it would only grant _ parity with other retailers in the area, and therefore would not constitute a - grant of a special privilege. He said he. concurred with Staff's conclusion regarding Finding #3, that the granting of the application would not be detrimental to persons or property in the neighborhood or to the public ' welfare. Mr. Steele questioned the purpose of the Zoning Ordinance. - He said he thought it was adopted for the purpose of creating a tasteful way of informing customers of available retail shops. Mr. Steele advised that if the Variance request was approved, The Good Guys would make architectural improvements to the building's west elevation by supplying a brick facing which would match the facing proposed for the northernmost portion of the western building elevation. He showed a color rendering of the appearance of the proposed structure. Pat Costello, Dealer and President of Crown Chevrolet, referred to his letter dated November 27, 1987, which indicated his previous objections to the proposed western Wall Sign. He said he rescinded his letter and objections, and stated he was in favor of the more decorative wall The Good Guys would supply if the sign was authorized. Mr. Costello requested that consideration be given to placing the proposed signs (including the signs for Wallpapers-to-Go and for The God Guys) on the northerly corner of the building. He stated that he was strongly opposed to the white stucco wall originally proposed by the Developer. Robert Enea, Representative, said that the proposed project is different from others in the City in that no Directory Sign would be utilized for the center. As a result, he said the tenants would not have the same visibility from Dublin Boulevard as other tenants do in centers which have Directory Signs. In response to an inquiry by Cm. Zika, Mr. Enea indicated that no Directory Sign was proposed as a result of direction from City Staff. He said the proposed Monument Sign would identify the entire center, which encompasses approximately 24 acres, as a business park. Cm. Zika inquired whether or not it would be possible to modify the Monument Sign, making it a Directory Sign instead. Mr. Enea responded that direction concerning that suggestion would have to be provided by City Staff. He pointed out that The Good Guys were still considering other locations for their store, and that he hoped the City of Dublin would meet their criteria as they would be good tenants and would compliment the City of Dublin. Mr. Gailey referred to the pamphlet distributed by Mr. Steele regarding the Enea project, and advised that Staff had not had an opportunity to review the information contained within it. He discussed the mechanics involved with updating the Sign Ordinance Regulations, and said the process was a very lengthy one. He advised that when the original Ordinance was adopted, it was Regular Meeting PCM-8-3 January 4, 1988 . t. a�1,:3 tr ,. ytl'! ro w j:] Y' 'MN q'�'P,iv��+„�}��+^'�.'H �'a''v f3 &y1•,. ' �l.r!�1YF I't �t'rekr .�i�? r rr r •ryY +14N�, va.'� � I'.�1t } r iw...u.:'t�,r(� T�['f.r .t^rv.�f.�fi4� oG:7✓� R� t .7�� 1.•�1..�/�3 4it'c r .4v','gi ,+,,.�.i� � ,�'1a �`!' K � i a r ; r •r f M Ali comparatively non-restrictive and utilized most features of the old County regulations. He said the City Council authorized an extensive sign survey which was undertaken prior to the adoption of the current:Sign Ordinance Regulations. He said following the adoption of the regulations,-notification of illegal signs was provided to property owners and tenants 'throughout the City, and a large number of those signs have been brought into compliance. He said a number of signs which were previously considered legal had been made non-conforming and that an amortization period/process was developed during which time those signs