HomeMy WebLinkAbout2. PLN-17-00162 Zone TextLC ityafDowney
DATE: MARCH 7, 2018
STAFF REPORT
PLANNING DIVISION
TO: PLANNING COMMISSION
SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY EVELOPMEN
REVIEWED BY: DAVID BLUMENTHAL, CITY PLANNE
PREPARED BY: MONICA ESPARZA, SENIOR PLANNER
SUBJECT: PLN -17-00162 (ZONE TEXT AMENDMEN ) — A REQUEST TO AMEND
ARTICLE IX, CHAPTER 6 (SIGNS) OF THE DOWNEY MUNICIPAL
CODE TO ADOPT LANGUAGE ADDRESSING SIGNAGE FOR PRIVATE
PRIMARY EDUCATION (K-12) SCHOOLS
LOCATION: CITYWIDE
ZONING: RESIDENTIAL ZONES
REPORT SUMMARY
Article IX, Chapter 6 (Signs) of the Downey Municipal Code does not include development
standards for signs at private primary education (K-12) schools that are located within
residential zones. As such, these schools must apply for a variance in order to obtain signage.
The proposed ordinance seeks to create uniformed signage standards specific to private
primary education (K-12) schools located in all zones.
Based on the analysis contained in this report, staff is recommending the Planning Commission
adopt the following titled resolution:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY RECOMMENDING THAT THE CITY COUNCIL APPROVE A ZONE
TEXT AMENDMENT (PLN -17-00162), THEREBY ADDING SECTION 9620.05
TO -CHAPTER 6 OF ARTICLE IX OF THE MUNICIPAL CODE REGARDING
SIGNAGE FOR PRIVATE PRIMARY EDUCATION (K-12) SCHOOLS
BACKGROUND
On February 21, 2017, Staff was approached by Our Lady of Perpetual Help School requesting
development standards for a monument sign. This school is located at 10441 Downey Avenue
on property zoned R-1 7,500. Section 9618.02, Table 9.6.2 states that the allowable signs within
the R-1 and R-2 zones are those signs classified as "exempt signs" under Code Section 9612.
Although this chapter of the Downey Municipal Code includes language regarding signage for
churches, it does not speak to schools associated with churches that are not located on the
same property.
On August 29, 2017, staff met with representatives for St. Pius X — St. Matthias Academy to
discuss options for a new, LED monument sign. This school is located at 7851 Gardendale
Street on property zoned R-1 5,000. Similar to Our Lady of Perpetual Help, this school is
located within a residential zone and is not located on the same site as a church. Therefore,
they were unable to apply for a sign permit without having to request a variance for the signage.
The City of Downey currently has five (5) private primary education schools located on
residentially zoned property that are not associated with churches and/or are not located on the
same property as the church they are affiliated with. Existing signage for each of these schools
was obtained via Zone Exceptions and Variances. Pursuant to D.M.C. Section 9164, a
Variance is "a permit which grants a property owner relief from development standards
contained in this article when strict compliance with this article would result in undue hardship
on the owner due to special circumstances or conditions applicable to a property, including size,
shape, topography, location, or surroundings."
Based on the findings required to approve a variance, a recommendation of approval would not
be possible since the City cannot grant a variance based on the zoning of a lot. Additionally, the
intent and purpose of the Sign Ordinance, found in D.M.C. Chapter 6, is to allow the expression
of political, religious, and other noncommercial speech at all times. As such, staff felt it
necessary to create uniformed signage standards, specific to private, primary education schools
so as to assist schools in residential areas with their signage needs.
Public schools within the City of Downey are within the jurisdiction of Downey Unified School
District and therefore are exempted from city regulations.
On February 22, 2018, notice of the pending public hearing was published in the Downey Patriot
as a'/8th page ad in accordance with the requirements of the Downey Municipal Code.
DISCUSSION
On October 18, 2017, the Planning Commission initiated a Zone Text Amendment to amend
Article IX, Chapter 6 (Signs) to adopt language addressing signage for private primary
education schools. Staff reviewed sign ordinances for the following eight (8) cities regarding
school signage: Pasadena, Glendora, Norwalk, Covina, South Gate, West Covina, Pico Rivera,
and Bell Gardens. Based on this research, Staff recommends that the following section be
added to Article IX, Chapter 6:
9620.05 — PRIVATE PRIMARY EDUCA TION (K-12) SCHOOLS
In addition to the signs permitted within the underlying residential zone, as outlined in Table
9.6.2 of this Chapter, primary education schools, located within a residential zone, are permitted
the following signs:
a) One (1), non -illuminated wall sign per street frontage, not to exceed a maximum sign
area of 32 square feet per sign.
