Salida City Zoning Code

(a)

The purpose of this Article is to promote the public health, safety, welfare, and aesthetics through a comprehensive system of reasonable, effective, consistent, content-neutral, and nondiscriminatory sign standards and requirements, including the following specific purposes:

(1)

To allow the reasonable display of signs for the purposes of communication, identification, and direction, while protecting the public from the display of signs that are unsafe, unattractive, obsolete, out-of-scale, or incompatible with surrounding property uses.

(2)

To protect the public, including people walking, biking, and driving, by prohibiting the display of signs in a manner that results in visual distractions, impaired visibility, or other dangerous conditions that impair transportation safety.

(3)

To protect the public by prohibiting the display of signs that are designed, constructed, installed, or maintained in a dangerous manner.

(4)

To protect, enhance, and preserve the visual beauty and aesthetic character of Salida by prohibiting the display of signs in a manner that detracts from the beauty and character of their particular location, adjacent buildings and uses, and the surrounding neighborhood.

(5)

To support the economic vitality of commercial enterprises and investments while providing uniform standards that allow equal opportunity in the competition to attract and inform customers.

(6)

To protect the privacy of the community members who do not wish to be overwhelmed by unsolicited communications displayed on signs visible to the public.

(b)

This Article is not intended to and does not restrict speech on the basis of its content, viewpoint, or message. No part of this Article shall be construed to favor commercial speech over noncommercial speech. A noncommercial message may be substituted for another noncommercial message displayed on a sign, or the content of any noncommercial message displayed on a sign may be changed to a different noncommercial message, without the need for any approval or permit; provided, that the size of the sign is not altered. To the extent any provision of this Article is ambiguous, the term shall be interpreted not to regulate on the basis of the content of the message.

(Ord. No. 2025-17, § 2(Exh. A), 10-7-2025)

(a)

Conformance. This Article shall apply to all signs located within the City, unless specifically exempted by this Code.

(b)

Nonconforming Signs.

(1)

Continuation. Any sign legally established on the effective date of this Code that does not conform to any provisions of the Code shall be allowed to remain and to be maintained in good repair, subject to the discontinuance provisions below.

(2)

Discontinuance. A legal nonconforming sign shall be removed if any one (1) of the conditions listed below occurs, unless such sign is determined by the Director to be historically significant and should be preserved per Subsection 16-6-30(e)(8), Obsolete Signs. In such cases, any replacement sign shall be constructed in accordance with the provisions of this Code.

a.

If a change of use occurs, regardless of ownership, such that the new use would be a different classification under Table 3-A, Table of Allowed Uses;

b.

The primary use with which the sign is associated terminates for one hundred eighty (180) days or longer;

c.

The primary building with which the sign is associated is demolished or destroyed;

d.

The nonconforming sign is destroyed or damaged as a result of either an intentional act of the owner (other than for maintenance which shall not exceed two (2) weeks), unintentional act of another, or an act of nature, the replacement sign shall be constructed in conformance with the provisions of this Code if the estimated cost of restoration to its condition before the occurrence exceeds fifty percent (50%) of the value of the sign structure prior to being damaged; or

e.

The building official determines that the sign is an immediate hazard to the public health, safety, and welfare because of disrepair, unsafe mounting, imminent dislodging, or other safety factors.

(Ord. No. 2025-17, § 2(Exh. A), 10-7-2025)

(a)

District-Specific Sign Standards.

(1)

Sign Dimensions and Illumination. Permitted signs shall meet the standards in Table 6-A below:

Table 6-A: Sign Dimensions and Illumination

(b)

Subdivisions and Planned Developments. The following standards shall apply to any planned development or subdivision of land into six (6) or more lots:

(1)

Each final plat of a subdivision or final plan of a planned development may be required to have an approved comprehensive sign plan for the display of signs on property owned or utilized in common by the lot owners or tenants of the subdivision or planned development.

(2)

One (1) sign of up to thirty-two (32) square feet in area may be displayed at each street entrance to a subdivision or planned development for up to two (2) years from the beginning of the physical development process for the purposes of advertising the development and advertising property sales. Such signs shall be removed in a timely fashion.

(3)

One (1) permanent ground sign of up to sixteen (16) square feet in area is permitted per street entrance, in addition to the sign allowances shown in Table 6-A above.

(c)

Sign Measurement.

(1)

Total Sign Area. The total area allowed for signs shall include all permitted signs displayed on the site.