would have to either be removed or modified to comply with the current regulations, or the public hearing process will have to be pursued through the submittal of a Variance application, Mr. Gailey referred to two of the examples shown in the photos supplied *by The Good Guys, the TransAmerican Title Building and Orchard Shopping Center, and - explained they had Wall-mounted Signs on a location not contiguous to the tenant space. He said those signs would be-considered non-conforming. He referred to Amador Plaza Shopping Center and the Woodworks sign ' for which a Conditional Use Permit had been secured for a Special Easement Sign. Mr. Gailey emphasized that since the adoption of the new Zoning Ordinance regulations, no example was available of how a request similar to The Good Guys application would be handled. He said The Good Guys application, as well as the application to be heard for the Amador Automotive Center, would be the first test of the Sign Ordinance Regulations for that type of sign. Mr. Tong stated that the three findings of fact outlined in the Staff Report dated January 4, 1988, must be met in order for the Variance request to be granted. He said that Staff would recommend that the first two findings could not be met based on the information presented. Cm. Barnes closed the public hearing. In response to an inquiry by Cm. Burnham, Mr. Gailey referred to the summary contained within the January 4, 1988, Staff Report related to Primary and Secondary Frontages. Mr. Tong referred to the excerpt from the Zoning Ordinance, Exhibit 6, which specifically defined Primary and Secondary Building Frontages. Mr. Gailey advised the Commissioners that if affirmative action was taken on the subject application, a precedent might be established for future similar applications. Mr. Costello requested again that if signage was permitted, it be established at the end of the building. Cm. Mack said she thought the proposed architectural changes would be an improvement over the blank wall. Cm. Barnes agreed that the blank wall was unattractive. Cm. Burnham asked if the sign would be permitted if it were placed in a different location. Regular Meeting PCM-8-4 January 4, 1988 My" t•• 1�1+s i 1,•ilr„.�` li lr:. �°t •,,,h Tt rW t u ` a' �Z p.�t.Nxt. Y ,,r. rpgs; _..., x. .,. .: ...........x ..,,,«a,- -.. ,.131+ ..,Ayu "!�!«•.�: i ''iML,..1+:i +.yi4. ''r W. '�..rdfwT"if . 'yam "t s • ' • �, 1 S it �}� � � 1 Mr, Gailey responded that it would not be on a frontage and Would not comply with the Ordinance. He said no signs could be established on'the west building elevation of Building B and be compatible with'the Sign Ordi nance Regulations. On motion by Cm. Zika, seconded by Cm. Mack, and by a four-to-one vote (Cm. Burnham opposed) , a Resolution was adopted upholding the Zoning Administrator's action denying PA 87-161 Variance application. *,`;. RESOLUTION NO. 88 001 UPHOLDING THE ZONING ADMINISTRATOR'S ACTION DENYING.PA'`87-161 THE GOOD GUYS (APPLICANTS)/ENEA PROPERTIES COMPANY (OWNERS) - SIGN LOCATION VARIANCE REQUEST, SOUTHWEST CORNER OF DUBLIN BOULEVARD AND AMADOR PLAZA ROAD' SUBJECT: Appeal of Zoning Administrator's November 24, 1987, action denying PA 87-140 Amador Automotive Center - Sign 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 Secondary frontages. Mr. Gailey advised that the subject 2.8+ acre parcel was being developed as a three-building, 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 Building 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 that all three of the mandatory findings of fact could not be made. Casey Cummings, 2500 Old Crow Canyon Road, San Ramon, said his business, Precision Tune, would occupy approximately one-half of the tenant space in the tenant space identified as Space A-3. He indicated that he desired to place signage 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 PCM-8-5 January 4, 1988 t eti t ♦ �..