HomeMy WebLinkAbout09-11-2012 - AgendaPlanning Commission
Regular Meeting
City of Dublin September 11, 2012
City Council Chambers 7:00 P.M.
100 Civic Plaza
1. CALL TO ORDER & ROLL CALL
2. PLEDGE OF ALLEGIANCE TO THE FLAG
3. ADDITIONS OR REVISIONS TO THE AGENDA
4. MINUTES OF PREVIOUS MEETINGS – August 14, 2012
5. ORAL COMMUNICATION -
At this time, members of the public may address the Planning Commission on any non-agendized item(s) of interest to the
public. In accordance with State Law, no action or discussion may take place on any item not appearing on the Planning
Commission agenda. The Planning Commission may respond briefly to statements made or questions posed, or may
request Staff to report back at a future meeting concerning the matter. Any member of the public may contact the
Assistant Community Development Director regarding proper procedure to place an item on a future Planning
Commission agenda.
6. CONSENT CALENDAR
7. WRITTEN COMMUNICATIONS
8. PUBLIC HEARINGS
8.1 PLPA-2012-00045, Sky River RV Conditional Use Permit Amendment and Parking
Reduction
8.2 PLPA-2012-00042, Downtown Regional Serving Sign Conditional Use Permit and Site
Development Review
8.3 PLPA-2012-00047 Zoning Ordinance Amendments to Chapter 8.84 (Sign Regulations) of the
Dublin Zoning Ordinance as it relates to the quality of Temporary Promotional Signs
9. NEW OR UNFINISHED BUSINESS
10. OTHER BUSINESS:
Brief INFORMATION ONLY reports from the Planning Commission and/or Staff, including
Committee Reports and Reports by the Planning Commission related to meetings attended at City
Expense (AB 1234).
11. ADJOURNMENT
This AGENDA is posted in accordance with Government Code Section 54954.2(a) and Government Code Section 54957.5
If requested, pursuant to Government Code Section 54953.2, this agenda shall be made available in appropriate alternative formats to persons
with a disability, as required by Section 202 of the Americans with Disabilities Act of 1990 (42 U.S.C. Section 12132), and the federal rules and
regulations adopted in implementation thereof. To make a request for disability-related modification or accommodation, please contact the City
Clerk’s Office (925) 833-6650 at least 72 hours in advance of the meeting.
A complete packet of information containing Staff Reports (Agenda Statements) and exhibits related to each item is available for public review at
least 72 hours prior to a Planning Commission Meeting or, in the event that it is delivered to the Commission members less than 72 hours prior
to a Planning Commission Meeting, as soon as it is so delivered. The packet is available in the Community Development Department.
(OVER FOR PROCEDURE SUMMARY)
m d_" �• psi STAFF REPORT
�� PLANNING COMMISSION
DATE: September 11, 2012
TO: Planning Commission
SUBJECT: PUBLIC HEARING: PLPA-2012-00042, Downtown Regional Serving
Sign Conditional Use Permit and Site Development Review (CUP/SDR)
Prepared by Kristi Bascom, Principal Planner
EXECUTIVE SUMMARY:
The Applicant is requesting approval of a Conditional Use Permit and Site Development Review
for the construction and ongoing operation of an 85 foot tall regional serving freestanding sign
as permitted by the Downtown Dublin Specific Plan.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the
public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing
and deliberate; and 5) Adopt a Resolution approving a Conditional Use Permit and Site
Development Review for the construction and ongoing operation of an 85 foot tall regional
serving freestanding Downtown Sign as permitted by the Downtown Dublin Specific Plan.
Submitted By R iewed By
Principal Planner Acting Community
Development Director
COPIES TO: Applicant
File
ITEM NO.: •a
Page 1 of 6
G:IPA#120121PLPA-2012-00042 Downtown Display SDR-CUPIPCSR DD Sign CUP SDR.doc
DESCRIPTION:
Figure 1 Project Site
The project site is located at � �
7153 Amador Plaza Road. t '-'
� � . Proposed
� .�� N� . ''§'*� i� Sign Location '�-'
The project site has a Genera . 1-1' �,
Plan Land Use designation of % `
Downtown Dublin — Retail „ '"" _.44,,,,.:, � „ .
