Concrete City Zoning Code

The purpose of this chapter is to preserve and maintain the small-town quality and the unique historic character of the town. It is to promote and protect the public welfare, health, safety and aesthetics by regulating existing and proposed signs.

Sign design shall be a creative response to the location on which it is to be placed. It shall consider:

Signs Subject to State Approval. All signs within the state right-of-way shall be subject to approval of the State Department of Transportation. Where the regulations of the town and state differ, the more restrictive regulations shall govern.

Sign Clearances. A minimum of eight feet above sidewalks and 15 feet above driveways shall be provided under freestanding or projecting signs.

Setbacks. Signs shall be situated in a manner so as not to adversely affect safety, corner vision, public rights-of-way, improvements or future improvements, easements, or other similar conditions.

Blanketing. No sign shall be situated in a manner which results in obscuring or blocking an existing sign as viewed from adjacent right-of-way.

Maintenance. All signs, together with all of their supports, braces, guys, and anchors, shall be kept in good repair and be maintained in a safe condition. All signs and the site upon which they are located shall be maintained in a neat, clean, and attractive condition. Signs shall be kept free from rust, corrosion, peeling paint, or other surface deterioration. The display surfaces of all signs shall be kept neatly painted or posted.

Pre-Existing Signs. Signs and sign structures existing prior to the effective date of this chapter, which complied with applicable regulations existing when the sign was established but which do not comply with one or more of the requirements of this chapter, shall be subject to the provisions of this title for nonconforming uses.

Freestanding signs are signs supported by uprights extending from the ground, not attached to a building. Height of freestanding signs shall not exceed nine feet and freestanding signs shall not exceed twenty square feet in area each side, including support structure. The height of freestanding signs is measured from the grade at the edge of the right-of-way to the top of the sign. If unusual topography, architectural or landscape elements, building setting or road curvature merit special considerations, an exemption may be considered.

Ground-mounted signs may be used in lieu of a freestanding identification sign. In such case, the requirements for size, number, and set-back/location for freestanding signs shall apply.

Supplementary Identification. In addition, ground-mounted signs may be used to identify individual uses within a multi-tenant development which are not otherwise identified on a freestanding sign(s) for the development. Ground-mounted signs shall be subject to the following requirements:

On-building signs identifying the use of the premises shall be allowed subject to the following conditions:

Electronic Message Center Signs. Electronic message center signs and other changeable copy signs may be incorporated into a permanent identification sign for a business or development, subject to review and approval by the planning commission. Approval shall not be granted unless the following conditions are satisfied:

Community and Civic Signs and Banners. The intent of this provision is to provide a location for information on community and civic organized events occurring in the town of Concrete. Such structure may be allowed for displaying signs and/or banners, subject to the following:

Billboards (Outdoor Advertising Structures). No new billboards shall be allowed in any zoning district without the approval of the planning commission. Due to the perplexity of billboard signage, the maximum size shall be determined by the planning commission based on location and zoning.

Political Signs. Signs which support or oppose ballot measures, persons running for political office and other issues subject to a vote by the public may be allowed subject to the following conditions:

Temporary Directional Signs. The intent of this provision is to allow the infrequent, and not the regular, use of signs of a temporary nature. Off-premises directional signs of a temporary nature such as those used to direct persons to open houses, garage sales, or special events of short (two days) duration may be allowed subject to the following conditions:

Permanent Off-Premises Directional Signs. The intent of this provision is to provide directional and location information to the general public about places of general interest, such as tourist information services, school or public recreational facilities, central business or other special districts, historic sites, and regional developments; or to provide information of a general community nature, such as those found at town entrance locations identifying the town and historic dates, or listing local service clubs and organizations. Such signs may be allowed, subject to planning commission review, subject to the following:

Town Center Business Signs. The intent of this provision is to provide a central location for directional and location information for businesses and organizations located in the town of Concrete’s Main Street business core. Such signs may be allowed, subject to the planning commission review, subject to the following:

Building name and location;

Building owner and lessee, sign owner and sign lessee, name of business, primary product and/or service;

Location of existing and proposed signs;

Description of signs, including dimensions, materials and copy material;

Required fee;

Name, address and telephone number of sign installer.

Abandoned Signs. Any sign that is located on property that is vacant and unoccupied for a period of six months or more; pertains to a time, event, or purpose which no longer applies; or advertises products, services, or facilities which have not been available to the public for a period of six months shall be deemed abandoned. Permanent signs applicable to a business temporarily suspended because of a change in ownership, management, or seasonal closure shall not be deemed abandoned unless the property remains vacant six months or more. Abandoned signs shall be removed by the owner of the premises. Signage depicting incorrect information such as the name of the business, hours of operation, phone numbers and addresses shall be removed immediately.

Dangerous or Defective Signs. No person shall maintain or permit to be maintained on any property owned by them any sign which is in a dangerous or defective condition. Any such sign shall be removed or repaired by the owner of the premises or the owner of the sign. Upon failure of the owner to remove or repair a dangerous or defective sign, the building inspector and/or town planner or their designee shall proceed as described in subsection (3) of this section.

Removal of Signs. The town planner or building inspector or their designee shall cause to be removed any sign that endangers the public safety, such as signs that are abandoned or dangerous structurally, materially, or electrically. The building inspector, town planner or their designee shall send a notice by certified mail to the owner of the property on which the sign is located specifying the violation involved. If the sign is not removed or the violation not corrected within 30 days from the date of the mailing, the sign shall be removed in accordance with the provisions of this section. If any such person is unknown or cannot be found, notice shall be mailed to the last known address and posted on the sign or premises.

Appeals. The determination of the town planner, building inspector or their designee ordering removal or compliance may be appealed by filing written notice with the planning or building departments within 10 days after receipt of notice.

Immediate Removal of Dangerous Signs. In cases of imminent danger to public safety, the town planner, building inspector or their designee may cause immediate removal of a dangerous sign without notice.

Disposal of Signs - Costs. Any sign removed by an agent of the town pursuant to the provisions of this section shall become the property of the town and may be disposed of in any manner deemed appropriate. The cost of removal shall be considered a debt owed to the town by the sign owner or property owner and may be recovered in court action or result in a lien against the property.