Telford City Zoning Code

PART 6

Signs

§ 27-601. Applicability of Regulations.

The following regulations apply to all signs erected or altered after the effective date of this Part.

(Ord. 379, 7/6/2009, § 601)

§ 27-602. Intent.

It is the intent of this Part to regulate all signs within the Borough of Telford to ensure that they are appropriate for their respective uses and in keeping with the appearance of the affected property and surrounding environment and to protect the public health, safety, morals and general welfare. Illustrations, which present typical examples of signs, are provided in this Section to document the intent of the Part. In addition, the intent of this Section is to:

A. Set standards and provide controls that permit reasonable use of signs and enhance the character of the Borough.

B. Promote signs which are designed utilizing clear, crisp lettering and bold, uncomplicated symbols which identify a business or activity efficiently and also enhance the area where they are located as well as the general appearance of the street.

C. Prohibit the erection of signs in such numbers, sizes and designs, and locations as may create a hazard to pedestrian and motorists.

D. Avoid excessive competition for large or multiple signs, so that permitted signs provide adequate identification and direction while minimizing clutter, unsightliness and confusion.

(Ord. 379, 7/6/2009, § 602)

§ 27-603. Conformance Required.

Any sign hereafter erected or maintained shall conform to the provisions of the Part and any other ordinance or regulations of the Borough of Telford relating thereto.

(Ord. 379, 7/6/2009, § 603)

§ 27-604. Definitions.

As used in this Part, the following terms have the meanings indicated, unless otherwise expressly stated:

Sign–a structure, building wall, 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, publicize the name and product or service of any person, organization or business.

Sign types and illumination–

Advertising sign–an off-premises sign that advertises or otherwise directs attention to a commodity, business, industry, home occupation, activity or event which is sold, offered or conducted elsewhere than on the lot upon which the sign is located, e.g., billboard.

Awning sign–a sign painted on, printed on or attached flat against, the surface of an awning.

Beacon lighting–any source of electric light, whether portable or fixed, the primary purpose of which is to cast a concentrated beam of light generally skyward as a means of attracting attention to its location rather than illuminate any particular sign, structure or other object.

Billboard–see “advertising sign.”

Business sign–an on-premises sign that 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.

Directional sign–a sign conveying instructions regarding pedestrian and/or vehicular movement with respect to the premises on which it is located, such as the entrance and exit of a parking area.

Directory sign–a sign on which the names and location of the occupants or the use of a building is given, including office building and religious directories.

Festoon lighting–an external means of illumination comprised of a group of strung bulbs.

Freestanding sign–a self-supporting sign resting on, or supported by means of poles, posts or standards.

Identification sign–a sign whose copy is limited to the name of a building, institution or person and/or to the activity or occupation being identified.

Illuminated sign–any sign that is lighted by internal or external lighting.

Incidental sign–a directional sign of a public service nature such as signs identifying a place of worship, parking areas, telephones, restrooms, loading docks or similar services which contains no advertising.

Information media display (IMD)–

Electronic display screen (EDS)–a sign, or portion of a sign, that displays an electronic image or video, which may or may not include text. This definition includes television screens, plasma screens, digital screens, flat screens, LED screens, video boards and holographic displays, or any display of a similar nature which utilizes LCD or similar technology.

Electronic message center (EMC)–any sign, or portion of a sign, that uses changing lights to form a message or messages in text or pictures, from wherein that sequence of messages and the rate of change is electronically programmed and can be modified by electronic processes or similar technology.

[Ord. 398]

Marquee sign–Any sign attached to a marquee for the purposes of identifying a theater or movie house.

Monument sign–a sign attached to a brick, stone or masonry wall or structure that forms a supporting base for the sign display.

Mural–artwork applied to the wall of a building, which covers all or most of the wall and depicts a scene or event of natural, social, cultural or historic significance.

Nonconforming sign–a sign which has a valid permit, was erected prior to the effective date of this Chapter or any subsequent amendment hereto and which does not otherwise conform to the provisions of this Part.

Nonilluminated sign–any sign that is not lighted.

