1.
Purposes. This Part is intended to promote and maintain overall community
beautification; establish reasonable time, place and manner regulations
on the exercise of free speech, without regulating content; promote
traffic safety by avoiding distractions and sight distance obstructions;
protect property values and ensure compatibility with the character
of neighboring existing and planned land uses; and assist in carrying
out the goals of the Pennsylvania Outdoor Advertising Act, as amended,
36 P.S. § 2718.101 et seq.
2.
Permit Required. A permit under this chapter shall be required for all signs except for: (A) signs meeting the requirements of § 27-703; and (B) window signs that are not internally illuminated and are not of a permanent nature. Only types, sizes and heights of signs that are specifically permitted by this chapter within the applicable district shall be allowed.
3.
Changes on Signs. Any lawfully existing sign (including nonconforming signs) may be painted or repaired or changed in message or sign face without a new permit under this chapter, provided that the changes do not increase the sign area or otherwise result in noncompliance or an increased nonconformity with this chapter. See exceptions in § 27-702. However, a conversion of sign area to electronic changeable messages shall need a new permit, and such conversion shall not be allowed for a nonconforming off-premises sign.
1.
Signs legally existing at the time of enactment of this chapter and
which do not conform to the requirements of this chapter shall be
considered nonconforming signs. Any nonconforming sign which is removed,
destroyed or damaged to an extent of 25% or more of its cost of replacement
shall be replaced only with a conforming sign, except as provided
below.
2.
The Zoning Officer may allow the voluntary replacement of an existing lawful nonconforming signs with a new nonconforming sign, provided that the applicant proves to the satisfaction of the Zoning Officer that the new sign is not more nonconforming in any manner than the existing nonconforming sign. This section does not regulate a simple change in message or sign face under § 27-701, Subsection 3, above.
The following signs shall be permitted by right within all zoning
districts within the following regulations and shall not be required
to have a permit under this Part.[1]
[1]
Editor's Note: The Permitted Signs Table which followed is included as an attachment to this chapter.
1.
The following are the signs permitted on a lot within the specified districts and within the following regulations, in addition to exempt signs permitted by other provisions of this Part 7. See definitions of the types of signs in § 27-711.[1]
[1]
Editor's Note: The Freestanding, Wall and Window Signs Table which followed is included as an attachment to this chapter.
2.
Maximum Height of Wall Signs. The top part of a wall sign shall not
be placed at a maximum height greater than the total height of the
building to which it is attached, up to a maximum height of 35 feet,
whichever is more restrictive.
3.
Special Sale Displays. These displays shall include promotional banners, balloons, floodlights, lasers or flags (other than provided for in § 27-703) that are used by a business to attract special attention. Such displays may be placed on a commercially zoned lot, for a maximum total of 21 days for each permit. The permit fee will be equal to the current fee for commercial zoning permits. A minimum of 90 days shall elapse between uses of such displays. Such displays shall only be allowed on lots including a principal commercial use.
[Amended by Ord. 12-2016-608, 12/8/2016]
4.
Signs on Mobile Stands.
A.
Purpose. These standards recognize signs on mobile stands as a particular
type of sign that has the characteristics of a temporary sign but
that has been inappropriately used as a permanent sign. This section
is based on the policy that if a use desires to regularly display
a sign for regularly changing messages, that it erect a permanent
sign within all of the requirements of this chapter.
B.
Definition of a "Sign on a Mobile Stand": a freestanding sign that
is not permanently attached to the ground or permanently attached
to a building and that can be carried on the back of a flatbed truck
or towed from one location to another.
C.
A temporary sign on a mobile stand, including any such sign that
may have been displayed prior to the adoption of this chapter and
which does not have a lawful permit as a permanent sign, shall only
be permitted if it meets all of the following requirements:
[Amended by Ord. 12-2016-608, 12/8/2016]
(1)
Shall be permitted only in the C3 District.
(2)
Shall have a maximum sign area of 40 square feet on each of
a maximum of two sides.
(3)
Shall only include one such sign per principal use or per lot,
whichever is more restrictive.
(4)
Shall need a commercial zoning permit and provide the required
fee associated with commercial zoning permit, which permit shall state
the dates during which the sign may be displayed. The applicant shall
submit to the Township the current fee for a commercial zoning permit
for signage.
