Cannon Township City Zoning Code
ARTICLE 25
Signs in All Districts
§ 450-25.01 Purpose.
This article regulates the size, number, location and manner of display of signs in the Township to achieve the following purposes, among others:
A.
To protect and further the health, safety and welfare of the Township residents, property owners and visitors.
B.
To prevent traffic hazards and pedestrian accidents caused by signs which obstruct vision, distract or confuse drivers, or are improperly secured or constructed.
C.
To promote reasonable uniformity in size, number or placement of signs within districts.
D.
To conserve and enhance community character.
E.
To promote the economic viability of commercial areas by minimizing visual clutter and allowing for proper placement of signs to safely direct motorists to their destination.
F.
To balance the public's right to be informed and its desire to avoid visual pollution and hazardous conditions with the desires of businesses and other land uses to communicate by means of signs.
§ 450-25.02 Definitions.
The following words and phrases in this article are defined as follows:
A sign that identifies the street address of the property on which it is placed.
A sign which is painted on, printed on, or attached flat against the surface of an awning.
A sign composed of a nonporous bag of material filled with air or gas.
A portable sign of fabric, plastic, or other nonrigid material without an enclosing structural framework.
A sign which advertises an establishment, product, service or activity not available on the lot on which the sign is located.
A sign identifying a multiple-building business or commercial development or multiple-building office development, consisting of either:
A portion of a sign on which copy may be frequently changed either manually or electronically, including a sign with a fixed or changing display message composed of a series of lights that may be changed through electronic means.
A temporary sign calling attention to a special sale, sales promotion or other special commercial or business event.
A temporary sign calling attention to special events of interest to the general public which are sponsored by governmental agencies, schools or other nonprofit, charitable, philanthropic, religious or benevolent organizations.
A sign which identifies the owners, lenders, contractors, architects, and engineers of a project under construction.
A sign in the M-PUD District, which may be located on each street frontage of the PUD, identifying the name of the PUD and which may include such other words and images permitted in the PUD approval.
A sign which gives directions, instructions, or facility information for the movement of vehicles or pedestrians on the lot on which the sign is located, such as parking or exit and entrance signs, but not including commercial signs.
A sign consisting of an electronic light display designed to allow periodically changing messages.
A sign installed and maintained by a public utility, municipal corporation, cable television company or telecommunications company for the purpose of identifying systems, installations, equipment and other components necessary for the furnishing of public utility and similar services for the public health, safety or benefit, but not including a ground sign or a wall sign identifying an office building or administrative building.
A sign which identifies the name of the farm, or the family or person operating the farm.
A freestanding sign, typically consisting of a single pole or shaft, usually of plastic or metal, stuck in the ground or otherwise fastened at the base, with an attached pennant along or at the top of the shaft, consisting of fabric or some other flexible material that is usually vertically elongated and may be in the shape of a feather, teardrop or some other configuration.
A flag which is attached to a pole and which contains the name, logo or other symbol of a business, company, corporation or agency of a commercial nature.
A temporary sign erected to advertise the sale of personal property belonging to the resident of the property where the sale is held, including rummage sales or similar casual sales of personal property held on residential premises only.
A sign erected by a local government, county, or the state or the federal government.
A freestanding sign supported by a base which rests directly on the ground. The width of the base shall be at least 50% of the width of the sign.
A sign identifying buildings or sites designated as historic landmarks or centennial farms by state or federal agencies and other similar signs, tablets or markers pertaining to historic sites, structures or events.
A sign that has an image or images on a sign display face that presents or is capable of presenting sequentially two or more separate images, in whole or in part, by means of components or devices such as rotating cylinders or slats that turn to change a sign image.
A nonilluminated, on-premises sign giving only the name, address and/or occupation of an occupant or group of occupants, for residential purposes only.
A sign which relates to or advertises an establishment, product, merchandise, good, service or entertainment not located, sold, offered, produced, manufactured or furnished at the property on which the sign is located (including, but not limited to, billboards).
A portable sign held or worn by a person standing, walking or otherwise located out of doors on either public or private property for the purpose of displaying the sign to passing motorists, pedestrians or other persons on the property where the person is located or on a nearby public street or sidewalk or other lands, and for the further purpose of directing attention to a business, product, service, event or other item or matter referred to on the pedestrian sign.
A sign not exceeding two square feet which provides notices of a public nature, such as "no trespassing" or "no hunting" signs or "gas main" signs.
A sign, not attached to a building or wall, supported on poles or similar supports.
A temporary sign relating to an election called by a governmental body.
A sign advertising the real estate upon which the sign is located as being for sale, rent, or lease.
