Concord Township City Zoning Code
ARTICLE XXIII
Sign Regulations
§ 210-202 Title.
This article shall be known as the "Concord Township Sign Ordinance"; defining and regulating identification signs, illuminated signs, window signs, temporary real estate signs, contractor signs, incidental signs, temporary or seasonal signs, off-site signs, on-premises directional signs, off-premises directional signs, billboards, and political signs; requiring permits and charging permit and license fees and providing for nonconforming signs, exemptions and notice of violations and penalties for violations.
§ 210-203 Statement of purpose.
The purposes of this article shall be to prohibit all signs except signs permitted by the provisions of this article; to coordinate the type, placement and physical dimensions of signs within the land use zoning districts of Concord Township; to recognize the commercial communication requirements of all sectors of the business community; to encourage the innovative use of design; to promote both renovation and proper maintenance; to allow for special circumstances; and to guarantee equal treatment under the law through accurate recordkeeping and consistent enforcement. These purposes shall be accomplished by regulation of the display, erection, use and maintenance of signs. The use of signs is regulated according to zoning district. The placement and physical dimensions of signs are regulated primarily by type and length of street frontage.
§ 210-204 Scope.
This article shall not relate to building design and shall not regulate government signs, the copy and message of signs, window displays, product dispensers and point of purchase displays, scoreboards on athletic fields, gravestones, barber poles, religious symbols, the display of street numbers, commemorative plagues or any display or construction not defined herein as a sign.
§ 210-205 Flag regulations.
[Amended 8-25-2015 by Ord. No. 367; 9-5-2017 by Ord. No. 380]
Flags of the United States, the Commonwealth of Pennsylvania, the Township of Concord, foreign nations having diplomatic relations with the United States, or any other flag adopted or sanctioned by the Township Council, provided that such flag does not exceed 60 square feet in area and shall be flown from a pole not more than 25 feet in height, shall be permitted. All such applications, including the proposed number of flags, shall require the approval of the Township Council.
§ 210-206 General sign regulations applicable in all zoning districts.
A.
Sign permit requirements. Unless otherwise provided by this article, permits and payment of fees as described in this article shall be required for the building, display or erection of all signs. No permit is required for the maintenance of a sign or for a change of copy on painted, printed or changeable-copy signs.
B.
Signs not requiring permits. The following types of signs do not require permits or permit fees but must be in conformance with all other requirements of this article:
(1)
Direction/informational signs not to exceed four square feet in area, designed to direct and inform the public as to entry, exit, service areas or loading or to give specific parking instructions, other instructions or similar information. Four such signs are permitted per property unless the Zoning Officer approves additional signs.
(2)
Signs advertising the sale of farm products/produce, provided that the size of any such sign is not in excess of nine square feet and not more than two signs are used on any one property. The signs shall only be displayed for farm products/produce grown on the property and only when such products/produce are on sale.
(3)
Holiday or seasonal decorations, provided that they do not advertise a product or establishment or rotate, are wind-driven or have flashing lights or festoons.
(4)
Incidental signs, not exceeding two square feet in size.
(5)
Nameplates of four square feet or less.
(6)
On-premises signs used by churches, synagogues, civic organizations, schools, colleges, hospitals, sanitariums or other institutions of a similar nature. Not more than one freestanding sign, not to exceed 32 square feet in sign area per road frontage, and two wall signs, not to exceed 50 square feet in total sign area, may be used.
(7)
Public signs or notices, or signs relating to an emergency condition, erected by the Township or other governmental entity.
[Amended 9-5-2017 by Ord. No. 380]
(8)
Public utility signs required in connection with the identification, operation or protection of a public utility, provided that the area of any one side of the sign does not exceed nine square feet.
(9)
Traffic or other municipal signs: any sign erected by the Township of Concord, Garnet Valley School District, Delaware County or the Commonwealth of Pennsylvania.
