[Ord. 741, passed 7-3-1978]
If part of a lot or parcel of land presently has a slope over 25% only half of such sloped areas shall be included in determining compliance with minimum lot area, density or coverage. This adjustment applies to either gross or net areas.
[Ord. 1127, passed 8-22-1994; Ord. 1361, passed 5-19-2008]
Where specified as a dimensional standard a buffer area shall be provided along certain boundaries of a lot to provide protection for adjacent property. This buffer area shall not be used for parking, vehicular circulation, storage or display of commercial materials or goods for retail or wholesale or other purpose. This includes any portion of the buffer area which is within the road right of way.
When a lot size is reduced by way of condemnation or deed in lieu of condemnation, and as such reduces or eliminates a required buffer zone, such buffer is not required to be replaced as required by the Town Code.
Where a lot size is reduced by way of condemnation or deed in lieu of condemnation and where a "Corridor Study" has been performed, future development or redevelopment may follow buffer standards adopted by ordinance or resolution of Town Council in lieu of the buffer requirements of the zone district in which such a study has been performed.
[Ord. 1052, passed 4-22-1991; Ord. 1127, passed 8-22-1994]
Except as otherwise provided in the Zoning Code, the maximum permitted height of a fence in the rear or side yard shall be six feet. The only fences permitted in the front yard are ornamental or decorative fences, at least 80% open, and not fencing of the chain link type or wire generally used for enclosure or containment. The maximum height of a fence in the front yard shall be three feet. Enclosure or containment fences are permitted in the side and rear yard only. On a corner lot the side yard abutting the right of way shall be considered front yard for fencing purposes.
Higher fences between properties in different zoning districts may be authorized or required at the time of site plan approval. Higher fences along lot lines adjacent to swimming pools or commercial properties may be authorized by the Zoning Hearing Board as a special exception when necessary for effective buffering. Electrified fences and fences with barbed wire are not permitted.
Retaining walls shall not exceed six feet. See Section 1705.05 of the Codified Ordinances.
[Ord. 1144, passed 5-22-1995]
These regulations are intended to prevent the spillover of light offsite onto adjacent lots or streets, and to prevent disturbance, annoyance or hazard from direct vision of light sources. Public street lighting is not covered by these regulations.
Applications for land development approvals shall include an accurate photometric map of the proposed lighting.
These regulations apply to all commercial and institutional uses and recreation facilities in all zoning districts, except signage, including but not limited to, park areas, ball fields, tennis courts, golf driving range, baseball and basketball practice areas, par three and miniature golf courses and amusement or recreational parks and shall be subject to the following conditions:
A maximum permitted light intensity of 5/10 foot candle shall extend no closer than 15 feet to a residential lot.
Any light source within 100 feet of a residential lot shall not be directly visible from said lot.
The lighting fixture shall be shielded and so arranged that the light or glare does not represent a hazard to the operation of motor vehicles.
Special lighting approved for tennis courts or other home recreational purpose shall not be permitted after 10:00 p.m.
Flickering or flashing lights shall not be permitted.
Building lighting used for security shall not extend beyond the drive or parking areas.
[Ord. 741, passed 7-3-1978]
The number and size of truck loading berths shall be adequate to handle the anticipated traffic. Loading berth areas shall have a dust-free surface, shall not be used for repair and shall not be included in the required parking area.
[Ord. 741, passed 7-3-1978; Ord. 1052, passed 4-22-1991; Ord. 1144, passed 5-22-1995; Ord. 1433, passed 12-16-2013]
The minimum number of off-street parking spaces to be provided for every new or substantially reconstructed building shall be as follows:
The minimum number of parking spaces for uses not listed above shall be sufficient to accommodate the vehicles of the peak number of persons at the facility at any one time as determined by the Town. Parking spaces suitable for the needs of the handicapped will be provided as approved on the site plan and sign, railings and ramps will be provided as appropriate to the site and in accordance with applicable State and Federal regulations. A traffic and parking study performed by a professional engineer shall be required if requested by the Town to assist in this determination at the expense of the applicant.
Parking spaces may be inside or outside, but no area where cars are being serviced, painted, or washed shall be counted as parking spaces. Each required space and aisles shall conform to the following:
Parking spaces shall be at least 10 feet by 18 feet. The minimum drive or aisle width shall be 24 feet. Council may approve an alternate design conforming to the following:
Angled parking, at a minimum of 60°, with a nine-foot by eighteen-foot rectangular space.
With angled parking in accordance with subsection (c)(1) hereof, aisles between cars shall be a minimum of 22 feet for two way traffic an 20 feet for one way traffic.
