A comprehensive sign plan shall be provided
which has a consistent sign design theme throughout the Town Center
or Neighborhood Center. The color of letters and background shall
be carefully considered in relation to the color of the materials
of the building(s) and where the signs are proposed to be located.
All building signs shall be compatible with the architecture of the
building and shall be a subordinate rather than predominant feature
of any building. If a project is submitted as a general development
plan (GDP) and meets the requirements of a GDP, the Joint Land Use
Board has the discretion to review and approve a separate comprehensive
sign package that is different than the following sign ordinance for
the parcels associated with the GDP.
A. Purpose.
(1)
To implement and enforce the sign regulations
set forth below.
(2)
To encourage signage compatible with the character
of buildings and integrated with the building's architectural design
and other signs on and in the vicinity of the building.
(3)
To promote creativity in signage design, utilizing
high-quality materials and craftsmanship and to develop a distinctive
image.
(4)
To encourage efficient use of signage to avoid
visual clutter.
(5)
To protect the public health, safety and welfare
by promoting signage that effectively identifies establishments and
is visible to both pedestrians and motorists alike.
B. Sign approval and enforcement procedures.
(1)
Any person wishing to erect, alter, modify or
expand any sign shall first apply to the lessor (property owner) or
its property management agent for review and approval of such sign
improvement relative to an approved comprehensive sign plan. Upon
receipt of such approval in writing, such person shall then apply
to the Township Planner and Township Building Department for all necessary
permits. The applicant shall provide all information and materials
for the proposed sign(s) necessary for the property owner and the
Township Planner to determine compliance with the approved comprehensive
sign plan.
(2)
If the Township Planner determines the proposed
sign(s) conforms to the applicable comprehensive sign plan standards
and restrictions, he/she shall issue zoning approval for such sign.
Notwithstanding the following requirements, the Township Planner shall
have limited discretion in the administration of these standards.
In the exercise of that discretion, he/she may approve a sign that
deviates in a minor way from such standards, if he/she determines
that the sign(s) substantially conforms to the requirements set forth
in the standards.
(3)
The Township Planner shall have the final authority
to approve or deny a proposed sign request, to direct the removal
of any sign installed without such approval, and to enforce all provisions
contained in this Part 2.
(4)
Failure to comply with such provisions may result
in enforcement action by the Township Planner, which may lead to the
imposition of penalties, including fines, as provided by the Township
Code.
(5)
Any person aggrieved by a compliance decision
rendered by the Township Planner may appeal such decision to the municipal
board having jurisdiction over such matters as determined by the Township
Planner after conferring with the Township Attorney.
C. General standards.
(1)
The sign regulations set forth in the Township Code, Article
VIII, shall control for sign standards not otherwise enumerated in these regulations or this sign plan.
(2)
Flags and emblems of a government organization
or of a political, civil, philanthropic, educational or religious
organization are exempt from all provisions of the Township Code and
this sign plan.
(3)
No exposed raceways, ballast boxes or electrical
signs shall be permitted.
(4)
Sign company names or stamps shall be concealed
(applicable ordinances and codes permitting).
(5)
Public safety decals in minimum sizes may be
used, subject to compliance with all applicable codes.
(6)
Tenants shall not use or affix to a building
or window, temporarily or permanently, any stickers or paper, cardboard,
plastic or other similar low-quality signs; nor shall banners, pennants
and/or flag-type signs of various materials be so used.
(7)
No merchandise, wall storage units or equipment
of any sort shall be placed in front of building windows so as to
obscure views into and out of the building.
(8)
Signs that are necessary for the safe movement
of traffic or other directional assistance shall be permitted, provided
they follow the materials, colors, and letter type standards approved
for such signage. All signage of this type shall be approved by the
Township Planner and lessor or lessor's authorized agent prior to
installation.
(9)
Special mounting standards shall be used for
traffic directional, handicapped parking and other similar on-site
signage. Signs shall comply with Subtitle 1 of Title 39 (Standard
Traffic Signs) and be mounted utilizing the special design details
for such signs approved for the project.
(10)
Drawings showing letter sizes, letter type,
fabrication, and installation shall have to be approved and signed
by the lessor or lessor's authorized agent.
(11)
After a tenant has vacated the premises, the
lessor shall be responsible for the removal of all prior tenant signage
and restoration of areas where such signage was located to the original
condition, including painting and patching, if necessary.
(12)
Signs, including bracing and support structures,
shall be compatible with the principal structure to which they are
attached in both overall design and materials.
(13)
All signs shall be securely attached to the
building by means of metal anchors, bolts or expansion screws, subject
to any required review and approval by the Township Building Department.
(14)
Architectural features of the principal structure
shall not be obscured by any sign or its supporting structures or
braces.
(15)
No sign shall be affixed to any roof, tree,
fence, utility pole or similar structure.
(16)
No vehicle shall be parked in such a manner
that it serves as a means of advertising.
(17)
Animated, moving and fluttering signs (including
business-related banners, flags and pennants), blinking, flashing,
sparkling or glittering signs are prohibited. Signs that produce glare
or use bare bulbs, such as exposed neon and other exposed tube signs,
as well as signs that use bright day-glo or fluorescent colors are
prohibited. Signs that obstruct pedestrian traffic, such as sandwich
board and other portable signs, are prohibited.
(18)
No permanent sign shall be painted directly
on the surface of any wall, building, fence or similar structure.
(19)
The maximum graphic content coverage of any
sign shall not exceed 70% of the sign face.
(20)
No sign shall have more than two faces, and
such faces shall be parallel to each other.
(21)
Every permitted sign, including window lettering
and exterior signs, shall be constructed using high-quality materials
and shall be kept in good condition and repair at all times. All signs
to the contrary shall be removed. The responsibility of making sure
this requirement is satisfied shall primarily rest with the lessor
of the property.
(22)
Internally illuminated sign boxes or individual
letter signs with translucent faces are prohibited.
(23)
Inflatable or similar such signs shall be prohibited.
(24)
All changeable copy signs are prohibited, except
for permitted menu board type signs and permitted office tenant directory
signs.
