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Home My WebLink About1234 Broadway - Staff Report, r CITY OF BURLINGAME SIGN EXCEPTION Sign Exception for Number of Signs Address: 1234 Broadway 0 Meeting Date: 1/13/97 Request: Sign Exception for number of signs at 1234 Broadway, zoned C-1, Broadway Commercial Area. Applicant: Michael Lai APN: 026-094-160 Property Owner: Theodore P. Koros, TSTN Partnership Lot Area: 6,881 SF Zoning: C-1 General Plan: Commercial, Retail Shopping and Service Adjacent Development: Commercial, Retail and Food Establishment CEQA Status: 15301 - Existing Facilities Class 1(g), New copy on existing on and off-premise signs and 15311 - Accessory Structures Class 11(a), (b), consists of construction, or placement of minor structures accessory to existing commercial, industrial, or institutional facilities, including but not limited to: (a) On premise signs. Summary: The applicant, Michael Lai, is requesting a sign exception for number of signs for Broadway Cleaners at 1234 Broadway, zoned G1, Broadway Commercial Area. Broadway Cleaners has 16' of frontage on Broadway and occupies approximately 1,048 SF of retail space. In May 1996, the applicant became the new owner of the business and remodeled the retail space. The sign exception is required for 4 new signs, where a maximum of 3 signs are allowed on the primary frontage. There aze three wall signs (1'-2" tall X 13' long, 15.17 SF in area) (1'-2" tall X 10' long, 11.7 SF in area) (1'-2" ta11 X 3'-2" long, 3.7 SF in area) and one window sign (2' tall X 7' long, 14 SF in area). The total amount of sign area proposed is 44.6 SF where the code allows 50 SF. All other sign code requirements have been met. As a part of this proposal the applicant will remove the existing nonconforming roof sign (14 SF) and the existing wall sign (12 SF). History: At the Planning Commission meeting on October 28, 1996 the Commission reviewed the applicants' request for a sign exception for number of signs and area (8 signs, 63.6 SF in sign area). The Commission denied the applicants' request without prejudice suggesting that they return with a revised proposal to the Commission within 45 days (Planning Commission Minutes October 28, 1996). In the revised project, the applicant has significantly reduced the number of signs and area by eliminating3 signs: an existing nonconforming double faced roof sign (7' tall X 1' long, 14 SF in area), one existing wall sign (2' tall X 6' long, 12 SF in azea) and one window sign (2'-6" X 2'-6", 6.25 SF in azea). The revised project reduces the total sign area from the 63.6 SF previously proposed to stay within the 50 SF inaximum allowed. Staff Comments: The Chief Building Official, City Engineer and Fire Marshal had no comments on this project. 1 � n� Exce��tion 1234 BROADWAY SIGN EXCEPTION fF�I : � ,.,� Prunary �ontage Size/Area Height Number (Broadwa ) PROPOSED SIGNS We Operate Our Own Plant 1'-2" X 13' 9' Height 1 Wall Si n 15.17 SF Professional Alterations 1'-2" X 10' 1'-6" Height 1 Wall Si n 11.7 SF Wash and Fold 1'-2" X 3'-2" 1'-6" Height 1 Wall Si n 3.7 SF Broadway Cleaners 2' X 7' 7' -6" Height 1 Window Si n 14 SF TOTAL ALL SIGNS 44.6 SF 9' Hei ht *4 Zoning Code Allows SO SF 20' Height 3 * Sign Exception for number of signs on the primary frontage. Required F'indings for Sign E�cception: In order to grant a Sign Exception relating to height, area, location or number of signs the Planning Commission must apply the following circumstances (Code Section 25.06.110 a-b): (a) any exception granted shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute