West Mifflin City Zoning Code
ARTICLE XIV
Signs
§ 290-128 Purposes.
The purposes of this article are as follows:
A.
To promote and protect the public health, safety, morals and general welfare of the Borough.
B.
To enhance pedestrian and vehicular safety.
C.
To maintain and enhance the aesthetic environment of the Borough.
D.
To promote the tasteful, progressive design of signs which are complementary to the buildings they serve.
E.
To enhance the ability to attract sources of economic development and growth.
F.
To encourage the effective use of signs as a means of identification and communication.
G.
To promote signs which are designed utilizing clear, crisp lettering and uncomplicated symbols which identify the intended message efficiently.
H.
To enable the fair and consistent enforcement of this article.
I.
To minimize adverse effect of signs on nearby public and private property.
J.
To avoid the uncontrolled proliferation of signs.
K.
To prohibit the erection of signs in such numbers, sizes and designs and locations that may create a hazard to pedestrian or vehicular traffic.
L.
To avoid excessive competition for large or multiple signs so that permitted signs provide adequate identification and direction while minimizing clutter, unsightliness and confusion.
§ 290-129 Applicability.
Signs may be erected and maintained only in compliance with the provisions of this article, this chapter and any and all regulations of the Borough of West Mifflin relating in any way to the erection, location, size, height, use, number, lighting, operation, alteration or maintenance of signs, billboards, banners and other similar advertising devices as defined herein.
§ 290-130 Definitions.
The following definitions of the various types of signs shall be used in interpreting the provisions of this article:
BILLBOARD
A sign, greater than 50 square feet in area, displaying advertising, whether of a stable or changeable copy nature, which pertains to a business, organization, event, person, place, service or product not principally located or sold on the premises upon which said sign is located.
BULLETIN
A freestanding ground sign or wall sign, designed so that characters or letters can be changed or rearranged without altering the face or surface of the sign, used by a school, church, library, college, volunteer fire company or other public or semipublic building to announce the name of the organization, hours of operation and changing events directly related to that entity only.
CHANGEABLE COPY SIGN
A sign which is permanently affixed to a building or on a freestanding pole sign structure that is designed so that characters, letters or illustrations can be changed or rearranged without altering the face or surface of the sign.
DIRECTIONAL SIGN
A sign which directs and/or instructs vehicular or pedestrian traffic to on the premises relative to parking areas, entrances, exits, loading areas, public telephones and similar information and which shall contain no advertising other than the business name or logo.
ELECTRONIC CHANGEABLE COPY SIGN
A sign, or portion of a sign, that is designed so that characters, letters or illustrations can be changed or rearranged electronically without altering the face or the surface of the sign.
FREESTANDING IDENTIFICATION SIGN
A sign supported by one or more uprights, poles or braces permanently placed in the ground, which only identifies the business or group of businesses located on the site, including:
A.
GROUND SIGN
A freestanding sign, the bottom edge of which is no more than 18 inches above the adjacent ground level.B.
POLE SIGN
A freestanding sign erected on a pole or pylon, the bottom edge of which is high enough to provide visibility for motorists and allow for safe pedestrian circulation underneath it.INDIRECTLY ILLUMINATED SIGN
A sign which is lighted indirectly by means of lamps or lighting devices external to and reflected on the sign, which lighting is stationary and constant in intensity and color at all times.
OFF-PREMISES SIGN
An outdoor sign that draws attention to or communicates information about a business service, commodity, activity, accommodation or attraction or that draws attention to a cause or advocates or proclaims a political, religious or other noncommercial message or other enterprise or activity that exists or is conducted, sold, offered, maintained or provided at a location other than the premises on which the sign is located.
ON-PREMISES SIGN
A sign that draws attention to or communicates information about a business, service, commodity, accommodation, attraction, point of or other enterprise or activity or point of view that exists or is conducted, sold, offered, maintained or provided on the premises where the sign is located.
OVERHANGING SIGN
A sign, other than a wall sign, affixed to a building wall whose leading edge extends beyond the building wall more than six inches.
PERSONAL EXPRESSION SIGN
An on-premises sign that expresses an opinion, interest, position or other noncommercial message.
PORTABLE SIGN
A temporary sign which is not permanently affixed to the ground, a structure or building and which may have wheels or is otherwise designed to be moved easily.
ROOF SIGN
A sign erected and maintained upon or above the roof of any building and supported solely on the roof structure.