(25)
Nonadvertising or noncommercial signs that are
part of and accessory to bus shelters, pay phones, trash receptacles
and other similar street furniture shall be permitted.
(26)
Holiday window painting or decorations such
as for Halloween, Thanksgiving, Christmas, etc. shall be permitted
and exempt from window sign limitations. However, such painting or
decorations shall contain no reference to named goods or services,
and any text shall be strictly limited to reference to the applicable
holiday and shall not include reference to any sales, promotions,
merchandise or services. In addition, all such decorations shall be
removed within 10 days of the applicable holiday.
(27)
All business establishments above the street
level shall be prohibited from installing or otherwise placing any
signage on the exterior of the building or in the windows of such
building. This includes both permanent and temporary signs of any
kind.
(28)
Permanent signs that advertise continuous sales,
special prices, etc., are prohibited.
D. Sign area measurement.
(1)
The area of a sign shall be computed based on
the area of the actual sign face, exclusive of any supporting structure
or bracing. Where a sign has two parallel faces, only one of the faces
shall be measured to determine the area of the sign.
(2)
The surface area of a sign shall be calculated
by enclosing the extreme limits of all lettering, background, symbol
or logo, representations, or other display within a single continuous
boundary forming a square or rectangle.
E. Sign design standards.
(1)
For the purpose of determining maximum permitted
sign area, minimum and maximum permitted letter height and the number
of signs permitted, the following sign types are identified:
(c)
Projecting/Hanging signs.
(e)
Office tenant directory signs.
(2)
Awning/Canopy signs.
(a)
Specifications.
[1]
Maximum area: three square feet.
[2]
Maximum sign length: six feet.
[3]
Maximum letter size: eight inches.
(b)
The terms "awning" and "canopy" as used in these
sign standards are used interchangeably and shall be considered synonymous.
(c)
Awnings and canopies shall extend no farther
than possible as a self-supporting structure (no visible vertical
support poles or columns), shall be compatible with the building window
treatment, and shall not dominate the building elevation where such
structure is proposed. All awnings and canopies shall be coordinated
and compatible with other existing or proposed awnings and canopies
on the building. Signage shall be placed on the front valance portion
of the awning structure only; for non-fabric-type canopies, signage
may be located along the upper edge of the front portion of the canopy,
in a manner that is compatible and complementary to the design and
appearance of the building on which it is located.
(d)
Noncommercial product logos and signature marks
shall be permitted on a case-by-case basis subject to the Design Standards
for Signs.
(3)
Facade/Wall signs.
(a)
Specifications.
[1]
Maximum area: one square foot per linear foot
of storefront up to 24 square feet.
[2]
Maximum sign height: 24 inches.
[3]
Maximum sign length: 12 feet.
[4]
Maximum lettering size: 16 inches, one line
of text; eight inches, two lines of text (not to exceed two lines
of text).
[5]
Minimum height above sidewalk: eight feet, unless
greater height required by building code.
[6]
Maximum height above sidewalk: 14 feet and shall
not extend above the base of the second floor window sill. All such
signs shall be coordinated with the placement of other such signs
along the same building elevation and, where possible, shall be located
within areas of the building elevation intended to accommodate such
signage. Signs shall not cover doors, windows or architectural details.
(b)
Noncommercial product logos and signature marks
shall be permitted on a case-by-case basis subject to the Design Standards
for Signs.
(c)
Facade/Wall signs shall not project above the
edge of the roof or beyond the side walls of a structure.
(d)
A wall sign shall be located where architectural
features or details suggest a location, size or shape for the sign.
Generally, the best location for a wall sign is generally a band or
blank area between the first and second floors of a building.
(e)
New wall signs shall be placed consistent with
sign locations on adjacent buildings. This can establish visual continuity
among storefronts.
(f)
No facade/wall sign or individual lettering
shall project more than three inches from the surface to which such
sign or lettering is attached.
(g)
Restaurants, cafes, luncheonettes, delicatessens
and similar establishments shall also be permitted one wall-mounted
or hung display board for the purpose of displaying the establishment's
menu, announcing daily specials, etc. Such display board shall be
made of high-quality materials, whether wood or metal, with a high-quality
finish and a high level of design detail, making it both compatible
and complementary to the design and appearance of the building on
which it is located. Such sign shall be located adjacent to the entrance
to the establishment and shall be limited to three square feet in
total area.
(h)
Internally illuminated box signs and individual
letter signs with translucent faces are prohibited.
(i)
Lettering shall not occupy more than 70% of
the area where the sign is placed to avoid a cluttered look.
(4)
Projecting/Hanging signs.
(a)
Specifications.
[1]
Maximum area: eight square feet, no wider or
longer than four feet; although signs exceeding such limits may be
permitted if deemed consistent with the Design Standards for Signs
(see Section 13 below) and approved by the Township Planner/Zoning
Officer.
[2]
Maximum lettering size: 16 inches, one line
of text; eight inches, two or mores lines of text.
[3]
Minimum height above sidewalk: eight feet.
[4]
Maximum height above sidewalk grade: 14 feet
and shall not extend above the floor level of the second floor of
the building.
[5]
Height above sidewalk: minimum of eight feet,
unless greater clearance is required by the building code, but no
greater than 14 feet or higher than the height of the first floor
of the building, whichever is less.
(b)
Noncommercial product logos and signature marks
shall be permitted on a case-by-case basis subject to the Design Standards
for Signs.
(c)
One per tenant, located near main entrance and
external illumination only.
(d)
Sign supports and brackets shall be compatible
with the design and scale of the sign.
(e)
Internal illumination of a projecting sign is
prohibited.
(f)
Projecting signs shall be constructed of metal,
wood or high-density preformed foam or similar material made to look
like wood, as approved by the Township Planner/Zoning Officer (see
page 12, "sign materials").
(g)
The text, copy, or logo face shall not exceed
70% of the sign face of a projecting sign.
(h)
The sign shall be hung at a ninety-degree angle
from the face of the building.
(i)
No hanging or projecting sign shall have a sign
face that has a depth of less than two inches.
(j)
One per business frontage shall be permitted.
(k)
Only permanent signs that are an integral part
of the awning or canopy shall be allowed.
