El Cajon City Zoning Code
CHAPTER 17
190 SIGNS
§ 17.190.010 Title.
This chapter shall be known as the sign ordinance.
(Ord. 4950 § 3, 2010)
§ 17.190.020 Regulatory scope.
This chapter regulates signs that are located on private property (not including public rights-of-way), or on property owned by public entities other than the city of El Cajon, and over which the city holds land use regulatory authority, when such property is located within the corporate limits of the city of El Cajon.
(Ord. 4950 § 3, 2010)
§ 17.190.030 Purpose and intent.
The purpose of this chapter is to establish a comprehensive system for the regulation of signs in the city of El Cajon. Sign regulation is enacted to serve the interests of community aesthetics, vehicular and pedestrian safety, to protect and preserve property values, to improve the visual environment of the city so as to promote commerce, investment, tourism, visitation, and the overall quality of life for persons living in, doing business in, or visiting the city. The provisions of this chapter are also intended to promote the public health, safety and general welfare of persons driving, parking, walking, residing, or conducting business within the city by reducing visual distractions to motorists, by making signs and advertising displays more attractive, aesthetically pleasing, and more effective. It is the further purpose of this chapter to ensure that every use of property within the city receives adequate identification. The regulations of this chapter are not intended to permit any violations of the provisions of any other lawful ordinance, or to prohibit the use of any sign required by any law superior to that of this ordinance.
(Ord. 4950 § 3, 2010)
§ 17.190.040 Basic policies.
The policies and provisions of this section shall apply to all signs regulated by this chapter.
A.
Message Neutrality. Consistent with both the federal and state constitutions, it is the city's policy to regulate signs in a manner that is content neutral as to noncommercial signs and viewpoint neutral as to commercial signs.
B.
Regulatory Interpretations. All regulatory interpretations of this chapter are to be exercised in light of the city's message neutrality policy. Where a particular type of sign is proposed in a permit application, and the type is neither expressly allowed nor prohibited by this chapter, or whenever a sign does not qualify as a "structure" as defined in Chapter 15.04, then the director shall approve, conditionally approve, or disapprove the application based on the most similar sign type that is expressly regulated by this chapter. Architectural compatibility shall be analyzed without consideration of the message to be displayed on a sign, other than the distinction between on-site and off-site commercial messages.
C.
Discretionary Approvals. Whenever a sign or proposed sign is subject to any discretionary approval process, including, but not limited to, a variance, or a conditional use permit, no consideration will be given to sign copy or message to be displayed, other than a determination as to whether the message will constitute off-site commercial copy. This principle applies equally at all levels of approval.
D.
Message Substitution Policy. Subject to a property owner's consent, a noncommercial message of any type may be substituted for any duly permitted or allowed commercial message or any duly permitted or allowed noncommercial message, provided that the sign structure or mounting device is legal, without consideration of message content. Such substitution of message may be made without any additional approval or permitting. This provision prevails over any more specific provision to the contrary within this chapter. The purpose of this provision is to prevent any inadvertent favoring of commercial speech over noncommercial speech, or favoring of any particular noncommercial message over any other noncommercial message. This provision does not create a right to increase the total amount of signage on a parcel or land use, nor does it affect the requirement that a sign structure or mounting device be properly permitted.
E.
Noncommunicative Aspects of Signs. All rules and regulations concerning the non-communicative aspects of signs, such as location, size, height, illumination, spacing, orientation, and so forth, stand enforceable independently of any permit or approval process.
F.
Billboard Policy. It is a fundamental land use policy of the city of El Cajon to prohibit the construction, erection or use of any billboards, as defined in this chapter, other than those that legally exist in the city, or for which a valid permit has been issued and has not expired as of the date on which this provision is first adopted, or as may be allowed by the S overlay zone (section 17.190.270, below). The city adopts this policy pursuant to California Government Code section 65850, and California Business and Professions Code sections 5354(a) and 5408.3 (both effective January 1, 2003). No permit shall be issued for any billboard that violates this policy, and the construction or maintenance of any billboard in violation of this subsection is declared a nuisance and the city may take immediate steps to abate any nuisance created by any billboard constructed or maintained in violation of this policy. The city council affirmatively declares that it would have adopted this subsection even if it were the only provision in this chapter.
The city council intends for this subsection to be severable and separately enforceable, even if other provisions of this chapter may be declared, by a court of competent jurisdiction, to be unconstitutional, invalid or unenforceable. This subsection does not prohibit agreements to relocate presently existing, legal billboards, as encouraged by California Business and Professions Code Section 5412.
G.
Multiple Use Zones. In any zone where both residential and nonresidential uses are allowed, the signage rights and responsibilities applicable to any particular use shall be determined as follows: residential uses shall be treated as if they were located in a residential zone, and nonresidential uses shall be treated as if they were located in a zone where that particular use would be allowed, either as a matter of right or subject to a conditional use permit or similar discretionary process.
H.
Property Owner's Consent. No sign may be displayed on real or personal property without the consent of the legal owner of the property on which the sign is mounted or displayed. For purposes of this subsection, "owner" means the holder of legal title to the property and all parties and persons holding a present right of possession, control, or use of the property.
I.
On or Projected Over Public Right-of-Way; On City-Owned Property. No sign may be placed on, or project over the public right-of-way, and no sign shall be allowed on City-owned property, unless such projection or placement is specifically authorized by this chapter or by a policy statement or resolution, adopted by the city council, authorizing such projection or placement.
J.
Legal Nature of Signage Rights and Duties. As to all permanent signs attached to property, real or personal, the signage rights, duties and obligations arising from this chapter attach to and travel with the land or other property on which a sign is mounted or displayed. This subsection does not modify or affect the law of fixtures, or sign-related provisions in private leases regarding signs (so long as they are not in conflict with this chapter).
K.
Compliance with Safety Codes. In addition to the requirements of this chapter, all signs displayed in the city must comply with the provisions of Title 15, regulating building and construction in the city.
L.
Compliance With Other Laws. All signs displayed in the city must comply with the requirements of this chapter and the requirements of all other applicable laws.
M.
Permit Requirement. It is illegal to display any sign within the city without a sign permit as required in Section 17.190.060, unless the particular sign is expressly exempted from the permit requirement by any provision of this chapter.
N.
Right to Permit. When a given sign is subject to the permit requirements of this chapter, and the applicant satisfies all of the requirements of this chapter and all other applicable law, the permit shall be issued upon the terms and conditions stated in this chapter and such other applicable laws.
O.
Right to Sign. When a sign is not subject to a permit requirement, and fully conforms with all the provisions of this chapter and all other applicable laws, the sign may be displayed as a matter of right.
P.