•y}gsLlp�•� � L'S, t' .� ' �a •.'•\'t' A��s t.. ,`ra�•'♦ 1r J � •`ro��e�1n °. ay a Lt ',t, " 1.t � t• �- ,µ � t�`�(`,$�1�.�,iv�'1��.� k`1�ti1�',C�. SfC,,'F 1�1R _ Fe�, a�~;;i- " i ate-,. - ..,�.:C. .: 4`',s:'�•.. �nA't.: a �-ia-�:��•�:� :!� •�t.. :a�a'ti \�rr�'� t?},"xx'C;�t�� ��41��#����� �_ _�vl�,.�� ^�i. 'RESOLUTION NO. 88 001 A RESOLUTION OF THE DUBLIN PLANNING COMMISSION ----------------------------------.-------------------------------------------- UPHOLDING THE ZONING ADMINISTRATOR'S ACTION DENYING 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 ;r ..,applicat.ion..,foz:;a.,Sign,_I cation 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 Administrator 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, 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 that the Planning Commission uphold the Zoning Administrator's action and deny the Sign Location Variance request; and WHEREAS, the Planning Commission heard and considered all said reports, recommendations and testimony as hereinabove set forth; NOW, THEREFORE, BE IT RESOLVED THAT THE Planning Commission does hereby find that; A. There are no special circumstances related to size, shape, topography, location or surroundings of The Good Guys 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) , i B. There is nothing unique or special regarding the size, shape or topo- graphy of the proposed Good Guys Tenant Space or Building B which would preclude the Applicants from maintaining a strict compliance with the locational requirements for Wall Signs, The granting of this Variance would constitute a special privilege and may set an inappropriate precedent for similar, future Variance requests ° a arm in Htl3 Nt- 'A owo 88 . 001 ,. • _ .. •, .., :_ r• of `N�A.t ✓f ��yi���d��.1�/V�.y. .a.vt�t�n^7 i . �.5 ar-:l+°�. h( �/.rte 'rf °�♦) t s v t ' // fix � ryrf / C. The granting of this Sign Location Variance^would not be °detrimental to persons or property in that establishing The Good Guys proposed Wall ': =~ Sign would create signage of a uniform design' ind location of that proposed for the remainder of Bui lding BE IT FURTHER RESOLVED THAT THE Planning Commission does hereby deny Sign Location Variance PA 87-161. ` PASSED, APPROVED AND ADOPTED.".this 4th day of January,J988. '~:- AYES: Commissioners Barnes, Mack,-' Tempel and Zika NOES: Commissioner Burnham ABSENT: .None Planning Commission Chairperson ATT T: Planning Director c ! ! CORPORATE OFFICES 1649 ADRIAN ROAD BURLINGAME, CALIFORNIA • 94010 • (415) 259.5200 RE :CEIY. ED JAN 7 133 January 5 , 1988 DUBLIN PLANNING Mr. Larry Tong THE CITY OF DUBLIN PLANNING DEPARTMENT 6500 Dublin Blvd. , Suite D Dubl ir", CA 94568 RE: ENEA PLAZA, BUILDING E SOUTHWEST CORNER AMADOR PLAZA ROAD AND DUBLIN BOULEVARD Dear Mr . Tong : THE GOOD GUYS! wish to appeal to the City Council the decision_ to reject our Sign Location Variance Rec_cest by the Planning Cornm.ission on January 4 , 1988. [•;e believe there are special circumstances including size, share, tepocrapry , location" and surrourcincs , applicable to the property, which ceny the precerty of privileces ?njcyed by ethers in the vicinity are that granting this application will net constitute a grant of special privileces . Sincerely, THE COOD GUYS! Greg' `teele Vice Presicent of Real Estate EoE . r21 ATTACHMEN . - l f Vr6 kZYJN �N�i3�.i` 4�a ef;.�-.A t,:�'.L.rsf✓'-�.u., i�.7YA,.fy ;t'L,.