(l)
The sign or logo shall not occupy more than
60% of the awning valance or the bottom 10 inches of the awning if
a valance is not present.
(m)
Sign or logo shall not occupy more than 60%
of the awning valance or the bottom 10 inches of the awning if a valance
is not present.
(n)
Awning signs shall not be internally illuminated.
(o)
Awning signs shall be regularly cleaned and
kept free of dust and visible defects.
(p)
Where applicable, awnings may contain street
numbers, but telephone numbers or product advertising and product
logos are prohibited.
(5)
Window signs (permanent window lettering on
glass).
(a)
Specifications.
[1]
Maximum area: six square feet or 30% of a window
area, whichever is less (including any sign background/design details),
but in no case longer or wider than six feet.
[2]
Maximum lettering height: eight inches.
(b)
Noncommercial product logos and signature marks
shall be permitted on a case-by-case basis subject to the Design Standards
for Signs.
(c)
Interior signage other than window signage,
that is clearly visible and positioned to be readily seen from outside
the building, shall be prohibited.
(d)
Window signs shall be limited to individual
letters placed on the interior surface of the window and intended
to be viewed from outside. Glass-mounted graphic logos may be applied
by silk screening or prespaced vinyl die-cut forms.
(e)
The window lettering or sign shall pertain only
to the establishment occupying that portion of the premises where
the window is located.
(f)
The text or sign copy of a window sign shall
be limited to the business name and brief messages identifying the
type of product or service or pertinent information (e.g., "reservations
required" or business hours).
(g)
Window signs indicting that an establishment
is "Open" or "Closed" for business shall be permitted; maximum one
square foot in area and no more than one sign per business frontage.
They shall be considered accessory to window signs and shall not be
included in incidental window sign area calculations.
(h)
Window lettering or signs that have an exterior
source of illumination or include moving or animated images or text
are specifically prohibited.
(i)
Building space leasing signs shall be permitted
as follows: one six-square-foot sign per street frontage for each
leased space or one twelve-square-foot sign per street frontage when
more than one space is available for lease in a building.
(6)
Office tenant directory signs (outside building).
(a)
Specifications.
[1]
Maximum area: six square feet; no wider or taller
than three feet.
[2]
Minimum letter height: none.
[3]
Maximum lettering height: two inches.
[4]
Maximum height above sidewalk: six feet.
[5]
Maximum one per building and only to be used
for upper-story tenants.
(b)
Shall be located at the principal entrance to
the building serving tenants identified on the directory, shall be
affixed directly to the building face and located, where possible,
perpendicular to the building elevation where the entrance is located.
F. Sign copy. The sign copy (text) of permanent signs
shall relate only to the name and/or nature of the business or service
offered.
G. Number of signs.
(1)
Each store or establishment on the street level
shall be permitted a maximum of two exterior signs, including a facade/wall
sign, a projecting/hanging sign, and an awning/canopy sign for each
principal building face. "Principal building face" shall be defined
as any building face that includes a public/customer entrance (not
emergency, service, or employee entrances) to the store or establishment
to which the sign is related. Window signs shall be considered interior
signs and shall be located on the inside of the window only.
(2)
Each store or establishment on the street level
having frontage on two streets shall also be permitted one of the
above permitted exterior signs along a secondary street frontage that
is not otherwise considered a principal building face.
(3)
In addition to the above, restaurants, cafes,
luncheonettes, delicatessens and similar establishments shall also
be permitted to mount/hang a display board.
(4)
No more than one additional sign shall be permitted
on a drive-through canopy. Its design, size and lighting shall be
consistent with other proposed signs for the store or establishment.
H. Maintenance.
(1)
Signs and supporting hardware shall be structurally
safe, clean, free of visible defects, and functioning properly at
all times. The responsibility to satisfy this requirement shall rest
with the lessor and shall be subject to the enforcement of the Township
Planner.
(2)
Repairs to signs shall use materials and craftsmanship
that are comparable or better than were used for the original sign,
and shall be subject to the review and approval of the lessor as well
as the Township Planner.
I. Colors and materials. Color is one of the most important
aspects of visual communication. It can be used to catch the eye or
to communicate ideas or feelings. Too many colors used simultaneously
can confuse and negate the message of a sign. Even the most carefully
planned sign may look unattractive due to poor color selection. Contrast
is an important influence on the legibility of signs. Light letters
on a dark background or dark letters on a light background are the
most legible.
(1)
Limit the total number of colors used in any
one sign. Small accents of several colors may make a sign unique and
attractive, but the competition of large areas of many different colors
decreases readability.
(2)
Colors or color combinations that interfere
with legibility of the sign copy or that interfere with viewer identification
of other signs shall be avoided. Bright day-glo (fluorescent) colors
shall be avoided as they are distracting and do not usually blend
well with other background colors.
(3)
Sign colors shall complement the colors used
on the structures and the project as a whole.
(4)
Sign materials shall be of the highest quality
and shall be compatible with the design of the facade where they are
placed.
(5)
The selected materials shall contribute to the
legibility of the sign. For example, glossy finishes are often difficult
to read because of glare and reflections.
(6)
Required materials.
(a)
The following are required materials for signs
unless otherwise approved by the Township Planner:
[1]
Wood (carved, sandblasted, etched, and properly
sealed, primed and painted, or stained).
[2]
Metal (formed, etched, cast, engraved, and properly
primed and painted or factory-coated to protect against corrosion).
Such signs shall be prepared in a manner such that there shall be
a three-dimensional quality to the appearance of the sign face(s).
[3]
High-density preformed foam or similar material
approved by the Township Planner.
(b)
New materials may be very appropriate if properly
designed in a manner consistent with these standards, and painted
or otherwise finished to complement the architecture of the building.
J. Sign illumination. The way in which a sign is to be
illuminated shall be considered carefully. Like color, illumination
has considerable value for visual communication.
(1)
First, consider if the sign needs to be lighted
at all. Lights in the window display may be sufficient to identify
the business. This is particularly true if good window graphics are
used. Often, nearby streetlights provide ample illumination of a sign
after dark.