Severance. If any section, sentence, clause, phrase, word, portion, or provision of this chapter is held invalid, unconstitutional or unenforceable, by any court of competent jurisdiction, such holding shall not affect, impair, or invalidate any other section, sentence, clause, phrase, word, portion, or provision in this chapter that can be given effect without the invalid portion. In adopting this chapter the city council affirmatively declares that it would have approved and adopted the chapter even without any portion that may be held invalid or unenforceable.
(Ord. 4950 § 3, 2010; Ord. 5018 § 65, 2015; Ord. 5105 §§ 1—3, 2021)
§ 17.190.050 Sign definitions.
The following alphabetically listed definitions shall be used when interpreting this sign ordinance. Refer to Chapter 17.10 of this title for provisions relating to the interpretation of ambiguity or omissions.
means an advertising structure or a sign as defined in this chapter.
means a structure of any kind or character, including statuary erected or maintained for outdoor advertising or attention calling purposes, on which any poster, bill, printing, painting, or other advertisement, identification, or directions of any kind may be placed, including statuary which implies a message in itself or which calls attention to the premises on which it is constructed. The term "advertising structure" does not apply to public art.
means a sign with action, motion, or moving parts, including devices activated by wind or forced air, or human power, and signs that revolve. This definition does not include revolving barber poles.
means a temporary shelter, which protrudes from, and is supported entirely by, the exterior wall of a building. For the purposes of sign regulations, any sign on an awning shall observe all applicable provisions of the Zoning Code. For example, awning signs shall count toward overall size regulations and shall not project over public rights-of-way.
means a type of sign or advertising display consisting of a nonporous bag of material filled with heated air, a gas lighter than air, or air under pressure and used for advertising purposes.
means a permanent structure sign with a display face exceeding 32 square feet that is used to display off-site commercial messages.
means a technique used for calculating the area of irregularly shaped sign copy and graphics. Boxing means to draw a series of parallel lines around the area of the sign element being measured. These parallel lines are connected to enclose the sign element within a contiguous area consisting of rectangles and/or parallelograms. For the purpose of calculating allowable sign area, the cumulative area of the rectangles and parallelograms is considered to be the area of the sign element.
means a sign that appears to be a direct vertical extension of a building face, but which in reality projects above the roofline of a building. A building face extension sign forms a continuous connection with the building face or wall toward which it is oriented and shall not extend higher than three feet above the building wall to which it is attached.
means a sign painted or constructed flush along the face of a wall of a building or structure.
means a sign attached, painted, or suspended from a canopy or similar architectural feature, but which does not project above the supporting canopy.
means a message displayed on a sign that proposes a commercial transaction or is related primarily to the economic interests of the speaker and its audience. Messages promoting professional services are within this definition.
means an advertising structure or sign less than one hundred square feet in total area (all display faces combined) that serves to identify approved community-wide events.
means a temporary sign located on property where a building permit or equivalent has been issued, actual building or construction is taking place, and no certificate of completion or certificate of occupancy has yet been issued.
means a sign with either a fixed or changeable display which may be changed by electronic processes or remote control, which may include words and/or pictures and composed of a series of lights, light emitting diodes (LEDs) or liquid crystal displays (LCDs) or functionally similar signs.
means a freestanding temporary sign typically constructed of a single plastic or metal shaft driven in the ground with an attached pennant that is vertically elongated and mounted to the shaft.
means a sign with lights or reflective materials that flashes, strobes, or reflects light, or that changes in image or intensity more frequently than once each four seconds. Time and temperature indicators and traditional revolving barber poles are not within this definition.
means a sign within 660 feet of a freeway, which has copy that is directed toward, and intended to be viewed from, a freeway.
means a sign that displays the price of the product, but does not have changing copy.
means a sign that provides functional information that is incidental, supplemental or accessory to a permitted use on a property, or direction and distance information for the use of pedestrians or motorists. Such signs typically display information such as Entrance, Exit, Telephone, Restrooms, etc.
means a type of sign or advertising display greater than sixteen inches in diameter at its widest point and consisting of a nonporous material that is filled with or activated by heated air, a gas lighter than air, or air or a gas under pressure, and used for purposes of advertising, attracting attention, or conveying a visual image.
means a sign attached to or constructed on a marquee.
means an informational sign used in conjunction with drive-through restaurants or other establishments that serve or communicate with customers, clients or members who are located in their motor vehicles.
means a low-profile freestanding structure eight feet or less in height and length, and two feet or less in width, containing a sign area of no more than 48 square feet per sign face, and no more than 96 square feet per sign. A monument sign shall include a solid foundation. A monument sign shall require a building permit.
means sign copy or graphics that do not relate primarily to the economic interests of the speaker or audience, or do not propose an economic transaction or the providing of professional services. Such speech or messages typically consist of visual expression of opinion on topics of public concern and debate, including but not limited to, politics and religion.
means a sign that displays commercial information, copy or image that does not pertain to goods or services available at the same location where the sign is located. The off-premises/on-premises distinction (or the off-site/on-site distinction) refers only to commercial messages.
means a sign that at any time carries any commercial advertising, identification or directions pertaining to the same location. The off-premises/on-premises distinction (or the off-site/on-site distinction) refers only to commercial messages.
means a sign of a non-temporary nature requiring a building permit or a sign permanently fixed in a lawful location.
means a separate and detached on-premises sign or advertising structure, which receives its support from one or more poles, columns, uprights, braces, pillars or similar devices.
means a type of sign that is easily moved from one location or position to another. Such signs are typically mounted on vehicles or trailers, or made of such lightweight materials that they may be moved by hand to another location. This definition also includes "A-framed signs," "sandwich boards," and "stake signs."
means a sign which projects or extends outward from the face of any building and which uses the building wall as its main source of support. For the purposes of this chapter, a standard size barber pole projecting no more than one foot from the face of a building shall be considered a projecting sign, but shall not fall under the limitations prescribed in Section 17.190.200(C)
means a temporary sign mounted on real estate that provides information regarding any proposed economic transaction involving real estate, including, but not limited to, "for sale," "for rent," "for lease," etc., except that signs displaying information about short-term rentals, such as hotel and motel signs, are not within this definition.
means an "off-premises sign" that is displayed for a temporary duration and which is located on property other than that which is being advertised for sale, lease, rental or exchange. The property being advertised for sale, lease, rental or exchange shall be located within the city of El Cajon. "Open house" signs are included in this definition.
means a sign erected upon or above a roof or parapet wall of a building and is wholly or partially supported by such building, and which projects above the highest part of such roof or parapet wall.
means any mark, display, visual image, or painted character, on any card, cloth, paper, metal, or screen, that is mounted, supported, or displayed on any wooden structure, wall, bush, rock, fence, or other mounting or supporting device, and is visible from any public right-of-way within or adjacent to the city. The word "sign" also includes any graphic announcement, declaration, demonstration, display, illustration, or insignia used to promote the interest of any person when the same is placed out of doors in view of the general public. However, the following are excluded from this definition:
Address Number. When 12-inches or less for buildings, and when 8-inches or less for individual ground floor tenants mounted on an applicable storefront; See Section 17.190.110 for address minimum standards.