Off-premises sign–a 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 and real estate sign.

On-premises sign–a sign that advertises or otherwise directs attention to an activity on the same lot where the sign is located.

Parallel wall sign–a sign mounted parallel to a wall or other vertical building surface that does not extend beyond the edge of any wall, roofline or other surface to which it is mounted, and does not project more than 12 inches from the surface to which it is mounted.

Personal expression sign–a sign which displays an individual’s political, religious or personal belief.

Portable sign–any sign, including vehicular signs, not permanently attached to the ground or building.

Projecting wall sign–any sign mounted to a wall or other vertical surface other than a parallel sign, that does not project more than 4 feet from the surface to which it is mounted, nor project above the wall, roofline or surface to which it is mounted, nor in any way interfere with normal pedestrian or vehicular traffic. A minimum height clearance of 10 feet is required.

Revolving sign–any sign that revolves.

Roof sign–a sign erected upon or above a roof or parapet wall of a building, and which is wholly or partly supported by that building.

Snipe sign–a permanent or temporary sign or poster affixed to a street sign, municipal sign, government sign, park sign, tree, fence, utility pole or upon rocks or natural features.

Temporary sign–a sign which advertises community or civic projects, construction projects, real estate for sale or lease, a commercial grand opening, or other special events on a temporary basis. The following types of signs shall be considered temporary signs:

Artisan sign–any sign giving the name or names of principal contractors, subcontractors, architects and lending institutions responsible for construction, landscaping or other improvements on the site where the sign is placed.

Banner sign–a temporary sign intended to be hung either with or without frames, possessing characters, letters, illustrations or ornamentations applied to paper, plastic or fabric of any kind. National flags, flags of political subdivisions, and symbolic or decorative flags of any institution, neighborhood, residential use or business shall not be considered banners for the purpose of this Chapter.

Development sign–an on-premises sign on a building or lot, which announces the nature, purpose or name of the prospective building/enterprise.

Nonresidential business sign–an on-premises sign that 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.

Political sign–a temporary sign used in connection with a local, county, State or national election or referendum.

Portable sign–any 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. Portable signs shall not be illuminated unless a conditional use is granted by the Borough Council.

Real estate sign–a temporary sign which advertises the sale, lease or rent of the property on which the sign is placed.

Special event sign–on-premises window sign, banner or commemorative flag which advertise a grand opening or other special event.

Street banner sign–any banner sign, which is stretched across and hung over a public right-of-way.

Subdivision sign–an on-premises or off-premises directional sign advertising to the public the name of the subdivision project and the type of project to be built.

Time and temperature sign–a display containing illuminated numerals flashing alternatively to show the time and temperature.

Trailer sign–any sign, which is erected upon a structure having wheels or rollers facilitating movement from one location to another.

Vehicular sign–any vehicle and/or trailer to which a sign is affixed in such a manner that the carrying of the sign is no longer incidental to the vehicle’s purpose but becomes the primary purpose of the vehicle.

Window sign–a sign mounted or painted on a window, or inside a structure, such that it is intended to be seen through a window from the outside.

(Ord. 379, 7/6/2009, § 604; as amended by Ord. 398, 5/6/20013, §§ 1, 2 and 3)

§ 27-605. General Regulations.

1. Sign Area.

A. 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 open or enclosed. The area of a sign shall not include any supporting framework, bracing or trim which is incidental to the display, provided that it does not contain any lettering, wording or symbols.

B. 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.

C. Signs may be multi-sided. In determining the area of a double-sided sign, only one side shall be considered, provided that both faces are iden tical in size. When the interior angle formed by the faces of a multi-sided sign is greater than 45 degrees, then all sides of such sign shall be considered in calculating the sign area.

2. Height of a Sign. The distance from the highest portion of the sign to the mean grade at the base of the sign. In the case of a sign located on an isolated mound, height shall be measured to the original grade.

3. Sign Structure. Sign structures shall be in keeping with the architectural style of the building that it is related to. A sign structure is defined as the supporting structure erected and used to support a sign such as brackets, posts, monument bases, etc.

