The purposes of these sign regulations are:
to encourage the effective use of signs as a means of identification
and communication; to maintain and enhance the aesthetic environment
of the Township; to enhance pedestrian and vehicular safety; to minimize
adverse effect of signs on nearby public and private property; to
promote and protect the public health, safety, morals and general
welfare of the Township; to avoid excessive competition for large
or multiple signs so that permitted signs provide adequate identification
and direction while minimizing clutter, unsightliness and confusion;
and to promote signs which are designed utilizing clear, crisp lettering
and uncomplicated symbols which identify the intended message efficiently.
Signs, as permitted in the various zoning districts,
shall be professionally designed, constructed and installed so as
to be compatible in character with regard to the architecture of the
building on which they are located and to the materials, color and
size of signs designed or located on the same building and on adjoining
buildings in order to produce an overall unified effect in accordance
with the standards set forth in this section.
A. Placement:
(1) Wall or panel signs. Wall or panel signs shall not
project more than 12 inches from the building wall to which they are
attached and shall be set back from the end of a building or party
wall line for a distance of at least three feet and shall not project
above the building wall or coping of a mansard roof.
(2) Projecting signs. Projecting signs shall not extend
more than three feet from the face of a building and the lowest portion
of such sign shall not be less than eight feet above the finished
grade of a sidewalk or other pedestrianway.
(3) Relation to openings. Signs shall not project over
or obstruct the windows or doors of any building.
(4) Relation to traffic devices. Signs shall not be erected
so as to obstruct sight lines along any public way, traffic control
lights, street name signs at intersections or street sight lines.
Signs visible from the sight lines along a street shall not contain
an arrow or words such as "stop," "go," "slow," etc.; and the movement,
content, coloring or manner of illumination shall not resemble traffic
control signs or lights.
(5) Continuity. Signs and their placement shall be considered
in relation to their surroundings and, if seen as a series on a building
wall, shall have a continuity of design with respect to shape, materials
and color.
B. Height and size dimensions:
(1) Sign height. The maximum height of freestanding signs
shall be in accordance with the height limitations as specified in
these zoning regulations.
(2) Vertical dimension. The lowest member of all signs
which are supported or suspended from a building shall not be less
than eight feet above the finished grade of a sidewalk or other pedestrianway.
If located over a pavement used for vehicular traffic or within 18
inches of the vertical projection of the edges of such pavement, the
lowest member of the sign shall not be less than 15 feet above the
finished pavement.
C. Design standards:
(1) Style and color. The style (or design) of signs shall
be consistent throughout a particular building; the colors of signs
shall be compatible with the color of the building facade and other
existing and proposed signs.
(2) Graphics. The lettering on a sign shall be clearly
legible and in scale with the sign surface upon which it is placed.
Changeable copy signs are only permitted where specifically authorized.
(3) Materials. Signs shall be constructed of materials
which are of appropriate quality and durability and which are compatible
with the materials of the building upon which the signs are placed.
Signs may be erected and maintained only in
compliance with the provisions of this article, other articles of
the Township Code and any and all regulations of the Township of Brighton
relating in any way to the erection, location, size, height, use,
number, lighting, operation, alteration or maintenance of signs, outdoor
advertising devices, banners and other similar advertising devices,
as defined.
A. A permit shall be required for the construction or erection of all signs, except that no permit shall be required for signs that meet the requirements of §
195-113, Exemptions. The applicant shall submit the application for a sign permit on a form furnished by the Township for that purpose, submitting all information and plans as may be required.
B. The applicant shall submit with the sign application
a fee payable to the Township of Brighton in accordance with the fee
schedule adopted by the Board of Township Supervisors to defray or
help defray the cost of issuing the permit and inspecting the sign
when erected to determine that it conforms to the provisions of this
article.
C. All applications for land development filed pursuant to Brighton Township Code, Chapter
180, Subdivision and Land Development, shall include a master sign plan. No permit shall be issued for an individual sign that requires zoning approval unless and until a master sign plan for the land development has been submitted to the Zoning Officer and approved as conforming with this article. The master sign plan shall be submitted in duplicate, clearly and legibly drawn at a scale of one inch being equal to 50 feet or less and shall contain the following:
(2) Location of each existing and proposed building or
freestanding sign.
(5) Lettering or graphic style.
(7) Computation of maximum total sign area, the maximum
area for each individual sign and the height of signs.
The following signs shall be regulated by the
Brighton Township Zoning Code but are exempt from the permitting requirements
of this article.