% CITY OF DUBLIN Development Services Planning/Zoning .829-4916 P.O. Box 2340 Building & Safety ..829-0322 Dublin, CA 94568 NOTICE OF APPEAL Engineering/Public Works 829-4927 Date: January 1988 Re. -Planning Application #: PA 87-161 The Good Guys/Enea Plaza Shopping Center Pro j ec.t. Description:..,__.;_.._ _ :S.ign .Location•Variance,.request--to-establish .a Wall-:---- - mounted Business Sign which is"'not located on a Primary or Secondary Building Frontage of the retail . space which it is proposed to identify. Finance Control #: N/A Project/Site Address: Southwest Corner Amador Plaza Rd. & Dublin Blvd. Assessor Parcel Number(s) : 941-1500-40 Applicant: The Good Guys, Inc. , Attn. : Gregg Steele 1649 Adrian Road Burlingame, CA 94010 Owner/Representative: Enea Properties Co. Attn. : Robert Enea 6670 Amador Plaza Road Dublin, CA' 94568 Dear Applicant: The decision of the Planning Commission on January 4, 1988, regarding the above referenced Planning Application has been appealed. The appeal of your project will be taken up by the City Council in the near future. You will be notified in advance of the date.and location of the hearing. If you have any questions, please feel free to contact Kevin Gailev, the Project Planner, or me, at 829-4916. - Sincerely, Laurence L. Tong Planning Director LLT/KJG/ao cc: Appellant(s) ATTACHMENT �;, ��f • � .. Y .. '.Sir S Vs(15 -r`, a r a e o 0 0 o e e e UK- .tea . ;P.11 Nt a4 C002 rot iy '11 A:tv A RETAIL SHOPPING CENTER • `: AND A GREAT DEAU MORE z DUBLIN, CALEWR M ic .•��b t 3 ts'r a wt; w INTERSTATE 680 PARCEL'S' f�9 �o i R PLAZA ROAD PARCEL ICI (F- _ _ F = _I VIII"11 E NE i PLAZA i A twenty-three acre master planned development consisting of 84,000 square feet of office space, a six-plex movie theater and 36,000 square feet of prime retail space. Future development plans of Enea Plaza include a Hotel/Restaurant complex and additional office and retail space. Strategically located at the junction of Interstate The Dublin retail market is a strong one for home 580 and 680, on the City of Dublin's main artery, appliance, furnishings, building materials, garden Dublin Boulevard. Enea Plaza is in the heart of one supplies, automotive and auto parts stores. Of the of the fastest growing communities along the segmented markets, Mervyns. Target stores, I-680 corridor. It is a prime location for retail Montgomery Ward, Payless, Circuit City and large growth, having high visibility and easy accessibility auto dealerships dominate the market and are in from all directions. close proximity to Enea Plaza. ( There are already more than 56,000 residents Enea Plaza features approximately 36,000 square within a three mile radius of the site. The current feet of prime retail space within two multi-tenant average income per household is over $45,000. buildings. In general, all spaces will have store Enea Plaza is supported by several residental fronts, cement slab floors, painted restrooms, developments in the immediate area which feature suspended acoustical tile ceilings with recessed homes in the $200,000+ range. More than 2,000 light fixtures. An air conditioning and heating residential units have been proposed within a system are provided along with a minimum 100 three mile radius of the site and are projected to amp power panel and electrical distribution. Each be developed over the next three years. retail store %will have its own utility meters. Excellent signage will be available, subject to government approval. i S V u .�,il3`L'�.:�:=w14 'it'2� . 'e r,�rr,ir.''T'I.+A_ nrtr � t �.. • ., ` - Enea Properties Company EPC ~ 6670 Amador Plaza Rd. Dublin, CA 94568 Enea Properties Company (415) 828-1700 r • December 31, 1987 Eddie Joe Mack Vice-Chairperson 7000 Ann Arbor Way Dublin, CA 94568 RE: PA 87-161 Goodguys Sign Location Variance Dear Commissioner: Please find enclosed a brief summary of our sign variance request. (; We have done some preliminary research on other tenant signs located in the immediate retail trade area and have found, as I hope you will, that our request for a sign variance would not constitute a granting of special privileges inconsistent with the limitations upon