(2)
If the sign can be illuminated by an indirect
source of light, this is usually the best arrangement because the
sign will appear to be better integrated with the building's architecture.
Light fixtures supported in front of the structure cast light on the
sign and generally a portion of the face of the structure as well.
Indirect lighting emphasizes the continuity of the structure's surface
and signs become an integral part of the facade.
(3)
Whenever indirect lighting fixtures are used,
care shall be taken to properly shield and place the light source
to prevent glare from spilling over into mixed-use or residential
areas and any public right-of-way. Signs shall be lighted only to
the minimum level required for nighttime readability.
(4)
Signs comprised of individual letters mounted
directly on a structure can often use a distinctive element of the
structure's facade as a backdrop, thereby providing a better integration
of the sign with the structure. In keeping with this approach, internally
illuminated individual back-lighted solid letters (i.e., reverse channel
or hallo-type lighted letters) are permitted.
(5)
Overall, the most appropriate type of sign illumination
is indirect lighting. Again, indirect lighting helps the sign to appear
as an integral part of the facade, not something that was added later.
Indirect lighting is generally more appropriate for smaller single
buildings. In addition, indirect lighting produces a more intimate
ambience on the street.
(6)
Any illuminated sign located on any building,
which sign is adjacent to a residential use, shall not be illuminated
between the hours of 11:00 p.m. and 7:00 a.m.
(7)
Lighting for signage may be on a timer.
(8)
External light sources shall be directed and
shielded to limit direct illumination of any object other than the
sign.
(9)
Internally illuminated sign boxes or individual
letter signs with translucent faces are prohibited. Internally illuminated
reverse channel letter type signs and individual letter signs are
permitted. The use of light-emitting diodes (LEDs) for such signs
is encouraged.
(10)
Externally illuminated signs shall be lit only
by downward pointing shielded fixtures where 90% of the light emitted
from such fixtures is shone directly on the face of the sign. Wall-mounted
goose-neck-type lighting fixtures are encouraged.
(11)
No exposed sign illumination and no floodlighting
of signs or storefronts shall be permitted.
(12)
All wiring associated with signs shall be installed
and maintained so as not to be in view of the public. Wiring shall
under no circumstances be installed within conduit attached to the
face of any building.
(13)
Any light fixture used to illuminate a sign
shall be compatible in design with the architecture of the principal
building to which it is attached.
(14)
Upward lighting of signs and canopies or awnings
is prohibited.
(15)
Exposed bulbs or tubing, including neon, is
prohibited.
(16)
The light from a illuminated sign shall be steady
in nature, not flashing, moving or changing in brilliance, character,
color, degree, intensity, location and type of illumination, and shall
be the minimum necessary to provide for the readability of the proposed
sign without shedding further illumination on nearby buildings, especially
residential buildings or units in the vicinity of the sign.
(17)
Light sources shall utilize energy-efficient
fixtures to the greatest extent possible.
(18)
Burned-out lamps, failing ballasts or other
necessary electrical components shall be replaced within two weeks.
K. Removal of signs.
(1)
In the event a business ceases operation for
a period of time in excess of 30 days, the lessor shall, during the
following ten-calendar-day period, or greater period as agreed to
by the Township Planner, remove any sign identifying or advertising
said business.
(2)
For the purpose of this subsection, the word
"remove" shall mean:
(a)
Removal of the sign face, along with posts,
columns, brackets, and/or other supporting structures; and
(b)
Restoration of the area affected to the original
condition prior to such sign installation. Affected building surfaces
shall be restored to match adjacent portions of the structure.
A comprehensive sign plan shall be provided
which has a consistent sign design theme throughout the sector. The
color of letters and backgrounds shall be carefully considered in
relation to the color of the materials of the building(s) and where
the signs are proposed to be located. All building signs shall be
compatible with the architecture of the building and shall be a subordinate
rather than predominant feature of any building.
A. Purpose.
(1)
To implement and enforce the sign regulations
set forth below.
(2)
To encourage signage compatible with the character
of buildings and integrated with the building's architectural design
and other signs on and in the vicinity of the building.
(3)
To promote creativity in signage design, utilizing
high-quality materials and craftsmanship, and to develop a distinctive
image.
(4)
To encourage efficient use of signage to avoid
visual clutter.
(5)
To protect the public health, safety and welfare
by promoting signage that effectively identifies establishments and
is visible to both pedestrians and motorists alike.
B. Sign approval and enforcement procedures.
(1)
Any person wishing to erect, alter, modify or
expand any sign shall first apply to the lessor (property owner) or
its property management agent for review and approval of such sign
improvement relative to an approved comprehensive sign plan. Upon
receipt of such approval in writing, such person shall then apply
to the Township Planner and Township Building Department for all necessary
permits. The applicant shall provide all information and materials
for the proposed sign(s) necessary for the property owner and the
Township Planner to determine compliance with the approved comprehensive
sign plan.
(2)
If the Township Planner determines that the
proposed sign(s) conforms to the applicable comprehensive sign plan
standards and restrictions, he/she shall issue zoning approval for
such sign. Notwithstanding the following requirements, the Township
Planner shall have limited discretion in the administration of these
standards. In the exercise of that discretion, he/she may approve
a sign that deviates in a minor way from such standards, if he/she
determines that the sign(s) substantially conforms to the requirements
set forth in the standards.
(3)
The Township Planner shall have the final authority
to approve or deny a proposed sign request, to direct the removal
of any sign installed without such approval, and to enforce all provisions
contained in this document.
(4)
Failure to comply with such provisions may result
in enforcement action by the Township Planner, which may lead to the
imposition of penalties, including fines, as provided by the Township
Code.
(5)
Any person aggrieved by a compliance decision
rendered by the Township Planner may appeal such decision to the municipal
board having jurisdiction over such matters as determined by the Township
Planner after conferring with the Township Attorney.
C. General standards.
(1)
The sign regulations set forth in the Township Code, Article
VIII, shall control for sign standards not otherwise enumerated in these regulations or this sign plan.
(2)
Flags and emblems of a government organization
or of a political, civil, philanthropic, educational or religious
organization are exempt from all provisions of the Township Code and
this sign plan.
