San Mateo Municipal Code Ch. 25.06 Signs on Private Property

Unless exempt, all signs require a sign permit issued by the City. Unless otherwise provided in this title, no person shall install, erect, display, alter, move or replace any nonexempt sign without first obtaining a sign permit issued by the City in accordance with this title. Signs requiring permits such as a building or electrical permit under the uniform construction codes shall obtain those permits prior to being erected; application for a building or other uniform construction code permit shall be filed concurrently with the sign application.

An applicant who has been denied a permit under this title for a sign that is not a prohibited sign under Chapter 25.08 may seek judicial review of the denial in accordance with Code of Civil Procedure Section 1094.8.

Application for a sign permit on private property shall be made to the Community Development Director or designee in writing, upon forms furnished by the City. A sign permit application is complete only when it is accompanied by the appropriate application fee, in an amount set by resolution of the City Council, and provides the following information:

(a) Name, address and telephone number of the applicant and the name, address and telephone number and license number, if any, of the sign contractor;

(b) Address, zoning district, and use of the property where the sign is proposed to be displayed;

(c) Accurate and scaled site plan showing the location of property lines, buildings, parking areas, driveways, landscaped areas, utility poles and wires, fences, trees and other obstructions and all existing and proposed signs on the site;

(d) Accurate and scaled building elevations showing all existing and proposed signs;

(e) Accurate and scaled plans, including details showing the location, dimensions, materials illumination, method of attachments or support, colors, sign text, length of tenant frontage, length of building frontage and logo of each proposed sign;

(f) Existing and proposed sign area of each individual sign and the combined area of all signs (including those already existing or previously permitted) in relation to the maximum allowed sign area;

(g) The property owner's written consent to the proposed sign, which may be shown by signature on the application form;

(h) Photographs of the site as viewed from all street frontages and showing all existing signs;

(i) Plans and specifications shall be submitted as part of the permit application for each sign. The applicant shall be required to show that the sign shall be constructed in conformity with the building code. Plans shall be accompanied by structural plans and computations, except for face signs painted on the wall, for face signs less than 100 square feet, or for projecting signs less than 20 square feet.

(a) Signs must:

(1) Preserve the building's or storefront's character.

(2) Consist of construction materials that are appropriate to the building or storefront.

(3) Consist of paint colors related to the building's appearance.

(4) Conform to the scale of and proportion of the existing building or storefront with the new sign design.

(5) Maintain the configuration of the building or storefront (i.e., do not block or cover windows, entrances, architectural features with the signage).

(6) Be as simple as possible to minimize visual clutter on the building, storefront, or streetscape.

(b) Signs may not display obscene matter.

Only the following signs are allowed on private property:

(a) Temporary Banners. Temporary banners may be maintained for a period of 30 consecutive days. The use of banners shall not exceed a total of 90 days per calendar year per business. One banner per street frontage, per zoning plot, shall be permitted with a maximum size of 50 square feet each. No banner shall exceed the height of the business's building parapet, plate line of a pitched roof, or top of a mansard roof. Temporary banners are allowed in addition to the number and size of permanent signs allowed for the zoning plot.

(b) Permanent Signs. The following types of permanent signs are permitted:

(1) Signs Approved as Part of Planned Signing District. A Planned Signing District shall be reviewed by the Zoning Administrator under Chapter 27.08 and shall be subject to appeal to the Planning Commission pursuant to Section 27.08.090. The Planned Signing District must conform to the following standards:

(A) Be consistent with the applicable restrictions for the zoning district, type of use and zoning plot size.

(B) Each sign shall be designed to be compatible with the architectural style of the main building on the zoning plot and with the predominant visual elements of the building, such as construction materials, color, or other design detail. Each sign located on a zoning plot with more than one building shall be designed to be compatible with the predominant visual elements common or similar to such buildings or the buildings occupied by the anchor tenants or principal uses such as construction materials, color, or other design detail. Signs located on commercial sites but in a predominantly residential area shall take into consideration the architectural style in the residential area.

(2) Freestanding Signs Over Eight Feet in Height. Freestanding signs over eight feet in height shall be reviewed by the Zoning Administrator under Chapter 27.08 and shall be subject to appeal to the Planning Commission pursuant to Section 27.08.090. The freestanding sign shall be subject to the following standards:

(A) The applicable restrictions are based upon the zoning district, type of use and zoning plot size. Any freestanding sign over eight feet in height shall be consistent with these regulations.