(5)
Shall only be displayed on a lot for one period per year, which
shall not exceed 30 days only a calendar year. Failure to remove the
sign after the 30 days shall constitute a zoning violation.
(6)
Shall not obstruct safe sight distance to vehicles within or
off the lot.
(7)
Shall not be placed within the existing street right-of-way.
(8)
Shall not include flashing or blinking lights.
Signs advertising a use no longer in existence (other than a
sign relating to a building that is clearly temporarily vacant and
being offered to new tenants or for purchase) shall be removed within
180 days of the cessation of such use.
1.
The following shall regulate the location of signs:
A.
Setback from Streets. No sign except official signs, nameplate signs,
public service signs and directional signs shall be erected within
five feet of or project over any existing street right-of-way.
B.
Sight Distance. No sign shall be so located or arranged that it interferes with the sight distance requirements of § 27-803 or safe sight distances for vehicles within a lot.
C.
Off-Premises. No signs except permitted off-premises, official, political
or public service signs shall be erected on a property to which they
do not relate.
D.
Setbacks. No sign for a commercial or industrial business shall be
located within 25 feet of the lot line of an existing principally
residential use or undeveloped residentially zoned land. A sign is
not required to meet setback requirements for accessory structures.
E.
Permission of Owner. No sign shall be posted on any property or sign
pole or public utility pole, unless permission has been received by
the owner.
F.
Utility Poles. No sign shall be stapled or nailed to a utility pole,
except by an authorized utility.
Any vehicle or structure to which a sign is affixed in such
a manner that the carrying of such sign or signs no longer is incidental
to the primary purpose of the vehicle or structure but becomes a primary
purpose in itself shall be considered a freestanding sign and as such
shall be subject to requirements for freestanding signs in the district
in which such vehicle or structure is located.
1.
The following signs are prohibited in all zoning districts:
A.
Spinners, pennants or any moving object used to attract attention to a commercial use; flags and banners that contain a commercial message, except as is permitted by § 27-703.
B.
Flashing, electronically changing message, blinking, twinkling, animated or moving signs of any type, except time-and-temperature signs. This restriction specifically includes window signs but does not prohibit holiday season lighting or displays within § 27-703. This provision shall not prohibit electronically changing message signs:
C.
Signs which emit smoke, visible vapors or particles, sound or odor.
D.
Signs which contain information that states or implies that a lot
may be used for any purpose not permitted under the applicable provisions
of this chapter.
E.
Signs that are of such character, form, shape or color that they
imitate or resemble any official traffic sign, signal or device or
that have any characteristics which are likely to confuse or distract
the operator of a motor vehicle on a public street (such as prominent
use of the word "danger" or "stop").
F.
Signs that use reflective materials to give the appearance of flashing,
blinking, twinkling or electronically changing messages.
G.
Signs or displays that include words or images that are obscene,
pornographic or that an average reasonable person would find highly
offensive to public decency.
H.
Balloons of greater than 25 cubic feet that are tethered to the ground
or a structure and are primarily intended for advertising purposes,
except as provided as a special sale sign.
Every permanent sign permitted in this section shall be constructed
of durable materials and shall be kept in good condition and repair.
Any sign which becomes dilapidated or unsafe may be repaired or removed
by the Township at the expense of the owner or lessee of the property
on which it is located, after providing written notice to such owner
or lessee.
1.
BUILDING FACE
FREESTANDING SIGN
HEIGHT OF SIGN
ILLUMINATED SIGN, EXTERNALLY
ILLUMINATED SIGN, INTERNALLY
OFF-PREMISES SIGN
SIGN
WALL SIGN
WINDOW SIGN
Sign Definitions. The following definitions shall be used in determining
whether signs meet the measurement and type requirements of this Part:
The vertical area of a particular side of a building, but
not including the area of any slanted roof.
A sign which is self-supporting upon the ground or which
is primarily supported by poles attached to the ground and not primarily
supported by a building.
The vertical distance measured from the average ground level
surrounding a sign to the highest point of the sign and its supporting
structure. If the grade of an immediately adjacent street or highway
is higher than the grade of land where the sign is located, the height
of the sign may be measured from the height of the adjacent street
or highway. Religious symbols shall not be restricted by the sign
heights of this Part when attached to a tower or spire of a place
of worship.
A sign illuminated by light outside of the sign instead of
within the sign.