(3)
No exposed raceways, ballast boxes or electrical
signs shall be permitted.
(4)
Sign company names or stamps shall be concealed
(applicable ordinances and codes permitting).
(5)
Public safety decals in minimum sizes may be
used, subject to compliance with all applicable codes.
(6)
Tenants shall not use or affix to a building
or window, temporarily or permanently, any stickers or paper, cardboard,
plastic or other similar low-quality signs; nor shall banners, pennants
and/or flag-type signs of various materials be so used.
(7)
No merchandise, wall storage units or equipment
of any sort shall be placed in front of building windows so as to
block the view into and out of the building.
(8)
Signs that are necessary for the safe movement
of traffic or other directional assistance shall be permitted, provided
they follow the materials, colors, and letter type standards approved
for such signage. All signage of this type shall be approved by the
Township Planner and lessor or lessor's authorized agent prior to
installation.
(9)
Special mounting standards shall be used for
traffic directional, handicapped parking and other similar on-site
signage. Signs shall comply with Subtitle 1 of Title 39 (Standard
Traffic Signs) and be mounted utilizing the special design details
for such signs approved for the project.
(10)
Drawings showing letter sizes, letter type,
fabrication, and installation shall have to be approved and signed
by the lessor or lessor's authorized agent.
(11)
After a tenant has vacated the premises, the
lessor shall be responsible for the removal of all prior tenant signage
and restoration of areas where such signage was located to the original
condition, including painting and patching, if necessary.
(12)
Signs, including bracing and support structures,
shall be compatible with the principal structure to which they are
attached in both overall design and materials.
(13)
All signs shall be securely attached to the
building by means of metal anchors, bolts or expansion screws, subject
to any required review and approval by the Township Building Department.
(14)
Architectural features of the principal structure
shall not be obscured by any sign or its supporting structures or
braces.
(15)
No sign shall be affixed to any roof, tree,
fence, utility pole or similar structure.
(16)
No vehicle shall be parked in such a manner
that it serves as a means of advertising.
(17)
Animated, moving and fluttering signs (including
business-related banners, flags and pennants), blinking, flashing,
sparkling or glittering signs are prohibited. Signs that produce glare
or use bare bulbs, such as exposed neon and other exposed tube signs,
as well as signs that use bright day-glo or fluorescent colors, are
prohibited. Signs that obstruct pedestrian traffic, such as sandwich
board and other portable signs, are prohibited.
(18)
No permanent sign shall be painted directly
on the surface of any wall, building, fence or similar structure.
(19)
The maximum graphic content coverage of any
sign shall not exceed 70% of the sign face.
(20)
No sign shall have more than two faces, and
such faces shall be parallel to each other.
(21)
Every permitted sign, including window lettering
and exterior signs, shall be constructed using high-quality materials
and shall be kept in good condition and repair at all times. All signs
to the contrary shall be removed. The responsibility of making sure
this requirement is satisfied shall primarily rest with the lessor
of the property.
(22)
Internally illuminated sign boxes or individual
letter signs with translucent faces are discouraged.
(23)
Inflatable or similar such signs shall be prohibited.
(24)
All changeable copy signs are prohibited, except
for permitted menu board type signs and permitted office tenant directory
signs.
(25)
Nonadvertising or noncommercial signs that are
part of and accessory to bus shelters, pay phones, trash receptacles
and other similar street furniture shall be permitted.
(26)
Holiday window painting or decorations such
as for Halloween, Thanksgiving, Christmas, etc. shall be permitted
and exempt from window sign limitations. However, such painting or
decorations shall contain no reference to named goods or services,
and any text shall be strictly limited to reference to the applicable
holiday and shall not include reference to any sales, promotions,
merchandise or services. In addition, all such decorations shall be
removed within 10 days of the applicable holiday.
(27)
All business establishments above the street
level shall be prohibited from installing or otherwise placing any
signage in the windows of such building. This includes both permanent
and temporary signs of any kind.
(28)
Permanent signs that advertise continuous sales,
special prices, etc., are prohibited.
D. Sign area measurement.
(1)
The area of a sign shall be computed based on
the area of the actual sign face, exclusive of any supporting structure
or bracing. Where a sign has two parallel faces, only one of the faces
shall be measured to determine the area of the sign.
(2)
The surface area of a sign shall be calculated
by enclosing the extreme limits of all lettering, background, symbols
or logos, representations, or other display within a single continuous
boundary forming a square or rectangle.
E. Sign design standards.
(1)
For the purpose of determining maximum permitted
sign area, minimum and maximum permitted letter height and the number
of signs permitted, the following sign types are identified:
(d)
Projecting/Hanging signs.
(f)
Office tenant directory signs.
(g)
Project identifiable signs (place holder).
(2)
Use-specific signs. The signage shall be designed
to provide a cohesive theme throughout the entire project and shall
be broken down into the following categories: big box retail, supermarkets,
attached retail buildings, freestanding fast foods, banks and retail
buildings.
(a)
The following criteria shall be applicable to
big box retail and large-format retail:
[1]
The big box facade signage shall be either internally
illuminated reverse channel or internally illuminated channel letters
not exceeding 3% of a facade or 400 square feet and 40 feet in length.
Up to three signs shall be permitted and shall be placed on the front
and/or side building facades not less than 18 feet and not more than
30 feet above grade in the predetermined sign band on the architectural
drawings.
[2]
One ground sign limited to 70 square feet and
which may not exceed 10 feet in height. Sign text is limited to name
and/or logo. Illumination, if desired, must be internal.
(b)
The following criteria shall be applicable to
offices, hotels and supermarkets:
[1]
The supermarket signage must shall be either
internally illuminated reverse channel or internally illuminated channel
letters not exceeding 5% of the facade or 200 square feet and 30 feet
in length. Up to two signs shall be permitted and shall be placed
on the front and/or side building facades not less than 18 feet and
not more than 30 feet above grade in the predetermined sign band on
the architectural drawings.
[2]
One ground sign, limited to 50 square feet and
which may not exceed eight feet in height. Sign text is limited to
name and/or logo. Illumination, if desired, must be internal.
