Lower Allen Township
City Zoning Code
City Zoning Code
ARTICLE XXV
Signs
§ 220-245 Purpose.
The intent of this article is to strike a reasonable balance between the need or desire to display public information on signs with the need or desire to minimize visual conflicts that can occur when placement of signs is not adequately controlled. Appropriate design, placement and maintenance of signage can complement the visual appeal of the community and facilitate safe and efficient travel within the Township. Absence of appropriate standards can allow development of signage that distracts or competes excessively for visual attention or that detracts from the desirable appearance of the community.
§ 220-246 Definitions.
In addition to the words and terms included in § 220-6, Definitions, pictorial descriptions of certain sign types defined in this section are provided by Exhibits XXV-1 through XXV-2.[1]
[1]
Editor's Note: Exhibits XXV-1 and XXV-2 are included as an attachment to this chapter.
§ 220-247 General regulations.
A.
No sign shall be placed, erected, altered, enlarged or relocated until a permit for doing so has been issued by the Zoning Officer. A construction permit shall also be required unless the sign proposal satisfies exemption criteria listed in Chapter 70, Building Construction and Safety Standards. Signs listed in § 220-251 herein are exempt from zoning permit requirements, provided that the use of such signs is in accordance with other provisions of this article. Applications shall be submitted on forms provided by the Township, shall indicate consent of the owner of the premises upon which the sign is to be located and shall be accompanied by supporting information that is sufficient to determine compliance with this article and any other relevant ordinances. Examples of supporting data that may be required include a scale drawing with relevant dimensions noted to illustrate the proposed height, area, size and sign copy; a plot plan of the property on which the sign will be located to illustrate the position of proposed signs relative to buildings, structures, lot lines and rights-of-way; illumination method and materials; and support systems, structural loads, stresses and anchoring details. Compliance with performance criteria may require certification by a registered design professional.
B.
Signs and sign components may be removed for repair and maintenance, provided that they are restored to the same height, size, area and location authorized by permit. Repair and maintenance activities that do not affect the height, size, area or location of a sign do not require a zoning permit, however, if these activities affect structural or electrical components of the sign, a construction permit may be necessary.
C.
No sign may be erected or maintained that may be confused with any authorized traffic control device.
D.
Animated signs are not permitted in any district.
E.
Changeable message signs are permitted in all zoning districts, subject to limitations contained in § 220-252D herein.
F.
Every sign permitted by this article shall be kept in good condition and repair. When the Code Official determines that a sign is unsafe, unsecured, is a menace to the public or has been installed, erected or maintained in violation of any provision of this chapter, written notice shall be given to the owner of the sign, in accordance with § 220-268 herein. Said notice shall set forth a reasonable time period in which violation(s) shall be corrected. Immediate action may be required in the case of imminent danger to the public.
G.
Any off-premises directional sign associated with a use that is no longer active, and any on-premises sign copy that no longer relates to a use conducted at the property on which it is located, except memorial signs, shall be covered or removed by the sign owner or property owner within 30 days after receipt of written notice from the Code Official, in accordance with § 220-268 herein. Any obsolete sign structure that is not reused for a new sign within one year of such notice shall be deemed abandoned. Any abandoned sign and structure and any temporary sign that is displayed beyond the permitted time limit shall be removed by the sign owner or property owner within 30 days of receipt of written notice from the Code Official, in accordance with § 220-268 herein. Upon failure to comply with a notice regarding an obsolete or abandoned sign or a temporary sign that remains in place after expiration of the display time period, the Code Official is hereby authorized to cause removal or covering of obsolete sign copy or removal of temporary and abandoned signs. Any expense incident thereto shall be assessed to the property. When an obsolete or abandoned wall sign is removed, the wall of the building or structure on which it was attached shall be restored to resemble the appearance of the wall surrounding the sign location.
§ 220-248 Sign standards.
A.
Placement standards.
(1)
No sign shall be installed in a public right-of-way unless installation is authorized by the authority having jurisdiction. Permitted sign types are limited to traffic control devices, signs displayed on public transportation passenger shelters, temporary street banners advertising special events for civic or charitable nonprofit organizations and building identification signs displayed on mailboxes.
