[Amended 1-12-1999 by Ord. No. 279; 3-10-2004 by Ord. No. 310; 2-15-2007 by Ord. No. 341; 4-27-2011 by Ord. No. 387; 5-30-2012 by Ord. No. 399; 2-27-2013 by Ord. No. 403; 10-8-2014 by Ord. No. 417; 5-8-2019 by Ord. No. 446]
The intent of this article is to promote the Township as a desirable
place in which to live, visit and conduct business; to minimize distractions
to motorists, pedestrians, and bicyclists that may result in bodily
harm or property damage; and to promote the health, safety and general
welfare of the public by providing a comprehensive system of reasonable,
consistent, and nondiscriminatory standards and requirements for signage.
The regulations of this article have been established to:
A.
Accommodate signage that will clearly identify residences, businesses,
institutions, and other establishments.
B.
Minimize the potential for driver distraction, confusion, visual
clutter, and hazardous situations generally due to signs employing
movement, light, fluctuating or moving lights, flashing images, excessive
size, and/or messaging that interfere with safe motoring, cycling,
and/or pedestrian travel.
C.
Enhance the overall appearance of the Township.
D.
Protect the public from the dangers of unsafe signs and structures.
E.
Permit signs that are compatible with their surroundings and facilitate
orientation.
F.
Prevent the placement of signs in such a way that conceals, obstructs,
or intrudes upon any property other than the one where it is located.
G.
Encourage signs that are appropriate to the zoning district in which
they are located and consistent with the category of use to which
they pertain.
H.
Allow signage that is reasonable in size and number relative to the
property, its use, scale, and location including relation to traffic
flow, and to prevent excessively large and numerous signs.
I.
Require signs to be designed, constructed, installed, and maintained
in a manner that will not endanger the public health, safety, or welfare.
A.
General regulations.
(1)
Any sign hereafter erected in West Whiteland Township which is exposed
to public view shall conform with the provisions of this article and
any other ordinance or regulation of West Whiteland Township or the
county, state or federal government relating to the erection, alteration
or maintenance of signs. In the event of conflicting regulations,
the most restrictive regulation shall prevail.
(2)
No sign, other than exempt signs, shall be erected without first
obtaining a sign permit from the Zoning Officer. Permit applications
for signs larger than two square feet in area shall be accompanied
by a plan, drawn to scale, showing details of the sign, its size and
location on the building and/or lot. Permits for window signs and
changeable copy signs shall be valid as long as there is no change
in the area, location and type of such signs which have been authorized
by permit. Fees for sign permits shall be paid in accordance with
a fee schedule adopted by the Board of Supervisors. All applications
for sign permits shall be accompanied by the property owner's written
consent, if the property owner is not the owner of the sign.
(3)
Before any permit will be issued for any sign erected and/or projecting
over property used by the public, a certificate of insurance or an
indemnity bond payable to West Whiteland Township in a form and amount
set by resolution shall be posted for the owner of the sign.
(4)
Signs deemed by the Zoning Officer to be illegal or without permit shall be removed within three days of written notification by the Zoning Officer, except for signs deemed to be in violation of Article V of Chapter 276, which signs may be removed immediately and without notice. Any reoccurrence of a similar infraction on the premises by the owner or lessee shall be in violation of this article and shall be punishable as per § 325-119.
(5)
All signs shall be kept in a proper state of repair, in accordance
with the requirements of the Township's Building Code, Property Maintenance
Code and any other pertinent regulations and will be subject to annual
inspection. Signs which fall into such a state of disrepair as to
become unsightly or to pose a threat to public safety may be removed
by the Township 30 days following notice by certified mail to the
owner of record, and the Township shall have the right to recover
from said owner the full costs of the removal and disposal of such
signs.
(7)
No sign shall be erected that is of such character, form, shape or
color that it imitates or resembles any official traffic sign, signal
or device or that has any characteristics which are likely to confuse
or dangerously distract the attention of the operator of a motor vehicle
on a public street.
(8)
No sign shall be erected at the intersection of any streets improved
for vehicular traffic within the triangular area formed by the right-of-way
lines, and a line connecting them at points 25 feet from their intersection
unless the topmost portion of said sign is less than three feet. In
no case shall any sign be so erected that it impedes the vision of
motorists or pedestrians, or otherwise endangers their safety.
(9)
Spot lighting shall be arranged so that the source of light is not
visible from any point off the lot. When utilized, spotlights shall
be installed on the ground and shall be concealed by landscaping.
