Conshohocken City Zoning Code
PART 21
SIGNS
§ 27-2101 Purpose.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
It is recognized that signs perform an important function in identifying properties, businesses, services, residences, events, and other matters of interest to the public. It is hereby found and declared, however, that control of signs is necessary to promote the health, safety, and general welfare by:
A.
Lessening hazards to pedestrian and vehicular traffic.
B.
Preserving property values.
C.
Preventing unsightly and detrimental development that has a blighting influence upon residential, business, and industrial areas.
D.
Preventing signs from reaching such excessive size that they obscure one another to the detriment of all concerned.
E.
Securing certain fundamentals of design for the Borough.
§ 27-2102 Definitions.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
As used in this Part, the following terms shall have the meanings indicated:
A structure, building wall, window area or other outdoor surface, or any device used for visual communication which is used for the purpose of bringing the subject thereof to the attention of the public, or to display, identify and publicize the name and product or services of any person, exclusive of supporting members that bear no message.
The area of a sign shall mean the area of all lettering, wording, and accompanying designs, logos, and symbols, together with the background on which they are displayed (whether such background is open or enclosed), but excluding any supporting framework and bracing which are solely incidental to the display itself provided the same do not contain any lettering, wording, or symbols.
Where the sign consists of individual letters, designs or symbols attached to a building, awning, wall, or window, the area shall be that of the smallest rectangle which encompasses all of the letters, designs, and symbols.
Where a sign consists of an identical double-face, only one side shall be considered in the calculation of area, but if the interior angle formed by the two faces is greater than 45°, then both sides of the sign shall be considered in the calculation of area.
The distance from the highest portion of the sign to the mean grade at the base of the sign.
ADVERTISING SIGNAn off-premises sign which advertises or otherwise directs attention to a commodity, business, industry, home occupation, or other similar activity which is sold, offered, or conducted elsewhere than on the lot upon which the sign is located.
ANIMATED SIGNA sign with action or motion, flashing, or color changes requiring electrical energy, but not including window displayed computer monitors or wind-actuated elements such as flags, banners, or novelty items.
AWNING SIGNA sign painted on, printed on, or attached flat against the surface of an awning.
BILLBOARD SIGNA large free standing panel over 70 square feet, not on the owner's personal property, without the falling radius to land on that property if the sign shall fall.
BUSINESS SIGNAn on-premises sign which advertises or otherwise directs attention to a business, commodity, service, industry, or other activity which is sold, offered, or conducted, other than incidentally, on the premises upon which the sign is located, or to which it is affixed.
DIRECTORY SIGNA sign on which the names and location of the occupants or the uses of a building are given, including office building and church directories.
FREESTANDING SIGNA self-supporting sign resting on, or supported by means of poles or standards, either on the ground or on the roof of a building.
IDENTIFICATION SIGNA sign whose copy is limited to the name of a building, institution, or person and/or to the activity or occupation being identified.
INCIDENTAL SIGNA directional sign of a public service nature, which contains no advertising.
MARQUEE SIGNAny sign attached to or supported by a marquee structure.
OFF-PREMISES SIGNA sign structure advertising an establishment, merchandise, service, or entertainment, which is sold, produced, manufactured, or furnished at a place other than on the property on which said sign is located; a sign which advertises or otherwise directs attention to an activity not on the same lot where the sign is located, e.g. billboards, outdoor advertising, subdivision directional sign.
ON-PREMISES SIGNA sign that advertises or otherwise directs attention to an activity on the same lot where the sign is located.
PAINTED WALL SIGNAny sign that is applied with paint or similar substances on the face of a wall.
PARALLEL WALL SIGNA sign mounted parallel to a wall or other vertical building surface, but does not extend beyond the edge of any wall, roof line, or other surface to which it is mounted, and does not project more than 10 inches from the surface to which it is mounted.
PROJECTING WALL SIGNAny sign mounted to a wall or other vertical surface other than a parallel sign, but does not project more than seven feet from the surface to which it is mounted, nor project above the wall, roof line, or surface to which it is mounted, nor in any way interfere with normal pedestrian or vehicular traffic.
REVOLVING SIGNAny sign which revolves 180° or more.
ROOF SIGNA sign erected upon or above a roof or parapet wall of a building, and which is wholly or partly supported by that building.
SNIPE SIGNA permanent or temporary sign or poster affixed to a tree, fence, utility pole, or upon rocks or natural features.