(2)
No sign shall be affixed to a natural object such as a tree, shrub or rock, or to a utility structure or utility pole, with the following exceptions: regulatory notice signs, such as those used to regulate hunting and trespassing, may be attached to a tree. A street banner may be attached to a utility structure or utility pole or a tree, provided that permission is granted from the owner of the utility structure, utility pole or tree.
(3)
No sign may be mounted on a roof; however, signs may be mounted on roof-like architectural projections of walls, such as pent eaves and mansards, provided that the sign does not project above the highest part of the wall. Roof signs are pictorially described on Exhibits XXV-1 and XXV-2.[1]
[1]
Editor's Note: Exhibits XXV-1 and XXV-2 are included as an attachment to this chapter.
(4)
No sign or sign structure shall be erected at any street intersection in such a manner as to obstruct free and clear vision, nor at any location where it may interfere with or obstruct any traffic control device.
(5)
A vertical clearance height of at least eight feet shall be provided between the surface of a public walkway and any sign that projects over the walkway.
(6)
No freestanding sign, together with any supporting framework, shall extend to a height above the maximum building height allowed within the respective district.
B.
Safety standards. No sign may be erected and maintained which:
(1)
Is structurally unsafe in accordance with the Pennsylvania Uniform Construction Code as modified by Chapter 70, Building Construction and Safety Standards, as amended.
(2)
Constitutes a hazard to public safety and health by reason of dilapidation, abandonment or inadequate maintenance.
(3)
Obstructs free entrance or exit from a required door, window or fire escape.
(4)
Obstructs light or air, or interferes with proper functioning of a building.
C.
Illumination standards.
(1)
Signs may be internally or externally illuminated. Externally illuminated signs shall only be illuminated with steady, stationary, shielded light sources directed solely onto the signs.
(2)
Illuminated signs shall not be permitted to produce glare in violation of performance standards for outdoor lighting contained in Article XIX herein.
(3)
Strings of bulbs are not permitted, except as part of a holiday celebration.
§ 220-249 Nonconforming signs.
A.
Any sign lawfully existing at the effective date of this chapter that does not conform to the requirements of this chapter shall be considered nonconforming, and the nonconforming use, location, area, height and/or size may be continued until such time as replacement or rebuilding becomes necessary. Replacement of copy or panels upon which copy is displayed does not constitute replacement or rebuilding of the sign, provided that the structure supporting the copy or copy panels is not rebuilt or replaced and the new copy or copy panels are not larger in any dimension than those being replaced.
B.
When a nonconforming sign is replaced or rebuilt, the following limitations shall apply:
(1)
A nonconforming sign damaged by fire, explosion, windstorm or other sudden natural or criminal act may be reconstructed or restored, provided that the reconstruction or restoration does not conflict with any regulation of the Commonwealth of Pennsylvania and the degree of nonconformity of the original sign is not increased.
(2)
When the land upon which a nonconforming sign is located is taken for public purposes through eminent domain proceedings, the nonconforming sign may be relocated or replaced elsewhere on the residual property, provided that the degree of nonconformity of the original sign is not increased.
(3)
All other nonconforming signs may only be replaced with or rebuilt as conforming signs, in accordance with all applicable provisions of this chapter.
§ 220-250 Determination of sign area and height.
A.
The area of a sign shall be the area of the smallest geometric figure or the sum of the combination of regular geometric figures which comprise the sign face. The area of any double-sided or V-shaped sign shall be the area of the largest single face. Any portion of the sign face that displays a street address for the building to which the sign is associated shall not be included in the area calculation.
(1)
In the case of panel or cabinet-type signs, the sign face shall include the entire area of the sign panel, cabinet or substrate upon which the sign copy is displayed or illustrated, but not open space between separate panels or cabinets.
(2)
In the case of sign structures with routed areas of sign copy, the sign face shall include the entire area of the surface that is routed, except interrupted by a reveal, border or contrasting surface or color.