(B) Each sign shall be designed to be compatible with the architectural style of the main building on the zoning plot and with the predominant visual elements of the building, such as construction materials, color, or other design detail. Each sign located on a zoning plot with more than one building shall be designed to be compatible with the predominant visual elements common or similar to such buildings or the buildings occupied by the anchor tenants or principal uses such as construction materials, color, or other design detail. Signs located on commercial sites but in a predominantly residential area shall take into consideration the architectural style in the residential area.

(C) The height must be in scale with the surrounding neighborhood.

(3) Signs on High Rise Buildings. High rise buildings within Commercial (C), Executive Office (E) and Transportation Oriented Development (TOD) zoning districts may have face signs located 40 feet above ground level. These signs are subject to the following restrictions:

(A) Only open block letter signs shall be permitted. Such signs shall be an integral part of the design of the building; and

(B) No method of illumination shall be permitted that either exposes the lighting tubes or bulbs. Signs must use internal reverse illumination, with low intensity lighting with tubing or bulbs concealed behind or within translucent or opaque letters, logos or similar signage. However, 20 percent of the sign area may be internally illuminated with a direct light source; and

(C) The total area and number of all signs, including any signs above 40 feet, shall not exceed the maximum area and number permitted in the zoning district in which the building is located; however, they can be located on any side of the building and are not limited to the primary, secondary street frontage or parking frontage.

(4) Freeway Oriented Signs. On zoning plots which are immediately adjacent to the freeway right-of-way, signs may be erected facing towards the freeway. A freeway sign is allowed in addition to signs authorized for the zoning district of the zoning plot. The additional sign area allowed for a freeway sign may not be combined with the sign area square footage otherwise allowed for the zoning plot in order to exceed the allowed square feet per sign on street frontages or to create larger signs. In addition, the sign area authorized for the zoning district of the zoning plot may not be used to create additional or larger freeway signs. Such signage shall be subject to the following restrictions:

(A) Maximum letter height of four feet and a maximum length of 50 feet.

(B) Maximum size of 150 square feet total.

(C) Maximum number of three signs is permitted.

(D) Face signs if placed on the building wall.

(5) Motor Vehicle Fuel Service Stations. Motor vehicle fuel service stations shall be permitted to exceed the number of signs otherwise authorized by this chapter in order to erect those signs designated in Business and Professions Code Section 13400 et seq., for motor vehicle fuel prices and services.

(6) Signs permitted in the applicable zoning district in accordance with Section 25.06.070.

(a) Exempt Signs. The following signs are exempt from the permit and fee requirements of this title, but are subject to the other restrictions set forth in this title. Signs allowed by this section shall not be counted against the signage allowed in Section 25.06.070, but may not be added to that signage to create a larger sign.

(1) Sign Size per Zoning District. Signs up to 10 square feet in R1 and R2 districts and 16 square feet in all other districts. No sign may be larger than six square feet, except as allowed under flags and pennants below.

(2) Window Signs. In addition to signs authorized by Section 25.06.070, each residential unit, nonresidential use or individual business may have the window signs listed below. The square footage may not be combined with that allowed for other residential units, nonresidential use or businesses to exceed the allowed square feet per residential unit, nonresidential use or per business or to create larger signs. Window signs shall not cover more than 25% of the window area of any window within a building.

(A) Signs up to four square feet in size.

(B) Ground floor retail businesses may have 50 square feet of window signs per street frontage.

(3) Address Signs. In addition to signs authorized by Section 25.06.070, each building, unit, or property with an address may place a sign not to exceed one square foot limited to the street address for the building, unit, or property.

(4) Parking Lots and Garages. Signs in parking lots and garages that direct vehicle traffic or state parking limitations.

(5) Flags and Pennants. Two flags or any number of pennants totaling 30 square feet in addition to the square footage allowed by Section 25.06.070.

(6) Law. Signs required by law. The sign area of signs permitted under this subsection shall not be counted against any sign area limit provided for in this title.

(7) Construction Signs.

(A) The following construction signs are allowed on a zoning plot:

(i) For zoning plots less than one acre in size, one sign is allowed per street frontage with a total maximum area of 32 square feet.

(ii) For zoning plots one acre in size or more, one sign is allowed per lot frontage with a total maximum area of 64 square feet.

(B) Limitations. Construction signs on each zoning plot are subject to the following limitations:

(i) Maximum Height. Eight feet in height, measured at grade, sidewalk or street, whichever is lower.

(ii) Permissible Display Time. Beginning with the grant of a building permit and ending with the earlier of notice of completion or certificate of occupancy for the subject development, or their functional equivalent.

