This article is intended to regulate and limit the construction
or reconstruction of signs and billboards to protect the public peace,
morals, health, safety and general welfare. Such signs will not, by
reason of their size, location, construction, or manner of display,
endanger life and limb, confuse or mislead traffic, obstruct vision
necessary for vehicular and pedestrian traffic safety, or otherwise
endanger public welfare, shall be permitted except as may be otherwise
provided herein.
The following words, terms, and phrases, when used in this article,
shall have the meanings ascribed to them in this section, except where
the context clearly indicates a different meaning:
A sign that identifies the business, owner or resident and/or
the street address and which sets forth no other advertisement.
A sign that provides artificial light directly (or through
any transparent or translucent material) from a source of light connected
with such sign, or a sign illuminated by a light so shielded that
no direct rays from it are visible from any public right-of-way or
from the abutting property.
A sign containing a surface area upon which is displayed
the name of a religious institution, school, library, community center
or similar institution and the announcement of its institutional services
or activities.
An identification sign attached to a marquee, canopy or awning
projecting from and supported by the building.
A sign advertising a business, activity or event, and located
on a parcel of land different from the parcel on which the business,
activity or event is located.
A sign supported by one or more uprights, poles or braces
placed in or upon the ground surface and not attached to any building
and having a sign area not more than 100 square feet.
A freestanding sign not permanently anchored or secured to
either a building or the ground.
A sign which is generally perpendicular to and is supported
by a wall of a building.
A sign supported by one post placed in the ground, not attached
to any building. A pylon sign is of a height and dimension that can
be seen from a substantial distance, primarily by freeway traffic,
with the bottom of the sign at a higher elevation than the highest
point of any building on the lot on which the sign is located.
A sign located on premises containing land or buildings for
sale, rent or lease, or buildings under construction and intended
for sale, rent or lease.
Any sign erected, constructed and maintained wholly upon
or over the roof of any building with the principal support on the
roof structure.
A sign placed at the primary entrance to a subdivision, containing
information only about the subdivision. The term "subdivision sign"
also refers to signs at the primary entrance to a mobile home park.
Such signs being without moving part, not higher than 10 feet from
the ground and no closer than 20 feet to any public right-of-way line.
A display, information sign, banner or other advertising
device with or without a structural frame and intended for period
of display limited to two weeks, including seasonal produce sales,
decorative displays for holidays or public demonstrations.
A sign which is attached directly to or painted upon a building
wall and which does not extend more than 13 inches therefrom nor more
than five feet above the roof line, with the exposed face of the sign
in a plane parallel to the building wall.
28.03:1.
Application for a permit to construct or locate a permanent
sign, except real estate signs, shall be obtained from the City Zoning
Administrator. The application shall include the following information:
(a)
Name, address, telephone number of the landowner, developer,
or petitioner.
(b)
A map of the property at a scale of one inch equals 25 feet,
showing the location and type of existing structures on the site,
property boundaries, location and type of structures or adjacent properties,
road rights-of-way, entrances and exits onto the subject property
and approximate location of the proposed sign.
(c)
An elevation drawing of the proposed sign depicting its design,
lettering, method of illumination and other relevant information.
The dimensions of the height and length, and width of the sign and
height between ground elevation and the bottom of the sign shall be
noted.
(d)
In the case of a wall sign, an elevation of the wall of the
building on which the sign is to be placed, including a depiction
of the wall sign at scale, shall be shown. The dimension of the building
wall and the sign shall be depicted.
(e)
The proposed date of construction of the sign.
(f)
Other information or data as may be required by the Zoning Administrator.
28.03:2.
In the case of a temporary sign, the length of time the proposed
sign will be on the site.
28.03:3.
The Zoning Administrator shall approve, disapprove, or approve
subject to specified conditions, the request for a permit, based upon
the standards for this article.
The entire area within a circle, triangle, or parallelogram
enclosing the extreme limits of writing, representation, emblem, or
any figure of similar character, together with any frame or other
material or color forming an integral part of the display or used
to differentiate such sign from the background against which it is
placed, excluding the necessary supports or uprights on which such
sign is placed but including any sign tower. Where a sign has two
or more faces, the area of all faces shall be included in determining
the area of the sign, except that where two such faces are placed
back to back and are at no point more than two feet from one another,
the area of the sign shall be taken as the area of one face if the
two faces are of equal area, or as the area of the larger face if
the two faces are of unequal area. In the case of a sphere, the total
area of the sphere is divided by four for purposes of determining
the maximum permitted sign area.
Signs are permitted according to the district in which they
are located or intended to be located. Certain types of signs are
permitted in certain districts according to the following regulations:
28.05:1.