The minimum parking space shall be 9 1/2 feet by 18 feet. Parking shall be double striped with each parking area having an inside dimension of 6 1/2 feet and the double strip between parking areas having an outside dimension of three feet.
All parking spaces shall open directly on an aisle or drive of such design as to provide means of vehicular access to a street in a manner which shall least interfere with traffic movement.
Parking spaces, aisles and drives shall be paved with asphalt, concrete or as approved by Council.
Wheel stops shall be provided to prevent vehicle bumpers from extending into an uncurbed buffer area, pedestrian pathway or other protected area.
These parking requirements do not apply to single and two family houses.
Striping or re-striping of parking spaces requires the issuance of a permit. A plan showing the layout of spaces shall be submitted along with a permit application.
The minimum distance from a parking area to an apartment building or to a townhouse building without an inside garage for each dwelling unit shall be 15 feet.
Council may require or approve alternate design standards for off-street parking in response to unusual conditions such an attendant parking, indoor parking, interaction between different abutting uses in the same zoning district, or a clearly documented difference between expected parking and required parking spaces; provided any reduction in the number of required spaces so granted shall be offset by a reserved area for future installation of a like number of spaces to be so improved at the discretion of the Town.
If a new use is proposed for an existing building, or a new use is to be added to the original use, the parking requirements of this section shall apply.
All parking lots greater than 200 parking stalls which have drive aisles parallel to the building must provide walkways from the parking lot to the front of the building meeting the following requirements:
The walkways must be a minimum of four feet wide and may be painted and shall not be curbed.
The walkways shall not be obstructed by parking lot landscaping, lighting or other impediments.
The walkways shall be located so that any point on the parking lot is not more than 100 feet from a walkway.
Walkways crossing drive aisles must be marked in accordance with applicable cross walk standards.
Walkways adjacent to buildings must meet Town sidewalk standards.
Parking lots must meet the requirements of Article 1346, Appendix A, section (b)(13) ("Parking Lot Landscape Requirements").
[Ord. 906, passed 5-28-1985]
A privacy screen to provide visual privacy may be built of fence-type materials provided it is not over eight feet in height nor more than 28 feet in total length. Privacy screens are permitted in side and rear yards only and shall respect the zoning district building setback line.
[Ord. 906, passed 5-28-1985]
Nothing may be built, placed or graded within or above an easement. Nothing may be built, placed or graded on a site known to be landslide prone or which has a slope over 25% unless the plans for same have been approved by a registered engineer and submitted with the request for the appropriate permit.
[Ord. 1004, passed 3-27-1989]
Refer to Section 1314.02 for design standard then to Section 1314.05(b).
[Ord. 741, passed 7-3-1978; Ord. 770, passed 7-23-1979; Ord. 1052, passed 4-22-1991; Ord. 1065, passed 12-9-1991; Ord. 1127, passed 8-22-1994; Ord. 1285, passed 5-19-2003; Ord. 1374, passed 6-15-2009]
General requirements. All signs must be constructed and maintained in accordance with the Building Code. Signs over eight square feet require a building permit. Billboards, bulletin boards, graphic displays and posters are considered signs. Three-dimensional displays, pennants, banners and flashing lights are not considered signs and are not permitted. The area of an irregularly-shaped sign shall be calculated as the area of the smallest quadrilateral needed to enclosed it. No sign may be illuminated unless specifically authorized herein. All free-standing signs shall be set back a minimum of 15 feet off any road right-of-way line. No sign will be permitted which would constitute a traffic hazard or impair a motorist's ability to see a traffic light or be confused with a traffic light.
The area of a sign shall be construed to include all lettering, wording and accompanying designs and symbols, together with the background, whether open or enclosed, on which they are displayed, but not including any supporting framework and bracing which are incidental to the display itself.
Types of signs permitted and their restrictions. Only the following signs are permitted:
A name plate sign identifying the occupant of a building may not exceed one square foot in area.
A for sale or for rent sign not over six square feet in area is permitted on the premises only. Such a sign shall be removed promptly as soon as the sale or rental has been accomplished or if the sale or rental is no longer desired.
A construction project sign identifying a design firm, general contractor or subcontractor, not over eight square feet in area is permitted on the premises provided the total area of such sign does not exceed 50 square feet. Such signs shall be removed within 10 days of the completion of the work.
A bulletin board, not over 12 square feet in area and to face each abutting road is permitted upon the premises of a church, cemetery, school, college, hospital, nursing home, etc. provided they relate exclusively to the identity, activities and services of the particular institution. A bulletin board may be illuminated.