A sign erected above the roofline of a building. The roofline of a building is defined as the top of a roof or parapet wall, whichever is higher, but not including any cupola, chimney, spire or other minor projection.
A device, structure, fixture, or placard which may or may not use graphics, symbols, and/or written copy designed specifically for the purpose of advertising or identifying an establishment, product, service, or activity.
A sign that is attached to a utility pole, tree, fence, or similar object that is located on public or private property.
A sign identifying or recognizing a platted subdivision, site condominium, multifamily or other residential development, industrial park, or shopping center.
A sign that is not permanent or affixed to a building or structure, is intended to be placed or installed for only a limited period of time, and may be intended to be moved from one location to another, such as an A-frame sign or a sign with attached wheels or similar mechanism.
A sign affixed, painted or drawn on a vehicle or trailer, the primary purpose of which is to advertise or identify an establishment, product, service or activity, rather than merely to identify the vehicle or trailer while it is being used for transport, delivery or similar purpose, but excluding a sign on a licensed vehicle or trailer being parked overnight or otherwise being parked for a time of short duration and associated with the use of the vehicle or trailer for travel, transport, delivery or the like.
A sign painted or attached directly on or parallel to the exterior wall of a building, and which extends no greater than 12 inches from the exterior face of the wall to which it is attached or which is painted, and does not project beyond either side of the wall to which it attaches or above the roofline of the building to which it is attached.
A sign which is applied or attached to the inside of any building window and visible from the exterior.
§ 450-25.03 Requirements applicable to all signs.
The following requirements are applicable to signs in all zoning districts:
A.
Sign structure and placement.
(1)
Signs shall be constructed to withstand all reasonably expected wind and vibration forces.
(2)
Sign supports, braces, guys and anchors shall be maintained in such a manner as not to cause a hazard.
(3)
A sign shall not be erected in any place where it may, by reason of its position, shape, color, or other characteristics, interfere with, obstruct the view of, or be confused with any authorized traffic sign, signal or device, or constitute a nuisance.
(4)
Signs shall not be placed in, upon or over any public right-of-way, public alley, or other public place, except as may be otherwise permitted by the County Road Commission or Michigan Department of Transportation.
(5)
A wall sign shall not extend in any direction past the face of the wall to which it is affixed.
(6)
A sign or its supporting structure or any part thereof shall not extend beyond a lot line of the property on which it is located.
(7)
A light pole, power pole or other supporting member shall not be used for the placement of any sign, except as may be permitted by this article.
(8)
A sign shall not contain any moving or animated parts nor have the appearance of having any moving or animated parts, except for time and temperature signs and barber pole signs.
(9)
All signs shall be stationary and shall pertain only to the business or activity conducted on the premises, except for community special event signs and other off-premises signs permitted by this article.
(10)
No vehicle which has the intended function of serving as a sign shall be parked in any area abutting a street, unless no other location is available. Indications that a vehicle is intended to serve such function include mounting a sign on a vehicle which is not regularly or customarily used in the conduct of the business, mounting a sign on an inoperable vehicle, lack of use of the vehicle outside the property, signs which extend beyond the cargo area or cab of the vehicle, and similar indications.
B.
Illumination and nonstationary features.
(1)
All illuminated signs shall be illuminated only by means of external, shielded light fixtures, except that 1) signs in the B-1, B-2, C-PUD,[1] M-PUD and I Districts; and 2) signs for nonresidential principal uses in the RR, R-1, R-2, R-3 and MHC Districts may be internally illuminated.
[1]
Editor's Note: So in original.
(2)
External light fixtures shall be placed to avoid any glare when viewed from off the site. The source of the light shall not exceed a total of 150 watts or its equivalent lumens level, and the light source shall be enclosed and directed to prevent the source of light from shining directly or indirectly onto traffic or adjacent or nearby property.
(3)
No sign shall have blinking, flashing, moving, oscillating, scrolling or fluttering lights, nor shall any device be utilized which has a changing light intensity (except as specifically required for changes in outdoor light levels), brightness of color, or give an appearance of the same; provided, however, that variable time and temperature signs may be permitted if the image change is instantaneous.
(4)
The direct or reflected light from a light element shall not be visible from vehicles on adjacent streets and parking lots.
C.
Maintenance of signs.
(1)
Signs shall be properly maintained and shall not be allowed to become unsightly through disrepair or as a result of the effects of the weather. Exposed surfaces shall be clean and painted, if paint is required.
(2)
Sign supports, braces, guys and anchors shall be maintained in such a manner as not to cause a hazard.
(3)
Defective or damaged signs or parts of signs shall be replaced. The Building Inspector shall have the right to order the repair or removal of any sign which is unsafe, as defined by the State Construction Code or its successor code.
D.
Measurement of sign area.