TEMPORARY SIGNA sign that advertises community or civic projects, construction projects, real estate for sale or lease, or other special events on a temporary basis. The following types of signs shall be considered temporary signs:
BANNER SIGNA temporary sign intended to be hung either with or without frames, possessing characters, letters, illustrations or ornamentation applied to paper, plastic, or fabric of any kind. National flags, flags of political subdivisions, and symbolic flags of any institution or business shall not be considered banners for the purpose of this Chapter.
CONSTRUCTION SIGNAny sign giving the name or names of principal contractors, subcontractors, architects, and lending institutions responsible for construction on the site where the sign is placed.
DEVELOPMENT SIGNAn on-premises sign on a building or lot that announces the nature, purpose, or name of the prospective building/enterprise.
POLITICAL SIGNA temporary sign, which promotes the candidacy of any person who is a candidate for public office within the Commonwealth and including national offices.
PORTABLE SIGNAny sign not permanently attached to the ground or other permanent structure, or a sign designed to be transported, including, but not limited to, signs designed to be transported by means of wheels; signs converted to A- or T-frames; menu and sandwich board signs; balloons used as signs; umbrellas used for advertising; and signs attached to or painted on vehicles parked and visible from the public right-of-way, unless said vehicle is used in the normal day-to-day operations of the business.
REAL ESTATE SIGNA temporary sign which advertises the sale, lease, or rent of the property on which the sign is placed. Open house signs for property, which is for sale, shall be considered real estate signs.
SPECIAL EVENT SIGNSOn-premises window signs, banners, or commemorative flags which advertise a grand opening or other special event.
STREET BANNER SIGNAny banner sign that is stretched across and hung over a public right-of-way.
SUBDIVISION SIGNAn on-premises or off-premises directional sign advertising to the public the name of the subdivision project and the nature of the product offered.
WINDOW SIGNAny sign affixed to or visible through a window and intended to be viewed from the outside.
§ 27-2103 Applicability.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
Any signs erected or maintained after the effective date of this Chapter shall conform to the following regulations.
§ 27-2104 Administration.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
1.
Sign Permits. It shall be unlawful to erect, construct, or significantly alter any sign, which requires a sign permit without first filing with Conshohocken Borough an application in writing, in order to obtain a formal permit.
2.
Signs Not Requiring Sign Permits.
A.
Government signs (i.e., traffic signs, parking signs, etc.).
B.
Legal notices.
C.
Public monument, plaque, historic identification sign erected by a government agency.
D.
Government flag or insignia.
E.
Public service and information signs advertising availability of public rest rooms, telephones, or similar public conveniences, not exceeding three square feet in area.
F.
Address signs, not exceeding two square feet.
G.
Name plates and identification signs provided that characters do not exceed three inches in height and an area not exceeding two square feet.
H.
Vending machine signs, where a product name is an integral component of the vending machine, provided that the machine is not placed in the front yard of a property.
I.
Incidental signs provided that the aggregate area of incidental signs on a property does not exceed four square feet; incidental sign area in excess of four square feet shall be included in the calculation of a property's permitted sign area.
J.
Home security signs, not exceeding one square foot.
K.
Temporary political signs.
L.
Real estate signs, which must be removed within seven days of the sale or leasing of the property.
3.
Sign Permit Review. The Building Inspector or Zoning Officer shall either approve or deny the application, or refer the application back to the applicant in any instance where insufficient information has been submitted.
4.
Fees. All applications for permits for the erection, construction, or alteration of signs shall, at the time of making application, be paid to the Borough, in accordance with the respective fee schedule adopted by the Borough Council from time to time.
§ 27-2105 General Sign Regulations for All Districts.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
In all districts the following sign regulations shall apply:
A.
Prohibited Signs. The following types of signs or illumination of signs shall be prohibited in the Borough:
(1)
Animated signs.
(2)
Beacon lighting.
(3)
Flashing, moving or reflective signs.
(4)
Illuminated temporary signs.
(5)
Revolving signs.
(6)
Roof signs.
(7)
Trailer signs.
(8)
Vehicular signs.
(9)
Billboard signs except in Specially Planned District 3 as adopted in the April 2004 amendments to the Conshohocken Borough Zoning Ordinance.
B.
No sign shall be placed in such a position as to endanger traffic on a street by obscuring a clear view or by confusion with official street signs or signals.
