Within all zoning districts of Hilltown Township,
signs may be erected, altered, maintained, used, removed, or moved
only when in compliance with the provisions of this article and any
and all other ordinances and regulations of the Township of Hilltown
relating to the erection, alteration, maintenance, use, removal, or
moving of the signs or similar devices.
Signs existing at the time of passage of this
chapter, which were legally erected, and which do not conform with
the requirements of the chapter shall be considered nonconforming
signs, and if more than 60% has been destroyed or removed, it shall
be replaced only with a conforming sign. A nonconforming sign may
be repainted or repaired (including lighting), provided such repainted
or repaired sign does not exceed the size or dimensions of the existing
sign.
A.
The objective of this article is to establish requirements
for placing, installing and maintaining signs in order to preserve
and protect the health, safety, welfare and general well-being of
the community’s citizens. Just as regulations for the placement,
construction and maintenance of buildings through zoning is a valid
use of law, so are regulations for the placement, installation and
maintenance of signs a valid use of the law because signs, in the
literal sense, must be considered structures and, in a practical sense,
are capable of producing many of the same nuisances that buildings
produce.
B.
Sign regulations are further justified by the primary
purpose of a sign: to draw attention to its content. Moreover, since
signs can distract drivers or obstruct views, the very nature of a
sign can be a potential hazard to the safety of motorists. Therefore,
an objective of this article is to regulate the location of signs
in such a way that they fulfill their purpose without causing unsafe
conditions for motorists.
C.
It is also an objective of this article to protect
and preserve the visual character of the community by regulating the
placement, installation, and maintenance of signs. Because signs are
intended to command visual contact, that gives signs an important
role in the overall visual character of the community. This visual
impact affects the value and enjoyment of property; therefore, the
regulation of signs can work to enhance the value of property, encourage
appropriate land use throughout a municipality and minimize clutter
in the community.[1]
A.
Signs are prohibited which in any way simulate official,
functional, directional, or warning signs maintained by the United
States government, the Commonwealth of Pennsylvania or any county
or municipality thereof, or by any railroad or public utility or similar
agency concerned with the protection of public health or safety.
B.
Permanent banners, spinners, flags, pennants, or any
moving objects for commercial advertising purposes, whether containing
a message or not, are prohibited.
C.
Flashing, blinking, twinkling, animated, twirling
or moving signs of any type, except those portions of signs which
indicate time and temperature changes, are prohibited.
D.
No sign shall be erected on which information is stated
or implied that a referenced property, be it the property on which
the sign is located or another, may be used for any purpose not permitted
within the zoning district in which the referenced property is located.
E.
On-premises signs advertising a use no longer in existence
or a product no longer available shall be removed or changed to advertise
the new use of the product immediately after cessation of the original
use. Signs, once removed, shall be replaced only by signs in conformance
with this chapter.
F.
No signs shall be allowed within street lines unless
specifically authorized by ordinance or regulation of Hilltown Township,
in compliance with the regulations of the Commonwealth of Pennsylvania.
G.
Any vehicle to which a sign is affixed in such a manner
that the carrying of such sign or signs is no longer incidental to
the vehicle’s primary purpose, but becomes a primary purpose
in itself, is prohibited.
The following are exempt signs:
A.
Interior property parking and traffic control signs
not visible from the public right-of-way and not exceeding four square
feet.
B.
Special information signs, including “men,”
“women,” “rest rooms,” “credit cards
accepted,” and “hours of operation” signs if such
signs do not exceed two square feet.
C.
A sign with an area not exceeding one square foot
bearing only property number, street address, post box numbers or
the names of the occupants in residence.
D.
A sign which is a permanent architectural feature
of a building or structure such as a cornerstone.
E.
Traditional barber poles, defined as poles not exceeding
three feet in height and located on the same premises as the barbershop
advertised.
F.
The legal display of the flag of the United States
of America, the flag of the Commonwealth of Pennsylvania, or the flag
of any recognized governmental authority.
G.
A governmental insignia, public monument, historic
identification sign or plaque, and state or municipal highway safety
signs and identification signs.