R-1, R-2, and R-3 Residential Districts. In the R-1, R-2 and
R-3 Residential Districts, no more than one sign at any one time shall
be permitted. No sign shall be illuminated by other than continuous
indirect white light, nor shall it contain any visible moving parts.
The following types of signs are permitted:
(a)
On-premises advertising sign: for principal uses other than
dwellings, not exceeding 10 square feet in area and not located nearer
to the front lot line than one-half the distance of the required front
yard setback, and such sign shall not be located in the required side
yard setback.
(b)
Identification sign: one per dwelling unit, not exceeding 144
square inches in area; and one per business, not exceeding eight square
feet in area.
(c)
Institutional bulletin board: one per public or semipublic institution,
located on-premises, not exceeding 40 square feet in area, and set
back at least 15 feet from the front lot line.
(d)
Real estate sign, one per premises or building and located on
the same premises or building only while said real estate is actually
on the market for sale, rent or lease; not exceeding 10 square feet
in area and set back at least five feet from the front lot line.
(e)
Subdivision sign, one per subdivision or mobile home park, continuously
and properly maintained; not exceeding 30 square feet in area and
set back at least 15 feet from any property or right-of-way line.
(f)
Temporary sign, on-premises or off-premises sign advertising
real estate in a subdivision being for sale, rent or lease, not exceeding
16 square feet in area and subject to approval by the Zoning Administrator
for periods of up to six months subject to removal as long as the
sign conforms to the conditions of approval and said real estate is
actively on the market for sale, rent or lease. The number of off-premises
signs shall be limited to that reasonably necessary to direct the
public to the location of the development.
28.05:2.
Mobile home parks and multifamily dwellings. No sign shall be
illuminated by other continuous indirect white light, nor shall it
contain any visible moving parts. The following types of signs are
permitted:
28.05:3.
RO Districts.
(a)
In the RO District only the following on-site signs may be displayed
either flatly against the surface of the associated building, as a
projecting sign, on the wall of a building, or at least 10 feet from
any street lot line:
(1)
Any sign permitted in R-1, R-2, R-3 or R-4 Districts.
(2)
One identification sign for each membership club, charitable
or welfare institution, private museum, or special approval office
use not to exceed one-half square foot in area for each lineal foot
of building frontage or one-fourth square foot in area for each lineal
foot of lot frontage, whichever is greater. However, no sign shall
exceed a maximum of 25 square feet in area.
(b)
Unless otherwise provided any sign permitted may be illuminated
in accordance with § 28.08.
(c)
The height restriction on signs in the RO District shall be
the same as specified for residential districts.
28.05:4.
C-1 and C-2 Commercial Districts. The following types of signs
are permitted:
(a)
Same as for those signs allowed in the residential districts.
(b)
Advertising sign, wall sign, roof sign, portable sign (less
than 20 square feet in area), pole sign (less than 20 feet in height)
or marquee sign. No business establishment shall have a total of more
than three signs facing upon any one street, provided the total sign
area for all signs permitted shall not exceed 15% of the area of the
face of the building to which they are attached or stand in front
of and set back from the front lot line at least 10 feet, except as
provided for elsewhere in this ordinance. Any signs attached to the
building and project away from the face of any building wall shall
not exceed nine square feet in area; provided, however, that where
a sign extends more than three inches from the face of said wall,
the bottom of said sign shall not be closer than 10 feet from ground
level below said sign. In no case shall the sign project away from
any building wall more than four feet.
(c)
Billboard. Where the erection or maintenance of same will not
unreasonably affect the proper use of adjoining property, at least
20 feet from any right-of-way line; not exceeding a sign area of 10
feet in height and 15 feet in length, and subject to Board of Appeals'
approval for periods of up to 36 months.
(d)
Marquee or canopy. Where a building has a canopy or marquee
constructed as an integral part of said building for the purpose of
administering this section, the front line of said canopy or marquee
shall be construed as being the face of the building.
(e)
Gasoline service stations, used car lots and public garages,
where permitted, only may display, in addition to the foregoing signs,
the following signs which are deemed customary and necessary to their
respective business:
(1)
One freestanding or pylon sign advertising the name of the station
or garage and for the principal products sold on the premises, including
any special company or brand name, insignia or emblem, provided that
each such sign shall not exceed three square feet in area on a side
and shall be hung within five feet of the property line and not less
than 10 or more than 20 feet above the ground.
(2)
One temporary sign located inside the property line and specifically
advertising special seasonal servicing of automobiles, provided that
said sign does not exceed seven square feet in area.