Architectural Features. Decorative or architectural features of buildings (not including lettering, trademarks, or moving parts);
Fireworks, etc. The legal use of fireworks, candles and artificial lighting not otherwise regulated by this chapter;
Grave stones or grave markers;
Interior Signs. Signs or other visual communicative devices that are located entirely within a building or other enclosed structure and are not visible from the exterior thereof, provided the building or enclosed structure is otherwise legal;
Manufacturers' Marks. Marks on tangible products that identify the maker, seller, provider or product, and that customarily remain attached to the product even after sale;
Mass Transit. Visual images on duly licensed mass transit vehicles that legally pass through the city;
Memorial tablets, plaques and directional signs for community historical resources;
Newsracks and newsstands;
Personal Appearance. Items or devices of personal apparel, decoration or appearance, including tattoos, makeup, costumes (but not including commercial mascots); and
Symbols Embedded in Architecture. Symbols of noncommercial organizations or concepts, including, but not limited to, religious, or political symbols, when such are permanently integrated into the structure of a permanent building that is otherwise legal.
means the entire communicative area of a sign, including any background area that demarks or emphasizes the visual image, not including architectural and structural features that function as mounting or support devices.
means an individual who holds, flips, or spins a portable sign containing a commercial message at a location intended to attract the attention of motorists or pedestrians. Sign spinners are defined by the possession of a portable sign with a commercial message, regardless of whether or not the sign is being flipped, spun, or otherwise moved in a manner intended to attract attention.
means a temporary sign located on the premises of a subdivision or tract housing development located within the city, or whose message (if commercial in nature) refers or pertains to such a project.
means a sign attached to or suspended from the underside of an arcade, canopy, porte cochere or marquee and oriented to pedestrian traffic.
means flags, banners, bunting, streamers, pennants, balloons, inflatable objects and similar devices. They are designed, constructed, and intended to attract attention or convey a visual image, and they are typically made of flexible or non-rigid materials such as cloth, fabric or plastic.
means a kind of temporary advertising device, which by virtue of its construction from lightweight or flimsy materials, is not intended for, or is not suitable for, display over a period of one hundred eighty days.
means a sign mounted on a truck or trailer or other mode of conveyance. (See also "Vehicle sale sign.")
means one temporary sign, which is displayed, painted, or otherwise affixed to the front windshield of an automobile which is legally being sold from private property, the size of which shall not exceed the dimensions of the windshield on which it is displayed. (See also "trailer-mounted or truck-mounted sign.")
means a sign illuminated or otherwise painted or installed on either side of a window, including signs that are less than three feet behind a window and facing public view.
(Ord. 4950 § 3, 2010; Ord. 4968 § 53, 2011; Ord. 4984 § 4, 2013; Ord. 5018 §§ 67, 68, 70, 2015)
§ 17.190.060 Permit requirements.
A sign permit, freeway-oriented sign permit, site development plan permit, or conditional use permit shall be required prior to the placing, erecting, moving, or alteration of any sign in the city, unless expressly exempted by this chapter. A temporary sign permit is required for all temporary signs, unless expressly exempted by this chapter. A site development plan shall be required prior to the placing, erecting, moving, or reconstructing of any billboard sign in the city. One or more signs may be approved for the same property with the same permit. Signs requiring a permit of any kind shall comply with the provisions of this chapter and all other applicable laws and ordinances. Applications for sign permits, temporary sign permits, freeway-oriented sign permits, and site development plan permits shall be made on forms as prescribed by the director of community development. Such applications shall be filed with the planning division and shall be accompanied by the material noted on the attachments to the application. Applications for site development plan permits shall be submitted and processed as described in Chapter 17.65 of this title. Applications for conditional use permits shall be submitted and processed as described in Chapter 17.50 of this title.
(Ord. 4950 § 3, 2010)
§ 17.190.070 Appeals.
Appeals of sign-related decisions shall be processed as described in Chapter 17.30 of this title.
(Ord. 4950 § 3, 2010)
§ 17.190.080 Sign area computations.
A.
Background area or sign face. In computing background area in square feet, standard mathematical formulas for known common shapes will be used. In the case of irregular shapes, straight lines drawn closest to the extremities of the shape will be used. On signs with more than one face, only that face or faces visible from any one direction at one time will be counted;
B.
Copy area. Signs, when composed of individual letters, shall be measured as a solid mass with gross dimensions calculated by boxing the area occupied by the letters. See the definitions in this chapter for a description of the boxing technique.
(Ord. 4950 § 3, 2010)
§ 17.190.090 Maintenance.
Every sign shall be properly maintained to ensure an attractive appearance, as well as structural, electrical, and mechanical integrity, and every sign shall be subject to maintenance provisions as follows:
A.
Abandoned on-site commercial signs. Notwithstanding the provisions of Section 5495(d) of the California Business and Professions Code, any location where business goods are no longer sold or produced, or where services are no longer provided, shall have 180 days to remove any derelict and/or nonconforming on-site commercial signs following notification by the city. The removal duty is on the legal owner of record of the property. Where due written notification has been given by the city and compliance has not been made within the required 180 day period, the city may cause removal of such signs with the cost for such removal to be assessed to the property;
B.
All on-site commercial signs shall be kept in clean, neat, and readable condition at all times. Damaged or dilapidated structural elements shall be promptly repaired; and
C.
All on-premises electric signs shall be refinished to remove rust or other corrosion due to the elements, and any cracked or broken faces and malfunctioning lamps or illumination tubes shall be replaced within 30 days following notification by the city.
(Ord. 4950 § 3, 2010; Ord. 4968 § 55, 2011)
§ 17.190.100 Illumination.
Permitted signs may be illuminated as follows:
A.
By interior means;
B.
By exterior means, provided such light illuminates only the sign and does not shine directly upon other property, either public or private;
C.
By frosted incandescent lamps, provided no single lamp exceeds fifteen watts capacity or does not exceed 0.5 candlepower at ten feet distance from sign.
(Ord. 4950 § 3, 2010)
§ 17.190.110 Nameplates and addresses.
A.
Nameplates. Nameplates not exceeding two square feet in area shall be permitted for each separate and distinct commercial, industrial, or residential use.
B.
Address numbers – As required by El Cajon Municipal Code Section 15.56.150, New and existing buildings shall have address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or modern basic Latin alphabetic letters. Numbers shall be a minimum of five inches high for residential occupancies, and eight inches high for commercial and all other occupancies. Three-inch high numbers or letters may be used for individual suite numbers or apartment numbers. All numbers and lettering shall have a minimum stroke width of one-half inch (12.7 mm).