(c)
The following criteria shall be applicable to
attached retail buildings:
[1]
The retail building signage shall be internally
illuminated reverse channel, internally illuminated channel letters,
or signs with external sources of illumination. With the exception
of a corner tenant, which may have one sign on the front elevation
and one sign on a side elevation, not more than one sign shall be
permitted and shall be placed on the building facade in the predesignated
sign band on the architectural drawings.
[2]
A second projecting/hanging sign identifying
the tenant shall be suspended from the soffit of the pedestrian arcade
or canopy awning in the area of the store's entrance door. This sign
shall be consistent in shape, perpendicular to the face of the building
facade and mounted at a predesignated height. Acceptable materials
for such signs shall be wood, metal, or high-density preformed foam.
(d)
The following criteria shall be applicable to
freestanding fast food buildings:
[1]
Major identification of the fast-food restaurant
shall be limited to two ground-mounted signs, two building-mounted
signs, and two freestanding signs (menu board), located at the entrance
to the drive-through facility.
[2]
Building-mounted signage shall either be internally
illuminated reverse channel, internally illuminated channel letters,
or signs with external sources of illumination.
[3]
The freestanding signs or menu boards are limited
to 24 square feet and may not exceed six feet in height. Sign text
is limited to name and/or logo and the price signage. Illumination,
if desired, must be internal.
[4]
The ground-mounted signs shall be limited to
60 square feet and shall not exceed a height of eight feet, excluding
the sign base. Sign text is limited to name and logo. Illumination,
if desired, can be external or internal.
(e)
The following criteria shall be applicable to
freestanding bank buildings:
[1]
Major identification of the banks shall be limited
to two building-mounted signs and one freestanding directional sign,
located at the entrance to the drive-through facility.
[2]
Building-mounted signage shall either be internally
illuminated reverse channel, internally illuminated channel letters
or signs with external sources of illumination.
[3]
The freestanding directional sign is limited
to six square feet and may not exceed four feet in height. Sign text
is limited to name and/or logo and directional arrow. Illumination,
if desired, must be internal.
[4]
The ground-mounted signs shall be limited to
60 square feet and shall not exceed a height of eight feet, excluding
the sign base. Sign text is limited to name and logo. Illumination,
if desired, can be external or internal.
(f)
The following criteria shall be applicable to
freestanding retail buildings and restaurants less than 20,000 square
feet:
[1]
Major identification of the freestanding retail
buildings shall be limited to two building-mounted signs and two ground-mounted
signs.
[2]
Building-mounted signage shall either be internally
illuminated reverse channel, internally illuminated channel letters,
or signs with external sources of illumination. With the exception
of a corner tenant, which may have one sign on the front elevation
and one sign on the side elevation, not more than one sign shall be
permitted and shall be placed on the building facade in the predesignated
sign band on the architectural drawings.
[3]
The ground-mounted signs shall be limited to
60 square feet and shall not exceed a height of eight feet, excluding
the sign base. Sign text is limited to name and logo. Illumination,
if desired, can be external or internal.
(g)
The following criteria shall be applicable to
freestanding retail buildings greater than 20,000 square feet:
[1]
Major identification of the freestanding retail
buildings shall be limited to two building-mounted signs and two ground-mounted
signs.
[2]
The signage must be either internally illuminated
reverse channel, internally illuminated channel letters or signs with
external sources of illumination. With the exception of a corner tenant,
which may have one sign on the front elevation and one sign on a side
elevation, not more than one sign shall be permitted and shall be
placed on the building facade in the predesignated sign band on the
architectural drawings.
[3]
The ground-mounted sign shall be limited to
60 square feet and shall not exceed a height of eight feet, excluding
the sign base. Sign text is limited to name and logo. Illumination,
if desired, can be either external or internal.
(h)
The following criteria shall be applicable to
freestanding office buildings:
[1]
Major identification of freestanding office
buildings shall be limited to one building-mounted sign and one ground-mounted
sign.
[2]
Building-mounted signage shall either be internally
illuminated reverse channel, internally illuminated channel letters,
or signs with external sources of illumination.
[3]
The ground-mounted signs shall be limited to
100 square feet and shall not exceed a height of eight feet, excluding
the sign base. Sign text is limited to name and logo. Illumination,
if desired, can be external or internal.
(3)
Awning/Canopy signs.
(a)
Specifications.
[1]
Maximum area: three square feet.
[2]
Maximum sign length: six feet.
[3]
Maximum letter size: eight inches.
(b)
The terms "awning" and "canopy" as used in these
sign standards are used interchangeably and shall be considered synonymous.
(c)
Awnings and canopies shall extend no farther
than possible as a self-supporting structure (no visible vertical
support poles or columns), shall be compatible with the building window
treatment, and shall not dominate the building elevation where such
structure is proposed. All awnings and canopies shall be coordinated
and compatible with other existing or proposed awnings and canopies
on the building. Signage shall be placed on the front valance portion
of the awning structure only; for non-fabric-type canopies, signage
may be located along the upper edge of the front portion of the canopy
in a manner that is compatible and complementary to the design and
appearance of the building on which it is located.
(d)
Noncommercial product logos and signature marks
shall be permitted on a case-by-case basis subject to the Design Standards
for Signs.
(4)
Facade/Wall signs.
(a)
Specifications.
[1]
Maximum area: one square foot per linear foot
of storefront up to 24 square feet.
[2]
Maximum sign height: 24 inches.
[3]
Maximum sign length: 12 feet.
[4]
Maximum lettering size: 16 inches, one line
of text; eight inches, two lines of text (not to exceed two lines
of text).
[5]
Minimum height above sidewalk: eight feet, unless
greater height is required by the building code.
[6]
Maximum height above sidewalk: 14 feet and shall
not extend above the base of the second floor window sill. All such
signs shall be coordinated with the placement of other such signs
along the same building elevation and, where possible, shall be located
within areas of the building elevation intended to accommodate such
signage. Signs shall not cover doors, windows or architectural details.
(b)
Noncommercial product logos and signature marks
shall be permitted on a case-by-case basis subject to the Design Standards
for Signs.
(c)
Facade/Wall signs shall not project above the
edge of the roof or beyond the side walls of a structure.
