Local zoning · Alpine County

Alpine County — Signage

Q: How big can my wall sign be for a business in the C or NC district?

Under Class B, wall signs must be at least 12 sq ft or may scale at 1 sq ft per linear foot of building frontage, up to 32 sq ft . Total parcel aggregate is 80 sq ft (reduced to 40 sq ft in the Markleeville Historic District). See § 18.74.080 .

Q: Do signs in the Markleeville Historic District Combined Zone need special review?

Yes. Signs in the MHD overlay require review by the Markleeville historic design review committee before Director approval, and must relate to the building’s architectural style and materials. The aggregate area cap is reduced to 40 sq ft /parcel. See § 18.74.090(B) and § 18.74.080 .

Q: Are portable A‑frame signs allowed?

Yes, as “portable signs.” Typical limits include 12 sq ft area and 4 ft height on private property, outside public ROW and intersection clear zones. Bear Valley allows portable signs with added review/clearance considerations. See § 18.74.070–.090 .

Q: What happens if a legal nonconforming sign is damaged?

If more than 50% of the sign area is damaged, it must be repaired to conform to current rules, unless it qualifies for certain historic/unique exemptions. See § 18.74.030(D) .

Signage under the Alpine County local zoning and planning code, with the controlling citations.

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Last reviewed: July 6, 2026

Overview

This page interprets Alpine County’s local sign regulations for the unincorporated areas, centered in Title 18 (Zoning), Chapter 18.74 Sign Regulations. The rules apply countywide except where a specific plan supersedes (notably Kirkwood) or a special overlay adds requirements (Markleeville Historic District Combined Zone and the Bear Valley Master Plan area). Signs are regulated by time, place, and manner—content-neutral—while protecting scenic corridors and public safety per § 18.74.010–.020 .

The entire length of State Routes 4, 88, and 89 in unincorporated Alpine County is designated as a scenic highway corridor; general advertising/billboards are prohibited within one-quarter mile of these highways, subject to narrow exceptions in specified community nodes (see § 18.74.090(D) and § 18.60.030).

How the Alpine County sign code is structured

Countywide applicability and exemptions; Kirkwood Specific Plan area is excluded from Chapter 18.74 (it has its own ordinance) per § 18.74.020 .
General provisions cover illumination, maintenance, abandoned and nonconforming signs, measurement, and aggregate area caps per § 18.74.030 .
Signs are categorized as:
- Class A (permit required but no application fee) per § 18.74.070 .
- Class B (permit and fee) per § 18.74.080 .
Special provisions for Bear Valley and the Markleeville Historic District Combined Zone (MHD), plus community identification/information signs, scenic corridor rules, and temporary signs per § 18.74.090 .
Prohibited and exempt categories are detailed in § 18.74.040–.050 .
Permit review, multi-tenant “sign program” bonus, and appeal processes are in § 18.74.060 (appeals via Chapter 18.88) .

Countywide standards you should know first

Illumination must be internal or fully shielded; aim light only at the sign and avoid glare onto rights-of-way and neighbors per § 18.74.030(A) .
Abandoned signs must be removed or covered within 90 days per § 18.74.030(C) .
Nonconforming signs: routine face/copy changes are allowed; size/material/structural changes trigger conformance. If >50% damaged, bring into conformance; certain historic/unique signs may be exempted per § 18.74.030(D) .
Measuring sign area/frontage and aggregate caps: use the smallest rectangle around letters/logos for area; window area is pane-by-pane; aggregate area excludes exempt signs and may be increased via an approved sign program; limited variances are available for size/height/location/number per § 18.74.030(E)–(G) . See Alpine County Variances and Exceptions.

What’s exempt vs. prohibited

Exempt (no sign permit, also excluded from aggregate area): small address/name plates, official/public/safety signs, certain civic/historic plaques, interior signs, permanent architectural features, small incidental/directional signs, one small noncommercial sign per parcel (≤4 sq ft), certain window signs (≤25% of pane or 4 sq ft) per § 18.74.040 .
Prohibited: billboards/off-premises advertising (with narrow exceptions), roof signs, animated/scrolling/flash signs, vehicular “parked” ads, reflective or beacon/festoon lighting, mechanical movement, signs on poles/trees/public property (unless agency allows), and more per § 18.74.050 .

District-by-district signage standards (unincorporated areas)

Below summarizes the practical allowances. Where a Planned Development (PD) document has its own sign rules, that PD supersedes; if silent, the county tables below apply per notes in § 18.74.070–.080 .