District and is located within �';' �� � '
the Downtown Dublin Specific , , ��
Plan Area. The site is zoned ,; � `' { . "� ,..
Downtown Dublin Zoning -.,
District. �0
The Applicants, Nicole Salmon , � �
and Charlie Stroud of �� a
Downtown Displays, are , ' .. °*, �,
proposing to erect an 85 foot ��`�'r
vet" 'fy' �� 4 �� 7
regional serving freestanding e
sign to meet the requirements ' ` � ; .
of the Downtown Dublin • �.; F � � R
Specific Plan. The City's goal �
in permitting this type of
structure is to provide the :
ability to advertise the �
businesses in the Downtown with a freeway-oriented sign that strongly reflects Dublin's civic
identity.
The sign is proposed to be located in a shopping center on the southeast corner of Amador
Valley Boulevard and Amador Plaza Road. The sign will be placed between the building
containing Sprouts Farmer's Market and Jo-Anne's Fabrics and Interstate 680, to the south of
The Floor Store.
ANALYSIS:
The Downtown Dublin Specific Plan (DDSP) provides sign guidelines in Chapter 4
(Development Standards and Design Guidelines). Section 4.4.6 (Signage) addresses a
regional-serving sign and notes the following:
"One regional serving sign may be permitted in the Specific Plan Area. This sign shall be
intended to create an identity marker for the downtown and to advertise the downtown
and businesses located within the downtown area. Advertising on this sign by businesses
located within the Specific Plan Area shall not be considered off-site signage. The owner
of the sign shall not prohibit regional or destination-serving downtown businesses from
locating on the sign and the sign shall be designed to accommodate a variety of
businesses in the Downtown Specific Plan Area. This sign will require a Conditional Use
Permit/Site Development Review and shall be reviewed by the Planning Commission."
Ovehe t year, City Staff have reviewed concept sign designs from other developer groups.
However, owntown Displays is the first group to have provided a sign design that is reflective
of Dublin's civic identity and one that provides a landmark statement for the Downtown with high
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quality materials and design elements. Please refer to the Project Plan Set, included as Exhibit
A to Attachment 1 for the proposed design and location of the proposed sign. The sign design
is highly compatible with the City's Streetscape Master Plan, the Dublin Boulevard identity
markers, and other civic directional signage around town. The sections below describe the sign
design and location in greater detail.
Location
The sign is proposed to be located in an existing parking lot landscaped island in between Jo-
Anne's Fabrics and Interstate 680. Downtown Displays is leasing a small portion of land from
the property owner, Red Mountain Development Group LLC, to install and operate the sign.
This location will allow the sign to have excellent visibility from the Interstate 680 corridor as well
as visibility from some sections of Interstate 580. The proposed location increases the potential
to draw customers to businesses located in Downtown Dublin. Sheet 2 of the Project Plan Set
(Exhibit A to Attachment 1) shows the proposed sign location.
Height
The bottom of the first sign panel is approximately 26 feet above grade, and the top of the sign
reaches 85 feet tall. A number of freeway-oriented signs have been permitted by the City in
recent years. The following table (Table 1) notes the height of each of these signs for purposes
of comparison.