(1)
The area of a sign shall be measured as the area within a single, continuous perimeter composed of any straight line geometric figure which encloses the extreme limits of writing, representation, emblem, logo, or any other figure of similar character, together with any frame or other material or color forming an integral part of the display or used to differentiate the sign from the background against which it is placed, excluding only the structure necessary to support the sign.
(2)
The area of a freestanding or projecting sign that has two or more faces shall be measured by including the area of all sign faces, except if two such faces are placed back-to-back and are of equal size, and are no more than two feet apart at any point, the area of the two back-to-back faces shall be counted as one face. If the two back-to-back faces are of unequal size, the larger of the two sign faces shall be counted as the one face.
(3)
The height of a sign shall be measured as the vertical distance from the highest point of the sign to the grade of the adjacent street or the average grade of the ground immediately beneath the sign, whichever is less; provided, however, that artificially constructed berms or other alterations of grade shall not be considered in determining grade.
(4)
For buildings with multiple tenants, the sign areas for wall signs, projecting signs, and awning signs shall be determined by taking that portion of the front wall applicable to each tenant and computing the allowable sign area for that portion of the total wall.
 |
§ 450-25.04 Signs exempt from Township permit.
The signs listed in Table 450-25.04 shall not require a sign permit, but are subject to all other applicable general provisions of this article, and to the applicable dimensional, locational and other provisions for each sign type.
Table 450-25.04 Exempt Signs (but subject to applicable general and specific sign regulations) |
|---|
Type of Sign |
Address signs not more than 2 square feet in area |
Construction signs |
Directional signs (on premises only) |
Essential services signs |
Farm identification signs |
Flags of any country, state, local government or public or private school |
Garage sale, estate sale or yard sale sign, residential only |
Governmental signs |
Temporary help-wanted signs, not larger than 6 square feet; if a ground sign, not higher than 6 feet |
Historic landmark signs not more than 6 square feet in area nor more than 5 feet in height |
Nameplate signs not more than 6 square feet in area and up to 6 feet high |
Placards |
Political signs |
Real estate sale signs |
Window signs, on the inside of a window only; the total area of all signs within a window shall not obscure more than 25% of the window area |
§ 450-25.05 Prohibited signs.
The following types of signs are prohibited in all districts:
Table 450-25.05 Signs Prohibited in all Districts | |
|---|---|
Type of Sign | Regulation or Exception |
A sign not expressly permitted by the terms of this chapter | |
Strings of light bulbs, pennants, streamers, ribbons, flags, sequins, discs, banners or similar devices or materials used for commercial purposes | Except flags or banners of a noncommercial nature and except customary and temporary holiday decorations |
Balloon signs | |
Any sign located in a public or private street right-of-way or other property; any sign in a clear-vision corner | |
Roof sign | |
Snipe sign | |
Any sign which has flashing, moving, oscillating or blinking lights | Except time and temperature signs and barber pole signs |
Pole signs | |
Billboards | Except an existing billboard installed prior to the effective date of Section 25.20.D[1] and which fully complied with the sign regulations then in effect may continue as a lawful nonconforming use, subject to § 450-25.10D and Article 30 |
Multivision signs | |
Off-premises signs | Except community special event signs, and permitted lawful existing billboards |
Feather signs | |
Pedestrian signs | |
Vehicle signs | Except registered vehicles or trailers lawfully parked and regularly used for vehicular travel purposes in the normal day-to-day operations of a bona fide business located on the same premises to which the vehicle sign relates |
Any sign which is structurally or electrically unsafe | |
Lights and lighting devices that do not include letters, images or other elements of a sign, but which are installed and operated as a means of making more noticeable a building, structure or land use, including lighted neon tubes and similar illuminated features not included in a sign | |
Any sign structure or sign frame that no longer supports or contains a sign | |
[1]
Editor's Note: So in original.
§ 450-25.06 Signs permitted in all districts except MHC District.
The signs listed in Table 450-25.06 are permitted in all districts except the MHC District, subject to the requirements stated in Table 450-25.06 and other applicable provisions.