(1) Wall signage content shall be limited to the school name and address; and
Zone Text Amendment (School Signage) - PLN -17-00162
March 7, 2018 - Page 2
b) One (1) monument sign, located along the school's primary street frontage, which shall
not exceed a maximum sign area of seventy (70) square feet, and a maximum height of
eight (8) feet.
i. Changeable copy shall not change more than once every ten seconds during the hours
of 6:30 a.m. to 8:00 p.m.;
ii. Illuminated, changeable signage shall be turned off during the hours of 8:00 p.m. to 6:30
a. m.;
iii. Changeable copy shall not rotate, move, or cause uncontrolled direction of lights, flash,
reflect, scroll, brighten, or include animated text or video;
iv. Signs must have a dim control to minimize light output and brightness;
v. No audio output allowed;
vi. Lighting levels on the cligital sign shall not exceed 0.3 foot candles above ambient light
from a distance of 250 feet, as measured according to standards of the Outdoor
Advertising Association of America (OAAA);
vii. Illumination shall be directed such that minimal light spill will occur on either side or the
top or bottom of the sign face;
viii.A light sensor shall be installed with the sign to measure ambient light levels and to
adjust light intensity to respond to such conditions: the light sensor adjusts the
sign's brightness in order to compete with ambient light; the darker the
surrounding ambient light, the less bright the sign is;
ix. Content shall be limited to school events only and shall not be sold or leased for
commercial or off-site advertising;
x. Changeable copy shall be no more than 75% of the sign area; and
xi. Sign shall be 10 feet from the property line.
xii. Schools with an interior side property line abutting a residential lot shall not erect a
monument sign closer than 50 feet from said residential lot.
c) Freestanding signs are prohibited.
The above -stated language is designed to accommodate both proposals from Our Lady of
Perpetual Help and St. Pius X — St. Matthias while taking into consideration the impacts on
adjacent residential properties. Although St. Pius X — St. Matthias requested that the
changeable copy be allowed to change every 8 seconds, further research found that Downey
Unified School District allows copy to be changed every 10 seconds. It is staff's opinion that
these standards should remain consistent with existing practices, therefore the proposed code
language states 10 seconds. Additionally, the lighting requirements take into account
surrounding residential uses. As there is currently no illuminated, changeable signage at either
of these schools, staff felt it necessary to include standards to minimize the impact of the
Zone Text Amendment (School Signage) - PLN -17-00162
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lighting of these new signs by requiring hours when the sign must be shut off, light sensors, and
specific lighting and brightness levels.
ENVIRONMENTAL ANALYSIS
Staff has reviewed the proposed Zone Text Amendment for compliance with the California
Environmental Quality Act (CEQA). Upon completion of this review staff has determined that
the proposed zone text amendment is not subject to CEQA pursuant to Sections 15060(c)(2) of
the State CEQA Guidelines, because it will not result in a direct or reasonably foreseeable
indirect physical change in the environment.
FINDINGS
Pursuant to Municipal Code Section 9832.06, there are two (2) findings that must be adopted
prior to the City approving the Zone Text Amendment. A discussion of the findings follows:
A. The requested amendment is necessary and desirable for the development of the
community and is in the interests or furtherance of the public health, safety, and
general welfare.
The requested amendment is necessary and desirable for the development of the
community because these private schools are attended by residents of Downey and the
surrounding communities. In order for these schools to provide signage for the
community to advertise school functions, standards need to be put in place to allow
private schools to do so. Private schools located in residential zones do not have the
same rights as those located within commercial zones, therefore, this is necessary to
establish consistency among private schools located within the city. Furthermore, the
amendments is in the interest of the public health, safety, and welfare because the
proposed standards mitigate negative impacts to surrounding residential uses by
providing light sensors, hours indicating when the sign must be turned off, and specific
lighting and brightness standards.
B. The proposed amendment is in general conformance with the General Plan.
The proposed amendment is in conformance with General Plan Goal 7.4, wherein it
states "combine efforts by the local school districts and the city towards enhancing the
community." The amendment was initiated by the inability to modify and add new
signage to two (2) private schools located within residential zones. Whereas these
schools serve the surrounding community, the City felt it was necessary to support these
schools' efforts to promote school -sponsored events. Additionally, this amendment also
promotes General Plan Program 8.1.1.8, wherein it states "promote good quality sign
design". The proposed language is designed to accommodate the schools' needs while
maintaining an aesthetically pleasing design.
CORRESPONDENCE
As of the date that this report was printed, staff has not received any correspondence regarding
this application.
Zone Text Amendment (School Signage) - PLN -17-00162
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CONCLUSION
Based on the analysis contained within this report, staff is concluding that the proposed Zone
Text Amendment (PLN -17-00162) will enable private, primary education schools located within
residential zones the ability to erect signage associate with their operations.
EXHIBITS
A. Proposed Planning Commission Resolution
B. Draft Ordinance
Zone Text Amendment (School Signage) - PLN -17-00162
March 7, 2018 - Page 5
RESOLUTION NO. 18-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
DOWNEY RECOMMENDING THAT THE CITY COUNCIL APPROVE A ZONE
TEXT AMENDMENT (PLN -17-00162), THEREBY ADDING SECTION 9620.05
TO CHAPTER 6 OF ARTICLE IX OF THE MUNICIPAL CODE REGARDING
SIGNAGE FOR PRIVATE PRIMARY EDUCATION (K-12) SCHOOLS
THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission of the City of Downey does hereby find,
determine and declare that:
A. City staff was approached by Our Lady of Perpetual Help and St. Pius X — Matthias
Academy, private, primary education schools located within residential zones, to
erect monument signs; and,
B. Article IX, Chapter 6 (Signs) does not permit monument signs within residential
zones, therefore, the schools were unable to build the signage commonly associated
with schools; and,
C. On October 18, 2017, the Planning Commission initiated a Zone Text Amendment to
amend Article IX, Chapter 6 (Signs) to adopt language addressing signage for
private, primary education schools; and,
D. On February 22, 2018, notice of the pending zone text amendment was published in
the Downey Patriot as a 'f8"' page ad in accordance with the requirements of the
Downey Municipal Code; and,
E. The Planning Commission held a duly noticed public hearing on March 7, 2018, and
after fully considering all oral and written testimony and facts and opinions offered at
the aforesaid public hearing, adopted this resolution.