A. Agricultural-related uses in conjunction with the
seasonal sale of products grown or raised on the premises. Signs not
exceeding 12 square feet may be displayed between the hours of 8:00
a.m. and 8:00 p.m. Signs shall be displayed only when such products
are on sale. No more than two such signs shall be erected on each
property. The sign may be mounted to the structure housing products
for sale or freestanding outside of existing rights-of-way. For the
sale of Christmas trees grown on the property, the following shall
apply:
(1) Two signs may be erected and displayed for a period
not to exceed 30 days.
(2) Signs shall not exceed 20 square feet in area nor
shall signs be more than eight feet in height above ground grade.
(3) Signs may be illuminated as described in §
195-117D.
B. Residential real estate signs advertising the sale,
auction or rental of the premises upon which they are erected may
be erected and maintained by a broker or other person interested in
the sale or rental of such premises, provided that:
(1) The size of such sign is not in excess of six square
feet in area and the sign shall be located behind the right-of-way
line of any street.
(2) No more than one sign shall be placed upon any property
unless the property fronts upon more than one street, in which event
one sign may be erected on each street frontage.
(3) No such signs shall be illuminated.
(4) Signs shall be removed within seven days of the sale
or lease of the premises.
(5) Directional real estate signs will be permitted, subject
to the following:
(a)
One off-site directional sign for each property
for sale only.
(b)
Saturdays and Sundays between the hours of 9:00
a.m. and 6:00 p.m. only.
(c)
Permission must be obtained in advance from
the property owner where the sign is to be placed.
(d)
Signs shall not exceed four square feet in area.
C. Signs indicating the location and direction of sites
in process of development, but not erected upon such premises, and
having inscribed thereon the name of the owner, developer, builder
or agent, may be erected and maintained, provided that:
(1) No more than two such signs shall be erected within
a mile radius of the site available for or in the process of development.
The size of any such sign shall not be in excess of four square feet
in area.
(2) No more than two such signs shall be erected beyond
the mile radius of the site available for or in the process of development.
The size of any such sign shall not be in excess of two square feet
in area.
(3) No such sign shall be illuminated.
(4) Due to the complexity and nature of the public road system, the Board of Supervisors may increase the number of signs permitted under Subsection
C(1) and
(2). For any sign authorized hereunder, the Board shall determine permitted square footage, method of mounting and the length of time during which such sign may be erected.
D. Nonresidential real estate signs advertising the sale
or rental of the premises upon which they are erected may be erected
and maintained by a broker or other person interested in the sale
or rental of such premises, provided that:
(1) The size of such sign is not in excess of 24 square
feet in area and is located behind the right-of-way line of any street.
The maximum height shall be six feet in height above ground grade.
(2) No more than one sign shall be placed upon any property
or site, unless the property fronts upon more than one street, in
which event one sign may be erected on each frontage, or if the total
street frontage exceeds 300 lineal feet, in which event two signs
may be erected along the street frontage.
(3) No such sign shall be illuminated.
(4) Signs shall be removed within 14 days of the sale
or lease of the premises.
E. Nameplate signs may be erected and maintained by the
occupant of a premises indicating the name, address and occupation
of a home occupation or no-impact home-based business that has been
approved under the provisions of this article, provided that:
(1) The sign shall be mounted on the face of the structure
upon which entrance is gained.
(2) The size of the sign shall not be in excess of 1 1/2
square feet in area, indicating the name, profession or activity of
the occupant of the residence.
(3) No such sign shall be illuminated.
F. Political signs shall not exceed 32 square feet in
area. No such sign shall be illuminated.
G. While work is being conducted on site, a temporary
sign not exceeding 12 square feet may be erected which identifies
the contractor, engineer, architect or funding agencies and related
information regarding the development work on site. No such sign shall
be illuminated.
H. Directional/incidental signs that are generally informational
and have a purpose that is only secondary to the primary use of the
lot on which they are located. These signs include "No Parking," "Entrance,"
"Exit," "One Way," "Loading Only," "Telephone" and other similar directives.
These signs shall provide no commercial message and shall not exceed
four square feet in area. They shall be located only in conjunction
with site drive entrances and/or internal traffic drive aisles.
I. Signs giving notice of public or community events,
charitable fund-raising events or any similar activity of the general
public interest may be erected, subject to the following:
(1) Signs shall not exceed 20 square feet in area.
(2) No such sign may be illuminated.
(3) Signs shall be limited to two in number and may be
erected off site.
(4) Signs shall be erected no more than 15 days prior
to the event and shall be removed immediately upon completion of the
event.