(3)
In the case of signs painted on a building or individual letters or graphic elements affixed to a building or structure, the sign face shall comprise the sum of the geometric figures or combination of regular geometric figures drawn closest to the edge of the letters or separate graphic elements comprising the sign copy, but not the open space between separate groupings of sign copy on the same building or structure.
(4)
In the case of sign copy enclosed within a painted or illuminated border or displayed on a background contrasting in color with the building or structure, the sign face shall comprise the area within the contrasting background, or within the painted or illuminated border.
(5)
Sign area computation methodology is pictorially described on Exhibits XXV-3 and XXV-4.[1]
[1]
Editor's Note: Exhibits XXV-3 and XXV-4 are included as an attachment to this chapter.
B.
Height.
(1)
The height of any building sign is limited to the actual height of the building. The height limit for a freestanding sign shall be established in the specific regulations for the district in which it is located, but in no case may it be greater than the maximum permitted building height of the respective district.
(2)
The height limit of any freestanding sign shall be measured relative to the surface elevation of the road from which the freestanding sign is intended to be viewed. If the center-line elevation of the road cartway has a higher elevation than the ground elevation at the proposed sign location, when measured along a line connecting these two points and running perpendicular to the intersecting lot line, the sign height limit may be increased by the resulting difference in elevation. If this same measurement methodology indicates that the ground at the proposed sign location has a higher elevation than the center-line elevation of the roadway from which the sign is intended to be viewed, then the sign height limit prescribed by the appropriate section within this article may not be adjusted, and any lot elevation increase achieved by mounding the proposed sign location shall be subtracted from the maximum allowable sign height. When a proposed sign will be readable from multiple roads, the greatest sign height resulting from application of this section shall be permitted.
§ 220-251 Exceptions to permit requirements.
The following signs shall be exempt from zoning permit requirements, but must conform to all other requirements of this article. Construction permits may be necessary.
A.
Signs erected or posted and maintained for public safety and welfare, pursuant to any governmental function, law or other regulation, and any sign related to an emergency.
B.
On-premises directional signs that are placed at driveways solely to indicate the location of ingress and egress at public streets. Such signs may not exceed four square feet per face or extend higher than 3.5 feet above ground level. Such signs shall not contain any advertising, but up to 25% of the sign area may contain the business name and/or logo.
E.
Real estate and on-premises residential sales signs, in accordance with temporary sign provisions of § 220-254.
G.
A bulletin board or similar sign not exceeding 40 square feet per sign face, with a limit of two sign faces, in connection with any church, neighborhood or civic association, museum, library, school or similar public or semipublic nature, provided that the top of the sign shall be not more than eight feet above ground level, and provided that it complies with all other provisions of this article.
H.
Holiday decorations displayed for recognized holidays, except as they may interfere with traffic safety or in any other way become a safety hazard.
I.
Flags of any political or noncommercial entity.
J.
Sign, or portions thereof, devoted solely to display of building address numbers.
K.
Any on-premises event, identification or marketing sign that is not primarily intended for viewing from a public street, or adjacent property, and the copy of which is not readily discernible from an adjacent property or the public street that abuts the property on which the sign is located.
L.
Off-premises signs located at athletic facilities, typically utilized for fund-raising purposes, that are attached to fences, scoreboards and other structures, provided that they are primarily oriented for viewing by participants and spectators.
M.
Opinion and election campaign signs, in accordance with the general sign regulations of the underlying zoning district.
§ 220-252 Regulations by sign type.
A.
Freestanding signs. Any freestanding sign, unless permitted in a public street right-of-way, is limited to a height of 3.5 feet when located less than 10 feet from a public street right-of-way. Specific zoning district height limits (§ 220-253) apply when such signs are placed at least 10 feet from a public street right-of-way. No freestanding sign may be located within five feet of a side or rear property line, nor in such a manner that it interferes with a traffic control device or a driver's view of approaching, merging or intersecting traffic.
B.
Memorial signs. Freestanding memorial signs are limited to 10 square feet per face, with a maximum of two faces. When affixed to the surface of a building, they shall either be cut into exterior masonry facing, or constructed of durable, noncombustible material and fastened to the exterior surface of the building. Memorial signs affixed to building surfaces are limited to 10 square feet and one such sign per street frontage.