(10)
No sign shall be erected containing information which states
or implies that a property may be used for any purpose not permitted
under the provisions of this chapter for the zoning district in which
the property to which the sign related is located.
(11)
No sign shall be erected on any premises except as may be related
to a lawful principal use or permitted accessory use on the premises.
Billboard signs, off-site directional signs, and official traffic
signs are exempt from this prohibition.
(12)
All distances provided for in this article shall be measured
along straight lines between signs and from the near edge to the near
edge of the sign or sign structure.
(13)
Signs may be externally lit, such as by spotlights, provided that the light source is not visible from any point beyond the lot line or from any public road and that only the sign surface is illuminated. Signs that are internally lit, that are composed of lighting elements (such as light-emitting diodes), or that are otherwise in themselves a source of light shall be permitted provided that they shall not be lit between the hours of 11:00 p.m. and 5:00 a.m. when visible from a residential district or use and that in no case shall the dusk-to-dawn brightness exceed the brightness limit established below in § 325-95E(7). It shall be the responsibility of the sign owner to demonstrate compliance with the brightness limit to the satisfaction of the Township.
(14)
No sign shall be placed on any tree, telegraph, electric light
or public utility pole or upon rocks or other natural features.
(15)
The total area of all window signs, unless further restricted
by district regulations, shall not exceed 25% of the glass area of
the window in which placed.
(16)
No roof signs shall be permitted and no sign shall project above
the main cornice line of the building to which a sign is affixed.
(17)
Time and temperature signs shall be permitted in any district
in which commercial or industrial uses are permitted, provided that
they do not encompass more than 20% of allowable area for the type
of sign upon which they are placed.
B.
Freestanding signs. Billboards, although a type of freestanding sign, shall comply with the provisions of § 325-95I in lieu of this § 325-95B. All other freestanding signs, except for directional signs or identification signs, shall comply with the following:
(1)
Freestanding signs shall be permitted only in a front yard, or, in
the Town Center District, within the street setback area.
(2)
No sign shall be erected closer to the street line than 15 feet or
1/2 the distance between the street right-of-way line and the building
line at its closest point, whichever is less.
(3)
Signs with two exposures shall be measured for sign area by using
the surface of one side of the sign only; however, both sides must
be used for the same message.
(4)
A freestanding sign and a projecting sign shall not be utilized together
along a single street frontage on a single property, except that a
freestanding sign or a pylon sign that identifies a shopping center
or a planned office or industrial park may be used in conjunction
with projecting identification signs for individual uses; provided,
further, that the projecting signs do not exceed four square feet
in area.
C.
Wall signs.
(1)
Wall signs placed parallel to, and affixed directly upon, the facade
of a structure shall not extend more than 18 inches beyond the plane
of the wall to which they are attached.
(2)
Wall signs shall be permitted only on building sides containing entrances
available to the general public.
(3)
Wall signs shall be permitted only for establishments with street
level frontage of at least 20 feet, except in the case of an establishment
located on upper stories and occupying at least 80% of the total floor
area of the building.
(4)
The area of all wall signs shall be determined by the signable facade
area of the portion of the building to which it is attached, as herein
defined.
(5)
Not more than one wall sign shall be permitted for each establishment
with less than 100 linear feet of frontage on the building side to
which it is attached. Additional wall signs shall be permitted for
each additional 100 linear feet of frontage on the building side to
which it is attached, up to a maximum of three such wall signs. However,
where multiple signs are used on a single building side, the area
of the primary identification sign shall be not less than three times
larger than the area of the secondary signs and the total area of
all signs on a single building side shall not exceed the area of wall
signs permitted herein.
D.
Projecting signs. Projecting signs, when permitted, shall comply
with the following regulations:
(1)
No sign shall project more than four feet from the face of the building.
(2)
No part of the sign shall be less than eight nor more than 12 feet
above ground or walkway level.
(3)
Not more than one projecting sign per establishment per street frontage
shall be permitted.
(4)
No projecting sign shall be permitted within 25 feet of another.
(5)
Projecting signs may not be lighted by direct illumination.
E.
Changeable copy signs, including signs utilizing visual communication
technology (VCT) as defined in this chapter. Changeable copy and VCT
signs shall be permitted subject to compliance with the following
standards:
(1)
All such signs shall be permanently affixed to the ground or to a
structure.
(2)
Copy shall be changed electronically or by means of moveable lettering.
(3)
Changeable copy signs are prohibited in the R-1, R-2, R-3, and R-4
Zoning Districts.
(4)
Changeable copy signs shall be designed as a billboard, freestanding
sign, marquee sign, or canopy sign.