A development sign, not over 50 square feet in area, may be erected on the premises to face each abutting road. Such signs may not interfere with the required clear-sight triangle at road intersections. Signs not over eight square feet in area to direct the public to a residential development may be erected during the period of construction on other property with the owner's written consent.
An identification sign not over eight square feet in area giving the name of a residential development may be placed on the gate post or wall at the development's entrance even though it is within the road right-of-way.
A commercial sign on commercial premises conforming to the following dimensional standards may face each abutting road. Two signs may face any abutting road on which the frontage is over 200 feet. Signs may be illuminated in a manner that does not infringe on the privacy of adjoining property. Dimensional standards are as follows:
A portable free-standing sign not over six square feet in area and advertising special sales or prices of products sold on the premises may be placed along each abutting road during the hours that the premises are open for business. Such signs shall be back three feet from the right-of-way.
An institutional sign of the free-standing, roof or wall type may be erected on the institution's premises provided it conforms to the requirements for a commercial sign in the C-7 District.
Only directional signs to churches, hospitals and government buildings may be placed in the right-of-way. Maximum size of any directional sign is two square feet. If there are three or more signs at one location they shall be mounted on a common support.
No commercial sign may be placed on any property except commercial property and then only at such time as the commercial business being advertised by the sign is being physically conducted on such premises and only after a sign permit is obtained.
Noncommercial signs including but not limited to signs announcing or advocating candidates for political office or ballot questions are permitted on private property within the Town and with the property owner's permission. The provisions of subsection (a) hereof do not apply to noncommercial signs.
Advertising signs are permitted as a conditional use in the C-3 Highway Commercial District, as a principal use only. (See Section 1341.12)
The total area of all wall signs shall not exceed one square foot for each foot of length of the front building wall or length of that portion of such wall which is devoted to such establishment. Corner buildings may divide total square feet on signage permitted to two sides. Height of lettering, designs and symbols shall not exceed five feet.
An off-premise sign which shall be permitted under the following circumstances and no other:
When access to two or more buildings or uses is available but not readily obvious or safely available to a vehicle operator and a safer entrance is available and the entrances to the buildings or uses are not on an arterial, minor arterial or collector road as defined and named in the Town Comprehensive Plan, dated May, 2005, and any successor comprehensive plan.
When the use of the alternate access will serve to lessen traffic congestion, and simplify traffic movements.
There shall be no advertising copy on the sign.
The signs shall be limited to four square feet per building or use identified on the sign.
The signs must not be in the sight triangle as defined in the Town Zoning Ordinance and specified in the most recent version of the Town Standards for Construction applicable at the time of application for the sign.
The sign must be placed on a cooperating property owner's land or in the right-of-way with the jurisdiction's agreement.
All signs shall be mounted on a common support at an intersection.
The sign may be placed only at the intersection or intersections of the public road from which access is gained and the arterial, minor arterial or collector road.
If the status of the public road on which the building or use is changed to an arterial, minor arterial or collector road, the sign must be removed at the sign owner(s)' expense.
If the business ceases to exist the sign must be removed at the business owner's expense.
A fee in an amount to be determined by the Municipality to be sufficient to cover the cost of removal and adopted by resolution must be paid prior to the issuance of a permit.
A maintenance agreement must be signed by the property owner installing the sign prior to issuance of a permit.
Sign regulations for U.S. Route 19 ("Wexford Flats").
Statement of purpose and intent. It is the intent of Section 1313.11(c) of the Town of McCandless:
To develop a consistent and compatible identity of the sign overlay zone for the Route 19 Corridor through the development of signage standards for the Town of McCandless and the Township of Pine. The regulations shall be applied to the Route 19 Corridor as identified in Section VII of this ordinance.
To encourage changes to, or replacement of non-conforming signs with signs conforming to these regulations, through the use of an incentive program.
To ensure a safer environment for pedestrians and automobiles through the placement, size, design, and quantity of signs along the corridor.
To afford the business community equal and fair opportunity to advertise and promote its services.
To minimize the adverse effects of signs.
To maintain and enhance the aesthetic environment of this corridor.
Applicability. A sign may be erected, placed, established, painted, created, or maintained along the Route 19 Corridor only in conformance with the standard procedures, exemptions, and other requirements of this subsection.