H.
Holiday decorations.
I.
Legal notices.
In the event that a proposed building or use
is located in a manner that would obscure visibility of the signs
allowed, a variance from the setback or height requirements may be
granted by the Zoning Hearing Board.
[Amended 5-23-2011 by Ord. No. 2011-3]
A.
The size of any sign shall be computed by multiplying its greatest
height by its greatest length, exclusive of supporting structures,
unless the supporting structure is illuminated or is in the form of
a symbol or contains advertising copy. In the case of signs that have
no definable edges, such as raised letters attached to a building
facade, the sign shall be that area within a single continuous perimeter
enclosing the extreme limits of the actual message or copy area.
B.
The area of the sign shall be computed to include all lettering,
wording, and accompanying designs and symbols, together with a background,
whether open or closed, on which they are displayed, but not including
any supporting framework and bracing which are incidental to the display
itself.
C.
Where the sign consists of individual letters or symbols attached
to or painted on a surface, building, wall, or window, the area shall
be considered to be that of the smallest rectangular or other shape
which encompasses all the letters and symbols.
D.
In computing square foot area of a double-faced sign, only one side
shall be considered, provided both faces are identical. If of unequal
size, the size of the larger side shall be the measured size for purposes
of this chapter. If the signs form an interior angle greater than
45°, both sides of such sign shall be considered in calculating
the sign area, and it shall be considered as a parallel sign.
A.
No sign shall be erected at a distance from a side
property line less than the sign’s total height from the finished
grade and there shall be a minimum distance of 20 feet between any
side property line and any sign erected under the provisions of the
Ordinance.
B.
No sign shall be placed in a position which will cause danger to
traffic on a street by obscuring the view. No sign other than one
identifying a profession, home occupation, or name of resident or
occupant shall be located within 15 feet of the edge of an improved
cartway. No sign shall be erected or maintained within a distance
of 50 feet from the intersection of any street line or the intersection
of a street line and a private accessway unless the location of this
sign is situated at least eight feet above the level of the street
center line. No sign shall be erected or maintained which would interfere
with minimum horizontal or vertical intersection sight distances established
in accordance with PennDOT Chapter 441, as amended. In no case shall
any sign other than official highway or traffic sign be erected within
the official right-of-way of any street. No red, green or yellow illuminated
sign shall be permitted within 300 feet of a traffic light.
[Amended 5-23-2011 by Ord. No. 2011-3]
C.
All signs over two square feet in size, other than
those permitted within the street right-of-way, shall be considered
structures and shall be in conformance with all other provisions of
this chapter.
D.
All signs except temporary signs shall be constructed
of durable material and kept in good condition and repair. Electrical
signs shall be subject to the performance criteria of the Underwriter’s
Laboratory, Inc., or to applicable Township codes, whichever is more
stringent. Upon the determination of the Zoning Officer that a sign
has become dilapidated, then the owner of the property upon which
the sign is located shall be notified by the Zoning Officer to restore
said sign, or have said sign restored, to good and proper condition
within 30 days. Any sign which is allowed to remain dilapidated shall
be removed by the Township at the expense of the owner or lessee of
the property on which it is located.
E.
Signs which face a residential district, or which
face any occupied residential dwelling, may not have an exposed source
of illumination if the sign is located within 200 feet of such district
or dwelling. Illuminated signs shall not shine in the normal line
of vision for traffic on a public street. Illuminated signs with any
form of exposed bulbs are not permitted.
A.
Temporary signs advertising the prospective or completed
sale or rental of the premises upon which the sign is located are
permitted within the property lines of the premises, provided that:
(1)
Such signs shall be maintained in good condition and
repair and removed within 20 days after execution of lease or agreement
of sale;
(2)
Such sign shall be erected only on the premises to
which they relate;
(3)
The area on one side of any such sign shall not exceed
16 square feet; and
(4)
No more than one sign shall be placed on any property
held in single and separate ownership.
B.