Table 450-25.06 Signs Permitted in All Districts Except the MHC District | |
|---|---|
Directional Sign, On Premises Only | |
Maximum size | 2 square feet |
Maximum height | 3 feet |
Location | At least 5 feet away from all property lines and not within any street right-of-way |
Other | Sign is limited to traffic control functions; it may have no advertising copy, but may include a business name and/or logo |
Construction Sign | |
Maximum number | 1 per development or project; if for a building, only 1 is permitted |
Maximum size | 32 square feet |
Maximum height | 6 feet |
Location | At least 10 feet away from all property lines |
Other | Must be removed within 2 days after completion of development or project; if for a building, must be removed within 4 days after issuance of occupancy permit |
Real Estate Sign | |
Maximum number, on premises | 1 per property; on premises only |
Maximum size | Up to 6 square feet for residential property; up to 32 square feet for nonresidential property, subdivision or condominium developments |
Maximum height | 6 feet for residential property |
On-premises location | At least 10 feet away from all property lines |
Other | May not be illuminated; must be removed within 10 days after closing of sale or lease of property; subdivision and condominium development signs must be removed not later than 10 days after closing of sale, or occupancy or construction of at least 75% of the lots, parcels or units |
Placard | |
Maximum number | Signs placed along lot lines must be at least 50 feet apart |
Maximum size | 2 square feet |
Location | May be placed along property lines |
Other | Provisions do not apply to MISS DIG signs to mark utility locations, but signs must be removed within 3 days after the end of the project that required marking of utilities |
Temporary Signs | |
Permitted type of temporary sign | Community special event sign |
Maximum number | Not more than 1 for each special event |
Maximum size | 24 square feet |
Maximum height | 6 feet |
Location | May be on-premises only; at least 10 feet away from all property lines |
Other | May be displayed up to 10 days before event; must be removed within 2 days after event |
§ 450-25.07 Signs permitted in RR, R-1, R-2, R-3, LR, and R-PUD Districts.
The signs listed in Table 450-25.07 are permitted in the RR, R-1, R-2, R-3, LR, and R-PUD Districts, subject to the requirements stated in Table 25.07 and other applicable provisions.
Table 450-25.07 Signs Permitted in the RR, R-1, R-2, R-3, LR, and R-PUD Districts | ||
|---|---|---|
Ground Sign for Permitted Nonresidential Principal Uses | ||
Maximum number | 1 for each street frontage | |
Maximum size | 50 square feet | |
Maximum height | 6 feet | |
Location | At least 10 feet away from all property lines | |
Other | May be illuminated as permitted in § 450-25.03B | |
Wall Sign for Permitted Nonresidential Principal Uses | ||
Maximum number | 1 for each street frontage | |
Maximum size | 5% of the wall area to which it is affixed, but not exceeding 50 square feet | |
Location | To be affixed flat against a building wall; may not extend past the edge of the wall to which it is affixed, nor extend above the roofline of a building | |
Garage Sale, Estate Sale and Yard Sale Sign | ||
Maximum number | 3, only 1 of which may be on premises and no more than 2 of which may be off premises | |
Maximum size | 6 square feet | |
Maximum height | 5 feet | |
Location | At least 10 feet away from all property lines, whether on premises or off premises | |
Other | May be erected no earlier than 3 days before the sale; must be removed within 2 days after the sale | |
Farm Identification Sign in RR District Only | ||
Maximum number | Not more than 1 for each farm; shall be a bona fide farm only | |
Maximum size | 32 square feet | |
Maximum height | 6 feet | |
Location | At least 10 feet away from all property lines | |
Nameplate Sign; Address Sign | ||
Maximum number | 1 of each per property | |
Maximum size | 1 square foot | |
Location | May be a wall sign only, affixed flat against a building wall | |
Other | May not be illuminated | |
Subdivision Sign | ||
Maximum number | 1 for each street frontage | |
Maximum size | 50 square feet | |
Maximum height | 6 feet | |
Location | At least 10 feet away from all property lines | |
Other | May not be illuminated, unless permitted in approval of subdivision | |
Electronic Changeable Message Sign for Nonresidential Principal Uses | ||
Maximum number | 1 for each lot or parcel, but must be included within a permitted wall sign or a permitted ground sign | |
Maximum size | Not greater than 50% of the area of the sign in which it is included; it shall be counted as a part of the sign area of that sign | |
Maximum height | Must be contained within permitted sign area | |
Location | Must be included within a permitted ground sign or a permitted wall sign, but it may not be located within 100 feet of a side lot line | |
Other | a. | Message changes, except for time and temperature, may occur not more frequently than once every 10 minutes The change between messages must be instantaneous Rolling, scrolling, zooming, fading, unveiling and other methods of transition between messages are not permitted |
b. | The electronic display, background, color tones, lettering, logos, pictures, illustrations, symbols and any other electronic graphic or video display shall not blink, flash, rotate, scroll, change in illumination intensity (except as specifically required for changes in outdoor light levels), or otherwise change in outward appearance, except when the message or display is changed to another message or display The color white shall not be used as the background color on any part of the electronic display portion of the sign | |
c. | The background of the electronic display portion of a sign located within 200 feet of a dwelling or dwelling unit shall be a dark color, and all lettering, graphics and symbols shall be a muted color approved as part of the sign permit The color white shall not be displayed in the background portion of the sign | |
d. | The sign must be equipped with a default mechanism that will stop messaging or freeze the image in 1 position when an electronic malfunction occurs | |
e. | The sign shall not include any form or appearance of pyrotechnics display | |
f. | The sign must have an automatic dimmer control to produce a distinct illumination change from a higher illumination level to a lower level in relation to changes in outdoor light levels | |
g. | The sign shall not be illuminated during the hours from 11:00 p.m. to 6:00 a.m. | |
Other Permitted Signs in R-PUD Approval | ||
Other signs may be permitted by the Planning Commission and Township Board in the approval of an R-PUD, either in lieu of or in addition to the above-stated signs. All such signs shall be included in the R-PUD signage plan, as submitted by the applicant or as it may be otherwise approved in the R-PUD ordinance. In approval of all signs in an R-PUD, the Planning Commission and Township Board may determine all aspects of signage, including illumination, sign appearance, construction and the like. In their approval of additional, modified or reduced signs or signage, the Planning Commission and Township Board shall apply the review and approval standards specified in Article 15 of this chapter. | ||
§ 450-25.08 Signs permitted in B-1, B-2 and I Districts.