a grant of special privilege inconsistent with the limitations upon other properties in the vicinity and the district in which the subject property is situate; and (b) because of special circumstances applicable to the subject property, including size, shape, topography, street frontage, location or surrounding land use; the size or height of the building on which the sign is to be located; the classification of the street or highway on which the sign is located or designed primarily to be viewed from, the strict application of zoning regulations is found to deprive subject property of the privileges enjoyed by other properties in the vicinity and under identical zone classification. Planning Commiccion Action: Tfie Planning Commission should hold a public hearing. Affrmative action should include findings made for the sign exceptions requested. Reasons for any action should be clearly stated for the record. At the public hearing the following conditions should be considered: 1. that the project shall be built as shown on the plans submitted to the Planning Department and date stamped December 9, 1996; �� S�n Exceyhion 1234 Broadwav 2. that all other existing signs on the site not part of this application shall be removed; and 3. that the project shall meet all California Building and Fire Codes, 1995 Edition as amended by the City of Burlingame. Ruben G. Hurin Zoning Technician c. Michael Lai, applicant 3 � �� URLINGAhlE PLlNNING COMhf/SSION bf(NV/ES Oclaber 18, 1996 � 5. APPLICATION FOR A SIGN EXCEPTION AT 1234 BROADWAY, ZONED C-1, � (THEODORE P. KOROS, PROPERTY OWNER AND MICHAEL LAI, APPLICANT�. �� CONTINUED FROM OCTOBER 15 1996. Reference staff report, 10.28.96, with attachments. CP Monroe discussed the request, reviewed criteria, Planning Department comments, and study meeting questions. Three conditions were suggested for consideration. Chm. Ellis opened the public hearing. Mr. Lai, 1171 Richmond Lane, Foster City, the applicant was present. He explained his signs tell what services are available to the customers. He noted he needed signs on windows at eye level on sheet because the existing signage on the site was too high to be seen by pedestrians or driving by in a car; he noted that the "$1. shirt" sign was intended to be included although the dimension for that sign area did not seem to include it. There were no other comments and the public hearing was closed. Commission discussed: purpose is not to hinder a business but looked at facade and number of signs, too many, want people to know what he does there but there needs to be a limit; the previous business did fine with signs at three places on the frontage; codes change, if you are approved under an older code do not need to change for new requirements. This business benefits from this too since roof sign is non-conforming and his revised program which meets current requirements would not need to be changed if code changes in the future; prefer a sign program which complies with cunent code; the business would look better with less signage. there are other ways to get the message of what they do across; too much information on facade can't tell what is doing; calculations given are low, actual measurements would be higher, sign B should be calculated as two signs; three signs, what code permits, is all this small property can tolerate, more and you loose the message; applicant should choose which three signs to keep. C. Galligan noted a revised sign plan would be preferable and made a motion to deny this application for a sign exception, without prejudice, asking that he return to staff for a sign permit or, if necessary, to the Commission with a suitable sign plan within 45 days. The motion was seconded by C. Key and passed on a 6-0-1 (C. Wellford absent) voice vote. Appeal procedures were advised. � � PI-AI�I� R REPORTS CP reyiewed �he City Council regular meedng of October 21, 1996 Planning Commissi�n a�proved the 1997 Calendar/Schedule ADJOURNMENT The meeting was adjourned at 10:20 p. m. a�maio.2s �\ R�p.