Temporary signs advertising the sale or development
of the premises, when erected in connection with the development or
proposed development of the premises by a builder, developer or contractor
are permitted, provided that:
(1)
The area on one side of any such sign shall not exceed
16 square feet;
(2)
Not more than one such sign shall be placed upon any
property held in single and separate ownership unless such property
fronts upon more than one public street, in which event one sign may
be erected on each street frontage;
(3)
Such signs shall be removed within 20 days after the
last dwelling has been initially occupied; and
(4)
Such signs shall be erected only on the premises to
which they relate.
C.
Temporary signs indicating the names of contractors,
consultants, and artisans performing services on construction sites
are permitted provided that:
(1)
Such signs are removed within seven days following
completion of the construction work;
(2)
Not more than one such sign shall be placed on each
street frontage of the construction site, regardless of the number
of contractors, consultants, and/or artisans performing services on
the site; and
(3)
The area on one side of any such sign shall not exceed
16 square feet.
D.
Temporary signs announcing a campaign, drive, or event
of a civic, philanthropic, political, educational, or religious organization,
as well as signs advertising political parties or candidates for elections,
may be erected provided that:
(1)
The erector of such signs, or those responsible for
or benefiting from display of the signs, shall remove such signs within
10 days after the event referred to on the sign or the date of the
election to which the signs relate;
(2)
Such signs shall not be illuminated; and
(3)
The area on one side of any such sign shall not exceed
16 square feet.
E.
Temporary signs directing persons to temporary exhibits,
shows, events or sales shall be permitted, provided that:
(1)
The area on one side of any such sign shall not exceed
16 square feet;
(2)
Not more than one such sign shall be placed upon any
property held in single and separate ownership unless such property
fronts upon more than one public street, in which event one sign may
be erected on each street frontage;
(3)
Signs for any one exhibit, show, event, sale or use
shall be limited to two events per year; each event no more than 30
days in duration; and
(4)
The erector of such signs, or those responsible for
or benefiting from display of the signs, shall first apply for and
obtain a permit from the Township Zoning Officer and deposit at the
time of their application a sum as set from time to time by resolution
of the Board of Supervisors as a guarantee that said signs shall be
removed promptly within seven days of the expiration of the temporary
permit. If such signs are not removed within the above time period,
the signs shall be considered in violation of this chapter and the
deposit deemed nonrefundable. Upon satisfactory removal of the temporary
signs within the above time period, the deposit money shall be returned
within 20 days from the expiration date of the permit.
F.
Temporary banners, spinners, flags, pennants, floodlights
or other promotional alternatives to traditional signs erected for
commercial advertising purposes are permitted in nonresidential districts
provided that:
(1)
Such promotional devices are not erected or posted
more than 10 days before the event or activity promoted and removed
within three days following the event or activity promoted;
(2)
The area on one side of any such banner, spinner,
flag or pennant shall not exceed 16 square feet;
(3)
In no event shall such promotion persist for more
than 30 days, nor shall any commercial enterprise be allowed such
promotion in excess of two events per calendar year; and
(4)
Such promotion shall only be permitted by issuance
of a temporary permit in accordance with this chapter.
[Amended 6-25-2007 by Ord. No. 2007-6]
The following are signs permitted in the CR-1,
CR-2, RR, MHP and AQRC Districts:
B.
Official highway route number signs, street name signs,
and other official traffic signs may be erected and maintained in
the interest of public safety or for the regulation of traffic.
C.
Trespassing signs or signs indicating the private
nature of a road, driveway, or premises, and signs prohibiting or
otherwise controlling the fishing and hunting upon a particular premises,
may be erected and maintained, provided that the size of any such
sign does not exceed two square feet.
D.
Professional, home occupation, or name signs indicating
the profession and/or activity and/or the name of the occupant of
the dwelling may be erected and maintained, provided that:
E.
Identification signs for schools, churches and other
religious institutions, hospitals and health facilities, clubs, lodges,
farms and estates are permitted, provided that:
(1)
The size of any such sign shall not exceed 20 square
feet;
(2)
Not more than one such sign is placed on any premises
held in single and separate ownership unless the property fronts upon
more than one street, in which event one sign may be erected on each
frontage; and
(3)
Such signs shall be located only on the premises they
identify.