(2)

Sign Surface Area. Sign area shall be the area within the outer boundaries of standard geometrical shapes which encompasses the sign facing, including copy, insignia, background, and borders.

(3)

Sign Support. Supporting framework or bracing that is clearly incidental to the display itself shall not be computed as sign area.

(4)

Cut-Out Letter Signs. The area of cut-out letter signs shall be considered to be that of a single rectangle or square encompassing all of the letters used to convey the message of the sign and shall include the open space between letters of words within that rectangle or square. The height of letters will be measured on the uppercase letters.

(5)

Multi-Face Signs. The sign area for a sign with more than one (1) face shall be computed by adding together the area of all sign faces visible from a single point, unless otherwise specified in this Article. When two (2) sign faces are placed back to back and are at no point more than two (2) feet from each other, the area of the sign shall be counted as the area of a single face.

(6)

Sign Height. The height of a sign shall be measured from the highest point of a sign to the ground surface beneath it. When berms are used in conjunction with signage, the height of the sign shall be measured from the closest point of right-of-way or property line.

(d)

Sign Location and Appearance.

(1)

Quality and Safety. All signs shall be of professional quality and displayed in a safe manner.

(2)

Externally Illuminated Signs. Illumination of signs shall be arranged in such a manner as to be reflected away from residential properties and the vision of people walking, biking, and driving to the greatest extent possible. Lighting shall be placed so as to light downward onto a sign and be fully shielded. Fixtures used to illuminate signs shall be aimed so as not to project their light beyond the sign.

(3)

Internally Illuminated Signs. Internally illuminated signs shall be designed so that the bulbs or light source are not visible from any angle. To reduce glare and increase the ability to read signs at night, it is recommended that internally lit signs use white lettering against a dark background color.

(4)

Digital Displays. To allow for modernization of signs while still prohibiting moving signs, one (1) static digital/LED display as part of either a wall, pole, or ground sign is allowed per property in the MH and MC district, or within a PD Overlay if specified in the Final Development Plan. A digital display screen shall not exceed thirty-two (32) square feet, notwithstanding the sign allowances in Table 6-A. A minimum of one (1) minute must elapse between any change to the sign. To minimize unnecessary illumination, the background shall be darker than the text or image on the sign. Digital/LED signs must be turned off between the hours of 10:00 p.m. and 6:00 a.m., with the exception of operating hours for businesses open within this range.

(5)

Location of Signs. No sign shall be located within any visibility triangle established per Subsection 16-4-60(g), Visibility Triangle, between the height of thirty (30) inches and eight (8) feet above finished grade.

(6)

Architectural Elements. Signs should not be placed so that they cover essential, character-defining architectural details of a building.

(7)

Construction. All signs shall be made by a commercial sign manufacturer or be of similar professional quality. All signs shall be completed and erected in a professional manner and in accordance with this Article.

(8)

Right-of-way. Any sign that projects over a right-of-way in such a manner that it may cause a danger to the public shall have supports, hangers, or fasteners certified by a Colorado-licensed structural engineer that support the proposed sign.

(9)

Creative Design. Creative designs are encouraged. Signs shall make a positive contribution to the general appearance of the street and commercial area in which they are located. A well-designed sign can be a major asset to a building. The City encourages imaginative and innovative sign design. The application procedure in Section 16-6-70, Creative Signs, is specifically designed for artistic and unusual signs that might not fit the standard sign regulations and categories.

(e)

Prohibited Signs. The following signs are inconsistent with the policy, purposes, and standards in this Article and are prohibited in all zoning districts as determined by Director unless otherwise stated:

(1)

Off-Premises Signs. The right to display signs on a property is limited to the actual residents of the property where the sign is displayed or to commercial entities actually doing business on the property where the sign is displayed, with the exception that a nonresident owner may display signs on a property for the purpose of promoting the sale or lease of the property where the sign is displayed. The City Council may allow off-premises signs to be displayed following a finding that the proposed sign promotes a legitimate and necessary public interest in public safety, traffic safety, wayfinding, location identification, public information, or other economic vitality of a commercial district. The City Council shall review sign permit applications for off-premises signs and approval shall be by resolution. The City Council shall determine at that time whether the sign area requested would apply towards the square footage of sign area permitted on the site.