(10)
No-Trespass signs or signs indicating the private nature of a driveway or property; such signs may not exceed two square feet in area, and no more than two signs shall be permitted on any property.
[Amended 9-5-2017 by Ord. No. 380]
(11)
Window signs. Temporary window signs such as in the case of merchandise sales or special announcements. Such signs shall be located along the interior window surfaces and shall be limited to 30% of the glazed portion it occupies. Temporary window signs may only be displayed during the period of the event or for a maximum of 30 consecutive days, whichever is the lesser.
(12)
Temporary signs:
[Amended 9-5-2017 by Ord. No. 380]
(a)
Signs announcing a political campaign or event. Such signs shall not exceed 12 square feet area and shall be removed within 48 hours after the completion of such campaign events or the election date for which they are erected.
(b)
Signs announcing an educational, charitable, civic, or religious event. Such signs shall not exceed three square feet in area. There shall not be more than one sign per event on any one property. Such signs may be erected four weeks prior to the scheduled event and shall be removed immediately after the completion of such event.
(c)
One yard or garage sale sign may be placed on the property hosting such sale no more than one week before the commencement of the sale, provided it does not exceed three square feet. Such sign shall be removed immediately after the sale concludes.
(d)
Temporary real estate and contractor signs.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
[1]
Signs advertising the premises upon which they are erected as "for sale," "sold," "for rent," or "rented" when erected by the landowner, a broker or other person interested in the sale or rental of such premises, provided they:
[2]
Any sign advertising a real estate open house or used as a directional sign for a real estate open house. Such signs shall be permitted only on private property and may not be erected without the permission of the owner of the property on which the sign is located. Real estate open house or direction signs shall not exceed four square feet in size and may not be displayed more than six hours before the start of the open house time period and must be removed within two hours after the end of the open house time period.
C.
Signs prohibited. The following types of signs are prohibited in all zoning districts:
(1)
Any sign which is not included under the types of signs permitted in zoning district regulations or in the general regulations and which violates the purpose and intent of this article.
(2)
Any sign that revolves or has movable parts, wind-operated parts, flashing lights or stringing or other utilization of light bulbs, or which use reflectors, banners, pennants, festoons and searchlights.
(4)
Signs imitating or resembling official traffic or government signs or signals.
(5)
Signs placed, inscribed or supported upon the highest roofline or upon any structure which extends above the highest roofline of any building.
(6)
Signs erected in such a manner as to obstruct free and clear vision on any street or interfere with or obstruct the view of any traffic signal or traffic road sign.
(7)
Signs painted on an exterior wall surface of a building.
(8)
Snipe signs attached to trees, telephone/utility poles, fences, mailbox posts, public benches, or streetlights or placed on any public property or public right-of-way.
(9)
Signs placed on vehicles or trailers which are parked or located for the primary purpose of displaying the signs. This does not apply to lettering on buses, taxis or vehicles operating in the normal course of business.
(10)
Temporary directional signs advertising a business or service, indicating location and direction of premises available for sale, or in the process of development, but not erected upon such premises.
(11)
Except for traffic signs, no sign shall be installed within the right-of-way of a public street unless specifically authorized by other ordinances of Concord Township or other governmental agencies having jurisdiction. Such signs when illegally placed shall be in violation of the general regulations and intent of this article and shall be immediately removed.
(12)
Signs painted on the facade or roof of any building or structure.
(13)
Billboards and off-premises signs except as permitted in § 210-287 of this chapter.
[Amended 12-18-2012 by Ord. No. 344]
(14)
Signs mounted on utility poles.
(15)
Balloons or other inflated structures, whether or not tethered close to the ground.
(16)
Signs which emit smoke or vapors.
D.
Sign maintenance requirements. All signs shall be properly maintained. Exposed surfaces shall be clean and, if required, painted. Defective parts shall be replaced. The Township shall have the right to order the repair or removal of any sign which is defective, damaged or substantially deteriorated pursuant to the provisions of the Township Building Code regarding structures.[1]
E.