Definitions. Words and phrases used in this subsection shall have the meanings set forth in this section. Words and phrases not defined in this section, but defined in the Township of Pine and the Town of McCandless Zoning Ordinances, shall be interpreted with the meaning set forth in each respective ordinance. Definitions not specifically appearing anywhere in the ordinance shall have the meaning as defined in Merriam Webster Collegiate Dictionary, latest edition.
- ABANDONED SIGN
- A sign or sign structure on a site, which identifies a business that is not operating or does not have services offered on the premises on which the sign is located.
- ADDRESS SIGNS
- The number or other designation assigned to a housing unit, business establishment, or other structure for all purposes of location, mail delivery, and emergency services.
- ADVERTISING VEHICLE
- Any vehicle and/or trailer which has affixed to it any sign or advertising device which is parked on public or private property and visible from the public right-of-way where the apparent purpose is to advertise a product or direct people to a business or activity located on the same or nearby property.
- An architectural projection or shelter projecting from, and supported by, the exterior wall of a building and composed of a covering of rigid or non-rigid materials and/or fabric on a supporting framework that may be either permanent or retractable.
- AWNING SIGN
- A sign mounted, painted, or attached to, or integral to, an awning.
- BACK-LIGHTING or SILHOUETTE LIGHTING
- A method of internal illumination whereby the light source is contained within the sign structure. Illumination is directed towards the building facade, thereby back-lighting or silhouetting the sign itself.
- BANNER SIGN
- A sign with or without characters, letters, or illustrations applied to cloth, paper, fabric or other non-rigid material.
- CAMPUS SIGN
- Any on-premises sign that assists the flow or circulation of pedestrian or vehicular traffic.
- CANOPY SIGN
- A sign mounted, painted, attached to, or integral to, a canopy.
- CANOPY, ATTACHED
- A multi-sided overhead structure or architectural projection supported by attachments to a building or on one or more sides and either cantilevered from such building or also supported by columns at additional points.
- CANOPY, DETACHED
- A multi-sided overhead structure supported by columns, but not enclosed by walls.
- CHANGEABLE COPY SIGN, MANUAL
- A sign that is designed so that characters, letters, or illustrations can be changed or rearranged manually to change the message on the sign without altering the face or the surface of the sign.
- ELECTRONIC, CHANGEABLE COPY SIGN, REMOTE
- A sign that is designed so that characters, letters, or illustrations can be changed or rearranged remotely by electronic or other means to change the message on the sign without altering the face or the surface of the sign.
- EXPOSED TUBE STYLE LIGHTING
- A luminaire in which the light source consists of, or is contained in, an uncovered extruded cylinder or other shape which may be formed into geometric patterns, lettering, logos, or emblems. This may include, but not be limited to, LED's, exposed glass tube lighting, neon, or rope lighting. This shall not include strings of incandescent bulbs.
- Any fabric containing distinctive colors, patterns, or symbols, used as a symbol of the United States of America, the Commonwealth of Pennsylvania, or the local municipality. A flag is not a sign.
- FLASHING SIGN
- A sign that contains an intermittent or sequential flashing light source or has a light source which is not stationary, varies in illumination intensity, or contains elements which give the appearance of any of the aforementioned.
- FREESTANDING SIGN
- A self-supporting sign which is detached from any building and is supported by poles, posts, braces, or other type of base on the ground.
- GROUND/MONUMENT SIGN
- A freestanding sign, which is completely self-supporting, has its sign face or base on the ground and has no air space, columns, or supports visible between the ground and the bottom of the sign.
- ILLUMINATED SIGN
- A sign lighted by or exposed to artificial lighting, either by lights on or in the sign, or directed toward the sign.
- KIOSK SIGN
- A sign consisting of three to five sides that lists names of businesses or other directional information located on a property or in a building.
- An integral part of the building consisting of a roof, which is supported by the building and may also be supported by columns or piers, and includes porches, porticos and portecocheres, but does not include canopies or awnings.
- MARQUEE SIGN
- A wall sign attached to a Marquee.
- MOVING OR ANIMATED SIGN
- Any sign or part of a sign that changes physical position by any movement or rotation or that gives the visual impression of such movement. This may include a flashing or Remote Changeable Copy Sign.
- MULTI-TENANT BUILDING
- A non-residential building which provides occupancy for two or more tenants.
- NON-CONFORMING SIGNS
- A lawfully existing sign that complied with the zoning ordinance at the time the sign was erected but does not meet the current zoning requirements.
- OFF-PREMISE SIGN
- A sign advertising a business, person, activity, goods or services not located on premises where the sign is located.
- PATHFINDER SIGN
- A government sign directing traffic within a region or a municipality to a commercial, residential, recreational or industrial development or for a public purpose.