RN — Residential Neighborhood

Purpose (practical): identify residences and sites with small-scale signs consistent with neighborhoods.
Typical sign types: Class A small freestanding/wall; limited portable signs.
Key dimensional standards: Freestanding up to 12 sq ft and 4 ft high; one wall sign up to 6 sq ft below eave; portable signs up to 12 sq ft and 4 ft high; location limits apply (private property, not in ROW/clear zones) per § 18.74.070 .
Where it applies: RN-zoned parcels in unincorporated areas.

RE — Residential Estate

Purpose (practical): similar to RN, scaled to estate residential patterns.
Typical sign types: same as RN under Class A.
Key dimensional standards: Same as RN (freestanding 12 sq ft/4 ft; wall 6 sq ft; portable 12 sq ft/4 ft) per § 18.74.070 .
Where it applies: RE-zoned parcels in unincorporated areas.

AP — Agricultural Preserve

Purpose (practical): identification for agricultural holdings; small commercial/ag service wayfinding where allowed.
Typical sign types: Class A small freestanding/wall; portable limited.
Key dimensional standards: Residential/resource grouping above applies; see § 18.74.070 .
Where it applies: AP-zoned lands in unincorporated areas.

LP — Land Preservation

Purpose (practical): resource lands with minimal, low-profile signage.
Typical sign types: Class A small freestanding/wall; portable limited.
Key dimensional standards: As above for residential/resource districts in § 18.74.070 .
Where it applies: LP-zoned lands.

TP — Timber Production

Purpose (practical): identify timber holdings and access with low-intensity signs.
Typical sign types: Class A small freestanding/wall; portable limited.
Key dimensional standards: Same residential/resource allowances per § 18.74.070 .
Where it applies: TP-zoned lands.

C — Commercial

Purpose (practical): allow legible business identification while limiting clutter and protecting scenic character.
Typical sign types: Class A smaller signs; Class B larger business signs.
Key dimensional standards:
- Class A: Freestanding or wall up to 15 sq ft; freestanding max 6 ft high; one per frontage/parcel; portable 12 sq ft, 4 ft high per § 18.74.070 .
- Class B: Freestanding up to 40 sq ft, 25 ft high or height of tallest on-site building (whichever less), with a 5 ft setback; wall signs: at least 12 sq ft or 1 sq ft/lf of building frontage, not to exceed 32 sq ft; canopy signs 4 sq ft (up to 3); projecting signs up to 40 sq ft; window signs up to 25% of pane area; total aggregate area 80 sq ft/parcel (reduced to 40 sq ft in MHD) per § 18.74.080 .
Where it applies: C-zoned parcels.

NC — Neighborhood Commercial

Purpose (practical): serve local needs with pedestrian-scale signage.
Typical sign types: As in C (Class A and Class B).
Key dimensional standards: Same as C for Class A and Class B per § 18.74.070–.080 .
Where it applies: NC-zoned parcels.

AG — Agricultural

Purpose (practical): business or farm identification consistent with rural character.
Typical sign types: As in C (Class A and Class B).
Key dimensional standards: Same as C for Class A and B per § 18.74.070–.080 .
Where it applies: AG-zoned parcels.

AG-CR — Agricultural-Commercial Recreation

Purpose (practical): accommodate recreation-commercial signage tied to on-site uses.
Typical sign types: As in C (Class A and Class B).
Key dimensional standards: Same as C for Class A and B per § 18.74.070–.080 .
Where it applies: AG-CR-zoned parcels.

INS — Institutional

Purpose (practical): identify public/institutional facilities with consistent design.
Typical sign types: As in C (Class A and Class B).
Key dimensional standards: Same as C for Class A and B per § 18.74.070–.080 .
Where it applies: INS-zoned parcels.

IND — Industrial

Purpose (practical): provide effective wayfinding while minimizing impacts to scenic highways.
Typical sign types: As in C (Class A and Class B).
Key dimensional standards: Same as C for Class A and B per § 18.74.070–.080 .
Where it applies: IND-zoned parcels.

PD — Planned Development

Purpose (practical): PD plans may set their own sign rules; if a PD document is silent, the county tables above apply.
Typical sign types: Per PD document; otherwise use Class A/B tables.
Key dimensional standards: PD note applies to both Class A and B tables; multi-tenant “sign program” can increase area up to 50% with Planning Commission approval per § 18.74.060(B); PD doc supersedes where it addresses signage per notes in § 18.74.070–.080 .
Where it applies: PD-designated areas.