F.
Signs advertising the sale of farm products, when
otherwise permitted by this chapter, are permitted provided that:
G.
Residential development/neighborhood signs provided that:
[Added 5-23-2011 by Ord.
No. 2011-3]
(1)
Such signs shall only list the name of the neighborhood/development
and shall not include any names of contractors, developers, or realtors.
(2)
Signs must be shown on the approved subdivision plan and contained
within an easement area described by metes and bounds. Easement shall
be granted to the development homeowners' association for maintenance
of the sign and associated landscaping (if any). Easement document
must be in a form acceptable to the Township and recorded at the Bucks
County Courthouse concurrent with recordation of the subdivision plan.
(3)
Only one sign shall be permitted per street entrance but no more
than two total per neighborhood/development.
(4)
Maximum sign area: one square foot per dwelling unit, not to exceed
20 square feet per sign.
(5)
Maximum sign height: eight feet.
(6)
Signs shall be constructed of metal, concrete, stone, plastic components,
or other durable material approved by the Board of Supervisors or
a combination thereof. Signs shall not be illuminated.
(7)
Architectural details and overall size of the sign must receive approval
from the Board of Supervisors.
(8)
Signs must be maintained in perpetuity by the development homeowners'
association.
The following are signs permitted in the PC-1,
PC-2, VC, Q, LI and HI Districts:
A.
All signs permitted under § 160-79 may be erected and maintained in accordance with said provisions.
B.
All temporary signs permitted under § 160-78 may be erected and maintained in accordance with said provisions.
C.
Freestanding signs which advertise a business, industry, or other permitted use not referenced in Subsections D through F, whether located on-premises or off-premises, may be erected and maintained, provided that:
(1)
Not more than one such sign shall be erected on any
one premises under single and separate ownership, or on premises leased
or utilized by any one business establishment except for an establishment
which fronts two or more streets, in which case a sign may be erected
in each yard fronting on a street;
(2)
Unless otherwise stated herein, the area of such freestanding
signs shall not exceed 32 square feet per side, with the maximum height
to top of a sign not to exceed 20 feet from the finished grade; and
(3)
No sign shall be located beyond the rear wall of the
main building when the rear property line upon which it is situated
abuts a residential district, except signs that convey information
such as parking entrances and traffic flow directions. The area on
one side of any such sign shall not exceed eight square feet. The
name of the business located on the premises may appear on such signs.
D.
Freestanding signs which advertise a shopping center as defined under § 160-11, including the name of the center and the uses therein, may be erected in each yard fronting on a street. No portion of a shopping center freestanding sign shall be less than eight feet or more than 32 feet above the ground. The area of any one side of such sign shall not exceed 100 square feet.
E.
Freestanding signs which advertise a group of businesses
or industrial uses other than a shopping center on a lot held in single
and separate ownership, may be erected in each yard fronting a street
and such freestanding signs may contain a collection of signs identifying
the different interests and uses on the premises, provided that the
total area of one side of the freestanding sign does not exceed 100
square feet and that each individual sign does not exceed four square
feet.
F.
Freestanding signs which advertise gasoline service
stations, may be erected provided that each station shall be permitted
two freestanding, brand name signs, each not to exceed six square
feet in area and not to be higher than seven feet above the finished
grade.
G.
Parallel and projecting signs may be erected and maintained,
provided that:
(1)
Projecting signs attached to a main wall of a principal
building shall not project more than 14 inches therefrom, and no portion
shall be less than 10 feet above the finished grade and no more than
16 feet above the finished grade;
(2)
Projecting signs shall not in any way interfere with
normal pedestrian or vehicular traffic;
(3)
The combined area of all parallel, projecting, and
permanent window signs facing the street shall not exceed 25% of the
area of the building face facing the street; the combined area of
all parallel and projecting signs shall not exceed 15% of any building
face to which such signs are attached; permanent window signs shall
not exceed 30% of the total window area facing the street; and
(4)
In the case of a shopping center or group of stores
or other business uses on a lot held in single and separate ownership,
the provisions of this section relating to the total area of signs
permitted on a premises shall apply with respect to each building,
separate store, or similar use.