(Ord. 4950 § 3, 2010; Ord. 4968 § 57, 2011)
§ 17.190.120 Incidental signs.
Incidental or directional signs, as described in Section 17.190.050 above, may be displayed in association with an authorized use and do not require approval of a permit. Other than menu boards, Incidental signs shall not exceed a height of four feet or an area of four square feet. Incidental signs shall only contain directional information, hours of operation, or necessary instructions, and shall not include commercial copy or company logos.
(Ord. 4968 § 59, 2011)
§ 17.190.130 Flags.
A.
Every property in the city may display the United States flag and the California State flag. Such flags may be attached to a single flagpole not to exceed a height of 55 feet, unless the planning commission approves a conditional use permit for an increased height.
B.
Additionally, each property in the city may display a single flag with a non-commercial message or an on-site commercial message that is mounted on a flagpole. The area of such flags shall not be counted toward the allowable sign area for the permitted use of the property. However, if such flags are mounted flush to a structure, they shall be considered banners and shall be subject to the requirements for temporary signs.
(Ord. 4950 § 3, 2010)
§ 17.190.140 Banners and other temporary advertising displays.
A.
Banners (including feather banners), balloons, searchlights, inflatable objects, and other temporary advertising displays may be used for special events such as grand openings and parking lot sales. They may also be used for approved seasonal businesses such as Christmas tree lots, flower stands and agricultural stands, or as otherwise permitted and described in this section.
B.
Temporary advertising displays shall be permitted only in the O-P, C-N, C G, C-R and C-M zones, and subject to the following limitations:
1.
New Establishments. A new establishment or new management of an existing establishment may display temporary advertising devices for a maximum period of 30 days.
2.
Balloons. Nonmetallic balloons with a maximum diameter of sixteen inches are permitted for any establishment, without limitation as to the number or height of display, except that such displays shall comply with all applicable laws, rules, and regulations, and shall be limited to a period of 30 consecutive days and 120 days during any 12-month period.
3.
Banners for Businesses Conducted Primarily Outdoors. Any commercial business establishment in which over 50% of its merchandise for sale is permitted to be displayed outdoors in the normal course of business in the C-G, C-R, or C-M zone, and such establishment occupies a minimum gross lot area of two acres (single-occupancy properties), may display banner(s) not exceeding a total maximum banner sign area of 0.25 square feet of sign area for each lineal foot of total street frontage. Those properties with more than one street frontage may combine the length of all street frontages to determine the maximum total sign area of banners. Such banners may be mounted on buildings and light poles within the property, however, banners located on light poles shall not exceed 15 square feet each.
4.
During certain special time periods described below, any establishment may display temporary advertising devices. The time periods are:
a.
Valentine's Day/Presidents' Day—from 12:01 a.m. on the second Saturday before Valentine's Day through two days after Presidents' Day (third Monday in February);
b.
Mother's Day—from 12:01 a.m. on the second Saturday before Mother's Day (second Sunday in May) through two days after;
c.
Independence Day—from 12:01 a.m. on the second Saturday before Independence Day (July 4th) through two days after;
d.
Labor Day—from 12:01 a.m. on the second Saturday before Labor Day (first Monday in September) through two days after;
e.
Winter Holiday—from 12:01 a.m. on the day after Thanksgiving (fourth Thursday in November) through January 3rd; and
5.
Any establishments in the O-P, C-N, C-G, C-R or C-M zones may also display temporary advertising devices with approval of a temporary use permit. Such displays shall be limited to two events per calendar year, each for a maximum duration of two weeks. For this purpose, the temporary use permit shall be processed without regard to the copy of message content of the sign.
C.
Noncommercial Temporary Signs. In addition to the noncommercial signage allowable under the message substitution policy, temporary signs with political, religious, or other noncommercial messages may be displayed as follows:
1.
Truck/Trailer-Mounted Signs. As truck-mounted or trailer-mounted signs on commercial or industrially zoned property on a temporary basis only;
2.
Window Signs. As signs mounted on the inside surface of any window in any zone so long as not more than 50 percent of the total amount of window space on the property is covered by signs at any point in time;
3.
Yard Signs. In residential zones and on legal residential uses, subject to property owner's consent, signs displaying noncommercial messages may be displayed on temporary yard signs, so long as the total display area of such signs does not exceed 24 square feet, setback rules are observed, height does not exceed five feet from grade, and the signs are not specially illuminated;
4.
Utility Poles, Wires, Cables, Crossbars or Pedestals. Property owner's consent is required whenever temporary signs are mounted on utility poles, wires, cables, crossbars or pedestals. When such utility facilities are privately owned, written permission of the owner must be obtained before any temporary sign bearing a noncommercial message may be mounted thereon; and
5.
Removal. When a temporary sign displaying a noncommercial message pertains to a specific event on a certain day (such as an election), or occurring within a certain time period with a definite ending, and such event or time period has passed, then such sign must be removed by the person or persons who placed the sign on display within 30 days. If such signs are not removed within the 30-day period, the property owner shall be deemed to grant permission to the city for entry onto the property and removal of the sign. Entry and removal by such permission shall be performed only if it can be accomplished without damage to the property and without entry onto any part of the property to which the property owner has a reasonable expectation of privacy.
D.
The city manager is authorized to approve both on-site and off-site temporary signs in conjunction with designated community-wide events. Any appeal of the approval or denial by the city manager of temporary signs for designated community-wide events may be appealed to the city council as though it was a decision of the planning commission, following the procedures set forth in Chapter 17.30.
(Ord. 4950 § 3, 2010; Ord. 4968 § 61, 2011; Ord. 5018 § 72, 2015)
§ 17.190.150 Construction, real estate and rental signs.
Construction signs, real estate signs, and rental signs shall be permitted when no more than one such sign of each type is displayed on a given parcel of real property, and no such sign exceeds 12 square feet in total area, except: In commercial or industrial zones such signs shall not exceed 32 square feet. One additional rental sign conforming to these provisions shall be permitted for each additional legal street frontage for a property, in a multiple-family zone, commercial zone, or industrial zone.
(Ord. 4950 § 3, 2010)
§ 17.190.160 Temporary on-site subdivision signs.
A.
Temporary on-site subdivision signs advertising the sale of dwelling units or lots within the subdivision on which the sign is located shall be permitted in any residential zone subject to:
1.
One structure with a single face not to exceed 100 square feet (with total area not to exceed 200 square feet for both faces); or two structures, each with a single-face area not to exceed 50 square feet (with a total area not to exceed one 100 feet for both faces);
2.
Where the subdivision is designed with more than one entrance from a public street, the director may approve one additional structure with a single-face area not to exceed 50 square feet (with a total area not to exceed 100 square feet for both faces).
B.
Such sign or signs shall be designed, constructed, and oriented to be viewed primarily from a surface street.
C.