(d)
A wall sign shall be located where architectural
features or details suggest a location, size or shape for the sign.
Generally, the best location for a wall sign is generally a band or
blank area between the first and second floors of a building.
(e)
New wall signs shall be placed consistent with
sign locations on adjacent buildings. This can establish visual continuity
among storefronts.
(f)
No facade/wall sign or individual lettering
shall project more than three inches from the surface to which such
sign or lettering is attached.
(g)
Restaurants, cafes, luncheonettes, delicatessens
and similar establishments shall also be permitted one wall-mounted
or hung display board for the purpose of displaying the establishment's
menu, announcing daily specials, etc. Such display board shall be
made of high-quality materials, whether wood or metal, with a high-quality
finish and a high level of design detail, making it both compatible
and complementary to the design and appearance of the building on
which it is located. Such sign shall be located adjacent to the entrance
to the establishment and shall be limited to three square feet in
total area.
(h)
Internally illuminated box signs and individual
letter signs with translucent faces are prohibited.
(i)
Lettering shall not occupy more than 70% of
the area where the sign is placed to avoid a cluttered look.
(5)
Projecting/Hanging signs.
(a)
Specifications.
[1]
Maximum area: eight square feet, no wider or
longer than four feet, though signs exceeding such limits may be permitted
if deemed consistent with the Design Standards for Signs (Section
13 below) and approved by the Township Planner/Zoning Officer.
[2]
Maximum lettering size: 16 inches, one line
of text; eight inches, two or mores lines of text.
[3]
Minimum height above sidewalk: eight feet.
[4]
Maximum height above sidewalk grade: 14 feet
and shall not extend above the floor level of the second floor of
the building.
[5]
Height above sidewalk: minimum of eight feet,
unless greater clearance is required by the building code, but no
greater than 14 feet or higher than the height of the first floor
of the building, whichever is less.
(b)
Noncommercial product logos and signature marks
shall be permitted on a case-by-case basis subject to the Design Standards
for Signs.
(c)
One per tenant, located near the main entrance
and with external illumination only.
(d)
Sign supports and brackets shall be compatible
with the design and scale of the sign.
(e)
Internal illumination of a projecting sign is
prohibited.
(f)
Projecting signs shall be constructed of metal,
wood or high-density preformed foam or similar material made to look
like wood, as approved by the Township Planner/Zoning Officer (see
page 12 "sign materials").
(g)
The text, copy, or logo face shall not exceed
70% of the sign face of a projecting sign.
(h)
The sign shall be hung at a ninety-degree angle
from the face of the building.
(i)
No hanging or projecting sign shall have a sign
face that has a depth of less than two inches.
(j)
One per business frontage shall be permitted
(unless a second sign is for a second-floor tenant).
(k)
Only permanent signs that are an integral part
of the awning or canopy shall be allowed.
(l)
Sign or logo shall not occupy more than 60%
of the awning valance or the bottom 10 inches of the awning if a valance
is not present.
(m)
Awning signs shall not be internally illuminated.
(n)
Awning signs shall be regularly cleaned and
kept free of dust and visible defects.
(o)
Where applicable, awnings may contain street
numbers, but telephone numbers or product advertising and product
logos are prohibited.
(6)
Window signs (permanent window lettering on
glass).
(a)
Specifications.
[1]
Maximum area: six square feet or 30% of a window
area, whichever is less (including any sign background/design details),
but in no case longer or wider than six feet.
[2]
Maximum lettering height: eight inches.
(b)
Noncommercial product logos and signature marks
shall be permitted on a case-by-case basis subject to the Design Standards
for Signs.
(c)
Interior signage other than window signage,
that is clearly visible and positioned to be readily seen for outside
the building, shall be prohibited.
(d)
Window signs shall be limited to individual
letters placed on the interior surface of the window and intended
to be viewed from outside. Glass-mounted graphic logos may be applied
by silk screening or prespaced vinyl die-cut forms.
(e)
The window lettering or sign shall pertain only
to the establishment occupying that portion of the premises where
the window is located.
(f)
The text or sign copy of a window sign shall
be limited to the business name and brief messages identifying the
type of product or service or pertinent information (e.g., "reservations
required" or business hours).
(g)
Window signs indicting that an establishment
is "Open" or "Closed" for business shall be permitted; maximum one
square foot in area and no more than one sign per business frontage.
They shall be considered accessory to window signs and shall not be
included in incidental window sign area calculations.
(h)
Window lettering or signs that have an exterior
source of illumination or include moving or animated images or text
are specifically prohibited.
(i)
Building space leasing signs shall be permitted
as follows: one six-square-foot sign per street frontage for each
leased space or one twelve-square-foot sign per street frontage when
more than one space is available for lease in a building.
(7)
Office tenant directory signs (outside building).
(a)
Specifications.
[1]
Maximum area: six square feet; no wider or taller
than three feet.
[2]
Minimum letter height: none.
[3]
Maximum lettering height: two inches.
[4]
Maximum height above sidewalk: six feet.
[5]
Maximum of one per building and only to be used
for upper-story tenants.
(b)
The signs shall be located at the principal
entrance to the building serving tenants identified on the directory,
shall be affixed directly to the building face and shall be located,
where possible, perpendicular to building elevation where the entrance
is located.
F. Sign copy. The sign copy (text) of permanent signs
shall relate only to the name and/or nature of the business or service
offered.
G. Number of signs.
(1)
Each store or establishment on the street level
shall be permitted a maximum of two exterior signs, including a facade/wall
sign, a projecting/hanging sign, and an awning/canopy sign for each
principal building face. "Principal building face" shall be defined
as any building face that includes a public/customer entrance (not
emergency, service, or employee entrances) to the store or establishment
to which the sign is related. Window signs shall be considered interior
signs and shall be located on the inside of the window only.
(2)
Each store or establishment on the street level
having frontage on two streets shall also be permitted one of the
above permitted exterior signs along a secondary street frontage that
is not otherwise considered a principal building face.
(3)
In addition to the above, restaurants, cafes,
luncheonettes, delicatessens and similar establishments shall also
be permitted to mount/hang a display board.
