Brighton Township City Zoning Code
ARTICLE XIV
Signs
§ 195-109 Purposes.
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.
§ 195-110 Classification of signs by structural types; definitions.
A. CANOPY SIGN PROJECTING SIGN ROOF SIGN WALL OR PANEL SIGN WINDOW SIGN
Building signs:
A sign attached to the soffit or fascia of a canopy, covered entrance or walkway, or to a permanent awning or marquee and not projecting beyond the edges of same.
A sign attached to an outside building wall and which projects at a ninety-degree angle therefrom.
Any sign erected and constructed wholly on and over the roof of a building, supported by the roof structure and extending vertically above the top walk or edge of a flat roof, the eaves line of a building with a gambrel, gable, or hip roof or the deck line of a building with a mansard roof.
A sign integral with the face of an exterior building wall or mansard roof, or attached to and parallel with the wall or roof.
A sign painted, attached or affixed to the surface of windows or doors of a building.
B. GROUND SIGN OUTDOOR ADVERTISING DEVICE
Freestanding signs:
A freestanding sign which has a supporting base designed as an integral part of the sign resting totally or primarily on the ground and which is independent from any building or other structure.
Any off-premises outdoor sign, display, light, figure, painting, drawing, message, plaque, poster, billboard or any other thing which is designed, intended or used to advertise or inform, except as otherwise provided herein. See § 195-137.6.
[Added 12-10-2007 by Ord. No. 156; amended 5-11-2009 by Ord. No. 163]
C. VEHICULAR SIGN
Vehicular sign:
Any sign displayed on a parked vehicle, where the primary purpose of the vehicle is to advertise a product or business or to direct people to a business or activity during all or part of the day. Vehicular signs shall not include business logos, identification, or advertising on vehicles primarily used for other business purposes.
D. ANIMATED OR MOVING SIGN CHANGEABLE COPY SIGN DIGITAL MESSAGE DISPLAY
Other definitions:
Any sign or part of a sign that changes physical position or light intensity by any movement or rotation or that gives the visual impression of such movement or rotation.
A sign or portion thereof with alphanumeric text or illustrations, including electronic or digital, that can be changed or rearranged without altering the face or surface of the sign. With the exception of the signs for public uses, the content of changeable copy signs shall relate to the parcel upon which the sign has been installed, unless otherwise permitted herein. Stationary photos are permitted, provided the photo comprises no more than 50% of the sign area.
[Amended 11-10-2008 by Ord. No. 162; 5-11-2009 by Ord. No. 163; 8-16-2016 by Ord. No. 204]
A sign incorporating LCD, LED, plasma, CRT, pixelized lights, and other photo or videolike displays.
[Amended 11-10-2008 by Ord. No. 162]
§ 195-111 Design standards.
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.
§ 195-112 Permits and fees for erection of signs.
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:
§ 195-113 Exemptions.
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:
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:
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:
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.[1]
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:
§ 195-114 Accessory use for residential purposes in residential districts.
A.
In addition to exempt signs permitted under this article, signs may be erected as an accessory use for residential purposes in the R-1 Rural Residential District, R-2 Agricultural Residential District, UD Unified Development District and the SC-1 Special Conservation District, subject to the granting of a permit, for the following:
(1)
Signs advertising the sale and development of the premises upon which they are erected may be erected and maintained in connection with the development of the premises by a builder, contractor, developer or other person interested in such sale or development, provided that:
(a)
The size of any such sign is not in excess of 24 square feet in area and is located not less than five feet from the right-of-way line of any street and 15 feet from any side property line.
(b)
No sign used for development purposes may be illuminated nor shall it exceed eight feet in total height above the ground grade.
(c)
No more than one sign shall be placed upon any property unless such property fronts upon more than one street, in which event one sign may be erected on each street frontage.
B.
Freestanding signs identifying mobile or modular home parks, planned residential developments or conventional subdivisions, provided that:
§ 195-115 Accessory use for nonresidential purposes in residential districts.
A.
In addition to exempt signs permitted under this chapter, signs may be erected as an accessory use for nonresidential purposes in the R-1 Rural Residential District, R-2 Agricultural Residential District, UD Unified Development District and the SC-1 Special Conservation District, subject to the granting of a permit, for the following:
(1)
A wall or panel sign and/or a ground sign which serves only to tell the name or use may be erected and maintained, provided that:
(a)
The size of any such sign is not in excess of:
[1]
Nine square feet in area for the following permitted or conditional uses: farm, public stable, horticultural use, kennel, bed-and-breakfast establishment, cemetery or crematorium.