Sign lighting requirements. Unless otherwise specified by this article, all signs may be illuminated. However, no sign regulated by this article may utilize:
F.
Height. No freestanding sign shall exceed 20 feet in height.
G.
Changeable copy. Unless otherwise specified by this article, any sign herein allowed may use manual or automatic changeable copy.
H.
I.
Projecting sign. Any sign which is attached directly to the structure wall and which extends more than 15 inches from the facade of such wall.
§ 210-207 Permitted signs in all zoning districts.
Permitted signs in all zoning districts:
B.
Real estate signs. The following signs may be erected and maintained in all zoning districts upon issuance of a permit, provided that such permitted signs are located on the subject lot:
(1)
Signs advertising the sale or construction of a subdivision or development, provided:
(a)
Not more than one sign is permitted per street entrance to the subdivision or land development.
(b)
The size of such signs shall not exceed 32 square feet in area. Such signs may not be located higher than six feet above ground level.
(c)
Such signs shall not be erected until the subdivision or land development plan has been approved by the Township and recorded.
(2)
Signs naming a subdivision or land development, provided:
(a)
Not more than one sign is permitted at each street entrance to the subdivision or land development and must be located on the property to be subdivided or developed.
(b)
The size of such signs shall not exceed 24 square feet in area. Such signs may not be located higher than six feet above ground level.
(c)
Such signs are restricted to the development name.
(3)
Signs advertising a commercial lot, building, or group of buildings for sale or rent, provided:
(a)
Not more than one sign is permitted, located so as to face each street on which the property has frontage.
(b)
The size of such signs shall not exceed 24 square feet in area. Such signs may not be located higher than six feet above ground level.
[Note: All signs permitted by Subsection B(1) and (3) above shall be removed when all buildings, stores or lots on the premises have been rented or sold, or within one year of the date the applications for such signs were approved, whichever occurs first. Such signs shall be permitted for an additional period of six months upon application to the Township Zoning Officer, provided that, at the time, less than 90% of the buildings, stores or lots on the premises have been rented or sold.] |
(4)
A land development sign is permitted for future development prior to construction, subject to a permit and final approval. Such erected signage shall be valid for a one-year period and must be removed once the construction is started.
(5)
One nonilluminated construction sign, not exceeding 20 square feet in area, placed upon the property where the work is under construction, provided that the sign is removed immediately upon completion of the work.
§ 210-208 Permitted signs in single-family residence zoning districts.
§ 210-209 Permitted signs in multifamily residence zoning districts.
[Amended 9-5-2017 by Ord. No. 380]
Permitted signs in multifamily residence zoning districts:
A.
Signs enumerated in the general requirements (§ 210-206B), except § 210-206B(11).
B.
One identification sign, not to exceed 24 square feet in sign area, per road frontage per apartment or condominium complex.
§ 210-210 Permitted signs in commercial zoning districts.
[Amended 9-5-2017 by Ord. No. 380; 3-4-2025 by Ord. No. 410]
Permitted signs in commercial zoning districts:
B.
One freestanding sign not to exceed 50 square feet in size for each 200 linear feet of individual property frontage on a public road right-of-way. A maximum of three such signs is permitted.
(1)
A freestanding sign shall not be closer than 75 feet to another freestanding sign along the same side of any street or highway.
C.
One freestanding sign not to exceed 50 square feet in sign area per public road frontage with up to 80 square feet for an individual property having a minimum of 400 linear feet public frontage. Properties/buildings having more than three separate tenants are permitted an additional 15 square feet in sign area, not to exceed 80 square feet in total sign area.
D.
A property consisting of 20 acres or more having a minimum of 500 linear feet of public road frontage shall be permitted one freestanding sign per road frontage to a maximum of 100 square feet in sign area.
E.