(3)
Directional signs or lettering displayed over individual entrance
doors or bays, consisting only of the words, "washing," "lubrication,"
"repairs," "mechanic on duty," or other words closely similar in import,
provided that there shall be not more than one such sign over each
entrance or bay, the letters thereof shall not exceed 15 inches in
height, and the total of each such sign shall not exceed six square
feet.
(4)
Customary lettering on or other insignia which are a structural
part of a gasoline pump, consisting only of the brand name of gasoline
sold, lead warning sign, a price indicator, and any other sign required
by law and not exceeding a total of three square feet on each pump;
and if illuminated, such signs shall be nonflashing and shall not
in any manner constitute a traffic hazard with respect to adjacent
streets or intersections.
(5)
A nonilluminated credit card sign not exceeding two square feet
in area, and may be placed on or near the gasoline pump.
28.05:5.
I-1 District.
(a)
In any I-1 District, only the following on-site signs are permitted,
provided no portion of such sign is located closer to the street lot
line than the required front yard setback as specified in Article
26 for the I-1 District:
(1)
Any sign permitted in R-1, R-2, R-3, RO, MH, C-1 and C-2 Districts
as permitted in the I-1 District except as modified in this section
with regard to setback.
(2)
One on-site sign per use facing each lot line, subject to the
following size limitations.
a.
The on-site sign facing the front lot line shall not exceed
three square feet in area for each lineal foot of lot frontage, or
one square foot in area for each lineal foot of lot frontage, whichever
is greater.
b.
The on-site signs facing other than the front lot line shall
not exceed 50% of three square feet in area for each lineal foot of
building length along the respective lot line or 50% of one square
foot in area for each lineal foot of lot length along the respective
lot line, whichever is greater.
(b)
Any sign permitted may be illuminated in accordance with §
28.08.
(c)
There is no maximum height for signs in I-1 Districts.
(d)
The total area of all on-site signs permitted for any property
use, including corner lots, shall not exceed 750 square feet.
(e)
Off-site signs area permitted in accordance with § 28.07.
(f)
Signs may be attached to or project from the surface or roof
of the building involved or may be erected separately.
Signs are prohibited which:
(a)
Contain statements, words, or pictures of an obscene, indecent,
or immoral character such as will offend public morals or decency.
(b)
Contain or are an imitation of an official traffic sign or signal
or contain the words "stop," "go slow," "caution," "danger," "warning,"
or similar words. Traffic directional signs in a private parking area
are exempted from this provision.
(c)
Are of a size, location, movement, content, coloring, or manner
of illumination which may be confused with or construed as a traffic
control device or emergency vehicle.
(d)
Obstruct a motorist's view of any traffic signs, street
sign, or traffic signal.
(e)
Contain or consist of banners, pennants, pinwheels, ribbons,
streamers, strings of light bulbs other than holiday decorations,
or similar devices. Upon site plan review, the City Planning Commission
may approve specific modifications of this provision.
(f)
Have a moving part, except for the conveyance of a noncommercial
information.
(g)
Are freestanding exterior signs and are not anchored or secured
to a building or the ground.
(h)
Are a part of a structure designed to be moved from one location
to another with a change in message.
(a)
Off-site signs shall be allowed only in the C-2 and I-1 Districts.
(c)
Off-site signs shall not be located in any required yard area.
(d)
No off-site sign structure shall be closer than 300 feet to
another off-site sign structure.
(e)
Off-site signs shall comply with the height limitations of this
article for the respective zoning districts in which the signs are
located.
There shall be no flashing, oscillating, or intermittent, red,
blue, or green illumination of any sign located in the line of vision
of a traffic control device or interfering with safe vision along
any roadway, especially at intersections. All illuminated signs shall
be designed and located to prevent the light therefrom from being
cast upon adjoining residences and shall be located at least 150 feet
from any residential use. The illumination of any sign shall not be
detrimental or annoying to surrounding property nor constitute a safety
hazard, as determined by the Zoning Administrator.
In the C-1, C-2 and I-1 Districts any permitted use may erect
one freestanding pylon sign provided all of the following conditions
are met:
(a)
The principal building sets back at least 25 feet more than
the district setback requirement and is located on a lot of 90 feet
or more in width.
(b)
The total area of one side of such pylon or freestanding sign
shall be at a ratio of two square feet for each linear foot of setback
of the building beyond the district setback requirement, in no case
exceeding 150 feet.
(c)
The sign structure shall be located not closer than seven feet
to the front street right-of-way and at least 40 feet from any adjacent
property, except for uses regulated under 28.05:4e.