- Any lightweight plastic fabric or other material, whether or not containing a message of any kind, suspended from a rope, wire, or string, usually in a series and designed to move in the wind.
- POLE/PYLON SIGN
- A freestanding sign erected on a pole, poles, pylon, or pylons, where the bottom edge of the sign face is five feet or more above the ground.
- POLITICAL SIGN
- Any sign that advertises a candidate or an issue, which is to be voted on in a local, state, or federal election process.
- PORTABLE SIGN
- A sign intended to be moved easily and is not designed to be permanently affixed into the ground or to a structure.
- The contiguous land in the same ownership or control, which is not divided by a street.
- PROJECTING SIGN
- Any sign that is projecting perpendicularly from the facade of a building more than 12 inches from the face of the wall.
- PROJECTION SIGN
- A sign that reproduces a remote image, by optical or any other means, on any surface.
- PUBLIC WAY
- Any corridor designed for vehicular or pedestrian use that is maintained with public funds.
- REAL ESTATE SIGN
- A temporary sign advertising the real estate upon which the sign is located as being for rent, lease, or sale.
- ROOF SIGN
- A sign erected on or attached to a roof or a sign attached to a building that projects above the highest point on the roofline.
- SAFETY CONTROL SIGN
- A public safety sign pursuant to federal, state, or local public safety regulations.
- SANDWICH BOARD SIGN
- A sign that provides a menu option for a particular use displayed on an easel-like frame.
- SIGN AREA
- The smallest quadrangle encompassing the entire face of a sign including the advertising surface and any framing, trim, molding, background, and the supporting structure situated above the lowest edge of the sign face.
- SIGN BASE
- The support on which a sign face stands.
- SIGN FACE
- The area or display surface, including the advertising surface and any framing, trim, or molding, used for the message on a single plane.
- SIGN HEIGHT
- The vertical distance measured from the lowest finished grade elevation directly beneath the sign to the highest point of the sign, including all decorative embellishments.
- SIGN or SIGNBOARD
- Any writing, printing, painting, display, emblem, drawing, graphic, electronic display, computerized display or other device designed to be viewed by the public, designed and intended for advertising, and the structure supporting the display.
- SINGLE TENANT BUILDING
- A non-residential building that provides occupancy for one tenant.
- SITE DEVELOPMENT SIGN
- A sign indicating that the premises is in the process of being subdivided and/or developed for the construction of dwellings or other buildings.
- TEMPORARY SIGN
- Any sign erected for a limited time for a specific promotion.
- THREE-DIMENSIONAL SIGN
- A sign having length, width, and depth and including spheres. Rectangular or square signs with a thickness of less than 13 inches are not considered three-dimensional signs.
- TIME AND TEMPERATURE SIGN
- A sign which indicates changing time and/or temperature.
- TRAFFIC CONTROL SIGN
- A sign regulating traffic.
- WALL SIGN
- Any sign painted, attached to, or affixed to, a building or structure, flat against the wall surface, in such a way that only one face of the sign is visible.
- WINDOW SIGN
- Any sign, picture, symbol, or combination thereof, designed to communicate information about an activity, business, commodity, event, sale, or service that is permanently affixed inside a window or upon the windowpanes or glass and is visible from the exterior of the window.
Exempted signs. The following signs shall meet the requirements of this subsection (c) but do not require permits or fee payments:
House and business street addresses.
Traffic Control Signs meeting federal, state, and/or local regulations.
Governmental Signs, including Pathfinder Signs.
Religious or devotional symbols which contain no commercial content. Words or letters are not exempted and are covered by the sign regulations.
Real Estate Signs.
Prohibited signs. The following signs are not permitted. Such signs include, but are not limited to:
Any sign attached to any tree, utility pole, or otherwise directly affixed to any rock, ledge, or other natural feature.
Traffic Control Signs not meeting federal, state and/or local regulations.
Except as specifically permitted elsewhere in the Town Code no sign shall be erected:
In the public right-of-way or public easement, except for those placed by an authorized governmental agency.
At any location where, by reason of position, shape, wording, or color, it interferes with, or obstructs the view and/or movement of pedestrian or vehicular traffic.
Which may be confused with any authorized traffic sign, signal, or device.
Signs employing neon except those as permitted in subsection (9)A. hereof.
No sign shall project into or over any public right-of-way or easement, except as specifically permitted elsewhere in the zoning regulations.
Any federal, state, or local traffic control sign.