C.
Portable signs are only permitted as temporary signs and shall comply with temporary sign placement provisions contained in § 220-254 herein.
D.
Changeable message signs. Nonresidential uses in all residential zoning districts may install changeable message signs in accordance with other provisions of this article, provided that activation of message change is by manual means. Changeable message signs may be either electrically or manually activated in commercial and industrial districts. Electrical activation may include projection or rotation of sign copy or electronically programmed message changes. Scrolling message changes are permitted, but flashing and animated signs, as defined herein, are prohibited.
E.
Building signs. Such signs may not project horizontally beyond or vertically above the face of the building upon which they are displayed. Panels, cabinets and individual copy elements may not extend perpendicularly from the building face more than 15 inches, unless classified as, and subject to limitations for, projecting signs contained in § 220-252F herein.
F.
Projecting signs. Signs attached to buildings and having copy elements displayed perpendicularly to the building face may project more than 15 inches from the building face, provided that:
(1)
Vertical clearance of at least eight feet shall be provided below all parts of a projecting sign.
(2)
Horizontal projection shall not extend past a vertical plane established by the location of any minimum building setback line, except as specifically allowed in a traditional neighborhood development or neighborhood redevelopment.
(3)
Sign area is limited to the maximum area for a freestanding sign in the district in which the projecting sign is located.
(4)
Method of structural attachment is subject to construction code compliance if the sign area exceeds 2.5 square feet.
H.
Outdoor advertising signs. Signs classified as billboards are only permitted in C-2 General Commercial, I-1 General Industrial, I-3 Industrial/Commercial and C-4 Regional Commercial Zoning Districts, subject to the following limitations:
(1)
Such signs shall be located at least 100 feet from any residence or residential zoning district; at least 10 feet from any property or street right-of-way line; and at least 1,000 feet from any other billboard.
(2)
The number of faces is limited to two in the C-2, C-4 and I-3 Districts and to four faces in the I-1 District.
(3)
Sign area is limited to 300 square feet per face in the C-2, C-4 and I-3 Districts; and to 672 square feet per face in the I-1 District. Temporary embellishments may be added to billboards in the I-1 District, provided that they do not increase sign area beyond 750 square feet per face.
I.
Window signs. Such signs that are designed so they can be legibly viewed from an adjacent property or public street right-of-way shall be classified as building signs and the area of these window signs shall be included in the total window sign area permitted on the property. Incidental and regulatory signs are exempt from this requirement. No more than 30% of the area of a window may be covered with window signs that are classified as building signs.
J.
Development identification signs. Freestanding signs that identify shopping centers or groups of related buildings, such as residential subdivisions, institutional campuses, industrial and business parks and office and apartment complexes, may be installed in addition to any identification signs that may be permitted for individual buildings or uses, provided that the following limitations are met:
(1)
The land area of nonresidential developments must be at least 10 acres.
(2)
Unless otherwise permitted in a public street right-of-way, all development identification signs shall be located at least 10 feet from said right-of-way.
(3)
The height limitation for such signs is six feet when located in a residential district; otherwise, this limitation shall be the maximum height of a freestanding sign in the district in which the sign is located.
(4)
External illumination is the only type of illumination permitted in a residential district.
(5)
The area of such signs is limited to 40 square feet per face with a maximum of two faces per sign in any zoning district with the following exception: development identification signs for shopping centers in a C-2 District shall comply with § 220-253D(6).
(6)
Where primary access to a development is provided by a boulevard, an off-premises development identification sign may be located in the boulevard island, provided that the sign location and construction is approved by the Township Engineer, the island is not maintained by the Township and the entity responsible for island maintenance agrees in writing to maintain, repair and replace the sign and indemnify the Township against any claims or actions resulting from damage caused by or to the sign.
K.
Incidental signs. These signs are limited to two faces per sign. The sign area per face shall be limited to four square feet in residential districts and six square feet in all other districts.
L.
Regulatory signs. These signs are limited to two faces per sign. The sign area per face shall be limited to four square feet in residential districts and six square feet in all other districts, except where a larger size is mandated by regulations promulgated under authority of state or federal statutes or by judicial order.