TEMPORARY SPECIAL EVENT DISPLAY
A banner, flag or pennant constructed of durable material and erected for a specified period of less than 30 days whose sole purpose is to advertise a special event. Said display shall be affixed to the building.
WALL IDENTIFICATION SIGN
A sign attached to and erected parallel to the face of an outside wall of a building and projecting outward no more than six inches from the wall of the building which only identifies the business or group of businesses located in the building.
§ 290-131 Permit requirements.
A.
No sign except those authorized by § 290-134 shall hereafter be erected or altered in any way unless a sign permit has been issued by the Zoning Officer.
B.
Application for sign permits shall be accompanied by such fee as may be required by Borough Council.
C.
Application for sign permits shall also include the use of the sign as defined in § 290-130.
D.
Unless specifically exempted in this article, a separate permit shall be required for the erection, structural repair or alteration of any sign regulated in this chapter. Sign permits shall be issued by the Zoning Officer.
E.
Application for sign permits shall include two copies of the drawings (to scale) necessary to show the following:
(1)
The design proposed;
(2)
The size, character and color of letters;
(3)
Lines and symbols;
(4)
Method of illumination;
(5)
The exact location of existing and proposed signs on a building;
(6)
The exact location of existing and proposed signs in relation to the building and property; and
(7)
Details and specifications for construction.
F.
Application for sign permits shall include a computation of the total sign area, the area for individual signs, the height of signs and number of signs.
G.
The applicant shall present evidence that all requirements for bonding and insurance, as required by the Borough, have been met.
§ 290-132 Construction standards.
The Borough of West Mifflin has adopted and enforces the Pennsylvania Uniform Construction Code. Signs shall be designed and constructed to meet the applicable provisions of this Code.[1]
[1]
Editor's Note: See Ch. 100, Construction Codes, Uniform.
§ 290-133 Prohibited signs.
These prohibited signs shall not be permitted in any zoning district:
A.
A-frame or sandwich board signs.
B.
Portable or wheeled signs.
C.
Banners and pennants, other than temporary special event displays, as authorized by this article.
D.
Flashing, moving or oscillating signs, except for that portion of a permitted sign which indicates time and temperature or electronic changeable copy signs per § 290-148.
E.
Signs on trees, guard and/or guide rails and utility poles, excluding official traffic signs or traffic control devices.
F.
Signs which interfere with, imitate or may be mistaken for a traffic control or a traffic signal.
G.
Signs on or affixed to vehicles and/or trailers which are parked on a public right-of-way, public property or private property, other than temporarily for overnight storage on the site of the business or for maintenance, repair, loading, unloading or rendering of any service at any location, which are visible from the public right-of-way and where the apparent purpose is to advertise a product or direct people to a business or activity located on the same or nearby property.
H.
Signs painted on exterior walls of any building.
I.
Overhanging signs or roof signs.
§ 290-134 Exempt signs.
The following signs shall be exempted from the regulations of this article:
A.
Directional, information or public service signs, such as those advertising availability of rest rooms, telephones or similar public conveniences and signs advertising meeting times and places of nonprofit service or charitable clubs or organizations, may be erected or maintained, provided that such signs do not advertise any commercial or industrial establishment activity or organization. Such signs shall not exceed two square feet in area.
B.
Signs of schools, colleges, churches, hospitals or of institutions of a similar nature relating exclusively to the identity, activities, and services of such institutions, provided that such signs shall not exceed 12 square feet in area and shall be limited to one such sign for each separate use.
C.
Nameplates not exceeding two square feet in area.
D.
Signs situated on the Borough-owned rights-of-way or realty under written agreement with the Borough of West Mifflin which permits said signs; provided, however, said written agreement shall not exceed a term of two years.
E.
Personal expression signs, provided that they shall not exceed 15 square feet in area, nor shall these signs exceed six feet in height, and shall be set back from the street right-of-way a minimum of 10 feet.
§ 290-135 Temporary signs.
The following temporary signs are permitted without a permit. However, such signs shall conform to the requirements set forth below, as well as all other applicable requirements of this chapter:
A.
Temporary signs, including signs advertising land or premises available for purchase, development or occupancy or announcements of special events or signs of mechanics or artisans, shall be permitted, provided that:
(1)
Real estate signs shall not exceed six square feet in area, and not more than two such signs shall be erected for any property held in single or separate ownership. Such signs must be removed by the person or persons erecting them upon completion of the sale or rental of the property.
(2)
Temporary special event displays shall not exceed 32 square feet in area and shall be limited to one per property.
