§ 18.42.200 — Nonconforming Signs

A. Amortization of Nonconforming Signs. Nonconforming signs shall be removed or altered to be conforming as provided below. 1. Residential Zones. Legal nonconforming on-site signs that are in a residential zone shall be removed from the site without any compensation (i.e., financial or otherwise) after the expiration of 10 years from the date the sign became nonconforming. Upon the expiration of the amortization period, the sign shall be an illegal use subject to immediate removal. Nonconforming on-site signs that are also illegal signs (i.e., never obtained the required permits) shall be removed immediately from the site without any compensation. 2. Commercial, Mixed-Use, Office, and Industrial Zones. Legal nonconforming commercial, mixed-use, office, and industrial signs and billboards existing at the time this Zoning Code became effective may be continued, although the use does not conform with these provisions, provided these nonconforming signs and billboards and their supporting structures shall be completely removed by their owners/lessees, unless made to fully conform to the provisions of this Chapter, no later than 10 years following the effective date of this Zoning Code, unless specified otherwise in Section 18.42.090 (Billboards). B. Continuance of Nonconforming Signs. A nonconforming sign may be continued and shall be maintained in good condition as required by these regulations, but it shall not be: 1. Structurally changed to another nonconforming sign, but its pictorial content may be changed; 2. Structurally altered to prolong the life of the sign, except to meet safety requirements; 3. Expanded or altered in a manner that increases the degree of nonconformity; or 4. Reestablished after damage or destruction if the estimated cost of reconstruction exceeds 50 of the replacement costs as determined by the Building Division. C. New signs on sites with nonconforming signs. No new sign shall be approved for a site, structure, or use that contains a nonconforming sign, unless the nonconforming sign is first removed or modified to fully comply to the provisions of this Chapter. No discretionary land use permits shall be issued for any structures, expansions, or new construction on a site that contains nonconforming signs, unless all signs on the site are brought into compliance with this Chapter. This does not include interior alterations that do not substantially change the character or intensity of the site. D. Ordinary Maintenance, Painting and/or Repair. Nonconforming signs may only be maintained, painted, and/or repaired (i.e., repairs shall be limited to cosmetic enhancements/refinements but no structural alterations, unless required by the Building Division) in place and may not be removed from their existing location, except for temporary remodeling of the structure to which the sign is attached or termination of the sign. See Subparagraph F. (Structure remodeling), below. E. Change of Business Ownership. Upon a change of ownership, the new owner/lessee of a nonconforming sign may change a name(s) on the sign so long as there is no change in the structure or configuration of the sign. F. Structure Remodeling. Nonconforming signs may be removed for remodeling the structure to which the sign is attached and shall be replaced immediately after the remodeling is completed. No alteration of the sign channel letters, cabinet or sign structure is allowed.