Table 1: Freeway-oriented signage
Sign Location Sign Height
Fallon Gateway 99 feet (roughly matching adjacent freeway grade, but challenges
due to visibility on eastbound 580 due to freeway overcrossing)
Ikea (never installed) 99 feet (roughly matching adjacent freeway grade)
The Green on Park 85 feet (roughly matching adjacent freeway grade)
Place (never installed)
Dublin Toyota 78 feet (roughly matching adjacent freeway grade)
Hacienda Crossings 75 feet (3 signs - roughly matching adjacent freeway grade)
Grafton Station 75 feet (roughly matching adjacent freeway grade)
Dublin Auto Mall 62 feet (at or slightly below adjacent freeway grade)
Dublin Honda 45 feet (below adjacent freeway grade)
Downtown Safeway 45 foot tower element with signage (below adjacent freeway grade)
REI 40 foot tower element with signage (below adjacent freeway grade)
The overall height of the proposed Downtown Sign is substantial, but it is intended to provide
visibility for businesses throughout the 284-acre Downtown Dublin Specific Plan area. Due to
the fact that it is located 20 feet below the adjacent freeway grade, the effective height as
viewed from the freeway is a 65 foot sign. Additionally, the top 9'5" of the sign is for City
branding. Also, to make the construction and installation of the sign financially viable, the
Applicants need to have a certain number of tenants on the sign. The proposed design meets
the goals of the City from a high-quality design standard, and it is able to meet the needs of the
Applicant, who will bear all of the costs involved in constructing, installing, operating, and
maintaining the sign in compliance with this Conditional Use Permit and Site Development
Review approval.
Sheets 6 and 7 of the Project Plan Set provide photo-simulations of the sign on the proposed
site.
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Design and Materials
The sign is composed of three main elements: The base structure, the City identity
signage/branding, and the tenant panels. Each section is described in more detail below, and
the materials are called out specifically on Sheet 1 of the Project Plan Set (Exhibit A to
Attachment 1).
1. Sign Structure. The base structure of the freestanding sign will be a bronze-colored
aluminum square base that has a footprint of 8'5" by 8'5". The structure is a solid square
at ground level, but beginning at approximately 18 feet from the ground, the structure
opens up to a clover panel background that matches the design of the Dublin Boulevard
identity markers, bridge crossings, and other median fixtures. During the daytime the
green clovers are set against a black background. At night, the interior of the 8'5" square
structure is illuminated and the clovers go dark set against the illumination from the
interior of the structure. Condition of Approval 12 regulates the modulation of the interior
lighting, noting that the colors can change seasonally, but the default illumination will be
warm white or other subtle, subdued colors. The Condition of Approval prohibits bold,
bright illumination or employing a strobe effect. Sheet 4 of the Project Plan Set provides
more detail on the interior LED light fixtures that provides illumination and Sheet 9
provides a nighttime view of the sign.
2. City identity signage/branding. The top 9'5" of the sign is the City of Dublin logo and
shamrock, matching the colors, materials, and look of the Dublin Boulevard identity
markers with a bronze-colored background and gold metallic lettering. At night, the City
logo is backlit ("halo" lit) with a subtle white light. Running down the length of the sign,
sitting atop a 27 foot bronze blade, is the word "Downtown", which is crafted from
aluminum featuring individual gold metallic letters that are illuminated from within. At
night, "Downtown" is illuminated white, as shown on Sheet 9 of the Project Plan Set.
3. Tenant Sign Panels. There are seven tenant sign panels each on two sides of the sign,
for a total of fourteen panels. The bottom sign panel is intended to be used by two
tenants with smaller signs. Sheets 1 and 3 of the Project Plan Set detail the size of each
sign panel and the maximum copy area that is available for the tenant signage on each
panel. Condition of Approval 11 notes the design guidelines for the tenant signage.
Requirements include individual illuminated letters only with a letter depth not to exceed 5
inches, the tenant panels will all have the same opaque white background with the
letters/logo/graphics only illuminated from within, and no animated or changeable copy
signs are allowed. Sheets 8 and 9 of the Project Plan Set illustrate the design and
nighttime illumination of the individual tenant sign panels.
