Mesilla commission weighs changes to town sign code, including fees and sandwich-board rules

The Mesilla Planning, Zoning and Historical Appropriateness Commission on Feb. 2 continued its review of proposed amendments to Town Code Chapter 18.65, focusing on how the town sizes and regulates commercial signs, temporary displays and sandwich-board signage.

Community/Economic Development Director Eddie Salazar told commissioners the revisions aim to resolve inconsistencies in the code and reflect administrative review costs. Salazar recommended removing an obsolete provision in Section 18.65.040.C that granted a five-year period for nonconforming signs because that period expired in 2023. "If you're not going to enforce it, don't have it written down," he said, arguing the expired language creates enforcement confusion and potential claims of unfairness.

The commission discussed methods other municipalities use to size signs, including formulas tying allowable sign area to building frontage. Salazar noted some jurisdictions allow a set linear-feet allowance per square foot of signage and proposed alternatives: adopt a linear-feet standard, retain a percent-of-wall rule with a cap, or evaluate larger requests case-by-case through an expanded "special circumstances" review rather than requiring a formal, fee-based special-use permit.

Commissioners considered several specific proposals in the packet: raise the sign-permit fee from $2 per square foot (current, with a $50 maximum) to $5 per square foot and remove the $50 cap; increase the annual allowance for temporary signs in commercial zones from two to four (with limits on simultaneous displays to accommodate seasonal vendors); and formalize sandwich-board rules to allow one A-frame per business, no larger than six square feet, placed on the business's property and removed or brought inside after hours to avoid sidewalk or ADA obstructions.

On wall signage, the commission generally supported keeping the existing 10%-of-wall rule with a 25-square-foot maximum cap but agreed to consider larger sign requests on a case-by-case basis.

The packet also clarifies exceptions for signage of historical significance (18.65.070), with commissioners stressing that such exceptions should relate to the building or structure at issue rather than unrelated murals. Salazar proposed revised language in the permit issuance section (18.65.090) to state that compliant signs may be issued administratively while other signs require Commission and Board review; he recommended replacing the term "extenuating circumstances" with "special" or "mitigating circumstances."

No ordinance vote was taken at the session. Vice Chair Eric Gallegos presided in Chair Eric Walkinshaw's absence; procedural motions to approve the agenda and the consent agenda passed during the regular meeting that followed the work session. CED Salazar said the draft amendments and the Commission's recommendations will be forwarded to the Mesilla Board of Trustees, which has the legislative authority to adopt or modify the code.

Historic Preservation Specialist Liana Aguirre described parallel community engagement efforts — including cataloging historic structures with Dona Ana Community College, creating educational materials for children and a short documentary — framed as part of preserving Mesilla's cultural and economic character under the Cultural Properties Act and the National Historic Preservation Act.

The commission adjourned without adopting any text as final. The Board of Trustees is expected to review the proposed revisions and any recommendations forwarded by the Commission before any ordinance change becomes effective.