ALAMEDA COUNTY COMMUNITY DEVELOPMENT AGENCY
PLANNING DEPARTMENT
STAFF REPORT
TO: CASTRO VALLEY MUNICIPAL ADVISORY COUNCIL
HEARING DATE: January 25, 2016
GENERAL INFORMATION
APPLICATION
TYPE AND
NUMBER: Sign Review, PLN2015-00219
OWNER/
APPLICANT: WONG/SAM’S SIGNS/AHMADI
PROPOSAL: Installation of new business signage for a restaurant.
ADDRESS AND 3600 Castro Valley Blvd, Castro Valley, CA (APN: 084C-0773-008-06).
SIZE OF PARCEL: 24,175 square feet.
ZONING: CVCBD, Sub 10 (Castro Valley Central Business District Specific Plan, Sub
Area 10) District.
GENERAL PLAN The site lies within the boundaries of the Castro Valley Plan, adopted
DESIGNATION: January 7, 1993, which designates the area as the East Gateway District.
ENVIRONMENTAL
REVIEW: This project is Categorically Exempt from the requirements of the California
Environmental Quality Act; Article 19, Section 15301, Class 1, Existing
Facilities.
RECOMMENDATION
Subject to the proposed conditions, staff recommends PLN2015-000219 for approval.
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PARCEL ZONING HISTORY
June 21, 1951, the 12th Zoning Unit classified the subject property in the “C-1” (General
Commercial) Zoning District.
August 4, 1983, Resolution, R-83-437 established the Castro Valley Central Business District
Specific Plan, designating the subject site for low volume auto oriented commercial and wholesale
uses.
January 7, 1993 witnessed the adoption of the Castro Valley Central Business District Specific Plan,
under which the subject property is included in the Sub Area 10 – a sub area appropriate for Low
Intensity Retail uses.
SITE AND CONTEXT DESCRIPTION
Physical Features: The subject property is mostly rectangular with a frontage of 125 feet on Castro
Valley Boulevard and a depth of about 200 feet. An existing building served as a home for Dino’s
Restaurant which is now located on Lake Chabot Road. The remainder of the property has a small
landscaped area in front, a parking lot and a driveway serving an adjacent commercial property to the
rear.
Adjacent Area: Other land extensive commercial properties front Castro Valley Boulevard in the
vicinity of the subject property. Residential properties with single family and medium high density
residential uses lie farther north of the immediate area.
PROJECT DESCRIPTION
The applicant proposes to install business signage for a new restaurant moving into an existing
building where a restaurant was previously located.
REFERRAL RESPONSES
Alameda County Fire Department, Fire Prevention Bureau: Responded to the referral request on
December 24, 2016 without objection to the project, but that the signage must show the street address
number on either the building or the freestanding sign structure.
Public Works, Land Development: Has not responded to the referral request.
Building Inspection Department: Responded on December 7, 2015 without objection to the project,
and that building permits would be required.
Castro Valley Chamber of Commerce: Responded on December 9, 2015 in favor of the proposed
project.
STAFF ANALYSIS
On the subject property the applicant proposes signage for a new restaurant, proposed for a space
previously occupied by Dino’s. On the building, the signs proposed by the applicant approximate
those for the previous restaurant in size and location. With the removal of an existing pole sign
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(Dino’s Lunch Dinner) and structure, the applicant proposes to install a freestanding sign for the
proposed restaurant, located in front of the building and adjacent to the parking area. The applicant
proposes to use the colors designated on the attached plans.
Conformance with General Plan: The subject property lies within lands designated as the East
Gateway District. A full service restaurant use is consistent with the General Plan designation.
Conformance with Specific Plan: The property is within Subarea 10 of the Castro Valley Central
Business District Specific Plan. Allowed uses in the subarea include Land Use Group B (Low
Volume, Predominantly Motor Vehicle-Oriented Retail uses), which includes a full service
restaurant. The use is therefore compatible with the Specific Plan goals and objectives.
Conformance with the Zoning Ordinance: Alameda County Ordinance section 17.38.100 B. (Wall
Signs and Freestanding Signs) allows one and one-half square feet for each lineal foot of lot frontage
on an approved street at the front lot line with no sign exceeding three hundred square feet in area.