�ctfully submitted, ��_, � Charles��Viink, Secret � \� - \ �� \ -5- �r� c�Tv o� BURIJNGAME, CIt11 Of BU�III19aiT�e Sign Permit Application _�. _ _� ., Planning Department (415) 696-7250 �,.. 1. APPLICANT (PERSON COMPLETING THIS FORM) 0 Na me f'�"r� � C�. f �ee _ ,..� -w Company & Addre 0 �� —/�c�G / certify under pena/ty of perjury that the information given herein is true and correct to the best of my knowledge and belief. / understand a building permit is required before a sign can be installed. Signature (�� L�. 2. BURLINGAME ADDRESS OF BUSINESS RGANIZATION RECEIVING NEW SIGN(S) Assessor's Parcel # building width: /�� ' building depth: �� S� lot width: lot depth: 3. PROPERT OWI,� ER �,�,� Y.1�-o�os Name /o�l� 5'�, �C�n�ws p• �os - v��1u.s P- 1l_ot os �� TSTiN �s�c�,w+-s�� P TPIPnh�nP y�� 32�— ;�`�'"7' Address `�� tn�Vv�`�c�-� Q��.1t , Q�/��i`�l _ �l e►�}OZ^'I l know about the proposed sign(sl and authorize the applica to submit this application. ✓ �< Date �� 'T 4. SIGN INFORMATION (photos help) # of existing signs on property: # of existing signs to remain: '' 0 complete the back of this sheet 5. SUBMIT THE FOLLOWING WITH THIS APPLICATION proposed new signs: t� total # signs: t" C� Site plan of property with all existing and proposed signs labeled. L7 Elevations drawn to scale of all new signs and existing signs to remain. Show correct sizes and locations. Dimension all lettering. • TO BE COMPLETED BY PLANNING STAFF � Primary frontage: Secondary frontage: Maximum sign area & number of signs permitted by Title 22: 5o SF , 3 s�[�r..ts [�I Sign exception required. Proposed with this application: '� `�� 57 SF , � S► (�r.lS ❑ Building permit may be issued. Approved by: Date: Fee to be collected by Building Dept: Rememberl A buildine permit must be issuad befora the sign can ba installed. SIGN A: � New sign Sign type: B wall sign ❑ ground sign ❑ pole sign ❑ projecting sign ❑ awning sign ❑ other ❑ existing, no change O existing, new copy Sign Specifications: Sign area / S � 7 sf (Length % �3 ' x Height � � Z., ) overall height from ground 9� � „ clearance from ground to sign bottom % iG � single face ❑ two-sided COPY ��" �'> E'�,3"TF C';``�` D��,�/ !�'�'�t^/T COPY COLOR(S) �L�c;K METHOD OF SUPPORT ��"� T ILLUMINATION TYPE /��'n!L HOURS SIGN B: � New sign Sign type: �1 wall sign ❑ ground sign ❑ pole sign ❑ projecting sign ❑ awning sign ❑ other ❑ existing, no change ❑ existing, new copy Sign Specifications: Sign area i� ' %/ sf (Length iv ` x Height� � � �� 1 overall height from ground � � � �� clearance from ground to sign bottom �'" � single face ❑ two-sided COPY �RC �[� SS/C� �r�L ��'�%a ��°i�5 COPY COLOR(S) ��`�= � METHOD OF SUPPORT i`'�� ni % ILLUMINATION TYPE %��'-�G HOURS SIGN C: � New sign Sign type: � wall sign ❑ ground sign � pole sign ❑ projecting sign ❑ awning sign ❑ other ❑ existing, no change ❑ existing, new copy Sign Specifications: Sign area 3• % sf (Length �3'�l �' x Height � �� ) overall height from ground � E�� clearance from ground to sign bottom �`' � � single face ❑ two-sided COPY �J15'�f � �a�� COPY COLOR(S) !3�i�K- METHOD OF