4. Location of Signs.

A. No sign shall be placed in such a position as to endanger traffic on a street by obscuring view or by interfering with official street signs or signals, by virtue of position or color.

B. No projecting sign shall extend into the cartway of the right-of-way, or be less than 10 feet above a pedestrian way.

C. No wall sign shall project more than 12 inches beyond the building.

D. No freestanding sign may occupy an area designated for parking, loading, walkways, driveways, fire lane, easement, cartway of the right-of-way or other areas required to be unobstructed.

E. Signs, not including historical markers and banners approved by the Borough, shall not be affixed to a street sign, Borough sign, government sign, park sign, utility pole or structure, lighting standard, parking meter, park bench, tree, shrub, rock or natural object except plaques of a maximum of 1 square foot.

5. Materials. Sign materials should be consistent with and complement the original construction materials and architectural style of the building facade on which they are to be displayed. All signs, excluding awning and window signs, shall be constructed only of wood, metal, stone or other appropriate material with painted, engraved or raised messages. Plastic sign inserts shall be permitted for internally lit signs.

6. Illumination of Signs. Signs may be illuminated, unless otherwise specified herein, consistent with the following standards:

A. Where permitted, illumination may be:

(1) External. Illumination of a sign, with an external light, shall be so shielded that the source of light shall not be visible from any point off the lot on which the sign, building or structure being illuminated is erected, and so that only the sign, building or structure is directly illuminated.

(2) Internal. Sign lettering may be back-lit, halo-lit illumination or reverse channel letters with halo illumination.

B. Illumination shall be permitted only to the extent necessary to allow signs to be seen and read at night at a distance not to exceed 500 feet.

C. Neon lighting is not permitted in residential districts.

7. Construction of Signs.

A. Every sign permitted in this article must be kept in good condition and repair as determined by the Borough Zoning Officer.

B. A sign using electricity shall be installed in conformance with the Borough’s electrical code. All signs not attached to a building shall be connected by underground service only.

8. Removal of Signs. A sign shall be found to be in violation of this Chapter, and may be required to be removed by the Zoning Officer, under the following circumstances:

A. The sign has not been maintained in good condition and safe repair, and has deteriorated to the point that it cannot perform its intended use, or creates a safety hazard. The Zoning Officer shall specify a period of time in which the owner of the sign may repair or rehabilitate the sign, thereby restoring its intended use or correcting the safety hazard.

B. The sign has been erected without an applicable permit or does not comply with the other requirements of this Chapter.

(Ord. 379, 7/6/2009, §604)

§ 27-606. Prohibited Signs. [Ord. 398]

It shall be unlawful, upon or after the effective date of this Chapter or any amendment thereto, for any person, firm or corporation to erect any of the following signs within the Borough of Telford:

A. Any sign which by color, shape or location conflicts with or resembles a traffic signal device.

B. Signs erected without the permission of the property owner or authorized agent.

C. Signs that create a hazard by obstructing the clear view of vehicles and pedestrian traffic.

D. Any sign that obstructs free ingress or egress from a door, window, fire escape or other exit-way.

E. Any sign or object with flashing or intermittent lighting, revolving, moving, sound producing or animated parts, with the exception of signs that display time and/or temperature exclusively, barber poles and signs stated in § 27-608.E. [Ord. 398]

F. Electronic message centers, with the exception of signs stated in § 27-608.E. [Ord. 398]

G. Electronic display screens, with the exception of signs stated in § 27-608.E. [Ord. 398]

H. Vehicular signs in residential areas.

I. Political signs on Borough property.

J. Signs that exhibit statements, words or pictures of obscene or pornographic subjects as determined by Borough Council.

K. Signs containing beacon lights.

L. Roof signs.

M. Snipe signs.

N. Any sign inconsistent with this Part.

(Ord. 379, 7/6/2009, § 605; as amended by Ord. 398, 5/6/2013, §§ 5 and 6)

§ 27-607. Signs Exempt from Permits.

The following shall not require sign permits:

A. Government flags, insignia or decorative banners.

B. Legal notices of a governmental agency.

C. Directional signs provided they do not contain advertising, (including logos), do not exceed 4 square feet, and do not obstruct the sight triangles at internal intersections on the premises.