(2)

Signs on Public Property. Unless otherwise provided for in the Code, no sign shall be displayed on public property or within the right-of-way of any road or highway without the written approval of the City Council and following a finding that the proposed sign promotes a legitimate and necessary public interest in public safety, traffic safety, wayfinding, location identification, public information, or the economic vitality of a commercial district. No political/election signs are allowed on public property.

(3)

Moving Signs. Flashing, rotating, blinking, or moving signs, animated signs, signs with moving, rotating, or flashing lights or signs that create the illusion of movement, except for time and temperature devices, are prohibited (with the exception of Subsection (d)4).

(4)

Hazardous Signs. No sign shall be displayed that is erected in such a manner or location as to cause visual obstruction or interference with a motor vehicle, bicycle, pedestrian traffic, or traffic-control devices, including any sign that obstructs clear vision in any direction from any street intersection or driveway.

(5)

Dangerous Signs. No sign shall be displayed that poses a danger due to poor design, construction, installation, or maintenance.

(6)

Decrepit Signs. No sign shall be displayed that is in a state of disrepair, wear, or ruin due to age or neglect. All signs, including signs exempt from these regulations with respect to permits and fees, shall be maintained in good condition and in compliance with all building and electrical codes.

(7)

Roof Signs. No roof sign shall be erected. Signs that are manufactured into the material of awnings shall not be considered roof signs.

(8)

Obsolete Signs. Signs or sign structures, excluding murals, that advertise an activity, product, or business that no longer occupies the premises on which the sign is located shall be removed by the legal owner of record of the property within one hundred eighty (180) days after the activity, product, or business is no longer active. Obsolete signs, sign poles/frames that are an integral part of the facade or are determined to be historically significant by the Director are permitted.

(9)

Attention-Attracting Devices. Attention-attracting devices (e.g. air dancers, feather flags, inflatables, etc.) are prohibited, unless otherwise approved under this Article.

(Ord. No. 2025-17, § 2(Exh. A), 10-7-2025)

(a)

Pole Signs. Pole signs shall have a minimum clearance of eight (8) feet above grade when located adjacent to, or projecting over, a pedestrian way.

(b)

Projecting Signs.

(1)

Projecting signs shall not be higher than the eave line or parapet wall of the building, shall be a minimum of eight (8) feet above grade when located adjacent to, or projecting over a pedestrian way, and shall not extend more than four and one-half (4.5) feet from the building wall.

(2)

When two (2) sign faces are placed back-to-back and are at no point more than two (2) feet from each other, the area of the sign shall be counted as the area of a single face if both faces are of equal area, or the area of the larger face if the faces are not of equal area.

(3)

Any sign which projects over a right-of-way in such a manner that it could potentially cause a danger to the public shall have supports, hangers or fasteners certified by a Colorado-licensed structural engineer.

(c)

Wall Signs. Wall signs shall not be higher than the eave line or parapet wall of the building, and no sign part, including cut-out letters, shall project more than six (6) inches from the building wall.

(d)

Murals. Murals, when promoting a business as determined by the Director, shall be considered a type of wall sign. When not promoting a business, murals are not considered a sign. Refer to the table below for mural standards.

Table 6-B: Review Process for Murals

(e)

Sidewalk Signs.

(1)

Nonresidential uses in the MN and MD districts may display one (1) sidewalk sign per business on the sidewalk adjacent to the public business entrance of the building. If the business entrance is not adjacent to a public street, the sidewalk sign may be placed at the nearest sidewalk, but only with the express permission of the owner of the business that is adjacent to the location of the sidewalk sign.

(2)

Sidewalk signs shall have a maximum width of three (3) feet and a maximum height of four (4) feet.

(3)

Sidewalk signs shall not present a danger to the public or impede the reasonable flow of pedestrian traffic, and allow spacing that meets ADA requirements.

(4)

Sidewalk signs may only be displayed during business hours.

(5)

Sidewalk signs do not require a sign permit and do not count towards total sign area allowed.

(f)

Window Signs.

(1)

Window signs do not require a permit and do not count towards total area permitted.

(2)

Window signs shall meet all other requirements and standards for the display of signs under this Code (including that all signs shall be of professional quality).

(g)

Temporary Signs.

(1)

Temporary signs shall not be displayed for ninety (90) or more days per calendar year (January 1 to December 31).

(2)

Temporary signs shall be of professional quality and displayed in a safe manner.

(3)

Temporary signs may not be affixed to public property or infrastructure.