Site and Landscape Modifications
Changes will be needed to the project site in order to accommodate the installation of the
Downtown Sign. The landscaping in the existing planter area will be modified to accommodate
the proposed sign. Additionally, the Applicant proposes to remove six pine trees along the
perimeter of the site adjacent to the Zone 7 canal so the sign is visible. The pine trees are
estimated to range from 30-40 feet tall and would obstruct the lower sign panels if left in place.
The six pine trees were examined by a local tree contractor and were described to be in
generally good health, between 10-25 years old, but top heavy due to a lack of pruning and
shaping. Photos of the trees proposed for removal are on Sheet 11 of the Project Plan Set.
In place of the pine trees being removed, the Applicant's will install five 15-gallon sized crepe
myrtle trees and seven 15-gallon sized oleanders in the general vicinity of the sign to match the
existing landscape palette of the shopping center. Additionally, the shrubs and groundcover in
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the planter area where the sign is proposed to be located will be refreshed once the sign is
installed.
Other site modifications include the removal of one parking lot light fixture. Condition of
Approval No. 13 requires the Applicant to install additional site lighting if it is determined that the
lighting level of the parking field falls below the minimum security requirements once the
Downtown Sign is installed and operational.
ENVIRONMENTAL REVIEW:
The California Environmental Quality Act (CEQA), together with the State Guidelines and City
Environmental Regulations, require that certain projects be reviewed for environmental impacts
and when applicable, environmental documents prepared. Staff is recommending that the
Planning Commission find this project exempt from CEQA in accordance with Section 15332
(In-fill Development Projects in compliance with the General Plan, Zoning Ordinance, not
occurring on land with habitat value, and served by existing utilities and public services).
CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE:
Project is consistent with the Downtown Dublin — Retail District General Plan land use
designation for the site and is also consistent with the Downtown Dublin Specific Plan, which
states that one regional-serving freeway-oriented sign can be permitted with a Conditional Use
Permit and Site Development Review approved by the Planning Commission.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services
and Dublin San Ramon Services District have reviewed the project and, where appropriate,
have provided Conditions of Approval to ensure that the project is established in compliance
with all local ordinances and regulations. Conditions of Approval from these departments and
agencies have been included in the attached Resolution (Attachment 1).
Additionally, because the sign is located adjacent to Interstate 680, Condition of Approval No.
10 requires that the Applicant procure any permits that may be required from the State of
California Department of Transportation.
NOTICING REQUIREMENTS/PUBLIC OUTREACH:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300 feet of the proposed Project. A Public Notice was also published in the Valley Times
and posted at several locations throughout the City. A copy of this Staff Report was also
provided to the Applicant and the property owner.
ATTACHMENTS: 1) Resolution approving a Conditional Use Permit and Site
Development Review for the construction and ongoing
operation of an 85 foot tall regional serving freestanding
Downtown Sign as permitted by the Downtown Dublin Specific
Plan, with the Project Plan Set included as Exhibit A.