(3)
Other such signs shall not exceed 18 square feet in area, shall be limited to one per property and shall be removed immediately upon the completion of work, and the site or building on which the sign was erected shall be restored to its original condition upon removal of such signs.
(4)
During the construction and development period of any C-2 Shopping Center District involving a site of 75 contiguous acres or more, two projecting signs consisting of 800 square feet per face may be permitted.
§ 290-136 Number of signs.
A.
For the purpose of determining the number of signs, a sign shall be considered to be a single display surface or display device containing elements organized, related and composed to form a unit.
B.
A two-sided or multisided sign shall be regarded as one sign so long as:
(1)
With respect to a V-type sign, the angle of the V shall not exceed 30°; and
(2)
With respect to double-faced (back-to-back) signs, the distance between the backs of each face of the sign shall not exceed two feet.
§ 290-137 Sign area.
The area of a sign shall include that area enclosed by one continuous line connecting the extreme points or edges of a sign. The area includes all lettering, wording or accompanying design or symbols, together with the background (whether open or enclosed) on which they are displayed. On a two-sided sign, only one face is counted in computing the sign's area. The area of the sign does not include minimal supporting framework or bracing, but all other ornamental attachments or decorative structures shall be included in determining the area of a sign. When individual letters are used separately on a plane surface, the spaces between said letters shall be included in computing the area of the sign.
§ 290-138 General regulations.
The following regulations shall be observed:
A.
No sign shall be erected within, or project into, the lines of a street right-of-way, except traffic signs and similar regulatory notices of a duly constituted governmental body.
B.
No artificial light or reflecting device shall be used as a part of a sign where such light or device interferes with, competes for attention with, or may be mistaken for a traffic signal.
C.
Floodlighting shall be arranged so that the source of light is not visible from any point off the lot and that only the sign is directly illuminated thereby.
D.
Flashing, moving, or oscillating lights are expressly prohibited.
E.
No sign shall be erected containing information on it which states or implies that a property may be used for any purpose not permitted under the provisions of this chapter.
F.
Every sign permitted must be constructed of durable material and kept in good condition and repair. Any sign which is allowed to become dilapidated shall be removed by the Borough at the expense of the owner or lessee of the property on which it is located.
G.
No projecting business sign shall be placed to face an abutting residential district, except when authorized as a special exception under the provisions of Article IX.
H.
No signs shall be mounted on communications towers, communications antennas or communications equipment buildings, except as required by the Federal Communications Commission, Federal Aviation Administration or other governmental agency which has jurisdiction or to warn of any danger.
I.
Mounted signs shall be installed parallel to the supporting wall and project not more than 12 inches from the face of any such wall.
J.
A nonconforming sign on a nonconforming use may be continued, but the area of such sign, or signs, shall not be increased.
K.
Signs shall not be painted directly on the surface of any building.
L.
With regards to a site in a C-2 Shopping Center District involving 75 contiguous acres or more, the Borough Council may permit a mall pylon sign of larger area sufficient to make the sign intelligible to the adjacent highway.
M.
Signs erected by the fastening of a board or other pre-painted materials having pre-painted or printed thereon letters, words or insignia or by erecting or superimposing separate cutout letters on the walls of a building or the placing of said letters on a plane surface, which projects from the walls of a building, shall not have a total area in excess of two square feet per front foot of the building or space within the building occupied on which they are erected. Where there is a corner building, only one side of the building shall be included in determining front feet of a building, but in no case may such a sign on the side(s) of a corner building be in excess of two square feet times the lineal length of the longest side.
§ 290-139 Permitted signs.
The following provisions identify the types of signs, number of signs, sign surface area, and sign setbacks permitted by specific zoning district classifications:
A.
Signs authorized in all zoning districts. The following signs are authorized in all zoning districts indicated in Article III, Article IV, and Article V of this chapter. The limitations and regulations detailed below exist for the purpose of permitting reasonable advertising space while maintaining property values, maintaining appropriate commercial and residential areas and avoiding advertising wars based on sign size or some other sign attribute other than the sign message.
(1)
Bulletin board. One bulletin board which is indirectly illuminated and which does not exceed 40 square feet in surface area shall be permitted in connection with any school, college, church, hospital or similar institution.
(2)
Temporary real estate sign. Two nonilluminated temporary real estate signs shall be permitted on any property being sold, leased or developed if located not less than 10 feet from the property line, not in any required side or rear yard, and no larger in surface area than six square feet in any other zoning district. No temporary real estate sign shall be constructed to a height greater than six feet. Such signs shall be promptly removed when the sale, lease or development of the property has been completed.