(5)
No more than one changeable copy sign shall be permitted per lot
(or per tract, where a use occupies multiple lots), per street frontage.
(6)
The sign area of a changeable copy sign shall be included in the
total permissible sign area for a billboard, freestanding, marquee,
or canopy sign, as the case may be.
(7)
VCT signs.
(b)
VCT signs shall include technology that will automatically adjust
the light emitted to not more than 0.3 footcandle above the ambient
light level as measured at a perpendicular distance of 250 feet from
the surface of the sign when displaying a completely white color.
(c)
VCT signs shall include technology to minimize light from the
sign falling on property beyond the area of the intended audience.
Such technology may include, but is not limited to, louvers or shades
adjacent to the individual lighting elements.
(d)
Upon request by the Township Manager or the Zoning Officer,
the sign operator shall provide to the Township a data log or other
information sufficient to document the performance of the automatic
dimming function.
(e)
Upon notice from the Township Manager or the Zoning Officer,
the sign operator shall, at an agreed-upon time, not less than 48
hours nor more than 96 hours from the time of notice, cause the VCT
element to display a completely white color to allow the Township
to measure the light emitted for the purpose of determining compliance
with § 325-95E(8)(a) above.
(f)
VCT sign messages shall be limited to static images. Sign messages
shall not include any moving or animated words or images; nor shall
they give the appearance or illusion of movement; nor shall they include
any flashing, scintillating, or varying of light intensity.
(g)
VCT sign messages shall not change more rapidly than once in
10 seconds.
(h)
When the message on a VCT sign changes, the transition shall
be accomplished in one second or less with the entire sign surface
changing simultaneously and in unison. There shall be no special effects
during the transition: the screen shall transition from one message
to the next with no perceptible dimming, swiping, or blanking of the
display, and with no visible effects, such as fade, dissolve, or other
animated transition methods. The change in message shall consist of
a seamless, imperceptible transition from one image to the next.
(i)
The VCT sign shall include an automatic default function that,
in the event of a malfunction, will either freeze the image in one
position or shut down the VCT element entirely.
(j)
In the event of a public emergency, including but not limited
to extreme weather, hazardous road conditions, natural disasters,
terrorist attack, amber alerts, emergency evacuations, public infrastructure
failures, massive traffic accidents, or blockage of traffic, the VCT
sign shall, when directed by the Township, continuously display a
public emergency message to be provided by public officials. The duration
of the public emergency message display shall be until such time as
the message is no longer deemed necessary by the Township. Such messages
shall preempt all other messages, including those of paying advertisers.
As part of the conditional use application for the VCT sign, the applicant
shall provide to the Township, in writing, a suggested protocol concerning
the display of such public emergency messages to assure timely communication
and message display. Such protocol shall be subject to Township review
and may be revised at the mutual agreement of the applicant and the
Township. Agreement on the protocol shall be a condition of approval.
F.
Canopy signs.
(1)
Canopy signs are only permitted in conjunction with gasoline service
stations and similar commercial uses where the canopy is required
to provide cover and protection for outdoor equipment and service
areas.
(2)
No more than one canopy sign shall be allowed per canopy face, and
no more than two such signs per canopy shall be permitted.
(3)
No part of the canopy sign shall be less than 12 feet nor more than
20 feet above ground level.
(4)
A canopy sign may not encroach in the respective district's minimum
required yard area.
(5)
The area of a canopy sign shall not exceed 20% of the area of the
canopy face or 50 square feet, whichever is less.
G.
Awning signs and marquee signs.
(1)
Signs on awnings and marquees shall be placed near the lower edge
of the awning or marquee and shall be generally parallel with the
building facade.
(2)
No part of the awning or marquee shall be less than eight feet above
ground or walkway level.
(3)
Awning signs and marquee signs shall be considered a type of wall
sign for purposes of calculating sign area; the combined total area
of all awning, marquee, and wall signs on a given facade of a structure
shall not exceed the maximum permitted area allowed for wall signs
on that facade.
H.
Directory signs.
(1)
The sign shall be located within the site or complex so as to allow
motorists to leave the flow of traffic and safely read the directory
or shall be placed at the main entrance to a building.
(2)
No more than one sign per entrance driveway, street intersection
or main entrance to a building shall be permitted.
(3)
Any such sign shall not exceed 12 square feet in sign area.
(4)
A freestanding directory sign shall not exceed five feet in height.
I.
Billboards.
(1)
Billboards shall be permitted as a conditional use in the I-2 General
Industrial and O/L Office/Laboratory Districts when erected in such
a way as to be primarily visible from a limited access highway and
such that no part of the billboard is closer than 10 feet or farther
than 75 feet from the right-of-way of the said highway.