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GENERAL INFORMATION:
APPLICANT: Nicole Salmon, Downtown Displays, 1534 Rancho View Dr,
Lafayette, CA 94549
PROPERTY OWNER: Eric Nelson, Red Mountain Retail Group, Inc., 1237 E. 17th
Street, Santa Ana, CA
LOCATION: 7153 Amador Plaza Road
ASSESSORS PARCEL
NUMBER: APN 941-0305-037-00
GENERAL PLAN
LAND USE DESIGNATION: Downtown Dublin/Retail District
SPECIFIC PLAN
LAND USE DESIGNATION: Downtown Dublin Specific Plan
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
North DDZD Downtown Dublin/Retail District Retail Shopping Center
South DDZD Downtown Dublin/Retail District Retail/Office
West DDZD Downtown Dublin/Retail District Retail Shopping Center
East DDZD n/a Interstate 680
REFERENCES:
General Plan
Downtown Dublin Specific Plan
Zoning Ordinance
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RESOLUTION NO. 12-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT AND SITE DEVELOPMENT REVIEW FOR THE
CONSTRUCTION AND ONGOING OPERATION OF AN 85 FOOT TALL REGIONAL
SERVING FREESTANDING DOWNTOWN SIGN
AS PERMITTED BY THE DOWNTOWN DUBLIN SPECIFIC PLAN
7153 AMADOR PLAZA ROAD (APN 941-0305-037-00)
PLPA-2012-00042
WHEREAS, Nicole Salmon and Charlie Stroud of Downtown Displays have requested a
Conditional Use Permit and Site Development Review approval to permit the construction and
ongoing operation of an 85 foot tall regional serving freestanding Downtown Sign as permitted
by the Downtown Dublin Specific Plan (the "Project"); and
WHEREAS, the Project is located in the Downtown Dublin Specific Plan area; and
WHEREAS, the Downtown Dublin Specific Plan specifically states that "One regional
serving sign may be permitted in the Specific Plan Area. This sign shall be intended to create an
identity marker for the downtown and to advertise the downtown and businesses located within
the downtown area. Advertising on this sign by businesses located within the Specific Plan Area
shall not be considered off-site signage. The owner of the sign shall not prohibit regional or
destination-serving downtown businesses from locating on the sign and the sign shall be
designed to accommodate a variety of businesses in the Downtown Specific Plan Area.'; and
WHEREAS, the California Environmental Quality Act (CEQA), together with State
Guidelines and City Environmental Regulations require that certain projects be reviewed for
environmental impacts; and
WHEREAS, Staff is recommending that the Planning Commission find this project
exempt from CEQA in accordance with Section 15332 (In-fill Development Projects in
compliance with the General Plan, Zoning Ordinance, not occurring on land with habitat value,
and served by existing utilities and public services); and
WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission
recommending approval of the project; and
WHEREAS, the Planning Commission held a public hearing on said application on
September 11, 2012; and
WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission
recommending approval of the project; and
WHEREAS, proper notice of said hearing was given in all respects as required by law;
and
ATTACHMENT 1
WHEREAS, the Planning Commission did hear and consider all reports,
recommendations and testimony herein above set forth and used its independent judgment to
evaluate the project.
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission
does hereby make the following findings and determinations regarding the Site Development
Review:
A. The Project, as conditioned, is consistent with the purpose of Chapter 8.104, with the
General Plan and with any applicable Specific Plans and design guidelines in that: 1) the
signage will promote orderly, attractive, and harmonious identification of the businesses
throughout the Downtown Dublin Specific Plan (DDSP) area as directed by DDSP
Section 4.4.6; and 2) the sign is consistent with the Downtown Dublin Specific Plan
Signage Design Guidelines in that the sign creates an identity marker for the Downtown
that is highly compatible with the City's Streetscape Master Plan, the Dublin Boulevard
identity markers, and other civic directional signage in Dublin.
B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance because: 1)
the signs comply with the intent and purpose of Chapters 8.30 (Downtown Dublin Zoning
District) and 8.84 (Sign Regulations).
C. The design of the project is appropriate to the City, the vicinity, surrounding properties
and the lot in which the project is proposed because: 1) the sign is designed to be
consistent with the Downtown Dublin Specific Plan in that the sign creates an identity
marker for the Downtown that is highly compatible with the City's Streetscape Master
Plan, the Dublin Boulevard identity markers, and other civic directional signage in Dublin.
D. The subject site is physically suitable for the type and intensity of the approved
development because the site: 1) is located adjacent to Interstate 680, which provides
excellent visibility for Downtown businesses; and 2) the sign is located in an area that
does not receive heavy through traffic and would not over-intensify the site with too much
development.
E. The Project, will not impact existing slopes and topographic features because no grading
will be required for the installation of the sign.