(3)
Contractor's or artisan's signs. One nonilluminated temporary construction sign announcing only the names of contractors, mechanics or artisans engaged in performing work on the premises shall be permitted on the lot, providing that the sign shall not exceed 12 square feet in area, shall not impede motorists' visibility and shall be removed immediately upon completion of the work.
(4)
Temporary special event displays. One nonilluminated temporary special event display sign shall be permitted to be erected on the face of a public building, church or building housing a nonprofit organization, provided that the sign is no more than 100 square feet in surface area and is displayed for a period of no longer than 30 days and is removed within five days following the event that it is erected to promote.
B.
Signs authorized in residential zoning districts. The following signs shall be permitted in all residential zoning districts indicated in Article III of this chapter:
(1)
One nonilluminated or indirectly illuminated permanent wall or freestanding ground identification sign containing only the street address and/or name of a residential subdivision plan or multifamily building or development, which shall not exceed 15 square feet in area. A sign identifying the name of a residential subdivision may be affixed to a freestanding decorative wall rather than to a building wall, provided that the decorative wall meets all applicable chapter requirements and does not obstruct visibility for traffic entering or leaving the plan.
(2)
One nonilluminated wall sign for an authorized home occupation, which shall not exceed two square feet in area.
C.
Signs authorized in commercial and industrial zoning districts. The following signs shall be permitted in all commercial and industrial zoning districts indicated in Article IV and Article V of this chapter:
(1)
Temporary special event display. Temporary special event displays shall be permitted, provided that:
(a)
No more than one sign or banner shall be permitted on any establishment at any one time.
(b)
The temporary special event display signs shall be securely attached to the building.
(c)
Temporary special event display signs may be displayed for a specified period, which shall not exceed 30 days.
(d)
The aggregate surface area of all temporary special event display signs shall not exceed 100 square feet per establishment. In the event that there are more than two establishments on a site, the maximum aggregate surface area of all temporary special event display signs on the site at any one time shall not exceed 100 square feet.
(e)
Portable signs shall not be considered temporary special event signs. [See Subsection A(4) of this section.]
(f)
Temporary special event display signs shall be nonilluminated.
(2)
Directional signs.
(a)
Directional signs shall not be permitted on lots less than 20,000 square feet in area.
(b)
On lots with areas between 20,000 square feet and one acre, a maximum of six nonilluminated, indirectly illuminated or internally illuminated directional signs, each of which shall not exceed four square feet in area, shall be permitted. For each additional acre or fraction thereof, two additional directional signs shall be permitted.
(c)
Directional signs shall not be located on the right-of-way of a public street and shall be of a height no greater than three feet. Directional signs shall not be placed in a location which inhibits clear sight distance for motorists or pedestrians and shall be placed on the premises no further than 25 feet from the entrance to the property that they are intended to identify or, if an interior directional sign, no more than 10 feet from the parking area, driveway or other facility they are intended to identify.
(3)
Changeable copy sign. In addition to the authorized business identification signs, one nonilluminated, indirectly illuminated or internally illuminated changeable copy sign shall be permitted per lot, regardless of the number of businesses on the lot, which shall not exceed 30 square feet in an area and which shall be permanently affixed to the wall of the building or to an authorized freestanding sign on the lot.
(4)
Wall identification sign. One nonilluminated, indirectly illuminated or internally illuminated wall identification sign shall be permitted on each building occupied in connection with any legal business or industry, only if the following requirements are met:
(a)
The wall identification sign shall not have a surface area greater than two square feet for each linear foot of the wall upon which the sign shall be erected. [See Subsection C(4)(f) of this section.]
(b)
The wall identification sign may be placed on any side of the building except where the property upon which the sign will be erected borders residentially zoned property. In this case, the sign cannot be placed on the side of the building facing the residentially zoned property.
(c)
The wall identification sign shall not be located on the roof nor extend above the height of the building except by variance or special exception for copyrighted logo identification.
(d)
No sign shall project over any public sidewalk or street right-of-way. An engineer-approved-design wall-mounted sign is permitted to project from the building wall a minimum of 12 inches.
(e)
Single occupant only. Where the building fronts two streets, two wall identification signs shall be permitted, and their location shall be in conformance with this section.
(f)
Where more than one business sign is located in one building, more than one wall identification sign shall be permitted, provided that each wall identification sign shall not exceed two square feet per linear foot of the facade for which each sign is intended. When more than one sign will be erected on a single building, all these signs shall be located on the front of the building.