Defining the corridor. The corridor governed by Section 1313.11(c) is the intersection of U.S. Route 19 with Old Perry Highway in the Town of McCandless north to the McCandless-Pine boundary. The lots adjacent to this section of U.S. Route 19, or any sign that is visible from Route 19 (Refer to attached map of the Route 19 Corridor) are governed by Section 1313.11(c).
Abandoned signs. A sign face must be removed within 30 calendar days of final closure of the business, loss of lease, vacating of the premise, or any event where the services are discontinued, or any event where the subject, business, or service ceases to operate or occupancy is terminated on the premise on which the sign is located.
Signs by type.
Design, construction, and illumination regulations.
Exposed tube style lighting.
Shall not blink, flash, move, or give the visual impression of movement.
Any outside dimension of the exposed tube style light shall not exceed 1 1/2 inches.
The exposed tube style lighting may be used for lettering, geometric shapes and patterns, logos, or emblems or other sign elements.
The exposed tube style lighting shall not be used to outline or highlight a building or any portion of a building or structure unless approved as an architectural element of the building design and as such is not considered a sign.
The sign must be setback at least 15 feet from the edge of the pavement of the cartway. For every additional three feet of setback, the allowable sign height is increased by one foot. At no point shall the sign exceed 10 feet of height.
Fractions of the three-foot setback increments shall be considered at the next lower level increment.
For every additional three foot of setback, the allowable area is increased by eight square feet.
Chart for allowable increases:
A single support structure is permitted provided that the structure is 30% of the width of the sign face.
Two supporting structures/poles/pylons/beams are permitted provided that the width of each supporting structure does not exceed 10% of the width of the sign face.
The foundation of the sign cannot protrude from the ground more than 12 inches. All portions for the foundation extending above ground level shall be completely encased in decorative stone or brick veneer.
No portion of the bottom edge of the sign face shall be less than five feet above the ground.
Fractions of the five-foot setback increments shall be considered at the next lower level increment.
Chart for allowable increases:
Real estate signs.
The sign must be setback at least 15 feet from the edge of the pavement of the cartway.
The total sign area for a real estate sign shall be 12 square feet for the first 100 lineal feet of street frontage.
The total sign area for a real estate sign may increase four square feet for each additional 50 lineal feet of street frontage above the initial 100 lineal feet.
Any fraction of the fifty-foot increase shall be at the next lower increment.
The real estate sign shall be erected only upon the property for sale or lease.
No real estate sign shall exceed 32 square feet.
Site development sign.
A single development sign not exceeding 48 square feet announcing the erection of a building, the architect, or contractors may be erected after final municipal approval for a period not to exceed 60 days.
Upon the issuance of a building permit, a single development sign is permitted provided that the sign shall not be erected for a period not to exceed one year from the issue date of the building permit, after which the sign shall be removed from the premises.
The total area of a wall sign shall not exceed 1.25 square feet of sign area for each foot of length of the front building wall or length of that portion of such wall, which is devoted to the tenant.
No wall sign shall extend beyond the face of the building or beyond a tenant's leased space.
Except as noted elsewhere, wall signs shall only be placed on the ground floor.
A building on a corner lot may place a wall sign on each wall facing a street, provided that one of the wall signs shall not exceed 50% of the sign area of the sign installed on the primary wall frontage and that no more than two walls signs are permitted on a building on any corner lot.
Wall signs shall be individual lettering, insignias, logos, or other symbols placed directly on the building facade. Wall signs shall not be joined or surrounded by a solid background other than the building facade. A frame or any structure shall not enclose a wall sign.
Wall signs shall be located between the heads of windows and doors on the ground floor of the structure and the sills of windows on the second floor or the top of the parapet on a one-story building.
In a C-3 zoned District each building which has a principal tenant which occupies the majority of the floor area of a second floor of the building shall be permitted one wall sign attached to on the outside of the building it occupies.
Wall signs shall project not more than 12 inches there from. Such wall sign shall not exceed 30 inches in height, unless it contains more than one line of letters or contains symbols or a company logo, in which event no more than two lines of letters of no more than 30 inches each shall be utilized and the total height shall not exceed 60 inches. A symbol or company logo may exceed 30 inches in height when utilized in conjunction with two lines of letters, however the symbol or logo shall not exceed the total height of the two lines of letters utilized.
The total length of each line of stacked letters shall not exceed the width of the occupied premises or building length or exceed 10% of the wall surface to which they are attached.
Changeable copy sign, remote.
All parts of the sign face, including any message or sign copy, must remain stationary for a period no less than one minute.