F. Architectural considerations including the character, scale, and quality of the design, site
layout, the architectural relationship with the site and other buildings, screening of
unsightly uses, lighting, building materials and colors and similar elements, result in a
project that is harmonious with its surroundings and compatible with other developments
in the vicinity because sign is consistent with the Downtown Dublin Specific Plan Signage
Design Guidelines and the sign creates an identity marker for the Downtown that is
highly compatible with the City's Streetscape Master Plan, the Dublin Boulevard identity
markers, and other civic directional signage in Dublin. The sign is proposed to be
constructed with high-quality, durable materials, and conditions of approval will be in
place to ensure the ongoing maintenance and repair of the sign as needed.
G. Landscape considerations including the location, type, size, color, texture and coverage
of plant materials and similar elements have been incorporated into the project to ensure
visual relief, adequate screening and an attractive environment for the public because
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the Applicant will install new trees and landscaping to compensate for landscaping that is
proposed to be removed on-site.
H. The site has been adequately designed to ensure proper circulation for bicyclists,
pedestrians and automobiles because the sign is proposed to be located in an existing
planter area and will not impact site circulation.
BE IT FURTHER RESOLVED that the City of Dublin Planning Commission does hereby
make the following findings and determinations regarding the Conditional Use Permit:
A. The proposed use and related structures is compatible with other land uses,
transportation and service facilities in the vicinity in that the sign will serve businesses
located in Downtown Dublin and is a compatible use with the retail, restaurant, and
service facilities in the area.
B. It will not adversely affect the health or safety of persons residing or working in the
vicinity, or be detrimental to the public health, safety and welfare in that the Project has
been conditioned to comply with all State of California and Dublin Municipal Code
requirements.
C. It will not be injurious to property or improvements in the neighborhood in that: the sign is
designed to be consistent with the Downtown Dublin Specific Plan in that the sign creates
an identity marker for the Downtown that is highly compatible with the City's Streetscape
Master Plan, the Dublin Boulevard identity markers, and other civic directional signage in
Dublin.
D. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental
to the public health, safety, and welfare in that: 1) the Project will be located on a fully
developed site that is served by existing utilities and services; and 2) the Project will not
create a demand for additional utilities or services beyond that which already exists to
serve the site.
E. The subject site is physically suitable for the type, density and intensity of the use and
related structures being proposed in that the sign is proposed to be located in an existing
island in an existing parking field and the sign will not create a demand for additional
utilities or services beyond that which already exists to serve the site.
F. It will not be contrary to the specific intent clauses, development regulations, or
performance standards established for the zoning district in which it is located in that: 1)
the proposed project is compatible with the Downtown Dublin Zoning District in which it is
located with approval of a Conditional Use Permit; and 2) the design of the sign meets
the standards of the Downtown Dublin Specific Plan.
G. It is consistent with the Dublin General Plan and with any applicable Specific Plans in
that: 1) the signage will promote orderly, attractive, and harmonious identification of the
businesses throughout the Downtown Dublin Specific Plan (DDSP) area as directed by
DDSP Section 4.4.6; and 2) the sign is consistent with the Downtown Dublin Specific
Plan Signage Design Guidelines in that the sign creates an identity marker for the
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Downtown that is highly compatible with the City's Streetscape Master Plan, the Dublin
Boulevard identity markers, and other civic directional signage in Dublin.
BE IT FURTHER RESOLVED that the Planning Commission does hereby approve a
Conditional Use Permit and Site Development Review for the Downtown Sign as shown on the
Project Plans and Color and Materials Board, both date-stamped "Received by Dublin Planning
on August 24, 2012" and included as Exhibit A, subject to the following conditions:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the
issuance of building permits or establishment of use, and shall be subject to Planning
Department review and approval. The following codes represent those
departments/agencies responsible for monitoring compliance of the conditions of
approval. [PL] Planning, [B] Building, [PO] Police, [PIN] Public Works, [ADM]
Administration/City Attorney, [FIN] Finance, [F] Fire Department, [DSR] Dublin San
Ramon Services District, [CO] Alameda County Flood Control and Water Conservation
District, [Zone 7].