(g)
Wall identification signs shall not be permitted in conjunction with nonconforming uses or authorized conditional uses by special exception in residential zoning districts.
(h)
All wall identification signs shall only contain advertisement for the services or products sold or produced on the premises in which the sign is located.
(5)
Freestanding identification signs; ground sign or pole sign. In addition to a wall identification sign, one single- or double-faced, nonilluminated, indirectly illuminated or internally illuminated freestanding identification sign (ground sign or pole sign) may be erected on a commercially or industrially zoned property. There shall be only one ground or pole sign per lot which does not have multiple frontages. If a ground sign exists or is proposed, a pole sign shall not be permitted. If a pole sign exists or is proposed, a ground sign shall not be permitted. All structures shall be set back 10 feet or more from the front property line, measured vertically from the outermost appurtenance, and are subject to the following requirements:
(a)
Lots with an area of less than 20,000 square feet or less than 100 feet in frontage shall not be permitted to erect a pole sign.
(b)
Lots with an area from 20,000 square feet to one acre and greater than 100 feet in width shall be permitted to erect a pole sign. The maximum height of the pole sign shall be 18 feet. The maximum size of the pole sign shall be 0.5 square foot per linear foot of frontage or 100 square feet, whichever is more restrictive. The pole sign shall be set back not less than 35 feet from the front property line and not less than 10 feet from all other property lines, except, where the property abuts a public right-of-way, the sign shall be set back not less than 10 feet from the right-of-way. The bottom edge of any freestanding pole sign shall be a minimum of 10 feet above the normal ground level if the area under the sign is landscaped and a minimum of 14 feet above the finished grade if traffic circulates under the sign.
(c)
The top of any pole sign on a property greater than one acre in size shall not exceed 25 feet in height above normal ground level and shall be set back not less than 10 feet from every property line, except that, where the property abuts upon a public right-of-way, the sign shall be set back not less than 35 feet from the right-of-way. The bottom edge of any pole sign shall be a minimum of 10 feet above the normal ground level if the area under the sign is landscaped and a minimum of 14 feet above the finished grade if traffic circulates under the sign.
(d)
The maximum height of a ground sign shall be six feet above the adjacent ground level. All ground signs shall be located at least 10 feet from any property line, except that, where the property abuts on a public right-of-way, the ground sign shall be set back at least 10 feet from the right-of-way and not within the traffic sight triangle.
(e)
The maximum surface area, as defined in § 290-130, for ground signs in any nonresidential zoning district shall be 0.5 square foot per linear foot of frontage or 100 square feet, whichever is more restrictive.
(f)
Freestanding ground or pole signs shall be permitted to be off-premises signs.
(g)
Freestanding ground or pole signs may list more than one tenant on the sign. At least 20% of the allowable sign should identify the retail complex name. The remaining area may be equally divided into identification of up to eight businesses. The sign must be one sign with information about tenants and not different individual signs for each tenant.
(6)
Additional signs for gasoline service stations.
(a)
For each gasoline service station canopy, one canopy sign and logogram shall be permitted on each side of a canopy that faces a public street or parking area. The total aggregate area of canopy signs for this use shall not exceed one square foot per foot of length of such canopy to which the sign is attached or a total of 50 square feet, whichever is less. Canopy signs shall not extend beyond the ends or extremities of the canopy to which they are attached.
(b)
In addition to the wall identification sign and freestanding identification sign permitted by this subsection, gasoline service stations shall be permitted a ground sign with physically changeable or static electronic or digital letters and numbers that conforms to all other ground sign standards. Gasoline service stations having a total area greater than two acres which front on more than one street shall be permitted two such signs in addition to the wall and freestanding identification signs permitted by this subsection.
§ 290-140 Multiple frontages.
In nonresidential districts, lots having a total lot area greater than two acres which front on more than one street shall be permitted to have one authorized freestanding sign on each frontage. Any lot in a nonresidential district which fronts on more than one street shall be permitted to have one authorized wall identification sign on each side of the building which faces the street.
§ 290-141 Encroachment on residential area prohibited.
No sign in any commercial or industrial district shall be placed to face an abutting residential district except when authorized as a special exception.
§ 290-142 Clear sight triangle.
Signs shall be placed so that no visual obstructions are created and so that a clear sight triangle as determined by the Zoning Officer shall be maintained free of any obstructions.
§ 290-143 Visibility restrictions.