M.
Off-premises directional signs. These signs must be freestanding signs. They are intended to guide motorists to residential developments and nonresidential destinations that do not have readily apparent access or visibility from a public street. The following limitations apply to off-premises directional signs:
(1)
Sign copy is limited to name and/or logo of premises and distance and/or directional information. Copy may not be illuminated in residential districts.
(2)
These signs must be located on private property, with written consent of the property owner. They must be located at street intersections that are within one mile of the destination. No more than two signs may be erected per use.
(3)
In all residential zoning districts, these signs are limited to 3.5 feet in height and 6.0 square feet per face, with a limit of two faces per sign and two signs per property.
(4)
In all other zoning districts, these signs have the same limits as residential districts if located within 10 feet of the street right-of-way. If located 10 or more feet from the street right-of-way, limits for these signs are a height of eight feet, 10.0 square feet per face with a limit of two faces per sign and four signs per property. These signs must be a minimum of five feet from side and rear property lines.
(5)
Tourist-oriented destination (TOD) signs and travel logo signs erected in public rights-of-way by the authorities having jurisdiction over them are exempt from these regulations.
§ 220-253 Regulations by zoning district.
A.
The purpose of these regulations is to allow signs that are customary and reasonable for the variety of dwelling unit types permitted in these districts, and to allow signs for permitted nonresidential uses that sufficiently identify these uses in a manner that is compatible with predominant residential uses. Signs in R-1 Single-Family Residential Districts, R-2 Single-Family Rural Residential Districts and R-3 Multifamily Residential Districts shall be subject to the following limitations:
(1)
Identification signs for residential uses are limited to street address, owner/occupant name, customarily incidental welcome messages and lawfully existing home occupations. Freestanding signs may not be located in a public street right-of-way, unless limited to one square foot per face and located on a mailbox that is installed in accordance with United States Postal Service guidelines. These signs may be illuminated in accordance with § 220-248C.
(2)
All uses in these residential districts may display temporary signs in accordance with § 220-254 herein.
(5)
Opinion and election campaign signs in accordance with the Zoning Ordinance Sign Table – By Zoning District.[1]
[1]
Editor's Note: The sign tables are included as an attachment to this chapter.
B.
The purpose of these regulations is to provide adequate signage for the mix of residential and commercial uses that are permitted to coexist in this Mixed-Use Neighborhood District. Limited commercial uses are provided with adequate opportunities for identification that also minimize the impact upon adjacent residential uses. Signs in MUN Mixed-Use Neighborhood Districts shall be subject to the following limitations:
(5)
Opinion and election campaign signs in accordance with the Zoning Ordinance Sign Table – By Zoning District.[2]
[2]
Editor's Note: The sign tables are included as an attachment to this chapter.
C.
The purpose of these regulations is to provide adequate signage for permitted commercial uses, while minimizing the impact upon adjacent residential districts. Signs in C-1 Neighborhood Commercial Districts shall be subject to the following limitations:
(5)
Opinion and election campaign signs in accordance with the Zoning Ordinance Sign Table – By Zoning District.[3]
[3]
Editor's Note: The sign tables are included as an attachment to this chapter.
D.
The goal of these regulations is to provide legible signage for auto-oriented commercial facilities that attract regional retail business, while moderating visual competition. Signs within the C-2 General Commercial and C-4 Regional Commercial Districts shall comply with the following provisions. Signs in C-2 General Commercial and C-4 Regional Commercial Districts shall be subject to the following conditions:
(5)
Freestanding signs used for events, marketing or identification.
(a)
Number: limit is one such sign per street frontage of a lot. If multiple commercial uses exist on the lot, they must share a common freestanding sign, except in cases where multiple signs are permitted due to multiple street frontages, and the number of permitted freestanding signs equals or exceeds the number of uses.
(6)
Building signs used for events, marketing and identification.
(a)
Number. The number of such attached signs is not limited, however, the signs may only be attached to the building or its appurtenances on building elevations that front a street, parking area or adjacent properties used for commercial purposes.