One wall sign not to exceed one square foot of sign area for each one linear foot of building frontage on that portion of a building facing the right-of-way and each side visible from the roadway; one additional wall sign not to exceed 0.5 square foot of sign area for each linear foot of the same building's side wall perpendicular to and visible from the same roadway.
F.
Incidental sign(s) not to exceed six square feet in aggregate sign area.
G.
Under-canopy sign(s) not to exceed 10 square feet in aggregate sign area per tenancy or occupancy, not to exceed in total 40 square feet.
H.
One portable temporary sign advertising a special event, not exceeding 32 square feet in total structure area, may be erected, provided:
(1)
Such sign may be displayed two times a year with a maximum of 14 days' display period for a total of 28 days in one year.
(2)
Such sign must be so located as not to cause a hazard to pedestrian or vehicular traffic.
(3)
Mobile or movable signs with removable-type frontages shall have enclosed, locked covers to prevent unauthorized access and must be well-secured. Displays that are illuminated, flashing, animated, etc., are not permitted.
J.
Canopy or awning signage. A canopy or awning may be erected along the length of the building's or business' exposure.
(1)
Use of a canopy or awning sign shall be limited to not more than one per establishment.
(2)
Where a wall sign already exists, the size of the canopy or awning sign shall not exceed 14 square feet. Where no wall sign exists, the size of the canopy or awning sign shall not exceed one square foot of sign for each linear foot of building frontage. The sum of the signage area in square feet shall not exceed the reciprocal length of the respective frontage.
(3)
All canopy and awning signs shall have a setback of not less than two feet from the curbline but may not extend more than five feet from the building line.
K.
Calculation of sign area.
(1)
For signs not involving illuminated facades, translucent awnings or translucent weather covers, the area of such a sign shall be construed to include all lettering, wording, and accompanying designs and symbols, but not including any supporting framework and bracing which are incidental to the display itself. Where the sign consists of individual letters or symbols attached to a surface, building, wall or window, the area shall be considered to be that of the smallest single rectangle, including the sign background, which encompasses all of the letters and symbols, including all enclosed and open areas of the background.
(2)
For signs involving illuminated facades, translucent awnings, or translucent weather cover, when lettering, wording, logos, or accompanying designs or symbols are attached to or displayed from or with illuminated facades, translucent awnings, or translucent weather covers, in addition to the area described in Subsection K(1) above, the entire illuminated structure shall also be considered to be sign area.
(3)
For internally lighted building decoration, e.g., lighted building wrap, the sign area shall be deemed to be the greater of the actual square footage of said decoration or one square foot per linear foot of said decoration.
L.
[1]Dynamic message display signs. Dynamic or digital signs incorporating automatic changeable copy, electronically changeable messaging, such as, but not limited to, digital message displays and other such devices, shall be permitted, except that such signs are prohibited within any residential district. Digital signs may be installed as part of a permitted freestanding sign.
(1)
Size. The portion of the digital sign which is the digital message display may not exceed 50% of the total sign area and shall be limited to 25 square feet of display board.
(2)
Brightness. All digital signs must be equipped with automatic day/night dimming capabilities. At nighttime or during periods of ambient low light, the sign must automatically dim the intensity of the light emitted whereby its brightness shall not exceed 0.5 footcandle per square foot of display area.
(3)
Lettering shall be of sufficient size for immediate recognition.
(4)
Displayed messages shall be simple and static for immediate recognition. Messages shall be complete in each display cycle and shall not require viewers to see multiple display cycles to derive its meaning.
(5)
Display cycles shall change no sooner than every 30 seconds.
(6)
Transitions from one message to the next shall be instantaneous with no scrolling, facing, streaming, flashing or other animated effect.
(7)
Community service. All digital sign owners must notify Amber Alert and Community Service and register its location for use as needed.
M.
Externally illuminated building decoration, e.g., lighted building wrap. Such sign shall be considered in the sign area within § 210-210E as one square foot per linear foot of said decoration.
