City of Santee, CA OVERLAY DISTRICTS

§ 13.22.010 Purposes and General Plan consistency.

The purpose of overlay districts is to establish development standards to address the special or unique needs or characteristics of particular areas to assure a harmonious relationship between the existing and proposed uses, and to further implement and define the goals and objectives of the General Plan.

(Ord. 566 § 3, 2019)

§ 13.22.020 Administration.

Authority.

The City Council is authorized to adopt an overlay district only in conjunction with a base district. When an overlay district is designated over any district, the standards used for that site shall be as set forth in the overlay district or the base district, whichever is more restrictive.

No overlay district shall be established unless the Council makes, but not be limited to, the following:

That the area for which an overlay district designation is proposed has a unique character, identity or environment;

That the unique character, identity of environment of the area for which an overlay district is proposed would be preserved and enhanced to the benefit of such area and the City as a whole by the provisions set forth by the overlay district;

That an overlay district is necessary to protect, preserve or enhance the unique character or identity of the area for which an overlay district is proposed;

That an overlay district is necessary to protect the health, welfare or safety of the public.

Each overlay district established shall include, but not be limited to, the following provisions to assure the preservation, enhancement or protection of the unique character, identity or environment for which an overlay district is established: use regulations, site development criteria, performance standards, and design guidelines. In addition, a statement of the purpose, definition of terms, applicability, review procedure and other provisions deemed necessary by the City Attorney.

Establishment of District. Each overlay district established shall be indicated on the district map by appropriate abbreviated letters identifying the overlay district which shall follow the reference number identifying the base district.

Public Hearing. The Planning Commission and City Council shall hold a public hearing to consider the adoption of any overlay district as prescribed in Section 13.04.100.

(Ord. 566 § 3, 2019)

§ 13.22.030 Mobile home park overlay district.

Purpose. The mobile home park overlay district is intended to establish regulations for the development, maintenance, and conversion of mobile home parks within the City of Santee.

Establishment. The mobile home park overlay district may be applied in combination with any other residential district pursuant to Section 13.04.060. A mobile home park overlay district shall be indicated on the zoning district map by the letters "MHP" after the reference number identifying the base district.

General Requirements. The following shall apply to all mobile home park development:

Minimum site area for a mobile home park shall be three acres;

There shall be no minimum side area for mobile home park;

There shall be no minimum area, width or depth requirement for individual lots or spaces;

There shall be no minimum yard requirement for individual lots or spaces;

There shall be no minimum size for individual mobile home units;

The minimum street yard setback on public streets shall be in conformance with Table 13.10.040B;

Existing mobile home parks and preexisting mobile home parks shall not be deemed nonconforming by reason of failure to meet the minimum requirements prescribed in this section, provided that the regulations of this section shall apply to the enlargement or expansion of a mobile home park;

In addition to making application for an amendment to the zoning ordinance pursuant to Chapter 13.04.060, application for a mobile home park shall require the approval of a conditional use permit subject to Section 13.06.030;

In order to maximize net yield per acre, the City will consider increasing the allowable project density by either granting a density bonus to the project site's existing density category, or by granting a request for a change in density range (per the City's General Plan), or both, depending upon the quality, size nature and scope of the project. The density bonus shall be up to 25%, as provided for in Chapter 13.26, Density Bonus Provisions;

10.

In order to offer an incentive for the development of new mobile home park subdivisions, the City will waive all or part of a project's application fees and all or part of a project's development fees. Redevelopment agency housing assistance monies may be available if the project qualifies as a low and moderate-income development. These incentives will be considered on a project by project basis.

11.

In order to offer an incentive for the conversion of existing rental parks to residential parks, the City will waive a minimum of 50% of a project's application fees. This incentive will be considered on a project by project basis.

Conversion Requirements.

Application for conversion of an existing mobile home park to another use, or its closure or cessation of use shall require an amendment to the zoning ordinance pursuant to Section 13.04.050 of this title.

A report on the impact of the request to convert or close a mobile home park and noticing of the application shall be provided in accordance with Sections 65863.7 and 65863.8 of the State Government Code and any amendments thereto. The report shall be filed concurrently with the application for a zoning ordinance amendment and shall be considered at the public hearing for the amendment.

(Ord. 566 § 3, 2019)

§ 13.22.040 Hillside overlay district.