[Amended 12-12-2011 by Ord. No. 179]
[2]
Sixteen square feet in area for the following permitted or conditional uses: sanitary landfill, automotive recycling/salvage yard premises, campground, firing range or firing range complex, mineral extraction location or composting facility.
[Amended 12-12-2011 by Ord. No. 179]
[3]
The maximum square footage of permitted signs for the following permitted or conditional uses shall be determined in accordance with § 195-116: public use, school (public or private), place of worship, or public or private recreational use, 50% of which may be used as a changeable letter format for messages or announcements on ground-mounted signs, provided that only one changeable copy sign shall be permitted per lot.
[Amended 5-11-2009 by Ord. No. 163]
(b)
Ground signs:
[1]
Shall be located not less than 10 feet from the street right-of-way line.
[2]
Shall be located not less than 30 feet from any side property line.
[3]
The total height of such sign shall not exceed six feet in height above the established adjacent grade level for uses specified in § 195-115A(1)(a)[1] and § 195-115A(1)(a)[2]. The total height of such sign shall not exceed eight feet in height above the established adjacent grade level for uses specified in § 195-115A(1)(a)[3] and § 195-115A(1)(a)[4].
[4]
The sign shall be erected in connection with, or mounted on, a permanent base, decorative in design and landscaped with permanent shrubs. A landscape plan shall be submitted with the application for sign approval.
§ 195-116 Accessory use for nonresidential purposes in nonresidential districts.
A.
In addition to exempt signs permitted under this chapter, signs may be erected as an accessory use for nonresidential purposes in the C-1 Neighborhood Commercial District, C-2 Highway Commercial District, HC-1 Health Care Service District, and UD Unified Development District.
[Amended 4-14-2008 by Ord. No. 158]
(1)
Use types and structural types permitted. Accessory signs to permitted and conditional uses shall be designed, erected, altered, moved and maintained, in whole or in part, in accordance with the following regulations.
(b)
Measurement standards:
[1]
The size of signs identifying a permitted or conditional use shall be regulated by relating the total area of all signs to the size of the building or building unit to which the signs are accessory.
[2]
The maximum sign face area permitted for a building or use shall include all the surfaces of a single face sign or signs and one surface of a double faced sign. The area of a sign shall be measured as the minimum area which can be enclosed by a square, rectangle or triangle, or any combination thereof, the sides of which make contact with the extreme points or edges of the sign or signs, excluding the supporting structure if such structure does not form a part of the advertising portion of the sign.
[a]
Street address numbers appearing on a sign face are excluded in the calculation of permitted sign face area.
[b]
The area of a sign composed of characters or words attached directly to a building wall or mansard roof surface shall be the smallest square, rectangle or triangle which encloses the entire group.
[3]
The maximum sign face area of signs shall be related to the size of the building or building unit as follows:
[a]
The "frontage of a building" shall be the width of the building facade which faces the principal street or the facade containing the main entrance of a building. For a building located on a corner lot, 40% of the building depth facing the secondary street may be included in the frontage width factor for that specific use when an entrance and/or exit is provided on the secondary street.
[b]
"Building unit" refers to a space occupying a portion of the ground floor of a building, containing its own entrance and separated from other such spaces by a party wall or walls. Building unit width shall be the width of the unit as measured from party wall center lines along the building frontage.
[4]
A retail business and/or service use within a building having frontage on a second street and a secondary public entrance to a parking area may be permitted an additional sign along such secondary frontage or entrance which shall, however, not exceed 20% of the area of the signs permitted along the main building facade.
[5]
Service entrances to a retail business and service use may be identified by a nameplate on the building not exceeding two square feet in single-face sign area.
(c)
Maximum area permitted. The maximum sign face area of all permitted retail business and service use signs for each building or unit of a building shall be related to the width (or frontage) of the building or building unit thereof. Maximum sign face area shall be determined as follows:[1]
[Amended 4-11-2016 by Ord. No. 203]
[1]
Wall or panel signs. The maximum sign face area for a wall or panel sign for a business use or building unit shall be determined by the formula:
Business Use or Building Unit frontage x 0.75 (up to maximum 75 square feet) — See Details SD-22 and SD-23 of the Township Minimum Construction Standards and Details. |
[2]
Ground sign. The total maximum sign face area for a ground sign of a business building shall be determined by the formula:
Building width x 0.35 (up to maximum 50 square feet) — See Details SD-22 and SD-23 of the Township Minimum Construction Standards and Details. |
(d)
Number, location and area regulations.