(4)

Temporary signs do not require a sign permit and do not count towards total sign area permitted.

(5)

Residential uses shall display no more than three (3) temporary signs at any given time, with a total square footage per residential lot not to exceed nine (9) square feet.

(6)

Nonresidential uses shall display no more than one (1) temporary sign at any given time, which shall not exceed sixteen (16) square feet in area.

(7)

Temporary signs shall not be of the nature of any sign types that are prohibited by this Section.

(Ord. No. 2025-17, § 2(Exh. A), 10-7-2025)

(a)

Purpose. The sign permit requirement is intended to assure compliance with sign regulations, prevent waste, and provide for the orderly, fair, and uniform application of the sign regulations to all individuals and situations.

(b)

Applicability.

(1)

General.

a.

Only signs required by this Article to receive a permit prior to installation are subject to the standards of this Section.

b.

A sign permit is required prior to the installation of any sign or group of signs, whose total aggregate square footage equals more than nine (9) square feet per property. In buildings with multiple nonresidential tenants or developments with an approved comprehensive sign plan, a separate permit shall be required for each sign.

c.

Any building with multiple nonresidential tenants or development existing at the time of adoption of this Code that do not have a comprehensive sign plan shall be required to create a comprehensive sign plan at the time of application for any sign permit, pursuant to the requirements of Section 16-6-60.

d.

Separate building and electrical permits may be required for signs and will be determined on a case-by-case basis by the Building Official.

(2)

Exemptions. A sign permit is not required for the display of a sign or group of signs, whose total square footage equals nine (9) square feet or less per property.

(c)

Sign Permit Procedure.

(1)

Application Submittal and Handling. After receiving the permit application, the Director shall determine whether it is complete. If the application is not complete, the Director shall notify the applicant within ten (10) business days following receipt of the application and take no further action until the deficiencies are remedied.

(2)

Review and Decision.

a.

If the application is complete, the Director shall determine whether the application complies with the standards of this Article. The Director shall be authorized to issue the permit, issue the permit with conditions, or deny the permit application.

b.

Review of the application shall be completed and notice sent to the applicant within ten (10) business days from the date the application was deemed complete.

(3)

Inspection. All signs shall be subject to inspection to determine that the sign is being installed and/or maintained in accordance with the terms of this Article.

(4)

Post-Decision Actions and Limitations. Whenever the construction of any sign has not been completed within one hundred eighty (180) days after its approval, the permit shall expire.

(Ord. No. 2025-17, § 2(Exh. A), 10-7-2025)

(a)

Purpose. The general purpose of the comprehensive sign plan is to ensure proper business identification while enhancing the quality, harmony, and consistency of a project by aesthetically integrating signage into the architecture of each building as well as the development as a whole.

(b)

Applicability.

(1)

General.

a.

Every building or coordinated development with multiple nonresidential tenants, such as office parks, civic uses, shopping centers, and business parks, shall submit a comprehensive sign plan.

b.

In addition to approval of a comprehensive sign plan, each nonresidential tenant of a building or coordinate development shall be required to apply for a separate sign permit for each sign.

(2)

Planned Developments and Subdivisions.

a.

Planned Developments may be required to include a comprehensive sign plan at the final development plan stage.

b.

Applications for final subdivision plat may be required to include a comprehensive sign plan application.

(3)

Nonconforming Comprehensive Sign Plans.

a.

Any building with multiple nonresidential tenants or development existing at the time of adoption of this Code that does not have a comprehensive sign plan shall be required to create a comprehensive sign plan at the time of application for a new sign at the site.

b.

Where a comprehensive sign plan is required for an existing development with multiple owners, all such owners shall be given notice and have the opportunity to participate in development of the comprehensive sign plan or provide written approval of said plan.

c.

In the event any affected owner fails to participate in the development of the comprehensive sign plan or provide written approval therefor within fifteen (15) days of notice provided by the applicant(s), that owner will be deemed to have consented to the plan's adoption.

(4)

Exempt Signs. Signs not requiring a permit under this Article shall still be permitted in a development with a comprehensive sign plan unless stated otherwise in the comprehensive sign plan.

(c)

Comprehensive Sign Plan Procedure.

(1)

Application Submittal and Handling.

a.

Proposed comprehensive sign plans shall be submitted on the forms or in the format prescribed by the Director.

b.