other properties in the vicinity and zone. We feel that Enea Plaza Shopping Center is unique and that there are special circumstances (regarding size, layout and visibility) which warrant the Planning Commission granting this variance request. Those reasons are as follows: No Tenant Directory Sign - Enea Plaza Shopping Center is unique in the sense that it will not have a tenant directory sign located on Dublin Blvd. The planning staff has viewed the corners of Amador Plaza Road and Dublin Blvd. , as the entrance to the entire 22 acre development and has insisted that we build a monument sign with a waterfall identifying the entire development (Enea Plaza) . Therefore, tenants C' located in Building "B" are not visible from traffic heading east on Dublin Blvd. Furthermore, the other centers that the planning staff mentions in their findings (K & B center and Amador Plaza) both have tenant directories on the frontage streets that they are located on. C, Thus, tenants located in those centers do have sign identity on-a main street visible to traffic heading in either direction. Adjacent Property owners - after subsequent conversations with Pat Costello of Crown Chevrolet about the proposed sign variance, he has agreed (after being made aware of the proposed added architectural treatment) that the proposed sign would not be detrimental to his business. No warranty or representation,express or implied,is made as to the accuracy a the information contained herein,and same is submitted subject to errors,omissions,changes of price,rental or other conditions,withdrawal without notice,and to any special listing conditions,imposed by the principals. • Y ..fit''•�'• n:�:�`u•':--.- t� • ti • r, -Page 2 - Eddie Joe Mack Strong Regional Tenant for the City of Dublin - The Goodguys are a publicly traded company with approximately 22' stores r, in northern California. They are extremely successful catering to a solid customer base and are highly visible because of the tremendous amount of advertising they do on a weekly basis. Their tenancy in Enea Plaza would compliment the other new retail tenants in Dublin and would help to attract other national and regional tenants to the city. The Goodguys would create jobs as well as generating significant sales tax dollars for the city. In short, The Goodguys would help improve Dublin' s image among the surrounding communities as a desirable retail market thus attracting more shoppers and generating more activity for existing businesses in Dublin. In conclusion, we feel that the granting of this sign variance would not be detrimental to neighboring property owners and would not constitute a granting of a special privilege to The Goodguys. Thank you for your time and consideration. ( Sincerely, T*4-U--umc. Robert S. Enea i; RSE/mn kL L' (a t f .. t 111n1 t Location: Corner of San Ramon Road/ Amador Valley Road r off Premise Tenant Signs: Transamerica, Gloria' s Cleaners, Pip Printing Comment: Violation of the City of Dublin' s sign ordinance which prohibits a sign for advertising purposes not contiguous with the comamercial service spaces which they are proposed to identify. Note: This center does have tenant directory sign on Amador Valley Road. I i N IMP lz IF a if ' n- C C C c W. • RESIDE rh ift i 1 ,t 1 i Location: Orchard Shopping Center Regional Drive Off Premise Tenant Signs: �• H & R Block, Bagel Store, j ' Lawrence Gallerys I Comment: Violation of the City of Dublin sign ordinance which prohibits a sign for advertising purposes not contiguous with the commercial service spaces which they are proposed to identifv. Note: It should also be noted that the Orchard Shopping Centez- does have a tenant directory sign located on Regional Street giving sign identity to those tenants that are less visible because cf. their location in the center. fi _ •.;� -•. ,ydw is, n,���,,� xt i! f� - a n g z n r , Sf ,T�'�• �•:'i f'f J'j}��1 s.r4�°'�a:a K' 'S.r` y'�'1.