(iii) Private Property. If attached to a fence surrounding the zoning plot, the sign should be located on private property and not encroach in the right-of-way.

(iv) Abandoned Construction Signs. Construction signs that remain following the issuance of a certificate of occupancy shall be deemed abandoned and may be abated by the City as a public nuisance.

(8) Change in Sign Copy. Changes in sign copy to an existing permitted and legally erected sign without any accompanying change in square footage, height, and sign structure are exempt from the permit and fee requirements of this title, provided that the change in sign copy complies with this title.

(9) Legal Nonconforming Signs. Any on-premises advertising display, as that term is defined in Business and Professions Code Section 5490 et seq., which lawfully exists on the effective date of the ordinance codified in this title, but which is not authorized by this title, is a legal nonconforming sign, and may continue as an exception to this title, and to any zoning provisions of this code. However, a legal nonconforming sign shall be removed or brought into conformance with the provisions of this title if such sign meets any of the criteria set forth in Business and Professions Code Section 5497. For the purposes of applying Business and Professions Code Section 5497, an advertising display shall be considered "abandoned" if it has not displayed any message (either commercial or noncommercial) for a period of 90 consecutive days.

(b) Limitations. Exempt signs on each zoning plot are subject to the following limitations:

(1) Freestanding signs shall not exceed the maximum height of six feet above grade or the adjacent street or sidewalk whichever is lower.

(2) Individual signs shall not exceed six square feet, except as allowed for flags and pennants.

(3) In a Residential Zoning District, signs shall be limited to face, pennants, flags, window and freestanding signs.

(4) Signs may not be internally illuminated.

(a) Residential Districts (R1-A, R1-B, R1-C, R2, R3, R4, R5, R4-D, R5-D and R6-D).

(1) For single-family residential uses and multiple-family residential uses on zoning plots of less than 10,000 square feet, no signs other than those designated in this title are authorized.

(2) For nonresidential uses, as defined in Section 25.02.030, and multiple family residential uses on zoning plots of 10,000 square feet or larger, the restrictions set forth in Table 25.06-2, Sign Restrictions in Residential (R) Districts for Multiple-Family Residential Uses and Nonresidential Uses (Special Uses and Mixed Uses) on Zoning Plots 10,000 Square Feet or Larger, shall apply.

(3) For commercial uses, the restrictions set forth in Table 25.06-3, Sign Restrictions in Commercial Districts, shall apply.

(b) Regulations in all Commercial (C) Districts (C1, C2, C3, C4 and CBD Support). (Except CBD-Required Retail Frontage Area). The following restrictions shall apply in all commercial districts, except Central Business District (CBD)-Required Retail Frontage Area. Community or Regional shopping centers have other restrictions even though they are located in a commercial district:

(1) For commercial uses, the restrictions set forth in Table 25.06-3, Sign Restrictions in Commercial Districts, shall apply.

(2) For single-family residential uses and multiple-family residential uses on zoning plots of less than 10,000 square feet, the restrictions set forth in Table 25.06-1, Residential (R) Districts for Residential Uses on Zoning Plots less than 10,000 Square Feet, shall apply.

(3) For nonresidential uses, as defined in Section 25.02.030, and multiple-family residential uses on zoning plots of 10,000 square feet or larger, the restrictions set forth in Table 25.06-2, Sign Restrictions in Residential (R) Districts for Multiple-Family Residential Uses and Nonresidential Uses (Special Uses and Mixed Uses) on Zoning Plots 10,000 Square Feet or Larger, shall apply.

(4) Existing Community and Regional Shopping Centers. All businesses or other allowed uses within existing community shopping centers that do not have an approved planned sign district shall be limited to a maximum of 25 square feet of individual sign area.

(5) New Community and Regional Shopping Centers. All new community and regional shopping centers, and existing community and regional shopping centers undergoing substantial exterior remodeling pursuant to a Site Plan and Architectural Review (SPAR) under Title 27, shall require review and approval of a Planned Signing District concurrent with SPAR review. All signs shall conform to the provisions of the Planned Signing District.

(6) Multiple Tenants. Where a building contains more than one tenant, the following regulations shall apply:

(A) Sign Area. Shall be calculated per the restrictions set forth in Tables 25-06-3, 25-06-4 and 25-06-5, whichever is applicable. The total area of signs shall not exceed that required for the zoning plot. When a building contains more than one tenant and has more than one street frontage, for the purposes of calculating maximum square footage, the primary street frontage for all the tenants shall be the street upon which the building's main entrance is located, irrespective of the location or address of each individual tenant's main address.