N.
Overhang signs.
(1)
Overhang signs shall be allowed only in shopping centers.
(2)
Such signs shall be suspended by the overhang which covers the walkway in a shopping center.
(3)
The size of such sign shall not exceed four square feet.
(4)
There shall not be more than one overhang sign per establishment.
(5)
The bottom of overhang signs must be located at least eight feet above the walkway surface.
§ 210-211 Signs permitted in nonresidence and noncommercial zoning districts.
Signs permitted in nonresidence and noncommercial zoning districts:
B.
One freestanding sign, not to exceed 50 square feet in sign area, per road frontage. Properties/buildings having more than three separate tenants are permitted an additional 15 square feet in sign area per road frontage, not to exceed 80 square feet in sign area.
C.
A property consisting of 20 acres or more having a minimum of 500 linear feet of public road frontage shall be permitted one freestanding sign per road frontage to a maximum of 75 square feet in sign area. A freestanding sign placed on a twenty-acre or larger parcel of ground may be increased to 100 square feet in sign area, provided that the sign is located no closer than 35 feet to a public road right-of-way.
D.
One wall sign not to exceed one square foot of sign area for each one linear foot of building frontage on that portion of a building facing or visible from the right-of-way, such wall sign not to exceed 32 square feet.
[Amended 9-5-2017 by Ord. No. 380]
E.
Incidental sign(s) not to exceed six square feet in aggregate sign area.
§ 210-212 Nonconforming signs.
A.
Determination of legal nonconformity. An existing sign which does not conform to the specific provisions of the Sign Ordinance in this article may be designated "legal nonconforming" if:
B.
Loss of nonconforming status. A legal nonconforming sign may lose this designation if:
C.
Maintenance and repair of nonconforming signs.
(1)
The legal nonconforming sign is subject to all requirements of this article regarding safety, maintenance and repair. However, if the sign suffers more than fifty-percent appraised damage or deterioration, as determined by the Zoning Officer, it must be either brought into conformance with this article or removed.
§ 210-213 Sign illumination and electrical standards.
[Amended 3-4-2025 by Ord. No. 410]
A.
No sign shall be illuminated by other than electrical means. Electrical devices and wiring shall be installed in accordance with the requirements of the National Electrical Code. All electrical sign components, connections and installations shall conform to specifications of the National Electrical Code and/or Underwriters' Laboratories, Inc. A sign permit applicant must present to the Zoning Officer an affidavit from a qualified electrical inspection agency certifying to the compliance with these standards for an illuminated sign. In no case shall any open spark or flame be used for display purposes in locations outside of the fire limits unless specifically approved by the Zoning Officer and appropriate Code Enforcement Officer.
B.
Neon-type or LED signs or treatments installed within the interior of an exposed window glazing shall comply with the following requirements:
§ 210-214 Administration and enforcement.
A.
The Zoning Officer shall be appointed by the Concord Township Township Council and is authorized to process applications for sign permits and enforce and carry out all provisions of this article both in letter and in spirit. The Zoning Officer is empowered, upon presentation of proper credentials, to enter or inspect any building, structure or premises in the Township for the purpose of inspection of a sign and its structural and electrical connections to ensure compliance with all applicable codes and ordinances. Such inspections shall be carried out during business hours unless an emergency exists.
B.
Application for permits. Application for a sign permit for the erection, alteration or relocation of a sign shall be made to the Zoning Officer upon a form provided by the Zoning Officer and shall include the following information:
(1)
Name and address of the owner of the sign.
(2)
Street address or location of the property on which the sign is to be located, along with the name and address of the property owner.
(3)
The type of sign or sign structure as defined in this article.
(4)
A site plan showing the proposed location of the sign along with the locations and square footage areas of all existing signs on the same premises.
(5)
Specifications and scale drawings showing the materials, design, dimensions, structural supports and electrical components of the proposed sign.