D. Public monument, plaque or historic identification marker erected by a government agency.

E. All buildings in all zoning districts shall be required to display the address of the property in such a fashion as is clearly visible from the street and which is in accord with the provisions of this Part. The area of an address sign shall be exempt from the computation of the total permitted sign area; provided the sign does not contain any advertising, trade names or logos.

F. Professional accessory use or nameplate signs provided that signs shall not be illuminated and shall not exceed 2 square feet in sign area. Not more than one sign shall be erected for each permitted use.

G. Home security signs, not exceeding 1 square foot.

H. Public service and information signs advertising the availability of public restrooms, telephones or similar public conveniences, not exceeding 3 square feet in area.

I. Menus and signs indicating business hours provided signs shall not exceed 2 square feet and that signs shall be located in a permanently mounted display box on the facade of the building adjacent to the entrance, displayed within a window adjacent to the entrance, or at a podium that will be placed inside the restaurant upon closing.

J. Personal expression signs provided that they are not illuminated and are either freestanding, wall or window signs. Such signs may not exceed 4 square feet and, in the case of freestanding signs, 4 feet in height.

K. Trespassing signs and signs indicating private ownership of roadways or other property, on the same premises therewith, provided that the total sign area shall not exceed 2 square feet and shall be spaced at intervals of not less than 100 feet of street frontage.

L. The following temporary signs:

(1) Civic event signs and banners on public and private property, which shall be removed within 72 hours after the event and which shall not be erected more than 30 calendar days prior to the event.

(2) Artisan signs, erected and maintained on the premises where the work is being performed during the period in which such work is being performed, provided that such signs 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. Signs shall be removed upon the completion of the work.

(3) Signs advertising garage or yard sales, provided that no sign shall exceed 6 square feet in sign area. Signs shall be permitted only on the premises where the sale is to be conducted and limited to one per street frontage. Signs shall be removed at the close of the garage or yard sale.

(4) Real estate signs advertising the sale or rental of the premises upon which the sign is erected, provided that the sign shall not exceed 6 square feet in sign area on any one street frontage of any property in single and separate ownership.

(5) Sandwich boards shall be permitted according to the following regulations:

(a) Signs shall not exceed 8 square feet.

(b) Signs are permissible along the sidewalk, provided a minimum walking distance of 5 feet shall be maintained to allow for a pathway for pedestrians.

(d) Sandwich boards shall be weighted at the base so that the sign cannot be moved by strong winds; however, no sign shall be chained, tied or otherwise affixed to any structure or object.

(e) Sandwich boards shall be taken indoors at the close of business each day.

(Ord. 379, 7/6/2009, § 606)

§ 27-608. Signs Requiring a Permit.

The following types of permanent signs shall require permits:

A. Signs in Residential Districts; including Residential A, Residential B and PMR Planned Mixed-Use Residential.

(1) Institutional Uses. Signs of schools, hospitals, churches or other institutions of similar nature.

(2) Residential Development Identification. Permanent freestanding or monument signs which identify the name of the development shall be permitted in compliance with the following:

(a) One sign may be located at the main entrance to the development, not to exceed 20 square feet in area.

(b) Signs may also be permitted at secondary entrances to the development following approval by Borough Council.

Sign Type	Maximum Sign Area	Maximum Sign Height	Illumination	Number of Signs
Institutional Freestanding	15 square feet	4 feet	External	One per property or if applicable one per street frontage
Multifamily or Residential Development Identification Freestanding or Monument	15 square feet	Freestanding: 6 feet Monument: 4 feet	External	One sign at the main entrance of the development (additional signs at secondary entrances when permitted by Borough Council)
Parallel Wall sign for Rental Office for Residential Development	6 square feet	Not-to- exceed eave line or top of parapet wall of principal building whichever is lower	External	One sign

B. Signs in the Commercial Districts.

(1) Any sign permitted in residential districts, provided the use to which it refers is permitted in the C-1, C-2 and LPO Commercial Districts.