C.
No sign shall be placed in such a position as to obstruct or endanger pedestrians using a public sidewalk.
D.
No signs, other than official street signs or street banner signs shall be erected or maintained within the ultimate street right-of-way unless approved by Council. For example, Council may permit advertising signs for bus shelters.
E.
No sign shall be erected or maintained so as to prevent free ingress and egress to or from any door, window or fire escape.
F.
Property owners shall assume the cost of relocating any sign within the ultimate right-of-way of a street, which is widened.
G.
All signs shall be constructed of durable materials and shall be maintained in good condition and repair at all times.
H.
Illumination Standards.
(1)
Signs may be illuminated, unless otherwise specified herein. Floodlighting of any sign shall be so shielded that the source of the light shall not be visible from any point off the lot on which the sign is erected and so that only the sign is directly illuminated. No more than 1/2 footcandle of light shall be detectable along the boundary of any adjacent property. Illumination of signs shall be subject to the National Electrical Code.
(2)
The source of light must be concealed by translucent covers.
I.
Sign Location Requirements.
(1)
Yard Requirements: no portion of any freestanding sign, business sign, or advertising sign may be located within the side or rear yard setback or within the required buffer zone when located adjacent to a residential district.
(2)
Public Use Areas: no freestanding sign can occupy a designated parking area or intended parking area, walkway, cart way, driveway, or areas designated for any other use.
(3)
Sandwich Board signs for which there is a valid permit granted under prior ordinance shall be located so as not to interfere with pedestrian traffic, In all cases a minimum clear sidewalk width of six feet shall be maintained. Additionally, all sandwich board signs shall be located so as to fall within the limits of the side lot lines of the property with which it is associated when said lot lines are projected to the center line of the right-of-way.
J.
Political Signs.
K.
Any sign that does not so conform to the provisions of this Section at the time of adoption of this Chapter is hereby declared a nonconforming sign.
L.
Removal of Signs.
(1)
Any sign permitted by this Section shall be removed within 90 days of the cessation of the business to which it is associated.
(2)
The Borough shall have the authority to require the removal and/or demolition of signs under the following circumstances:
(3)
In all of the above circumstances the removal procedure will be initiated by a letter to the owner or lessee by the Building Inspector requiring the removal of such sign within 30 days.
(4)
Owner or lessee's remedial action for each circumstance:
§ 27-2106 Signs Permitted in Residential Districts (BR-1 and BR-2).
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
1.
Official street and traffic signs and any signs required by law.
2.
Professional, accessory use, home occupation or name signs on the same lot with, and indicating the name, profession or activity of the occupant of the dwelling, provided that the area of any one side shall not exceed two square feet, and provided that not more than one such sign shall be erected for each permitted use or dwelling.
3.
Signs for a school, church, hospital, sanitarium, club or other institution of a similar nature, on the same lot therewith, for the purpose of displaying the name of such institution and its activities or services, provided that the area on any one side of such sign shall not exceed 20 square feet and 10 feet in height, and provided that not more than two such signs shall be erected on any one street frontage of any property in single and separate ownership.
A.
Each institutional building is permitted one wall sign for purposes of identification, not to exceed 10 square feet in area.
4.
Trespassing signs and signs indicating private ownership of roadways or other property, on the same premises therewith, provided that the total area of any one side of such sign shall not exceed four square feet.
5.
Real estate signs as follows:
A.
For advertising the sale or rental of the premises upon which the sign is erected, provided that the total area on any one side of such signs on any one street frontage of any property in single or separate ownership shall not exceed nine square feet.
B.
For advertising, on the premises, the sale or development of homes within a subdivision, provided that the area of any one side of any such sign shall not exceed 35 square feet, and provided that not more than two such signs shall be erected within any such subdivision.
6.
Temporary signs of contractors, mechanics, painters and artisans erected and maintained on the premises where the work is being performed during the period in which such work is being performed, provided that the area of any one side of any such sign shall not exceed 12 square feet, and provided that not more than one such sign shall be erected on any property in single and separate ownership, and provided that such sign shall be removed upon completion of the work.
8.
Signs which advertise public auctions for the disposal of real estate, property, or merchandise.
A.
Signs shall not exceed nine square feet in area, at a maximum height of six feet, and shall be placed only on the property where the stated auction is being conducted.
B.