SECTION 2. The Planning Commission further finds, determines and declares the
requested Zone Text Amendment is not subject to CEQA pursuant to Sections 15060(c)(2) of
the State CEQA Guidelines, because it will not result in a direct or reasonably foreseeable
indirect physical change in the environment.
SECTION 3. Having considered all of the oral and written evidence presented to it at
said public hearing, the Planning Commission further finds, determines and declares that:
A. The requested amendment is necessary and desirable for the development of the
community and is in the interests or furtherance of the public health, safety, and general
welfare. The requested amendment is necessary and desirable for the development of
the community because these private schools are attended by residents of Downey and
the surrounding communities. In order for these schools to provide signage for the
community to advertise school functions, standards need to be put in place to allow
private schools to do so. Private schools located in residential zones do not have the
same rights as those located within commercial zones, therefore, this is necessary to
establish consistency among private schools located within the city. Furthermore, the
amendments is in the interest of the public health, safety, and welfare because the
AMada Page 6
Resolution No. 18 -
Downey Planning Commission
proposed standards mitigate negative impacts to surrounding residential uses by
providing light sensors, hours indicating when the sign must be turned off, and specific
lighting and brightness standards.
B. The proposed amendment is in general conformance with the General Plan in that the
proposed amendment is in conformance with General Plan Goal 7.4, wherein it states
"combine efforts by the local school districts and the city towards enhancing the
community." The amendment was initiated by the inability to modify and add new
signage to two (2) private schools located within residential zones. Whereas these
schools serve the surrounding community, the City felt it was necessary to support these
schools' efforts to promote school -sponsored events. Additionally, this amendment also
promotes General Plan Program 8.1.1.8, wherein it states "promote good quality sign
design". The proposed language is designed to accommodate the schools' needs while
maintaining an aesthetically pleasing design.
SECTION 4. Based upon the findings set forth in Sections 1 through 3 of this
Resolution, the Planning Commission of the City of Downey hereby recommends that the City
Council add the following section to Article IX, Chapter 6 of the Downey Municipal Code to read
as follows:
9620.05 -- PRIVATE PRIMARY EDUCATION K-12) SCHOOLS
In addition to the signs permitted within the underlying residential zone, as outlined in
Table 9.6.2 of this Chapter, primary education schools, located within a residential zone,
are permitted the following signs:
a) One (1), non -illuminated wall sign per street frontage, not to exceed a maximum
sign area of 32 square feet per sign.
(1) Wall signage content shall be limited to the school name and address;
and
b) One (1) monument sign, located along the school's primary street frontage,
which shall not exceed a maximum sign area of seventy (70) square feet, and a
maximum height of eight (8) feet.
i.Changeable copy shall not change more than once every ten seconds during the
hours of 6:30 a.m. to 8:00 p.m.;
ii.11luminated, changeable signage shall -be turned off during the hours of -8:00 p.m.
to 6:30 a.m.;
iii.Changeable copy shall not rotate, move, or cause uncontrolled direction of lights,
flash, reflect, scroll, brighten, or include animated text or video;
iv.Signs must have a dim control to minimize light output and brightness;
v.No audio output allowed;
Zone Text Amendment (School Signage) - PLN -17-00162
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Resolution No. 18 -
Downey Planning Commission
vi.Lighting levels on the digital sign shall not exceed 0.3 foot candies above
ambient light from a distance of 250 feet, as measured according to
standards of the Outdoor Advertising Association of America (OAAA);
vii. Illumination shall be directed such that minimal light spill will occur on either side
or the top or bottom of the sign face;
viii.A light sensor shall be installed with the sign to measure ambient light levels and
to adjust light intensity to respond to such conditions: the light sensor
adjusts the sign's brightness in order to compete with ambient light; the
darker the surrounding ambient light, the less bright the sign is;
ix.Content shall be limited to school events only and shall not be sold or leased for
commercial or off-site advertising;
x.Changeable copy shall be no more than 75% of the sign area; and
xi. Sign shall be 10 feet from the property line.
xii.Schools with an interior side property line abutting a residential lot shall not erect
a monument sign closer than 50 feet from said residential lot.
c) Freestanding signs are prohibited.
SECTION 5. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 7th day of March, 2018.
Patrick Owens, Chairman
City Planning Commission
I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning
Commission of the City of Downey at a regular meeting thereof, held on the 7th day of March,
2018, by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
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