Light emitting lamps, devices, or cells shall not sequentially change and shall change in unison so as not to produce the illusion of movement.
Manual Changeable Copy Signs must have a solid background that is darker than the letters.
The maximum area of a temporary sign shall not exceed 32 square feet.
Only one temporary sign is permitted per property.
Temporary signs shall be at least 15 feet from the edge of the roadway.
Temporary signs shall not be attached to a utility pole, rock, trees or any federal, state, or local traffic control sign.
Temporary signs shall be erected for no more than 30 calendar days in one calendar year.
Temporary signs shall not be illuminated.
All temporary signs shall be adequately secured to the ground or building.
Buildings shall have approved address numbers placed in a position to be plainly legible and visible from the street or road fronting the property.
Address numbers shall contrast with their background.
Address numbers shall be Arabic numerals or alphabet letters.
Address numbers shall be a minimum of six inches and a maximum of 30 inches in overall height with a minimum stroke width of 0.5 inch.
The sign area for each sign shall not exceed six square feet.
The sign shall contain no more than two sign faces, one per side.
No corporate logos are permitted on the sign.
The recognized corporate colors utilized as a background feature are permitted.
The sign shall not be illuminated.
The sign shall not be a substitute for a Traffic Control Sign.
The municipality, prior to installation, shall approve the quantity and location of signs.
Time and temperature signs.
The maximum number and letter size permitted is 12 inches.
The numbers and letters must not change more than once every five seconds.
The time and temperature sign is not part of the sign size requirements unless if it is independent of the advertising sign and does not contain advertising.
The time and temperature must not be higher than eight feet to the top of the sign.
The time and temperature must be a minimum of 15 feet from the front right-of-way.
All signs shall comply with applicable provisions of the building code and the electrical code.
There shall be no more than one pole/pylon sign or one monument sign on any site for each 200-foot of frontage. If the property has more than 200 feet of continuous frontage on a public street, an additional pole/pylon sign or monument sign shall be permitted provided that the signs are spaced a minimum of 100 feet apart.
There shall be no more than one wall sign or one projecting sign, except that a sign that identifies the business and is less than five square feet is permitted to hang from a building and perpendicular to the building over a sidewalk.
Illumination Requirements Applicable to All Districts.
The illumination from any sign may not cause any reflection or glare upon a public street, highway, sidewalk, or adjacent property.
Sources of illumination shall be hidden from view.
If a sign is internally illuminated, at least 75% of the sign face must be opaque.
Signs consisting of individual letters that are internally illuminated must be illuminated through backlighting or silhouette lighting.
No illuminated sign, whether internally or externally illuminated, shall cause glare or other disturbance, which would be incompatible with the nature of the surrounding area.
All lighting shall be effectively shielded to avoid impairing the vision of passing motorists.
Wall signs on buildings setback more than 75 feet from the road right-of-way may be internally illuminated and exempted from the backlighting requirement provided that the source of the illumination shall not be visible. The face of the lettering shall be of sufficient opacity to shield the source of the light.
Change of property owner. If a new business owner buys an existing property within the corridor and the business owner chooses to tear down the existing sign structure, the new sign must comply with the new sign standards. If they choose to use the old sign structure, they can continue to use the color and material that existed on that old structure. However, if they choose to use the old sign structure and change the color and materials, the new color and materials must comply with the color and materials outlined in the new ordinance regulations of the Township of Pine and the Town of McCandless.
Permit procedure and maintenance standards.
Permit procedure. All signs, except those included in the "Exempted Section" require a sign permit in accordance with both the Township of Pine and the Town of McCandless permit application requirements but will include at least the following standards:
A scaled site plan, sign illumination plan, colored, scaled construction drawings of the proposed sign and all its elements, and a digital photograph depicting proposed sign location with proposed sign depicted in the photograph.
Signs shall be maintained in a safe and secure condition, in compliance with all building and electrical codes, and in conformance with this code.
Any lawfully existing nonconforming sign cannot be enlarged, reworded, redesigned, or altered in any way including the repainting in a different color, except to conform to the requirements of this ordinance.
Replacement. Any sign replacing a non-conforming sign shall conform to the provisions of this Section, and the non-conforming signs shall no longer be displayed.
Incentives. If a business has a non-conforming sign and chooses to replace the non-conforming sign with a conforming sign, the permit cost will be waived.