(2) Single Use. In addition to signs exempt from permits, and temporary signs, individual commercial uses may have signs in accordance with the following:

(a) Each single use may have one on-site freestanding sign or monument sign with the following limits on area, height and illumination:

For C-1 Commercial District Only
Sign Type	Maximum Area	Maximum Height	Illumination
Freestanding	35 square feet	6 feet	Internal/External
Monument	35 square feet	4 feet	Internal/External
For C-2 and LPO Commercial Districts
Freestanding	15 square feet	6 feet	Internal/External
Monumment	15 square feet	4 feet	Internal/External

(b) In addition, each single use may be permitted one of the following signs per street frontage. Sign types, area, height and illumination conform to the following:

Sign Type	Maximum Area	Maximum Height	Illumination
Parallel Wall	10 percent of facade 30 square feet max	Not-to-exceed eave line or top of parapet wall of principal building whichever is lower	Internal/External
Projecting Wall	12 square feet	Not-to-exceed eave line or top of parapet wall of principal building whichever is lower	External
Awning	No more than 30 percent of the exterior surface of the awning or canopy	At awning height	Internal/External
Window	Not-to-exceed 15 percent of the window area	N/A	Internal/External

(3) Multiple Use. In addition to signs exempt from permits and temporary signs; multiple uses and properties utilizing common parking facilities may have signs in accordance with the following:

(a) Properties with multiple uses may have one on-site freestanding sign or monument sign per street frontage which identifies the business or commercial center as a whole, and/or which is a directory sign for the establishments on the property with the following limits on area, height and illumination:

Sign Type	Maximum Sign Area	Maximum Sign Height	Illumination
Freestanding	40 square feet	8 feet	Internal/External
Monument	40 square feet	6 feet	Internal/External

(b) Each individual tenant may be permitted the following signs.

1) Each individual tenant may be permitted one of the following signs. The sign permitted per tenant space may be placed on the facade of the building facing the street or parking lot or internal aisle way. Sign types, area, height and illumination conform to the following:

Sign Type	Maximum Area	Maximum Height	Illumination
Parallel Wall	10 percent facade 30 square feet max	Not to exceed eave line or top of parapet wall of principal building whichever is lower	Internal/External
Awning	10 square feet	At awning height	Internal/External
Window	Not to exceed 25 percent of the window area	N/A	Internal/External

C. LI-Light Industrial District.

(1) In addition to signs exempt from permits, and temporary signs; signs permitted in residential districts; industrial uses, shall be permitted any two of the following types of signs, provided that:

(a) Sign types, area, height, illumination and the number of signs shall conform to the following:

Sign Type	Maximum Sign Area	Maximum Sign Height	Illumination	Number of Signs
Monument	40 square feet	6 feet	Internal/External	One per property
Billboards	100 square feet	20 feet	Special exemption by the ZHB	One per property
Parallel Wall	10 percent of square footage of facade 50 square feet max	Not to exceed eave line or top of parapet wall	Internal/External	One per tenant space

(b) Each freestanding billboard shall be located not less than 500 feet from any other billboard and not less than 200 feet from a residential zoning district nor shall it overhang any public right-of-way.

D. Institutional District. In addition to signs exempt from permits and temporary signs; institutional uses may have signs in accordance with the following:

(1) One on-site freestanding sign or monument sign per street frontage which identifies the facility as a whole, and/or which is a directory sign for the establishments or facilities on the property with the following limits on area, height and illumination:

Sign Type	Maximum Sign Area	Maximum Sign Height	Illumination
Freestanding	40 square feet	8 feet	Internal/External
Monument	40 square feet	6 feet	Internal/External

(2) Each individual building in a complex of institutional uses, such as a hospital or retirement community, may be permitted one of the following signs. The sign permitted per building may be placed on the facade or in front of the building facing the street, parking lot or internal aisle way. Sign types, area, height and illumination conform to the following:

Sign Type	Maximum Area	Maximum Height	Illumination
Parallel Wall	10 percent of facade 30 square feet max	Not to exceed eave line of top of parapet wall of principal building whichever is lower	Internal/External
Awning	10 square feet	At awning height	Internal/External
Window	Not to exceed 25 percent of the window area	N/A	Internal/External
Freestanding	20 square feet	8 feet	Internal/External
Monument	20 square feet	6 feet	Internal/External

E. Information Media Display (IMD) Signs.

(1) IMD signs are permitted by conditional use only in the C-1 Commercial District.