(b)
Supplemental sign area. Any portion of the total available building sign area not utilized for permanently affixed building signs may be utilized for placement of temporarily affixed signs without being subjected to time limitations otherwise placed upon display of temporary signs, in accordance with provisions for temporary commercial signs contained in § 220-254B(6).
(8)
Opinion and election campaign signs in accordance with the Zoning Ordinance Sign Table – By Zoning District.[4]
[4]
Editor's Note: The sign tables are included as an attachment to this chapter.
E.
The purpose of these regulations is to provide adequate signage for permitted nonresidential uses that do not require as much sign area as uses in the C-2 General Commercial and C-4 Regional Commercial Districts because the uses permitted in these districts do not generally attract regional retail business. Signs in C-3 Planned Business Center Districts, I-1 General Industrial Districts, I-2 Mineral Recovery Districts, and I-3 Industrial/Commercial Districts shall be installed in accordance with the following limitations:
§ 220-254 Temporary sign regulations.
Temporary signs provide an alternative or supplement to permanent signs for communicating information to the public. Their messages are generally applicable for a limited time, and the signs are not permanently fastened to the ground or a structure.
A.
General regulations for temporary signs.
(1)
Placement, public rights-of-way. The only temporary signs permitted in a public right-of way are those classified as traffic control devices or emergency signs. They may only be installed by, or at the direction of, the authority having jurisdiction over the right-of-way.
(2)
Placement, private property. All other temporary signs must be located on private property. In the case of off-premises temporary signs, written permission of the private property owner must be obtained, and the signs must bear the name, address and telephone number of the person responsible for placement of the sign.
(3)
Permits. A zoning permit shall be obtained prior to displaying any temporary sign except opinion, election campaign, real estate and on-premises residential sale signs.
(4)
Illumination. The only temporary signs that may be illuminated are on-premises commercial signs and community event signs that are located on properties used for nonresidential purposes. Illumination must be in accordance with § 220-248C.
(5)
Durability and wind resistance. Temporary signs need not be constructed of permanent materials, but they must be constructed so that the sign and its message remain intact for the duration of the display period. The placement of a temporary sign must include a method of attachment to a structure or the ground that provides sufficient resistance to uplifting, overturning or transporting of the sign by wind forces. Freestanding temporary signs must either be fastened to a support structure that is embedded into the ground or displayed on a portable structure that is anchored to the ground.
(6)
Height limits. Attached temporary signs may not exceed the height of the building upon which they are fastened and may not be installed as projecting signs. Freestanding temporary signs are limited to 3.5 feet in height when installed within 10.0 feet of the dedicated public right-of-way line. When installed greater than or equal to 10.0 feet from the dedicated public right-of-way line, they may be up to 6.0 feet in height if located on a property used for residential purposes, and up to 10.0 feet in height if located on a property used for nonresidential purposes.
(7)
Off-premises outdoor advertising. These temporary sign regulations are not intended to preclude or limit the legitimate use of off-premises outdoor advertising signs, commonly referred to as "billboards." Temporary signs displayed on a public transportation shelter located in a public right-of-way shall be regulated in a manner prescribed by the authority having jurisdiction over the right-of-way.
B.
Specific regulations for temporary signs.
(1)
Residential sales. This type of temporary sign is intended for use with garage sales, yard sales, auctions and similar events. These temporary signs may be displayed not more than 10 days before the event and must be removed not more than one day after the event.
(2)
Commercial signs. This type of temporary sign provides an opportunity for businesses to replace or supplement permanent signs on a short-term basis. They also provide an opportunity for businesses to display public information regarding special events, new products and services, changes in ownership or management, employment opportunities and similar messages. Temporary commercial signs shall be on-premises signs and must be placed and maintained in accordance with the general regulations for temporary signs. Home occupations are excluded from using this type of sign.
(a)
Freestanding temporary commercial sign limitations.
[1]
When a temporary freestanding sign is used as a short-term substitute for a permanent freestanding sign that is removed for replacement or repair, the temporary freestanding sign area may exceed the zoning district area limitation, provided that the temporary sign area is not greater than the area of the permanent sign.