NO. CONDITIONS OF APPROVAL Agency When Source
Required,
Prior to:
GENERAL
1. Approval. This Conditional Use Permit/Site PL Ongoing Planning
Development Review approval for PLPA-2012-00042 is
for the establishment and operation of one regional
freestanding sign as permitted by the Downtown Dublin
Specific Plan. The regional sign shall conform to the
Project Plans (11 sheets) and three Color and Materials
boards prepared by Downtown Displays, dated
received by the Planning Division on August 24, 2012,
stamped approved and on file in the Community
Development Department as well as the color and
materials boards also on file.
2. Permit Expiration. Construction or use shall PL One year DMC
commence within one (1) year of Permit approval, or from 8.96.020.D
the Permit shall lapse and become null and void. approval
Commencement of construction or use means the
actual construction or use pursuant to the Permit
approval, or demonstrating substantial progress toward
commencing such construction or use. If there is a
dispute as to whether the Permit has expired, the City
may hold a noticed public hearing to determine the
matter. Such a determination may be processed
concurrently with revocation proceedings in appropriate
circumstances. If a Permit expires, a new application
must be made and processed according to the
requirements of the Ordinance codified in this
subsection.
3. Time Extension. The original approving decision- PL One year DMC
maker may, upon the Applicant's written request for an from 8.96.020.E
extension of approval prior to expiration, and upon the approval
determination that any Conditions of Approval remain
adequate to assure that applicable findings of approval
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will continue to be met, grant a time extension of
approval for a period not to exceed 6 months. All time
extension requests shall be noticed and a public
hearing or public meeting shall be held as required by
the particular Permit.
4. Clarifications to the Conditions of Approval. In the PL Ongoing Planning
event that there needs to be clarification to the
Conditions of Approval, the Community Development
Director has the authority to clarify the intent of these
Conditions of Approval to the Applicant without going to
a public hearing. The Community Development Director
also has the authority to make minor modifications to
these Conditions of Approval without going to a public
hearing in order for the Applicant to fulfill needed
improvements or mitigations resulting from impacts to
this project.
5. Modifications. Any modifications to the approved Plan PL Ongoing Planning
Set shall be subject to review by the Community
Development Director. Modifications to the approved
Plan Set and/or to the specific conditions stated herein
may be considered by the Community Development
Director pursuant to Chapter 8.104 (Site Development
Review) of the Dublin Zoning Ordinance.
6. Approval Subject to Review. This approval shall be PL Ongoing Planning
subject to periodic review by the Community
Development Director to determine compliance with the
conditions of approval. Any violation of the terms or
conditions of this approval may be subject to the
issuance of a citation.
7. Revocable for Cause. This Conditional Use PL Ongoing Planning
Permit/Site Development Review approval shall be
revocable for cause in accordance with Chapter 8.84
(Sign Regulations) of the Dublin Zoning Ordinance.
PLANNING
8. Sign Maintenance. The regional freestanding sign PL Ongoing Planning
shall be well-maintained in an attractive manner and in
accordance with the approved plans. Any chipping,
cracking or weathering of the exterior finishes of the
sign shall be repaired in a timely manner.
9. Landscaping. Landscaping shall be installed as PL Ongoing Planning
shown on Sheet 10 of the Project Plan Set and shall be
maintained with live plant material in an attractive
manner at all times.
10. Approval from California Department of PL Issuance of Planning
Transportation. The Applicant is required to obtain all Building
necessary permits from the California Department of Permit
Transportation (CalTrans) prior to approval of the
building permit for the freestanding sign.
11. Tenant Sign Panel Design Guidelines. The following PL Ongoing Planning
requirements apply to individual tenant sign panels on
the regional freestanding sign:
A. Individual sign panels are available only for
businesses located in the Downtown Dublin
Specific Plan (DDSP) area as defined in the DDSP
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document.
B. Individual businesses shall be allowed to rent up to
two sign panels only, no more than one per side.