No sign shall be located in such a position that it will cause a hazard by obstructing or distracting visibility for traffic traveling on a street or by obscuring a traffic signal or other traffic control device.
§ 290-144 Erection in street right-of-way.
No sign shall be erected in any public right-of-way, other than official traffic signs or signals.
§ 290-145 Illumination and animation.
No sign shall move, flash, oscillate or emit noise, except as permitted by this chapter. Signs shall be illuminated only when authorized by this article. All illumination, when authorized, shall be directed upon the sign face and not towards adjoining properties or roadways, except electronic changeable copy signs. The intensity of any source of illumination of any sign, whether indirect or internal, shall be controlled so as not to create glare and to be compatible with the intensity of ambient light and illumination on surrounding properties.
§ 290-146 Nuisance prohibited.
No sign shall be constructed, located or illuminated in any manner which causes the sign or its illumination to be a nuisance, to reflect undue glare or to create distraction, confusion, visual difficulties or any other hazardous condition for drivers of vehicles, pedestrians or operators of aircraft.
§ 290-147 Billboards; electronic changeable copy billboards.
See § 290-68.
§ 290-148 Electronic changeable copy signs.
A.
Electronic changeable copy signs are permitted, with the following restrictions:
(1)
Electronic changeable copy signs are limited to 50% of the total area of the sign, or 50 square feet in area, whichever is more restrictive.
(2)
Messages shall be changed at a frequency of once every 15 seconds or more. The time interval used to change from one complete message to another complete message or display shall be a maximum of one second. There shall not be any appearance of a visual dissolve or fading, in which any part of one electronic message or display appears simultaneously with any part of a second message.
(3)
Any illumination intensity or contrast of light level shall remain constant.
B.
The restrictions of this section are not applicable to electronic changeable copy billboards.
§ 290-149 Maintenance requirements.
A.
All signs must be constructed of durable material, and all components thereof, including, without limitation, supports, braces and anchors, shall be kept in a state of good repair. Any sign found to be in an unsafe condition upon inspection shall be declared to be a public nuisance, and the Zoning Officer shall give notice to the owner, in writing, to repair or remove the sign within 10 working days. Upon failure of the owner to comply, the Borough shall remove the sign at the owner's expense.
B.
If a sign other than a billboard advertises a business, service, commodity, accommodation, attraction or other enterprise or activity that is no longer operating or being offered or conducted, that sign shall be considered abandoned and shall, within 180 days after such abandonment, be removed.
C.
If the message portion of a sign is removed, leaving only the supporting shell of a sign or the supporting braces, anchors or similar components, the owner of the sign or the owner of the property where the sign is located or other person having control over such sign shall, within 180 days of the removal of the message portion of the sign, either replace the entire message portion of the sign or remove the remaining components of the sign. This subsection shall not be construed to alter the effect of § 290-51E, which prohibits the replacement of a nonconforming sign, nor shall this subsection be construed to prevent the changing of the message of a sign.
D.
A continuing sign permit shall lapse automatically if not renewed or if the business license for the premises lapses, is revoked or is not renewed. A sign permit shall also lapse if the business activity on the premises is discontinued for a period of 180 days or more and is not renewed within 30 days of a notice from the Borough to the last permittee, sent to the premises, that the sign permit will lapse if such activity is not renewed.
§ 290-150 Removal; abandonment.
A.
Removal of sign. The Zoning Officer may order the removal of any sign erected or maintained in violation of this article. He shall give 30 days' notice, in writing, to the owner of such signs or of the building, structure or premises on which such sign is located to remove the sign or to bring it into compliance. Upon failure to comply with this notice, the Zoning Officer or duly authorized representative may remove the sign at cost to the owner. The Zoning Officer may remove a sign immediately and without notice, at cost to the owner, if, in his opinion, the condition or location of the sign is such as to present an immediate threat to the safety of the public.
B.
Abandoned signs.
(1)
A sign shall be removed by the owner or lessee of the premises upon which the sign is located when the business which it advertises is no longer conducted on the premises. If the owner or lessee fails to remove it, the Zoning Officer shall give the owner 30 days' written notice to remove it. Upon failure to comply with this notice, the Zoning Officer or his duly authorized representative may remove the sign at cost to the owner.
(2)
Where a successor to a defunct business agrees to maintain the signs as provided in this chapter, this removal requirement shall not apply.
§ 290-151 Substitution of noncommercial copy for commercial copy.
Notwithstanding anything herein to the contrary, noncommercial copy may be substituted for commercial copy on any lawful sign structure.