MHD — Markleeville Historic District Combined Zone (overlay)

Purpose (practical): preserve historic character through compatible sign design.
Typical sign types: Same types as base district, but all signs in this overlay require review by the Markleeville historic design review committee before Director approval; design should match building style/materials per § 18.74.090(B) .
Key dimensional standards: Within MHD, total aggregate area is capped at 40 sq ft/parcel for Class B signs per § 18.74.080; submittals must show location, materials, structure, size, quantity, and format/color per § 18.74.090(B) .
Where it applies: Properties mapped in the MHD overlay in unincorporated Markleeville.

Bear Valley Master Plan Area (special provisions)

Purpose (practical): protect Bear Valley’s distinctive design theme and snow-country operations.
Typical sign types: Same types as base district; additional Bear Valley design elements apply. Portable signs may require review by CSA No. 1 per table notes per § 18.74.090(A) .
Key dimensional standards: Maintain minimum 8–9 ft clearances over walking/parking areas; account for snow depth; high-quality, natural-appearing materials; reflect village design themes per § 18.74.090(A) .
Where it applies: Bear Valley Master Plan area and the Highway 4 scenic corridor within that area per § 18.74.090(A) .

Scenic Highway Corridors (overlay)

Purpose (practical): preserve views along SR 4, 88, and 89.
Typical sign types: On-premises signs allowed per base district; billboards/off-premises advertising prohibited within a quarter-mile, with limited exceptions for community identification/information signs at defined nodes in Bear Valley, Markleeville, and Woodfords per § 18.74.090(D) and § 18.60.030 .
Key dimensional standards: As per base district; verify scenic overlay constraints early.
Where it applies: Lands visible from the designated scenic corridors per § 18.60.020 .

Temporary, community, and multi-tenant sign programs

Temporary signs: allowed countywide only for events/occurrences not exceeding 30 days/year; may be placed 14 days before and must be removed within 3 days after; do not count against parcel aggregate area; MHD and Bear Valley review are waived if all temporary sign requirements are met; political campaign signs are not regulated by this chapter per § 18.74.090(E) .
Community identification/information signs: permitted at primary entrances of Bear Valley, Hung-A-Lel Ti, Markleeville, Kirkwood, and Woodfords; do not count toward parcel aggregates; may host a limited number of temporary placards; must avoid signal-like background colors per § 18.74.090(C) .
Multi-tenant sign program: sites with three or more separate businesses/properties may apply for up to a 50% aggregate area bonus; program signs must be uniform in location, format, color, and design; Planning Commission approval required per § 18.74.060(B) .

Quick-reference: common on-premises sign limits (unincorporated areas)

District(s)	Freestanding (size/height)	Wall sign (size)	Other key limits	Aggregate cap	Code Reference
RN, RE, AP, LP, TP (Class A)	12 sq ft / 4 ft high; on private property; not in ROW/clear zones	6 sq ft; below eave; 1 per parcel	Portable: 12 sq ft / 4 ft high	Not specified for Class A	§ 18.74.070
C, NC, AG, AG-CR, INS, IND (Class A)	15 sq ft / 6 ft high; on private property; not in ROW/clear zones	15 sq ft max; below eave	Portable: 12 sq ft / 4 ft high	Not specified for Class A	§ 18.74.070
C, NC, AG, AG-CR, INS, IND (Class B)	40 sq ft / 25 ft high or height of tallest building; 5 ft setback	12 sq ft minimum or 1 sq ft/lf frontage, up to 32 sq ft	Canopy: 4 sq ft (up to 3); Projecting: 40 sq ft; Window: up to 25% of pane	80 sq ft/parcel; 40 sq ft in MHD	§ 18.74.080
Scenic Corridor overlay	Billboards/off‑premises prohibited within 1/4 mile	—	Limited exceptions for community signs at defined nodes	—	§ 18.74.090(D); § 18.60.030

Notes:

PD districts: use these tables only if the PD document does not provide signage rules per § 18.74.070–.080 .
Clearances over parking/walking areas are commonly required (e.g., projecting and canopy minimum clearances 8–9 ft); Bear Valley adds snowpack considerations per § 18.74.080–.090 .
Off-premises signs are generally prohibited; the only allowances are certain Caltrans-placed signs in state ROW and qualifying temporary signs per § 18.74.050(T) and § 18.74.090(E) .