(2)
No part of any billboard shall be less than 3,000 feet from any part
of another billboard, regardless of the side of the highway upon which
it is being erected.
(3)
No billboard shall exceed 625 square feet in area, and no part of
a billboard shall be more than 35 feet higher than the closest paved
surface of the limited access highway from which it is primarily visible.
(4)
No part of any billboard shall be within 425 feet of any dwelling
unit existing or finally approved for construction at the time of
submission of the conditional use application for the billboard.
(5)
No part of any billboard shall be within 425 feet of any property
in the R-1 Residential Zoning District at the time of submission of
the conditional use application for the billboard.
(6)
Billboards shall be screened by an evergreen buffer planted between
the billboard structure and the highway right-of-way. The screening
shall consist of a minimum of three coniferous trees at least 35 feet
tall when planted. When the use of trees is not feasible due to topography
or other conditions, alternative methods of screening, such as structural
barriers or earthen berms, shall be utilized. The screening provisions
shall be shown on the plan accompanying the conditional use application
for the billboard and shall be subject to review and approval by the
Township prior to approval of the said application. Where the screening
includes trees, the applicant shall agree to a condition of approval
requiring their maintenance and replacement in the event they cease
to be viable.
J.
Prohibited signs. Any sign that is not permitted by the provisions
of this article is hereby prohibited, with the following signs specifically
prohibited:
(1)
Mobile signs, bench signs, vehicle signs, permanent sidewalk, sandwich
or A- frame signs, animated signs, other than time and temperature
signs, or signs that emit smoke, vapor or noise.
(2)
Signs which flash, move, rotate, oscillate or which outline the rooflines,
doors, windows or wall edges by illuminated tubing or strings of light
for advertising purposes.
(3)
Pennants, streamers or similar devices constructed of cloth, light
fabric, plastic, cardboard or other like material, or whirling or
similar lighting devices, or searchlights displayed for the purposes
of attracting the attention of pedestrians and motorists outside a
building, except where the Board of Supervisors shall authorize such
a use on a temporary basis.
(4)
Any sign so erected, constructed or maintained as to obstruct any
fire escape, window, door or other opening used as a means of ingress
or egress.
(5)
Inflatable balloons and similar devices intended to attract attention.
(6)
Off-premises signs, other than permitted billboards.
(7)
Signs containing moving text, video, graphic, and/or animated displays;
and/or scrolling text message displays; and/or a series of static
images that change automatically at a rate greater than one image
in a period of 10 seconds. This prohibition shall not be applicable
to signs operated by government agencies.
(8)
Signs containing words, symbols, or lighting that compete with or
distract from traffic signal lighting, that imitate traffic control
commands, or that may be confused with a traffic control sign erected
by a public authority.
(9)
Signs painted with or composed of fluorescent, phosphorescent, or
holographic material.
K.
Exempted signs. The following signs are exempt from the need to secure
sign permits:
(1)
Decorations for a recognized officially designated holiday, provided
they do not create a traffic or fire hazard and provided that provision
is made for their removal within 30 days after the holiday.
(2)
Official municipal, county, state or federal governmental signs.
(3)
Memorial or historic markers when approved by the Board of Supervisors
upon recommendation from the Historical Commission and when not more
than six square feet in area.
(4)
Change in the copy of a changeable copy sign or marquee sign, once
a permit for that sign has been issued.
(5)
Political signs, provided they are on private property and are not
more than 16 square feet. Political signs shall be permitted within
30 days prior to any municipal, county, state or national election
or referendum and shall be removed within three days after the election
or referendum.
(6)
Signs advertising meeting times and places of nonprofit service,
government, religious, educational, charitable clubs or organizations
may be erected and maintained, provided that such signs do not significantly
advertise any commercial establishment, activity, organization, product,
goods or services except those of public utilities.
(7)
Street number designations, names on mailboxes or residences, postal
boxes, "private property," "no hunting," "no trespassing," on-site
directional and parking signs and warning signs are permitted in all
zoning districts but are not considered in calculating sign area.
No such signs shall exceed two square feet.
(8)
Temporary yard or garage sale signs. Such signs may not exceed four
square feet, may not be erected more than seven days prior to such
sale and must be removed within 48 hours after the sale. No premises
shall be permitted to erect such signs more than two times in any
calendar year.
(9)
Temporary real estate signs on the lot on which the real estate for
rent, lease or sale is located. Said sign may not be larger than six
square feet nor more than four feet high. Said sign must be incorporated
into the freestanding identification sign or wall sign for the property.