Any sign permitted shall not hinder traffic visibility from any adjoining surface street, or from any driveways within the subdivision or adjoining the subdivision.
D.
If such sign or signs are single-faced, the back side shall be screened and/or painted a neutral color.
E.
An application shall be submitted to the director and shall be processed in the following manner:
1.
Applications will be approved when all the applicable requirements of this chapter are satisfied; initial approval shall be for a maximum display period of one year;
2.
At the expiration of the initial display period, the permittee may apply to the director for extensions, each of which shall not exceed 180 days. Extensions shall be granted upon a showing that the development is still actively marketing new homes; and
3.
The applicant shall provide a $100.00 bond for removal of each sign. Signs are to be removed within 10 days after expiration of the sign permit, or 10 days after the sale or occupancy of the last house within the subdivision, whichever occurs first.
F.
For the purpose of this section, a "subdivision" means the original tentative subdivision application and includes all other tentative subdivision applications approved within one year of the date of the original approval that are contiguous to any previous subdivisions owned by, or subdivided by, the same applicant.
(Ord. 4950 § 3, 2010)
§ 17.190.170 Off-site subdivision and real estate signs.
Except as otherwise provided herein, signs displaying off-site commercial messages shall be permitted only as follows:
A.
Temporary subdivision signs subject to the following provisions:
1.
No more than four such temporary off-premises signs shall be permitted for each subdivision.
2.
All such signs shall be designed, constructed, and oriented to be viewed primarily from surface streets.
3.
The subdivision advertised must be located in the city.
4.
Any sign permitted shall be no larger than the largest commercial sign permitted in the zone in which the sign is being requested, and shall observe setbacks within the zone in which the sign is being requested; however, in no event shall such sign exceed 128 square feet for each sign face.
5.
An application shall be submitted to the director that shall be processed in the following manner:
a.
If the application conforms to all requirements of this chapter and all other applicable law, the director shall approve the application for a display period not exceeding one year;
b.
After the initial one year display period, extensions shall be approved by the director upon a showing that the subdivision is still actively marketing new residential units in the subdivision. Individual extensions shall not be granted for more than 180 days at a time; and
c.
The applicant shall provide a bond for removal in the amount of $100.00 for each sign. Temporary subdivision signs must be removed within 10 days after expiration of the sign permit, or 10 days after the sale or occupancy of the last unit within the subdivision, whichever occurs first.
B.
Temporary off-site real estate or open house signs as defined in Section 17.190.050 above are permitted as follows:
1.
The property being advertised for sale, lease, rental, or exchange shall be located within the city of El Cajon;
2.
No more than six off-site real estate signs shall be permitted for each property being advertised;
3.
No more than two off-site real estate signs shall be permitted on any one property;
4.
No off-site real estate sign shall exceed four square feet in size, measured on one side;
5.
If an off-site real estate sign is located on property not owned by the applicant, proof of property owner's consent or authorization may be required by the city;
6.
No off-site real estate sign shall block sight distance as determined from the public right-of-way; and
7.
No flags, pennants, or other attention-getting devices that are otherwise prohibited by this chapter, may be permitted in conjunction with or attached to an off-site real estate sign.
(Ord. 4950 § 3, 2010)
§ 17.190.180 Electronic message display signs.
Electronic message display signs, as defined in section 17.190.050 above, may be authorized as part of any permitted sign display, subject to the same height, sign area, and location limitations of the permitted sign, and subject to the granting of a minor use permit. Electronic message display signs may display only noncommercial or on-site commercial messages. When allowed, such signs may not include any illumination, flashing, or message change that is in motion, or appears to be in motion, or that changes in image or intensity more than once per four seconds.
(Ord. 5072 § 30, 2018)
§ 17.190.190 Freeway-oriented signs.
A.
Any sign within 660 feet of a freeway right-of-way, and oriented toward the freeway or otherwise designed to be viewed from the freeway, shall require approval of a freeway-oriented sign permit by the director, or approval of a minor conditional use permit by the planning commission.
B.
The following signs are exempt from the requirements of this section:
1.
Signs or advertising displays that are not freeway-oriented and that conform in all other respects to the provisions of this title, may be permitted as freestanding signs (pole or monument) and wall or building face signs only;
2.
Signs erected by the city to direct traffic to roadside or community business areas, government offices or transit facilities. Pole or freestanding signs may be utilized for this use; and
3.
Signs required by law, including legal notices or advertisements prescribed by law or posted by any lawful officer or agent, are allowed without permit, so long as they conform to the law requiring their posting or display.
4.
Freeway-oriented city identification signs authorized by the city council.
C.
The director may approve freeway-oriented sign permits for freestanding and building face or wall signs as follows:
1.
If the commercial development as defined in Chapter 17.105 of this title is less than two acres in size, a freestanding pole sign may be permitted up to a maximum height of 52 feet;
2.
If the commercial development is two acres or more in size, a freestanding pole sign may be permitted up to a maximum height of 65 feet;
3.
Regardless of the permitted height, a freestanding pole sign shall be limited to a maximum sign area of two square feet for each lineal foot of the total street frontage and/or freeway frontage;
4.
In no case may the total number of freestanding signs, pole, or monument, freeway-oriented or not, exceed the total number of street and freeway frontages; and
5.
Freeway-oriented building face or wall signs shall be limited to a maximum sign area of two square feet for each lineal foot of building face or wall directed toward the freeway.
D.
The planning commission may approve freeway-oriented freestanding and building face or wall signs as follows:
1.
If the commercial development is two acres or more in size, a freestanding pole sign greater than 65 feet in height may be granted by minor conditional use permit, if it can be shown that a greater height is necessary in order to gain adequate identification. Such showing shall include a comparison of the elevation of the site and the elevation of the adjacent freeway;
2.
The maximum sign area of such freestanding pole sign shall be limited to two square feet for each lineal foot of total street and/or freeway frontage;
3.
In no case may the total number of freestanding signs, pole, or monument, freeway-oriented or not, exceed the total number of street and freeway frontages; and
4.
Freeway-oriented building face or wall signs shall be limited to a maximum sign area of two square feet for each lineal foot of building face or wall directed toward the freeway.
(Ord. 4950 § 3, 2010)
§ 17.190.200 Prohibited signs.
The following signs are prohibited, unless expressly allowed or permitted by another provision of this chapter:
A.
Animated signs;
B.
Flashing signs (including flashing string lights, light ropes, and strobe lights); except as permitted by section 17.190.140;
C.
Sign spinners;
D.
Marquee signs;
E.
Portable signs;
F.
Revolving signs (except barber poles);
G.
Banners, except as permitted by Section 17.190.140;
H.
Balloons, except as permitted by Section 17.190.140;
I.
Searchlights, except as permitted by Section 17.190.140; and
J.
Inflatable objects, except as permitted by Section17.190.140.