Process, review, and enforcement

Permit: Unless exempt, a sign permit is required. The Community Development Director reviews Class A/B for consistency with Chapter 18.74; appeals go to the Planning Commission per § 18.74.060(A), (E) .
Special reviews: Bear Valley and MHD projects follow § 18.74.090(A)–(B); temporary signs meeting § 18.74.090(E) requirements do not need those two special reviews .
Enforcement: Complaints are handled by Community Development; violations are enforced under § 18.74.100 and § 18.92.040 .
Nonconforming signs: See above and also the Alpine County Nonconforming Uses context; Chapter 18.74 contains its own nonconforming sign provisions per § 18.74.030(D) .

Checklist

Confirm the parcel is in the unincorporated area and not in the Kirkwood Specific Plan (excluded from Chapter 18.74) per § 18.74.020 .
Identify base district and any overlays (MHD, Bear Valley, Scenic Corridor); see Alpine County Overlay Districts.
Determine sign class (A vs. B) and whether the sign is exempt; check aggregate area math and measurements per § 18.74.030(E)–(F), § 18.74.040 .
Verify illumination is internal or fully shielded per § 18.74.030(A) .
If along SR 4/88/89 or visible from them, confirm Scenic Corridor restrictions per § 18.74.090(D) and § 18.60.030 .
If in Bear Valley or MHD, prepare the added submittal info/design coordination; consider snow-clearances in Bear Valley per § 18.74.090(A)–(B) .
For multi-tenant sites, consider a sign program for up to 50% extra area (Planning Commission approval) per § 18.74.060(B) .
For temporary signs, confirm event duration limits, placement window, and 10‑day application lead time per § 18.74.090(E) .
Ensure compliance with clearance over parking and walkways where applicable per § 18.74.080–.090 tables .

Risks & Ambiguities

Issue	Why it matters	What to verify
PD district signage	PDs may override county tables	Does the site’s PD document contain its own sign standards? If silent, use § 18.74.070–.080 defaults.
Scenic Corridor mapping	Billboard/off‑premises prohibitions are strict	Is the site within 1/4 mile and/or visible from SR 4/88/89 per § 18.74.090(D) and § 18.60.020–.030?
Historic design compatibility (MHD)	Non-matching designs can be denied	Confirm MHD boundary and prepare the required materials/design alignment per § 18.74.090(B); see Alpine County Historic Preservation.
Bear Valley snow clearances	Winter snow affects clearances and durability	Incorporate snowpack in height/clearance; use high-quality materials per § 18.74.090(A).
Aggregate area math	Overages can trigger denial	Exempt signs don’t count; sign programs can add up to 50%; see measurement rules per § 18.74.030(E)–(F) and § 18.74.060(B).
Off‑premises/Caltrans ROW	Misplaced signs in ROW face removal	Off‑premises is generally prohibited; Caltrans‑permitted traffic signs in state ROW are exceptions per § 18.74.050(T). Verify with the jurisdiction.
Temporary sign timing	Overstays are violations	Ensure 14‑days‑before/3‑days‑after windows and ≤30 days/year per § 18.74.090(E).

Plain-English Summary

If you’re placing a sign in unincorporated Alpine County, first check your zoning and whether you’re in the Markleeville Historic District, Bear Valley, or along Highways 4/88/89. Most small on-premises signs are allowed with a straightforward permit (or are even exempt), but billboards and off‑premises advertising are broadly prohibited—especially near the scenic highways. Pay attention to size, height, aggregate square footage, clearances, and (in Bear Valley) snow depth; multi-tenant centers can seek a sign program for more area. See § 18.74.040–.090 for the specifics.