They must be removed within seven days of the sale, rental or lease
of the premises to which the sign relates. Any sign larger than six
square feet must be included within the sign area permitted for uses
in that district. Said sign must be incorporated into the freestanding
identification sign or wall sign for the property.
(10)
Temporary signs announcing an event sponsored by a nonprofit
organization, provided that such signs are set back at least 15 feet
from any street or property line, each sign is no greater than 24
square feet and no higher than five feet and that such signs are only
erected within 14 days prior to the event and removed within three
days after the event.
(11)
Emergency warning signs erected by a public utility, pipeline
company or contractor doing such work authorized or permitted by such
utility or company. Such signs may be illuminated.
(12)
Flags of the United States, the state, county or municipality,
foreign nations having diplomatic relations with the United States
and any other flag adopted and sanctioned by an elected legislative
body of competent jurisdiction, provided that such flag shall not
exceed 60 square feet in area and shall not be flown from a pole that
exceeds 35 feet in height. Other flags shall be considered freestanding
signs and shall be governed by such regulations that may apply in
the zoning district in which such flag is located. Flags may be illuminated.
(13)
Residential freestanding signs, provided that the size of the
sign does not exceed four square feet in area nor four feet in height
and shall be set back a minimum of 15 feet from a street line or property
line.
(14)
Temporary signs of contractors, mechanics, painters, paperhangers
and/or artisans, on the lot on which the contracting work is being
performed. Said signs may not be larger than six square feet nor more
than four feet high. They must be removed within seven days of the
completion of the work to which the sign relates.
(15)
Advertising signs located in bus shelters provided that the
size of the sign is limited to the size of the end wall of the shelter
and an agreement has been executed between the Township and the bus
shelter company regarding the placement and content of such signs.
L.
Temporary signs. Temporary signs advertising land or premises, for
development of three or more houses or more than 20,000 square feet
of commercial or industrial development, available for purchase or
development, or other signs announcing special events or the temporary,
lawful sale of products, goods and/or services shall be permitted,
provided that:
(1)
Permits shall run for one continuous one-month period.
(2)
No more than four temporary sign permits shall be issued for any
premises within a single calendar year.
(3)
Unless exempted under Subsection K, a permit must be obtained before erecting any temporary sign.
(4)
Temporary signs shall comply with all pertinent regulations applicable
to permanent type signs.
(5)
Temporary signs shall not exceed 24 square feet in area, and no more
than one such sign per lot shall be permitted.
(6)
Signs shall be removed immediately upon expiration of permit.
(7)
Any site or building on which the sign was erected shall be restored
to its original or better condition upon removal of the sign.
(8)
Any sign remaining more than the specified limit, or of an area larger
than allowed, is in violation of this article.
In the R-1, R-2, R-3, and R-4 Zoning Districts and for all properties developed according to the provisions of Article X, the Institutional District, signs are permitted for the following purposes only, and only under the following conditions:
A.
General provisions.
(1)
No freestanding sign shall exceed four feet in height, except as
permitted below.
(2)
Only the following signs may be illuminated and then only in such
a manner that the source of light shall not be visible from the street
or from any normal vantage point:
(a)
An identification sign of establishments whose services in an
emergency are considered essential to public health, safety and welfare.
(b)
An identification sign of a school, church, club, multifamily
housing development or other permitted nonresidential use, provided
that said sign is illuminated only between the hours of dusk and 12:00
midnight, prevailing time.
B.
Signs for residential and institutional uses.
(1)
Signs identifying a permitted home occupation, or use accessory to
a dwelling, provided that such signs, whether erected as wall signs
or freestanding signs, do not exceed two square feet in total area
and that not more than one such sign is erected on, adjacent to, or
facing each street frontage of any property in single or separate
ownership and that such sign is located on the same property as the
use to which it relates. Such sign, other than an exempt sign, shall
not be illuminated.
(2)
Signs identifying a residential major subdivision, provided that
one such sign is permitted per each street frontage where the development
has proposed a new street accessing an existing street. Only freestanding
signs are permitted, and they may be no greater in size than 24 square
feet and no higher than four feet. The total area of the sign and
of the structure, such as a wall, fence, etc., to which the sign is
attached may not exceed the maximum size restriction.
(3)
Signs identifying a multifamily housing development, school, college,
church, hospital, continuing care facility, municipal building, cemetery,
club or other permitted use other than a dwelling or a use accessory
to a dwelling, provided that such signs whether erected as wall signs
or freestanding signs do not exceed a total area along any one street
equal to one square foot for every 10 linear feet of street frontage
or 24 square feet, whichever is less.