SUPPORT �'rJ�NT ILLUMINATION TYPE�vy�'v�= HOURS SIGN D: � New sign Sign type: �W,�„;h �v �1 aca� sign ❑ ground sign ❑ pole sign ❑ projecting sign ❑ awning sign ❑ other ❑ existing, no change ❑ existing, new copy Sign Specifications: Sign area_ ; ',� sf (Length_ 7' x Height �Z. � ) overall height from ground .z � � .' clearance from ground to sign bottom �� single face ❑ two-sided COPY ��if�l��1''1��4'�',�1' ��L'�)r�lf��5 COPY COLOR(S) W�r iT METHOD OF SUPPORT i�i�� F 5� �� r ILLUMINATION TYPE �J� ✓� HOURS SIGN A: � New sign Sign type: � wall sign ❑ ground sign ❑ pole sign ❑ projecting sign ❑ awning sign ❑ other C O PY �' +C- d�'F-�A" T� ❑ existing, no change ❑ existing, new copy Q�r`, Dl�,,�n/ Sign Specifications: _ Sign area / S= i 7 sf (Length %3' x Height /� 1.=, ) � overall height from ground 9 clearance from ground to sign bottom �� single face ❑ two-sided �'L'�^�T _ COPY COLOR(S) �l��K METHOD OF SUPPORT ��"� % ILLUMINATION TYPE N�� HOURS SIGN B: � New sign ❑ existing, no change ❑ existing, new copy Sign type: �1 wall sign ❑ ground sign ❑ pole sign O projecting sign ❑ awning sign ❑ other Sign Specifications: Sign area j� ' % sf (Length /o ` x Height�� 1 overall height from ground �� 6�� clearance from ground to sign bottom y'" � single face ❑ two-sided COPY �R� ��:S�iD��L �L%F��%��5 COPY COLOR(S) �1�`�- � METHOD OF SUPPORT /�¢�riJ % ILLUMINATION TYPE �/`'�yG HOURS SIGN C: C� New sign Sign type: � wall sign ❑ ground sign ❑ pole sign ❑ projecting sign ❑ awning sign ❑ other Sign Specifications: Sign area 3• � sf (Length .3':�t " x Height � �� 1 overall height from ground � �+ � clearance from ground to sign bottom �`' �� single face ❑ two-sided COPY W/�� o�D COPY COLOR(S) ��i�K- METHOD OF SUPPORT PrJ��1 T ILLUMINATION TYPEN��'�F HOURS SIGN D: �! New sign Sign type: �, h,p;, ,;� �l uva� s i g n ❑ gr_ound sign � pole sign ❑ projecting sign ❑ awning sign ❑ other Sign Specifications: Sign area_ /. cf-� _ sf (Length_� x Height o2 � ) overall height from ground 7� d`� � clearance from ground to sign bottom 5 �' single face ❑ two-sided COPY /3�(��.��''��r ��Z+��f��S COPY COLOR(S) �H� �� ❑ existing, no change ❑ existing, new copy � existing, no change ❑ existing, new copy METHOD OF SUPPORT �c��FSri/r ILLUMINATION TYPE N�'�Jr HOURS �r� GITV O� B4IRLINQAMG City of Burlingame Sign Exception Application Planning Department (415) 696-7250 �b.. ADDRESS OF PROPERTY RECEIVING SIGN(S) I2 �►"oa-d �a 1. Applicant (person completing this form) Name �2<�c�� c��, /�il ��-cic� /' �f.l�� : �.t: k� Company & Address �:�.3� �� ..-�, �3w�� 3��—iGGa � / certify under penalty of perjury that the infoimation given herein is true and correct to the best of my knowledge and belief. f • �� . Signature f �❑ 2. Has the applicant read Section 22.06.h 10 of the Burlingame Municipal Code?r esJ no �� 3. Describe the exceptional circumstances or conditions applicable to your property which do not generally apply to other properties in your area, and the extent to which you deserve special consideration to which your neighbors are not entitled. Uur re�.tised prc�jeci would r�m�ve 1 j the existing non-confortning douhle-faced roof sign, —?) the e.usting wall sign and 3) the e.�isting blade sign. We would replace them with 1 neti�� _�vindow name sign which we now apply for sign exception. This is considered exceptional as it i.s now set at eye-level and clearly identifies ourselves to the public. In addition, we — would add 3 new wail sign.5 to effectivety highlight our services to tlte public. 4. Describe why the exception is necessary now to preserve the continued use and enjoyment of the property. 