Source References

Alpine County Zoning Ordinance, Chapter 18.74 Sign Regulations: Purpose/Applicability/General Provisions (including illumination, maintenance, abandoned/nonconforming, measurements, aggregate area, variances) — § 18.74.010–.030
Exempt and Prohibited signs — § 18.74.040–.050
Permit review, Sign Program (up to 50% area bonus), Bear Valley/MHD references, Appeals — § 18.74.060
Class A sign requirements (district tables) — § 18.74.070
Class B sign requirements (district tables) — § 18.74.080
Special provisions: Bear Valley, MHD, Community signs, Scenic Corridor, Temporary signs — § 18.74.090
Enforcement — § 18.74.100
Definitions — § 18.74.110
Scenic Highway Corridor Development Requirements — § 18.60.020–.030

Sources

Retrieved passages

CBC § 2 (§ 2) High relevance
Alpine County Zoning Code High relevance
Alpine County Zoning Code (Section 18.74.090) High relevance
Alpine County Zoning Code (§ 1) High relevance
Alpine County Zoning Code (§ 2) High relevance
Alpine County Zoning Code High relevance
Alpine County Zoning Code (Section 18.74.020) Medium relevance
Alpine County Zoning Code (Section 18.60.030) Medium relevance

Cited sections

Alpine County Zoning Ordinance, Chapter 18.74 Sign Regulations: Purpose/Applicability/General Provisions (including illumination, maintenance, abandoned/nonconforming, measurements, aggregate area, variances) — **§ 18.74.010–.030** (Chapter 18.74)
Exempt and Prohibited signs — **§ 18.74.040–.050** (§ 18.74.040)
Permit review, Sign Program (up to 50% area bonus), Bear Valley/MHD references, Appeals — **§ 18.74.060** (§ 18.74.060)
Class A sign requirements (district tables) — **§ 18.74.070** (§ 18.74.070)
Class B sign requirements (district tables) — **§ 18.74.080** (§ 18.74.080)
Special provisions: Bear Valley, MHD, Community signs, Scenic Corridor, Temporary signs — **§ 18.74.090** (§ 18.74.090)
Enforcement — **§ 18.74.100** (§ 18.74.100)
Definitions — **§ 18.74.110** (§ 18.74.110)
Scenic Highway Corridor Development Requirements — **§ 18.60.020–.030** (§ 18.60.020)
AlpineCounty_ZoningCode.md

Frequently asked questions

Are billboards allowed in unincorporated Alpine County?

No. Billboard/off‑premises signs are prohibited countywide, and especially within one‑quarter mile of scenic highways. Limited exceptions exist for Caltrans‑permitted devices in state ROW and for temporary signs under strict rules. See § 18.74.050(R), (T) and § 18.74.090(D).

How big can my wall sign be for a business in the C or NC district?

Under Class B, wall signs must be at least 12 sq ft or may scale at 1 sq ft per linear foot of building frontage, up to 32 sq ft. Total parcel aggregate is 80 sq ft (reduced to 40 sq ft in the Markleeville Historic District). See § 18.74.080.

Do signs in the Markleeville Historic District Combined Zone need special review?

Yes. Signs in the MHD overlay require review by the Markleeville historic design review committee before Director approval, and must relate to the building’s architectural style and materials. The aggregate area cap is reduced to 40 sq ft/parcel. See § 18.74.090(B) and § 18.74.080.

What are the rules for temporary event signs?

Temporary signs may be displayed for events/occurrences not exceeding 30 days/year; they can go up 14 days before and must be removed within 3 days after. They do not count toward parcel aggregate area and may be on- or off‑premises. Apply at least 10 days before placement. See § 18.74.090(E).

Are portable A‑frame signs allowed?

Yes, as “portable signs.” Typical limits include 12 sq ft area and 4 ft height on private property, outside public ROW and intersection clear zones. Bear Valley allows portable signs with added review/clearance considerations. See § 18.74.070–.090.

What if my property fronts Highway 4, 88, or 89?

Those are designated scenic highways. Off‑premises advertising is prohibited within 1/4 mile; only on‑premises signs and certain community identification/information signs at defined nodes are allowed. See § 18.74.090(D) and § 18.60.030.

Can a multi‑tenant center get more sign area?

Possibly. A “sign program” for sites with three or more businesses can increase aggregate area by up to 50%, with uniform design/location standards and Planning Commission approval. See § 18.74.060(B).

Are political campaign signs regulated under Chapter 18.74?

No. Political campaign signs are not regulated by Chapter 18.74’s temporary sign section. See § 18.74.090(E)(5).

What happens if a legal nonconforming sign is damaged?

If more than 50% of the sign area is damaged, it must be repaired to conform to current rules, unless it qualifies for certain historic/unique exemptions. See § 18.74.030(D).

Do I need to think about lighting and glare?

Yes. All illumination must be interior or from fully shielded fixtures aimed only at the sign; avoid glare visible from streets and neighbors. See § 18.74.030(A).

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