[Ord. 1052, passed 4-22-1991; Ord. 1104, passed 9-27-1993]
Unless the wall of the pool is at least four feet above the ground at all points, it shall be enclosed with a fence at least four feet and no greater than six feet in height, or have a fence on top of the pool deck so that the combined height is at least four feet. The fence shall be locked and any access steps or ladders shall be removed or rendered inoperative when the pool is unattended. A higher fence along lot lines adjacent to a pool may be authorized as a special exception by the Zoning Hearing Board.
The fence shall be kept in good repair at all times and be in compliance with the standards set by the Building Code currently in effect.
[Ord. 741, passed 7-3-1978; Ord. 1334, passed 9-25-2006]
Temporary structures incidental to the construction of a project are permitted during construction and shall be removed as soon as the construction is completed.
Regulations for portable storage units:
A zoning permit must be issued by the Town of McCandless prior to installation of a portable storage unit.
Units may be stored on the premises for a period not to exceed two consecutive weeks.
Units may be stored on the premises for not more than four weeks in a one-year period.
Units must be stored off any right-of-way.
Units must not exceed 10 feet wide by 15 feet long by eight feet high.
A combination of a storage unit and a dumpster may be stored on the premises at one time. Only one permit is required.
When a valid building permit is issued for construction in an R-1, R-2 or R-5 zoned district, units may be stored on the premises for up to a one-year period.
When used in conjunction with a building permit in a commercial, institutional, R-3, R-4 or R-6 zoned district, up to three units are permitted on the premises.
[Ord. 1127, passed 8-22-1994]
Yards are defined in Section 1311.04. For irregular-shaped lots, refer to Exhibit A below for typical measurements of rear yard depths. Rear yard depth shall be measured at a right angle from the rear of the building to the nearest location of the lot line. The rear lot line is that lot line most nearly parallel to the front lot line.
For the purpose of measuring yards, carports and covered porches are considered part of the building. Roof overhangs and external chimneys may intrude two feet into any yard. Fire escapes, steps and a door landing not over 32 square feet may intrude into any yard. Balconies, open porches, patios and terraces may intrude into the rear yard.
For the purpose of identifying the various yards, a house on a corner lot shall be considered as fronting on the street from which it derives its house number.
Examples of how to measure rear yard depths on various shaped lots are given below.
[Ord. 756, passed 1-22-1979]
Whenever multiple office buildings are to be erected on a single parcel of ground, there shall be a minimum distance of 20 feet between such buildings.
Editor's Note: Former § 1313.16, Stormwater Drainage Facilities, was deleted 7-18-2005 by Ord. No. 1318.
[Ord. 1144, passed 5-22-1995]
In all zoning districts the applicant shall provide along any and all abutting streets a sidewalk conforming to Town standards found in Section 1371.03. Sidewalks may be located in the buffer area where approved by Council. An applicant may request an exception to this sidewalk requirement when the location of the particular parcel of land is such that the sidewalk would cause undue hardship, serve no useful purpose or be a detriment to safety.
[Ord. 906, passed 5-28-1985]
Where otherwise not specifically stated in this Zoning Code, the maximum height of any building shall not exceed 65 feet.
[Ord. 1004, passed 3-27-1989]
Blasting of any nature for construction or other purposes shall be prohibited in the Town, except as approved by Council.
[Ord. 1127, passed 8-22-1994]
No new land use should detract from the value and usability of any existing land use. Permitted principal and accessory uses and facilities are defined in the various zoning districts, together with some of the uses and facilities not permitted. It is the intent of this Zoning Code to prohibit uses and facilities or structures which are not customarily incidental and subordinate to the principal use.
[Ord. 1144, passed 5-22-1995]
Any alteration or addition to commercial or institutional structures, expansion of use, increase in floor area, or expansion of business use on open ground, shall conform to the following:
The Zoning Officer may approve applications for zoning permits for such changes which are under 25% of gross area of building, or 2,500 square feet, or five-tenths acre, or 20% of the land use, whichever is less. These applications shall include sketches, drawings, plans and/or sufficient information and description of plans in accordance with Section 1345.01(c) to insure conformance with the Zoning Code.
[Ord. 1264, passed 3-25-2002]
The following building standards shall apply to principal buildings in the R-1 and R-2 zoned districts:
The length-to-width ratio of any portion of a principal building 20 feet in length or greater shall be 2.5 units or less of length to one unit of width as measured around the first floor perimeter of the enclosed foundation.
Principal buildings shall be a minimum of 800 square feet as measured around the first floor perimeter of the enclosed foundation.
Trailers, vehicles, parts of vehicles, whether licensed or not, or manufactured structures of any type shall not be used as storage structures or offices in the R-1 and R-2 zoned districts.