(Ord. 4950 § 3, 2010; Ord. 5148, 1/28/2025)
§ 17.190.210 Signs permitted in commercial zones.
The following signs are permitted in the O-P, C-N, C-G, and C-R zones, subject to the granting of a sign permit:
A.
Wall signs, building face signs, building face extension signs, and canopy signs shall be permitted, and shall be limited to a maximum cumulative sign area of four square feet per each lineal foot of building face to which the sign is attached. The provision for wall signs is reduced to a maximum cumulative sign area of two square feet per each lineal foot for properties in the O-P zone. The lineal distance of the building face shall be measured on a horizontal plane parallel to the surface of the building face.
B.
Roof signs may be permitted only in instances where it is demonstrated that it is not possible to adequately identify the use on the property by means of other permitted signs. Roof signs shall not be permitted where a property or business is already served and identified by a pole sign. A roof sign, where permitted, shall be limited to a total sign area not to exceed two square feet for each lineal foot of the building face toward which the sign is oriented, and shall not project over the exterior building lines of the structure upon which it is located. The height of such sign shall be limited to that necessary to identify the use on the property. The supports for such sign shall appear as an architectural and integral part of the building, and shall be free of extra bracing, angle iron, guy wires, cables, etc.
C.
Projecting signs subject to the following restrictions:
1.
All properties may have projecting signs where wall signs, building face, or building face extension signs project no more than 18 inches from such wall or building face, for the purpose of providing interior lighting or a relief effect to such wall or building face sign. In no case shall such wall, building face, or building face extension sign thus permitted be designed to be viewed from the side.
2.
Projecting signs that can be viewed from the side may be mounted and displayed under the following conditions:
a.
Where it is shown that it is not possible to identify adequately the use on the property by means of other permitted signs.
b.
Such projecting signs shall not be permitted where a property is served by a pole or roof sign.
c.
Such projecting signs:
i.
Shall provide a minimum ground clearance of eight feet;
ii.
Shall not projection over a public right-of-way;
iii.
Shall not project more than two feet from the building face, unless it can be demonstrated a greater distance is necessary to identify the use on the property;
iv.
Shall not extend higher than the building face upon which the sign is mounted.
v.
Shall be designed with the sign copy oriented vertically.
D.
Vehicle signs. Signs may be displayed on automobiles and trailers only for identification of an establishment of which the vehicle is an instrument (not including general commercial advertising) for identification of the owner or occupant of such vehicle, for announcing that the vehicle is available for sale, rent, lease or hire, or for the display of noncommercial messages. Vehicles used exclusively for general commercial advertising may not travel on roads, streets, or highways owned by the city of El Cajon. Vehicles displaying commercial messages may not be parked on a public street in such a manner as to constitute a temporary or movable sign; such manner is typically indicated by the parking of the vehicle in or near the same location for time periods exceeding fifty-five hours per week.
E.
Freestanding signs are of two types: pole signs and monument signs. Freestanding signs are permitted as follows: all establishments located in freestanding, single-occupant buildings, all commercial developments, and all individual commercial uses as defined in this title shall be entitled to at least one monument sign. Only certain establishments satisfying requirements for width, size, or combination of property, as specified herein, may mount and display pole signs. Commercial developments that qualify for a pole sign may elect either the pole sign or a monument sign. Individual tenants or lessees within a commercial development, as defined in this title, or within an individual commercial use, as defined in this title, shall not be entitled to separate freestanding signs, but may participate in sharing display space with the freestanding signs that are permitted by this title.
In cases where these provisions would not permit adequate identification of a property, special relief may be granted under subsections (E)(1)(e) and (E)(2)(e) of this section.
The use of freestanding signs shall be permitted only as follows:
1.
One pole sign shall be permitted for each commercial development located on a site having a minimum street frontage of 150 feet, or a minimum size of 22,500 square feet. This provision for a pole sign shall not apply to properties in the O-P zone.
a.
Such sign shall be limited to no more than 100 square feet of sign area per face, or no more than 200 square feet of sign area for all faces, excepting when such sign is utilized for more than one separate and distinct use, in which case the sign shall be limited to no more than 150 square feet of sign area per face, or no more than 300 square feet of total sign area for all faces.
b.
Such sign shall be limited to a height not to exceed 24 feet.
c.
Each commercial development located on a site having a minimum street frontage of 150, or a minimum lot area of 22,500 square feet, shall also have the option of selecting an alternative type of freestanding sign as described herein. However, not more than one type of freestanding sign arrangement shall be permitted for any one property, except as shown in subsections (E)(1)(e), (f) and (g) and (E)(2)(e) and (f) of this section.
d.
Properties with less than the required frontage for an individual pole sign may combine with other adjacent properties to jointly obtain the required frontage, and may place one pole sign conforming to the provisions herein to serve jointly.
e.
A freestanding pole sign may be permitted on properties with less than the required frontage or area in instances where it is demonstrated that it is not possible to identify adequately the use on the property by means of other permitted signs. Such pole sign shall not be permitted where a property is served by a roof sign. A pole sign, where permitted under this section, shall be limited to sign area as follows:
i.
Property with frontage width of at least 15 feet but less than 76 feet: pole sign area not to exceed 50 square feet per sign face, and not more than 100 square feet of sign area for all faces;
ii.
Property with frontage width of 76 feet but less than 150 feet: pole sign area not to exceed 70 square feet per sign face, and not more than 140 square feet of sign area for all faces.
f.
Each commercial development that is two acres or more in size may have one freestanding type of sign, pole, or monument for each street frontage, including any freeway frontage. Any freestanding pole signs shall be subject to the following limitations (see subsection (E)(2)(f) of this section for freestanding monument signs):
i.
Such pole sign(s) shall be limited to no more than two square feet of sign area per face for each lineal foot of street or freeway frontage;
ii.
Such pole sign(s) shall be limited to a maximum height of 65 feet. A greater height may be granted by conditional use permit, if it can be shown that a greater height is necessary to obtain adequate identification. In evaluating the factors for such conditional use permit, no consideration will be given to the copy or message to be displayed, other than whether it constitutes an off-site commercial message;
iii.
In no case may the total number of freestanding signs, pole and/or monument, exceed the total number of street frontages, including any freeway frontage;
iv.
The additional freestanding signs allowed by this subsection may be located along any street frontage, so long as the total number of allowable freestanding signs is not exceeded; and
v.
The location of any freestanding monument signs shall comply with subsection (E)(2)(c) of this section.
g.
Each commercial development that is two acres or more in size, but which has only one street or freeway frontage, may have a second freestanding pole or monument sign subject to the sign area and height provisions contained in subsection (E)(1)(f) or (E)(2)(f) of this section, as applicable.
2.
One monument sign shall be permitted for each individual commercial development, or each individual commercial use, having a street frontage of less than 150, and a lot size of less than 22,500 square feet, subject to the following limitations:
a.