The signs listed in Table 450-25.08 are permitted in the B-1, B-2 and I Districts, subject to the requirements stated in Table 25.08 and other applicable provisions.
Table 450-25.08 Signs Permitted in the B-1, B-2 and I Districts | |||
|---|---|---|---|
Ground Sign | |||
Maximum number | 1 per individual property, or 1 per business center as defined herein, except if an individual property or a business center has 2 or more street frontages, then there may be 1 ground sign for each street frontage | ||
Maximum size | 50 square feet for an individual property; 50 square feet for a business center as defined herein | ||
Maximum height | 6 feet | ||
Location | At least 10 feet away from all property lines | ||
Wall Sign | |||
Maximum number | 1 for the front wall of each establishment in an individual building; or for the front wall of each establishment in a business center as defined herein | ||
Maximum size | 10% of the front wall area of an individual establishment, to which it is affixed, not exceeding 32 square feet | ||
Location | To be affixed flat against the front wall of an establishment in an individual building or on the front wall of an establishment in a business center as defined herein; the sign may not extend past the edge of the wall to which it is affixed, nor extend above the roofline of the building | ||
Alternative for single wall sign for an individual building or business center | In the place of wall signs for individual businesses in a building or in a business center, there may be 1 wall sign for an individual building or for a business center; in such a case, the wall sign shall not exceed 15% of the wall area to which it is affixed, up to a total of 50 square feet The sign may not extend past the edge of the wall to which it is affixed, nor extend above the roofline of the building or the business center | ||
Subdivision Sign | |||
Maximum number | 1 for each street frontage | ||
Maximum size | 50 square feet | ||
Maximum height | 6 feet | ||
Location | At least 10 feet away from all property lines | ||
Electronic Changeable Message Sign | |||
Maximum number | 1 for each lot or parcel, but must be included within a permitted wall sign or a permitted ground sign | ||
Maximum size | Not greater than 50% of the area of the sign in which it is included; it shall be counted as a part of the sign area of that sign | ||
Maximum height | Must be contained within permitted sign area | ||
Location | Must be included within a permitted ground sign or a permitted wall sign, but it may not be located within 100 feet of a residential district on the same side of the street | ||
Other | a. | Message changes, except for time and temperature, may occur not more frequently than once every 10 minutes The change between messages must be instantaneous Rolling, scrolling, zooming, fading, unveiling and other methods of transition between messages are not permitted | |
b. | The electronic display, background, color tones, lettering, logos, pictures, illustrations, symbols and any other electronic graphic or video display shall not blink, flash, rotate, scroll, change in illumination intensity (except as specifically required for changes in outdoor light levels), or otherwise change in outward appearance, except when the message or display is changed to another message or display The color white shall not be used as the background color on any part of the electronic display portion of the sign | ||
c. | The background of the electronic display portion of a sign located within 200 feet of a dwelling or dwelling unit shall be a dark color, and all lettering, graphics and symbols shall be a muted color approved as part of the sign permit The color white shall not be displayed in the background portion of the sign | ||
d. | The sign must be equipped with a default mechanism that will stop messaging or freeze the image in 1 position when an electronic malfunction occurs | ||
e. | The sign shall not include any form or appearance of pyrotechnics display | ||
f. | The sign must have an automatic dimmer control to produce a distinct illumination change from a higher illumination level to a lower level in relation to changes in outdoor light levels | ||
g. | The sign shall not be illuminated during the hours from 11:00 p.m. to 6:00 a.m. or during the period of time that the establishment is not open for business, whichever is greater | ||
Temporary Signs | |||
Permitted type of temporary sign | Commercial special sales event sign (ground sign only) | ||
Maximum number | Not more than 1 for each street frontage of an individual business building; not more than 1 for each street frontage of a business center as defined herein | ||
Maximum size | 24 square feet | ||
Maximum height | 6 feet | ||
Location | May be on premises only; at least 10 feet away from all property lines | ||
Other | May be displayed up to 10 days before special sales event; must be removed within 2 days after special sales event; may not be displayed for more than 4 special sales events in any calendar year, whether for an individual business or whether for a special sales event within a business center as defined herein | ||
Existing Lawful Billboards | |||
Maximum number | 1 per property | ||
Maximum size | 50 square feet | ||
Location | Permitted only in the B-1 and B-2 Districts; the parcel on which the billboard is located must be adjacent to a state highway and must comply with the minimum lot width requirements of the zone district in which it is located | ||
Maximum height | 35 feet | ||
Other | The billboard shall constitute the principal use of the parcel of land on which it is located. . No other principal use shall be established on the same parcel of land as the billboard The parcel on which the billboard is placed shall comply with the minimum lot area requirements of the zone district in which the billboard is located Digital, electronic or mechanical billboards are not permitted, in whole or in part | ||
Further limitation | Only lawful billboards fully installed at the effective date of this article are permitted. | ||
§ 450-25.09 Signs permitted in M-PUD District.