Purpose. The purpose of the hillside overlay district is to maintain natural open space character, protect natural land forms, minimize erosion, provide for public safety, protect water, flora and fauna resources and establish design standards to provide for limited development in harmony with the environment.

Establishment. The hillside overlay district may be applied in combination with any other district pursuant to Section 13.04.050. A hillside overlay district shall be indicated on the zoning district map by the letter "H" after the reference number identifying the base district.

This section provides development performance criteria for the major areas of concern. Following are the objectives for each of those areas, which are based on the policies listed in the General Plan. These objectives set forth the framework for the performance standards.

Soils/Grading.

Establish proper soil management techniques to reduce the adverse effects of erosion;

Minimize alteration of landforms in hillside area;

Protect natural landforms of Citywide significance.

Public Safety.

Restrict structures and facilities from geologically hazardous areas;

Restrict development in areas with unsafe soil conditions;

Require geologic or soil engineering investigation for developments proposed in areas of potential geological hazards;

Require special construction features in the design of structures and adaptive site planning where site investigations confirm potential geologic hazards;

Require adequate water supply and pressure for all proposed development in accordance with Santee Fire Department standards;

Require fuel modification programs;

Establish minimum standards for fire safety with regard to access and fire mitigation measures.

Water.

Protect and enhance the character of creeks and channels;

Retain the natural drainage of the area as much as possible;

Promote programs to conserve water;

Protect waterways from indiscriminate erosion and pollution;

Promote groundwater.

Animal and Plant Life.

Help to preserve lands having biological significance especially significant to wildlife habitat and floral and faunal species;

Maintain and reestablish where feasible, natural vegetative communities and dominant landscape elements unique to the City;

Encourage retention of areas with significant native vegetation and habitat value;

Protect natural areas for ecologic, educational and other scientific study purposes.

Environmental Design.

Protect and improve the scenic quality of the City;

Design buildings and adapt site planning to minimize adverse environmental impacts and resource consumption;

Use the relationship between built form and open space to strengthen the image and identity of the City.

Site Development Regulations. All site development regulations shall be as set forth in the base district, except those as defined within this section.

Special Requirements.

The applicant shall submit two topographic maps, each showing the boundaries of the site and the boundaries of the natural slope categories within the site. Each category area shall be identified on the maps by a different color. One of the maps shall also identify the location of all proposed development on site. The natural slope categories that shall be used are identified below:

Natural Slope Categories
0—9.9
10—19.9
20% and over

Topographic maps should normally be of a scale between one inch = 20 feet to one inch = 50 feet. Contour intervals should normally be five feet and in no case shall be greater than 10 feet.

The location and extent of the natural slope categories shall be certified by a registered civil engineer, registered architect or registered landscape architect.

Within the boundaries of the hillside overlay district, the permitted density for residential uses shall be determined by the average natural slope of the site. When a given site has more than one zone, the average natural slope shall be determined separately for each zone and the resulting maximum density for each zone shall be determined separately, pursuant to Section 13.04.020(C)(2).

The following formula shall be used to determine a site's average natural slope:

S =	I x L	x 100
	A x 43,560

Where:
S	=	average natural slope, in percent.
I	=	interval, in feet, of the contour lines.
L	=	the sum, in feet, of the length of the contour lines, at the selected contour interval "I."
A	=	the total area, in acres, of the site.

When the average natural slope of a site has been determined, the following table shall be used to determine the maximum permitted density with the hillside overlay district:

Table 13.22.040 Hillside Overlay District Density Determination
Column A	Column B
Average Natural Slope of Site	Percent of Base District's Density Permitted (Maximum)
0—9.9%	100%
10—19.9%	75%
20% and above	50%

Example—If the average natural slope of a site is 15% and the base district is R-1 (two dwelling units/acre), then the maximum permitted density on the site is as follows:

0.75 x 2.0 = 1.5 dwelling units/acre

(Ord. 566 § 3, 2019)

§ 13.22.050 Hillside overlay district—Development performance standards.

The following minimum performance standards are required for any development within the hillside overlay district. Necessary information shall be provided on or with the development application to determine compliance with these standards.

Soils/Grading. Grading of any site shall conform to the following grading standards, based upon the percent of the natural slope.

Percent Natural Slope
Less than 10%	This is not a hillside condition, conventional grading techniques¹ are acceptable.
10%—19.9%	Development with grading may occur in this zone, but existing landforms must retain their natural character. Padded building sites are permitted on these slopes, but contour grading, split level architectural prototypes, with stacking and clustering are expected.
Over 20%	Special hillside grading, architectural and site design techniques are required. Architectural prototypes are expected to conform to the natural landform and clustering shall be used.