Such sign shall be limited to no more than 48 square feet per sign face.
b.
Such sign shall be limited to a height not to exceed eight feet and a width or thickness not to exceed two feet.
c.
Such sign shall be located at least 15 feet to the side of any driveway intersection with the public right-of-way, and at least 15 feet to the side of any interior property line intersection with the public right-of-way. If such sign is set back at least 10 feet and perpendicular from the public right-of-way, the aforementioned 15-foot lateral offset will not be required. Such setbacks may be modified if it can be demonstrated that safe and proper visibility can be maintained at lesser setbacks. On any corner radius, a monument sign shall satisfy the requirements of Section 17.130.090 (Vision Clearance of Corner Lots).
d.
Where such commercial development occupies a property that has frontage on two or more streets, each of which is 66 feet in width or greater, one such sign may be permitted for each street frontage.
e.
Detached, freestanding commercial buildings in a commercial development may be granted a separate monument sign by conditional use permit if it can be demonstrated that it is not possible to identify adequately the use by means of other permitted signs.
f.
Each commercial development that is two acres or more in size may have one freestanding sign, pole, or monument for each street frontage, including any freeway frontage. Said freestanding monument signs shall be subject to the following limitations (see subsection (E)(1)(f) of this section for freestanding pole signs):
i.
Such monument sign(s) shall be limited to no more than 48 square feet per sign face;
ii.
Such monument sign(s) shall be limited to a height not to exceed eight feet;
iii.
In no case may the total number of freestanding signs, poles, and/or monuments, exceed the total number of street frontages including any freeway frontage;
iv.
The additional freestanding signs allowed by this subsection may be located along any street frontage, as long as the total number of allowable freestanding signs is not exceeded; and
v.
The location of any freestanding monument signs shall comply with subsection (E)(2)(c) of this section.
3.
Through the conditional use permit process, pole signs that are limited in area and height by subsections (E)(1)(a) and (b) of this section, may be increased in area and height up to 50 percent of the maximum dimensions permitted if it is determined that the sign will not be detrimental to surrounding properties and the increased dimensions are necessary for adequate identification.
F.
Screening fences and walls may contain signs painted, attached, or otherwise affixed to such fences and walls subject to:
1.
A sign on a screening fence or wall shall be approved only upon a demonstration by the applicant that such sign is necessary for the proper identification of the property, goods, services, or activities available thereon; and
2.
In no case shall the sign area for a screening fence or a screening wall exceed two square feet for each lineal foot of such wall or fence structure.
G.
Menu board signs may be permitted only as an accessory to a restaurant or other establishment providing services or goods to their customers while such customers are in motor vehicles. Such signs may not exceed 35 square feet in sign area. Up to two menu board signs may be permitted per such establishment.
H.
Window signs, as defined above in Section 17.190.050, are permitted in commercial zones and are exempt from the requirement for a permit. However, window signs shall not occupy more than 50 percent of the total window area and shall be counted toward the maximum wall or building face sign area otherwise allowed by this chapter; provided, however, the maximum total window area may be increased to 80 percent during certain special periods described in Section 17.190.130.
(Ord. 4950 § 3, 2010; Ord. 4968 §§ 63, 64, 2011; Ord. 4984 § 70, 2013)
§ 17.190.220 Signs permitted in the M zone.
The following signs shall be permitted in the M zone, subject to the approval of the appropriate permits:
A.
Wall signs, building face signs, building face extension signs, and canopy signs as described in Section 17.190.210. above.
B.
One monument sign per street frontage as described above in Section 17.190.210(E)(2).
C.
Signs on screening fences and walls as described above in Section 17.190.210(F).
D.
Projecting signs as described above in Section 17.190.210(C).
(Ord. 5018 § 74, 2015)
§ 17.190.230 Signs permitted in the C-M zone.
The following signs shall be permitted in the C-M zone subject to the approval of the appropriate permits:
A.
Wall signs, building face signs, building face extension signs, and canopy signs as described above in Section 17.190.210.
B.
Freestanding signs as described above in Sections 17.190.210(E).
(Ord. 4950 § 3, 2010)
§ 17.190.240 Signs permitted in single-family residential zones.
Except as provided elsewhere in this chapter, properties in single-family residential zones are prohibited from displaying signs of a commercial nature. However, uses that are authorized by conditional use permit within single-family zones may include signs as approved by the planning commission in association with the approved conditional use permit. Generally, such signs shall be limited to building face signs and monument signs with a maximum area of 48 square feet per sign face, unless it is determined that larger signs are necessary for adequate identification, and that said signs would not be detrimental to surrounding properties.
(Ord. 4950 § 3, 2010)
§ 17.190.250 Signs permitted in multiple-family residential zones.
A.
Except as provided elsewhere in this chapter, properties in multi-family residential zones are prohibited from displaying signs of a commercial nature. However, uses that are authorized by conditional use permit within multi-family zones may include signs as approved by the planning commission in association with the approved conditional use permit. Generally, such signs shall be limited to building face signs and monument signs with a maximum area of 48 square feet per sign face unless it is determined that larger signs are necessary for adequate identification, and that said signs would not be detrimental to surrounding properties.
B.
Properties developed with multi-family residential projects may display one building face sign or one monument sign per legal street frontage. Such signs shall not exceed an area of 48 square feet per sign face and the sign copy shall be limited to the name and address of the complex. The monument sign(s) are subject to section 17.190.210.E.2 for location requirements.
(Ord. 5072 § 30, 2018)
§ 17.190.260 Signs in planned residential developments.
The following signs are permitted within a planned residential development (PRD):
A.
One project sign for each project street entrance identifying a PRD may be permitted provided the type, location, height and size of the sign is related to the location and design of the PRD, and further provided that the area of such sign shall not exceed 50 square feet per sign face.
B.
One nameplate for each residence not to exceed two square feet in area, with the name and address of the occupant of each dwelling unit.
C.
For uses permitted by CUP, signs shall be approved by the planning commission at the time of CUP approval.
D.
One unlighted sale or lease sign not to exceed 12 square feet in total area advertising the sale or lease of only the particular building, property or premises upon which it is displayed, or the sale of commercial agricultural products grown on the premises upon which it is displayed.
E.
Temporary subdivision signs in accordance with the provisions of this chapter.
(Ord. 4950 § 3, 2010)
§ 17.190.265 Signs permitted on city-owned property or rights-of-way.
A.
Prohibition. Private persons and governmental agencies other than the city may not display signs on city property (except as provided in subsection B, below) and rights-of-way (except as provided in subsection C, below) unless such display is specifically authorized by this chapter or by state or federal law, or court order.
B.
Signs on City-Owned Property. In order to realize the revenue potential of property owned by the city, and to provide a method for city messages to be presented to the public, the city council may allow approved private parties to place signs on city property in consideration of such fee and other consideration to be negotiated and included in a lease, license agreement, development agreement, or other legal arrangement.