C.
Directional signs.
(1)
Directional signs may be erected only in conjunction with a real
estate development, school, college, church, hospital, continuing
care facility, municipal building, cemetery, farm, club or other permitted
use other than a dwelling or use accessory to a dwelling and may be
erected only on the lot to which it relates.
(2)
No directional sign may exceed four square feet in area.
D.
Temporary project development signs shall be permitted where final
approval of a major subdivision or major site plan has been granted
by a board of competent jurisdiction and which indicate the name of
the development, developer, financier or major contractor, provided
that no more than one sign per street frontage is erected and the
sign area does not exceed 32 square feet or six feet in height. All
such signs shall be removed within 14 days of the issuance of a certificate
of occupancy that permits the occupation of a building in the case
of a permitted nonresidential development, or when 95% of the dwelling
units in a residential development have been issued certificates of
occupancy.
In the NC, O/C, O/L, and O/R Zoning Districts, signs are permitted
for the following purposes only, and only under the following circumstances:
B.
Business identification signs.
(1)
Freestanding signs.
(a)
One freestanding sign may be erected for each street frontage
that contains at least 300 feet of street frontage and direct vehicular
access from that street.
(b)
In no case shall the total area of all such signs on any single
freestanding sign exceed 40 square feet.
(c)
No freestanding sign may exceed six feet in height.
(2)
Wall signs.
(a)
The total area of all wall signs placed on or facing any one
street frontage on any lot shall not exceed 20% of the signable facade
area of the ground floor of the portion of the building which it occupies
or 40 square feet, whichever is less.
(b)
Each establishment with a direct entrance to the outside shall
be entitled to a wall sign, provided it does not exceed the area requirement
above.
(c)
Multiple uses without direct outside entrance may be identified
by means of a common directory sign, not to exceed 12 square feet.
(3)
Projecting signs.
(a)
The total area of all projecting signs used to identify a single
commercial use or establishment shall not exceed four square feet.
(4)
Marquee signs, as controlled by the general regulations.
(5)
Awning signs, as controlled by the general regulations.
(6)
Canopy signs, as controlled by the general regulations.
(7)
Changeable copy signs, as controlled by the general regulations.
D.
Directional signs shall contain no advertising and may be erected
only upon the lot to which it relates. Directional signs shall not
exceed four square feet in area.
In the TC Town Center District, signs are permitted for the
following purposes only, and under the following conditions:
A.
General provisions.
(1)
Freestanding signs, including pylon signs.
(a)
One freestanding sign shall be permitted for each lot that has
at least 300 feet of frontage on a public street. A lot which has
frontage on two streets may have a second sign, providing it has 300
feet or more of frontage on the second street. Unless designed and
permitted as a pylon sign, a freestanding sign shall not exceed 10
feet in height, and the sign area on each face shall not exceed 50
square feet.
(b)
A pylon sign is hereby defined as a specific type of freestanding
sign that is only permitted on a tract developed as a shopping center,
office park, residential community, or mixed-use development, subject
to the following:
[1]
One pylon sign is permitted where the subject tract has at least
300 feet of frontage on a public street and a minimum gross lot area
of 10 acres. Where an eligible tract has at least 300 feet of frontage
on multiple streets, an additional pylon sign is permitted along each
such frontage.
[2]
Pylon signs shall not exceed 25 feet in height, and the sign
area on each face shall not exceed 100 square feet.
[3]
When approved as a conditional use pursuant to §§ 325-95E and 325-124 of this chapter, the sign area of a pylon sign may include a changeable copy sign. Where all or any portion of the changeable copy sign area is a VCT sign, that portion shall comply with the provisions of § 325-95E(7). As a condition of approval, messages on the changeable copy area shall be limited to information regarding features or activities on the tract where it is located and noncommercial messages in the public interest, including but not limited to emergency messages on VCT signs as required pursuant to § 325-95E(7)(j).
(c)
No freestanding sign shall be located closer than 25 feet to
a street line nor within 15 feet of a side lot line.
(2)
The total area of all wall signs placed on or facing any one street
frontage on any lot shall not exceed 20% of the signable facade area
of the ground floor of the portion of the building which it occupies
or 100 square feet, whichever is less.
(3)
Awning signs and marquee signs, as controlled by the general regulations.
(4)
Canopy signs, as controlled by the general regulations.
B.
Directional signs shall contain no advertising and may be erected
only upon the lot to which it relates. No directional sign may exceed
four square feet in area.