Note:
1	Movement for redistribution of earth over large areas. However, disruption of the landform, drainage patterns, and on-site surface terrain and vegetation is discouraged and shall be avoided.

Public Safety.

Fire Safety. The Santee Fire Department is responsible for implementation of fire safety standards. All developments in the hillside district must comply with the adopted standards of the Santee fire protection district. In the course of the review for a project in the hillside overlay district, the fire district will be reviewing each project to determine compliance with fire safety standards. The standards cover such items as, but not limited to:

Number of access points and street designs for each development;

Driveway lengths and widths;

Distances between dwellings;

Fuel management plan;

Water flow and fire hydrant requirements;

Fire retardant building materials.

Geotechnical.

Any development or subdivision within a potentially geologically hazardous area, as identified in Figure 22, Seismic hazards and study areas, of the General Plan, Table 14, Seismic safety element, of the General Plan;

The Director may require special construction methods for structures where it has been determined to have potential geologic hazards.

Water.

On-site siltation basins, as well as energy absorbing devices, may be required as a means to prevent erosion as well as to provide for groundwater recharge;

Natural drainage courses should be protected from grading activity;

Where brow ditches are required, plant materials and native rocks shall be used to naturalize the appearance and blend in with surrounding vegetation and topography.

Animal and Plant Life.

Areas of site which are identified in an environmental study as having biological significance shall be preserved;

Natural vegetation shall be maintained wherever possible. If removal is required, reestablishment of a compatible plant material shall be required.

All exposed slopes and graded areas shall be landscaped with ground cover, shrubs and trees;

Existing mature trees shall be incorporated into the project wherever possible;

Water and energy conservation techniques shall be utilized, such as special irrigation techniques (e.g., drip irrigation), drought tolerant plant species, alluvial rockscape, etc.;

Wherever possible, well adapted (drought tolerant) fire resistant native vegetation shall be preserved and planted;

Introduction of landscaping within the hillside areas should make maximum use of texture, color, be capable of blending in with the natural landscape, and help to soften the effects of buildings, walls, pavement, drainage improvements and grading;

Screening along roadways should make maximum use of berming and landscaping.

Design.

Dwelling units and structures shall be compatible with the natural surroundings of the area and shall not dominate the natural environment;

Exterior finishes of dwelling units and structures should blend in with natural surroundings by emphasizing earth tone colors and avoiding reflective materials or finishes;

Dwelling units and structures shall be sited in a manner that will:

Retain outward views from each unit,

Preserve or enhance vistas, particularly those seen from public places,

Preserve visually significant rock outcropping, natural hydrology, native plant materials, and areas of visual or historical significance;

Dwelling units and structures should be designed to incorporate hillside adaptive features such as split level pads, multistory, etc.;

In areas adjacent to a ridgeline or in moderate slope areas, dwelling units and structures should be sited to:

Use the natural ridgeline as a backdrop for structures,

Use landscape plant materials as a backdrop, and

Use structure to maximize concealment of any cut slope;

Roadways should be located and designed to adapt to hillside conditions by following natural contours, rising nonstandard road widths and other appropriate features. Such nonstandard road requirements are designated within the public works standards of the City;

Parking areas should be located and designed to adapt to hillside conditions by clustering off-street, locating within structures and by avoiding on-street parking.

(Ord. 566 § 3, 2019)

§ 13.22.060 Mixed use overlay district.

Purpose. The purpose of the mixed use overlay district is to provide the option to include complementary ground level commercial uses in conjunction with R-30—Urban residential development. The mixed-use overlay encourages innovative and attractive development to promote smart growth principles through the vertical integration of complementary land uses which can take advantage of mutual site planning and public service requirements, and which increases the economic viability of development. Complementary commercial uses include professional and personal services.

Establishment. The mixed use overlay district is applied to the following zones: Medium Density (R-7), Medium-High Density (R-14), High Density (R-22) and Urban Residential (R-30) pursuant to Chapter 13.10. A mixed use overlay district shall be indicated on the zoning district map by the letters "MU" after the reference number identifying the base district.

Mixed Use Requirement. A minimum of twenty-five percent of a mixed use development's gross square footage must be dedicated as commercial space, with a maximum of thirty-three percent. A minimum of two-thirds of the gross floor area in any mixed use development shall be devoted to residential use.