[Amended 11-29-2007 by Ord. No. 2007-17]
A.
It is recognized that billboards, also known within the industry
as "outdoor advertising signs," are freestanding signs of comparatively
great size which are designed specifically to attract the attention
of the motoring public. Because billboards differ in these aspects
from other freestanding signs, and because it is the expressed objective
of this article to limit nuisance and ensure the safety of motorists
and pedestrians, the following regulations have been adopted:
B.
Billboards shall be permitted, by special exception only, in the
PC-1, I-II and LI Districts, subject to the following criteria:
(1)
Not more than one such sign shall be erected on any one premises
under single and separate ownership;
(2)
No such sign shall be permitted within 100 feet of any residential
use, no matter in what district the use is located;
(3)
Such signs shall not be permitted closer than 100 feet from the ultimate
right-of-way;
(4)
The area of such signs shall not exceed 250 square feet per side
if located less than 200 feet from the ultimate right-of-way and the
area of such signs shall not exceed 350 square feet per side if located
200 or more feet from the ultimate right-of-way, with the maximum
height to top of a sign not to exceed 35 feet from the finished grade;
(5)
No such sign shall be located closer than 2,000 feet from any other
such sign;
(6)
Such signs shall not be illuminated between the hours of 11:00 p.m.
and 6:00 a.m.
(7)
All such signs must be constructed of durable materials and every
billboard shall be firmly and solidly constructed so as to be able
to bear a wind pressure of at least 30 pounds per square foot; and
(8)
All billboards shall conform to state and federal regulations.
(9)
Electronic graphic displays (digital billboards). Must also meet
the following standards:
[Added 7-27-2009 by Ord.
No. 2009-6]
(a)
Electronic graphic displays (digital billboards). An off-premises
sign or portion thereof that displays electronic, static images, static
graphics or static pictures, with or without text information, defined
by a small number of matrix elements using different combinations
of light emitting diodes (LEDs), fiber optics, light bulbs or other
illumination devices within the display area where the message change
sequence is accomplished immediately or by means of fade. Electronic
graphic display signs shall include computer-programmable, microprocessor-controlled
electronic or digital displays. Electronic graphic display signs include
projected images or messages with these characteristics onto buildings
or other objects.
(b)
Such signs shall only be located on nonresidential parcels located
in the HI and LI Zoning Districts, which have frontage on State Route
309.
(c)
The maximum sign size shall be 300 square feet, inclusive of
any border and trim, but excluding the base or apron, supports and
other structural members. Extensions, projections and/or add-ons beyond
the rectangular perimeter face of the sign are prohibited.
(d)
Message duration. Any portion of the message must have a minimum
duration (hold time) of 25 seconds and must be a static display. Messages
may change immediately or fade in and out only; and shall completely
change to the next message within one second. No portion of the message
may flash, scroll, twirl, twinkle, oscillate, rotate, blink, change
color, or in any manner imitate movement.
(e)
Brightness (billboard luminance). The illumination and/or intensity
of the display shall be controlled so as to not create glare, hazards
or nuisances. Such signs shall have a maximum nits level of 7,000
nits; provided the brightness of the digital billboard does not exceed
0.3 foot-candles of light above the normal ambient light levels. Such
signs shall be equipped with automatic dimming technology which automatically
adjusts the sign's brightness based on ambient light conditions.
[1]
The billboard luminance specification shall be determined by
a foot-candle metering device held at a height of five feet and aimed
towards the billboard, from a distance of 175 feet.
[2]
The metering device should be at a location perpendicular to
the billboard center (as seen in plan view) as this angle has the
highest luminance.
[3]
This check shall include the measurement of an all white image
displayed by the billboard to evaluate the worst case condition.
[4]
If the difference in illuminance between the billboard-on and
the billboard-off conditions is 0.3 foot-candles or less, then the
billboard luminance is in compliance.
(f)
Such sign shall not be permitted closer than 100 feet from the
ultimate right-of-way of Route 309, nor farther than 200 feet from
the ultimate right-of-way of Route 309.