The signs listed in Table 450-25.09 are permitted in the M-PUD District, subject to the requirements stated in Table 450-25.09 and other applicable provisions.
Table 450-25.09 Signs Permitted in the M-PUD District | |
|---|---|
Development Sign | |
Maximum number | 1 for each street frontage of the PUD property |
Maximum size | 50 square feet |
Maximum height | 6 feet |
Location | At least 10 feet away from all property lines |
Other | May be illuminated and may include an electronic changeable message in accordance with Table 450-25.08 (or as it may be modified in M-PUD approval) as permitted in M-PUD approval; the above limitations on size, height and location of development signs may be modified in M-PUD approval |
Wall Sign | |
Maximum number | 1 for each street frontage of an individual nonresidential building; or 1 for each street frontage of a business center as defined herein |
Maximum size | 15% of the wall area to which it is affixed, not exceeding 50 square feet |
Location | To be affixed flat against a building wall, as to either the wall area of an individual building or the wall area of a business center as defined herein; may not extend past the edge of the wall to which it is affixed, nor extend above the roofline of the building |
Other | The above limitations on number and size of wall signs may be modified in M-PUD approval; 1 or more awning signs, in lieu of or in addition to wall signs, may be permitted in M-PUD approval |
Residential Area Sign | |
Maximum number | 1 for each street frontage of a residential area in an M-PUD District |
Maximum size | 32 square feet |
Maximum height | 6 feet |
Location | At least 10 feet away from all property lines |
Other | The above limitations on number, size, height and location of such signs may be modified in M-PUD approval |
Other Permitted Signs in M-PUD Approval | |
Other signs may be permitted by the Planning Commission and Township Board in the approval of an M-PUD, either in lieu of or in addition to the above-stated signs. Such other signs may include, among others, wall signs to identify live/work units; projecting signs; identification signs for particular uses or amenities, such as parks or recreation areas; identification signs for separate portions of an M-PUD, such as a residential portion; and other signs pertaining to other particular or specialized uses within an M-PUD. All such signs shall be included in the M-PUD signage plan, as submitted by the applicant or as it may be otherwise approved in the M-PUD ordinance. In approval of all signs in an M-PUD, the Planning Commission and Township Board may determine all aspects of signage, including illumination, sign appearance and construction and the like. In their approval of additional, modified or reduced signs or signage, the Planning Commission and Township Board shall apply the review and approval standards specified in Article 16 of this chapter. | |
§ 450-25.10 Nonconforming signs, including nonconforming billboards.
A.
Intent. It is the intent of this article to encourage the eventual elimination of signs that as a result of the adoption of this article become nonconforming; to administer this article to realize the eventual removal of nonconforming signs; and to adopt regulations on the limited alteration or provisional relocation of certain nonconforming signs.
B.
Lawful existing signs. A sign lawfully existing at the time of the adoption of these provisions which does not fully comply with the provisions of this article or other relevant provisions of this chapter shall be deemed a lawful nonconforming sign and may be permitted to remain if the sign is properly maintained, except as otherwise stated in this section.
C.
Continuance of nonconforming signs, except nonconforming billboards. This Subsection C regulates nonconforming signs other than nonconforming billboards.
(1)
Expansion. A nonconforming sign shall not be enlarged or expanded in area, increased in height or changed to another nonconforming sign, in whole or in part.