Affordability Incentive. As an incentive for the provision of affordable housing on mixed use development sites, the percentage of commercial development required in Section 13.22.060.C is reduced as shown on Table 13.22.060.A:

Table 13.22.060.A Affordability Incentive
Affordability Percentage (Low Income)	Commercial use requirement
0%	25%
20%	20%
40%	15%
60%	10%
80%	5%
100%	0%

Use Regulations. Uses listed in Table 13.22.060B shall be allowable. Where indicated with the letter "P," the use shall be a permitted use in that district. Where indicated with the letter "C," the use shall be a conditional use subject to a conditional use permit in that district. Where indicated with the letters "MC," the use shall be a conditional use subject to a minor conditional use permit in that district. Where indicated with a dash "—", or if the use is not specifically listed in Table 13.22.060B and is not subject to the use determination procedures contained in Section 13.04.040, the use shall not be permitted in that district. This section shall not be construed to supersede more restrictive use regulations contained in the conditions, covenants, and restrictions of any property. In the event a given use cannot be categorized in one of the districts by the Director, the use determination procedure outlined in Section 13.04.040 shall be followed.

Table 13.22.060B Use Regulations for Mixed Use Overlay District
Use	MU District
A. Offices and Related Uses
1. Administrative and executive offices	P
2. Bail bonds office	—
3. Clerical and professional offices	P
4. Financial services and institutions	P
5. Medical, dental and related health administrative and professional office services (non-animal related) including laboratories and clinics; only the sale of articles clearly incidental to the services provided shall be permitted	P
6. Accessory commercial uses when incidental to an office building or complex (blueprinting, stationery, quick copy, etc.)	P
B. General Commercial Uses
1. Antique shops	—
2. Animal care facility, small animal only (animal hospital, veterinarian, commercial kennel)
a. Excluding exterior kennel, pens or runs	MC
b. Including exterior kennel, pens or runs	—
3. Apparel stores	P
4. Art, music and photographic studios and/or supply stores	P
a. With class instruction	MC
5. Appliance repair and incidental sales including, but not limited to, small household appliances, computers and vending machines, and provided all work activities and storage occurs entirely within an enclosed building	P
6. Arcades, more than amusement devices (see special requirements per Section 13.12.030(F)); also subject to the provisions contained in Title 4 of this code	—
7. Athletic and health clubs	P
8. Auction house (conducted completely within an enclosed building and subject to the provisions contained in Title 4 of this code)	—
9. Automotive services including automobiles, trucks, motorcycles, boats, trailers, mopeds, recreational vehicles or other similar vehicles as determined by the Director
a. Sales	—
b. Rentals	—
c. Repairs including painting, body work and services	—
d. Washing (coin and automatic)	—
e. Service or gasoline dispensing stations including mini-marts, accessory car washes, and minor repair services accessory to the gasoline sales	—
f. Parts and supplies excluding auto recycling or wrecking	—
10. Bakeries	P
11. Barber and beauty shops and/or supplies	P
12. Bicycle sales and shops (nonmotorized)	P
13. Blueprint and photocopy services	P
14. Book, gift and stationery stores (other than adult related material)	P
15. Candy stores and confectioneries	P
16. Catering establishments (excluding mobile catering trucks)	—
17. Cleaning and pressing establishments, retail	P
18. Cemeteries	—
19. Commercial recreation facilities
a. Indoor public uses including, but not limited to, bowling lanes, community theaters, and billiard parlors	P
b. Outdoor drive-in theaters	—
20. Contractor (all storage of material, equipment within an enclosed building)	—
21. Dairy products store	P
22. Department stores	—
23. Drive-in or drive-through business	—
24. Drug stores and pharmacies	P
25. Equipment sales/rental yards (light equipment only)	—
26. Farmer's market	—
27. Feed and tack stores (all supplies and materials within an enclosed building)	—
28. Florist shops	P
29. Food and beverage sales or service
a. Cocktail lounge, bar, tavern or winery
i. Not accessory to a restaurant and with or without entertainment, other than adult related	P
ii. Accessory to a restaurant, coffee shop and with or without entertainment, other than adult related	P
b. Nightclubs or dance halls, not including adult related entertainment	P