1.
Types of Signage. Signs placed by private parties may be of whatever nature approved by the city council in accordance with subsection D below. Signs might include permanent signs, such as billboards with static display, and may include electronic message display. Signs might also include leasing or a license of time and space on a city-owned permanent sign such as a billboard, whether static display or electronic message display. Approved signs might also be freeway-oriented signs.
2.
Duration of Signage. Signs will only be allowed to remain on the city-owned property for the period of time approved by the city in the agreement between the city and the private party.
3.
Types of Speech Allowed. The approved signs may include commercial and non-commercial speech provided that non-commercial speech shall not include: political speech (e.g., campaign advertisements, messages intended to promote legislation, etc.); commercial speech advertising tobacco or tobacco-related products (as defined in this Code), alcohol, cannabis and cannabis-related products, adult entertainment, gambling, or other adult-oriented products or commercial activities; or the direct promotion of sectarian beliefs. In addition, the message substitution policy in section 17.190.040(D) shall not apply for the purpose of substituting any prohibited speech for any other commercial or non-commercial speech, it being understood that such speech has other media and avenues of communication available for such speech.
C.
Signs in City Right-of-Way. Signs in the city's rights-of-way shall be prohibited unless approved by the city manager, pursuant to such policy as may be established by the City Council from time to time.
1.
Limited Duration. Private party signs in the city's rights-of-way shall be limited to not more than 15 days. Signs must be removed at the end of the period approved or are subject to removal by city forces, to be held for a period of 30 days or until claimed by the person owning the sign, whichever first occurs.
2.
Commercial Speech Prohibited. The approved signs shall not include commercial speech, and the message substitution policy in section 17.190.040(D) shall not apply to allow for any commercial speech.
3.
Size Limitations. Signs in the city's rights-of-way shall not be allowed where it would create traffic hazards. Signs shall not exceed a total of 18 square feet in size, and shall not exceed three feet in height.
D.
Procedures for Approval of Use of City-owned Property for Signs. The city manager shall establish procedures for selecting persons desiring to use city-owned property in excess of 30 consecutive days. The city manager shall identify the location of property where signs meeting the requirements of this chapter can be placed, and a request for proposals shall be advertised and circulated to interested parties. The proposals shall be evaluated and a recommendation made to the city council. Criteria to be considered shall include, but not be limited to, the following:
1.
The extent to which the proposal maximizes the economic value of the city's property;
2.
The extent to which the proposal will contribute revenue to the city's general fund;
3.
The extent to which the proposal will allow dissemination of the city's own messages, public service announcements, and other messages to the public; and
4.
The extent to which the proposal will encourage economic activity in the city.
E.
Location and Limitations. All new signs constructed and located on city-owned property, or city rights-of-way pursuant to this chapter must meet the following requirements:
1.
They shall comply with all applicable requirements of this Code, and of any other regulatory authority including, if applicable, rules of the California State Department of Transportation for freeway-oriented signs;
2.
They shall be allowed in locations providing the greatest exposure to high traffic areas in the city;
3.
They shall comply with all height and size criteria as determined by the city council; and
4.
They shall be exempt from the provisions of section 17.190.270.
(Ord. 5105 § 4, 2021)
§ 17.190.270 Sign overlay zone and billboard signs.
A.
Notwithstanding other provisions of the El Cajon Zoning Code, the sign overlay zone is established to provide for the limited application of certain off-premises signs (billboards) in the city; to provide for their reasonable spacing one to another, and to provide certain minimum distances from land uses which might be sensitive to billboard locations. It is the purpose and intent of this Section to set certain criteria to be used in the construction and appearance of such off-premises signs.
The sign overlay zone is to be applied in the city along the following five corridors:
1.
El Cajon Boulevard between Chase Avenue and Main Street;
2.
Main Street between Marshall Avenue and the northeast city limits;
3.
Broadway between Ballantyne Street and Interstate 8;
4.
Second Street between the north city limits and Interstate 8;
5.
Johnson Avenue between El Cajon Boulevard and Arnele Avenue.
B.
Properties in the sign overlay zone may be permitted off-premises signs as either poster panels (not to exceed 300 square feet each) or painted bulletins (not to exceed 720 square feet each, exclusive of embellishments.) The total number of all off-premises signs in the city including poster panels and painted bulletins shall not exceed two and one-half (2.5) for each one square mile of city area. In addition to the above limitations, the total number of all painted bulletins in the city shall not exceed four, the total number of poster panels on Broadway shall not exceed four, and no painted bulletin structures shall be permitted on Broadway.
C.
All new signs constructed under the authority of this chapter shall meet the following standards:
1.
Standards of Spacing.
a.
No new outdoor advertising structure shall be less than 500 feet from any other outdoor advertising structure.
b.
No new outdoor advertising structure shall be less then 300 feet from any existing "R" zoned property, any existing church, existing park, or existing school.
c.
All measurements shall be made on the same side of the street upon which such new outdoor advertising structure is located and from which it is permanently to be erected, measured from the nearest edge of the right-of-way.
d.
No new outdoor advertising structure shall be located within the city of El Cajon central business district redevelopment project as it was created in 1971.
2.
Height. New outdoor advertising structures shall not exceed a height of 35 feet above grade level of the street from which it is to be viewed.
3.
Standards of Location.
a.
No new outdoor advertising structure shall be located so as to be viewed primarily by persons traveling on the main-traveled way of a freeway as defined in the Streets and Highways Code.
b.
No new outdoor advertising structure may be located on the walls or roof of another structure.
4.
Standards of Design.
a.
All new outdoor advertising structures shall contain no more than two steel support posts.
b.
All new outdoor advertising structures shall include covered backs or facings.
c.
All new outdoor advertising structures shall be designed and built according to the requirements of Chapter 7, Ground Signs, of the Uniform Sign Code as it is in effect on the date of construction approval.
d.
All new outdoor advertising structures shall be so limited that no part of any sign facing not pertinent to the advertising face shall project outward more than 15 inches from the surface of the facing, e.g., "popout" or "three-dimensional" signs are not allowed.
5.
Notwithstanding any other provision of the Zoning Code, the retention of any existing offpremises sign (billboard) shall be permitted despite the space requirements of Section 17.190.270(C)(1), the height requirements of Section 17.190.270(C)(2), and any setback requirement within the underlying zone. However, setback requirements created by specific plan for the purpose of interconnecting access between properties shall be respected.
(Ord. 4950 § 3, 2010; Ord. 4984 § 4, 2013)
§ 17.190.280 Abatement of nonconforming signs.
Nonconforming signs shall be abated in conformance with the regulations provided in Chapter 17.120 of this title.
(Ord. 4968 § 65, 2011)