Signs may be erected not earlier than 30 days prior to the advertised auction, and shall be removed within 10 days after the auction.
9.
Political signs.
§ 27-2107 Signs Permitted in R-O District.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
1.
Any sign permitted in the residential districts.
2.
One sign per permitted use, conditional use, or legal nonconforming use permitted in this district, provided that the area of any one side of such sign shall not exceed 10 square feet. The sign shall also not exceed four feet in height. Indirect lighting is the only type of illumination permitted (indirect lighting is outside of the sign).
3.
For institutional uses, one portable sign per property also is permitted pursuant to § 27-2108.1(4).
4.
All signs in the R-O District shall be designed in conformance with the requirements of the Borough of Conshohocken Facade Improvement Guidelines.
§ 27-2108 Signs Permitted in Commercial and Industrial Districts (BC, LI).
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
For any one lot located in the Commercial or Industrial Districts, the following number and types of signs are permitted:
A.
One freestanding business or identification sign per street frontage or
B.
One of the following types of signs for each side of the building, which faces a street or a parking lot, located on the same property:
C.
At gas stations, one additional freestanding sign per street frontage for advertising gas prices only.
D.
Incidental signs for the convenience and safety of the public (for example, signs identifying parking areas, telephones, rest rooms, etc.) not to exceed four square feet in size and containing no advertising.
F.
Real estate signs, which shall be removed within seven days after the sale or lease of the property.
H.
Sandwich board signs may be used in the BC Borough Commercial District only. The following regulations shall apply:
(1)
The maximum dimensions are four feet in height and two feet in width.
(2)
The sign cannot create an obstruction to pedestrians or traffic sight distances.
(3)
Signs may not be illuminated.
(4)
Signs are only allowed during business hours or daylight hours, whichever is shorter.
(5)
Signs must be removed at the end of each day.
(6)
A permit is required in which the owner assumes liability for the sign.
(7)
Signs must be located on the owner's property and in front of the business being advertised.
I.
All signs in the BC District shall be designed in conformance with the requirements of the Borough of Conshohocken Facade Improvement Guidelines.
§ 27-2108.1 Dimensional Standards.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
1.
Freestanding signs shall not exceed 35 square feet in area (16 square feet for signs advertising gas prices), and must be setback a minimum of 10 feet from the curbline of the frontage street or outer edge of the shoulder and outside the legal right-of-way. The maximum height, including supports, is 12 feet.
A.
Multi-use or multi-tenant buildings: where the freestanding sign is to be shared by two or more uses or tenants, the maximum sign area calculated in subsection (1) above may be increased by 25% for each additional use/tenant in excess of one use/tenant.
2.
The maximum area of a marquee sign, painted wall sign, parallel wall sign or awning sign shall be 35 square feet, or 25% of the area of the wall whichever is less, including windows and cornices, to which they are attached.
3.
The maximum area of a projecting wall sign shall be 30 square feet.
A.
The sign shall not project more than three feet from the surface to which it is mounted, nor project over the wall, roofline, or surface to which it is mounted.
B.
The outer-most portion of a projecting sign shall project no closer than five feet from a curbline or shoulder of a public street.
C.
There shall be a minimum clearance of 10 feet between the bottom of the projecting sign and a public sidewalk or walkway.
4.
Special event signs, banners, or commemorative flags for businesses announcing a grand opening, going out of business sale or other special promotional event shall comply with the following standards:
A.
The area of the special event sign, banner, portable sign or commemorative flag shall not exceed 25 square feet.
B.
The property or business shall display only one special event sign, banner, portable sign or commemorative flag at any one time.
C.
A special event sign, portable sign, banner or commemorative flag for a business shall be displayed no more than four times during the calendar year for periods of time not exceeding 14 calendar days.
D.
Special event signs or banners for public or quasi-public events shall comply with the following standards:
(1)
Such banners shall be affixed to a building or some other appropriate sturdy structure.
(2)
The permitted size of any street banner shall be determined on a case-by-case basis by the Borough.
(3)
If the banner is to be strung across a state-owned road, the sponsoring organization must receive necessary approvals from the Pennsylvania Department of Transportation (PennDOT).
(4)
Signs or banners shall not be posted earlier than one month prior to the advertised event and must be removed within five days after the day of the event.
5.
Political signs.
§ 27-2109 Signs Permitted in the Specially Planned Districts (SP-1, SP-2 and SP-3).