'I�c siim �Lception is necessary as wc; ne�d to have a name sign to identii}� our business ta — — the community. The 3 wall signs would improve our business as they help to specialize our — _ professional output. _ 5. What hardships would result if your requested were denied? _��; could not identifi� c�ar t�i��inc,�s ancl c�mmunicate tr� the �inhlic of E�ur ��r��tessi��nal seivices - ! � � investment lost _ c� iricu�rc;�i ��.ilra e�pcnse�s • TO BE COMPLETED BY PLANNING STAFF • Planning Commission ction Date J�►�t . 13, l�a � Fee Signed �--� � Date � �Z � � �0 Notes: ROUTING FORM DATE: l2%�o�q(o TO: ✓ CITY ENGINEER CHIEF BUILDING INSPECTOR FIRE MARSHAL PARKS DIRECTOR CITY ATTORNEY FROM: CITY PLANNER/PLANNER SUBJECT: REQ,UEST FOR S� h �EX�e Si lLn� G qT v( 23 4- L� rc� a.c� w a, �-Fi a� -�r n v ry► b er o� SCHEDULED PLANNING COMMISSION ACTION MEETING: JC1-n. ��J � 9��7 STAFF REVIEW BY MEETING ON MONDAY: �D�Lev►�%P�t' I�c , I��ICo THANKS, Jane/Sheri/Maureen/Ruben �— / � � �?�r.t�l��.�2 ��_ ,�� L Date of Comments �" J ; ROUTING FORM DATE: TO: t2%�o/q(o CITY ENGINEER ✓CHIEF BUILDING INSPECTOR _ FIRE MARSHAL _ PARKS DIRECTOR CITY ATTORNEY FROM: CITY PLANNER/PLANNER SUBJECT: REQUEST FOR S� r► �EX�2 Si (Ln� G �-fl�'on "TU►� Yl V m b E�' D T AT v I 2'v 4- � �� a.c1 w Gc, � SCHEDULED PLANNING COMMISSION ACTION MEETING: � STAFF REVIEW BY MEETING ON MONDAY: ��e mb�' THANKS a.� . ►3 l 99� I l.o , Iq °I (o , Jane/Sheri/Maureen/Ruben l � Date of Comments _- � r/ �� C �� '(Il/�� c�u�� ` 1- �—�� (o RECEIVED DEC - 9 1996 CITY OF BURLINGANIE PLANNING DEPT. ��c;� ��►= I�'i'% S� ij;� ��1�� WE OPERATE OUR � � ( ��d�N �: �� s^� �i 7' � z^� 4WN PLANT BRUADWAY CLEANERS s��+�t3� �r,7 sr iL' � r ' .�" PRQFF SS I ONAL ALTERNATI4NS `; .3;1 s�Y ..}, �'�'� 3`�� a �� +: �s� � i� � ` _ --- � � ' � 1 � ` +� � � R_� R_3 c �:�� -,. � � . i .___-, . _ � :� " �A �" . � '. 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' � p " � ,�_ � � _._�. -_ �� , �. � .�•, i� _ _- _ � '� i;�; � e 1 ' � �� f � � .._ � � �11Y (� I i ' �� — � a r � �� . . � �� .a, � i , ,`r ? , _ �� . �� r A�� ,,. . s �.-.:.,,w„�::,- • _ `��r � ns'a, r � ._ � � � . . � � � �� ~ � � � � � r r ._ � �`'� . . � �� :� ; � � � GApvc��,�o �' �� ,. �. 5�"�5 1 � � � ! � .. �. � ; .� . � f A � � � '�� .� �.� �' . .ry�� - � R-2 �. _,� �� t � .� � � ..� �.,� r �-.y . .��. � _ � �, _� R3 � � _ � � �;. �,�� CITY OF BURLINGAME �-�� PLANNING DEPARTMENT BURLINGAME 501 PRIMROSE ROAD �BURLINGAME, CA 94010 TEL: (415) 696-7250 1234 BROADWAY f�PN:026-094-160 Res�ub�nittal of sign exception for number of signs at 1234 Broadway, -r,oned G-1, Broadway Commercisl Area. The City of Burlingame Planning Cammission announces tha following public hearing cm Mcm� . Jv anuary 13.1997 at 7:30 F.M. in the City Hall Council Chmmbers lacated at 501 Primro9e Road, Burlingame, Califomia. r�aaea ranusry �, irn (Plense refer to other ,side) PUBLIC HEARING NOTICE CI TY OF B URLINGAME A copy of the application and plans for this project may be reviewed prior to the meeting at the Planning Department at 501 Primrose Road, Burlingame, California. If you challenge the subject application(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing, described in the notice or in written conespondence delivered to the city at or prior to the public hearing. Property owners who receive this notice are responsible for informing their tenants about this notice. For additional information, please call (415) 696-7250. Thank you. Margaret Monroe City Planner � PUBLIC HEARING NOTICE (Please refer to other side)