C.
Sign permit fees and annual license fees. All applications for permits filed with the Zoning Officer shall be accompanied by a permit fee for each sign and an annual permit fee according to a fee schedule as established by resolution of the Concord Township Township Council from time to time.
D.
Issuance and denial. If a sign complies with this article, the Zoning Officer shall issue a permit for the erection, alteration or relocation of the sign within 30 days of receipt of a valid application. In all applications involving a matter of interpretation, the more specific definition or higher standard shall prevail. When the Zoning Officer denies a permit, he shall give a written notice to the applicant along with a brief statement of the reasons for denial. The Zoning Officer may suspend or revoke an issued permit for any false statement or misrepresentation of fact in the application.
E.
Permit conditions, refunds and penalties. If a permit is denied, the permit fee will be refunded to the applicant. A permit issued by the Zoning Officer becomes null and void if work is not commenced within 60 days of issuance or if the sign is not completed within 180 days of permit issuance. If any sign is installed or placed on any property prior to the receipt of a permit, the specified permit fee shall be doubled. However, payment of the doubled fee shall not relieve any person from complying with any other requirement or penalty prescribed in this article.
F.
Inspection upon completion.
(1)
Any person installing, altering or relocating a sign for which a permit has been issued shall notify the Zoning Officer upon completion of the work. The Zoning Officer may require a final inspection, including an electrical inspection and inspection of the footings of freestanding signs.
(2)
The Zoning Officer may require, in writing, upon issuance of a permit, that he be notified for inspection prior to the installation of certain signs.
G.
Violations.
(1)
When, in the opinion of the Zoning Officer, a violation of this article exists, the Zoning Officer shall issue a written order to the alleged violator. The order shall specify those sections of this article of which the individual may be in violation and shall state that the individual has 10 days from the date of the order in which to correct the alleged violation.
(2)
If, upon inspection, the Zoning Officer finds that a sign is abandoned or structurally, materially or electrically defective or in any way endangers the public, the Zoning Officer shall issue a written order to the owner of the sign and occupant of the premises stating the nature of the violation and require the owner and occupant to repair or remove the sign within three days of the date of the order.
(3)
In cases of emergency the Zoning Officer may, without notice, cause the immediate removal of a dangerous or defective sign. Signs removed in this manner must present a hazard to the public health, welfare and safety.
H.
Removal of signs by the Zoning Officer.
(1)
The Zoning Officer may cause the removal of an illegal sign in cases of emergency or for failure to comply with the written orders of removal or repair. After removal or demolition of the sign, a notice shall be mailed to the sign owner stating the nature of the work and the date on which it was performed and demanding payment of the costs as certified by the Zoning Officer.
(2)
If the amount specified in the notice is not paid within 30 days of the notice, it shall become an assessment upon a lien against the property of the sign owner and will be certified as an assessment against the property. The owner of the property upon which the sign is located shall be presumed to be the owner of the sign thereon unless facts to the contrary are brought to the attention of the Zoning Officer, as in the case of a leased sign.
I.
Appeal of Zoning Officer sign permit application denial. An applicant whose application for a sign permit has been denied by the Zoning Officer may submit to the Concord Township Zoning Hearing Board an appeal and/or a petition for variance. The appeal or petition must be filed with the Township not later than 30 days after the notice of denial.
§ 210-215 Compatibility with state and federal regulations.
In addition to complying with this article, all signs must comply with all appropriate state and federal regulations. Should this article be in conflict with any state and federal regulations, the more stringent regulations shall apply.
§ 210-216 Liability for damages.
Provisions of this article shall not be construed to relieve or to limit in any way the responsibility or liability of any person, firm or corporation who or which erects or owns a sign for personal injury or property damage caused by the sign, and the provisions of this article shall not be construed to impose upon the Township, its officers or its employees any responsibility or liability by reason of the approval of any sign under the provisions of this article.