c. Snack bars, delicatessens, or refreshment stands, take-out only, and accessory to an office use	P
d. Fast food restaurants with drive-in or drive-through service	—
e. Restaurants or coffee shops, other than fast food with or without alcoholic beverages and without entertainment	P
f. Supermarkets (including the sale of alcoholic beverages)	P
g. Convenience markets	P
h. Liquor stores	C
i. Clubs and lodges with alcoholic beverage service	—
30. Furniture stores, repair and upholstery	—
31. General retail stores	P
32. Hardware stores	P
33. Home improvement centers
a. Material stored and sold within enclosed buildings	—
b. Outdoor storage of material such as lumber and building materials	—
34. Hotels and motels	—
35. Interior decorating service	P
36. Janitorial services and supplies	—
37. Jewelry stores	P
38. Kiosks for general retail and food sales, key shops, film drops, automatic teller machines, etc. in parking lots	MC
39. Laundry, self-service	P
40. Limousine service (limousines shall not be stored in any required parking spaces)	—
41. Locksmith shop	P
42. Mining	—
43. Mobile homes sales	—
44. Mortuaries, excluding crematoriums	—
45. Newspaper and magazine stores	P
46. Nightclub, teenage	—
47. Nurseries (excluding horticultural nurseries) and garden supply stores; provided all equipment, supplies and material are kept within an enclosed building	—
a. With outdoor storage and supplies	—
48. Office and business machine stores and sales	—
49. Parking facilities (commercial) where fees are charged	—
50. Pawnshop	—
51. Parcel delivery service (excluding on-site truck storage and truck terminals)	—
52. Political or philanthropic headquarters	P
53. Pet supply shop and pet grooming	P
54. Plumbing shop and supplies (all material stored within an enclosed building)	P
55. Printing and publishing	—
56. School, business or trade (all activities occurring within an enclosed building)	C
57. School, commercial (all activities occurring within an enclosed building)	C
58. Second hand store or thrift shop	—
59. Shoe stores, sales and repair	P
60. Shopping center	—
61. Small collection facility	P
62. Spiritualist readings or astrology forecasting	—
63. Sporting goods stores	P
64. Stamp and coin shops	P
65. Swimming pool or spa sales and/or supplies	—
66. Tailor or seamstress	P
67. Tanning salon	P
68. Tattoo parlor or body piercing salon	—
69. Taxidermist	—
70. Television, radio sales and service	P
71. Tire sales and installation, not including retreading and recapping	—
72. Toy stores	P
73. Travel agencies	P
74. Transportation facilities (train, bus, taxi depots)	—
75. Variety stores	P
C. Public and Semi-Public Uses
1. Ambulance service	—
2. Art galleries and museums, public or private	P
3. Biological habitat preserves (unless otherwise approved by another entitlement)
a. Mitigation for projects inside City boundaries	MC
b. Mitigation for projects outside City boundaries	C
4. Religious institutions	C
5. Clubs and lodges, including YMCA, YWCA and similar group uses without alcoholic beverage sales (clubs and lodges serving or selling alcoholic beverages shall come under the provisions of Section 13.12.030(B)(29) of this table)	—
6. Convalescent facilities and hospitals	C
7. Day care center facilities	P
8. Detention facility	—
9. Educational facilities, excluding business or trade schools and commercial schools	C
10. Library	P
11. Parks and recreation facilities, public or private (excluding commercial recreation facilities)	—
12. Post office (private)	P
13. Public buildings and facilities, other than a library	—
14. Radio or television broadcast studio	—
D. Accessory Uses
1. Parking garage structures and other auxiliary structures and accessory uses customarily incidental to a permitted use and contained on the same site	P
2. Caretaker's living quarters only when incidental to and on the same site as a permitted or conditionally permitted use	—
3. Amusement devices, per Section 13.12.030(F)	—
4. Live-work spaces accessory to dwelling units	P
E. Temporary Uses
1. Temporary uses subject to the provisions contained in Section 13.06.070	P

Special Use Regulations.

Outdoor Displays and Sales of Merchandise. All businesses shall be conducted completely within an enclosed building. The following outdoor sales and commercial activities may be permitted to operate outdoors, subject to any required reviews and permits:

Outdoor display of merchandise as accessory to a current on-site business (subsection (F)(2));

Parking lot and sidewalk sales (subject to Section 13.06.070, Temporary uses);

Accessory outdoor eating areas in conjunction with a food establishment that features take-out service; see subsection (F)(3); and

Other activities and uses similar to those above as determined by the Director.