C. The top sign panel shall be reserved for an anchor
business located in the DDSP area (i.e. a business
with a minimum of 20,000 square feet of gross floor
area).
D. Each rentable panel has required margins around
the panel defining the maximum space for graphic
layout. These parameters are defined in the
specification drawings. The top panel only is
designed to allow for an extended logo element
above the sign panel. This element must be
compatible with the overall design of the display.
E. The sign panel graphics shall display only the
business name and/or ancillary trademark graphics
in one or two lines. Services, phone numbers,
websites, and other advertising copy are not
permitted. All graphic layouts are to be approved
prior to manufacturing and installation.
F. Construction of all tenant lettering and graphics to
be of highest quality meeting all UL requirements,
building codes, local codes, etc. The construction
of all tenant signage shall be warranted for five
years.
G. Tenant signs to consist of individual illuminated
letters. Letter depth is not to exceed 5 inches.
H. Cabinet signs or background panels are not
allowed.
I. Exposed neon or lighting elements are not allowed.
J. Animated or changeable copy signs are not
allowed.
K. All tenant sign panels are required to obtain a
Zoning Clearance from the City of Dublin Planning
Division. Signs will be reviewed for conformance
with the Project Plans.
L. Background color of sign panel may not be painted
or modified and shall remain in conformance with
the Project Plans.
M. All sign panel surfaces shall be restored to as-new
condition upon removal of tenant signage.
N. Bottom sign panel can be design either as a split
panel for two tenants or as a single panel for one
tenant.
12. Sign Structure Interior Illumination. The interior PL Ongoing Planning
illumination of the sign structure can change to be
seasonally appropriate. However, the default
illumination shall be a subtle, warm white or a slow
changing subtle color palette. The speed of the
animation will not be discernible to the passerby. The
interior illumination shall not be constantly changing at
a fast rate or employ a strobe effect. •
13. Site Lighting. Installation of the regional freestanding PL/PW Prior to Planning,
sign will require the removal one parking lot light fixture. Building Public
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The Applicant shall be responsible for ensuring the Permit Final Works
minimum security lighting of 1 FC on average in the
vicinity of the freestanding sign. A photometric plan
shall be provided that illustrates that this lighting level
can be achieved with upgrading the wattage of the
existing light fixtures already on site, light generated by
the freestanding sign itself, with the installation of an
additional fixture, or a combination of these
approaches. Planning Staff will review and approve the
lighting plan and the lighting installation prior to finaling
the Building Permit.
PUBLIC WORKS
14. New Stop Sign. Provide a stop sign and pavement PW Prior to Public
marking on the most easterly drive aisle near the Building Works
proposed freestanding sign location to avoid any sight Permit Fianl
distance issues as a result of the sign location.
BUILDING
15. Building Codes and Ordinances. All project B Through Building
construction shall conform to all building codes and Completion
ordinances in effect at the time of building permit
issuance.
16. Building Permits. To apply for building permits, B Issuance of Building
Applicant/Developer shall submit five (5) sets of Building
construction plans to the Building Division for plan Permits
check. Each set of plans shall have attached an
annotated copy of these Conditions of Approval. The
notations shall clearly indicate how all Conditions of
Approval will or have been complied with. Construction
plans will not be accepted without the annotated
resolutions attached to each set of plans.
Applicant/Developer will be responsible for obtaining
the approvals of all participation non-City agencies prior
to the issuance of building permits.
17. Construction Drawings. Construction plans shall be B Issuance of Building
fully dimensioned (including building elevations) Building
accurately drawn (depicting all existing and proposed Permits
conditions on site), and prepared and signed by a
California licensed Architect or Engineer.
PASSED, APPROVED AND ADOPTED this 11th day of September 2012 by the following
vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
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ATTEST:
Acting Community Development Director
G:IPA#120121PLPA-2012-00042 Downtown Display SDR-CUPIPC Reso DD Sign.doc
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