C.
Comprehensive signage packages.
(1)
The developer, owner, operator or other entity exercising control over a planned town center mall may, at its option, apply for a permit for a comprehensive signage package, rather than individual sign permits, pursuant to this Subsection C.
(2)
The Zoning Officer, after receiving an application pursuant to Subsection C(1) hereof, shall consult with the Board of Supervisors respecting the compliance of the proposed comprehensive signage package with provisions of this Subsection C. The Board of Supervisors may request that applicant attend one or more public meetings to discuss the comprehensive signage package.
(3)
If the Zoning Officer, after consulting with the Board of Supervisors, determines, in the sole discretion of the Zoning Officer, that the applicant has complied with this Subsection C, then the Zoning Officer shall issue a permit for the comprehensive signage package which shall include all signs in the comprehensive signage package application.
(4)
After consultation with the Board of Supervisors, the Zoning Officer may, but shall not be required to, afford the applicant an opportunity to amend the comprehensive signage package application so that it complies, in the sole discretion of the Zoning Officer, with the requirements of this Subsection C.
(5)
The Zoning Officer shall either grant or deny the permit for a comprehensive signage package within 90 days of the applicant's filing a permit application pursuant to Subsection C(1) hereof, unless such time period is extended in writing by the applicant.
(6)
The comprehensive signage package shall:
(a)
Include all signs within the planned town center mall, including,
without limitation, all freestanding signs, project identity signs,
monument signs, pylon signs, wall signs, canopy signs, awning signs,
directional signs and traffic control signs.
(b)
Show the size, location, materials, colors and content of all
signs.
(c)
Demonstrate, to the satisfaction of the Board of Supervisors,
that the signs are part of a consistent format and theme with the
architectural and landscaping elements of the planned town center
mall.
(d)
Demonstrate, to the satisfaction of the Board of Supervisors,
that the sign treatment in the comprehensive signage package is consistent
with the objectives of any town center design standards set forth
elsewhere in this chapter.
(e)
Demonstrate that all signs in the comprehensive signage package
shall be designed and installed in accordance with public safety standards
generally applicable to signs.
(7)
Once a permit has been issued for a comprehensive signage package,
the lettering or content of any individual sign may be changed, or
any sign may be removed, without further permit action, so long as
the overall size, consistency or design of the comprehensive signage
package is not affected.
(8)
Once a permit has been issued for a comprehensive signage package, any new sign erected within the planned town center mall shall be deemed to be part of the comprehensive signage package and no additional sign may be erected without first obtaining a permit modification. In determining whether to issue such permit modification, the Zoning Officer shall apply, with respect to the new sign, the same standards as set forth in Subsection C(3) above.
(9)
Any sign included in a comprehensive signage package shall be exempt
from compliance with any other provision of this article.
In the I-1 and I-2 Industrial Districts, signs are permitted
for the following purposes only, and only under the following conditions:
A.
Freestanding signs.
(1)
No freestanding sign shall exceed six feet in height, except for billboards permitted by conditional use in the I-2 Zoning District, pursuant to § 325-95I hereabove.
(2)
One freestanding identification sign shall be permitted for each
lot which has 300 feet or more of frontage on a public street. The
maximum permitted sign background area shall be 24 square feet, except
as permitted below.
(3)
In the case of a complex of three or more buildings designed, operated,
and identified as a unified project, one freestanding identification
sign shall be permitted for the total complex which has 300 feet or
more of frontage on a public street and, provided further, that the
street offers direct vehicular access to the development. The maximum
permitted sign area of the identification shall be 50 square feet.
B.
For all uses except shopping centers, wall signs are permitted to
identify the building or the occupant(s) of the building upon which
it is placed only under the following conditions:
(1)
One wall sign is permitted for each 100 linear feet of building facade
upon which the wall sign(s) are to be placed; not more than one wall
sign is permitted when the building facade upon which it is to be
placed is less than 200 linear feet long.
(2)
Except as provided for below, the total area of all wall signs on
a single building facade shall not exceed 20% of the signable facade
area or 75 square feet, whichever is less.
(3)
Where a building has multiple tenants such that each tenant's space
is separate from the space occupied by all other tenants, and each
tenant has its own building entrance, then each such tenant may have
a wall sign, subject to compliance with § 325-99B(2)(a).
The total area of all wall signs on a single building facade shall
not exceed 20% of the signable facade area or the maximum square footage
described below, whichever is less.