(4)
No more than one additional sign shall be permitted
on a drive-through canopy. Its design, size and lighting shall be
consistent with other proposed signs for the store or establishment.
H. Maintenance.
(1)
Signs and supporting hardware shall be structurally
safe, clean, free of visible defects, and functioning properly at
all times. The responsibility to satisfy this requirement shall rest
with the lessor and shall be subject to the enforcement of the Township
Planner.
(2)
Repairs to signs shall use materials and craftsmanship
that are comparable or better than were used for the original sign,
and shall be subject to the review and approval of the lessor as well
as the Township Planner.
I. Colors and materials. Color is one of the most important
aspects of visual communication. It can be used to catch the eye or
to communicate ideas or feelings. Too many colors used simultaneously
can confuse and negate the message of a sign. Even the most carefully
planned sign may look unattractive due to poor color selection. Contrast
is an important influence on the legibility of signs. Light letters
on a dark background or dark letters on a light background are most
legible.
(1)
Limit the total number of colors used in any
one sign. Small accents of several colors may make a sign unique and
attractive, but the competition of large areas of many different colors
decreases readability.
(2)
Colors or color combinations that interfere
with legibility of the sign copy or that interfere with viewer identification
of other signs shall be avoided. Bright day-glo (fluorescent) colors
shall be avoided as they are distracting and do not usually blend
well with other background colors.
(3)
Sign colors shall complement the colors used
on the structures and the project as a whole.
(4)
Sign materials shall be of the highest quality
and shall be compatible with the design of the facade where they are
placed.
(5)
The selected materials shall contribute to the
legibility of the sign. For example, glossy finishes are often difficult
to read because of glare and reflections.
(6)
Materials.
(a)
The following are the permitted materials for
signs unless otherwise approved by the Township Planner:
[1]
Wood (carved, sandblasted, etched, and properly
sealed, primed and painted, or stained).
[2]
Metal (formed, etched, cast, engraved, and properly
primed and painted or factory-coated to protect against corrosion).
Such signs shall be prepared in a manner such that there shall be
a three-dimensional quality to the appearance of the sign face(s).
[3]
High-density preformed foam or similar material
approved by the Township Planner.
(b)
New materials may be very appropriate if properly
designed in a manner consistent with these standards, and painted
or otherwise finished to complement the architecture of the building.
J. Sign illumination. The way in which a sign is to be
illuminated shall be considered carefully. Like color, illumination
has considerable value for visual communication.
(1)
First, consider if the sign needs to be lighted
at all. Lights in the window display may be sufficient to identify
the business. This is particularly true if good window graphics are
used. Often, nearby streetlights provide ample illumination of a sign
after dark.
(2)
If the sign can be illuminated by an indirect
source of light, this is usually the best arrangement because the
sign will appear to be better integrated with the building's architecture.
Light fixtures supported in front of the structure cast light on the
sign and generally a portion of the face of the structure as well.
Indirect lighting emphasizes the continuity of the structure's surface
and signs become an integral part of the facade.
(3)
Whenever indirect lighting fixtures are used,
care shall be taken to properly shield and place the light source
to prevent glare from spilling over into mixed-use or residential
areas and any public right-of-way. Signs shall be lighted only to
the minimum level required for nighttime readability.
(4)
Signs comprised of individual letters mounted
directly on a structure can often use a distinctive element of the
structure's facade as a backdrop, thereby providing a better integration
of the sign with the structure. In keeping with this approach, internally
illuminated individual backlighted solid letters (i.e., reverse channel
or hallo-type lighted letters) are permitted.
(5)
Overall, the most appropriate type of sign illumination
is indirect lighting. Again, indirect lighting helps the sign to appear
as an integral part of the facade, not something that was added later.
Indirect lighting is generally more appropriate for smaller single
buildings. In addition, indirect lighting produces a more intimate
ambience on the street.
(6)
Any illuminated sign located on any building,
which sign is adjacent to a residential use, shall be turned off no
more than one hour after closing unless necessary for security purposes.
(7)
Lighting for signage may be on a timer.
(8)
External light sources shall be directed and
shielded to limit direct illumination of any object other than the
sign.
(9)
Internally illuminated sign boxes or individual
letter signs with translucent faces are discouraged. Internally illuminated
reverse channel letter type signs and individual letter signs are
permitted. The use of light-emitting diodes (LEDs) for such signs
is encouraged.
(10)
Externally illuminated signs shall be lit only
by downward pointing shielded fixtures where 90% of the light emitted
from such fixtures is shone directly on the face of the sign. Wall-mounted
goose-neck-type lighting fixtures are encouraged.
(11)
No exposed sign illumination and no floodlighting
of signs or storefronts shall be permitted.
(12)
All wiring associated with signs shall be installed
and maintained so as not to be in view of the public. Wiring shall
under no circumstances be installed within conduit attached to the
face of any building.
(13)
Any light fixture used to illuminate a sign
shall be compatible in design with the architecture of the principal
building to which it is attached.
(14)
Upward lighting of signs and canopies or awnings
is prohibited.
(15)
Exposed bulbs or tubing, including neon, are
prohibited.
(16)
The light from a illuminated sign shall be steady
in nature, not flashing, moving or changing in brilliance, character,
color, degree, intensity, location and type of illumination, and shall
be the minimum necessary to provide for the readability of the proposed
sign without shedding further illumination on nearby buildings, especially
residential buildings or units in the vicinity of the sign.
(17)
Light sources shall utilize energy-efficient
fixtures to the greatest extent possible.
(18)
Burned-out lamps, failing ballasts or other
necessary electrical components shall be replaced within two weeks.
K. Removal of signs (except in the RC-3 District).
(1)
In the event a business ceases operation for
a period of time in excess of 30 days, the lessor shall, during the
following ten-calendar-day period, or greater period as agreed to
by the Township Planner, remove any sign identifying or advertising
said business.
(2)
For the purpose of this section, the word "remove"
shall mean:
(a)
Removal of the sign face, along with posts,
columns, brackets, and/or other supporting structures; and
(b)
Restoration of the area affected to the original
condition prior to such sign installation. Affected building surfaces
shall be restored to match adjacent portions of the structure.