Outdoor Display of Merchandise Accessory to Current On-Site Business. Any outdoor display must be done in conjunction with the business being conducted within the building and shall comply with the following regulations:

The aggregate display area shall not exceed 24 square feet;

No item, or any portion thereof, shall be displayed on public property; unless, an encroachment permit has first been obtained from the City;

Items shall be displayed only during the hours that the business conducted inside the building on the premises is open for business;

No item shall be displayed in a manner that causes a safety hazard; obstructs the entrance to any building; interferes with, or impedes the flow of pedestrian or vehicle traffic; is unsightly or creates any other condition that is detrimental to the public health, safety or welfare or causes a public nuisance.

Accessory Eating Areas Permitted. For the purpose of determining required parking, the accessory eating areas shall not count toward this determination. The seating may be provided indoors or outdoors. The following performance standards shall apply to outdoor eating:

The outdoor eating area shall be arranged in such a way that it does not create a hazard to pedestrians or encroach on a required building exit;

The outdoor eating area cannot be located in any driveway, parking space, landscaped area, or required setback;

The outdoor eating area must be maintained so that it is not unsightly and does not create a condition that is detrimental to the appearance of the premises or surrounding property;

Signage may not be placed on the outdoor furniture or umbrellas, which advertise the business, service or use, or any product unless otherwise permitted by the sign ordinance.

Site Development Regulations.

Commercial or office development is permitted only in conjunction with residential development in accordance with the R-30 urban residential district.

For all uses allowed pursuant to Table 13.22.060B, all development standards shall be established through a development review permit, minor conditional use permit, or a conditional use permit.

All site development regulations shall be set forth in the R-30 urban residential base district.

All parking regulations shall be set forth in Chapter 13.24.

(Ord. 566 § 3, 2019; Ord. 604 § 7, 2022)

§ 13.22.070 Art and entertainment overlay district.

The art and entertainment overlay district consists of various parcels, totaling approximately 155 acres, generally bounded by Mission Gorge Road to the south, the San Diego River to the north, Cuyamaca Street to the west, and Magnolia Avenue to the east.

Purpose. The art and entertainment overlay district is intended to support tourism and attract commercial, educational and recreational uses, including a future theater and hotel, within portions of the Santee Town Center.

Establishment. The art and entertainment overlay district may be applied to areas within the Town Center Specific Plan and shall be indicated on the zoning district map by the letters "AE" after the reference number identifying the base district.

Use Regulations.

Permitted Land Uses. The permitted principal uses for the art and entertainment overlay district are listed in Table 2 below, and shall be in addition to those uses listed for the individual land use districts within Town Center.

Table 2 Land Use Matrix
Permitted Land Uses Within Art and Entertainment Overlay District
Art galleries
Bars, including sports bars, brewpubs, and cocktail lounges
Cabarets
Community theaters
Educational institutions
Farmer's markets (subject to encroachment permit if within the public right-of-way)
Hotels, including resort hotels, with or without banquet and restaurant space; motels
Information centers
Libraries
Movie theaters
Museums
Performing arts facilities
Street fairs (subject to encroachment permit if within the public right-of-way)
Wineries and wine-tasting rooms

Development Standards.

Building Height Limitations. Building heights of 55 feet are permitted within the overlay district, with an additional 15 feet for architectural projections such as roof parapets, structures housing elevators, staircases, air conditioners, or similar equipment provided such structures are architecturally compatible with the design of the building. Accessory structures such as flagpoles, commercial antennas, steeples and chimneys may also be allowed as height exceptions. However, building height is constrained by the Federal Aviation Administration (FAA) and proximity to Gillespie Field.

Sign Standards.

Theater marquee sign(s) shall be permitted and their location, design, size and number shall be determined at the time of project approval for the theater development. Theater signage may utilize dynamic lighting, and static and/or changeable copy signs to promote movies or special events.

Roof-mounted signage shall be permitted and architecturally integrated and proportional to the building to which it is affixed and shall consist of a unique and iconic design. Such signs shall be subject to the approval of a Comprehensive Sign Program associated with the entitled development.

Creative thematic signs, architecturally designed electronic message centers, murals, and free-standing art are encouraged within the art and entertainment overlay district. Murals and free-standing art are expressly exempt from the sign ordinance, Santee Municipal Code ("SMC") Chapter 13.32. Electronic message centers are subject to Section 13.32.050(C)(4).

(Ord. 573 § 3, 2020)