(a)
Where the portion of the building occupied by a given tenant
has a facade that is less than 200 linear feet, the total area of
all wall signs for that portion of that facade for that tenant shall
not exceed 60 square feet.
(b)
Where the portion of the building occupied by a given tenant
has a facade that is 200 feet long or greater, the total area of all
wall signs for that portion of that facade for that tenant shall not
exceed 75 square feet.
(c)
The provisions of § 325-99C(5) shall not be applied
such that the sign for one tenant is required to be at least three
times larger than the sign(s) for the other tenant(s).
(d)
Where the portion of the building occupied by a given tenant has a facade that is 200 feet long or more such that that tenant may have multiple wall signs pursuant to § 325-95C(5), then the regulations of that section regarding the relative sizes of the signs shall be applied over that portion of the building.
C.
For shopping centers, wall signs are permitted to identify the occupants
of the individual retail spaces. For the purposes of applying the
following standards, the "signable facade" area shall be calculated
for each retail space individually. All signs must relate to business
of the retail space upon which they are affixed. Multiple signs are
permitted, provided that the total area of all wall signs does not
exceed the following limits:
(1)
Where the signable facade is 500 square feet or less, the total area
of all wall signs within that signable facade shall not exceed 20%
of the signable facade area.
(2)
Where the signable facade is larger than 500 square feet, the total
area of all wall signs within that signable facade shall not exceed
15% of the signable facade area or 170 square feet, whichever is less.
D.
Signs providing guidance for drivers to specific buildings or occupants
on a lot or in a multibuilding complex are permissible, but the copy
on such sign(s) shall be limited to the name of the occupant or building
and a directional arrow or other indicator. No directional sign shall
exceed four square feet.
E.
The Township may require signs to guide drivers to exits and surrounding
roads. Whether provided at the direction of the Township or at the
volition of the property owner, such signs shall be subject to Township
review and approval.
Signs regulated under this section are prohibited in the R-1,
R-2, R-3, and R-4 Zoning Districts.
A.
Project development signs shall be permitted where final approval
of a major site plan or major subdivision has been granted by a board
of competent jurisdiction and which indicate the name of the development,
developer, financier or major contractor, provided that no more than
one sign per street frontage is erected and the sign area does not
exceed 32 square feet or six feet in height. All such signs shall
be removed within 14 days of the issuance of a certificate of occupancy
that permits the occupation of a building in the case of a nonresidential
development or when 95% of the dwelling units in a residential development
have been issued certificates of occupancy.
B.
Grand opening signs are permitted, provided that:
(1)
Such signs are removed within 30 days of the initial opening
of the business or a change in the ownership of the premises on which
the sign is located.
(2)
Grand opening signs may be wall signs, freestanding signs or
banners.
(3)
Grand opening signs shall not exceed the total sign area permitted
on the premises for permanent signs. Such signs shall be permitted
in addition to any permanent signage allowed. For the purposes of
this subsection, the total sign area of banners shall not exceed that
permitted for wall signs.
C.
Special sale signs are permitted, provided that:
(1)
Such signs are permitted for two thirty-day periods within a
calendar year.
(2)
Special sale signs may be wall signs or banners.
(3)
Special sale signs shall not exceed the total sign area permitted
on the premises for permanent signs. Such signs shall be permitted
in addition to any permanent signage allowed. For the purposes of
this subsection, the total sign area of banners shall not exceed that
permitted for wall signs.
A.
All signs lawfully erected prior to the enactment of this chapter or subsequent amendments, which are not in conformity with the provisions thereof, shall be deemed nonconforming signs as governed by § 325-108.
B.
For the purpose of regulation and enforcement, the Zoning Officer
shall make a video recording or photograph of all streets in the Township,
showing all signs which existed at the time of the adoption of this
chapter. Without acceptable evidence to the contrary, the absence
of a sign on the video recording shall be deemed to indicate that
the sign did not exist at the time of adoption and is not therefore
a legal sign.
C.
Any of the following shall invalidate a sign permit or require a
nonconforming sign to conform with the provisions of this article.
No person shall maintain or permit to be maintained on any premises
owned or controlled by him or her a sign which has been abandoned.
An "abandoned sign," for the purpose of this article, is a sign located
on and/or related to the use of a property which becomes vacant and
unoccupied for a period of six months or more, any sign which was
erected for an occupant or business unrelated to the present occupant
in business or any sign which related to a time, event or purpose
which is past. Any such abandoned sign shall be abated by the owner
or person controlling the property within 30 days of the date of abandonment
as herein defined. Any sign identifying an abandoned use, as provided
for by this article, shall itself be considered to be abandoned.