(2)
Removal or relocation. A nonconforming sign shall not be removed, in whole or in part, from its current location and then relocated, reerected or reinstalled at another location, whether on the same parcel of land or on another parcel of land.
(3)
Alterations, reconstruction of sign structures. A nonconforming sign shall not be structurally altered, rebuilt or reconstructed, in whole or in part; nor shall it be altered or revised (nor shall any pole or other sign support be replaced, in whole or in part) so as to change the shape, size, type, placement or design of the structural elements of the sign, or in order to add illumination, either by the addition of additional light sources or by an increase in the intensity of existing illumination.
(4)
Ordinary maintenance. A nonconforming sign shall not be altered or revised; provided, however, that the following actions with respect to a nonconforming sign shall be permitted: normal and usual maintenance (which shall not include the replacement of any pole or other sign support, in whole or in part); the changing of the sign surface area to a lesser or equal area; the replacement of landscaping below the base of the sign; or the changing of the sign's background, letters, figures, graphics or other characters, but such changes shall not include the changing of a static display face of a sign to an electronic changeable message, digital or trivision display face, in whole or in part.
(5)
Damage from casualty. A nonconforming sign shall not be repaired, reerected or reinstalled after being damaged as a result of casualty if the repair, reerection or reinstallation of the sign, within any twelve-month period, would cost more than 60% of the cost of an identical new sign. In evaluating evidence presented as to the cost of an identical new sign, the Township may require the submission of cost estimates from multiple suppliers or contractors or other reliable proof of such cost.
(6)
Signs accessory to nonconforming use. A sign that is lawfully accessory to a lawful nonconforming use may be erected in accordance with the sign regulations for the district in which the property is located.
(7)
Removal of signs no longer used. Any sign which for a period of one year or more no longer advertises a bona fide business actually conducted or a product actually available for sale shall be removed by the owner of the building, structure or property upon which the sign is located within 30 days after the mailing or delivery of a written notice by the Township to do so.
D.
Continuance of nonconforming billboards. This Subsection D regulates only nonconforming billboards. Nonconforming signs that are not billboards are regulated by Subsection C above.
(1)
Expansion. A nonconforming billboard shall not be enlarged or expanded in area or increased in height, in whole or in part.
(2)
Replacement. A nonconforming billboard shall not be changed to another nonconforming billboard or another nonconforming sign, except as permitted under Subsection E.
(3)
Removal or relocation. A nonconforming billboard shall not be removed, in whole or in part, from its current location and then relocated, reerected or reinstalled at another location on the same parcel of land, except as permitted under Subsection E. A nonconforming billboard may not be relocated, reerected or reinstalled on a different parcel of land.
(4)
Damage from casualty. A nonconforming billboard shall not be repaired, reerected or reinstalled after being damaged as a result of casualty if the repair, reerection or reinstallation of the billboard, within any twelve-month period, would cost more than 60% of the cost of an identical new billboard. In evaluating evidence presented as to the cost of an identical new billboard, the Township may require the submission of cost estimates from multiple suppliers or contractors or other reliable proof of such cost.
(5)
Ordinary maintenance. A nonconforming billboard shall not be altered or revised, except as permitted under Subsection E; provided, however, that the following actions with respect to a nonconforming billboard shall be permitted: normal and usual maintenance; the changing of the billboard surface area to a lesser or equal area; the replacement of landscaping below the base of the billboard; or the alteration of the billboard's background, letters, figures, graphics or other characters, but such changes shall not include the changing of a static display face of a sign to an electronic changeable message, digital or trivision display face, in whole or in part.
E.
Special exception use to permit limited changes to nonconforming billboards. Notwithstanding the provisions of Subsection D, a nonconforming billboard may be 1) changed to another nonconforming billboard or another nonconforming sign, or 2) altered or revised, but only in accordance with this Subsection E.
(1)
Planning Commission approval. The Planning Commission may approve, as a special exception use, the following actions with respect to a nonconforming billboard (but any such approval shall not include approval of changing a static display face of a billboard to an electronic changeable message, digital or trivision display face, in whole or in part):
(2)
Application procedure. An applicant shall apply for the special exception use on a form provided by the Township, shall pay the application fee and shall pay any required zoning escrow deposit. With the application, the applicant shall submit an accurate site plan and other written material describing in detail the proposed action(s) with respect to the nonconforming billboard.
(a)
The site plan shall comply with the site plan content requirements of § 450-22.06 of this chapter, except that it need not include items or information deemed by the Zoning Administrator to be not necessary for consideration of the application.
(b)
The applicant shall include such other information with respect to the requested use as the Zoning Administrator or the Planning Commission may determine necessary or useful in considering the application.