The property frontage on Castro Valley Boulevard measures 125 feet. The Zoning Ordinance allows
sign area up to one and one half times the measurement of the property frontage. The following chart
depicts the square footage of the proposed signs with the existing tenant signage.
Table 1 – Sign Area Calculation, PLN2015-00219
Business Signage
Dimension (square feet)
“JP’s Family Restaurant & Sports Lounge” (Front)
40
“Breakfast Lunch Dinner” (Entry)
11.54
“JP’s Family Restaurant & Sports Lounge” (2 Freestanding)
52.5
Total Sign
Area
Sign Area
Allowed
104
187.5
A proposed freestanding sign structure would be located in front of the building with “JP’s Family
Restaurant & Sports Lounge” on both sides of the structure, and a total proposed sign area of 52.5
square feet.
For freestanding signs, the sign area generally is limited to 30 square feet, provided that the area may
be increased for each foot that the sign structure is set back from the front property line. The plans as
shown depict the front of the sign structure less than 5 feet from the font of the property line, which
would allow a total sign area of 50 square feet, slightly less than the area proposed. Staff contacted
the applicant, who would agree to place the sign structure at least 60 inches back from the front
property line in order to install the proposed signs on the freestanding sign structure. This change is
included as a proposed condition of approval.
The freestanding sign would be 5½ feet tall, be located within the middle one-third of the property
frontage, and in a “planter of appropriate dimension” satisfying section 17.38.100 of the zoning
ordinance concerning business signs.
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Landscaping: For the planter on which the freestanding sign will be located, the applicant proposes to
plant 16 One Gallon Hemerocallis hybrids. Between the sign structure and the sidewalk, a drought
resistant shrub or other planting might be preferable to the rock depicted on the plans. The area of
this planter is less than 500 square feet, and therefore is not subject to the Statewide WELO (Water
Efficient Landscape Ordinance).
The area for the existing and proposed signage, as described and conditioned in this report, is within
the thresholds calculated for the subject parcel under Zoning Ordinance Section 17.38.100. Therefore
the proposed signage conforms to the Zoning Ordinance.
Summary
While the uses on the subject property conform to the General Plan and the Zoning Ordinance, the
combined total of the square footage for the proposed business signage is within the thresholds
outlined under the Zoning Ordinance. Staff recommends approval for the subject application, subject
to the proposed conditions.
CONCLUSION
SITE DEVELOPMENT REVIEW
Should the Castro Valley Municipal Advisory Council recommend approval for the subject
application, the following are suggested conditions consideration:
1. A Building Permit and/or Electrical Permit shall be secured where required.
2. Upon completion of work, applicant shall remove the existing pole sign and structure.
3. The freestanding sign structure shall be placed a minimum of 60 inches away from the front
property line, or the area of the signs on the structure shall be reduced to comply with section
17.38.100 of the Alameda County Zoning Ordinance.
4. Any and all lighting shall be designed, installed, and operated so as not to radiate or emit
glare towards the neighboring properties or the public right of way. Lighting shall be
oriented internally toward the site. The illumination intensity of lighting shall be sufficient
only for the intended purpose and neither excessive nor unnecessary.
5. Applicant and property owner shall defend, indemnify, and hold harmless Alameda County
or its agents, officers, and employees from any claim, action, or proceeding against Alameda
County or its agents, officers or employees to attack, set aside, void, or annul Sign Review,
PLN-2015-00219, the findings of the CEQA determination, or any combination thereof. Such
indemnification shall include, but not be limited to, an award of costs and attorney's fees
incurred by Alameda County in its defense. The County shall promptly notify applicant of
any such challenge.
6. Window areas along the building frontage shall be kept free and clear of signage or related
images.
7. Design, colors and materials shall match and/or be consistent with that depicted on plans
submitted.
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8. All requirements of the following County agencies shall be met:
a. Alameda County Fire Department
b. Alameda County Building Inspection Department
c. Alameda County Public Works Agency
ATTACHMENTS
Referral Responses
Photographs
EXHIBITS
Fig. 1 –Current View of Property
PREPARED BY:
REVIEWED BY:
Damien Curry, Planner
Phil Sawrey-Kubicek, Senior Planner
H:\APPLICATIONS - 2015\PLN2015_00219\Staff Report\PLN2015-00219 CVMAC Staff Report
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