(g)
The maximum height to the top of the sign shall not exceed 35
feet from the existing adjacent grade.
(h)
No such sign shall be located closer than 2,000 feet from any
other off-premises sign, including digital billboards.
(i)
No such sign shall be erected within 250 feet of any existing
freestanding on-premises sign.
(j)
No such sign shall be erected within 100 feet of any existing
residential dwelling or residential zoning district.
(k)
Such sign shall not be illuminated between the hours of 11:00
p.m. and 6:00 a.m.
(l)
Applicant shall be required to coordinate/permit message access
for local, regional, state, and national emergency services during
emergency situations. Emergency messages are not required to conform
to message standards listed herein.
(m)
An engineering certificate shall accompany any application for
a digital billboard. The certification shall indicate under seal of
a professional engineer licensed in the Commonwealth of Pennsylvania
that the sign has been designed in accordance with acceptable engineering
practices.
(n)
The applicant shall provide financial security, in a form acceptable
to the Township, sufficient to secure to the Township the removal
of any digital billboard upon which no advertising is located or otherwise
ceases to be used for a period of three consecutive months. The applicant
shall further provide, in a form acceptable to the Township, proof
that the record owner and the licensee or other person in control
of the signage consents to the removal of the sign for reasons as
set forth in this subsection, which said consent shall be in such
form so as to be recorded of record with the Bucks County Recorder
of Deeds office.
(o)
Audio or pyrotechnics. Audio speakers and/or any form of pyrotechnics
are prohibited.
(p)
Message default mechanism. All signs must be equipped with a
properly functioning default mechanism that will stop the sign in
one position should a malfunction occur.
(q)
Where applicable, such signs shall be located, constructed and
maintained in accordance with all applicable Pennsylvania Department
of Transportation regulations, in addition to all other regulations
of Hilltown Township. Where there is a conflict between regulations,
the more restrictive regulation shall apply.
(10)
No video billboard, as such term is hereinafter defined, shall
be permitted in Hilltown Township:
(a)
Video billboard. A billboard that changes its message or background
in a manner or method of display characterized by motion or pictorial
imagery, which may or may not include text and depicts action or a
special effect to imitate movement, the presentation of pictorials
or graphics displayed in a progression of frames which mimic the illusion
of motion, including, but not limited to, moving objects, moving patterns
or bands of light, or expanding and contracting shapes and/or fade,
dissolve, travel or scrolling features. Video billboards include projected
images or messages with these characteristics onto buildings or other
objects.
C.
Billboards must be kept and maintained in good repair, subject to
the following conditions:
A.
A permit is required for permanent or temporary signs permitted within the CR-1, CR-2, RR, MHP, or AQRC Districts. All permanent and temporary freestanding, parallel, and projecting signs, and temporary signs permitted in accordance with § 160-78E, shall require the issuance of a Zoning Permit before erection or replacement. All signs must comply with the regulations contained herein.
[Amended 6-25-2007 by Ord. No. 2007-6]
B.
In the case of a shopping center, or group of stores
or other business uses on a lot held in single and separate ownership,
a separate sign permit shall be required of each separate store, business,
or similar use erecting and maintaining a sign in conformance with
this chapter.
C.
For the purposes of obtaining a sign permit, the applicant
shall make application to the Zoning Officer and shall present a plot
plan, sketch of design and lettering, and construction plans indicating
on said plot plan all existing structures, including signs, and setting
forth in the application all necessary facts with respect to existing
signs in order to ascertain whether the proposed erection or alteration
of the proposed sign complies with the provisions of this chapter.
D.
Permanent sign permits shall be issued for each separate
property, residence, store, business, or use erecting and maintaining
a permanent sign(s). Any addition, revision, reduction, or alteration
shall require the issuance of a new permit. Permit fees are established
by separate resolution.
E.
All permanent sign permits shall have an annual renewal
fee established by separate resolution. Nonpayment of the annual renewal
fee invalidates the sign permit and all signs permitted by said expired
permit shall be deemed in violation of this chapter.