The applicant shall submit a complete application to the Director for each project requiring comprehensive sign plan approval at the time of final development plan application, final plat application, or prior to issuance of any certificate of occupancy if no final development plan or plat was required.

(2)

Review and Action.

a.

If the application is complete, the Director shall determine whether the application complies with the standards of this Article. The Director shall be authorized to issue the permit, issue the permit with conditions, or deny the permit application.

b.

The Director may determine if additional total sign area may be allowed to accommodate a development with a significant number of nonresidential uses on a single lot.

c.

Review of the application shall be completed and notice sent to the applicant concurrent with the approval of a final development plan or building permit application.

(3)

Post-Decision Actions and Limitations.

a.

Minor modifications to a comprehensive sign plan that are still within the overall concept and intent of the approved plan may be approved by the Director.

b.

Major modifications or a new comprehensive sign plan will require a new application from the property owner, including a plan to bring any existing signs in the development into conformance with the new plan. If, after thirty (30) days of receipt of an individual tenant sign permit application requiring a major modification or new comprehensive sign plan, the owner has not completed the new application, the Director has the authority to approve or deny the permit.

(Ord. No. 2025-17, § 2(Exh. A), 10-7-2025)

(a)

Purpose.

(1)

It is the policy of the City to encourage the use of creative signs that exhibit a high degree of thoughtfulness, imagination, and inventiveness.

(2)

The purpose of the creative sign process is to establish standards and procedures for the design review and approval of creative signs that contribute to the aesthetic beauty, historic character, and cultural identity of the community, but might not otherwise be allowed under this Code due to their unique design and construction, creative qualities, or site constraints.

(b)

Applicability.

(1)

An applicant may only request the approval of a sign permit under the creative sign section for a sign that employs design standards that differ from the provisions of Section 16-6-30, General Sign Standards, and otherwise complies with all other provisions of this Article.

(2)

See Subsection 16-6-40(d), Murals, regarding distinction of murals versus creative signs.

(c)

Approval Authority. A sign permit application for a creative sign shall be subject to approval by the Planning Commission or Public Arts Commission. Historic Preservation Commission review may also be required for creative signs within the SDHD overlay.

(d)

Creative Sign Procedure.

(1)

Application Submittal and Handing. The applicant shall submit a complete application including all the materials required in Section 16-6-50, Sign Permit.

(2)

Staff Review. The Director shall review the application to determine whether it is complete. The Director shall forward a report to the decision-making body, which summarizes the application's compliance with the standards of Subsection 16-6-70(e), Review Standards, and other applicable provisions of this Code. The technical comments and professional recommendations of other agencies, organizations, and consultants may be solicited in drafting the report.

(3)

Public Notice. Public notice that the decision-making body will conduct a public hearing to consider the application for a creative sign shall be provided as specified in Subsection 16-8-30(e), Scheduling and Notice of Public Hearings.

(4)

Review and Decision. The decision-making body shall conduct a public hearing to review the conformance of the application with all applicable provisions of this Article. The decision-making body shall approve, approve with conditions, or deny the application, or remand it to the applicant with instructions for modification or additional information or action.

(e)

Review Standards.

(1)

Impact Review Standards. Creative signs shall meet the following standards:

a.

The sign shall not adversely affect neighboring property owners, businesses, or residents and should be compatible with the uses, character, and identity of the area in which it is displayed;

b.

The sign shall not adversely affect public safety. The use of signs or attention-attracting devices shall not significantly distract traffic on adjacent streets; and

c.

The sign shall not distract from the important architectural, natural or historic features of the building or neighborhood in which the sign is displayed.

(2)

Design Review Standards. In addition to the impact review standards, above, to approve a sign under the creative sign process, the decision-making body must find that the unique and creative design of the sign will meet the following standards:

a.

The sign shall constitute a substantial aesthetic improvement to the site and have a positive visual impact on the surrounding area that justifies departure from the parameters of Section 16-6-30, General Sign Standards.

b.

The sign shall utilize and/or enhance the architectural or historic elements of the building or location where it is displayed in an historic, unique, and/or creative manner that justifies departure from the parameters of Section 16-6-30, General Sign Standards.

c.

The sign shall provide strong artistic character through the imaginative use of design, graphics, color, texture, quality of materials, scale and proportion uses, character, and identity of the area in which it is displayed.

(Ord. No. 2025-17, § 2(Exh. A), 10-7-2025)