(2) In considering an application for conditional use, and in addition to the standards and criteria stated in §27-403, Borough Council shall consider:

(a) The effect of the sign on passerby both vehicular and pedestrian with respect to visibility, sign congestion and safety issues.

(b) The benefit of the sign to passersby.

(3) IMD signs shall only be freestanding and monument signs allowed within the C-1 Commercial District, and not exceed the sign area and height maximums defined in subsection .B for C-1 Commercial District only.

(4) No more than one IMD sign is permitted per premises, regardless of number of signs permitted or the number of uses.

(5) The addition of any IMD sign to any nonconforming sign is prohibited.

(6) Message Display:

(a) Each message displayed on an IMD sign must be static or depicted for a minimum of 1 minute and the screen must completely fade-out before a new message is displayed.

(b) Where text is displayed on a background, the text shall be brighter than the background, i.e., dark text shall not be displayed on a bright background.

(d) IMD signs may not contain animation or any flashing, scrolling or moving lights, text or graphics, or any type of video.

(7) Illumination. Lighting from the IMD sign must not exceed an intensity of 0.5 footcandles of light at the property line, as measured with a portable hand-held light sensor by the authority having jurisdiction.

(8) Hours of Operation. IMD signs shall only be illuminated between the hours of 7 a.m. and 10 p.m., with the exception of community emergency announcements that include but are not limited to Amber Alerts and severe weather bulletins.

(9) Content. The display of IMD signs may only be used to advertise goods and services sold on the premises, time and temperature, public service announcements affecting the public health, safety and welfare, and Telford-based events and Telford-related events associated with government entities, civic institutions, charitable, cultural, athletic, social, fraternal, or religious organizations located within Telford Borough. The owner of the sign must register with Amber Alert through AlertPA, and shall be required to display all Amber Alert messages.

[Ord. 398]

(Ord. 379, 7/6/2009, § 607; as amended by Ord. 398, 5/6/2013, § 7)

§ 27-609. Permit Procedures.

Sign Permits. It shall be unlawful to erect, construct or significantly alter any sign which requires a sign permit without first filing with Telford Borough an application in writing, which application shall contain the information required by the Borough Zoning Officer.

A. Application for Permit. The following shall be provided:

(1) The name, address and telephone number of the property owner, and the signature of the owner or duly authorized agent for the owner.

(2) Two copies of a plan drawn to scale depicting:

(a) The design of each sign face and sign structure with the dimensions, total area, sign height, depth, structural details, materials, lighting scheme and proposed location.

(b) The building elevations, existing and proposed facades, parapet walls, cornices and the location and size of all proposed and existing signage.

(Ord. 379, 7/6/2009, § 608)

§ 27-610. Nonconforming Signs.

Nonconforming signs. Any sign legally existing at the time of the adoption of this Chapter that does not conform to the requirements of this Part, shall be considered a nonconforming sign and shall be bound by the regulations of this Chapter regarding nonconforming signs.

A. A sign not conforming to this Chapter shall be removed when the sign requires any structural renovation or the background area of the sign is to be altered.

B. All nonconforming signs, except those which are painted onto building walls, may be repainted, resurfaced or repaired, provided that they are not substantially destroyed or abandoned, and provided such does not increase the dimensions of the existing sign.

C. A nonconforming sign must be removed within 14 days after notification by the Zoning Officer or be made to conform to this Chapter in every respect whenever:

(1) It is not securely attached to the ground, wall or roof and can be easily moved.

(2) It becomes so deteriorated that it no longer serves a useful purpose of communication and is a nuisance as determined by the Borough.

(3) It is abandoned by the owner or the use is abandoned.

(Ord. 379, 7/6/2009, § 609)