(3)
Review of application completeness. The Township Zoning Administrator shall determine whether the application and the other materials are complete. After such determination, the application, the site plan and other materials submitted by the applicant shall be forwarded to the Planning Commission.
(4)
Planning Commission consideration. The Planning Commission shall consider the application for the special exception use at a public meeting. A public hearing shall not be required.
(5)
Types of billboard alteration Planning Commission may approve. The special exception use may authorize the following:
(a)
The change of a nonconforming billboard to another nonconforming billboard, if the resulting billboard would have less sign surface area or would be of lesser height than the existing nonconforming billboard.
(b)
The alteration or revision of a nonconforming billboard if the altered or revised billboard would be less distracting to motor vehicle drivers or would otherwise have fewer adverse effects than those of the existing nonconforming billboard, by reason of reduced sign area, reduced sign height, revised configuration, less illumination or other alteration beneficial to the public interest.
(6)
Terms and conditions. The special exception use may include terms, conditions and limitations.
(7)
Standards for review. In determining whether to approve a requested special exception use, the Planning Commission shall consider the following:
(a)
Whether the nonconforming billboard as changed, altered or revised would result in a billboard that would be less distracting to motor vehicle drivers, by reason of reduced size, reduced height, different configuration, less illumination, or by reason of other improvements in the public interest.
(b)
Whether the changed, relocated, altered or revised nonconforming billboard would eliminate, reduce or mitigate a vehicle traffic hazard resulting from the existing nonconforming billboard or other adverse effect resulting from the existing billboard.
(c)
Whether the resulting nonconforming billboard would otherwise advance the goals and purposes of this chapter.
(8)
Zoning Board of Appeals jurisdiction. The Zoning Board of Appeals shall not have jurisdiction to vary, modify, reverse or otherwise consider the approval or disapproval of the special exception use.
§ 450-25.11 Sign permits and applications.
A.
Permits required.
(1)
It shall be unlawful for any person to construct, erect, reerect, move, alter, enlarge, or illuminate any sign unless a permit shall have been first obtained from the Zoning Administrator, provided a permit shall not be required with respect to those signs that are specifically excluded from permitting requirements of this article.
(2)
A sign that makes use of electricity shall, in addition to a sign permit, require an electrical permit, regardless of size.
(3)
For purposes of this section, the alteration of a sign shall mean any change in an existing sign, including changing the sign copy to identify, advertise or promote a different land use. The alteration of a sign shall not, however, include normal maintenance or minor repair of a sign, nor apply to the change of a sign message on reader boards.
B.
Permit applications. Applications for sign permits shall be made upon forms provided by the Township for this purpose and shall contain the following information and shall be accompanied by the required application fee:
(1)
Name, address and phone number of applicant.
(2)
Location of the building, structure, or lot on which the sign is to be attached or erected.
(3)
Position of the sign on the building, structure or lot on which the sign is to be attached or erected.
(4)
Position of the sign in relation to buildings, structures, signs, property lines, and rights-of-way, existing or proposed, located within 300 feet of the proposed sign.
(5)
Zoning district in which the sign is to be located.
(6)
Two copies of the sign plans and specifications for method of construction and attachment to the building or in the ground. The sign plans shall include all pertinent data, including maximum and minimum sign heights, face outline and total sign area with method of calculation. When public safety so requires, the specifications shall include the certificate or seal of a registered structural or civil engineer as a condition to the issuance of a permit.
(7)
Name and address of the sign installer/erector.
(8)
Such other information as the Township may require to show full compliance with this article and other applicable Township ordinances, county ordinances and state laws.
C.
Sign maintenance or change of message.
(1)
No permit shall be required for ordinary servicing, repainting of existing sign message, or cleaning of a sign. No permit is required for change of message of a sign designed for occasional message change without change of sign structure.
(2)
The electrification of a sign, the alteration of the type of illumination, the alteration of the structural components of the sign face and other alterations as determined by the Zoning Administrator shall not qualify as ordinary sign servicing or maintenance and, accordingly, shall require a permit under the terms of this section. The change of a static display face of a sign to a changeable, electronic or other type of display face, in whole or in part, shall require a permit under the terms of this section.
D.
Electrification of signs. All signs requiring electrical service shall be reviewed for compliance with the Township's electrical code and the Township's outdoor lighting requirements. The Township approval of the electrical service for a sign shall be noted on or be attached to the sign permit.
E.
Issuance of sign permit. The Zoning Administrator shall issue a sign permit if all provisions of this chapter and other applicable Township ordinances are met. A sign authorized by a permit shall be installed or be under construction within six months of the date of issuance of the sign permit or the permit shall expire. A new permit may be issued upon filing of a new application and fee.