A sign illuminated by light from within the sign rather than
a source adjacent to or outside of the sign. A sign within a display
case with lights only shining onto the front of the sign shall be
considered to be "externally" illuminated.
See Part 2.
See Part 2.
A sign primarily supported by or painted on a wall of a building
and which does not project more than 18 inches from such wall.
A sign which is readily visible and can be at least partially
read from an exterior lot line and which is attached to a window or
transparent door or that can be read through a window or transparent
door and which is not internally illuminated and that is constructed
of paper or similar nonpermanent material or is painted on the window.
Signs within windows that do not meet this definition shall be regulated
as a wall sign.
2.
Measurement of Sign Area.
A.
Sign area shall include all lettering, wording and accompanying designs
and symbols, together with related background areas on which they
are displayed. One freestanding sign may include several signs that
are all attached to one structure, with the total sign area being
the total area of all signs on the structure.
B.
The sign area shall not include any structurally supporting framework,
solid base, or bracing if such area does not include any display,
lettering or sign and if such area is clearly incidental to the sign
area itself.
C.
Where the sign consists of individual letters or symbols attached
to or painted directly on a building or window, other than an illuminated
background that is a part of the sign, the sign area shall be the
smallest rectangle or circle, or two or three smallest rectangles
or circles, that include all of the letters and symbols.
D.
In computing the permitted sign area of a sign with two sides, the
permitted total sign area shall be based upon the sign area of only
one side (the larger of any two if they differ). If the interior angle
formed at the inside of the two sides of a two-sided sign is greater
than 60°, then the total area of both sides shall not be greater
than the permitted total sign area. No sign shall have more than two
sides or faces.
E.
Unless otherwise specified, all square footages in regard to signs
are maximum sizes.
1.
Purposes. Off-premises signs are controlled by this chapter for the following purposes: to ensure that a physical environment is maintained that is attractive to desirable types of development, especially light industrial and office parks; to prevent visual pollution in the Township and protect property values, especially in consideration of the fact that most commercial areas of the Township are within close proximity to existing residences; to prevent glare on adjacent property and streets; to protect the open space and natural character of areas of the Township planned to remain agricultural or as conservation areas; to avoid the creation of additional visual distractions to motorists, especially along the high-speed expressways and along busy arterial streets that involve complex turning movements, congestion and numerous traffic hazards; to recognize the numerous alternative forms of free speech available in the Township, including existing nonconforming off-premises signs, on-premises signs and temporary signs and printed and electronic media; to recognize that this chapter allows every landowner a reasonable use for their land; to avoid off-premises signs that would have an unfair advantage over on-premises signs in the competition for attention, because off-premises signs typically are higher and larger than on-premises signs; and to carry out the purposes listed in § 27-701.
2.
Nonconforming Off-Premises Signs. This section is not intended to
require the removal of an existing lawfully placed off-premises sign
that is in structurally sound condition.
3.
Commercial and Noncommercial. This section applies to both commercial
and noncommercial off-premises signs, except as may be specifically
provided for elsewhere in this chapter.
4.
PennDOT Sign. Signs erected and maintained by PennDOT or its designee
are permitted by right in all districts. Such signs that identify
business services available at an interchange are specifically encouraged
as an appropriate and orderly means of providing information without
causing visual pollution or traffic hazards.
6.
Permitted Off-Premises Signs. Based directly on the intent statements within this chapter, off-premises signs are only permitted if they meet the following requirements, except for exempt signs under § 27-703:
A.
District. An off-premises sign is only permitted in the C3 District,
except for types and sizes of other signs specifically authorized
by this Part.
B.
Location. An off-premises sign is only permitted within a maximum
of 200 feet of an existing right-of-way of an arterial street and
a minimum of 10 feet from any nonresidential lot line.
C.
Maximum Sign Area: 300 square feet.
D.
Spacing. Any off-premises sign shall be separated by a minimum of
1,000 feet from any other off-premises sign, including signs on either
side of a street and including existing signs in other municipalities.
No lot shall include more than one off-premises sign.
F.
Attached. No off-premises sign or sign face shall be attached in
any way to any other off-premises sign. Off-premises signs shall have
a maximum of one sign face.
H.
Residences. No off-premises sign shall be located within 400 feet
of an existing dwelling or undeveloped residentially zoned land.