[1]
Wall signs. One identification wall sign may be permitted for each separate business use. The maximum sign face area of a single wall sign shall be determined by the formula in paragraph (c)[2] hereof. However, a single wall sign shall not exceed 75 square feet in sign face area and three feet in vertical dimension.
[2]
Ground signs. Business uses may be permitted one ground identification sign in accordance with the other provisions of this section.
[a]
Ground signs shall be not less than 25 feet from another business lot and not less than 50 feet from any residential district line. A ground sign shall be set back a minimum of five feet from the street right-of-way line.
[b]
The maximum single face sign area shall not exceed 50 square feet for any ground sign.
[c]
The maximum height of a ground sign shall be 10 feet.
[3]
Projecting signs. In addition to a permitted wall or panel sign, one projecting identification sign may be attached to the building wall of each business use. Projecting signs shall be set back from the end of a building and party wall line for a distance of at least 10 feet. The maximum single face sign area of any projecting sign shall not exceed nine square feet. The lowest member of any projecting sign shall be not less than eight feet above the sidewalk grade.
[4]
Canopy or covered walk signs. In addition to a permitted wall or panel sign, one canopy or covered walk identification sign may be attached to the soffit or fascia of a canopy or roof over a walkway structural member of each business use. However, the vertical dimension of such signs shall not exceed 18 inches and the lowest member shall be not less than eight feet above the sidewalk grade. The maximum single face sign area of any canopy sign shall not exceed five square feet.
[5]
Changeable copy signs. Changeable copy signs shall only be permitted for theaters, convention centers, schools, banquet facilities, hospitals, time and temperature at banks, pricing at gas stations, and as set forth in § 195-115 above. Changeable copy signs shall also be permitted in the UD Unified Development District, provided that there will be no off-site advertising except for related subsidiary uses, and community service announcements. A maximum of two changeable copy signs are permitted per lot of 10 acres or more for properties having two distinct entrances on separate streets. Only one such sign is permitted per entrance. Otherwise, only one changeable copy sign shall be permitted per lot.
[Amended 5-11-2009 by Ord. No. 163; 8-16-2016 by Ord. No. 204; 2-11-2019 by Ord. No. 219]
[6]
Directional ground signs. Directional ground signs indicating traffic routes may be permitted in addition to the other limitations of this chapter, provided that no such sign exceeds three square feet in a single face sign area or is closer than 15 feet to any side lot line or 10 feet to any street right-of-way line, and provided that no directional sign exceeds three feet in height.
[7]
Business park identification sign. In a business, professional or recreational/commercial/residential area containing more than one building, designed and developed as a coordinated unit, or where a business building contains more than one business unit, individual store or business identification shall be limited to wall or panel signs attached to the building or unit thereof. However, for an office park, industrial park, or recreational/commercial/residential area of three or more buildings, where serviced by a common access road, one permanent ground sign is permitted indicating the name and/or address of the office park, industrial park, or recreational/commercial/residential area only.
[a]
The maximum single face sign area shall not exceed 75 square feet. The sign shall be located at the vehicular entrance to the location of the office park, industrial park, or recreational/commercial/ residential area and shall be set back a minimum of 35 feet from any side lot line, 50 feet from any residential district line, and 15 feet from the street right-of-way.
§ 195-117 Additional sign requirements.
A.
In addition to the other requirements of this chapter, every sign referred to in this article must be constructed of durable materials, must be kept in good condition and repair and not allowed to become dilapidated, and shall be constructed pursuant to the Pennsylvania Uniform Construction Code.
B.
Each sign shall be removed when the circumstances leading to its erection no longer apply.
C.
The construction or erection of any sign, except as herein specified, within the right-of-way lines of a public highway or street is hereby prohibited, except as a permanent sign built in conjunction with an ornamental entrance to a development stating only the name of such development of plan. Upon approval of the agency responsible for road maintenance, temporary directional signs may be erected.
D.
No signs shall be constructed, altered or illuminated in any way to confuse, blind, distract or hinder the view of pedestrians and operators of motor vehicles on the highways or street adjacent to such signs.
(1)
No artificial light or reflecting device shall be used as a part of a sign where such light or device interferes with, competes for attention with or may be mistaken for a traffic signal.
(2)
Floodlighting shall be arranged so that the source of light is not visible from any point off the lot and that only the sign is directly illuminated thereby.
(3)
Signs may be illuminated internally, provided that the source of reflected light is not directly visible or glaring.
