§ 7.107. Nonconforming Signs.
A.
Maintenance. Nonconforming signs shall be maintained in good condition pursuant to Section 7.102. Maintenance means replacing or repairing a worn or damaged part or portion of a sign in order to return it to its original state.
B.
Alterations. A nonconforming sign or sign structure shall not be altered, reconstructed, replaced, or relocated other than to comply with this article, except:
1.
Reasonable repair and maintenance limited to a maximum total of fifty (50) percent of the sign's or structure's reproduction cost as determined from an appraisal by a competent appraiser.
2.
Change of reader panel(s), face panel(s) or copy.
3.
See Subsection D. Improvements to Freestanding Signs.
C.
Removal. Nonconforming signs shall be removed or brought into conformance with this Ordinance when:
1.
More than fifty (50) percent of the reproduction cost of the sign or sign structure has been damaged or destroyed or by any means or taken down as determined from an appraisal by a competent appraiser;
2.
The condition of the sign has deteriorated to such an extent that the cost of repairs exceeds fifty (50) percent of the reproduction cost of the sign or sign structure as determined from an appraisal by a competent appraiser;
3.
The property undergoes development or redevelopment in accordance with the design review section of this ordinance;
4.
The use of this sign or the property on which it is located has ceased, become vacant or been unoccupied for a period of six (6) months or more. In the event any of these should occur, the sign shall be presumed to be abandoned and shall be removed by the owner of the property, his agent, or person having the beneficial use of the building or structure upon which said sign or sign structure is erected within thirty (30) days after written notification from the Planning Director or a designee.
D.
Improvements to Freestanding Signs.
1.
A legal non-conforming freestanding sign may be improved in the SC, C-1, C-2, C-3, M-1 and M-2 zoning districts subject to the approval of a conditional freestanding sign use permit by the planning commission. The conditional use permit procedures and appeal rights are defined in Section 3.900. For the purposes of this section, improvement of an existing non-conforming sign does not include routine repairs or maintenance.
2.
The purpose of improving a legal non-conforming freestanding single tenant or multi-tenant sign is to significantly reduce the sign non-conformity while enhancing both the property and the community. Improvements may include refurbishing signs which are structurally sound or installation of a new sign.
3.
Application Requirements. In addition to the application requirements outlined in Section 3.902 the following information shall be submitted:
a.
Elevations and a description of the existing sign;
b.
Elevations and a detailed description of improvements to the existing sign or new sign;
c.
A written summary of reduction of nonconformity for the proposed sign; and
d.
A statement of how the application will meet the required findings.
4.
The planning commission or city council shall make the following findings before granting a freestanding sign use permit:
a.
The freestanding sign is designed in a manner that improves the appearance of the property and enhances the surrounding area.
b.
The new sign significantly reduces the nonconformity of the existing sign.
c.
The sign improves the identification of both the site and the tenants.
d.
The sign is consistent with the applicable sections of the city's multi-tenant freestanding identification sign design guidelines, including sign location and orientation, sign structure, and sign design.
E.
Improvements-Comprehensive Sign Overlay District (SOC). Legal nonconforming signs can be improved or enhanced as part of the comprehensive sign overlay district. See Section 6.700.
(Ord. No. 1772, 6-23-93; Ord. No. 1935, § 1, 4-22-97)