� t`ir.y j1' ,:/���`.'il'�a�,i'r(.1"�r �t�'`i)�n� lyJ�•,�c ,���',ry,�.*s m O `fi r• �`-L s'' ! 7 7 7 - �.u�i� �+t te,,.-'•S f yet, .,. --� ._ - V 01 7 7-77-. •it • u cz N 1T r V m m a � -�.-:r• 1i I I 11 1 I 1 1 1� 1 1 _ �; — ..tic .' A.,.1 is' r•..._<: ..°�:_ • 1 .110 •. � 1 • Location: Amador Plaza Shopping Center Amador Plaza Road J I ` Off Premise Tenant Sign: Wells Interior, Woodworks Sign on Rear Side of Building: Supercuts (not primary cr secondary signage) Comments: violation of the City of Dublin' s sign ordinance which prohibits a sign for advertising purposes not contiguous with the commercial service space which they are proposed to identify. Supercuts sign on rear side of building is in violation of the sign ordinance as that side of the building is not primary or secondary in nature. Note: Amador Plaza Shopping Center does have a tenant directory sign giving adequate tenant signage for traffic heading south on Amador Plaza Road. J.-u-.:= _ 1 v . _._ _ .f ���� ..� ./rte . '-� ,, •d d>h. .N- fir+ ✓' r�`a �i/y. `'#'s�?r...,y. •.Y y _ 7- a.rr.F�. .. ./r�;y j .,,r a � f rye c+=_.�f f = w.P,�re.�i'G%i~� y c y-� `r � i) _ 1•� J,Y; �'Ln:;. ,L?'f'G�`..�Z`�''*'��p`C�%� �i`+� "�.�'t�.v{�"�'L f,Y +. T F j ?- •<rY.. tr•=a_�s�.1.4'C..n�tiT.y�..�sJY Fv'.- nl .I n f ;.x ;c .`�y:! u mil-_ 't k.K.. 'J;?�.Z:`: � 4••{ x•..r. :�>:L.... •.�._.�,;R± !^f - t•` r ` _� � Jai.'. T�' [ � ..lY � � �• �� 2y 1.: 7.-t� C y • t ,�XSlp NZ �,,'�i :Z •._; 7, °a. �;'' `� \y:f �- ass 'r3 y'F'.fi* D , G _ C) Location: Dublin Place Dublin Boulevard Off Premise Tenant Sign: Montgomery Ward, Mann Theater Comments: Violation of the City of Dublin' s sign ordinance which prohibits a sign for advertising purposes not contiguous with the commercial spaces which they r are proposed to identify. I I t ;Q{!y •TI'4R F s s 1 t �,. X�5 z '�51yi•{. Yr /Y � ♦�esa t� ,! ,•.1�t ti xw"T 2rr� t� t N _S', t•c ,Y y i 1 t 5. � 1 �/�D •Y:.'i�Y+wea,.�q._.._orta,�►s;ac���,,rt-,�•arrT�'�+-�,:••^+%�a�� '-__.:_ .�"~+■rei'�e Dublin Off Premise Sign: Mann Theaters Page 9 �C. t !' ! 1' 4 1 !M!1 11x7• . ;' i• �r4 � '.t, r � i��`y'•�•i,.I�i Ii{{! :.�n ',1. t]c 1rL. (t'J ' k �i.t;�'+g t'i?� - ....� - - - � .,'•�r'�—i�' .tom'`-/^ ,�IQ�irs� .�� • - _rte �E:;. _ aw ` '+�^cY+.�?'.k`3,i±v}°`'T �:....�"Z c'c"'kk• •_std. .�+ '- -. �---DUBLIN BOULEVARD----� (} J• t '9 !7, ' • : ' f � PARKING p j O i'a?`.:a.3�'•�ovs.:i<o--t .� .tom ..rv.•-G .mow, —1'-, �'�'���".. 4: PARKING This brochure has been prepared for informational purposes only.The renderings herein represent the artist's conceptions of Enea Plaza.The developer specifically reserves the right during the construction phase to make revisions, modifications, and alterations in and to the project, including, without limitation, determination to build or not to build the buildings depicted, location of buildings, architecture of buildings, parking facilities and landscape. Some of the buildings depicted are intended for construction only upon the negotiation of a long-term lease with prospective tenants, and therefore, will be subject to location change and architectural modification in accordance with tenant and government approvals.This brochure will not constitute a representation to any tenant or a warrant expressed or implied to any such tenant as to any feature of the project.Any and all representations and warranties,if any, furnished to any tenant to be contained within the lease of such tenant for space within Enea Plaza cl 1 i t t1t{ 1! s:l ^ i ltir}, MFJ, `'� rral�'�"� 4f�"'� WN � • �.�r'i{q� uOls'�x� •. ��4. -v,4"j•' r r.4.•{{'}{��y.`r//{ 'cf i yin. f >'.�'+Afc:•f«l• 4T L..tyJ.r� ri: Ih4�S�I r:1i z L4 a Y �4'��•x '`st '1C'Y..}L�a"�Lx• '"'"� a ;e NIX I. s•�ra _