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
1.
Official street and traffic signs and any signs required by law.
2.
Incidental signs for the convenience and safety of the public (for example, signs identifying parking areas, telephones, rest rooms, etc.) Each sign not to exceed four square feet in size and containing no advertising.
3.
Real estate sign for advertising the sale or rental of the building or property upon which the sign is erected, provided that the total area on any one side of such signs on any one street frontage of any property in single or separate ownership shall not exceed 75 square feet.
4.
Trespassing signs and signs indicating private ownership of roadways or other property, on the same premises therewith, provided that the total area on any one side of such sign shall not exceed two square feet and shall be spaced at intervals of not less than 100 feet of street frontage or property line.
5.
One freestanding sign or wall sign per building. The sign may be illuminated, either directly or indirectly. The total area of the sign shall not exceed the linear footage of the building's front facade or 75 square feet whichever is less. Corner properties are allowed one additional freestanding or wall sign provided its total area does not exceed the linear frontage of the building's facade for the side on which the sign is placed or 75 square feet, whichever is less.
6.
Billboards defined in this Chapter as an off-premises sign may be constructed in the SP-3 Specially Planned District Three only. The following regulations shall apply:
A.
An off-premises sign may be double-faced with two advertising surfaces. However, both surfaces shall be the same size and shape. The maximum area per side is 150 square feet.
B.
The maximum height for off-premises signs erected on the ground is 40 feet.
C.
Rooftop signs are expressly prohibited.
D.
No portion of the supporting structure shall be visible above any advertising display area.
E.
Signs must be at least 50 feet from the ultimate right-of-way line.
F.
Signs may not be erected within 1,000 feet of each other in any direction.
G.
Signs may not be attached to a bridge.
H.
All off-premises signs shall be erected on permanent footings and support structures designed by a registered structural engineer.
I.
A sign permit is required. The applicant for a sign permit shall present a written statement from the owner of the property, duly authorized, that the applicant has the right to use the property to erect a sign as well as maintain the sign during the time that the sign is erected. The owner must further verify in writing that it will, at its sole cost and expense, cause the sign to be removed at such time as there is no further use of the sign.
J.
The applicant, at his sole expense, shall remove any off-premises sign, if the sign remains without bona fide advertisement, which shall include nonrental of the sign space, for 90 days, or if the right to use the property has expired for any reason whatsoever.
7.
One Tenant Identification Sign per Development. Such sign shall not exceed eight feet in height or 36 square feet in total area. One such sign shall be permitted at each vehicular entrance to the development. The area of such signs shall be exclusive of the permitted area of all other signs.
§ 27-2110 Nonconforming Signs.
[Ord. 6-2001, 10/10/2001; as amended through 12/2005]
1.
Signs legally in existence at the time of the adoption of this Chapter that do not conform to the requirements of this Chapter shall be considered nonconforming signs.
2.
All such nonconforming signs shall be removed or altered so as to be in conformity with the standards contained herein at such time when:
A.
Conshohocken Borough receives an application for a sign permit in cases where the nonconforming sign is to be significantly altered. Changes to the sign copy or the replacement of a sign panel of an existing establishment's nonconforming sign shall not be considered a significant alteration. If more than 50% of a sign is damaged, it shall be repaired to conform to this Chapter.
B.
The property in which the nonconforming sign is located submits a subdivision or land development application requiring municipal review and approval.
C.
The property in which the nonconforming sign is located undergoes a change of land use requiring the issuance of either a use and occupancy permit or a change of use and occupancy permit by Conshohocken Borough.
3.
To determine the legal status of existing signs, in each of the three cases listed in § 27-2110(2), the applicant shall submit the following information to the Borough Building Inspector:
A.
Type(s) of existing sign(s) located on the property.
B.
The area and height of all signs.
C.
For freestanding signs, the distance the outer most portion of the sign is setback from the curbline or shoulder.
D.
Type of sign illumination.
E.
The material of which the sign is constructed.
F.
The building length along public street frontage.
4.
Prior to the events listed in § 27-2110(2), nonconforming signs may be repainted, repaired up to 50%, the sign copy may be changed, or sign panels may be replaced, provided that such actions do not increase the dimensions of the existing sign, nor in any way increase the extent of the sign's nonconformity.
5.
Under the following conditions, nonconforming signs shall be exempt from the provisions of § 27-2110(2):