(d)
The sign background shall not be higher than the principal building
nor closer than 10 feet to grade level.
(e)
Any use located within 1,000 feet of a limited access highway
interchange may erect a pylon sign of such height as to be visible
from the travel lanes of said highway, provided that such sign shall
set back from any street or property line a distance equal to its
height. The area of such sign shall not exceed 300 square feet on
each side.
(a)
Signs lawfully erected prior to the effective date of this article
which do not meet the standards thereof may be maintained except as
hereafter provided.
(b)
No nonconforming signs:
(1)
Shall be changed to another nonconforming sign.
(2)
Shall have any changes made in the message displayed unless
the sign is specifically designed for periodic change of message.
(3)
Shall be structurally altered so as to prolong the life of the
sign or so as to change the shape, size, type, or design of the sign
unless such change renders the sign conforming.
(c)
If the owner of a sign or the premises on which a sign is located
changes the location of a building, property line or sign or changes
the use of a building so that any sign on the premises is rendered
nonconforming, such sign must be removed or made to conform to this
article.
(a)
On-site signs for any building or land use not conforming to
the zoning provisions for the district in which it is located shall
not exceed the following size limitations, whichever results in the
larger sign area:
(1)
One-half square foot of sign area for each lineal foot of building
frontage or one-fourth square foot of sign area for each lineal foot
of lot frontage whichever is greater, not to exceed a maximum of 25
square feet in area; or
(2)
The maximum sign area permitted for the zoning district in which
the sign is located.
(b)
Off-site signs shall comply with all the provisions of the district
in which the nonconforming use is located.
The construction of any sign shall be such that it will withstand
all wind and vibration forces which can be normally expected to occur
in the vicinity. All signs shall be properly maintained and shall
not be allowed to become unsightly through disrepair or action of
the elements. No advertising sign or billboard permit shall be issued
until the building and zoning inspectors are satisfied the sign to
be constructed complies with the provisions of this ordinance and
will be constructed in a safe, sturdy and durable manner with proper
bracing anchorage and foundation. A sign shall not be erected or installed
until a permit is first obtained from the City Zoning Administrator
and from the Building Inspector.
No sign otherwise permitted shall exceed the maximum height
limitations of the zoning district in which it is located.
(a)
Any sign erected, altered, or converted subsequent to the passage
of this article and in violation of any of the provisions thereof
is hereby declared to be a nuisance per se.
(b)
Upon discovery of a violation of this article the Zoning Administrator
shall provide written notice to the person in possession of the premises
upon which the sign is erected as is reasonably available and to the
owner of the premises upon which the sign is erected as shown by the
records of the City assessor. Such notice shall state the defects
found upon inspection of the sign and order the sign to be brought
into compliance with this article or removed.
(c)
The Zoning Administrator or his representative shall also post
a copy of such notice upon the violative sign or upon the premises
upon which the sign is erected. Such notice shall be sufficiently
weatherproof to withstand normal exposure to the elements and shall
be readily visible from the nearest public thoroughfare.
(d)
If the violative sign has not been removed or brought into compliance with this article within 30 days from the issuance of the order specified in Subsection (b) above, the Zoning Administrator or his deputies shall provide notice to the person in possession of the premises upon which the violative sign is erected and to the owner of premises upon which the sign is erected to appear at a hearing before a hearing officer and to show cause why the sign should not be considered to be in violation of this article. Notice shall be provided in the same manner as in Subsections (b) and (c) above. The hearing shall not be less than 10 days from the posting of the notice.
(e)
The hearing officer shall determine whether the sign involved
is in violation of the ordinance based on competent evidence and testimony.
The state construction code, as amended, shall govern the appointment
of the hearing officer and the conduct of the hearing except as modified
herein.
(f)
If the hearing officer determines that the sign involved is
in violation of this article he shall order the action necessary to
bring the sign into compliance. Based upon competent evidence and
testimony the hearing officer shall also establish a reasonable time
by which the requirements of the order shall commence and shall be
completed.
(g)
If the decision and order provided for in Subsection (f) above are not complied with in the specified time, the hearing officer may cause the violative sign to be removed and destroyed. The cost of removal, destruction, and disposal of the sign may be charged against the premises.
(h)
Nothing in this section shall prevent the Zoning Administrator
or Building Inspector from ordering the summary removal of any sign
presenting an immediate threat to the safety of the public.
The Board of Appeals may, upon application by a property owner,
modify the specifications of this article where no good purpose would
be served by strict compliance with same.
All directional signs for orientation of the general public,
when erected by the township, county or state, shall be permitted
in all districts.