(4)
No sign may be illuminated red, green or yellow, or any combination thereof, if such sign will interfere with the effective visibility of a traffic signal or is to be located adjacent to a roadway so as to give the appearance or impression of a traffic signal.
(5)
There shall be no appearance of visual dissolve or fading, in which any part of one electronic message appears simultaneously with any part of a second electronic message.
[Amended 11-10-2008 by Ord. No. 162]
(6)
Any illumination, intensity or contrast of light level shall remain constant.
[Added 11-10-2008 by Ord. No. 162]
(7)
Electronic or digital changeable copy signs, except as provided in § 195-117L below, shall use instantaneous transitions from one message display cycle to the next with no blackouts, scrolling, streaming, zooming, flashing, sudden bursts of light, change in intensity or any other animated effect. The minimum time between messages shall be five seconds.
[Added 11-10-2008 by Ord. No. 162; amended 5-11-2009 by Ord. No. 163]
(8)
Digital message display illumination. Brightness of digital message displays shall be no greater than 7,000 nits during daylight hours, and no greater than 500 nits during nighttime hours. However, regardless of luminance, no digital message displays shall be illuminated in such a manner that creates glare conditions on adjacent properties or adjacent streets, impairs the vision of a motor vehicle driver, interferes with a motor vehicle driver's operation of a vehicle, or interferes with the effectiveness of an official traffic sign, device, or signal. All digital message displays shall be equipped with a dimmer control and photo cell which constantly keeps track of ambient light conditions and adjusts the sign brightness accordingly. A written certification is required from the sign manufacturer stating that the light intensity has been preset not to exceed the illumination levels established herein, and that the preset intensity level is protected from end-user manipulation by password-protected software.
[Added 8-16-2016 by Ord. No. 204
E.
A nonconforming sign or similar device, located on a street or public highway, which is not kept in good repair or which creates a public nuisance or hazard shall be removed by the owners of said sign at such time that they are so notified by the Board of Township Supervisors.
F.
No sign shall be placed in such a location or at such height that it will cause danger to traffic on a street or highway by obstructing the sight distance or view, nor shall it interfere with the clear site triangle.
G.
Signs, where permitted in C-1 and C-2 Districts, shall be erected or placed in conformity with the side and rear yard requirements of the district in which located, except no sign shall be erected or placed closer than 50 feet to any R District boundary line, unless otherwise specifically permitted by this chapter.
H.
The following signs as herein defined are strictly prohibited: flashing signs, moving signs, or signboards and any sign which makes use of the words "stop," "look," "listen," "slow," "danger" or any other word, phrase, symbol or character so as to interfere with, mislead or confuse traffic.
I.
A fourteen-day temporary sign permit may be issued for business or commercial signs to be used for advertising, on the premises, such events that are considered to be necessary for the conduct of business beyond the normal day-to-day operations, such as grand openings, special sales or special events, subject to the following:
(1)
Sign shall not exceed nine square feet in area.
(2)
Signs will be permitted on site only.
(3)
Signs will be limited to one in number.
(4)
Signs shall not exceed six feet in height above ground grade.
(5)
Signs shall not be illuminated.
(6)
Advertising devices, such as large, inflated signs or tethered balloons, searchlights and banners erected across public streets, are prohibited.
J.
No sign shall be erected, placed or constructed in any district on a movable or portable base, sled, trailer vehicle or device of any type.
K.
All signs not expressly authorized under this chapter or exempt from regulation hereunder in accordance with the previous sections are prohibited in the Township. Prohibited signs shall include, but are not limited to: Advertising devices such as large, inflated signs or tethered balloons, searchlights and banners erected across public streets; image-projecting signs; any sign or sign structure that constitutes a hazard to public safety or health; signs painted on, attached to or supported by a tree, utility pole, stone, cliff or other natural object; roof signs; vehicular signs; and changeable copy signs except for pricing signs for gas stations and where specifically authorized.
L.
Digital message displays, and changeable copy signs with the appearance of visual dissolve or fading, varying illumination, intensity and contrast of light, blankouts, scrolling, streaming, zooming, flashing, sudden bursts of light or change in intensity, otherwise prohibited in § 195-117D(5), (6), and (7) above, shall only be permitted as building-mounted signs in county parks.
[Added 11-10-2008 by Ord. No. 162; amended 5-11-2009 by Ord. No. 163]
M.
The content of all signs shall relate to the parcel upon which the sign has been installed. Off-site advertising is prohibited.
[Added 11-10-2008 by Ord. No. 162]