(B) Number of Signs. Shall be based on the number of ground floor tenants within the building (that have a street frontage). One sign per each ground floor tenant with street frontage shall be allowed. These signs may be used to advertise any tenant in the building. In addition, one freestanding sign for the entire building may be permitted.

(C) Location of Signs. Except as provided in subdivision E, signs for all tenants must be located on the ground level.

(D) Multiple tenant buildings can opt to conform to the restrictions for single tenant buildings set forth in Tables 25-06-3, 25-06-4 and 25-06-5, whichever is applicable.

(E) High Rise Buildings with Multiple Tenants. High rise buildings with multiple tenants may have one face sign not to exceed 150 square feet in sign area in addition to the sign area and number of signs allowed in subsections (b)(6)(A) and (b)(6)(B). High rise building face signs are subject to the requirements set forth in Section 25.06.050(b)(3).

(c) Sign Regulations in the Central Business District (CBD)-Required Retail Frontage Area.

(1) For commercial uses, the restrictions set forth in Table 25.06-4, Sign Restrictions in the Central Business District (CBD)-Required Retail Frontage Area, shall apply.

(2) For single-family residential uses and multiple-family residential uses on zoning plots of less than 10,000 square feet, the restrictions set forth in Table 25.06-1, Residential (R) Districts for Residential Uses on Zoning Plots less than 10,000 Square Feet, shall apply.

(3) For nonresidential uses, as defined in Section 25.02.030, and multiple-family residential uses on zoning plots of 10,000 square feet or larger, the restrictions set forth in Table 25.06-2, Sign Restrictions in Residential (R) Districts for Multiple-Family Residential Uses and Nonresidential Uses (Special Uses and Mixed Uses) on Zoning Plots 10,000 Square Feet or Larger, shall apply.

(4) Multiple Tenants. Where a building contains more than one tenant and individual signs are desired, the provisions of Section 25.06.050(b)(6) shall apply.

(d) Sign Regulations in Executive Office Districts (E1, E2).

(1) For commercial uses, the restrictions set forth in Table 25.06-5, Sign Restrictions in Executive Office Districts, shall apply.

(2) For single-family residential uses and multiple-family residential uses on zoning plots of less than 10,000 square feet, the restrictions set forth in Table 25.06-1, Residential (R) Districts for Residential Uses on Zoning Plots less than 10,000 Square Feet, shall apply.

(3) For nonresidential uses, as defined in Section 25.02.030, and multiple-family residential uses on zoning plots of 10,000 square feet or larger, the restrictions set forth in Table 25.06-2, Sign Restrictions in Residential (R) Districts for Multiple-Family Residential Uses and Nonresidential Uses (Special Uses and Mixed Uses) on Zoning Plots 10,000 Square Feet or Larger, shall apply.

(4) Multiple Tenants. Where a building contains more than one tenant and individual signs are desired, the provisions of Section 25.06.050(b)(6) shall apply.

(e) Manufacturing District (M1).

(1) For commercial uses, the restrictions set forth in Table 25.06-3, Sign Restrictions in Commercial Districts, shall apply.

(2) Multiple Tenants. Where a building contains more than one ground floor tenant and individual signs are desired, the provisions of Section 25.06.050(b)(6) shall apply.

(f) Sign Regulations in Transportation Oriented Development (TOD), Agricultural (A), Shoreline (S), Open Space (OS) and Other Districts and Overlay Districts. The following restrictions shall apply to all agricultural, shoreline, and other zoning districts not specifically designated in this chapter, as well as for any land or zoning plot with no zoning designation:

(1) For commercial uses, the restrictions set forth in Table 25.06-3, Sign Restrictions in Commercial Districts, shall apply.

(2) For single-family residential uses and multiple-family residential uses on zoning plots of less than 10,000 square feet, the restrictions set forth in Table 25.06-1, Residential (R) Districts for Residential Uses on Zoning Plots less than 10,000 Square Feet, shall apply.

(3) For nonresidential uses, as defined in Section 25.02.030, and multiple-family residential uses on zoning plots of 10,000 square feet or larger, the restrictions set forth in Table 25.06-2, Sign Restrictions in Residential (R) Districts for Multiple-Family Residential Uses and Nonresidential Uses (Special Uses and Mixed Uses) on Zoning Plots 10,000 Square Feet or Larger, shall apply.

(4) Multiple Tenants. Where a building contains more than one tenant and individual signs are desired, the provisions of Section 25.06.050(b)(6) shall apply.